Robinson.pdf
Andrea T Robinson Petitioner V Township Of Redford Respondent · 26-000858-TT
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Page 1
RECEIVED MAY 0 5 2026 MICHIGAN [AX TRIBUNAL STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON |. 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 M.I. Last Name/Company Name Ardea | "Kos meors Mailing Address (No., Street, P.O. Box or Rural 2d. Cit, Te ) 4904 PREC h Lol Stat: ZIP Cod y or Tow e ode Pec forc] mr. |” 98239 Telephone Number ( 249%) ROK = oY S 7 Email Address (do not enter unless you want MTT to send all correspondence via email) GH NSN 20100) UCLhOO Section 2: Petitioner’s AltorneyiAuthorized Representative’s Contact Information 0. First Name 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: Subj ect Property Information use the multiple parcel form for additional, contiguous parcels. How many parcels are you If you are appealing more than one parcel, are they contiguous or adjoining? appealing? Yes* No** Property Address (No., RG **If No, you must file separate appeals for each parcel Qab0, Been Dal ed City or Tow; County ZIP Code State
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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 all that apply) rue Cash and Taxable Value [J Taxable Value Only (calculation) [J Uncapping of Taxable Value Section 5: Explain the Reason for this Appeal The propesry WOS Purchased Tuy QMS ~ engin Fusco: A ternbs 1075 A150 deyernined + roy (Rover Value Yo VE 3 QUIEN} Csr Soment IMPS Cn MONEY VOUE OF Oppo rrsise)y Bl 400, Wh ONS Net Suppoixd ny ve Gpp Gea) of He cent SAE. Theresore, he GescsSed value shoud he reduced +o eRe re. dCs ented Mol He IGWUE. 1, 202% Sov Hdo, 000 1 and ad appreinsa) dod Tunez, \Wp,00D. The Section 6: Jurisdictional Issues Did you protest the assessment at a Board of Review (BOR)? [Wes [0] No If Yes, check which BOR you attended: [WY march O July [Hl] December If No, please check the applicable reason(s): Od 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 O Appealing within 35 days of receipt of Notice of Uncapping [1 other If you checked “other” above, explain:
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STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Section 7: Valuation Information *use the multiple parcel form for additional, contiguous parcels. Parcel Number: QZ2.19 O02 02 COE. oD Classification of Property: Real] Personal [1 (check one) Agricultural J Commercial (0 Industrial (J ~~ Residential & Timber-Cutover [1 ~~ Developmental [1 Utility (J (check one) Assessed Value (also known as State Equalized Value) established | Taxable rs established by the Board of Review: by the Board of Review: I ) bi | 0 0 | Ii “100 What do you believe is the fair market value (also known as true cash value)? 140, 00D What do you believe is the assessed value? (multiply true cash What do you believe is the taxable value? (cannot exceed value by .5) ii | 5) 00D assessed value) “10, Q0 O Fee Information Does the property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition for all tax years at issue?, a [0 no If you answered yes to the above question, you are not required to pay any filing fees. If the 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 parcel 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 parcel being appealed, not to exceed a total filing fee of $1,000.00 If your property is residential property (see MCL 205.762) and the State Equalized Value or Taxable Value in contention is: Filing Fee is: $100,000.00 and under $126.00 $100,000.01 to $500,000.00 $200.00 $Over $500,000.00 $300.00 If 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. If the property is NOT residential property and the State Equalized Value or Taxable Value in dispute is $100,000.01 or greater the appeal does not qualify for Small Claims. Therefore, an Entire Tribunal petition must be filed. Signature *required Petitioner or Attorney/Authorized Replesentative’s Signature: —_— ww \ ALPEN Be
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STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON |. BROWN, DPA GOVERNOR LANSING DIRECTOR PAPER FILING INSTRUCTIONS FOR VALUATION/UNCAPPING APPEAL Follow these instructions for completing this Small Claims petition form. For questions that are not answered by these instructions, please visit the Tribunal's website at www.michigan.gov/taxtrib or contact the Tribunal at 517-335-9760. Mail the completed form to: Michigan Tax Tribunal 611 W. Ottawa St., Lansing, MI 48933 U.S. Postal Mailing Address: PO BOX 30232, Lansing, MI 48909 Other Carriers (UPS, FedEx, DHL): 2nd Floor MTT, 2407 N. Grand River Avenue, Lansing, M! 48906 Section 1: Petitioner's Contact Information: “Petitioner” is the person, business, or entity filing the appeal. Section 2: Petitioner's Attorney/Authorized Representative’s Contact Information: Petitioner does not have to be represented by an attorney or authorized representative to file an appeal with the Tribunal. If Petitioner is represented, provide all contact information for the attorney or authorized representative. If Petitioner elects to have an attorney or authorized representative, only the attorney or authorized representative will receive notices and other documents from the Tribunal. IMPORTANT: If the contact information for Petitioner or Petitioner's attorney or authorized representative, if listed, includes an email address, the Tribunal will use that email address to electronically serve all future notices and documents issued by the Tribunal. Once an email address is provided, a request to opt out of electronic service must be made in writing. Section 3: Subject Property information: + How many parcels are you appealing: List the number of parcels being appealed. * Are they contiguous or adjoining: If multiple parcels are being appealed, indicate whether they are adjoining (i.e., next to each other). If multiple parcels are being appealed and they are not adjoining, you must file a separate petition
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Andrea T. Robinson 14904 Beech Daly Rd Redford, MI 48239 Michigan Tax Tribunal Small Claims Division RE: 2026 Property Tax Appeal — 14904 Beech Daly Rd To Whom It May Concern, | am respectfully requesting a review and reduction of the assessed value for the above referenced property for the 2026 tax year. The property was purchased on July 7, 2025 for $140,000 in an arm’s-length transaction. A certified appraisal dated June 2, 2025 also determined the market value of the property to be $140,000. The current assessment reflects a State Equalized Value (SEV) of $81,700, which implies a market value of approximately $163,400. This valuation is not supported by either the recent purchase price or the certified appraisal. Based on the documented market value of $140,000, the appropriate SEV should be approximately $70,000. For these reasons, | respectfully request that the assessed value be adjusted to reflect the true market value of the property. Thank you for your time and consideration. Respectfully submitted, Andrea T. Robinson
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03/11/2026 03:15 PM 2026 BOARD OF REVIEW DECISION FROM REDFORD TOWNSHIP ASSESSOR'S OFFICE 15145 BEECH DALY REDFORD, MI 48239 NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: PROPERTY IDENTIFICATION: (Parcef Code required. Property address and legal description optional.}: 8279 026 02 0032 000 14904 BEECH DALY ROBINSON, ANDREA T 14904 BEECH DALY REDFORD MI 48239 20E32 33 LOTS 32 AND 33 B. E. TAYLORS BRIGHTMOOR LENNANE SUB TIS RIOE L34 P15 WCR THIS PROPERTY IS CLASSIFIED 401 (RESIDENTIAL-TMPROVED) Thank you for attending this years March Board of Review. The Board has reviewed the information you supplied and the data necessary to compute your assessment and taxable value. ’ The Board has completed their review of parcel number 82 79 026 02 0032 000 They have made the following determination based on the information you supplied. Board of Review Comments APPEAL DENIED-INSUFFICIENT EVIDENCE TO WARRANT A REDUCTION IN VALUE 2026 ORIGINAL ASSESSED VALUE 81,700 | [2026 "BOARD OF REVIEW" ASSESSED VALUE 81,700 | (If the above amounts are the same, no revisions have occured) 2026 ORIGINAL TAXABLE VALUE 81,700 2026 "BOARD OF REVIEW" TAXABLE VALUE 81,700 1] 2026 PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 100.0000 1] Please feel ree 10 cuntact the assessor al 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 fo file a petition to initiate a new Small Claims appeal. Petition forms are available on this website,” http:/Avww.michigan. gov/taxtrib/0,4677,7-187-38254---,00. html
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tegacy Title Agency ALTA Universal 1D: 1144380 3676 Clarkston Road Suite A Clarkston, MI 48348 (248) 913-2266 ALTA Buyer's Settlement Statement File fi: 60541-RO Property Print Date & Time: ~~ 07/03/2025 at 02:20 PM EDT Buyer Escrow Officer: Stevie McDaniel Settlement Location: 423 South Washington Avenue Seller Rayal Oak, Ml, 48067 Lender Settlement Date 07/07/2025 Dishursement Date 07/07/2025 14904 Beech Daly Redford, Mi 48239 Andrea Robinson 9325 West Pickwick Circle Taylor, M1 48180 Christina Banks 14904 Beech Daly Redford, Mi 48239 Description Buyer Debit Credit Financial Sale Price of Property $140,000.00 Deposit $1,000.00 Prorations/Adjustments City/Town Taxes 07/07/2025 to 06/30/2026 $848.46 County Taxes 07/07/2025 to 11/30/2025 $537.28 Government Recording and Transfer Charges Recording Fees $23.00 ---Deed: $23.00 ---Mortgage: $0.60 Miscellaneous Compliance Fee - Selling Agent to Client First, Realtors $495.00 Debit Credit Subtotals $141,903.74 $1,000.00 Due from Buyer $140,903.74 Totals $141,903.74 $141,903.74 See signature addendum
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Signature Addendum Acknowledgement We/i have cffetully reviewed the Settlement Statement and find it to be a true and accurate statement of all receipts and disbursements made on my account or by me in this transaction and further certify that | have received a copy of the Settlement Statement. Wei autharize Legacy Title Agency-ig cause the funds to be disbursed in accordance with this statement. og ys Settlement Agent i
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MJR Appraisal Services 1868 Edsel St Trenton, MI 48183 06/04/2025 The Mortgage Link 3 Research Place, Suite 103 Rockville, MD 20850 RE: Andrea T Robinson 14904 Beech Daly Rd Redford, Mi 48238-3232 File No. Case No. 264-4211606 Dear In accordance with your request, | have personally inspected and prepared an appraisal report of the real property located at: 14904 Beech Daly Rd, Redford, MI 48239-3232 The purpose of this appraisal is to estimate the market value of the property described in the body of this appraisal report. Enclosed, please find the appraisal report which describes certain data gathered during our investigation of the property. The methods of approach and reasoning in the valuation of the various physical and economic factors of the subject property are contained in this report. An Inspection of the property and a study of pertinent factors, including valuation trends and an analysis of neighborhood data, led the appraiser to the conclusion that the market value, as of 06/02/2025 is: $ 140,000 The opinion of value expressed in this report is contingent upon the fimiting conditions attached to this report. It has been a pleasure to assist you. If | may be of further service to you in the future, please let me know. 2 Respectfully submitted, Signature: Micah Millard Collier
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MJR Appraisal Services File No. Loan # 70402505141898 264-4211606 Uniform Residential Appraisal Report equalely supported, opinion of the market value of the subiect property. Property Address 14904 Beech Daly Rd City Redford State MI Zip Code 48239-3232 Borrower Andrea T Robinson Owner of Public Record Christina F Banks County Wayne Legal Description LOTS 32 AND 33 B. E. TAYLORS BRIGHTMOOR LENNANE SUB T1S R10E L54 P15 WCR Assessor's Parcel # 79-026-02-0032-000 Tax Year 2024 RE. Taxes § 2,158 Neighborhood Name B E TAYLOR BRIGHTMOOR LENNANE SUB Map Reference 05031 Census Tract 5548.00 Occupant [X] Owner [| Tenant [| Vacant Special Assessments $ [4] [ 1 Pub HOAS 0 [ Toeryear[ Ipermontn Properly Rights Appraised [X] Fee Simple [ | Leasehold [| Other (describe) Assignment Type [X | Purchase Transaction [| Refinance Transaction [ | Other (describe) Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 Is the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal? [X] Yes [ | No Report data source(s) used, offerings price(s), and date(s). DOM 5;Subject property was offered for sale.;Latest Price $145,000;Latest Date 04/12/2025; Original Price $145,000,0Original Date 04/07/2025;RlcmpmIis#20250022711 I dd J did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysis was not performed. Arms length sale;Appraiser reviewed a fully executed purchase agreement and addendum dated 04/15/2025 FHA terms. The purchase agreement and addendum were provided by the amc (6 total pages) ConlractPrice$ 140,000 Date of Contract 04/15/2025 Is the property seller the owner of public record? [X [Yes| [No Data Source(s) Public records Is there any financial assistance (loan charges, sale concessions, gift or down payment assistance, etc.) to be paid by any party on behalf of the borrower? ves If Yes, report the total dollar amount and describe the items to be paid. $0;;No seller concessions SUBJECT CONTRACT Note: Race and the racial composition of the neighborhood are not appraisal factors. _Nelghborhood Characteristics _One-UnitHousing Trends | OneUnitHousing |PresentLandUse% Urban [X]Suburban[ | Rural Property Values Increasing |X | Stable Declining | PRICE AGE | One-Unit 88 X|Over75% | | 25-75% Under 25% | Demand/Supply | | Shortage |X |inBalance| |OverSupply | § (000) (yrs) | 2-4 Unit 1 Rapid |X| Stable Slow Marketing Time |X | Under3mths | 13-6 mths Over6mihg 95 low 25 | Mulli-Family 2 Neighborhood Boundaries Located south of Six Mile Rd., north of Interstate 96., east of Inkster Rd., and | 247 High 150 | Commercial 6 west of Telegraph Rd., in the Redford Union School District. 179 Pred. 75 | Other Vacant 3 Neighborhood Description Subject property is located within minutes to major employment centers, freeways, parks and all other amenities. The subject is a bungalow style vinyl dwelling that is situated on a full concrete basement foundation. The subject neighborhood is mostly similar 1 to 2 story brick and frame homes of similar age. Market Conditions (including support for the above conclusions) Market is stable and demand is in balance. Home values have been stable in the previous 12 months (per 1004MC form). Marketing time for similar and competitively priced properties has decreased at 1-90 days. RR [aR [RR NEIGHBORHOOD Dimensions 44x 100 Area 4400 sf Shape Rectangular View N;Res; Specific Zoning Classification R-1 Zoning Description One Family Residential Zoning Compliance [XTLegal [1 Legal Nonconforming (Grandfathered Use) [ | No Zoning [Tinegat al (describe) Is the highest and best use of subject property as improved (or as proposed per plans and specifications) the present use? Yes [| No If No, describe. Utilities Public Other (describe) Public Other (describe) Off-site Improvements--Type Public Private X Water X Street Asphalt X X Sanitary Sewer |X Alley None FEMA Special Flood Hazard Area |_| Yes [XNo FEMA Flood Zone X500 FEMAMap# 26163CO068E FEMA Map Date 02/02/2012 Are the utes andor off-site improvements typical for the market area? |X] Yes [ [No_If No, describe. Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc)? Yes[ [No If Yes, describe. No adverse easements, encroachments, slide areas, illegal or non-conforming zoning noted at time of inspection. The subject was located on a busy road across from a non residential, non commercial location. This location was considered inferior to standard residential location/view, thus an adjustment was noted. n __ Foundation TExterior Description 2 One with Accessory Unit Concrete Slab | [Crawl Space | Foundation Walls Concrete/Avg Floors Carpet/Tile/Updated X | Full Basement [ lpartial Basement | Exterior Walls Vinyl/Avg Walls Plaster/Avg it |Basement Area 791 sq. ft.| Roof Surface Aspht Shingle/Avg Trim/Finish Wood Stained/Avg Under Const. | Basement Finish 0 % | Gutters & Downspouts Aluminum/Avg Bath Floor Ceramic Tile/Updated] Design (Style) Bungalow I[_Touside Entry/Exil Sump Pump | Window Type Dbl Pn Aluminum/Avg | Bath Wainscol Ceramic Tile/Upd 1941 Evidence of Infestation Storm Sash/insulated Attached/Avg Car Storage | | None Effective Age (Yrs) 30 Settlement Screens Attached/Avg [X] Driveway #of Cars 2 i None [" Tawed[ |Redant Amenities Woodstove(s)# O | Driveway Surface Concrete Drop Stair Stairs [Fuel Gas Fireplace(s)# 0 Fence None X | Garage #of Cars 2 Floor X | Scuttle Cooling [X] Central Air Conditioning PatioDeck None! X |Porch Conc Carport _#of Cars O Finished | pes Ifo None Pool None Other None At. [X]et [ TBuittin S
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MJR Appraisal Services
File No.
3
A
i
.
264-4211606
Uniform Residential Appraisal Report
24
comparable properties currently offered for sale in the subject neighborhood ranging in price from
75,000
to§
234,900
86
comparable sales in the subject nelahborhood within the past twelve months ranging in sale price from §
95,000
to$
247,000
FEATURE
T=
SUBJECT
COMPARABLE SALE #1
COMPARABLE SALE #2
COMPARABLE SALE #3
Address
14904 Beech Daly Rd
15054 Sumner
25510 Elsinore St
14137 Beech Daly Rd
Redford, MI 48239-3232
Redford, MI 48239-3422
Redford, MI 48239-3208
Redford, MI 48239-2952
Proximityto Subject
|
|
0.16 miles NE
0.21 miles NE
0.55 miles S
$
140,00
|
s
149000
|
$125,000
8
162500
SalePricelGrossLiv.Area
|$
133.97
sq.f|$
156.80
sq.ft. Is
107.39
sqft. |s
18197
sqft
Data Source(s)
|
[RicmpmiIs#20240079751;D0M 6 |RIcmpmis#81024058774;D0M 68 Rlcmpmis#20240085001;D0M 9
Verification Source(s)
TERETE)
City / Assessors
City / Assessors
City / Assessors
VALUE ADJUSTMENTS
DESCRIPTION
DESCRIPTION
| 4{-) $ Adjustment|
DESCRIPTION
+-)§ Adjustment]
DESCRIPTION
+) $ Adjustmentf
Sale or Financing
N
Ss
ArmLth
q
ArmLth
9
ArmLth
q
Concessions
3
Pe
Conv;500
-500
Conv;0
Q
VA;5000
-5,0004
Dale of Sale/Time
ER
s11/24:c11/24
o
s01/25;c11/24
0d
s01/25;c01/25
q
Location
A;Res;BsyRd
N;Res;
-7,500
A;Res;Comm
0
A;Res;BsyRd
Leasehold/Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Site.
4400 sf
4375 sf
8)
4000 sf
[6
8800 sf
-4,000
View
NiRes;
N;Res;
N;Res;
N;Res;
Design (Style)
DT1.50;Bungalow| DT1.50;Bungalow
DT1.50;Bungalow
DT1.00;Ranch
q
Quality of Construction
Q4
Q4
Q4
Q4
Actual Age
84
83
a
83
q
75
q
Condition
C3
C3
C4
+7,500
C4
+7,500
Above Grade
| Total |Bdrms}
Baths | Total |Bdrms| Baths
Total
[Bdrms]
Baths
Total [Bdrms|
Baths
Room Count
6
1.0
6
3
1.0
6
3
1.0
6
3
1.0
Gross Living Area
1,045
sq. ft.
956
sq. ft.
+2,670
1,164
sq.ft.
-3,570
893
sq. ft.
+4,560
Basement & Finished
791sf0sfin
765sf0sfin
Q
788sf3gsfin
0
875sf438sfin
q
7,3
Rooms Below Grade
0rrObr0.1ba0o
-1,000
_1rrObr0.0bato
-3,000
L2H
Functional Utility
Average
Average
Average
Average
=
Heating/Cooling
Gfa/Ca
Gfa/Ca
Gfa/Ca
Gfa/Ca
£4
Energy Efficient tems
Windows
Windows
Windows
Windows
P=
Garagel/Carport
2gd2dw
1dw.
+4,000
1gaidw
+2,000
2ga2dw
q
9
Porch/Patio/Deck
Porch/None
Porch/Patio
-1,000
Porch/None
Porch/Cvd Patio
-2,0004
0
pS
=
Fh
Nel Adjustment (Total)
~
[[T-XI-
Js
-2330
[[X]+[]-
s
4930
[+X]
s
1,940
a
Adjusted Sale Price
|
: [Net Adj: -2%
Net Adj: 4%
Net Adj: -1%
=
of Comparables
fies
__
|Gross Adj: 10%
|$
147,570
|Gross Adj: 11%
|$
129,930
[Gross Adj: 16%
|$
160,560
n
1
[X]did | Tdid not research the sale or transfer history of the subject property and comparable sales. If nol, explain
The appraiser utilized the public record data
system and public records to complete the report.
Myresearch [did [X] did not reveal any prior sales or lransfers of the subject property for the three years prior to the effective dae of this appraisal.
Data source(s) Recorded public records, city records, and local MLS boards.
Myresearch | did [X] did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale.
Data source(s) Recorded public records, city records, and local MLS boards.
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
Date of Prior Sale/Transfer
Price of Prior Sale/Transfer
Data Source(s)
PRD System / MLS
PRD System / MLS
PRD System / MLS
PRD System / MLS
Effective Date of Data Source(s)
06/02/2025
06/02/2025
06/02/2025
06/02/2025
Analysis of prior sale or transfer history of the subject property and comparable sales
THE SUBJECTISAPENDINGFHASALE. SUBJECTHASNOPUBLICREPORT
OFANY SALE ORLISTINGHAS BEENRECORDEDINTHE
PREVIOUS 36 MONTHS FORTHE SUBJECTPROPERTY, THE COMPS(OTHERTHANNOTED
ABOVE) HAVE NOT BEEN SOLDORLISTEDIN THE PREVIOUS 12MONTHS OTHER THAN TO PROMOTE THEIR RESPECTIVE CURRENT SALES.
APPRAISER RESEARCHED LOCAL PUBLICRECORDS, CITY RECORDS, & MLS DATABASES FORALL PERTINENTINFORMATION. COMP
#6 SOLD
01/23/2024 FOR 129,200 WAR/DEED - OPEN MARKET SALE.
Summary
of Sales Comparison Approach
Consideration of value was given to all sold comps with the most weight given to comps #1, #2 and #3 due to
recent sales date, location near subject, similar gla, condition and features. The subject and all comps shared similar market amenities and similar
competing Redford Union and South Redford school districts, thus general location adjustments
were utilized. The comps all sold in the previous 12Page 12
MJR Appraisal Services File No. 264-4211606 Uniform Residential Appraisal Report 1) Information was obtained from an interior and exterior inspection of the subject and exterior inspection of all comparables, Local MLS Systems, Local Assessor and Treasurer Offices, and Local County Public Record System. GLA information of the subject was obtained from MLS ticket and the Redford Township's public records. GLA information from comparables was obtained via MLS ticket, if applicable, or local office record. 2) Subject and all comparables were situated in the same City, with the similar competing School Districts (Redford Union & South Redford) and within the neighborhood boundaries noted on page one of this report. 3) Subject and all comparables utilized similar utilities. This is typical for this market and does not affect marketability. 4) The subject and all comparables were situated in either the neighborhood boundaries noted on page one of this report or in similar and/or competing markets. 1)Location or view adjustments noted as subject and all comparables did not share similar general residential locations and views. Subject was located on a busy road and across from a non residential, non commercial location. This location was considered inferior to a general residential location, thus an adjustment was noted. Comp#3 & #4 were located on the same busy road. Comp #2 was located backing a commercial location. These localions were considered inferior to a general residential location, thus an adjustment was noted. All other comparables shared similar residential locations and views. Gross Living Adjustment based upon GLA deviation greater than 50 square feet at $30.00 per square foot. Adjustment noted for above ground bathroom deviation at $4,000 per full bath and $2,000 per half bath. Adjustment was derived from the extraction method or matching pair method. 2) Subject had vinyl exterior. adjustments noted for garage deviation. Adjustment noted for breeze way, enc patio,covered deck, deck or patio feature. Adjustment noted for lot square footage at $1000 per additional 1,000 square feet. Adjustment was derived from the extraction method or matching pair method. 3) Comparables are all similar age dwellings. No Age adjustment was noted. As appraiser cannot view interior of comparables, condition or update adjustments noted per mis information. Adjustment was derived from the extraction method or matching pair method. 4) Subject is compatible with its surrounding area, has been adequately maintained, and would have average appeal on the open market. Subject and comparables vary in age. 5) There are REO properties in the subject's market. The subject's market is not considered REO driven. Bank and/or corporate owned properties, may sell for less than a similar privately owned property. No adjustment noted for ownership. All comparables utilized in this report were offered via the local MLS. All were considered arms-length transactions. ADDITIONAL COMMENTS intended Users: The intended users of the appraisal are the Lender/Client /Hud/Fha or assignee. Certification Item #23 Clarification Statement - Modifications, additions or deletions to the intended use, intended user, definition of market value or assumptions and limiting conditions are not permitted, with the exception of the following statement that clarifies Certification #23 in the new Fannie Mae forms. "The Intended User of this appraisal report is the Lender/Client/Hud/Fha. The Intended Use is to evaluate the property that is the subject of this appraisal for a mortgage finance transaction, subject to the stated Scope of Work, purpose of the appraisal, reporting requirements of this appraisal report i COST APPROACH TO VALUE (not required by Fannie Mae.) T Re Provide adequate information for the lender/client to replicate your cost figures and calculations. Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value) Site value was derived from the extraction method. T 2 ESTIMATED |] REPRODUCTIONOR [__TREPLACEMENT COST NEW OPINION OF SITE VALUE =$ 35,000 S$ Source of cost data Dwelling 1,045 Sa.FL@$ = = Quality rating from cost service Effective date of cost data Bsmt. 791 Se.FL@$ =$ < aross living area calculations, depreciation, etc.) 7 Cost approach was not justified, thus not derived. Garage/Carport 370 Sq.F.@$ =$ 3 Tolel Estimate of Cost-new =$ Less Physical Functional External Depreciation =$( Depreciated Cost of Improvements = "As-is” Value of Sile Improvements =$ Eslimated Remaining Economic Life (HUD and VA only) 65 Years Indicated Value By Cost Approach =§ [ INCOME APPROACH TQ VALUE (not required by Fannie Mae.) a - fa cgi Estimated Wonbly Market Rent § X Gross Multiplier =$ Indicated Value by Income Approach Summary of Income Approach (including support for market rent and GRM)
Page 13
MJR Appraisal Services
EXTRA COMPARABLES 4-5-6
File No.
264-4211606
Borrower Andrea T Robinson
Property Address 14904 Beech Daly Rd
City
Redford
County
Wayne
State
Mi
ZipCode
48239-3232
Lender/Client
The Mortgage Link
Address
3 Research Place, Suite 103,
Rockville, MD 20850
FEATURE
I
SUBJECT
COMPARABLE SALE #
4
COMPARABLE SALE #
5
COMPARABLE SALE #
6
Address
14904 Beech Daly Rd
13523 Beech Daly Rd
25322 Keeleer
16445 Leona Dr
Redford, MI 48239-2771
Redford, MI 48239-3871
Redford,
MI 48239-3609
I=
0.90 miles S
0.40 miles NE
0.68 miles NE
$
140,000
§
139900
| ~~ s
140000
| ~~ §
155000
$
133.97
so.ft|s
139.34
sqft
§
15351
sq.ft
§
10809
sqft’
[2
Ricmpmls#20240050289;D0M 53 Ricmpm|s#20250029939;DOM 34RIcmpmls#20240093832;,D0M 34;
=
City / Assessors
City / Assessors
City / Assessors
VALUE ADJUSTMENTS
DESCRIPTION
DESCRIPTION
| +{-)$ Adjustment]
DESCRIPTION
+{-)$ Adjustment]
DESCRIPTION
+-)
$ Adjustment}
Sale or Financing
ArmLth
q
Listing
[of
Listing
q
Concessions
Conv;0
[s,
Active/;0
0
Active/;0
q
Date of Sale/Time
oe]
3
$09/24,c08/24
q
Active
4,
Active
q
i
A;Res;BsyRd
A;Res;BsyRd
N;Res;
-7,500
N:Res;
-7,500
Leasehold/Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Site
4400 sf
10800 sf
-6,000
4773 sf
0
4060 sf
q
View
N;Res;
N;Res;
N:Res;
N;Res;
Design (Style)
DT1.50;Bungalow|
DT1.00;Ranch
0 DT1.50;Bungalow
DT1.50;Bungalow
Quality
of Construction
Q4
Q4
Q4
Q4
84
85
fo
84
85
q
c3
C4
+7,500
C3
C3
[Total | Bdrms|
Baths | Total
[Bdrms]
Baths
Total
|Bdrms{
Baths
0 Total
|Bdrms/|
Baths
q
6
3
1.0
6
3
1.0
5
2
1.0
q
7
4
1.0
q
Gross Living Area
1,045
sq. ft
1,004
sq. ft.
q
912
sq. ft.
+3,990
1,434
sq. ft
-11,67q
Basement & Finished
791sf0sfin
991sf4965sfin
-2,000
648sf0sfin
+1,000
240sf0sfin
+5,000
Rooms Below Grade
1rr0br0.1bato
-4,000
-3,000
Functional Utility
Average
Average
Average
Average
2
Healing/Cooling
Gfa/Ca
Gfa/Ca
Gfa/None
+1,500
Gfa/Ca
ri | Energy Efficient Items
Windows
Windows
Windows
Windows
=
Garagel/Carport
2gd2dw.
2gd1dw
9
1dw
+4,000
1gd1dw
+2,000
=
Porch/Patio/Deck
Porch/None
Porch/Deck
-1,000
Porch/Patio
-1,000
Porch/None
5
2%)
oc
g
[T+XI-
[s
-5500
| [XT+[
I-
$s
1,990
[[ [+[X]-
§
15,170
o
Net Adj: -4%
Net Adj: 1%
Net Adj: -10%
o
Gross Adj: 15%
[$134,400
|Gross Adj: 14%
[$141,990
[Gross Adj: 19%
|$
139,830
w
2
Report the resuls of the research and analysis of the prior sale or transfer history of the subject property and comparable sales
ITEM
SUBJECT
COMPARABLE SALE#
4
COMPARABLE SALE#
5
COMPARABLE SALE #
6
Date of Prior Sale/Transfer
Price of Prior Sale/Transfer
Data Source(s)
PRD System / MLS
PRD System / MLS
PRD System / MLS
PRD System / MLS
Effective Date of Data Source(s)
06/02/2025
06/02/2025
06/02/2025
06/02/2025
Analysis of prior sale or transfer history
of the subject property
and comparable salesPage 14
SUBJECT PHOTO ADDENDUM File No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne State MI ZipCode 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 FRONT OF SUBJECT PROPERTY 14904 Beech Daly Rd Redford, MI 48239-3232 REAR OF SUBJECT PROPERTY STREET SCENE BUSY ROAD
Page 15
SUBJECT PHOTO ADDENDUM File No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne State MI Zip Code 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 SIDE VIEW ADDITIONAL STREET BUSY ROAD LIVING ROOM E
Page 16
SUBJECT PHOTO ADDENDUM File No. Borrower Andrea T Robinson 264-4211606 Property Address 14904 Beech Daly Rd City Redford County Wayne State Mi Zip Code 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 KITCHEN DINING ROOM BEDROOM
Page 17
SUBJECT PHOTO ADDENDUM File No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne State MI Zip Code 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 BEDROOM BATHROOM BEDROOM
Page 18
SUBJECT PHOTO ADDENDUM File No. Borrower Andrea T Robinson 264-4211606 Property Address 14904 Beech Daly Rd City Redford County Wayne State Mi Zip Code 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 BASEMENT uTiuTYy LAUNDRY
Page 19
SUBJECT PHOTO ADDENDUM File No. Borrower Andrea T Robinson 264-4211606 Property Address 14904 Beech Daly Rd City Redford County Wayne State Mi Zip Code 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 GARAGE INTERIOR OF GARAGE ATTIC
Page 20
SUBJECT PHOTO ADDENDUM File No. Borrower Andrea T Robinson 264-4211606 Property Address 14904 Beech Daly Rd City Redford County Wayne State Mi ZipCode 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 NON RESIDENTIAL NON COMMERCIAL LOCATION
Page 21
COMPARABLES 1-2-3 File No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne State MI ZipCode 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 COMPARABLE # 1 15054 Sumner Redford, MI 48239-3422 COMPARABLE # 2 25510 Elsinore St Redford, MI 48239-3208 COMPARABLE # 3 14137 Beech Daly Rd Redford, MI 48239-2952
Page 22
COMPARABLES 4-5-6 File No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne State Mi ZipCode 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 COMPARABLE # 4 13523 Beech Daly Rd Redford, MI 48239-2771 COMPARABLE # 5 25322 Keeleer Redford, MI 48239-3871 COMPARABLE # 6 15445 Leona Dr Redford, MI 48239-3609
Page 23
Listing File No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne State MI Zip Code 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 Residential Full Large w/Map MLS# 20250022711 14904 BEECH DALY Road, Redford Twp 48239-3232 @ Residential Pending List Price: $145,000 pr i ¥ EH i H i bee ¢ | : dit Waivcy bad cra five bata © frarannd J a : 1 ——— Property Information ~——— Estimated Square footage ~ ————————————— Location Information ——8——————— Rooms: 6 Finished Abv: 972 County: Wayne Side of Str: Bedrooms: 3 Finished Bw: Township: Redford Twp Baths/Lavs: 1/0 Total Below: 780 Mailing City: Redford Yr Blt/Remod: 1941 / Total Finished: 972 MLS Area: 05031 - Redford Twp Acres: 0.10 SqFt Source: Public Records ~~ Cross Streets: 5 Mile & Beech Daly Road Frt Ft: 44.00 Water Frt Ft: Directions: BEECH DALY TRAVELING SOUTH FROM 5 MILE Lot Dimen: 44.00 x 100.00 HOUSE IS ON LEFT (EAST ) OF BEECH DALY School Dist: Redford Union Listing Type: — Listing laformatian S—— ERTS Level of Srve: FS Trans Type: Sale List Date: 04/07/2025 Srvcs Offered: Arrange Appointments, Accept/Present Offers, Advise on Offers, Assist with ABO Date: Counteroffers, Negotiate for Seller Pend Date: 04/12/2025 Off Mkt Date: 04/12/2025 BMK Date: Protect Prd: 90 Short Sale: No DaysOnMkt: N/S5/S5 Exclusions: Orig Price: $145,000 LC DWP; LC Int Rate: 9% LC Mthly Pay: LC Term: Terms Offered: Cash, Conventional, FHA, VA Possession: Close Plus 30 Days Access: Appointment/LockBox MLS Source: REALCOMP Orig MLS# 20250022711 Agent/Office/Contact Information —— — ee eet — - Contact: REGGIE Contact Phone: (248) 291-8057 Listing Office: KW Metro Office Phone: (248) 288-3500 Listing Agent: REGGIE PERRYMAN |, Agent Phone: (248) 291-8057 Includes: — — Interior & Utilities Information ee ——— Pets Allowed: Entry Location: Ground Level w/Steps Foundation: Basement Basement: Unfinished Fndtn Mtrls: Block Fndtn Features: Sewer: Public Sewer (Sewer-Sanitary), Sewer at Water Source: Public (Municipal), Water at Street Street Heating: Forced Alr
Page 24
Public Records File No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne State MI Zip Code 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 Location & Ownership Proparty ID: Property Address: City/State/Z| Census Tract: Qy/State/Zip: City/village/Tow Subdivisio MLS Area: School District: Property Cateqo MLS# 20250022711 79026020032000 14904 Beech Daly Road Redford, Michigan, 48239-3232 5548 Block Group: 2 2 Christina F Banks 14904 Beech Daly Road Redford, Michigan, 48239-3232 Redford Twp 5 & TAYLOR BRIGHTMOOR LENNANE 05031 - Redford Twp Redford Union Residential 14904 BEECH DALY Road, Redford Twp 48239-3232 Wayne County Public Records - Full Detall w/ Map Report Land Use: 401 - RESIDENTIAL Mao dat. Legal Description: ma 33 LOTS 32 AND 33 B. E. TAYLORS BRIGHTMOOR LENNANE SUB T15 R10E LS4 P1S Taxes Year Season Admin Fee Asmnt VT aso) 04 5 $854.30 $8.50 50.00 $0.00 5862.84 2023 w $1,087.71 $12.82 $195.00 $0.00 $1,295.53 023s $814.81 $8.14 $0.00 $0.00 4822.95 02 WwW $1,049.47 $12.44 $195.00 50.00 $1,256.91 2022 Ss $776.02 $7.76 $0.00 50.00 $783.78 2021 w $1,003.31 $11.92 $189.00 $0.00 $1,204.23 2021 s $771.89 57.71 50.00 $0.00 $779.60 2020 w $963.01 $11.52 $189.00 £0.00 $1,163.53 00 s $742.23 $7.42 40.00 $0.00 $749.65 Assessments Year Val State Eg Val Hmstd % 2024 $33,177 $65,800 100 2023 $31,598 $58,400 100 2022 $30,094 453,600 100 2021 $29,133 $48,500 100 2020 $28,018 $40,500 100 $1,913.18 Transfer Information Grantor Grantee Recor Deed Date ice Deed Type Liber/Page HP SNAP INVESTMENT LLC BANKS CHRISTINA 05/26/2016 0/2172016 $79,900 WAR/DEED 53032/1472 CHARTER TOWNSHIP OF RE HP SNAP INVESTMENT LLC 09/10/2015 09/01/2015 Qo 52442/0503 WAYNE COUNTY TREASURE! TREASURER REDFORD TOW 08/26/2015 08/26/2015 Qo 52416/0005 WAYNE COUNTY TREASURE! WILLIAMS RONALD J 04/19/2012 04/19/2012 $3,833 CERT/RED 49781/0072 Other Recordings Obligee Obligor Record Data Data ount DocType Liber/Paga GOLD STAR MORTGAGE FIN/ BANKS CHRISTINA F 05/10/2016 04/22/2016 $78,452 MTG 52995/0592 LEVEL ONE BANK HP SNAP INVESTMENT LLC 10/22/2015 10/15/2015 $0 MTG 52540/0630 Characteristics Living Area SF: 972 Bedrooms: 3 Basament Sqft: 780 Bathrooms: 1.0 Year Built: 1941 Fook: Exterior: Asbestos Garage Features: Architecture Level: 1 1/4 Story Garage Year Bul
Page 25
MJR AA Services SKETCH ADDENDUM File No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne State Mi Zip Code 48239-3232 LenderiClient The Mortgage Link. Address 3 Research Place, Suite 103, Rockville, MD 20850 26.4 25.4 Bedroom Bedroom 28.3 Staircase Bath Room Staircase 10.0 10.0 Bedroom Kitchen Living Room 32.4 Dining 25.4 Foyer 7.9 4.1 Cvd Porch 8.0 1.9 17.5 7.9 Calculation Summary Detall
Page 26
MJR Appraisal Services SKETCH ADDENDUM File No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne State Mi ZipCode 48239-3232 Address 3 Research Place, Suite 103, Rockville, MD 20850 Lender/Client The Mortgage Link 25.4 ti Utility 18.3 Laundry Staircase 28.3 32.4 Unfinished Basement 20.2 2 Car Garage 20.2 7.9 4.1 17.5 18.3 Calculation Summary Detall
Page 27
MJR Appraisal Services SQUARE FOOTAGE CALCULATIONS Fite No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne State Mi Zip Code. 48239-3232 LenderiClient The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 Gross Living Area (GLA) 1,045 sf Gross Building Area (GBA) 2,206 sf. Areas Square Footage Basement 791 sf. _36_% of GBA Level 1 791 sf 36 %ofGBA Level 2 254 sf. _12 % of GBA Level 3 sf % of GBA Garage 370 sf __17 % of GBA Other sf % of GBA Area Dimensions Type of Area Level Measurements Factor Area Living Bsmt GarageOther One Two Three 25.4 28.3 1 718 xX] 17.5 41 1 72 x] [] 25.4 10.0 1 254 x] [] 25.4 28.3 1 719 1 [x] 175 41 1 72 1 [x] 18.3 20.2 1 370 1] [IT I I 1 | | [a] ] LL] HERE noon on 1] LIT HNENEEEEEEEEENE | ERER HKRXKXMMMAM AX X XX XX XXX XXXXXXXXNX HHH XKXK MMM MH NMNNNXXXXXXNXNXNXXXXX a LETT
Page 28
MJR Appraisal Services
LOCATION MAP ADDENDUM
File No.
264-4211606
Borrower
Andrea T Robinson
Property Address
14904 Beech Daly Rd
City
Redford
County
Wayne
State
MI
ZipCode
48239-3232
Lender/Client
The Mortgage Link
Address
3 Research Place, Suite 103, Rockville, MD 20850
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MJR Appraisal Services
LOCATION
MAP ADDENDUM
File No.
264-4211606
Borrower
Andrea T Robinson
Property Address
14904 Beech Daly Rd
City
Redford
County
Wayne
State
Mi
Zip Code
48239-3232
Lender/Client
The Mortgage Link
Address
3 Research Place, Suite
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MJR Appraisal Services
FLOOD MAP ADDENDUM
File No.
264-4211606
Borrower
Andrea T Robinson
Property Address
14904 Beech Daly Rd
City
Redford
County
Wayne
State
Mi
Zip Code
48239-3232
Lender/Client
The Mortgage Link
Address
3 Research Place, Suite 103, Rockville, MD 20850
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Areas inundated by 100-year flooding
Within 250 ft. of multiple flood zones?
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Areas inundated by 500-year flooding
Community:
260238Page 31
MJR Appraisal Services File No. Market Conditions Addendum to the Appraisal Report 264-4211606 The purpose of this addendum is to provide the lender/client with a clear and accurate understanding of the market trends and conditions prevalent in the subject neighborhood. This is a required addendum for all appraisal reports with an effective date on or after April 1, 2009. Property Address 14904 Beech Daly Rd City Redford State Mi ZIP Code 48239-3232 Borrower Andrea T Robinson Instructions: The appraiser must use the information required on this form as the basis for his/her conclusions and must provide support for those conclusions, regarding housing trends and overall market conditions as reported in the Neighborhood section of the appraisal report form. The appraiser must fill in all the information to the extent itis available and reliable and must provide analysis as indicated below. If any required data is unavailable or is considered unreliable, the appraiser must provide an explanation. Itis recognized that not all data sources will be able o provide data for the shaded areas below; if itis available, however, the appraiser must include that data inthe analysis. If dala sources provide all the required information as an average instead of the median, the appraiser should report the available figure and identify it as an awieny; Sales and listings must be properties that compete with the subject property, determined by applying the criteria that would be used by a prospective buyer of the . The appraiser must explain any anomalies in the dala, such as seasonal markets, new construction, foreclosures, etc. | Prior7-12Months | Prior 4-6 Months | Current- 3 Months Overal Total tof Conparsbe Sales (Settled) 49 12 25 Increasing Declining Absorption Rate (Total Sales/Months) 4 8.33 Increasing _ Declining Total # of Comparable Active Listings [= Se 24 [| Declining | Increasing | Months of Housing Supply (Toa Lisings/A.R Rate) | = 2.88 ining | | increasing | Me; List Price, SalelL _| Prior 7-12 Months | Prior 4-6 Months | Current - 3 Months Ove Median Coie Sales Price 179,999 178,500 179,000 Increasing Declining Median Comparable Sales Days on Market 14 28 16 Declin Increasing 2 Median Comparable List Price a BET 149,950 | [ | increas il Declining | = Median Comparable Listings Days on Market Lm ie] ARE 39 Declining |[ | b ira 2 Median Sale Price as % of List Price 100% 101% 100% Increasing || X | Stable Declining == Seller-(developer, builder, etc) paid financial assistance prevalent? X] Yes [1M Declining || X| Stable Increasing Explain in detail seller concessions trends for the past 12 months (e.g. seller contributions increased from 3% to 5%, increasing use of buydowns, closing costs condo fees, options, elc.) Seller concessions have been evident in the subject's market during the entire 12 months prior to the effective date of this appraisal report. The use of seller concessions has become a marketing tool for this area due to tighter credit and borrowers inability to obtain mortgage financing. MARKET RESEAR Ave foreclosure sales (REO sales) a faclorin the market? | Yes [X] No If yes, explain (including the trends in listings and sales of foreclosed properties). Reo sales exist in the subject's market area, the majority of sales and listings noted of dwellings in the prior 12 months were open market properties, the market is not REO driven. Cite data sources for above information. Data Sources: MLS ID = 1033, State = Michigan, MLS Board = RCMI - RealComp, Residential, Matrix Summarize the above information as support for your conclusions in the Neighborhood section of the appraisal report form. If you used any additional information, such as an analysis of pending sales, and/or expired and withdrawn listings, to formulate your conclusions, provide both an explanation and support for your conclusions. There were a total of 86 Comparable Settled Sales in the past 12 months. The Median Sales Price for the prior 7-12 months was $179,999 and for. the current to prior 3 months is $179,000. The Months Supply for the prior 7-12 months was 1.96 and 2.88 for the current to prior 3 month period. The Median Days on Market for the prior 7-12 months was 14 and 16 for the current to prior 3 month period. The statistics above were generated from an exported MLS market search. Details regarding the calculations and process can be found online at http: //www.bradfordsoftware.com/1004mc/calc.shtml ject is a unit in a condominium or cooperative project, complete the following: Project Name: Subject Project Data Prior 7-12 Months | Prior 4-6 Months | Current - 3 Months Overall Trend Total # of Comparable Sales (Settled) Increasing Stable Declining Absorption Rate (Total Sales/Months) Increasing Declining _| Total # of Active Comparable Listings 4 =I E i Increasing | Months of Unit Supply (Total Listings/Ab. Rate) Declining | | Increasing ® Are foreclosures sales (REO sales) a factor in the project? [I] Yes No Ifyes, indicate the number of REO listings and ail the trends in listings and sales (=) of foreclosed properties. 3 & a a S So o oS (=)
Page 32
MJR Appraisal Services Median Price - Broken Down File No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne State mi ZipCode 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 Median Price Broken Into Marketing Time (Days On Market) Days on Market (DOM) Median Listing Price 0-50 Days $180,000 51-100 Days $179,000 101-150 Days $139,950 151-200 Days $210,000 201-250 Days No Listings in this Time Period 251-300 Days $129,000 301-350 Days No Listings in this Time Period 350+ Days No Listings in this Time Period The table displays the market's change in median sales price over the past year. 231k 210k «Trend Line © Median Sales Price a == 168k _ 147k — Je 126k - 108k JE aks 84k x 63K 42k 21k 0 S S S & 5 S 250% OR ad er 30 0% 3250 0 a2 OY as pay Saat os 050 Day" This chart shows the relationship between marketing time (how long a property is left on the market) and sales price. This chart is especially useful for determining typical marketing times and how long it will take to sell for a given price.
Page 33
MJR Appraisal Services MARKET ANALYSIS CHARTS File No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne Stale Mi ZipCode 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 26 TOTAL SALES AND LISTINGS 2 bs There were 6 sales twelve months ago and ps 9 sales last month. There were 8 listings 14 twelve months agoand 24 listings last month. : I | I | | 8 6 a inal i nL An 12 un 10 ° 8 7 Ld 5 a 3 2 1 Marth © Ustrgs O Sales 246k MEDIAN SALES PRICE 224k foi - - pm The median price trends shown here may 157k differ from the 1004MC due to the difference i 131K inreported time periods. One month ago the 2 sn median was $172,000. Twelve months ago La the median was $173,250. Atk EN ° 12 un 10 9 L] 7 L) 5 A 3 2 1 Month Trend Line © Madian Saks Price 105 SALES TO LISTING PRICE RATIO One month ago the median was 100%. Twelve months ago the median was 100%. © Tiend ® Spas Percentage of LP 9% SALES DAYS ON MARKET TREND The median was 16 one month ago and was [3 20.5 twelve months ago. Fa a2 —— oe * > " w fet —— TT LE o 12 n 10 9 a 7 o 5 4 a 2 1 Mant Trend ® Days on Market
Page 34
MJR Appraisal Services MARKET RESEARCH DATA Flle No. 264-4211606 Borrower: Andrea T Robinson Property Address: 14904 Beech Daly Rd City: Redford County: Wayne State:Mi ZipCode: 48239-3232 Lender/Cllent The Morigage Link Address: 3 Research Place, Suite 103, Rockville, MD 20850 LISTINGS SALES PRICE LIST PRICE SALE DATE DAYS ON LIST DATE PENDING STATUS STATUS DATE MARKET DATE 98000 17 5/16/2025 active 5/16/2026 89800 148 15/2025 active 5/8/2025 109800 137 1/16/2025 active 4/22/2025 139777 9 5/24/2025 active 5/24/2025 140000 [4 6/2/2025 active 6/2/2025 140000 31 5/2/2025 active 5/2/2025 140000 35 4/28/2025 active 4/28/2025 150000 118 2/4/2025 active 2/4/2025 172000 24 5/9/2025 active 5/12/2025 176000 118 2/4/2025 active 2/4/2025 199900 1 6/3/2025 active 6/3/2025 234800 5 5128/2025 active 5/28/2025 234900 54 47912025 active 4/10/2025 174900 20 5/13/2025 active 5/24/2025 75000 82 3/12/2025 3/22/2025 active 3/22/2025 135000 27 5/6/2025 5/21/2025 active 5/27/2025 139900 31 5/2/2025 5/9/2025 active 5/9/2025 145000 60 4/3/2026 4112/2025 active 4112/2025 149900 250 9/26/2024 4122/2025 active 4/23/2025 184900 80 3/14/2025 ° | 6/1/2025 active 6/2/2025 185000 12 5/21/2025 5/30/2025 active 5/30/2025 200000 pal 5/12/2025 5/17/2025 active 5/17/2025 200000 49 4/14/2025 4124/2025 active 4/24/2025 215000. 43 4/20/2025 5/16/2026 active 5/19/2025 215000 49 4714/2025 5/10/2025 active 5/10/2025
Page 35
MJR Appraisal Services MARKET RESEARCH DATA File No. 264-4211606 Borrower: Andrea T Robinson Property Address: 14904 Beech Daly Rd City: Redford County: Wayne State: MI Zip Code: 48239-3232 Lender/Client The Mortgage Link Address: 3 Research Place, Suite 103, Rockville, MD 20850 LISTINGS SALES PRICE LIST PRICE SALE DATE DAYS ON LIST DATE PENDING STATUS STATUS DATE MARKET DATE 118000 129900 1/22/2025 70 10/8/2024 12/17/2024 sold 1/22/2025 125000 120000 5/14/2025 1 4/17/2025 4/28/2025 sold 5/14/2025 125000 134900 1/28/2025 19 11/11/2024 | 11/30/2024 sold 17/31/2028 129000 129000 4/15/2025 293 5/22/2024 3/11/2025 sold 4/18/2025 128999 129999 7/19/2024 6 6/4/2024 6/10/2024 sold 71222024 130000 128900 9/20/2024 5 8/21/2024 8/26/2024 sold 9/20/2024 132500 138000 11/1/2024 79 6/14/2024 1111/2024 sold 11/4/2024 137000 139900 3/26/2025 69 12/10/2024 | 2/17/2025 sold 3/27/2025 139900 139800 9/11/2024 40 7112/2024 8/21/2024 sold 5/1/2025 140000 135000 8/30/2024 10 712212024 8/1/2024 sold 9/6/2024 142000 149900 6/6/2024 25 5/6/2024 5/31/2024 sold 6/6/2024 144000 149900 9/25/2024 14 8/9/2024 8/23/2024 sold 9/27/2024 145000 145000 10/26/2024 4 9/27/2024 10/1/2024 sold 10/25/2024 149900 149800 11/27/2024 14 10/22/2024 | 1115/2024 sold 11/28/2024 150000 160000 5/30/2025 16 4/9/2025 4/26/2025 sold 6/1/2025 150000 152900 311712025 81 12/11/2024 | 2/10/2025 sold 3/20/2025 150000 165000 11/13/2024 39 9/17/2024 10/26/2024 sold 11/14/2024 161000 140000 3/21/2025 18 2/7/2025 2/25/2025 sold 3/24/2025 162500 165000 9/3/2024 41 6/14/2024 7/25/2024 sold 9/4/2024 165000 154900 6/28/2024 31 5/6/2024 6/6/2024 sold 71i2024 157000 165000 1/31/2025 20 11/30/2024 | 12/20/2024 sold 2/14/2025 160000 170000 8/23/2024 14 7111/2024 7/25/2024 sold 8/26/2024 162500 169000 5/9/2026 4 4/24/2025 4/28/2025 sold 5/9/2025 162500 160000 1/10/2025 58 11/11/2024 | 1/8/2025 sold 111412025 163000 169900 1/21/2025 34 14/11/2024 | 12/15/2024 sold 1421/2026
Page 36
MJR Appraisal Services
MARKET RESEARCH DATA
File No.
264-4211606
Borrower: Andrea T Robinson
Property Address:
14904 Beech Daly Rd
City: Redford
County:
Wayne
State:MI
Zip Code:
48239-3232
Lender/Client
The Mortgage Link
Address:
3 Research Place, Suite 103, Rockville, MD 20850
LISTINGS
SALES PRICE
LIST PRICE
SALE DATE
DAYS ON
LIST DATE
PENDING
STATUS
STATUS DATE
MARKET
DATE
179000
179900
4128/2025
56
1/20/2025
3/17/2025
sold
4/30/2025
180000
178000
41712025
22
3/10/2026
4/1/2025
sold
4/8/2025
180000
180000
3/21/2025
15
111812025
2/3/2025
sold
3/30/2025
180000
183900
5/9/2026
186
10/31/2024
| 6/5/2025
sold
5/28/2025
180000
180000
10/2/2024
37
8/28/2024
7122/2024
sold
10/7/2024
180000
164900
71812024
3
612112024
6/24/2024
sold
7112/2024
180000
180000
6/21/2024
3
5110/2024
5{7/2024
sold
6/21/2024
185000
179900
4/28/2025
6
3/18/2025
3124/2025
sold
4/28/2025
185000
1799060
11/13/2024
5
10/17/2024 | 10/22/2024
sold
11/13/2024
189899
189999
10/4/2024
39
7/26/2024
9/2/2024
sold
10/4/2024
190000
185000
3/5/2025
7
2/3/2028
2/10/2025
sold
3/18/2025
190000
170000
7123/2024
4
6/10/2024
6/14/2024
sold
712312024
190000
199500
712312024
15
6/4/2024
6/19/2024
sold
712412024
192000
175000
9/4/2024
1"
8/1/2024
8/12/2024
sold
9/6/2024
195000
189900
10/15/2024
5
9/11/2024
9/16/2024
sold
10/16/2024
198000
183900
1/22/2025
76
10/6/2024
12/21/2024
sold
1123/2025
200000
200000
3/24/2025
4
2/18/2025
2/22/2025
sold
3/25/2025
200000
204995
10/30/2024
16
9/18/2024
10/4/2024
sold
10/30/2024
205000
189000
5/27/2025
3
5/1/2025
5/4/2025
sold
5/28/2026
205000
205000
9/27/2024
78
7111/2024
9/27/2024
sold
9/27/2024
205000
190000
6/20/2024
5
5/16/2024
5/20/2024
sold
6/20/2024
208000
199800
7/8/2024
8
5/31/2024
6/6/2024
sold
7/9/2024
209500
210000
6/11/2024
40
4/18/2024
5/28/2024
sold
713112024
210000
474900
10/10/2024
5
9/5/2024
8/10/2024
sold
10/10/2024
210000
210000
9/19/2024
81
6/26/2024
8/26/2024
sold
9/19/2024Page 37
MJR Appraisal Services MARKET RESEARCH DATA File No. 264-4211608 Borrower: Andrea T Robinson Property Address: 14904 Beech Daly Rd City: Redford Counly: Wayne State: Mi 2ipCode: 48239-3232 tender/Client The Mortgage Link Address: 3 Research Place, Suite 103, Rockville, MD 20850 LISTINGS SALES PRICE LIST PRICE SALE DATE DAYS ON LIST DATE PENDING STATUS STATUS DATE MARKET DATE 224500 195000 8/27/2024 18 7/21/2024 | 8/6/2024 sold 812712024 225000 225000 4/23/2025 3 3/27/2025 4/1/2025 sold 4128/2025 230000 214900 11312025 10 11/27/2024 | 12/7/2024 sold 1/6/2025 231000 200000 9/19/2024 5 8/15/2024 8/20/2024 sold 9/21/2024 234000 239800 11/2112024 88 8/4/2024 10/31/2024 sold 1112112024 235000 199900 5/8/2028 4 3/27/2025 3/31/2025 sold 5/91/2025 235000 244900 5/14/2025 32 3/17/2025 4/18/2026 sold 5/16/2025 236175 235000 11/22/2024 3 10/10/2024 | 10/13/2024 sold 12/3/2024 238750 225000 9/11/2024 63 6/6/2024 8/8/2024 sold 9/11/2024 239000 220900 7/31/2024 46 5/26/2024 711112024 sold 8/2/2024 240000 239000 10/25/2024 190 3/17/2024 9/23/2024 sold 10/28/2024 242000 2238900 4/23/2025 7 3/14/2025 3/21/2025 sold 4/25/2025 245000 259900 3/5/2025 28 1110/2025 2/7/2025 sold 3/16/2025 245000 238800 8/5/2024 27 6/18/2024 7/15/2024 sold 8/7/2024 247000 239900 8/29/2024 8 8/1/2024 8/7/2024 sold 8/29/2024
Page 38
MJR Appraisal Services COMMENT ADDENDUM File No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne State Mi Zip Code 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 Fha addendum FHA appraisals are no guarantee that the property is free from defects. The appraisal only establishes the value of the property for mortgage insurance purposes. Buyers need to secure their own home inspections through the services of a qualified inspector and satisfy themselves about the condition of the property. Window Accessibility: Windows functioned properly and egress was considered acceptable for all windows via the interior of the subject. Attic Condition: Subject had attic accessibility from the bedroom closet . Appraiser performed a "chest to eye" inspection of the attic. Ventilation appeared acceptable. Area appeared visibly acceptable. Intended Use and Intended User Statement - "The Intended Use of this appraisal is to support the underwriting requirements for an FHA-insured mortgage. The Intended Users of the appraisal report are the lender/client and HUD / FHA." The intended use of the appraisal is solely to assist FHA in assessing the risk of the property securing the FHA-insured mortgage. FHA and the Mortgagee 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 Although no defective paint was observed, all properties built prior to 1978 may require a lead base paint inspection and possible stabilization if FHA financing is used." The appliances were activated and operational at the time of the property observation. The unattached appliances were considered Personal Property. The disposal, and dishwasher were considered attached appliances at the time of inspection. Refrigerator, stove, washer and dryer are unattached appliances. The subject property meets all FHA/HUD minimum property requirements as outlined by Handbooks 4000.1. No personal property was considered in valuation at time of inspection all utilities and mechanicals were on and in working order. Stairs and railings meet HUD's minimum property requirements and are not a safety issue The subjects roof has a remaining life greater than 4 years. Per building department, the state or local code does not require the presence of CO detectors and/or water heater straps. At
Page 39
MJR Appraisal Services COMMENT ADDENDUM File No. 264-4211606 Borrower Andrea T Robinson Properly Address 14904 Beech Daly Rd City Redford County Wayne State Mi ZipCode 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 Comment on Compliance with the Uniform Appraisal Dataset ( ): At the request of the client, this appraisal report has been prepared in compliance with the Uniform Appraisal Dataset (UAD) from Fannie Mae and Freddie Mac. The UAD requires the appraiser to use standardized responses that include specific formats, definitions, abbreviations, and acronyms. The appraiser attempted to obtain an adequate amount of information in the norma! 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. Not every element of the subject property was viewable and comparable property data was generally obtained from third-party sources. Consequently, this information should be considered an “estimate” unless otherwise noted by the appraiser. Highest and best use summary The subject is a legally permissible use based on its current zoning. Also, the lot size, shape and land-to-building ratio allow the present structure and indicate a good utilization of the improvements. Based on current market conditions, the existing structure as a single family residence is its financially feasible and maximally productive use. The highest and best use, as if vacant, would be to construct a single family residence.” 1004mc and comparable research parameters. area 05031-Redford, 1 mile radius for subject. gla range 700- 1500 sq ft. The subject is below the average predominant market value due to busy road location, amenities, and gla. The subject is not under built for the market area due to similar properties in the subject's market area. The entire 12 month market data was derived and demonstrated on the 1004MC addendum. The appraiser utilizes this addendum to derive the One Unit Housing Trends and market conditions information on page 1 of the report. Per the 1004MGC addendum, the market was determined to be stable over the past 12 months. The sale time adjustment factor graph and grid was utilized in accordance with the new Fannie/Freddie guideline for a month to month adjusiments. These adjustments vary by month due to many factors which include, but are not limited fo seasonal changes, interest rate fluctuations, market supply, new construction opportunity, etc. Due to these various changes, the market appears to be increasing, decreasing or stable for any given month, however all the data combined demenstrates the market as stable as previously noted. Due to the market being stable over the previous 12 months, and minimal change month over moth, no sales date adjustment was noted.
Page 40
MJR Appraisal Services COMMENT ADDENDUM File No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne State Ml ZipCode 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 Comment on Selection of Comparables: The appraiser attempis to utilize the most recent sales, closest in proximity to the subject, with the smallest percentage net and gross percentage adjustment figures. There were limited sales in the twelve months prior to the inspection date, in the subject's immediate market area, either as privately owned, open market transactions or similar in size and utility to the subject. The appraiser attempts to provide suitable comparables, sold in the 3 to 6 months prior to the effective date of the appraisal report and closest in proximity to the subject. Comment on One Unit Housing Range of Value Noted on Page One: The range of values noted in the one unit housing grid on Page One of this report, is based upon closed sales in the twelve months prior to the inspection date. The appraiser considered homes of similar style, age, and utility, within the neighborhood parameters noted on page one of this report. The range of values were based on those homes within the same postal zip code and/or school district to the subject. The comparables submitted on Page Two and Four of this report were derived from those comparables comprised in the range noted on Page One. Comment on Subject Condition: This appraisal Is not a home inspection report. The appraisal or estimate of market value herein, is based upon the assumption that the subject house is in the condition described, within this report. The appraiser performed a visible interior and exterior inspection of the subject property. The appraiser is not qualified with regard to structural matters, mechanical and/or plumbing systems, or components of a house and/or a garage. The estimate of market value is based upon "As-Is" condition, as viewed in a visible inspection. Additional Comment on Subject and Comparables: The appraiser obtained information on the subject and comparables from the local county public record system, focal assessor and treasurer offices, and the local MLS system. The accuracy of all information, regardless of source, is deemed to be reliable and factual. If a deviation exists, appraiser and on-site inspection and/or local assessor information was submitted. The estimate of market value of the subject, noted in this report, was based upon information obtained from the noted sources. The appraiser compiled and completed this report, based upon the assumption that the information obtained from the noted public sources was factual and accurate. Comment on Subject and Comparables Building and Sales information: The appraiser obtained information, both building and sales history information, from a visual interior and exterior inspection of the subject, a visual exterior inspection of afl comparables, focal MLS reporting services, local county public record system, and from the Assessor and Treasurer Offices. All pertinent GLA and Sales History information, on subject and comparables may be confirmed via the City web site: Subject is located within minutes to major employment centers, freeways, and all other local amenities. Homes in the subject's immediate market are similar in style, age, and utility to the subject. In this market, homes of other styles exist. Homes are predominately single family residential and appear to be adequately maintained. Subjects neighborhood is similar to others in the surrounding area. Police and Fire service coverage is acceptable for the subject's market. All school levels are accessible.
Page 41
MJR Appraisal Services
COMMENT ADDENDUM
File No.
264-4211608
Borrower
Andrea T Robinson
Property Address _ 14904 Beech Daly Rd
City
Redford
County
Wayne
State
Ml
ZipCode
48239-3232
Lender/Client
The Mortgage Link
Address
3 Research Place, Suite 103, Rockville, MD 20850
COMMENTS ON DIGITAL SIGNATURES:
That this report may contain digital signatures, the Appraisal Standards Board of the Appraisal Foundation has addressed
electronic signatures in Statement # 8 dated January 1, 1996. The Board states, "Electronically affixing a signature to a
report carries the same level of authenticity and responsibility as an ink signature on a paper copy report”.
ADDITIONAL COMMENTS:
In Michigan, appraisers are required to be licensed/certified and regulated by the:
Michigan Department of Licensing and Regulatory Affairs
P.O. Box 30018
Lansing, Mi 48909
The scope of the appraisal encompasses the necessary research and analysis to prepare a report in accordance with the
intended use. Data was based on the physical inspection of interior and exterior of the subject. Appraiser utilized focal public
records, local multi-list, and federal emergency management agency "Flood Maps". Comparables were inspected on the
exterior and through public records.
This is a Appraisal report that contains a synopsis of all information significant to the appraisal requirements.
PURPOSE / FUNCTION / EXTENT OF APPRAISAL:
The purpose of this appraisal is to estimate the current market value of the subject properly. The estimated market vale and
the supporting data provided by this appraisal report is intended to function as supporting data for determining the feasibility of
mortgage lending. The extent of this appraisal process is set forth in the statement of limiting conditions and appraiser
certification accompanying this report.
The appraiser may not re-issue, re-type, re-certify, update, transfer, or otherwise pass an appraisal report prepared for one
lendericlient to another lender/client for any reason under federal USPAP Regulations and OCC Regulations {please see
http:rwww.appraisalfoundation.org for further verification). Any new appraisal report must be considered a new appraisal
assignment and a written order form must be received by the appraiser from the new lender/client. The appraiser dependent
upon form requested, may have to re-inspect the subject property, verify public records, and consider alt comparables sold
prior to and subsequent to the effective date of the appraisal.
It is a business decision of the appraiser to charge a fee for the
additional work necessary to complete the new appraisal assignment.
No employee, director, officer or agent of the lender, or any other third party acting as a joint venture partner,
independent contractor, appraisal management company, or partner in behalf of the lender has influenced or
attempted to influence the development, reporting, result or review of this assignment through coercion extortion,
cotlusion, compensation, instruction, inducement, intimidation, bribery or in any other manner.
| have not been
contacted by anyone other than the intended user (lender/client as identified on the first page of the report),
borrower or designated contact to make an appointment to enter the property.
| agree to immediately report any
unauthorized contacts either personally by phone or electronically to vendor management.Page 42
MJR Appraisal Services COMMENT ADDENDUM Fite No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne State Mi Zip Code 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 Appraisal of Subject in a Declared Disaster Area: On February 8, 2024 the Federal Emergency Management Agency (FEMA) declared the following: Monroe and Wayne county residents affected by the severe storms, tornadoes and flooding of August 24-August 26, 2023, (DR-4757-M!) may now call or go online to register for disaster assistance from the Federal Emergency Management Agency (FEMA). Individuals must still register with FEMA, even if they reported damage to local officials or spoke to a FEMA representative during the preliminary damage assessments in late August. The subject property is located in Wayne County, MI and in a prior declared disaster area. Having inspected the interior & exterior of the Subject property, | certify to the best of my knowledge that the Subject property sustained NO significant damage due to the recent disaster, including damage from either flood or wind. The Subject property appears to be in acceptable condition Based upon the conditions observed at the time of the inspection, the disaster has passed. The property is safe, sound and sanitary for any occupants per the loan type requirements. The subject's market area was minimally affected by this declared disaster. Subject's Hand Measurement, completed by this appraiser, in compliance with FNMA 2021 ANSI Square Footage-Method for Calculating - ANSI 2765-2021: On December 15, 2021 FNMA released Selling Guide Announcement SEL-2021-11 and the FNMA Selling Guide, FNMA required the subject of an appraisal report be measured in compliance with the 2021 ANSI Square Footage-Method for Calculating - ANSI 2765-2021. This appraiser utilized the current ANSI in the hand measurement of the subject of this appraisal report. The appraiser hand measured the subject at the time of inspection. The appraiser's hand measurement varies from local assessor's gla.
Page 43
MJR Appraisal Services
UNIFORM APPRAISAL DATASET (UAD)
File No.
Property Condition and Quality Rating Definitions
264-4211606
Requirements - Condition and Quality Ratings Usage
Appraisers must utilize the following standardized condition and quality ratings within the appraisal report.
Condition Ratings and Definitions
Ct
The improvements have been recently constructed and hava not been previously oocupied. The entire structure and all components are new and the dwelling features no
physical depreciation.
Note:
Newly constructed improvements that feature recycled or previously used materials and/or components can be considered new dwellings provided that the dwelling]
Is placed ona 100 percent new foundation and the recycled materials and the recycled components have been rehabilitated/remanufactured info like-new condition. Improvements
that have not been previously occupied are not considered “new” if they have significant physical depreciation (that Is, newly constructed dwellings that have been vacant for an
extended period of time without adequate maintenance or upkeep).
¢2
The improvements feature no deferred maintenance, little or no physical depreciation, and require no repairs. Virtually ali bullding components are new or have been recently
repaired, refinished, of rehabilitated. All outdated components and finishes have been updated andior replaced with components that meet current standards. Dwellings in this
category are either almost new or have bean recently completely renovated and are similar in condition to new construction.
Note: The improvements represent a relatively new property that is well maintained with no deferred maintenance and little or no physical depreciation, or an older property
that has been recently completely renovaled.
[o)
The improvements are well maintained and feature limited physical depreciation due fo normal wear and tear. Some components, but not every major building component,
may be updated or recently rehabilitated. The structure has been well maintained.
Note:
The improvement is in its first-cycke of replacing short-lived building components (appliances, floor coverings, HVAC, efc.} and is being well maintained. Ifs estimated
effective age is fess than its actual age. It also may reflect a property in which the majority of short-ived building components have been replaced but not to the level of]
a complete renovation.
c4
The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has been adequately maintained and
tequires only minimal repairs fo building componentsimechanical 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 fo its actual age. It reflects a property in which some of the short-lived building components have been replaced,
and some short-lived buikling components are at or near the end of their physical life expectancy; however, they stil function adequately. Most minor repairs have been
addressed on an ongoing basis resulting in an adequately maintained property.
[¢]
The improvements feature obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs, rehabilitation, or updating.
The functional utility and overall livability are somewhat diminished due to condition, but the dwelling remains useable and functional as a residence.
Note: Some significant repairs are needed {o the improvements due to the lack of adequate maintenance.
If reflects a property in which many of its short-lived buikling!
components are af the end of or have exceeded their physical fife expectancy but remain functional.
C6
The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety, soundness, or structural integrity |
of the improvements. The improvements are in need of substantial repalrs and rehabilitation, including many or most major components.
Note:
Substantial repairs are needed to the improvements due lo the lack of adequate maintenance or property damage. It reflects a property with conditions severe enough
to affect the safety, soundness, or structural integrity of the improvements.Page 44
MJR Appraisal Services
UNIFORM APPRAISAL DATASET (UAD)
Fite No.
Property Condition and Quality Rating Definitions
264-4211606
Quality Ratings and Definitions
[¢]
Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified user. Such residences typically are constructed
from detailed architectural plans and specifications and feature an exceptionally high leve! of workmanship and exceptionally high-grade materials throughout the interior and
exterior of the structure. The design fealures exceptionally high-quality exterior refinements and ornamentation, and exceptionally high-quality interior refinements. The
workmanship, materials, and finishes throughout the dwelling are exceptionaly high quality.
Q2
Dwellings with this quality rating are often custom designed for construction on an individual property owner's site. However, dwellings in this quality grade are also found
in high-quality tract developments featuring residences constructed from individuat plans or from highly modified or upgraded plans. The design features detailed, high-quality|
exterior ornamentation, high-quality interior refinements, and detail. The workmanship, malerfals, ang finishes throughout the dwelling are generally of high or very high quality.
Q3
Dwellings with this quality rating are residences of higher quality built from individual or readily available designer plans In above-standard residential tract developments
or on an individual property owner's site. The design includes significant exterior ornamentation and Interiors that are well finished. The workmanship exceeds acceptable
standards and many materials and finishes throughout the dwelling have been upgraded from “stock” standards.
[e23
Dwellings with this quality rating meet or exceed the requirements of applicable building codes. Standard or modified standard building plans are utilized and the design includes
adequate fenestration and some exterior ornamentation and interior refinements. Materials, workmanship, finish, and equipment are of stock or builder grade and may feature
some upgrades.
[¢
Dwellings with this qualily rating feature economy of construction and basic funclionality as main considerations. Such dwellings feature a plain design using readily available
or basic floor plans featuring minimal fenestration and basic finishes with minimal exterior ornamentation and imited interior detail. These dwellings meet minimum building codes
ang are constructed with inexpensive, stock materials with imited refinements and upgrades.
6
Dwellings with this quality rating are of basic quality and Tower cost; some may fot be suitable for year-round occupancy. Such dwellings are often built with simple plans of
without plans, often ulifizing the lowest quality building materials. Such dwellings are often built or expanded by persons who are professionally unskited or possess only minimal
construction skilfs, Electrical, plumbing, and other mechanical systems and equipment may be minima or non-existent. Okder dwellings may feature one or more substandard
of non-conforming additions to the original structure.
Requirements - Definitions of Not Updated, Updated and Remodeled
Not Updated
Little or no updating or modemization. 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 reptaced or updated. Those over
fifteen years of age are also considered not updated if the appliances, fixtures, and finishes are predominantly dated. An area that Is ‘Not Updated’ may still be well
maintgined and fully functional, and this rating does not necessarily imply deferred maintenance or physicalffunctional deterioration.
Updated
‘The area of the home has been modified to meet current market expectations. These modifications are limited in terms of both scope and cost.
An updated area of the home should have an improved look and feel, of functional utility. Changes that constitute updates include refurbishment and/or replacing
componenls meet existing market expectations. Updates do not include significant alterations to the existing structure.
Remodeled
Significant finish andior structural changes have been made that increase utility and appeal through complete replacement and/or expansion.
A remodeled area reflects fundamental changes that include multiple alterations. These alterations may include some or all of the following: replacement of a major
component (cabinel{s), bathtub, or bathroom tile), relocation of plumbing/gas fitures/appliances, significant structural alterations (relocating walls, andfor the addition
of square footage). This would include a complete gutting and rebuild.Page 45
MJR Appraisal Services UNIFORM APPRAISAL DATASET (UAD) Property Description Abbreviations Used in This Report File No. 264-4211606 reviation Full Name May Appear in The: A Adverse Location & View ac Acres Area, Site AdjPrk Adjacent to Park Location AdjPwr Adjacent to Power Lines Location ArmLth Arms Length Sale Sales or Financing Concessions AT Attached Structure Design (Style) B Beneficial Location & View ba Bathroom(s) Basement & Finished Rooms Below Grade br Bedroom Basement & Finished Rooms Below Grade BsyRd Busy Road Location c Contracted Date Date of Sale/Time Cash Cash Sale or Financing Concessions Comm Commercial Influence Location Conv. Conventional Sale or Financing Concessions cp Carport Garage/Carport CrtOrd Court Ordered Sale Sale or Financing Concessions CtySky City View Skyline View View CtyStr City Street View View cv Covered Garage/Carport DOM Days On Market Data Sources DT Detached Structure Design (Style) dw. Driveway Garage/Carport e Expiration Date Date of Sale/Time Estate Estate Sale Sale or Financing Concessions FHA Federal Housing Administration Sale or Financing Concessions g Garage Garage/Carport ga Attached Garage Garage/Carport gbi Built-In Garages Garage/Carport gd Detached Garage Garage/Carport GlfCse Golf Course Location Glfvw Golf Course View View GR Garden Design (Style) HR High Rise Design (Style) in Interior Only Stairs Basement & Finished Rooms Below Grade Ind Industrial Location & View Listing Listing Sales or Financing Concessions Lndfl Landfill Location LtdSght Limited Sight View MR Mid Rise Design (Style) Mtn Mountain View View N Neutral Location & View NonArm Non-Arms Length Sale Sale or Financing Concessions o Other Basement & Finished Rooms Below Grade o Other Design (Style) op Open Garage/Carport Prk Park View View Pstrl Pastoral View View PubTrmn Public Transportation Location Pwrln Power Lines View Relo Relocation Sale Sale or Financing Concessions REO REO Sale Sale or Financing Concessions Res Residential Location & View RH USDA - Rural Housing Sale or Financing Concessions [id Recreational (Rec) Room Basement & Finished Rooms Below Grade RT Row or Townhouse Design (Style) s Settlement Date Date of Sale/Time SD Semi-detached Structure Design (Style) Short Short Sale Sale or Financing Concessions
Page 46
MJR Appraisal Services File No. APPRAISER INDEPENDENCE CERTIFICATION 264-4211606 1 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: . lam currently licensed and/or certified by the state in which the property to be appraised is located. My license is the appropriate license for the appraisal assignment(s) and is reflected on the appraisal report cay that there have been no sanctions against me for any reason that would impair my ability to perform appraisal pursuant to the required guidelines. In addition, the undersigned appraiser agrees that no one has influenced or attempted to influence the development, reporting, result, or review of this appraisal through coercion, extortion, collusion, compensation, inducement, intimidation, bribery or in any other manner including but not limited to: 1. withholding or threatening to withhold timely payment or partial payment for this appraisal report; 2. withholding or threatening to withhold future business; 3. expressly or implied promising future business, promotions, or increased compensation; 4. conditioning the ordering of the appraisal report or the payment of the appraisal fee on the opinion, conclusion, or valuation to be reached, or on a preliminary value estimate requesting; 5. requesting that the appraiser provide an estimated, predetermined, or desired valuation in this appraisal report prior to the completion of the appraisal report, or requesting that the appraiser provide estimated values or comparable sales at any time prior to the completion of this appraisal report; 6. providing to the appraiser an anticipated, estimated, encouraged, or desired value for the subject property or a proposed or target amount to be loaned to the borrower, except that a copy of the sales contract for purchase transactions may be provided; 7. providing the appraiser, or any entity or person related to the appraiser, any other financial or non-financial benefits; 8. Any other act or practice that impairs or attempts to impair my independence, objectively, or impartiality or violates law or regulation, including, but not limited to, the Truth in Lending Act (TILA) and Regulation Z, or the USPAP.
Page 47
MJR Appraisal Services File No. APPRAISAL COMPLIANCE 264-4211606 Borrower/Client Andrea T Robinson Address 14904 Beech Daly Rd Unit No. City Redford County Wayne Stale MI ZipCode 48239-3232 Lender/Client The Mortgage Link This Appraisal Report is one of the following types: Appraisal Report This report was prepared in accordance with the requirements of the Appraisal Report option of USPAP Standards Rule 2-2(a). Restricted Appraisal Report This report was prepared in accordance with the requirements of the Restricted Appraisal Report option of USPAP Standards Rule 2-2(b). The intended user of this report is limited to the identified client. This is a Restricted Appraisal Report and the rationale for how the appraiser arrived atthe opinions and conclusions set forth in the report may not be understood properly without the additional information in the appraiser's workfile. | cently that, to the best of my knowledge and belief: The statements of fact contained in this report are true and correct. * The reported analyses, opinions, and conclusions are limited only by the reported assumptions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. * Unless otherwise indicated, | have no present or prospective interest in the property thats the subject of this report and no personal interest with respect to parties involved “Unless otherwise indicated, | have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. “I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment. * My engagement in this assignment was not contingent upon developing or reporting predetermined resulls. * 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. “Unless otherwise indicated, | 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 (if there are exceptions, the name of each individual providing significant real property appraisal assistance is stated elsewhere in this report). "This report has been prepared in accordance with Title XI of FIRREA as amended, and any implementing regulations. PRIOR SERVICES : Ihave NOT performed services, as an appraiser or in another capacity, regarding the property that is the subject of the report within the three-year period immediately preceding acceptance of this assignment. : LJ IHAVE performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year period immediately HAVE made a personal inspection of the property that is the subject of this report. [| have NOT made a personal inspection of the property that s the subject of this report APPRAISAL ASSISTANCE Unless otherwise noted, no one provided significant real property appraisal assistance to the person signing this certification. If anyone did provide significant assistance, they are hereby identified along with a summary of the extent of the assistance provided in the report. ADDITIONAL COMMENTS Additional USPAP related issues requiring disclosure and/or any slate mandated requirements: MARKETING TIME AND EXPOSURE TIME FOR THE SUBJECT PROPERTY A reasonable marketing ime for the subject property is 1-90 day(s) utilizing market conditions pertinent to the appraisal assignment. A reasonable exposure time for the subject property is 1-90 day(s). APPRAISER SUPERVISORY APPRAISER (ONLY IF REQUIRED)
Page 48
MJR Appraisal Services
}
.
File No.
Uniform Residential Appraisal Report
264-4211606
This report form is designed to report an appraisal of a one-unit property 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 cooperative project.
This appraisal report is subject to the following scope 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 value, or assumptions and limiting conditions are not permitted. The appraiser may
expand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisal
assignment. Modifications or deletions to the certifications are also not permitted. However, additional certifications that do
not constitute material alterations to this appraisal report, such as those required by law or those related to the appraisers
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 and/or private sources,
and (5) report 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 appraisal for a mortgage finance transaction.
INTENDED USER: The intended user of this appraisal report is the lender/client.
DEFINITION OF MARKET VALUE: 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, 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 titie from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated, (2) both
parties 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 alowed 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.
*Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are
necessary for those costs which are normally 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 pasty institutional
lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical
dollar for doliar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's
reaction to the financing or concessions based on the appraiser's judgment.
STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser's certification in this report is
subject to the following assumptions and limiting conditions:
1. The appraiser
will not be responsible for matters of a legal nature that affect either the property being appraised or the title
to it, 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 properly and understanding the appraiser's determination
of its size.
3. 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 this appraisal report whether any portion 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 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, or as otherwise required by law.Page 49
mee es File No. Uniform Residential Appraisal Report 264-4211606 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 report. 2. 1 performed a complete visual Inspection of the interior and exterior areas of the subject property. | reported the condition of the improvements in factual, specific terms, | identified and reported the physical deficiencies that could affect the livability, soundness, or structural integrity of the property. 3. | performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was prepared. 4. | developed my opinion of the market value of the real property that is the subject of this report based on the sales comparison 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. | researched, verified, analyzed, and reported on any current agreement for sale for the subject property, 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. 1 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. I selected and used comparable sales that are locationally, 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 home that has been built or will be built on the land. 8. | have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subject property and the comparable sales. 10. | verified, from a disinterested source, all information in this report that was provided by parties who have a financial inferest in the sale or financing of the subject property. 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 opinions furnished by other parties and expressed in this appraisal report from reliable sources that | believe to be true and correct. 14. | have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subject property, and the proximity of the subject property to adverse influences in the development of my opinion of market value. | have noted in this appraisal report any adverse conditions (such as, but not limited 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 reported 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 statements and information in this appraisal report are true and correct. 16. | stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the assumptions and limiting 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 or bias with respect to the participants in the transaction. did not base, either partiaily or completely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital
Page 50
MJR Appraisal Services
File No.
.
i
|
264-4211606
Uniform Residential Appraisal Report
21. The lender/ctient may disclose or distribute this appraisal report to: the borrower; another lender at the request of the
borrower; the mortgagee or is successors and assigns; mortgage insurers; government sponsored enterprises; other
secondary market participants; data collection or reporting services; professional appraisal organizations; any department,
agency, or instrumentality of the United States; and any state, the District of Columbia, 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 distributed to any other party (including, but not limited to, the public through advertising, 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/client may be subject {o certain
laws and regulations. Further,
| am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice
that pertain to disclosure or distribution by me.
23. The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, morigage
insurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report as part
of any mortgage finance transaction that involves any one or more of these parties.
24. If this appraisal report was transmitted as an "electronic record" containing my "electronic signature,” as those terms are
defined in applicable federal and/or state faws (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 if a paper version of this appraisal report were delivered containing my original hand written signature.
25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may resuit in civil liability and/or
criminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 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 agree with the appraiser's
analysis, opinions, statements, conclusions, and the appraiser's certification.
2.1 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 appraiser identified in this appraisal report is either a sub-contractor or an employee of the supervisory appraiser (or the
appraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicable state law.
4. This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and
promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in piace at the time this appraisal
report was prepared.
5. If this appraisal report was transmitted 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 containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and
valid as if a paper version of this appraisal report were delivered containing my original hand written signature.
APPRAISER
.
SUPERVISORY APPRAISER (ONLY IF REQUIRED)
Signature
Yueal /]
Signature
Name
Micah Millard Collier
—
Name
Company Name
MJR Appraisal Services
Company Name
Company Address 1868 Edsel St
Company Address
Trenton, MI 48183
Telephone Number 734-365-1371
Telephone Number
Email Address
micahmeollier@gmail.com
Email Address
Date of Signature and Report
06/04/2025
Date of Signature
Effective Date of Appraisal
06/02/2025
State Certification #
State Certification # 1204074806
or State License #
or State License #
StatePage 51
LICENSE File No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne State MI ZipCode 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 SRT No A To A A TS S05 De 2 lS DS TA HE 250 BAe factemen wetbnie 064448 7 STATE OF MICHIGAN DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS BUREAU OF PROFESSIONAL LICENSING CERTIFIED RESIDENTIAL REAL ESTATE APPRAISER LICENSE TR Soy | Ji MICAH MILLARD COLLIER } [£ | LICENSE toe LAFIAATION BATE Th ccs 8 fan 120407480k 07/3x/2025 23159040600 Erioratena ap =
Page 52
insurance File No. 264-4211606 Borrower Andrea T Robinson Property Address 14904 Beech Daly Rd City Redford County Wayne State MI ZipCode 48239-3232 Lender/Client The Mortgage Link Address 3 Research Place, Suite 103, Rockville, MD 20850 | | Accelerant National Insurance Company | (A Stock Company) | 400 Northridge Road, Suite 800 | Sandy Springs, GA 30350 REAL ESTATE APPRAISERS ERRORS AND OMISSIONS INSURANCE POLICY DECLARATIONS NOTICE: THIS IS A "CLAIMS MADE AND REPORTED" POLICY. THIS POLICY REQUIRES THAT A CLAIM BE MADE AGAINST THE INSURED DURING THE POLICY PERIOD AND REPORTED TO THE INSURER, IN WRITING, DURING THE POLICY PERIOD OR EXTENDED REPORTING PERIOD. PLEASE READ YOUR POLICY CAREFULLY. Policy Number: NAX40PL100347-02 Renewal of: NAX40PL100347-01 1. Named Insured: Micah M Collier 2. Address: 23733 Koszuta St Flat Rock, MI 48134 3. Policy Period: From: March 21, 2025 To: March 21, 2026 12:01 A.M. Standard Time al the address of the Named Insured as stated in item 2. Above. 4. Limit of Liabllity: Each Claim Policy Aggregate Damages Limit of Liability 4A. $1,000,000 4C. $ 1,000,000 Claim Expenses Limitof Liability 48. $1,000,000 4D. $ 1,000,000 5. Deductible (Inclusive of Claims Expenses): Each Claim Aggregate 5A. $500 5B. $1,000 6. Policy Premium: $ 618 7. Retroactive Date: March 21, 2019 8. Notice to Company: Notice of a Claim or Potential Claim should be sentto: OREP Insurance Services: info@orep.orq 6353 El Cajon Blvd, Suite 124-605 San Diego, CA 92115 9. Program Administrator: OREP Insurance Services, LLC — rai: 10. Forms and Endorsements Attached at Policy Inception: See Schedule of Forms If required by stale law, this policy will be countersigned by an authorized representative of the Company. ezac Peck Date: March 6, 2025 By:
Page 53
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