Appraisal 8.7.23_Dhandayuthapany_25-002710.pdf
Arunshankar Dhandayuthapany, Petitioner V Township Of West Bloomfield, Respondent · 25-002710-TT
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Class Valuation 264-3963048 264-3963048 2901 Birchena Cres West Bloomfield MI 48324 See attached addenda. Schayani Sepehr Trust Oakland T2n, R9e, Sec 9 Darb Lake Colony Sub No 1 Lots 57 & 58 7-28-88 From 010 & 011 18-09-154-012 2022 5,758 Darb Lake Colonyno 1 47664 1561.00 0 0 Pennymac Loan Services, LLC 3043 Townsgate Rd, Ste 200, Westlake Village, CA 91361 DOM 20;Subject was listed on 06/30/2023 for $399,900. It entered contract status on 07/23/2023;REALCOMP#20230053036; Estate sale;The contract is standard with no unusual inclusions or exclusions. 361,500 07/19/2023 Municipal Records $11,500;;Towards closing costs 380 530 450 0 66 25 95 5 Subject neighborhood is bounded on the north by Greer, on the south by Commerce Road, on the east by Hiller and on the west by Willow Road. The subject is located in the West Bloomfield charter township with a population of 65,206.Freeways provide good connectability to employment centers, entertainments and shopping.Most of the homes were built in the 1900's to the present with many areas of new construction. Typical connection to work is estimated 25.7 miles. Property values in the market area are currently stable with supply and demand in balance. Unemployment rates are stabilizing. 191.25 x 150.87 25700 sf Rectangular N;Res;Res RI Single Family Residential As a single family residence. Well Septic Concrete None X 26125C0482F 09/29/2006 Well and septic are typical for the area and not considered adverse. Both appear to be functioning properly and are located the approprate distance apart. There are no reasonable municipal hookups available. 1 Ranch 1988 15 2,156 93 Concrete/Avg Wood/Avg Asphalt/Avg Yes/Yes/Avg Vinyl/DH/Avg Yes/Avg Yes/Avg Wood/Carpet/Avg Drywall/Avg Wood/Paint/Avg. Ceramic/Avg Ceramic/Avg Gas 1 Deck None 0 Fence Porch None 2 Concrete 2 0 8 3 2.1 2,371 Typical fenestration for the neighborhood C4;No updates in the prior 15 years;All utilities are on and operational. *Subject has a broken window panel at the front door *Several missing light fixtures. * There is water in the basement on all four walls, cause or possibly causes unknown. This water has damaged the flooring in the basement. The subject is currently in a C5 condition but after remediation will be in a C4 Condition. *Inspection of the furnace by a licensed professional recommended. There are no readily observable deficiencies or adverse conditions that affect the subject's livability, soundness, or structural integrity. The subject single-unit use, design style, quality of construction, living area, condition and functional utility are consistent with typical conforming properties in the neighborhood. Form 1004UAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Uniform Residential Appraisal Report File # SUBJECT CONTRACT NEIGHBORHOOD SITE IMPROVEMENTS The purpose of this summary appraisal report is to provide the lender/client with an accurate, and adequately supported, opinion of the market value of the subject property. Property Address City State Zip Code Borrower Owner of Public Record County Legal Description Assessor's Parcel # Tax Year R.E. Taxes $ Neighborhood Name Map Reference Census Tract Occupant Owner Tenant Vacant Special Assessments $ PUD HOA $ per year per month Property Rights Appraised Fee Simple Leasehold Other (describe) Assignment Type Purchase Transaction Refinance Transaction Other (describe) Lender/Client Address 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? Yes No Report data source(s) used, offering price(s), and date(s). I did 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. Contract Price $ Date of Contract Is the property seller the owner of public record? Yes No Data Source(s) Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the borrower? Yes No If Yes, report the total dollar amount and describe the items to be paid. Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood Characteristics Location Urban Suburban Rural Built-Up Over 75% 25-75% Under 25% Growth Rapid Stable Slow One-Unit Housing Trends Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Over Supply Marketing Time Under 3 mths 3-6 mths Over 6 mths One-Unit Housing PRICE $ (000) AGE (yrs) Low High Pred. Present Land Use % One-Unit % 2-4 Unit % Multi-Family % Commercial % Other % Neighborhood Boundaries Neighborhood Description Market Conditions (including support for the above conclusions) Dimensions Area Shape View Specific Zoning Classification Zoning Description Zoning Compliance Legal Legal Nonconforming (Grandfathered Use) No Zoning Illegal (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) Electricity Gas Water Sanitary Sewer Off-site Improvements - Type Public Private Street Alley FEMA Special Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map Date Are the utilities and off-site improvements typical for the market area? 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 General Description Units One One with Accessory Unit # of Stories Type Det. Att. S-Det./End Unit Existing Proposed Under Const. Design (Style) Year Built Effective Age (Yrs) Foundation Concrete Slab Crawl Space Full Basement Partial Basement Basement Area sq.ft. Basement Finish % Outside Entry/Exit Sump Pump Evidence of Infestation Dampness Settlement Exterior Description materials/condition Foundation Walls Exterior Walls Roof Surface Gutters & Downspouts Window Type Storm Sash/Insulated Screens Interior materials/condition Floors Walls Trim/Finish Bath Floor Bath Wainscot Attic None Drop Stair Stairs Floor Scuttle Finished Heated Heating FWA HWBB Radiant Other Fuel Cooling Central Air Conditioning Individual Other Amenities Fireplace(s) # Patio/Deck Pool Woodstove(s) # Fence Porch Other Car Storage None Driveway # of Cars Driveway Surface Garage # of Cars Carport # of Cars Att. Det. Built-in Appliances Refrigerator Range/Oven Dishwasher Disposal Microwave Washer/Dryer Other (describe) Finished area above grade contains: Rooms Bedrooms Bath(s) Square Feet of Gross Living Area Above Grade Additional features (special energy efficient items, etc.). Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.). Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? Yes No If Yes, describe Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? Yes No If No, describe Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 1 of 6 Fannie Mae Form 1004 March 2005
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264-3963048 264-3963048 1 480,000 480,000 12 380,000 530,000 2901 Birchena Cres West Bloomfield, MI 48324 361,500 152.47 N;Res;Res Fee Simple 25700 sf N;Res;Res DT1;Ranch Q4 35 C4 8 3 2.1 2,371 2156sf2000sfin 1rr0br1.0ba0o Average FWA/CAC None 2ga2dw Porch/Deck Fireplaces 1 Fireplace Kitchen Dated Bath(s) Dated Wayne County Records 08/04/2023 6266 Kiev St West Bloomfield, MI 48324 0.76 miles NW 425,000 171.72 Realcomp#20230042172;DOM 6 Mun Rec 1805429018 ArmLth FHA;500 -500 s07/23;c06/23 N;Res;Res Fee Simple 12632 sf +13,000 N;Res;Res DT2;Colonial 0 Q4 44 0 C4 -40,000 8 4 2.1 0 2,475 -4,160 1400sf700sfin 0 1rr0br0.0ba0o +5,000 Average FWA/CAC None 2ga2dw Porch/Deck 1 Fireplace Dated(Painted) -3,000 Dated(Painted) -3,000 -32,660 7.7 16.2 392,340 Wayne County Records 08/04/2023 2680 Hunter Heights Dr West Bloomfield, MI 48324 0.24 miles NW 407,000 156.96 Realcomp#58050109844;DOM 28 Doc#58691-402 ArmLth Cash;0 s06/23;c06/23 N;Res;Res Fee Simple 12632 sf +13,000 N;Res;Res DT1;Ranch Q4 34 0 C4 -40,000 7 3 3.1 -10,000 2,593 -8,880 2557sf0sfin 0 +10,000 Average FWA/CAC None 2ga2dw Porch/Deck 1 Fireplace Dated (Superior -3,000 Dated -38,880 9.6 20.9 368,120 Wayne County Records 08/04/2023 5871 Darbwood Ln West Bloomfield, MI 48324 0.03 miles NE 445,000 185.49 Realcomp#20230027979;DOM 19 Doc#58710-551 ArmLth Conv;0 s06/23;c05/23 N;Res;Res Fee Simple 15246 sf +10,000 N;Res;Res DT4;SpltLvl 0 Q4 46 0 C4 -40,000 8 4 2.1 0 2,399 0 1128sf1128sfin 0 1rr0br0.1ba0o +3,000 Average FWA/CAC None 2ga2dw Porch +5,000 2 Fireplaces -2,000 Dated(Painted) -3,000 Dated -27,000 6.1 14.2 418,000 Wayne County Records 08/04/2023 Assessor Records Assessor Records While there were no transfers in current records noted for the subject propertly, this appears to be a sale to settle and estate and there may be a sale reflecting this. See attached addenda. 394,000 394,000 85,000 The Cost and Income Approaches to value are considered; however, the market dictates they are not necessary for credible assignment results and are not included in this appraisal. The Sales Comparison best demonstrates the behavior of market participants and is given all weight in the determination of market value. See attached addenda. 394,000 08/07/2023 Form 1004UAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Uniform Residential Appraisal Report File # SALES COMPARISON APPROACH RECONCILIATION There are comparable properties currently offered for sale in the subject neighborhood ranging in price from $ to $ . There are comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ to $ . FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3 Address Proximity to Subject Sale Price $ $ $ $ Sale Price/Gross Liv. Area $ sq.ft. $ sq.ft. $ sq.ft. $ sq.ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment Sales or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple Site View Design (Style) Quality of Construction Actual Age Condition Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths Room Count Gross Living Area sq.ft. sq.ft. sq.ft. sq.ft. Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Net Adjustment (Total) + - + - + - $ $ $ Adjusted Sale Price of Comparables $ $ $ Net Adj. % Gross Adj. % Net Adj. % Gross Adj. % Net Adj. % Gross Adj. % I did did not research the sale or transfer history of the subject property and comparable sales. If not, explain My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. Data Source(s) My research did 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) 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) Effective Date of Data Source(s) Analysis of prior sale or transfer history of the subject property and comparable sales Summary of Sales Comparison Approach Indicated Value by Sales Comparison Approach $ Indicated Value by: Sales Comparison Approach $ Cost Approach (if developed) $ Income Approach (if developed) $ This appraisal is made "as is", subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed, subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed, or subject to the following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair: Based on a complete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limiting conditions, and appraiser's certification, my (our) opinion of the market value, as defined, of the real property that is the subject of this report is $ , as of , which is the date of inspection and the effective date of this appraisal. Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 2 of 6 Fannie Mae Form 1004 March 2005
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264-3963048 264-3963048 INTENDED USE: The intended use of the appraisal must indicate that it is solely to assist FHA in assessing the risk of the Property securing the FHA-insured Mortgage. INTENDED USER: FHA and the mortgagee are intended users No additional intended users are identified by the appraiser. The appraiser has not identified any purchaser, borrower or seller as an intended user of this appraisal, and no such party should rely on this appraisal for any purpose. Such parties are advised to obtain an appraisal from an appraiser of their choosing if the require an appraisal for their own use. Any references to or use of this appraisal report by a purchaser, borrower or seller for their own purposes, including without limitation for the purposes of a property purchase decision or an appraisal contingency in a purchase agreement, is at such party's own risk and is not intended or authorized by the appraiser. SCOPE OF THE APPRAISAL: The scope of the assignment represents a Residential Appraisal Report. The subject property has been physically inspected on the exterior and interior in order to determine the physical characteristics of the property. The inspection of the subject property and any improvements is for the purpose of determining fair market value of the property. An appraisal is not a home inspection. No liability is assumed for structural or mechanical elements of the subject property. See limiting conditions attached. Comparable properties have been researched and those presented herein are considered the best indicators of value and have been inspected from the exterior. Adjustments have been made to all value influencing factors and have been developed based on market reaction. The value has been developed considering the strengths and weakness' of the data and approaches to value. HIGHEST AND BEST USE: 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 use is its financially feasible and maximally productive use. The highest and best use, as if vacant, would be to construct a residential dwelling. Therefore, its current use is considered to be its highest and best use. A specific fee for this assignment was not disclosed because the appraiser is a salaried employee. The COVID-19 outbreak was recognized as a global pandemic by the World Health Organization on March 11, 2020. The pandemic is causing significant economic disruption across many industries; however, as of the effective of this appraisal there is no measurable impact to the subject’s marketability or value. Appraisal meets ANSI standards. Due to adherence to ANSI standards appraisal reported GLA may differ from municipal records and prior MLS reporting and prior appraisals. Subject does not meet FHA/HUD standards as outlined in handbook 4000.1. All utilities were on and functioning properly. Built in appliances are functioning properly. The attic is finished, counted as a second floor and fully inspected. Proximity to a municipal airport is typical for the area and not considered adverse. Site value via allocation method. Market survey Average 04/26/2022 85,000 2,371 2,156 531 85,000 The Cost Approach was considered; however, the subject's market is mostly built out with limited competition from new construction and market participants would not rely on building costs as a method of valuing a property of the subject's age. The market dictates the Cost Approach is not necessary for credible assignment results. 65 The Income Approach was considered; however, the subject's market is primarily owner occupied and the market dictates the Income Approach is not necessary for credible assignment results. Form 1004UAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Uniform Residential Appraisal Report File # ADDITIONAL COMMENTS COST APPROACH INCOME PUD INFORMATION COST APPROACH TO VALUE (not required by Fannie Mae) Provide adequate information for the lender/client to replicate the below cost figures and calculations. Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value) ESTIMATED REPRODUCTION OR REPLACEMENT COST NEW Source of cost data Quality rating from cost service Effective date of cost data Comments on Cost Approach (gross living area calculations, depreciation, etc.) OPINION OF SITE VALUE =$ DWELLING Sq.Ft. @ $ =$ Sq.Ft. @ $ =$ =$ Garage/Carport Sq.Ft. @ $ =$ Total Estimate of Cost-New =$ Less Physical Functional External Depreciation =$( ) Depreciated Cost of Improvements =$ "As-is" Value of Site Improvements =$ INDICATED VALUE BY COST APPROACH =$ Estimated Remaining Economic Life (HUD and VA only) Years INCOME APPROACH TO VALUE (not required by Fannie Mae) Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ Indicated Value by Income Approach Summary of Income Approach (including support for market rent and GRM) PROJECT INFORMATION FOR PUDs (if applicable) Is the developer/builder in control of the Homeowners' Association (HOA)? Yes No Unit type(s) Detached Attached Provide the following information for PUDs ONLY if the developer/builder is in control of the HOA and the subject property is an attached dwelling unit. Legal Name of Project Total number of phases Total number of units Total number of units sold Total number of units rented Total number of units for sale Data source(s) Was the project created by the conversion of existing building(s) into a PUD? Yes No If Yes, date of conversion. Does the project contain any multi-dwelling units? Yes No Data Source Are the units, common elements, and recreation facilities complete? Yes No If No, describe the status of completion. Are the common elements leased to or by the Homeowners' Association? Yes No If Yes, describe the rental terms and options. Describe common elements and recreational facilities. Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 3 of 6 Fannie Mae Form 1004 March 2005
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264-3963048 264-3963048 Form 1004UAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Uniform Residential Appraisal Report File # 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 appraiser's continuing education or membership in an appraisal organization, are permitted. SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the reporting requirements of this appraisal report form, including the following definition of market value, statement of assumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visual inspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of the comparable sales from at least the street, (4) research, verify, and analyze data from reliable public 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 title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (3) a reasonable time is allowed for exposure in the open 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 party institutional lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgment. STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser's certification in this report is subject to the following 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 property 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. 5. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, the presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or she became aware of during the research involved in performing the appraisal. Unless otherwise stated in this appraisal report, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered as an environmental assessment of the property. 6. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property will be performed in a professional manner. Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 4 of 6 Fannie Mae Form 1004 March 2005
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264-3963048 264-3963048 Form 1004UAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Uniform Residential Appraisal Report File # APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: 1. I have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in this appraisal report. 2. I performed a complete visual inspection of the interior and exterior areas of the subject property. I reported the condition of the improvements in factual, specific terms. I identified and reported the physical deficiencies that could affect the livability, soundness, or structural integrity of the property. 3. I 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. I 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. I have adequate comparable market data to develop a reliable sales comparison approach for this appraisal assignment. I further certify that I considered the cost and income approaches to value but did not develop them, unless otherwise indicated in this report. 5. I 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. I 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. I have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home that has been built or will be built on the land. 9. I 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. I verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest in the sale or financing of the subject property. 11. I have knowledge and experience in appraising this type of property in this market area. 12. I 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. I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from reliable sources that I believe to be true and correct. 14. I 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. I 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 I became aware of during the research involved in performing this appraisal. I 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. I 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. I 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. I have no present or prospective interest in the property that is the subject of this report, and I have no present or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital status, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the present owners or occupants of the properties in the vicinity of the subject property or on any other basis prohibited by law. 18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not conditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) a predetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause of any party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pending mortgage loan application). 19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If I relied on significant real property appraisal assistance from any individual or individuals in the performance of this appraisal or the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take no responsibility for it. 20. I identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization that ordered and will receive this appraisal report. Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 5 of 6 Fannie Mae Form 1004 March 2005
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264-3963048 Cynthia Brunell Class Valuation 2600 Bellingham Dr #100 Troy, MI 48083 (248) 955-9422 cbrunell@classvaluation.com 09/06/2023 08/07/2023 1204005817 MI 07/31/2025 2901 Birchena Cres West Bloomfield, MI 48324 394,000 Class Valuation Pennymac Loan Services, LLC 3043 Townsgate Rd, Ste 200, Westlake Village, CA 91361 Form 1004UAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Uniform Residential Appraisal Report File # 21. The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of the borrower; the mortgagee or its 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. I am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certain laws and regulations. Further, I 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, mortgage 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 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. 25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result 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. I 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. I 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 place 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 Signature Name Company Name Company Address Telephone Number Email Address Date of Signature and Report Effective Date of Appraisal State Certification # or State License # or Other (describe) State # State Expiration Date of Certification or License ADDRESS OF PROPERTY APPRAISED APPRAISED VALUE OF SUBJECT PROPERTY $ LENDER/CLIENT Name Company Name Company Address Email Address SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Name Company Name Company Address Telephone Number Email Address Date of Signature State Certification # or State License # State Expiration Date of Certification or License SUBJECT PROPERTY Did not inspect subject property Did inspect exterior of subject property from street Date of Inspection Did inspect interior and exterior of subject property Date of Inspection COMPARABLE SALES Did not inspect exterior of comparable sales from street Did inspect exterior of comparable sales from street Date of Inspection Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 6 of 6 Fannie Mae Form 1004 March 2005
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• Order Form: BORROWER1 ARUNSHANKAR MURUGA DHANDAYUTHAPANY • URAR: Sales Comparison Analysis - Summary of Sales Comparison Approach *Site size adjusted at a rate of $1000/1000sf rounded. *Condition adjusted at a rate of $40,000 /level. *No adjustment for bedroom count could be extracted from the market place and if any were deemed necessary it would have been reflected in the overall GLA adjustment. *Bathroom count adjusted at a rate of $10,000/full and $5,000/half. *No adjustments for GLA made due to differences less than 100sqft. differences over 100 sf adjusted at a rate of $40/sf. This adjustment is taken from market survey. *Patio/Deck adjusted at a rate of $5000 taken from market survey. *Fireplace adjusted at a rate of $2000 taken from market survey. *Kitchen and bathroom updates ajdusted at a rate of $3,000 as this reflects the comparables only having the fixtrues painted. *Due to lack of other comparables in similar C5 condition it was necessary to use data which does not offer bracketing of by unadjusted sales pricing. There were no comparables in the current market with similar condition. • Comparable Summary Comparables Summary & Estimated Indicated Value Sale Price Net Adj % Grs Adj % Ind Value Weight Comp #1: 425,000 7.7 16.2 392,340 34.21 Comp #2: 407,000 9.6 20.9 368,120 29.63 Comp #3: 445,000 6.1 14.2 418,000 36.16 ESTIMATED INDICATED VALUE OF THE SUBJECT: 394,000 • Indicated Weight Value Estimated indicated value is determined by using the Gross Adjustment of sale price for each comparable as a measure of the relative quality of the comp. The Indicated Value is derived by multiplying the weight of each comp by the Adjusted Sale Price of that comp, repeating for each property, then adding them all together. This weighted average is used as the indicated value of the subject. As with any method, this technique is not perfect.However, it does do a very good job of giving more weight to the most similar comps while at the same time minimizing values near the extremes of the indicated value range. • URAR: Conditions of Appraisal Subject to: *repair of a broken window panel at the front door *installation of missing light fixtures. *diagnosis and remediation of water in the basement on all four walls, cause or possibly causes unknown. This water has damaged the flooring in the basement. Remediaiton required. *Inspection of the furnace by a licensed professional recommended. *Inspection of the well whichappears to be leaking. *Installation of smoke alarms and carbon monoxide detectors. Revisions 08/14/2023 1. Some appraisal comments still refer to the subject being in C5 condition, please correct. All sales are reported to be in superior condition. Please confirm the condition of the sales against subject?s ?repaired? condition and recalculate adjustments if warranted. If all sales remain superior in condition, Please include a minimum of 1 closed sale that is similar in the subject?s ?repaired? condition. Additional conditions may apply. After repairs listed above the subject will be taken from a C5 to a C4 condition. The condition will be very, very similar to the comparables utilized at that time. There are no comparables with more similar condition. 08/15/2023 1. The appraisal has an across the board adjustment for the subject?s inferior condition. Appraiser asked to confirm the condition of the sales against subject?s ?repaired? condition and recalculate adjustments if warranted. The appraiser is to include a minimum of 1 closed sale in the same condition as the subject property. Additional conditions may apply. The subject condition is well below anything in the neighborhood. There are no comparables in similar condition. Even after repairs of the subject to issues it will still remain inferior to the comparables utilized and across the board adjustments are unavoidable.. 08/27/2023 Revisions Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 264-3963048 See attached addenda. 2901 Birchena Cres West Bloomfield Oakland MI 48324 Pennymac Loan Services, LLC Borrower Lender/Client Property Address City County State Zip Code File No.
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1. The front door glass is a triple pane window. The exterior panes are free of cracks or damage. The interior pane is cracked. It would be weeks before a replacement would arrive. Since the exterior panes ARE NOT broken or cracked we are asking to the appraiser to consider accepting the window as is. The appraiser believes a broken window of any type to be unsafe and not secure. 2. The furnace was inspected as part of the private inspection. We will submit the pages related to furnace. Will the appraiser accept these pages. I have no idea if the private inspector was licensed. If the lender choses to accept the inspector's credentials that is their decision. As I have not been provided with any documentation I cannot make a decision as to whether it is acceptable. I am dubious as to have an obviously leaking system can be sufficient however without the documentation it is all supposition. 09/06/2023 Revision Contract price changed. The appraiser is repeating another time that the broken glass is a problem that needs to be repaired. Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 264-3963048 See attached addenda. 2901 Birchena Cres West Bloomfield Oakland MI 48324 Pennymac Loan Services, LLC Borrower Lender/Client Property Address City County State Zip Code File No.
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See attached addenda. 264-3963048 2901 Birchena Cres West Bloomfield Oakland MI 48324 Pennymac Loan Services, LLC APPRAISAL AND REPORT IDENTIFICATION 2-2(a) 2-2(b) Comments on Standards Rule 2-3 I certify 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 limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. - Unless otherwise indicated, I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. - Unless otherwise indicated, I 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 results. - My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. - My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that were in effect at the time this report was prepared. - Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report. - Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceptions, the name of each individual providing significant real property appraisal assistance is stated elsewhere in this report). 90 days Comments on Appraisal and Report Identification Note any USPAP-related issues requiring disclosure and any state mandated requirements: Cynthia Brunell 1204005817 MI 07/31/2025 09/06/2023 08/07/2023 08/07/2023 Form ID20E - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Borrower Lender/Client File No. Property Address City County State Zip Code This Report is one of the following types: Appraisal Report (A written report prepared under Standards Rule , pursuant to the Scope of Work, as disclosed elsewhere in this report.) Restricted Appraisal Report (A written report prepared under Standards Rule , pursuant to the Scope of Work, as disclosed elsewhere in this report, restricted to the stated intended use only by the specified client and any other named intended user(s).) Reasonable Exposure Time (USPAP defines Exposure Time as the estimated length of time that the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal.) My Opinion of Reasonable Exposure Time for the subject property at the market value stated in this report is: APPRAISER: Signature: Name: State Certification #: or State License #: State: Expiration Date of Certification or License: Date of Signature and Report: Effective Date of Appraisal: Inspection of Subject: None Interior and Exterior Exterior-Only Date of Inspection (if applicable): SUPERVISORY or CO-APPRAISER (if applicable): Signature: Name: State Certification #: or State License #: State: Expiration Date of Certification or License: Date of Signature: Inspection of Subject: None Interior and Exterior Exterior-Only Date of Inspection (if applicable):
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264-3963048 264-3963048 Form UADDEFINE1 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No. UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM (Source: Fannie Mae UAD Appendix D: UAD Field-Specific Standardization Requirements) Condition Ratings and Definitions C1 The improvements have been recently constructed and have not been previously occupied. The entire structure and all components are new and the dwelling features no physical depreciation. Note: Newly constructed improvements that feature recycled or previously used materials and/or components can be considered new dwellings provided that the dwelling is placed on a 100 percent new foundation and the recycled materials and the recycled components have been rehabilitated/remanufactured into like-new condition. Improvements that have not been previously occupied are not considered “new” if they have any significant physical depreciation (that is, newly constructed dwellings that have been vacant for an extended period of time without adequate maintenance or upkeep). C2 The improvements feature no deferred maintenance, little or no physical depreciation, and require no repairs. Virtually all building components are new or have been recently repaired, refinished, or rehabilitated. All outdated components and finishes have been updated and/or replaced with components that meet current standards. Dwellings in this category are either almost new or have been recently completely renovated and are similar in condition to new construction. Note: The improvements represent a relatively new property that is well maintained with no deferred maintenance and little or no physical depreciation, or an older property that has been recently completely renovated. C3 The improvements are well maintained and feature limited physical depreciation due to normal wear and tear. Some components, but not every major building component, may be updated or recently rehabilitated. The structure has been well maintained. Note: The improvement is in its first-cycle of replacing short-lived building components (appliances, floor coverings, HVAC, etc.) and is being well maintained. Its estimated effective age is less than its actual age. It also may reflect a property in which the majority of short-lived building components have been replaced but not to the level of a complete renovation. C4 The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has been adequately maintained and requires only minimal repairs to building components/mechanical systems and cosmetic repairs. All major building components have been adequately maintained and are functionally adequate. Note: The estimated effective age may be close to or equal to its actual age. It reflects a property in which some of the short-lived building components have been replaced, and some short-lived building components are at or near the end of their physical life expectancy; however, they still function adequately. Most minor repairs have been addressed on an ongoing basis resulting in an adequately maintained property. C5 The improvements feature obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs, rehabilitation, or updating. The functional utility and overall livability is somewhat diminished due to condition, but the dwelling remains useable and functional as a residence. Note: Some significant repairs are needed to the improvements due to the lack of adequate maintenance. It reflects a property in which many of its short-lived building components are at the end of or have exceeded their physical life expectancy but remain functional. C6 The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety, soundness, or structural integrity of the improvements. The improvements are in need of substantial repairs and rehabilitation, including many or most major components. Note: Substantial repairs are needed to the improvements due to the lack of adequate maintenance or property damage. It reflects a property with conditions severe enough to affect the safety, soundness, or structural integrity of the improvements. Quality Ratings and Definitions Q1 Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified user. Such residences typically are constructed from detailed architectural plans and specifications and feature an exceptionally high level of workmanship and exceptionally high-grade materials throughout the interior and exterior of the structure. The design features exceptionally high-quality exterior refinements and ornamentation, and exceptionally high-quality interior refinements. The workmanship, materials, and finishes throughout the dwelling are of exceptionally high quality. Q2 Dwellings with this quality rating are often custom designed for construction on an individual property owner’s site. However, dwellings in this quality grade are also found in high-quality tract developments featuring residence constructed from individual plans or from highly modified or upgraded plans. The design features detailed, high quality exterior ornamentation, high-quality interior refinements, and detail. The workmanship, materials, and finishes throughout the dwelling are generally of high or very high quality. UAD Version 9/2011 (Updated 4/2012)
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Form UADDEFINE1 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM (Source: Fannie Mae UAD Appendix D: UAD Field-Specific Standardization Requirements) Quality Ratings and Definitions (continued) Q3 Dwellings with this quality rating are residences of higher quality built from individual or readily available designer plans in above-standard residential tract developments or on an individual property owner’s site. The design includes significant exterior ornamentation and interiors that are well finished. The workmanship exceeds acceptable standards and many materials and finishes throughout the dwelling have been upgraded from “stock” standards. Q4 Dwellings with this quality rating meet or exceed the requirements of applicable building codes. Standard or modified standard building plans are utilized and the design includes adequate fenestration and some exterior ornamentation and interior refinements. Materials, workmanship, finish, and equipment are of stock or builder grade and may feature some upgrades. Q5 Dwellings with this quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature a plain design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minimal exterior ornamentation and limited interior detail. These dwellings meet minimum building codes and are constructed with inexpensive, stock materials with limited refinements and upgrades. Q6 Dwellings with this quality rating are of basic quality and lower cost; some may not be suitable for year-round occupancy. Such dwellings are often built with simple plans or without plans, often utilizing the lowest quality building materials. Such dwellings are often built or expanded by persons who are professionally unskilled or possess only minimal construction skills. Electrical, plumbing, and other mechanical systems and equipment may be minimal or non-existent. Older dwellings may feature one or more substandard or non-conforming additions to the original structure Definitions of Not Updated, Updated, and Remodeled Not Updated Little or no updating or modernization. This description includes, but is not limited to, new homes. Residential properties of fifteen years of age or less often reflect an original condition with no updating, if no major components have been replaced or updated. Those over fifteen years of age are also considered not updated if the appliances, fixtures, and finishes are predominantly dated. An area that is ‘Not Updated’ may still be well maintained and fully functional, and this rating does not necessarily imply deferred maintenance or physical/functional deterioration. Updated The area of the home has been modified to meet current market expectations. These modifications are limited in terms of both scope and cost. An updated area of the home should have an improved look and feel, or functional utility. Changes that constitute updates include refurbishment and/or replacing components to meet existing market expectations. Updates do not include significant alterations to the existing structure. Remodeled Significant finish and/or structural changes have been made that increase utility and appeal through complete replacement and/or expansion. A remodeled area reflects fundamental changes that include multiple alterations. These alterations may include some or all of the following: replacement of a major component (cabinet(s), bathtub, or bathroom tile), relocation of plumbing/gas fixtures/appliances, significant structural alterations (relocating walls, and/or the addition of) square footage). This would include a complete gutting and rebuild. Explanation of Bathroom Count Three-quarter baths are counted as a full bath in all cases. Quarter baths (baths that feature only a toilet) are not included in the bathroom count. The number of full and half baths is reported by separating the two values using a period, where the full bath count is represented to the left of the period and the half bath count is represented to the right of the period. Example: 3.2 indicates three full baths and two half baths. UAD Version 9/2011 (Updated 4/2012)
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Form UADDEFINE1 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM (Source: Fannie Mae UAD Appendix D: UAD Field-Specific Standardization Requirements) Abbreviations Used in Data Standardization Text Abbreviation Full Name Fields Where This Abbreviation May Appear ac Acres Area, Site AdjPrk Adjacent to Park Location AdjPwr Adjacent to Power Lines Location A Adverse Location & View ArmLth Arms Length Sale Sale or Financing Concessions ba Bathroom(s) Basement & Finished Rooms Below Grade br Bedroom Basement & Finished Rooms Below Grade B Beneficial Location & View Cash Cash Sale or Financing Concessions CtySky City View Skyline View View CtyStr City Street View View Comm Commercial Influence Location c Contracted Date Date of Sale/Time Conv Conventional Sale or Financing Concessions CrtOrd Court Ordered Sale Sale or Financing Concessions DOM Days On Market Data Sources e Expiration Date Date of Sale/Time Estate Estate Sale Sale or Financing Concessions FHA Federal Housing Authority Sale or Financing Concessions GlfCse Golf Course Location Glfvw Golf Course View View Ind Industrial Location & View in Interior Only Stairs Basement & Finished Rooms Below Grade Lndfl Landfill Location LtdSght Limited Sight View Listing Listing Sale or Financing Concessions Mtn Mountain View View N Neutral Location & View NonArm Non-Arms Length Sale Sale or Financing Concessions BsyRd Busy Road Location o Other Basement & Finished Rooms Below Grade Prk Park View View Pstrl Pastoral View View PwrLn Power Lines View PubTrn Public Transportation Location rr Recreational (Rec) Room Basement & Finished Rooms Below Grade 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 s Settlement Date Date of Sale/Time Short Short Sale Sale or Financing Concessions sf Square Feet Area, Site, Basement sqm Square Meters Area, Site Unk Unknown Date of Sale/Time VA Veterans Administration Sale or Financing Concessions w Withdrawn Date Date of Sale/Time wo Walk Out Basement Basement & Finished Rooms Below Grade wu Walk Up Basement Basement & Finished Rooms Below Grade WtrFr Water Frontage Location Wtr Water View View Woods Woods View View Other Appraiser-Defined Abbreviations Abbreviation Full Name Fields Where This Abbreviation May Appear UAD Version 9/2011 (Updated 4/2012)
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Form PICFOUR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE DataMaster Market Graph Addendum See attached addenda. 2901 Birchena Cres West Bloomfield Oakland MI 48324 Pennymac Loan Services, LLC Borrower Lender/Client Property Address City County State Zip Code Comments: Comments: Comments: Comments:
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Form SKT.BLDSKI - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Building Sketch (Page - 1) See attached addenda. 2901 Birchena Cres West Bloomfield Oakland MI 48324 Pennymac Loan Services, LLC Borrower Lender/Client 20.6' 8' 20.2' 10' 22.1' 26.8' 15.8' 4.5' 8.2' 4.8' 15.8' 2.5' 22.8' 42.7' 22.3' 7.7' 2.12' 13' 2' 11.2' 7.96' 13' 2' 11.2' 19.32' 22.36' 28.36' Garage Bedroom Bedroom Bedroom Bath Bath Dining Dining Kitchen Bath (half) Living Study TOTAL Sketch by a la mode Property Address City County State Zip Code
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Form SKT.BLDSKI - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Building Sketch (Page - 2) See attached addenda. 2901 Birchena Cres West Bloomfield Oakland MI 48324 Pennymac Loan Services, LLC Borrower Lender/Client TOTAL Sketch by a la mode Area Calculations Summary Living Area Calculation Details First Floor 2170.47 Sq ft 26.8 × 15.8 = 423.44 22.3 × 6.3 = 140.49 0.5 × 0.01 × 1.9 = 0.01 32.3 × 1.9 = 61.37 0.5 × 0.08 × 15.8 = 0.62 37.11 × 15.8 = 586.33 0.5 × 0.01 × 2.5 = 0.02 34.69 × 2.5 = 86.72 0.5 × 8 × 0.1 = 0.4 42.7 × 20.3 = 866.81 0.5 × 42.7 × 0.2 = 4.27 First Floor 200.68 Sq ft 22.3 × 7.2 = 160.56 0.5 × 3.4 × 7.2 = 12.24 2 × 13 = 26 1.5 × 0.5 = 0.75 0.5 × 1.5 × 1.5 = 1.12 Total Living Area (Rounded): 2371 Sq ft Non-living Area 2 Car Detached 531.11 Sq ft 11.2 × 2 = 22.4 0.5 × 2 × 1.05 = 1.05 15.1 × 17.31 = 261.41 0.5 × 15.1 × 7.95 = 60 0.5 × 15.1 × 7.94 = 59.95 0.5 × 25.26 × 10 = 126.3 Property Address City County State Zip Code
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Form PIC3X5.SR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page See attached addenda. 2901 Birchena Cres West Bloomfield Oakland MI 48324 Pennymac Loan Services, LLC Subject Front Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2901 Birchena Cres 361,500 2,371 8 3 2.1 N;Res;Res N;Res;Res 25700 sf Q4 35 Subject Rear Subject Street Borrower Lender/Client Property Address City County State Zip Code
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Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum See attached addenda. 2901 Birchena Cres West Bloomfield Oakland MI 48324 Pennymac Loan Services, LLC Street Side 2nd Rear Photo Side Side Broken Window Borrower Lender/Client Property Address City County State Zip Code
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Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum See attached addenda. 2901 Birchena Cres West Bloomfield Oakland MI 48324 Pennymac Loan Services, LLC Dining Room Missing Light Fixture Kitchen Half Bath Garage Electrical Borrower Lender/Client Property Address City County State Zip Code
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Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum See attached addenda. 2901 Birchena Cres West Bloomfield Oakland MI 48324 Pennymac Loan Services, LLC Dining Family Room Study Bedroom 1 Bedroom 2 Bath Borrower Lender/Client Property Address City County State Zip Code
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Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum See attached addenda. 2901 Birchena Cres West Bloomfield Oakland MI 48324 Pennymac Loan Services, LLC Bedroom 3 Bath 2 Missing Smoke Alarm Borrower Lender/Client Property Address City County State Zip Code
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Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum See attached addenda. 2901 Birchena Cres West Bloomfield Oakland MI 48324 Pennymac Loan Services, LLC Well/Water Softner Water on Basement Floor Water on Floor Furnace Borrower Lender/Client Property Address City County State Zip Code
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Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum See attached addenda. 2901 Birchena Cres West Bloomfield Oakland MI 48324 Pennymac Loan Services, LLC Water on Floor Rec Room- Basement Bath Water on Floor Borrower Lender/Client Property Address City County State Zip Code
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Form PIC3X5.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page See attached addenda. 2901 Birchena Cres West Bloomfield Oakland MI 48324 Pennymac Loan Services, LLC Comparable1 Prox. to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 6266 Kiev St 0.76 miles NW 425,000 2,475 8 4 2.1 N;Res;Res N;Res;Res 12632 sf Q4 44 Comparable2 Prox. to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2680 Hunter Heights Dr 0.24 miles NW 407,000 2,593 7 3 3.1 N;Res;Res N;Res;Res 12632 sf Q4 34 Comparable3 Prox. to Subject Sale Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5871 Darbwood Ln 0.03 miles NE 445,000 2,399 8 4 2.1 N;Res;Res N;Res;Res 15246 sf Q4 46 Borrower Lender/Client Property Address City County State Zip Code
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License Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE License DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS BUREAU OF PROFESSIONAL LICENSING P.O. BOX 30670 LANSING, MI 48909 STATE OF MICHIGAN - DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS BUREAU OF PROFESSIONAL LICENSING CERTIFIED RESIDENTIAL REAL ESTATE APPRAISER LICENSE CYNTHIA LOUISE BRUNELL LICENSE NO. EXPIRATION DATE 1204005817 07/31/2025 23191090753 CYNTHIA LOUISE BRUNELL COMPLAINT INFORMATION: 29251 BROADMOOR THE ISSUANCE OF THIS LICENSE SHOULD NOT BE CONSTRUED AS A WAIVER, DISMISSAL OR ACQUIESCENCE TO ANY COMPLAINTS OR VIOLATIONS PENDING AGAINST THE LICENSEE, ITS AGENTS OR EMPLOYEES. LIVONIA. MI 48154 FUTURE CONTACTS: YOU SHOULD DIRECT INQUIRIES REGARDING THIS LICENSE OR ADDRESS CHANGES TO THE DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS BY EMAILING BPLHELP@MICHIGAN.GOV OR CALL (517) 241-0199 GRETCHEN WHITHER GOVERNOR STATE OF MICHIGAN DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS BUREAU OF PROFESSIONAL LICENSING CERTIFIED RESIDENTIAL REAL ESTATE APPRAISER LICENSE CYNTHIA LOUISE BRUNELL LICENSE NO. EXPIRATION DATE 8 CRoOIMMNT W BLY. 1204005817 07/31/2025 23191090753 ESTATE GE MICHIGAN Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
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E&O
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
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DATE (MM/DD/YYYY)
ACORD
CERTIFICATE OF LIABILITY INSURANCE ~~,
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THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS
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BELOW.
THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED
REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER.
IMPORTANT:
If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed.
If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement.
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PRODUCER Lockton Companies
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1185 Avenue of the Americas, Suite 2010
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New York NY 10036
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CERTIFICATE NUMBER:
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REVISION NUMBER:
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THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD
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NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS
CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN
IS SUBJECT TO ALL THE TERMS,
EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS.
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| MED EXP (Any one person)
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DESCRIPTION OF OPERATIONS beiow
EL DISEASE - POLICY LIMIT | $ XXXXXXX
A | Cyber
N |
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C-4MX4-140653
6/1/2022
9/10/2023
| Each Occ/Agg: $5M
Retention: $100K
B | Professional
MPP9043294 01
6/1/2022
| 9/10/2023
| Each Occ/Agg: $5M
| Retention: $150K
DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES (ACORD 101, Additional Remarks Schedule, may be attached if more space is required)
CERTIFICATE HOLDER
CANCELLATION
18901552
Evidence of Insurance
SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE
THE
EXPIRATION
DATE
THEREOF,
NOTICE
WILL
BE
DELIVERED
IN
AUTHORIZED = iW! hn [5
© 1988-2015 ACORD CORPORATION, Al rights reserved.
ACORD 25 (2016/03)
The ACORD name and logo are registered marks of ACORD
ACCORDANCE WITH THE POLICY PROVISIONS.
4
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODEPage 26
Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map See attached addenda. 2901 Birchena Cres West Bloomfield Oakland MI 48324 Pennymac Loan Services, LLC Borrower Lender/Client Property Address City County State Zip Code
Page 27
Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map See attached addenda. 2901 Birchena Cres West Bloomfield Oakland MI 48324 Pennymac Loan Services, LLC Borrower Lender/Client Property Address City County State Zip Code