Appraisal.pdf

Frank Kowalewicz Petitioner V Township Of Bruce Respondent · 26-000579-TT

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SUMMARY APPRAISAL REPORT 

202502686 

Uniform 

Residential Appraisal 

Report 

File # 

 ESMI-0036269 

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 propert 

Property Address 

8160 W GAT 

City 

BRUCE TOWNSHIP 

State 

Ml 

Zip Code 48065 

Borrower FRANK & KIMBERLEY KOWALEWICZ 

Owner of Public Record 

STEVE & BOSILIKA RAJSIC 

County MACOMB 

Legal Description 

SEE ADDITIONAL COMMENTS 

Assessor's Parcel # 

14-01-34-301-041 

Tax Year 

2025 

RE. Taxes $ 5468 

Neighborhood Name 

SUPERVISOR'S PLAT OF MOUNTAIN VIEW ORCHARD FARMS. 

Map Reference |40134/14-01-34 

Census Tract 2145 

owner [| Tenant[ 

| vacant 

Special Assessments $0 

[Jeup 

HOA S 0 

[Iperyear 

[per month 

Fee Simple 

[ 

Jieasehold 

[other (describe) 

Purchase Transaction 

| 

| Refinance Transaction 

| 

| Other (describe) 

Occupant 

Property Rights Appraised 

Assignment Type 

Lender/Client 

ici 

CHOOLS & GOVERNMENT CREDIT UNION 

Address 40400 GARFIELD ROAD. CLINTON TOWNSHIP, MI 48038 

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 the appraisal? 

Report data source(s) used, offering price(s). and date(s). 

DOM 86:PRGNMLS#60919909. LIST DATE:07/18/2025, 

LIST PRICE:$549.000, 

PENDING 

12/2025. 

PENDING PRICE:$549.000, PRIVATE OWNED, 

SEE ADDITIONAL COMMENTS 

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. 

Arms length sale:PRIVATE OWNED, OFFERING CONVENTIONAL TERMS. 

SEE ADDITIONAL COMMENTS 

[Ino 

RMIBORROWERS 

1S NOTED IN THE SIGNED AND DATED, 

FULLY EXECUTED PAGES 

1-4 PURCHASE AGREEMENT PROVIDED BY THE LENDER/CLIENT. 

SEE 

ADDITIONAL COMMENT 

Note: Race and the racial compo: 

n of the neighborhood are not appraisal factors. 

Neighborhood 

Characteristics 

One-Unit Housing Trends 

One-Unit Housing 

Percent Land Use % 

Location 

Urban 

X_| 

Suburban 

Rural 

Property Values| 

Increasing 

| X | Stable 

Declining 

PRICE 

AGE | One-Unit 

85 % 

BuitUp | X 

|over75%[ 25-75% [ | Under25%| Demand/supply|__| Shortage 

X | inBatance| | oversupply | 

(000) 

(yrs) 

| 2-4 Unit 

% 

Growth 

Rapid 

X | stable 

Slow 

Marketing Time | X | Under 3 mth] 

3-6 mths 

Over6mths 

[250 

Low 

20 

Multi-Family 

5% 

Neighborhood Boundaries 

THE SUBJECT PROPERTY 

IS LOCATED NORTH OF 32 MILE RD. 

655 

High 

69| 

Commercial 

10 % 

SOUTH OF 33 MILE RD, EAST OF CAMP GROUND RD. 

WEST OF MAIN ST. 

489 

Pred. 

30] 

Other 

% 

Neighborhood Description THE AREA IS MADE UP OF SINGLE FAMILY DWELLINGS, SOME MULTIPLE FAMILY DWELLINGS AND SOME 

a COMMERCIAL. 

LOCAL POLICE AND FIRE SERVICES ARE AVAILABLE. 

M-53. 

BRUCE TOWNSHIP COMMUNITY PARKS. NON PROFIT 

RY MEETING HOUSES. 

A CEMETERY AND ROMEO COMMUNITY SCHOOLS ARE IN THE AREA 

[op] 

Market Conditions (including support 

for the above conclusions) 

ECONOMIC EFFECTS HAVE PLACED SOME CONSTRAINTS ON REAL ESTATE ACTIVITY 

ECONOMIC STATISTICS INDICATE UNEMPLOYMENT IS RELATIVELY LOW, BUSINESS HIRING IS SLOWING, INTEREST RATES AND CONSUMER PRICES ARE 

HIGH, INFLATION IS HIGH 

Dimensions 190x252.9 

Area 1.10ac 

Shape TYPICAL 

View N:Res: 

Specific Zoning ClassificationR | 

SIDENTIAL ONE FAMILY 

No Zoning 

Zoning Description 

R 

[J Legal Nonconforming (Grandfathered Use) 

Zoning Compliance 

lilegal (describe) 

Is the highest and bestuse ofthe subject property 

as improved (or as proposed per plans and specifications) the presentuse? 

SEE ADDITIONAL COMMENTS. 

No 

If No, describe 

es 

Public Other (describe) 

Public 

Other (describe) 

Off-site Improvements—Type Public 

Private 

X 

Water 

X | WELL 

Street 

ASPHALT 

X 

x 

Sanitary Sewer 

x | SEPTIC 

Alley 

NONE 

FEMA Special Flood Hazard Area ] Yes 

No 

FEMA 

Flood 

Zone 

X 

FEMA Map No. 260884-26099C0120 G 

FEMA Map Date (9/29/2006 

Yes 

| 

No. 

IfNo, describe 

Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc)? 

| 

| Yes 

AT 

THE TIME OF INSPECTION 

THE APPRAISER NOTED THE 

§ 

Are the uti 

ies and off-site improvements typical for the market area? 

No 

If Yes, describe 

UBJECT PROPERTY AND ALL COMPARABLES RESIDE 

IN THE GENERAL 

AREA OF COMMERCIAL BUILDINGS/BUSINESSES. 

M-53. BRUCE TOWNSHIP COMMUNITY PARKS. NON PROFIT MEETING HOUSES. 

A 

CEMETERY AND ROMEO COMMUNITY SCHOOLS, 

SEE ADDITIONAL COMMENTS 

General Description 

Foundation 

Exterior Description 

materials/condition | Interior 

materials/condition 

One|] One with Accessory Unit 

Concrete Slab 

Crawl Space 

| Foundation Walls 

p/CONCRETE/AVG 

Floats 

HWDITLEICFTIAVG 

2.00 

X | Full Basement 

Partial Basemen{ 

Exterior Walls 

BRICK/VINY AVERAGE 

Walls 

DRYWALL/AVG 

pet [J at.[_]s-DevEnd unit] 

Basement Area 

1272 sq. 

f.| 

Roof Surface 

ASPH/SHNG/AVERAGE 

Trim/Finish 

WD/AVG 

Existing] 

| Proposed | Under Cons{ 

Basement Finish 

0% | Gutters & Downspouts 

ALUM/AVERAGE 

Bath Floor 

TILE/AVG 

Design (Style) 

COLONIAL 

[Toutside Entry/Exit 

Sump Pump | Window Type 

VINYL/AVERAGE 

Bath Wainscot 

___CER/AVG 

Year Built 

2005 

Evidence of 

|__| Infestation 

Storm Sash/insulated 

YES/AVERAGE 

Car Storage 

|_| None 

Effective Age (Yrs) 

15 

[| pampness |] settlement 

Screens 

YES/AVERAG 

Driveway 

#ofCars 

12 

Attic 

None 

Heating | X 

|[FWA | _|HWBB |__| Radian{ 

Amenities 

WoodStove(s)# (0 

| Driveway Surface CONC/GRVL 

Drop Stair 

Stairs 

[Tot 

Fuel 

GAS 

X | Fireplace(s) 

#1 

Fence NONE 

X | Garage 

 #ofcars 

3 

Floor 

X | scuttle 

Cooling 

Central Air Conditioning 

X | Patio/Deckpatio 

|| X 

[Porch 

cv ENT 

Carport 

#ofCars 

0 

[Finished 

[Heated 

[individual 

[[ 

Toter 

Pool 

NONE 

[ x 

[other 

pirmgos 

[[x Jat 

[pet 

[sui 

Appliances 

Refrigerator 

Range/Oven| 

X | Dishwasher| 

X 

Microwave 

X | Washer/Dryer 

Other (describe) 

Finished area above grade 

contains 

8 Rooms 

3 Bedrooms 

2.1 

Bath(s) 

2.607 Square Feet of Gross Living Area Above Grade 

Additional features 

(special 

energy 

efficient 

items, 

etc.) 

SEE ADDITIONAL COMMENTS. 

Describe 

the 

condition 

of the property (including needed 

repairs, deterioration, renovations, remodeling, etc). 

 (3:Kitchen-updated-timeframe 

unknown:Bathrooms-updated-timeframe unknown:AT THE TIME OF INSPECTION THE APPRAISER NOTED THE KITCHEN OFFERS FLOORING. 

CABINETS. COUNTERTOPS, PANTRY AND FIXTURES. 

THE 

1/2 BATH OFFERS FLOORING AND VANITY. 

BATH 

| OFFERS FLOORING 

AND DUAL SINK VANITY. 

BATH 

2 OFFERS JACUZZI TUB, FLOORING, VANITY, 

FIXTURES. 

No 

If Yes, describe 

' PROPERTY 

Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? 

|__| Yes 

AT THE TIME OF INSPECTION THE APPRAISER NOTED THE WATER, GAS AND ELECTRIC WERE ON AT THE SUBJ 

AND APPEARED FUNCTIONING. 

SEE ADDITIONAL COMMENTS. 

es 

| ]No IfNo, describe 

PROPERTY 

Does 

the 

property 

generally 

conform 

to 

the 

neighborhood 

(functional 

utility, 

style, 

condition, 

use, 

construction, 

etc)? 

THE SUBJECT PROPERTY DOES CONFORM TO THE NEIGHBORHOOD. 

IN THE OPINION OF THE APPRAISER THE SUBJEC 

IS NEITHER OVER/UNDER IMPROVED FOR THE AREA 

Freddie Mac Form 70 March 2005 

UAD Version 9/2011 

Page 

1 

of 6 

Fannie Mae Form 1004 March2005 

Cencore Inc

SUMMARY APPRAISAL REPORT 

202502686 

Uniform 

Residential Appraisal 

Report 

File # 

 ESMI-0036269 

There are 

0 

comparable properties currently offered for sale in the subject neighborhood ranging in price from 

$ 

0 

to 

0 

There are 

3 

comparable sales in the subject neighborhood within the past twelve months ranging in sale price from 

$ 

515,000 

to 

§ 

579,000 

FEATURE 

| 

SUBJECT 

COMPARABLE SALE # 

1 

COMPARABLE SALE # 2 

COMPARABLE SALE #3 

8160 W GATES 

73257 WINDMILL LN 

73922 GOULD RD 

8786 COUNTRY MANOR DR 

Address 

BRUCE TOWNSHIP. 

MI 48065 

BRUCE 

TOWNSHIP, 

MI 48065 

[BRUCE 

TOWNSHIP, 

MI 48065 

BRUCE 

TOWNSHIP, 

MI 48065 

Proximity to Subject 

1.99 MILES NE 

2.74 MILES NE 

Sale Price 

s 

549,000 

515.000 

Sale Price/Gross Liv. Area 

|$ 

210.59 sq.ft. 

|$ 

206.26 

sq. 

ft 

$ 

211.07 

sq. 

ft 

$ 

217.10 sq. 

ft 

Data Source(s) 

[RLCMPMLS#2025 1025554DOM 29 

PRGNMLS#50181515,D0OM 26 

PRGNMLS#6035428%,D0M 

40 

Verification Source(s) 

[EXT INSP ASSR/PRD/MLS 

EXT INSP ASSR/PRD/MLS 

EXT INSP ASSR/PRD/MLS 

DESCRIPTION 

+()8 Adjustment 

DESCRIPTION 

+()$ Adjustment 

DESCRIPTION 

+()$ Adjustment 

Sale or Financing 

[Arm Lith 

0|ArmLth 

0|ArmLth 

0] 

Concessions 

[Conv.0 

0]Conv:0 

0]Cash:0 

0) 

Date of Sale/Time 

s10/25:c09/25 

0]s09/25:c08/25 

0]s01/25:¢12/24 

0) 

Location 

Leasehold/Fee Simple 

Site 

5,000 

View 

N:Res. 

[N:Res: Wir 

0[N:Res: 

N:Res: 

Design (Style) 

DT2:COLONIAL 

IDT2SPLIT LEVEL 

0|DT2:COLONIAL 

DT LLRANCH 

-15,000) 

Quality of Construction 

__|Q4 

04 

04 

+15,000|04 

Actual Age 

20 

29 

[1]73] 

0j21 

0) 

Condition 

3 

c3 

3 

3 

Above Grade 

Total 

[Bdms.| 

Baths 

| Total 

|Bdrms.| 

Baths 

Total 

[Bdrms.| 

Baths 

Total 

|Bdrms.| 

Baths 

Room Count 

8 

3 

2.1 

8 

4 

2.1 

0 

7 

4 

2.1 

0 

7 

3 

2.1 

0) 

Gross Living Area 

2,607 

sq.ft 

2,669 

sq.ft 

0) 

2,440 

sq. 

ft 

+8,500 

2,667 

sq.ft 

0) 

Basement & Finished 

1272sf0sfin 

1720sf0sfwo 

-3,000|1160sf81 2sfin 

-10,000|2652sf0sfsn 

0) 

Rooms Below Grade 

LerObr0.0balo 

0] 

Functional Utility 

3 BEDROOM 

4 BEDROOM 

04 BEDROOM 

0[3 BEDROOM 

Heating/Cooling 

FWA/CAC 

FW AICAC 

FWA/CAC 

FWA/CAC 

Energy Efficient tems 

|[FRNCE/HTW TNK. 

FRNCE/HTW TNK 

FRNCE/HTW TNK 

NONE 

0] 

J 

Garage/carport 

3gal2dw 

3gasdw 

0]29a8dw 

+10,000]3ga6dw 

0 

fa 

PorchPatio/Deck 

PCH/PTO/FLRM 

PCH/PTO/DECK. 

+5,000|PORCH/DECK 

+5,000|PCH/PTO/DECK. 

+5,000 

R UPGRADES 

SEE PAGE 

1 

EQUAL UPDTS 

0]EQUAL UPDTS 

0[EQUAL UPDTS 

0] 

ERriREPLACE 

| 

1 

NONE 

+1,000[1 

bdo tHER 

SHEDS 

INONE 

0JSHEDS/ABY GND PL 

O|NONE 

0) 

Bl 

et Adjustment (Totaly | 

<1- 

Is 

2,000 

1- 

Is 

29,500 

Is 

15,000 

IN 

Adiusted Sale Price 

Net Adj 

036% 

Net Adj 

573% 

Net Adj 

259 

% 

lif] 

of Comparables 

GrossAdj, 

145 

% 

|$ 

552,500) 

Gross Adj. 961% 

[$ 

544.500 

Gross Adj. 

4.32 

% 

|$ 

564,000] 

14 

did not research the sale or transfer history of the subject property and comparable sales. 

If not, explain 

[o] 

A 

ll 

Myresearcn 

[| aia 

did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal 

Bl 

0ata sources) 

RLCMPMLS/PRGNMLS/ASSESSOR/PRD 

Myresearch 

| 

| did 

did not reveal any prior sales or transfers of the comparable sales for the prior year to the date of sale of the comparable sale 

Data Source(s) 

RLCMPMLS/PRGNMLS/AS 

OR/PRD 

Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 

3). 

ITEM 

SUBJECT 

COMPARABLE SALE #1 

COMPARABLE SALE #2 

COMPARABLE SALE#3 

Date of Prior Sale/Transfer 

Price of Prior Sale/ Transfer 

Data Source(s) 

RLCMPMLS/PRGNMLS/ASSR 

RLCMPMLS/PRGNMLS/ASSR 

RLCMPMLS/PRGNMLS/ASSR 

RLCMPMLS/PRGNMLS/ASSR 

Effective Date of Data Source(s) 

10/20/2025 

10/20/2025 

10/20/2025 

10/20/2025 

Analysis of prior sale 

or transfer history of the subject property and comparable sales 

SOURCES UTILIZED: 

RLCMPMLS/PRGNMLS/PRD/A 

OR. 

TRANSACTIONS FOR THE SUBJECT 

PROPERTY ARE NOTED 05/03/2016 $0 QC, 

09/11/2012 $0 QC. 

NO OTHER TRANSACTIONS WERE NOTED OVER THE PAST 

36 MONTHS FOR THE SUBJECT PROPERTY. 

SEE ADDITIONAL COMMENTS 

SALES HISTORY COMPARABLE NO. 

1: 09/05/2000 $395,000 WD, 

10/01/1997 $290,000 WD. 

SALES HISTORY COMPARABLE NO. 

2: 04/16/2004 

$74,000 WD, 

06/06/2002 

$1 

QC, 

02/06/2002 $1 WD. 

SALES HISTORY COMPARABLE NO. 

3: 11/19/2003 $105,000 WD. 

Summary of Sales Comparison Approach GROSS LIVABLE AREAS WERE ADJUSTED AT $50.00 PER SQUARE FOOT (ROUNDED TO THE 

HUNDREDTH) AT DIFFERENCES OF 100' +-. 

NO TIME ADJUSTMENTS WERE MADE TO COMPARABLES. 

IN THE OPINION OF THE 

APPRAISER INSUFFICIENT DATA WAS AVAILABLE 

TO QUANTIFY A TIME ADJUSTMENT. 

NO ADJUSTMENTS WERE MADE FOR DESIGN 

COMPARABLE NO. 

1), WALK-UP BASEMENT, 

VIEW, HI-EFFICIENCY ITEMS, 

BEDROOM COUNT/FUNCTIONAL UTILITY, 

YEAR BUILT 

SHEDS, ABOVE GROUND POOL, 

TOTAL ROOM COUNT, 

TOTAL BASEMENT SQUARE FOOTAGE AND BELOW GRADE ROOM COUNT. 

BASED ON MARKET RESEARCH, 

IN THE OPINION OF THE APPRAISER INSUFFICIENT DATA WAS AVAILABLE TO QUANTIFY AN 

ADJUSTMENT FOR THE ABOVE MENTIONED ITEMS. COMPARABLE NO. 

2 WAS GIVEN A POSITIVE ADJUSTMENT FOR QUALITY OF 

CONSTRUCTION DIFFERENCES. 

Indicated Value 

by 

Sales Comparison Approach $ 550,000 

Indicated 

Value 

by: 

Sales 

Comparison 

Approach $ 550,000 

Cost Approach 

(if developed) 

$ 553,686 

Income Approach 

(¥ 

developed) 

$ 

MOST WEIGHT WAS GIVEN TO THE MARKET DATA APPROACH. 

THE COST APPROACH HAS BEEN COMPLETED. 

THE COST 

Pe) APPROACH 

IS NOT CONSIDERED A RELIABLE INDICATOR OF VALUE AND NOT CONSIDERED. 

THE INCOME APPROACH WAS NOT 

ANAPPLICABLE TO THIS REPORT AND THEREFORE NOT DEVELOPED BY THE APPRAISER. 

SEE ADDITIONAL COMMENTS. 

Bl 

This 

appraisal 

is made 

"asis,” 

|__| subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been 

1 

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: 

NO 

4 CONDITIONS HAVE BEEN SET BY THE APPRAISER 

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 

1 

fo] 

conditions, 

and 

appraiser's 

certifi ation, 

my 

(our) 

opinion 

of 

the 

market 

value, 

as 

defined, 

of 

the 

real 

property 

that 

is 

the 

subject 

of 

this 

report 

is 

YB 

$ 550.000 

,_asof 

10/20/2025 

, 

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 

FannieMae 

Form 1004 March 2005 

Cencore Inc

SUMMARY APPRAISAL REPORT 

202502686 

Uniform 

Residential Appraisal 

Report 

File # 

 ESMI-0036269 

DESPITE ALTERNATIVE ONLINE RESOURCES, THE APPRAISER HAS UTILIZED BRUCE TOWNSHIP ASSESSING RECORDS AND MLS 

RESOURCES TO CONFIRM 

THE STATISTICAL DATA FOR THE SUBJECT PROPERTY AND ALL COMPARABLES UTILIZED TO COMPLETE 

THIS REPORT. 

THE APPRAISER DID HAVE 

TO USE A WIDER RANGE OF PRICING TO ACQUIRE CLOSED SALES SIMILAR TO THE 

SUBJECT 

IN SQUARE FOOTAGE, 

DESIGN (2- STORY). BASEMENT FOUNDATION, YEAR BUILT. OFFERING AN ACREAGE SITE, 

AMENITIES/UPDATES AND LOCATION. 

****WITH REFERENCE 

TO "ALL" ADJUSTMENTS ON 

THE GRID: 

MINIMAL ADJUSTMENT 

AMOUNTS DO NOT REFLECT A HARD DOLLAR AMOUNT. 

RATHER ARE BASED ON BUYER PERCEPTION AND THE SUPERIOR AND/OR 

INFERIOR 

CONTRIBUTION THAT 

IS OFFERED BY 

THE COMPARABLES VS THE SUBJECT PROPERTY OR VICE VERSA**** 

THE 

APPRAISER PHYSICALLY MEASURED THE SUBJECT PROPERTY AND CALCULATED A TOTAL GROSS LIVABLE AREA OF 2.607 SQUARE 

FEET. 

THE SUBJECT PROPERTY GROSS 

LIVABLE AREA WAS CALCULATED PER ANSI 2765-2021 

STANDARDS. 

THE APPRAISER 

CANNOT COMMENT ON OTHER APPRAISERS GLA ADJUSTMENTS FOR COMPARABLE NO. 

2. 

****THE APPRAISER UTILIZED AN 

AMOUNT OF $50.00 PER SQUARE FOOT FOR THE SUBJECT PROPERTY'S IMMEDIATE 

MARKET AREA/PLACE**** 

ALL COMPARABLE 

FINISHED BASEMENT SQUARE FOOTAGE 

IS AN ESTIMATE ONLY. 

BASEMENT ADJUSTMENTS ARE BASED ON FINISHED AREA IN 

THE 

BASEMENT VS NO FINISHED AREA IN THE BASEMENT AND WALKOUT BASEMENT AMENITY, NOT TOTAL BASEMENT SQUARE 

FOOTAGE AND BELOW GRADE ROOM COUNT. 

WITH REFERENCE TO THE PREDOMINATE VALUE: 

THE PREDOMINATE VALUE TAKES 

INTO ACCOUNT ALL THE SALES IN THE SUBJECT'S LOCATION IN THE PAST YEAR. 

THE STUDY INCLUDES DWELLINGS OF 

DIFFERENT SQUARE FOOTAGE'S, STYLES. BEDROOM COUNT, FOUNDATIONS. 

YEAR BUILT, BANK OWNED. SHORT SALES ETC. 

THE 

SUBJECT'S ESTIMATED MARKET VALUE IS DERIVED USING SALES SIMILAR 

TO THE SUBJECT IN SQUARE FOOTAGE. 

DESIGN 

2-STORY). 

BASEMENT FOUNDATION. YEAR BUILT, OFFERING AN ACREAGE SITE, AMENITIES/UPDATES AND LOCATION. 

THIS IS 

WHY MOST LIKELY 

THE SUBJECT'S 

ESTIMATED MARKET VALUE 

IS HIGHER THAN 

THE PREDOMINATE PRICING 

FOR THE SUBJECT'S 

NEIGHBORHOOD. 

IN THE OPINION OF THE APPRAISER INSUFFICIENT DATA WAS AVAILABLE 

TO COMMENT ON THE AFFECT ON 

MARKETABILITY TOWARDS THE SUBJECT PROPERTY 

IF ANY. 

BASED ON MARKET DATA. IN 

THE OPINION OF THE APPRAISER 

INSUFFICIENT DATA WAS AVAILABLE 

TO WARRANT/SUPPORT OR EXTRAPOLATE AN ADJUSTMENT FOR TIME. WALK-UP BASEMENT. 

VIEW. DESIGN (COMPARABLE NO. 

1). 

HI-EFFICIENCY ITEMS. BEDROOM COUNT/FUNCTIONAL UTILITY. 

YEAR BUILT. SHEDS AND 

ABOVE GROUND POOL. 

THE APPRAISER IS UNABLE TO BRACKET YEAR BUILT AND NON FLORIDA ROOM AMENITY. 

HAVING AN 

ACROSS THE GRID ADJUSTMENT FOR FLORIDA ROOM AMENITY, 

IN ORDER TO ACQUIRE CLOSED 

SALES SIMILAR IN SQUARE 

FOOTAGE, DESIGN (2-STORY), BASEMENT FOUNDATION. YEAR BUILT, OFFERING AN ACREAGE SITE, AMENITIES/UPDATES AND 

LOCATION. 

THE APPRAISER DID HAVE 

TO USE COMPARABLES LOCATED BEYOND A ONE MILE RADIUS AND COMPARABLE NO. 

3 

SELLING BEYOND A 

6 MONTH PERIOD IN ORDER TO ACQUIRE CLOSED SALES SIMILAR IN SQUARE FOOTAGE, DESIGN (2-STORY). 

BASEMENT FOUNDATION, YEAR BUILT, OFFERING AN ACREAGE SITE, AMENITIES/UPDATES AND LOCATION. 

WITH REFERENCE TO 

CASH SALES: 

ISN THE OPINION OF THE APPRAISER INSUFFICIENT DATA WAS AVAILABLE TO COMMENT ON THE AFFECT ON 

MARKETABILITY TOWARDS THE SUBJECT PROPERTY. IF ANY. 

ACREAGE ADJUSTMENT WERE BASED ON $5.000 PER ACRE 

ROUNDED 

TO THE HUNDREDTH) AT DIFFERENCES OF 

1 ACRE OR GREATER. 

COMPARABLE NO. 

3 WAS GIVEN A NEGATIVE 

ADJUSTMENT FOR DESIGN DIFFERENCES 

00 

r»zo0---00> 

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) 

MLS, BUILDERS & LOCAL REALTORS. 

c 

o 

s 

All 

ESTIMATED 

1 REPRODUCTION OR 

REPLACEMENT COST NEW 

OPINION 

OF 

SITE 

VALUE... 

casas 

a 

even 

even 

even 

J 

90,000] 

Source of costdata 

MARSHALL & SWIFT 

Dwelling 

2,607 

Sq.Ft. @$ 

180.00 

= 

oe 

=$ 

469,260) 

4 

Quality rating from cost service AVG 

Effective date of costdata 

(0/25 

BSMT 

1,272 

Sq.Ft @ $ 

30.00 

- 

oe 

=$ 

38.160) 

IS 

Comments on Cost Approach (gross living area calculations, depreciation, etc.) 

R 

[33 

ECTIVE REMAINING ECONOMICAL LIFE OF 

THE PROPERTY 

Garage/Carport 

842 

Sq.Ft. @$ 

30.00 

i 

i 

=$ 

25,260] 

e IS 55 YEARS. 

Total Estimate of Cost-New 

ri 

<8 

532,680) 

[+] 

Less 

Physical 

Functional| External 

H 

Depreciation 

113.994 

=$( 

113,994) 

Depreciated 

Cost 

of 

Improvements.. 

i 

= 

- 

- 

=$ 

418,686) 

'As-is' 

Value 

of 

Site Improvements... 

= 8 

30.000] 

PORCH/PATIO/FLORIDA ROOM 

15.000 

Estimated Remaining Economic 

Life (HUD and VA only) 

55 

Years 

Indicated 

Value 

By 

Cost 

Approach........ 

een 

een 

esis 

..=$ 

553.686] 

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 

developermbuilder 

in 

control 

of 

the Homeowners’ Association (HOA)? 

| |Yes 

| [No 

Unittype(s) 

| 

| Detached 

| 

| Attached 

Provide the 

following information 

for PUDs ONLY 

if 

the developerbuilder 

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(s) 

Are 

the units, common elements, and recreation facilities complete? 

[Ives 

[ 

INo 

IfNo, 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 

FannieMae Form 1004 March2005 

Cencore Inc

SUMMARY APPRAISAL REPORT 

202502686 

Uniform 

Residential Appraisal 

Report 

File # 

 ESMI-0036269 

p- 

including 

a 

unit 

in 

a planned unit development (PUD). This report form 

is not designed 

to report an appraisal 

of a 

report form 

designed to report an appraisal 

of a one-unit property 

or 

a one-unit property with an accessory unit 

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 

iting 

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 

defini 

ion 

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/: 

subject 

of this appr: 

ent to evaluate the property that 

is the 

al 

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 

si 

ler, each acting prudently, knowledgeably and assuming 

the price 

is not affected by undue stimulus. 

Impl 

it 

in this definition 

is the consummation 

of 

a sale as 

of 

a specified 

date and 

the pas 

g 

of title from seller to buyer under con 

ns 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 financi 

| 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 finan 

g 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 

dol 

r 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 

limi 

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 

located 

in an 

(or other data sources) and has noted 

in this appraisal report whether any portion 

of the subject site 

i 

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 

spection 

of the subject property 

or that he 

or 

she became aware of during the research involved 

in performing 

this 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 

mited 

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 appr 

er 

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 

wi 

be performed 

in 

a professional manner. 

Freddie Mac Form 70 March 2005 

UAD Version 9/2011 

Page 4 of 6 

FannieMae Form 1004 March2005 

Cencore Inc

SUMMARY APPRAISAL REPORT 

202502686 

Uniform 

Residential Appraisal 

Report 

File # 

 ESMI-0036269 

APPRAISER’'S CERTIFICATION: 

The Appraiser certifies and agrees 

that: 

1. 

1 have, 

at 

a minimum, developed and reported 

this appraisal 

in accordance with the scope 

of work requirements 

stated 

in 

this appraisal 

report. 

2. 

| 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 

vability, 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. 

1 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. 

| 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. 

1 selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property. 

8. 

1 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. 

| 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. 

1 verified, from a disinterested source, 

al 

the sale or financing of the subject property. 

information 

in this report that was provided by parties who have a financial interest in 

11. 

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

12. 

1 am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple 

listing 

services, tax assessment records, publ 

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. 

1 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 comect. 

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 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 

| would 

report (or present analysis supporting) 

a 

predetermined 

specific value, 

a predetermined minimum value, 

a range 

or 

ection 

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. 

| personally prepared 

all conclusions and opinions about the real estate that were set forth 

in this appraisal report. 

If 

| 

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, 

| have named such 

individual(s) and disclosed the specific tasks performed 

in 

this 

appraisal report. 

| 

certify that any individual so named 

is qualified 

to perform the tasks. 

| 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 

| 

will take no 

responsibility for 

it. 

20. 

| identified the lender/client 

in 

this appraisal 

report who 

is the individual, organization, 

or agent for the organization that 

ordered 

and 

wi 

receive this appraisal 

report. 

Freddie Mac Form 70 March 2005 

UAD Version 9/2011 

Page 5 of 6 

FannieMae Form 1004 March 2005 

Cencore Inc

SUMMARY APPRAISAL REPORT 

202502686 

Uniform 

Residential Appraisal 

Report 

File # 

 ESMI-0036269 

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. 

| am aware that any disclosure or distribution 

of this appr. 

isal report by me or the lender/client may be subject to certain 

laws and regulations. 

Further, 

| am also subject to the provisions 

of the Uniform Standards 

of Professional Appraisal Practice 

that pertain to disclosure or distribution by me. 

23. The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, mortgage 

surers, 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 

i 

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 APPRAISERS CERTIFICATION: 

The Supervisory Appraiser 

certifies and 

agrees 

that: 

1. 

1 directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser's 

analy: 

. 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 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 representati 

n of my signature, the appraisal report shall be as effective, enforceable and 

valid as 

a paper version of this appraisal report were delivered containing my original hand written signature. 

APPRAISER 

SUPERVISORY APPRAISER (ONLY IF REQUIRED) 

Signature 

Pele Qa 

Signature 

Name 

 CASSIAN PETRELLA 

Name 

Company Name ~~ Cencore Inc 

Company Name 

Company Address 

41802 Stratton Drive 

Company Address 

Clinton Township, MI 48038 

Telephone Number 

586-412-1275 

Telephone Number 

Email Address 

cpetrella9| 

7! @wowway.com 

Email Address 

Date of Signature and Report 

10/21/2025 

Date of Signature 

Effective Date of Appraisal 

10/20/2025 

State Certification # 

State Certification # 

or State License # 

or State License # 

1203005465 

State 

or Other 

State # 

Expiration Date of Certification or License 

State 

my 

Expiration Date of Certification or License 

07/31/2026 

SUBJECT PROPERTY 

ADDRESS OF PROPERTY APPRAISED 

[J 

Did notinspect subject property 

8160 W GATES 

ST 

[J 

Did inspect exterior of subject property from street 

BRUCE TOWNSHIP, MI 48065 

Date of Inspection 

APPRAISED 

VALUE 

OF 

SUBJECT 

PROPERTY 

$ 550,000 

[1 

pidinspect interior and exterior of subject property 

LENDER/CLIENT 

Date of Inspection 

Name 

EQUITY SOLUTIONS USA 

COMPARABLE SALES 

Company Name 

MICITIGAN SCTIOOLS & GOVERNMENT CREDIT UNION 

Company Address 

40400 GARFIELD ROAD 

[] 

Did notinspect exterior of comparable sales from street 

CLINTON 

TOWNSHIP, M1 48038 

[1 

Didinspect exterior of comparable sales from street 

Email Address 

INFORMATION@ESUSANET/P:248-579-9928 

Date of Inspection 

Freddie Mac Form70 March 2005 

UAD Version 9/2011 

Page 6 of 6 

FannieMae Form 1004 March 2005 

Cencore Inc

Fannie Mae - Definition of Terms 

Case No. 

202502686 

File No. 

ESMI-0036269 

Borrower 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES ST 

City 

BRUCE 

TOWNSHIP 

County 

MACOMB 

State 

mI 

Zip Code 

48065 

Lender/Client 

MICHIGAN SCHOOLS & GOVERNMENT CREDIT UNION 

Address 

40400 GARFIELD ROAD, CLINTON TOWNSHIP, MI_48038 

Requirements 

- Condition and Quality Ratings Usage 

Appraisers must utilize the following standardized conditions and quality ratings within the appraisal report 

Condition Ratings and Definitions 

€1 

- The improvements have been very recently constructed and have not previously been occupied. The entire structure and all components are new and the dwelling features 

no 

physical 

depreciation 

“Note: 

Newly constructed improvements that feature recycled materials and/or components can be considered new dwellings provided that the dwelling 

is placed on 

a 100% 

new foundation and recycled materials and the recycled components have been rehabilitated/re-manufactured into like-new condition. 

Recently constructed improvements 

that have not been previously occupied are not considered “new” 

if they have significant physical depreciation (ie, 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 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 either are 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 litle 

or no physical depreciation, 

or an older property 

that has been recently completely renovated. 

€3 

- 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. 

fts estimated effective age 

is less than its actual age. 

It also may reflect a property in which the majority of shortdived building components have been replaced but not to the level of a complete renovation. 

€4 

- 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 

functionallyadequate 

Note: 

The estimated effective age may be close 

to 

or equal 

to 

its 

actual age 

It reflects 

a propery 

in which some 

of the shotHived building components have been 

replaced, 

and some shortdived 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 

©5 

- 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 

propery 

in 

which 

many 

of 

its 

short-lived 

building components 

are 

at the end of or have exceeded their physical 

life expectancy but remain functional 

©6 

- The improvements have substantial damage or deferred maintenance with deficiendies 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 use. 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 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 residences 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 of exceptionally 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 indudes 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 indudes 

adequate fenestration and some exterior ornamentation and interior refinements. 

Materials, workmanship, finish, and equipment are of stock or builder grade and may feature 

someupgrades 

Q5 

- Dwellings with this quality rating feature economy of construction and basic fundtionality 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 

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 physicalfunctional 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 indude 

multiple 

alterations. 

These 

alterations may indude some 

or 

all 

of the following: 

replacement 

of 

a major component (cabinet(s), bathtub, 

or bathroom 

file), 

relocation 

of plumbing/gas fixtures/appliances, significant structural alterations (relocating walls and/or the addition 

of square footage). 

This would indude 

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 Definitions 9/2011 (Updated 1/2014) 

Page 1 of 3 

Cencore Inc

Requirements 

- Abbreviations Used in 

Case No. 

202502686 

Data Standardization Text 

File No 

ESMI-0036269 

Abbreviation 

Full Name 

Appropriate Fields 

A 

Adverse 

Location & View 

ac 

Acres 

Area, Site 

AdjPrk 

Adjacent to Park 

Location 

AdjPwr 

Adjacent to Power Lines 

Location 

ArmLth 

Arms Length Sale 

Sale 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 Concession 

CtySky. 

City View Skyline View 

View 

Ctystr 

City Street View 

View 

ov 

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 

[<) 

Garage 

Garage/Carport 

ga 

Attached Garage 

Garage/Carport 

gbi 

Builtin Garage 

Garage/Carport 

gd 

Detached Garage 

Garage/Carport 

Gifcse 

Golf Course 

Location 

Gifvw 

Golf Course View 

View 

GR 

Garden 

Design (Style) 

HR 

High Rise 

Design (Style) 

in 

Interior Only Stairs 

Basement & Finished Rooms Below Grade 

Ind 

Industrial 

Location & View 

Listing 

Listing 

Sale or Financing Concessions 

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 

PubTm 

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 

" 

Recreational (Rec) Room 

Basement & Finished Rooms Below Grade 

s 

Settlement Date 

Date of Sale/Time 

sf 

Square Feet 

Area, Site, Basement 

Short 

Short Sale 

Sale or Financing Concessions 

Unk 

Unknown 

Date of Sale/Time 

VA 

Veterans Administration 

Sale or Financing Concessions 

w 

Withdraw Date 

Date of Sale/Time 

wo 

Walk Out Basement 

Basement & Finished Rooms Below Grade 

Woods 

Woods View 

View 

Wir 

Water View 

View 

WirFr 

Water Frontage 

Location 

wu 

Walk Up Basement 

Basement & Finished Rooms Below Grade 

UAD Definitions 9/2011 (Updated 1/2014) 

Cencore Inc 

Page 2 of3

Case No. 

202502686 

File No. 

ESMI-0036269 

Other Appraiser-Defined Abbreviations 

Abbreviation 

Full Name 

Fields Where 

This 

Abbreviation 

May Appear 

UAD Definitions 9/2011 (Updated 1/2014) 

Cencore Inc 

Page 3 of 3

202502686 

File No. 

ESMI-0036269 

ADDITIONAL COMMENTS 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES ST 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Lender or Client 

MICHIGAN SCHOOLS & GOVERNMENT CREDIT UNION 

LEGAL DESCRIPTION 

TSN R12E SEC 34 2004S SUPERVISOR'S PLAT OF MOUNTAIN VIEW ORCHARD FARMS (L.33 P.19-20) PART OF LOTS 9 & 10 

DESC AS; COMM AT NW COR LOT 10, TH $89*0329"E 303.56 FT TO POB; TH $89*0329"E 190.00 FT; TH S 01¥46'S8"W 252.90 

FT; TH N88*5424"W 190.00 FT; TH N01¥47'03"E 252.40 FT TO POB. 1.102 ACRES 

DATA ON SUBJECT SALE OFFERINGS 

UTILIZING THE PRGNMLS#60919909 THE APPRAISER NOTED THE SUBJECT PROPERTY WAS ORIGINALLY LISTED ON 07/18/2025 FOR 

$625,000 BEFORE EXPERIENCING A PRICE REDUCTION(S) WHICH 1S REFLECTED IN THE OVERALL DAYS ON MARKET IN THIS REPORT. 

AS OF THE EFFECTIVE DATE OF THIS REPORT, THE APPRAISER IS UNABLE TO IDENTIFY ANY ADDITIONAL 12 MONTH LISTING 

HISTORY OR 12 MONTH PRICE REDUCTION FOR THE SUBJECT PROPERTY UTILIZING RLCMPMLS AND PRGNMLS RESOURCES. 

ANALYSIS OF SALE CONTRACT 

THE APPRAISER HAS RECEIVED AND REVIEWED A SIGNED AND DATED, FULLY EXECUTED, PAGES 1-4 PURCHASE AGREEMENT AND 

PAGE 1 ADDENDUM PROVIDED TO THE APPRAISER BY THE LENDER/CLIENT. 

THE APPRAISER HAS REVIEWED A SIGNED AND DATED, BY THE SELLER, PAGES 1-2 SELLER'S DISCLOSURE STATEMENT OBTAINED 

BY THE APPRAISER UTILIZING MLS RESOURCES. 

THIS 1S ASSUMED TO BE THE ENTIRE AGREEMENT. 

THE SIGNED AND DATED, FULLY EXECUTED PAGES 1-4 PURCHASE AGREEMENT PROVIDED TO THE APPRAISER BY THE 

LENDER/CLIENT STATES, IN PART, 

"... PURCHASERS ACKNOWLEDGE THAT THEY RECEIVED FROM SELLER 

A SELLER'S DISCLOSURE STATEMENT... 

PURCHASERS DO CHOOSE TO HAVE THE PROPERTY INSPECTED AT PURCHASER'S EXPENSE... 

LEAD BASED PAINT INSPECTION: PURCHASERS WAIVE THIS CONTINGENCY... PURCHASERS DECLINE A HOME PROTECTION PLAN... 

SELLER TO PAY 4% TO REAL ESTATE ONE BROKER COMPENSATION. EARNEST MONEY DEPOSIT TO BE DEPOSITED AFTER 72 HOURS 

SELLERS ACCEPTANCE..." 

THE APPRAISER HAS NOT RECEIVED, REVIEWED OR OBTAINED A FULLY EXECUTED SELLERS DISCLOSURE STATEMENT AND LEAD 

BASED PAINT SELLERS DISCLOSURE UTILIZING MLS AND ADDITIONAL RESOURCES. 

THE APPRAISER NOTED BOSILIKA RAJSIC HAS SIGNED THE AFOREMENTIONED DOCUMENTS AS THE SELLER. 

THE APPRAISER NOTED NOTHING UNUSUAL REGARDING THE PURCHASE AGREEMENT DOCUMENT PROVIDED BY THE 

LENDER/CLIENT. 

LOAN CHARGES AND/OR SALE CONCESSIONS PAID ON BEHALF OF BORROWER 

THE SIGNED AND DATED, FULLY EXECUTED, PAGES 1-4 PURCHASE AGREEMENT AND PAGE | ADDENDUM PROVIDED TO THE 

APPRAISER BY THE LENDER/CLIENT INDICATES THE SALE PRICE INCLUDES: 

DISHWASHER, DRYER, FREE STANDING ELECTRIC OVEN, FREE STANDING REFRIGERATOR, MICROWAVE, STAINLESS STEEL 

APPLIANCES, WASHER. 

NO VALUE HAS BEEN ASSIGNED TO PERSONAL PROPERTY BY THE APPRAISER. 

NEIGHBORHOOD DESCRIPTION 

WITH REFERENCE TO THE SUBJECT PROPERTY MARKET AREA: 

THE APPRAISER NOTED THE SUBJECT PROPERTY MARKET AREA CONSISTS OF MAINLY SINGLE FAMILY HOMES WITH SOME 

MULTIPLE FAMILY DWELLINGS AND SOME COMMERCIAL. THE AREA OFFERS ACCESS TO EMPLOYMENT, BOTH LARGE AND SMALL 

BUSINESS. M-5318 IN THE AREA TO PROVIDE ADEQUATE ACCESS TO SURROUNDING MUNICIPALITIES. PUBLIC TRANSPORTATION IS 

AVAILABLE ALONG WITH SCHOOLS. THE AREA OFFERS RECREATIONAL FACILITIES INCLUDING PARKS. 

HIGHEST AND BEST USE 

THE HIGHEST AND BEST USE OF THE SUBJECT PROPERTY IS SINGLE FAMILY RESIDENTIAL. 

THIS IS BASED ON THE PREMISE THAT 

THE SUBJECT PROPERTY, AS IMPROVED, FALLS WITHIN TYPICAL NEIGHBORHOOD RANGE REGRADING SINGLE FAMILY RESIDENTIAL 

USE, IS LEGALLY ALLOWABLE FOR THIS USE UNDER MUNICIPALLY RESTRICTIONS AND THE COST TO AMEND THE PROPERTY TO 

Cencore Inc

202502686 

File No. 

ESMI-0036269 

ADDITIONAL 

COMMENTS 

p 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES ST 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Lender or Client 

MICHIGAN SCHOOLS & GOVERNMENT CREDIT UNION 

OTHER USE WOULD NOT BE LEGALLY ALLOWABLE AND/OR ECONOMICALLY FEASIBLE AS OF THE EFFECTIVE DATE OF THIS 

REPORT. 

ADVERSE SITE CONDITIONS AND/OR EXTERNAL FACTORS 

IN THE OPINION OF THE APPRAISER COMMERCIAL BUILDINGS/BUSINESSES, M-53, BRUCE TOWNSHIP COMMUNITY PARKS, NON 

PROFIT MEETING HOUSES, 

A CEMETERY AND ROMEO COMMUNITY SCHOOLS DO NOT NEGATIVELY IMPACT THE SUBJECT 

PROPERTY'S MARKETABILITY. 

AT THE TIME OF INSPECTION THE APPRAISER NOTED W GATES ROAD IS A LIGHT TRAFFIC ROAD. THE APPRAISER NOTED THE 

SUBJECT PROPERTY OFFERS 1.10 ACRES OF WHICH THE FRONTAGE 18 190 FT. THEREFORE THE SUBJECT PROPERTY IS SET BACK 

FROM THE LIGHT TRAFFIC ROAD. THE APPRAISER NOTED NO AFFECT ON MARKETABILITY. 

ADDITIONAL FEATURES 

CEILING FANS, SMOKE DETECTOR, CARBON MONOXIDE DETECTOR, VAULTED CEILING, FRENCH DOORS. 

UNHEATED FLORIDA 

ROOM WITH CEILING FAN. 2ND FLOOR BONUS ROOM OVER GARAGE. 

3-CAR ATTACHED GARAGE, STAMPED CONCRETE PATIO 

AND WALKWAY. ALARM SYSTEM. 

BASEMENT EGRESS WINDOW, WATER SOFTENER, HI-EFFICIENCY FURNACE, HI-EFFICIENCY HOT WATER TANK. 

THE APPRAISER HAS UTILIZED THE PRGNMLS#60919909, THE SELLERS DISCLOSURE STATEMENT 

AND A VISUAL INSPECTION TO 

DETERMINE THE FOLLOWING UPDATES/IMPROVEMENTS AT THE SUBJECT PROPERTY: 

DOUBLE INSULATION 

THE KITCHEN OFFERS FLOORING, CABINETS, COUNTERTOPS, PANTRY AND FIXTURES. 

THE 1/2 BATH OFFERS FLOORING AND VANITY. 

BATH 

1 OFFERS FLOORING AND DUAL SINK VANITY. 

BATH 2 OFFERS JACUZZI TUB, FLOORING, VANITY, FIXTURES. 

THE APPRAISER CONSIDERS THE SUBJECT PROPERTY SHEDS TO BE PERSONAL PROPERTY. 

PROPERTY CONDITION 

PHYSICAL DEFICIENCIES AND / OR ADVERSE CONDITIONS 

THE APPRAISER IS NOT AN ENGINEER, BUILDER/CONTRACTOR, HOME INSPECTOR OR ENVIRONMENTAL EXPERT. NO VISUAL SIGNS 

OF PHYSICAL OR ADVERSE CONDITIONS THAT WOULD AFFECT THE LIVABILITY, SOUNDNESS OR STRUCTURAL INTEGRITY OF THE 

PROPERTY WERE NOTED AT THE TIME OF INSPECTION. THIS APPRAISAL IS NOT INTENDED TO REPRESENT AND/OR REPLACE A 

HOME INSPECTION OR ANY INSPECTION BY A LICENSED CONTRACTOR. 

THE APPRAISER IS NOT A HOME INSPECTOR, ENGINEER, 

LICENSED CONTRACTOR OR ENVIRONMENTAL EXPERT. 

THIS APPRAISAL DOES NOT GUARANTEE THE SUBJECT PROPERTY 1S FREE 

OF DEFECTS. 

THE APPRAISER IS NOT A HOME INSPECTOR, AND THIS APPRAISAL REPORT IS NOT A HOME INSPECTION; THE APPRAISER ONLY 

PREFORMED A VISUAL OBSERVATION OF ACCESSIBLE AREAS AND THE APPRAISAL REPORT CANNOT BE RELIED UPON TO 

DISCLOSE CONDITIONS AND/OR DEFECTS IN THE PROPERTY. 

AT THE TIME OF INSPECTION THE APPRAISER VISIBLY NOTED A SMOKE DETECTOR AND CARBON MONOXIDE DETECTOR AT THE 

SUBJECT PROPERTY AND HAS PROVIDED A PHOTO 

AT THE TIME OF INSPECTION THE APPRAISER VISIBLY NOTED THE FOLLOWING AT THE SUBJECT PROPERTY PROPERTY BASEMENT 

AND HAS SUPPLIED PHOTOS: 

(1) SEALED AREAS IN THE BASEMENT WALLS - NO VISIBLE MOISTURE 

AT THE TIME OF INSPECTION THE APPRAISER NOTED SEALED AREAS IN THE BASEMENT WALL. 

BASED ON A VISUAL INSPECTION 

THE APPRAISER NOTED NO VISIBLE EVIDENCE OF WATER OR DAMPNESS IN THE BASEMENT. THE APPRAISER NOTED NO MENTION 

OF THIS ITEM IN THE SELLER'S DISCLOSURE STATEMENT. BASED ON A VISUAL INSPECTION AND LACK OF MOISTURE AND 

DAMPNESS IN THE BASEMENT THE APPRAISER HAS MADE AN ASSUMPTION THE SEALED AREAS IN THE BASEMENT WALL HAVE 

BEEN REMEDIATED. THE APPRAISER NOTED NO VISIBLE HEALTH, SAFETY AND LIVABILITY ISSUES RELATED TO THESE SEALED 

BASEMENT AREAS. 

ANALYSIS OF SALE/TRANSFER HISTORY OF SUBJECT AND COMPS 

THE SUBJECT PROPERTY IS CURRENTLY PENDING FOR $549,000 OFFERING NO CONCESSIONS TO THE BUYERS. 

THE APPRAISER 

NOTED THE SUBJECT PROPERTY HAS BEEN LISTED FOR 86 DAYS PRIOR TO THE CURRENT OFFER BEING ACCEPTED. 

Cencore Inc

202502686 

File No. 

ESMI-0036269 

ADDITIONAL 

COMMENTS 

p 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES ST 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Lender or Client 

MICHIGAN SCHOOLS & GOVERNMENT CREDIT UNION 

UTILIZING THE PRGNMLS#60919909 THE APPRAISER NOTED THE SUBJECT PROPERTY WAS ORIGINALLY LISTED ON 07/18/2025 FOR 

$625,000 BEFORE EXPERIENCING A PRICE REDUCTION(S) WHICH IS REFLECTED IN THE OVERALL DAYS ON MARKET IN THIS REPORT. 

AS OF THE EFFECTIVE DATE OF THIS REPORT, THE APPRAISER IS UNABLE TO IDENTIFY ANY ADDITIONAL 

12 MONTH LISTING 

HISTORY OR 12 MONTH PRICE REDUCTION FOR THE SUBJECT PROPERTY UTILIZING RLCMPMLS AND PRGNMLS RESOURCES. 

UTILIZING RLCMPMLS/PRGNMLS/PUBLIC RECORDS AND BRUCE TOWNSHIP ASSESSING RECORDS, NO OTHER SALES/TRANSFERS AND 

LISTINGS OF THE SUBJECT PROPERTY WERE NOTED BY THE APPRAISER WITHIN THE PAST THREE YEARS AS OF THE EFFECTIVE 

DATE OF THIS REPORT. 

RECONCILIATION 

CONSIDERATION WAS GIVEN TO COMPARABLE NOS. 

1 AND 2: 

COMPARABLE NO. 

1, 

A CURRENT CLOSED 

SALE, SIMILAR TO THE SUBJECT PROPERTY 

IN DESIGN 

(2-STORY), YEAR BUILT, 

AMENITIES/UPDATES, GROSS LIVABLE AREA AND QUALITY OF CONSTRUCTION. 

COMPARABLE NO. 

2, 

A CURRENT CLOSED SALES, SIMILAR TO THE SUBJECT PROPERTY IN DESIGN GROSS LIVABLE AREA AND 

AMENITIES/UPDATES. 

LIMITED CONSIDERATION WAS GIVEN TO COMPARABLE NO. 

3 OFFERING A RANCH 

STYLE DESIGN VS THE SUBJECT PROPERTY. 

COMPARABLE NO. 3 WAS UTILIZED TO ACQUIRE A CLOSED SALE SIMILAR IN BEDROOM COUNT. 

AN ESTIMATED MARKET VALUE WAS DERIVED BRACKETING COMPARABLE NOS. 1,2 AND 3. 

THE APPRAISER WOULD LIKE TO NOTE THE ESTIMATED MARKET VALUE DOES NOT EXCEED THE CONTRACT PRICE GREATER THAN 

3%. 

SALES COMPARISON APPROACH 

WITH REFERENCE TO THE SUBJECT PROPERTY SHED-3: 

AT THE TIME OF INSPECTION THE APPRAISER WAS UNABLE TO VISIBLY INSPECT THE INTERIOR OF SHED-3 AS INTERIOR ACCESS 

WAS NOT AVAILABLE. 

THE APPRAISER HAS MADE AN ASSUMPTION THE INTERIOR OF SHED 3 OFFERS NO HEALTH AND SAFETY 

ISSUES. THE APPRAISER WAS ABLE TO VISIBLY INSPECT THE INTERIOR OF SHED-1 AND SHED-2 

WITH REFERENCE TO OVERALL MARKETING TREND: 

UTILIZING MLS RESOURCES THE APPRAISER HAS COMPLETED AN ANALYSIS OF A 

12 MONTH SALES PRICING TREND FOR THE 

SUBJECT PROPERTY MARKETPLACE. THE ANALYSIS REFLECTS SOME VARIANCE IN SALES PRICING FOR THE 12 MONTH PERIOD, 

HOWEVER, THE APPRAISER NOTED THE SALE PRICES OF THE COMPARABLES UTILIZED TO COMPLETE THIS REPORT DO NOT APPEAR 

TO REFLECT THE VARIANCE. THEREFORE THE APPRAISER HAS NOTED THE MARKETPLACE AS STABLE. 

THE APPRAISER NOTED A 

LACK OF ACTIVE LISTINGS IN THE MARKETPLACE. 

THE APPRAISER HAS NOTED THE MEDIAN SALE PRICE IS $489,900. 

WITH REFERENCE TO THE SUBJECT PROPERTY WELL AND SEPTIC: 

AT THE TIME OF INSPECTION THE APPRAISER NOTED THE SUBJECT PROPERTY OFFERS WELL AS THE WATER SOURCE AND SEPTIC 

AS ITS SANITARY SEWER. 

BRUCE TOWNSHIP ASSESSING RECORDS ALSO NOTES THE SUBJECT PROPERTY OFFERS WELL AND 

SEPTIC. 

THE APPRAISER IS UNABLE TO DETERMINE THE EXACT LOCATION OF THE WELL AND SEPTIC SYSTEM AND CANNOT BE 

HELD ACCOUNTABLE IF THE WELL AND SEPTIC SYSTEM CANNOT BE EASILY ACCESSED FOR REPAIR. 

THE APPRAISER HAS NO WAY OF KNOWING THE CONDITION OR MAINTENANCE HISTORY OF THE WELL AND SEPTIC SYSTEM. 

THE 

APPRAISER ONLY CONDUCTED A LIMITED VISIBLE INSPECTION OF VISIBLY ACCESSIBLE AREAS. 

THE APPRAISER DID NOT VISUALLY 

INSPECT THE WELL AND SEPTIC SYSTEM. THE APPRAISER CAN CONFIRM THE WELL AND SEPTIC SYSTEM ARE FUNCTIONAL. 

THE 

APPRAISER HAS MADE AN ASSUMPTION THE WELL AND SEPTIC SYSTEM ARE ADEQUATE FOR THE SUBJECT PROPERTY. 

A WELL 

AND SEPTIC INSPECTION BY A LICENSED CONTRACTOR IS SUGGESTED IF THE LENDER/CLIENT HAS ANY CONCERNS OR QUESTIONS. 

THE APPRAISER IS ABLE TO PROVIDE ALL COMPARABLES OFFERING WELL AND SEPTIC TO DEMONSTRATE MARKET ACCEPTANCE 

AND DEMONSTRATE WELL AND SEPTIC IS COMMON AND TYPICAL FOR THE SUBJECT PROPERTY'S MARKETPLACE. 

DUE TO A LACK OF ACTIVE LISTINGS SIMILAR TO THE SUBJECT PROPERTY IN SQUARE FOOTAGE, DESIGN (2-STORY), YEAR BUILT, 

BASEMENT FOUNDATION, OFFERING AN ACREAGE SITE, AMENITIES/UPDATES AND LOCATION THE APPRAISER 

IS UNABLE TO 

SUPPLY ACTIVE LISTINGS TO COMPLETE THE SECTION ABOVE THE GRID NOTED AS "COMPARABLE PROPERTIES CURRENTLY 

OFFERED FOR SALE. 

DUE TO 

A LACK OF ACTIVE LISTINGS/PENDING SALES SIMILAR TO THE SUBJECT PROPERTY 

IN SQUARE FOOTAGE, DESIGN 

(2-STORY), YEAR BUILT, 

OFFERING AN ACREAGE 

SITE, BASEMENT FOUNDATION, AMENITIES/UPDATES AND LOCATION THE 

Cencore Inc

202502686 

File No. 

ADDITIONA 

p 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES ST 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Lender or Client 

MICHIGAN SCHOOLS & GOVERNMENT CREDIT UNION 

APPRAISER IS UNABLE TO SUPPLY ACTIVE LISTINGS/PENDING SALES TO COMPLETE THIS REPORT. 

THE INTENDED USER OF THIS REPORT IS CAUTIONED, AND REMINDED THAT THE CONCLUSIONS PRESENTED IN THIS APPRAISAL 

REPORT APPLY ONLY AS OF THE EFFECTIVE DATE AS INDICATED. 

THE ANALYSES AND OPINION OF VALUE IN THIS APPRAISAL 

REPORT ARE BASED ON DATA AVAILABLE TO THE APPRAISER AND APPLY ONLY AS OF THE EFFECTIVE DATE OF THIS REPORT. THE 

APPRAISER MAKES NO REPRESENTATION AS TO THE AFFECT ON THE SUBJECT PROPERTY SUBSEQUENT TO THE EFFECTIVE DATE 

OF THIS REPORT. 

Cencore Inc

202502686 

le No. ESMI.0036269 

F.I.LR.R.E.A. ADDENDUM 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES 

§ 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Lender or Client 

MICHIGAN SCHOOLS & GOVERNMENT CREDIT UNION 

THE PURPOSE OF THIS APPRAISAL REPORT 

IS TO ESTIMATE THE MARKET VALUE OF THE SUBJECT FOR FEDERALLY RELATED 

CONVENTIONAL PURCHASE MORTGAGE PURPOSES. 

THE INTENDED USER OF THIS APPRAISAL 1S THE LENDER/CLIENT. 

NO OTHER 

INTENDED USERS OR USES HAVE BEEN IDENTIFIED BY THE APPRAISER. 

THE EFFECTIVE DATE OF THE APPRAISAL REPORT AND THE DATE OF THE APPRAISAL ARE THE SAME. 

THIS CREATES 

NO ADVERSE 

CONDITION. 

Report of the prior year sales history for the subject property 

Is the subject property currently listed? 

Yes LL] 

No 

List Price: 

$ 

549000 

Has 

the property sold during the prior year? 

LC 

ves 

No 

If yes, describe below 

TRANSACTIONS FOR THE SUBJECT PROPERTY ARE NOTED 05/03/2016 $0 QC, 

09/11/2012 $0 QC. 

THE APPRAISER NOTED THE LISTING 

PRICE 18 549,000 AND THE PENDING PRICE 18 $549,000 OFFERING NO CONCESSIONS TO THE BUYERS. 

What 

is your estimate 

of marketing time for the subject property? 

(0-3 MONTHS 

months. 

Describe below the basis (rationale) for your estimate? 

THE APPRAISER NOTED CLOSED/ACTIVE/PENDING LISTINGS 

OFFERING SIMILAR CHARACTERISTICS 

AND LOCATED IN THE 48065 ZIP 

CODE. 

THE MARKETING TIMES FOR THESE PROPERTIES ARE, 

ON AVERAGE, 

WITHIN THE 0-90 DAY TIMEFRAME. 

UTILIZING MLS 

RESOURCES THE APPRAISER HAS DETERMINED AN OVERALL MARKETING TIME AND EXPOSURE TIME FOR THE SUBJECT PROPERTY 

OF 0-90 DAYS. 

Non-real property transfers 

Does the transaction involve the transfer of personal property, fixtures, 

or intangibles that are not real property? 

ves 

|_| 

No 

If yes, provide description and valuation below. 

THE SIGNED AND DATED, FULLY EXECUTED, PAGES 

1-4 PURCHASE AGREEMENT AND PAGE 

| ADDENDUM PROVIDED TO THE 

APPRAISER BY THE LENDER/CLIENT INDICATES THE SALE PRICE INCLUDES: 

DISHWASHER, DRYER, FREE STANDING ELECTRIC OVEN, 

FREE STANDING REFRIGERATOR, MICROWAVE, STAINLESS STEEL 

APPLIANCES, WASHER. NO VALUE HAS BEEN ASSIGNED TO PERSONAL PROPERTY BY THE APPRAISER. 

Additional Comments 

THE INCOME APPROACH WAS NOT DEVELOPED. INSUFFICIENT DATA WAS AVAILABLE TO SUPPORT ITS EFFECTIVE USE. 

The acceptance of this appraisal assignment by the appraiser was not based on a requested minimum valuation, a specified valuation, or an approval of the loan 

2. The appraiser certifies that the compensation 

for this appraisal 

is not contingent upon 

the reporting 

of 

a predetermined value 

or direction 

in 

value that favors the cause 

of the 

client, the amount of the value estimate, the attainment of a stipulated result of the occurrence of a subsequent event. 

3. This appraisal has been prepared to conform with the Uniform Standards of Professional Appraisal practice ("USPAP") adopted by the Appraisal Standards Board of the 

Appraisal foundation, except the Departure Provision, unless otherwise stated below. 

4. The appraiser has disclosed 

within 

this appraisal 

report, 

or below, 

all steps taken 

that were necessary 

or appropriate 

to comply with 

the Competency provision 

of the USPAP. 

***APPRAISERS ARE REQUIRED TO BE LICENSED IN THE STATE OF MICHIGAN AND ARE REGULATED BY THE MICHIGAN DEPARTMENT 

OF LABOR AND ECONOMIC GROWTH. 

P.O. BOX 30018, 

LANSING, MICHIGAN 

48909. *** 

THE APPRAI 

TO THE BEST OF 

MY KNOWLEDGE AND BELIEF, 

| HAVE PERFORMED NO SERVICES, 

AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE 

PROPERTY THAT 

I$ THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF 

THIS ASSIGNMENT. 

) 

Connians 

Date: 

loplp0zs 

Appraisers) 

Pele Qa 

CASSIAN PETRELLA 

Date: 

Review Appraiser(s) 

Form 953 

Cencore Inc

202502686 

Market Conditions Addendum 

to 

the Appraisal 

Report 

FrieNo. 

ESMI0036269 

The purpose 

of this addendum 

is to provide the lender/dlient 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 

8160 W GATES ST 

City 

BRUCE TOWNSHIP 

State 

MI 

ZIP Code 48065 

Borrower 

FRANK & KIMBERLEY KOWALEWIC? 

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 

it is 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. 

It is recognized that not all data sources will be able to provide data for the shaded areas below: 

if it is available, however, the appraiser must include the data 

in the analysis. 

If data sources provide the required information as an average instead of the median, the appraiser should report the available figure and identify 

it as an 

average. 

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 

subject property. The appraiser must explain any anomalies 

in the data, such as seasonal markets, new construction, foreclosures. 

etc. 

Inventory Analysis 

Prior 

7-12 

Months 

Prior 4-6 Months 

Current - 3 Months 

Overall 

Trend 

Total # of Comparable Sales (Settled) 

1 

0 

Increasing 

X_| 

stable 

Dedlining 

Absorption Rate (Total Sales/Months) 

0.17 

0.00, 

0.67, 

Increasing 

X_| 

stable 

Dedlining 

Total # of Comparable Active Listings 

0 

0 

0 

Dedlining 

X | stable 

Increasing 

Months of Housing Supply (Total Listings/Ab.Rate) 

0.00 

0.00, 

0.00 

Dedlining 

X_| 

stable 

Increasing 

Median Sale & List Price, DOM, Sale/List % 

Prior 

7-12 

Months 

Prior 4-8 Months 

Current - 3 Months 

Overall 

Trend 

Median Comparable Sale Price 

579.000 

0 

532.750 AVG 

Increasing 

X_| 

stable 

Dedlining 

Median Comparable Sales Days on Market 

40 

0 

28 AVG 

Dedlining 

X_| 

Stable 

Increasing 

Median Comparable List Price 

0 

0 

0 

Increasing 

X_| 

Stable 

Declining 

Median Comparable Listings Days on Market 

40 

0 

28 AVG 

Dedlining 

X | stable 

Increasing 

Median Sale Price as % of List Price 

96.70 

99.6 AVG. 

Increasing 

X_| 

Stable 

Declining 

Seller-(developer, builder, etc.) paid financial assistance prevalent? 

Declining 

X_| 

Stable 

Increasing 

Explain 

in 

detail the 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. 

etc.). 

IN THE PREVIOUS 

12 MONTHS ANALYSIS SELLER CONCESSIONS DID NOT APPEAR TO TAKE PLACE IN THIS 

ANALYSIS 

Are 

foreclosure 

sales 

(REO 

sales) 

a 

factor 

in 

the 

market? 

| Yes 

No 

If yes, 

explain 

(including 

the trends 

in 

listings and 

sales 

of foreclosed 

properties). 

SOME FORECLOSURES, REOS & SHORT SALES IN THE MARKET MAY HAVE A NEGATIVE AFFECT ON SALES AND LIST PRICES. 

SOME 

BUT NOT ALL ARE IN COMPETITION WITH THE SUBJECT. 

AN EXACT MEASUREMENT OF THE IMPACT 

IS NOT POSSIBLE. ALTHOUGH. 

THERE MAY BE A 5% 

TO 20% DIFFERENCE IN THE PRICE BETWEEN BANK, 

SHORT SALES VS PRIVATE OWNER 

TO PRIVATE OWNER 

SALES IN 

THE MARKET. 

V=0<rpPZ> 

P 

IOAPMOUMI 

-MXAID> 

Cite 

data 

sources 

for 

above 

information. 

THE DATA INDICATED IN THIS REPORT IS A COMBINATION OF LOCAL RLCMPMLS AND 

PRGNMLS RESOURCES 

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 condusions. 

THE DATA ABOVE IS BASED ON DWELLINGS THAT ARE COMPETITIVE TO THE SUBJECT DWELLING IN MARKET APPEAL.YEAR BUILT, 

LOCATION AND UTILITY. 

If the subject 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 

Stable 

Declining 

Total # of Active Comparable Listings 

Declining 

Stable 

Increasing 

Months of Unit Supply 

(Total Listings/Ab_ Rate) 

Declining 

Stable 

Increasing 

Are foreclosure sales (REO sales) 

a factor 

in the project? |__| Yes 

| _|No 

If yes, 

indicate 

the number 

of REO 

listings and 

explain 

the trends 

in 

listings and sales 

of 

foreclosed properties 

Summarize the above trends and address 

the impact on 

the subject unit and project 

Signature 

Cannons 

F Te Wa 

Signature 

Appraiser Name 

(CASSIAN PETRELLA 

Appraiser Name 

Company Name ~~ Cencore Inc 

Company Name 

Company Address 41802 Stratton Drive, Clinton Township, MI 48038 

Company Address 

State License/Certification #1203005465 

State 

M| 

State License/Certification # 

State 

AMO=D>TTVID> 

Email Address cpetrellad17] @wowway.com 

Email Address 

Freddie 

Mac 

Form 

71 

March 

2009 

Page 

1 of 1 

Fannie 

Mae 

Form 

1004MC 

March 

2009 

Cencore Inc

202502686 

USPAP 

Compliance 

Addendum 

Filo No. ESMI-0036269 

Borrower/Client 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATE: 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

mi 

Zip Code 48065 

Lender/Client MICHIGAN SCHOOLS & GOVERNMENT CREDIT UNION 

APPRAISAL AND REPORT IDENTIFICATION 

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 

ADDITIONAL CERTIFICATIONS 

| certify that, to the best of my knowledge and belief: 

* The statements of fact contained in this report are true and correct. 

"The 

report analyses, opinions, and conclusions 

are 

limited 

only by the reported assumptions and 

are 

my personal, 

impartial, 

and unbiased 

professional 

analyses, 

opinions, and condusions. 

"1 have no (or the spedfied) present 

or prospective interest 

in the property that 

is the subject of this report and no 

(or spedified) personal interest with respect to the 

parties involved 

"1 

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 dient, 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 

"This 

appraisal 

report 

was 

prepared 

in 

accordance 

with 

the 

requirements 

of 

Tile 

XI 

of 

FIRREA 

and 

any 

implementing 

regulations 

PRIOR SERVICES 

Ihave NOT performed services, as an appraiser or in any other capacity, regarding the property that is the subject of the report within the three-year period 

immediately preceding acceptance of this assignment. 

| HAVE 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 

preceding acceptance of this assignment. Those services are described in the comments below. 

PROPERTY INSPECTION 

[__]1have NOT made a personal inspection of the property that is the subject of this report 

| HAVE made a personal inspection of the property that is 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 state mandated requirements 

* APP RAISERS ARE REQUIRED TO BE LICENSED IN THE 

[STATE OF MICHIGAN AND ARE REGULATED BY THE MICHIGAN DEPARTMENT OF LABOR AND ECONOMIC GROWTH. 

P.O. BOX 30018 

LANSING, MICHIGAN 

48909.*** 

THE APPRAISER NOTED CLOSED/ACTIVE/PENDING LISTINGS OFFERING SIMILAR CHARACTERISTICS 

AND LOCATED IN THE 48065 ZIP CODE. 

THE MARKETING TIMES FOR THESE PROPERTIES ARE, 

ON AVERAGE, 

WITHIN THE 0-90 DAY 

TIMEFRAME. 

UTILIZING MLS RESOURCES 

THE APPRAISER HAS DETERMINED AN OVERALL MARKETING TIME AND EXPOSURE TIME 

[FOR THE SUBJECT PROPERTY OF 0-90 DAYS. 

MARKETING TIME AND EXPOSURE TIME FOR THE SUBJECT PROPERTY 

Areasonable marketing time for the subject property is 

0-90 

day(s} utilizing market conditions pertinent to the appraisal assignment 

Areasonable exposure time for the subject property 

is 

0-90 

day(s) 

APPRAISER 

SUPERVISORY APPRAISER {ONLY IF REQUIRED) 

Signature 

Petre 00a 

Signature 

Name 

CASSIAN PETRELLA 

Name 

Date of Signature 

10/21/2025 

Date of Signature 

State Certification # 

State Certification # 

or State License # 

1203005465 

or State License # 

State 

MI 

State 

Expiration Date of Certification or License 

0713112026 

Expiration Date of Certification or License 

Supervisory Appraiser Inspection of Subject Property 

Effective Date of Appraisal 

10202025 

[| oianet 

[_]Exterior-only from Street 

[interior and Exterior 

USPAP Compliance Addendum 2014 

Page 

1 

of 

1 

Cencore Inc

202502686 

Elle:No. 

ESMI-0036269 

Borrower or Owner 

RANK 

& KIMBERLEY 

KOWALEWIC; 

Property Address 

8160 

W GATES 

ST 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Client 

MICHIGAN SCHOOLS & GOVERNMENT CREDIT UNION 

she 

[5 

1 

SHED 

sho 

| 0 

2 

8 

3 

B 

15 

14 

12 

hd 

1» 

| Paro 

FLORIDA 

ROOM 

| 16 

15 

[2.4 

pin] 

35 

~ 

2 

STAR 

us 

Ren pines 

NOTTO SCALE 

85 

Laundry 

Living Room 

12 

75] 

Ean 

Togo] 

# 

3.cAR 

—Ts] 

GARAGE 

PORCH 

25 

335 

Eg 

ND FIR 

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Zia 

26 

I 

BASEMENT 

orem 

— 

a5 

25 

| Room 

Lass 

ar 

7s] 

5 

— 

as 

wo 25 

Te 

| 

NE 

SUMMARY 

SQFT AREA 

PERIMETER 

AREA CALCULATION DETAILS 

Living Area 

First Floor 

First Floor 

1291 

167 

10 X13 

= 

14.3 

Second Floor 

1316 

194 

205 X40 

118.0 

Total 

2607 

361 

55 

X 

105 

530.2 

495 

X 

15 

371.2 

Basement 

360 

X 

30 

108.0 

Basement 

1272 

164 

80 

X 

10 

8.0 

25 

X 

55 

1292 

M7 

X 

 10= 

1.7 

Total 

1290.6 

Second Floor 

206 

X 

13.0 

384.8 

304 X10 

30.1 

306 

X 

05 

15.3 

366 

X 

6.0 

2196 

3614 X10 

36.1 

356 

X 

20 

712 

326 

X 

 65= 

211.9 

120 

X 

55 

66.0 

11.0 

X_ 

255 

280.5 

Total 

1315.5 

SKETCH 10005200872 

Cencore Ine

202502686 

Fils:No. 

ESMI-0036269 

OCATION MAP 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWIC 

Property Address 

8160 W GATES ST 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Client 

MICHIGAN SCHOOLS & GOVERNMENT CREDIT UNION 

Bruce 

| 

Comp 3 

5786 

COUNTRY 

MANOR DR 

ERUGE TOWNSHI 

3085 

[53] 

= 

5) 

=) 

= < 

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Comp 2 

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OULD RD 

BRUCE TOWNSHIP. MI 48068 

1d 

x 

Bruce Hills Golf 

\) 

Club 

Comp 

1 

3257 WINDMILL LN 

RN 

BRUCE TOWNSHIP, 

MI 43085 

3 

Subject 

5160 WW GATE! 

RUCE T 

East Mill 

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Lake 

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¥ 

Lat 

eQ 

Middle 

School 

E 

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32- 

Mile 

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APPRAISER LICENSE 

202502686 

File No. 

FRANK & KIMBERLEY KOWALEWICZ 

ESMI-0036269 

Borrower or Owner 

Property Address 

8160 WG. 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Client 

MICHIGAN SCHOOLS & GOVERNMENT CREDIT UNION 

RO06970 

GRETCHEN WALTRER 

GOVERNOR 

STATE 

OF 

MICHIGAN 

DEPARTMENT 

OF 

LICENSING 

AND 

REGULATORY 

AFFAIRS 

BUREAU 

OF 

PROFESSIONAL 

LICENSING 

STATE 

LICENSED 

REAL 

ESTATE 

APPRAISER 

LICENSE 

CASSIAN 

PETRELLA 

THIS DOCUMENT 15 DULY. 

ISSUED UNDER THE LAWS OF 

EXPIRATION 

DATE 

THE STATE 

OF MICHIAAN 

0?/3L/20ck 

LICENSE 

NO- 

120300545 

24180040601 

Cencore Inc

202502686 

Elle:No. 

ESMI-0036269 

AERIAL MAP 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWI 

Property Address 

8160 W GATES ST 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

MICHIGAN SCHOOLS 

& GOVERNMENT CREDIT UNION 

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Cencore Inc

202502686 

File No. 

8160 W GATES ST, BRUCE TOWNSHIP 48065 

- MLS 

TICKET 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES ST 

City 

BRUCE TOWNSHIP. 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Client 

MICHIGAN SCHOOLS & GOVERNMENT CREDIT UNION 

estate agent 

Public Remarks 

LOCATION INFORMATION 

Address 

8160 W Gates Street 

Cassian Petrella 

Unit# / Building# 

cpetrellag172@wowway.com 

Municipality 

Dice Tom 

Cassian Petrella 

Zip 

48065 5356 

Asking Price 

$549,000 

[s[nlolmMlo lo] 

Ma] 

lala 

Sale/Rent 

For Sale 

8 schedule 

a Showing 

Mise 

coo19%0 

Original MLS# 

20251007192 

Type 

Single Family 

Status 

Pending 

Activation Date 

7/18/2025 

AgentRemarks 

BATVAI Please contact listing agent for additional information. Send all offers to seima@soldbymarkz.com. All showings must be accompanied by a licensed real 

Welcome to this stunning brick colonial in the sought-after Mountainview Orchard Farms subdivision. Set on over an acre, this home offers three bedrooms, three 

anda half baths, and over 2,500 square feet of living space, plus a full basement with more room to grow and lots of storage space. The spacious kitchen features stainless steel 

appliances including a new stove, and flows into the dining and living areas, making it ideal for entertaining. Hardwood floors run throughout the main living spaces, and the large 

primary suite includes a walk-in coset and private bath. Enjoy peaceful evenings on the front porch or host gatherings in the expansive backyard. 

With an attached three-car garage. 

central air, first floor laundry(new washer &dryer), and updates throughout, 

this home offers the perfect balance of comfort and functionality. Located close to schools and amenities, 

yet tucked away in a serene neighborhood setting - this is a rare find in Romeo 

Showing Instructions 

Subj Short Sale 

No 

Full Serv Listing 

Yes 

Contract 

Association 

APPLIANCES 

Dishwasher, Dryer, Microwave 

Range/Oven, Refrigerator, Washer 

EXTERIOR CONSTRUCTION 

Brick 

ARCHITECTURE STYLE 

Colonial 

EXTERIOR FEATURES 

Porch 

MLS #: 60919909 

Signed Disc 

Yes 

Assoc Name 

List Exception 

Assoc Contact 

Ownership 

Private 

Assoc Phone 

SOLD INFORMATION 

Sell-Agt 

Pend Date 10/12/2025 

Closed Date 

FEATURES 

Exclusive Right to Sell 

No 

Sell-Firm 

How Sold 

FOUNDATION TYPE 

Basement 

BASEMENT TYPE 

Unfinished 

HEATING SYSTEM 

Forced Air 

HEAT/FUEL TYPE 

Natural Gas 

COOLING SYSTEM 

Central A/C 

GARAGE TYPE 

Attached Garage 

Information is deemed reliable, but not guaranteed. Digital Millennium Copyright Act 1998: MiRealSource.com/dmca 

County 

Macomb 

MLS Area 

Bruce Twp (50001) 

Lot Size 

190X252.9 

property IDE) 

0134301041 

Cross Streets 

E of Campground Rd/Sof 

/ 

Acres 

1.10 

Assessments 

School Dist 

Romeo Community Schools 

Frontage 

190 

Principal Res Exempt 

Yes 

Subdivision 

 S/P Mountainview Orchard Farm 

Body of Water 

Summer Tax/ Yr $3,582.00 

Directions 

E of Campground Rd / S of Gates 

Winter Tax/ Yr 

$1,657.00 

Legal 

SUPERVISOR'S PLAT OF MOUNTAIN VIEW ORCHARD FARMS (L.33 P.19-20) PART OF LOTS 9 & 10 DESC 

ViRaps Teach Xv, 

AS: COMM AT NW COR LOT 10, TH S89°03'29°E 303.56 FT TO POB; TH S89%03'29'E 190.00 FT. TH 

Total Tax/ Yr 

$5,239.00 

PROPERTY INFORMATION 

Bed Rooms 

3 

Garage 

3.00 

Manufactured 

No 

Abv Grade SqFt 

2550 

Struct Style 

2 Story 

Bath Full / Half 

2/1 

YearBuit 

2005 

Site Condo 

Below Grade SqFt 

1270 

Exterior 

Brick 

Total Bath Full/Half 

3 

Basement Yes 

Price Per SqFt $21529 

Below Grade SqFt Fin 

Water 

Private Well 

Total SqFt Finished 

~~ 2,550 

Sewer 

Septic 

ROOM 

DIMENSIONS LEVEL 

FLOORING 

ROOM 

DIMENSIONS 

LEVEL 

FLOORING 

ROOM 

DIMENSIONS 

LEVEL 

FLOORING 

Bedroom1 

19 

x 15 

Second 

LivingRm 

19 

x 

19 

Entry 

Laundry 

6x9 

Entry 

Bedroom2 

13 

x 12 

Second 

Dining Rm 

13 

x 

15 

Entry 

Sun/Florida 

x 

Bedroom3 

11 

x 15 

Second 

Kitchen 

15 

x 1 

Entry 

Full Bath 1 

9 

x 13 

Second 

Bedroom 4 

x 

Brkfast Nk 

x 

Full Bath 2 

7 

x 10 

Second 

Bedroom 5 

x 

Family Rm 

11 

x 

12 

Entry 

Full Bath 3 

x 

Bedroom 6 

x 

Great Rm 

x 

Lav1 

3x7 

Entry 

Office 

x 

Library/Den 

x 

lav? 

x 

LISTING INFORMATION 

ListDate 

7/18/2025 

Exp Date 

MLS 

RealComp 

L-Firm Ph # 

Main: 248-937-1337 

List-Agt 

6501422539 Selma Lulanaj 

List-Firm 

 RC411894 

EXP Z Real Estate 

L-AgtPh# 

Cell: 248-910-5287 

Co-List Agt 

Co-List Frm 

Co-ListPh # 

Possession Negotiable (Possession) 

Seller Concessions (Invite) 

pom 

86 

[ 

86 

See All Fields Detail Report for Complete Info 

Sell-Firm Ph # 

Concessions 

Concession Amt 

FINANCIAL TERMS 

Cash, Conventional, FHA, VA 

ROADS 

Paved Street 

SEWERI/SEPTIC 

Septic 

WATER 

Private Well 

10/21/2025 

Page 1 of 1 

Cencore Inc

CERTIFICATE OF INSURANCE 

Producer: 

PLO Box 131% 

Santa Barbara, CA 93102-1319 

LIA ADMINISTRATORS & INSURANCE SERVICES 

Issue Date: 10.07 2024 

‘This Certificate is issued as a matter of information only and 

confers no Aghts upon the Certificate Holder This Cerificate 

does not amend, extend or alter the coverage allorded by the 

policy below. 

| 

Insured: 

161187 

CORE, INC 

Cassan Petrella 

41802 Stration Drive 

Clinton Township. MI 480138 

Fax Number: 586-850-5739 

COMPANY AFFORDING COVERAGE 

Aspen American Insurance Company 

i. 

Loe 

Authorized Representative 

by the insurance policy 

This is to certify that the policy of insurance listed below has been issued to the Insured named above for the policy period indicated, 

Notwithstanding any requirement, tenn of’ condition of any contract or other document with respect to which this Certificate may be 

issed or may pertain, the insurance afforded by the policy described herein is subject to all the terms, exclusions and conditions 

of such policy. Limits shown may have been reduced by paid claims 

DISCLAIMER: This certificate of insurance does not affirmatively or negatively amend, extend, or alter the coverage afforded 

CENCORE, INC 

Cassin Petrella 

41802 Stratton Drive 

Clinton Township, MI 48038 

TYPE OF INSURANCE 

| POLICY NUMBER 

| EFFECTIVE DATE 

| EXPIRATION DATE 

LIMITS 

Professional Liability 

AAIROISG0-10 

11242024 

1124/2025 

Each Claim 

§ 500.000 

General Aggregate 

5 500,000 

Description of Operations/l ocations/Special Items: 

Professional Services as defined in the palicy 

Certificate Holder: 

Cancellation: 

SHOULD ANY OF THE ABOVE DESCRIBED POLICIES 

BE CANCELLED BEFORE THE EXPIRATION DATE 

THEREOF, NOTICE WILL BE DELIVERED IN 

ACCORDANCE WITH THE POLICY PROVISIONS. 

LIADODT (11/97) 

Insured Copy

202502686 

File No. 

ESMI-0036269 

TEXT ADDENDUM B-SEARCH PARAMETERS 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES ST 

State 

my 

Zip Code 

48065 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

Lender or Client 

MICHIGAN SCHOOLS & GOVERNMENT CREDIT UNION 

ED SALES WITHIN CURRENT TO 

6 

TO COMPLETE THIS REPORT: CLOS 

THE APPRAISER UTILIZED THE FOLLOWING 

SEARCH PARAMETER 

MONTH TIMEFRAME, VERIFIABLE RLCMPMLS AND PRGNMLS DATA, LOCATED IN BRUCE 

TOWNSHIP (48065 ZIP CODE), WHERE THE 

SUBJECT PROPERTY RESIDES, 

SIMILAR IN FOUNDATION (BASEMENT), OFFERING AN UNFINISHED BASEMENT, IF POSSIBLE, DESIGN 

(2-STORY), OFFERING AN ACREAGE SITE, WITHIN 

10 YEARS OF THE SUBJECT PROPERTY YEAR BUILT, WITHIN 200 SQUARE FEET 

OF THE 

PROPERTY" 

LIVABLE AREA, OFFERING A GARAGE AMENITY, SIMILAR UPDATES/AMENITIES AND NON 

DISTRESSED/BANK OWNED. 

THE APPRAISER DID EXPAND THE SEARCH CRITERIA 

TO INCLUDE COMPARABLE NO. 

3, ALTHOUGH 

A 

RANCH DESIGN AND OLDER IN SALES TIME, SIMILAR TO THE SUBJECT PROPERTY IN GROSS LIVABLE AREA, YEAR BUILT, BRICK 

3 CAR GARAGE AMENITY, 

3 BEDROOM FUNCTIONAL UTILITY, 

UNFINISHED BASEMENT AND SIMILAR 

GRO 

QUALITY OF CONSTRUCTION, 

UPDATES AND AMENITIES. 

Cencore Inc

202502686 

File No. 

:SMI003626 

PHOTOGRAPH ADDENDUM 

FRANK & KIMBERLEY KOWALEWICZ 

Borrower or Owner 

Zip Code 

48065 

Property Address 

8160 W GATES ST 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Client 

MICHIGAN SCHOOLS 

& GOVERNMENT CREDIT UNION 

FRONT VIEW OF 

SUBJECT PROPERTY 

3 

or 

for 7 

8 y 

! 

ges 

| 

REAR VIEW OF 

SUBJECT PROPERTY 

STREET SCENE OF 

SUBJECT PROPERTY

20251 02686 

File No. 

ESMI-00362 

PHOTOGRAPH ADDENDUM 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES ST 

City 

BRUCE 

TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Client 

MICHIGAN SCHOOLS 

& GOVERNMENT CREDIT UNION 

COMPARABLE #1 

:| 73257 WINDMILL LN 

| BRUCE TOWNSHIP, M1 48065 

PRICE 

$550,500 

PRICE/SF 

206.26 

DATE 

510/25:¢0925 

AGE 

29 

4 ROOM COUNT 

8-4-2.1 

LIVING AREA 

2,669 

VALUE INDICATION 

$552,500 

COMPARABLE #2 

73922 GOULD RD 

BRUCE TOWNSHIP, MI 48065 

$515,000 

211.07 

509/25:c08/25 

21 

ROOM COUNT 

7-4-2.1 

LIVING AREA 

2,440 

VALUE INDICATION 

$544,500 

COMPARABLE #3 

8786 COUNTRY MANOR DR 

BRUCE TOWNSHIP, M1 48065 

$579,000 

217.10 

DATE 

s01/25,¢12/24 

AGE 

21 

ROOM COUNT 

7-3-2.1 

LIVING AREA 

2,667 

"VALUE INDICATION 

$564,000 

Cencorg Inc

86 

File No. 

ESMI003626 

PHOTOGRAPH ADDENDU 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES ST 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Client 

; 

VERNMENT CREDIT UNION 

SUBJECT LEFT SIDE 

SUBJECT RIGHT SIDE 

RIGHT STREET VIEW WITH 

PORTION OF SUBJECT

File No. 

Borrower or Owner 

FRANK & KIMBE| 

KOWALEWICZ 

Property Address 

8160 W GATES ST 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Lender or Client 

MICHIGAN SCHOOLS & GOVERNMENT CREDIT UNION 

— 

SUBJECT RIGHT STREET 

VIEW 

RN 

FOYER 

LIVING ROOM

20: 

686 

PHOTOGRAPH ADDEND 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W Gi 

Zip Code 

48065 

State 

MI 

City 

BRUCE 

TOWNSHIP 

County 

MACOMB 

MICHIGAN 

& GOVERNMENT CREDIT 

Client 

KITCHEN 

PHOTO 

1 

KITCHEN 

PHOTO 2 

DEN

202502686 

File No. 

ESML003626 

PHOTOGRAPH ADDENDUM 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES ST 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

48065 

Client 

MICHIGAN SCHOOLS 

& GOVERNMENT CREDIT UNION 

4 

vee 

Cencore Ing 

DINETTE 

LAUNDRY ROOM 

1/2 BATH

686 

PHOTOGRAPH ADDEND 

Zip Code 

48065 

FRANK & KIMBERLEY KOWALEWICZ 

State 

MI 

SST 

County 

MACOMB 

Borrower or Owner 

8160 W Gi 

Property Address 

BRUCE 

TOWNSHIP 

MICHIGAN SCHOOLS & GOVERNMENT CREDIT UNION - 

City 

Client 

—————— 

ji 

: 

§ 

= 

H 

UNHEATED FLORIDA 

: 

= 

ROOM-INTERIOR 

3 

= 

= 

= 

1 

=p 

v5 

BEDROOM 

1 

BEDROOM 2

File No. 

202502686 

PHOTOGRAPH ADDENDUM 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES ST 

City 

BRUCE 

TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Client 

MICHIGAN SCHOOLS 

& GOVERNMENT CREDIT UNION 

~ 

- 

. 

BATH 

1 

PHOTO 

1 

BATH 

1 

PHOTO 2 

BEDROOM 

3

File No. 

ESMI-003626 

20251 02686 

PHOTOGRAPH ADDENDUM 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GAT 

Zip Code 

48065 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Client 

MICHIGAN SCHOOLS 

& GOVERNMENT CREDIT UNION 

SMOKE/CARBON 

MONOXIDE DETECTOR 

BATH 2 

PHOTO 

1 

BATH 2 

PHOTO 2

202502686 

File No. 

ESML003626 

PHOTOGRAPH ADDENDUM 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES ST 

City 

BRUCE 

TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Client 

MICHIGAN SCHOOLS 

& GOVERNMENT CREDIT UNION 

2ND FLOOR BONUS 

ROOM OVER GARAGE 

BASEMENT 

BASEMENT EGRESS 

WINDOW

- 

= 

5 

02686 

PHOTOGRAPH ADDENDUM 

Fle: No: 

ESMI003626 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

8160 W GATES ST 

City 

Property Address 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Client 

MICHIGAN SCHOOLS 

& GOVERNMENT CREDIT UNION 

HI-EFFICIENCY HOT 

WATER TANK 

HI-EFFICIENCY FURNACE 

WATER SOFTENER

202502686 

Fle: No: 

ESML003626 

PHOTOGRAPH ADDENDUM 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES ST 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Client 

MICHIGAN SCHOOLS 

& GOVERNMENT CREDIT UNION, 

» 

: 

- 

d | 

N 

J 

BASEMENT WALL 

SEALED 

2 

PHOTO 

1 

- 

= 

» 

BASEMENT WALL 

= 

SEALED 

PHOTO 2 

STAMPED CONCRETE 

PATIO 

U] 

= 

Cengore Tne

202502686 

File No. 

ESML003626 

PHOTOGRAPH ADDENDUM 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES ST 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Client 

MICHIG: 

| 

GOVERNMENT CREDIT UNION 

3-CAR ATTACHED GARAGE 

EXTERIOR 

3-CAR ATTACHED GARAGE 

INTERIOR 

UNHEATED FLORIDA 

ROOM 

EXTERIOR

202502686 

File No. 

ESMI.0036269 

PHOTOGRAPH ADDENDU 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES ST 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

| 

JOVERNMENT 

CREDIT 

U! 

SHED-1 

EXTERIOR 

SHED-1 

INTERIOR 

SHED-2 

EXTERIOR

202502686 

File No. 

ESMI-0036269 

NDUM 

Borrower or Owner 

FRANK & KIMBERLEY KOWALEWICZ 

Property Address 

8160 W GATES ST 

City 

BRUCE TOWNSHIP 

County 

MACOMB 

State 

MI 

Zip Code 

48065 

Client 

MICHIGAN SCHOOLS & GOVERNMENT CREDIT UNION 

- 

SHED-3 EXTERIOR 

SHED-2 INTERIOR 

Cencore Inc

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