Exhibits [A-D]_Redacted_Redacted.pdf
Matthew Speck, City Of Novi Petitioners V · 26-000525-TT
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EXHIBIT A
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MAX eeeeeee— BROOCK REALTORS JAmerican Land Title Association CCDALTA Settiernent Statement - Seiler Adopted 05-01-2015) File No./Escrow No.: 55-102643-614 Print Date & Time: 11/04/25 2:51 PM Settlement Location: Max Broock Realtors - 55 275 South Old Woodward Avenue Birmingham, MI 48009 Capital Title Insurance Agency - Birmingham Branch ALTA Universal ID: 255 S. Old Woodward Ave., Ste. 100 Birmingham, MI 48009 ul CAPITAL Property Address: Borrower: Seller: Lender: Loan Number: ettlement Date: Disbursement Date: dditional dates per state requirements: 45167 9 Mile Road Northville, MI 48167 Yuerui Chen and Matthew Speck 14618 Horger Ave Allen Park, MI 48101 Gary L. Fineman 5011 N. Redfarn Way West Bloomfield, Mi 48323 Rocket Mortgage, LLC, 1050 Woodward Ave, Detroit, MI, 48226-1906 3572916207 11/07/2025 11/07/2025 RARE hile SRA Ss 1 RS ER ve Description Debit Credit Financial Sale Price of Property $580,000.00) Prorations/Adjustments Summer Property Taxes from 11/07/2025 thru 06/30/2026 $4,095.97, Winter Property Taxes from 11/07/2025 thru 11/30/2025 $60.82 Association Dues from 11/07/2025 thru 12/31/2025 $0.75 Title Charges & Escrow / Settlement Charges Title - Wire Fee(s) - Proceeds to Capital Title - 55 $25.00 Title - Owner's Title Insurance($2,692.40) to Hillside Title Agency, LLC $2,692.40 Commission Real Estate Commission - Listing to Max Broock Realtors - 55 $17,400.00 COpYIgnt ZUTS American Land Tite Associaton, All rights reserved Page 1 of 3 FHEH OO-TUZ05 5 Printed on: 11/04/25 2:51 PM
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Eh WRT 1 1 AGA CA ER A St REAR Description Seller Debit Credit Real Estate Commission - Selling to Real Estate One - 21 $17,400.00 Government Recording and Transfer Charges Transfer Tax to Register of Deeds $4,988.00 Record Power of Attorney $30.00 to Register of Deeds Miscellaneous Seller Closing Fees) to Capital Title - 55 $245.00 Fixed Commission - Seller $495.00 to Max Broock Realtors - 55 Past Due HOA Dues ($5/yr x 16yrs) to Connemara Hills HOA $80.00 Water Escrow to Capital Title - 55 $500.00 Seller Debit Credit Subtotals $43,855.40 $584,157.5: |Due To Seller $540,302.14 Totals $584,157.54 $584,157.54} Copyright 2015 American Land Title Association. All rights reserved. Page 2 of 3 File # 55-102643-614 Printed on: 11/04/25 2:51 PM
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Acknowledgement We/l have carefully reviewed the ALTA Settlement Statement and find it to be a true and accurate statement of all receipts and disbursements made on my account or by me in this transaction and further certify that | have received a copy of the ALTA Settlement Statement. We/I authorize Capital Title Insurance Agency - Birmingham Branch to cause the funds to be disbursed in accordance with this statement. ae ALF Gary L/Fineman, ~~ by Anfgony Luke SimanHil§ Attorney-In-Fact Real Estate One y= Dan Elsea, Broker Copyright 2015 American Land Title Association. File # 55-102643-614 All ights reserved. Page 3 of 3 Printed on: 11/04/25 2:51 PM
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Real MAX ooo BEY BROOCK REALTORS American Land Title Association ALTA Settlement Statement - Borrower/Buyer] Adopted 05-01-2015 File No./Escrow No.: 55-102643-614 Print Date & Time: 11/04/25 4:50 PM Settlement Location: Max Broock Realtors - 55 275 South Old Woodward Avenue Birmingham, MI 48009 Capital Title Insurance Agency - Birmingham Branch — ALTA Universal ID: H | 255 S. Old Woodward Ave., Ste. 100 Birmingham, MI 48009 CAPITAL TITLE Property Address: Borrower: Seller: Lender: Loan Number: Settlement Date: Disbursement Date: dditional dates per state requirements: 45167 9 Mile Road Northville, MI 48167 Yuerui Chen and Matthew Speck 14618 Horger Ave Allen Park, MI 48101 Gary L. Fineman 5011 N. Redfarn Way West Bloomfield, MI 48323 Rocket Mortgage, LLC, 1050 Woodward Ave, Detroit, MI, 48226-1906 3572916207 11/07/2025 11/07/2025 EE LP TE pT Description Borrower/Buyer Debit Credit ~ Financial Sale Price of Property $580,000.00 Deposit $6,000.00) Loan Amount $464,000.00) Prorations/Adjustments Summer Property Taxes from 11/07/2025 thru 06/30/2026 $4,095.97 inter Property Taxes from 11/07/2025 thru 11/30/2025 $60.82 Association Dues from 11/07/2025 thru 12/31/2025 $0.75 Loan Charges to Rocket Mortgage, LLC Broker Compensation $4,640.00 Underwriting Fee $1095.00 Paid by Rocket Mortgage, LLC Prepaid Interest $75.72 per day from 11/07/2025 to 12/01/2025) $1,817.28 OPYINT 2015 American Land Tile Association. All rights reserved FIEH 5310269361 Page 10f3 Printed on: 11/04/25 4:50 PM
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A
ER
A A
RS
AT eR RA
Description
Borrower/Buyer
Debit
Credit
Other Loan Charges
Appraisal Fee $620.00 Borrower-Paid Before Closing
Flood Determination Fee $5.50 Paid by Rocket Mortgage, LLC
Flood Life of Loan Coverage $3.40 Paid by Rocket Mortgage, LLC
Life of Loan Tax Service $81.00 Paid by Rocket Mortgage, LLC
|MERS Registration Fee $24.95 Paid by Rocket Mortgage, LLC
[Title Charges & Escrow / Settlement Charges
Title - Closing Fee $595.00 Paid by Rocket Mortgage, LLC
Title - Lender's Title Insurance $1492.32 Paid by Rocket Mortgage, LLC
Commission
$6000.00 Earnest Money Held by Real Estate One - 21
Government Recording and Transfer Charges
|Recording Fee (Deed) $30.00 Paid by Rocket Mortgage, LLC
Recording Fee (Mortgage) $30.00 Paid by Rocket Mortgage, LLC
[Tax Certification Fee $5.00 Paid by Rocket Mortgage, LLC
{Miscellaneous
[Recording Service Fee $40.00 Paid by Rocket Mortgage, LLC
[Homeowner's Insurance Premium $964.07 Paid by Rocket Mortgage, LLC
Homeowner's Insurance Premium to MEEMIC Insurance Company
$470.20
Property Taxes to Capital Title - 55
$1,387.37
Borrower/Buyer
Debit
Credit
Subtotals
$592,472.39
$470,000.00
Due From Borrower
$122,472.3
[Totals
$592,472.39
$592,472.39
Copyright 2015 American Land Title Association.
Alf rights reserved.
Page 2 of 3
File # 55-102643-614
Printed on: 11/04/25 4:50 PMPage 7
Acknowledgement We/I have carefully reviewed the ALTA Settlement Statement and find it to be a true and accurate statement of all receipts and disbursements made on my account or by me in this transaction and further certify that | have received a copy of the ALTA Settlement Statement. We/| authorize Capital Title Insurance Agency - Birmingham Branch to cause the funds to be disbursed in accordance with this statement. \ C Y N of Ys Yuerui Chen Date 7 iy — [ 0S Matthew Speck Date Real Estate One y= Dan Elsea, Broker Copyright 2015 American Land Title Association. File # 55-102643-614 All rights reserved. Page3of3 Printed on: 11/04/25 4:50 PM
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WARRANTY DEED The Grantor(s): Gary L. Fineman, a Single Man whose address is 5011 N. Redfarn Way, West Bloomfield, MI 48323 Convey and Warrant to: Yuerui Chen and Matthew Speck, Wife and Husband whose address is 14618 Horger Ave, Allen Park, M148101 the following described premises situated in the City of Novi, County of Oakland and State of Michigan, to-wit: Lot 23, Connemara Hills, as recorded in Liber 84, Pages 20 and 21, of Plats, Oakland County Records. Commonly known as: 45167 9 Mile Road, Northville, Michigan 48167 Tax parcel number(s): 22-34-101-003 For the sum of: Five Hundred Eighty Thousand and 00/100 Dollars ($580,000.00) Subject to: The existing building and use restrictions, easements, and zoning ordinances, if any Dated: November 07, 2025 Page 1 of 2
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(Attached to and becoming a part of the Warranty Deed dated November 07, 2025, Capital Title Insurance Agency, Inc. File Number 55-102643-614 between Gary L. Fineman, a Single Man as Grantor (s) and Yuerui Chen and Matthew Speck as Grantee(s)) Seller(s): Tr ALF Gary L<Fineman, by Anthofiy Luke Simon, his Attorney-In-Fact STATE OF MICHIGAN ) )SS. COUNTY OF I) ONL Acknowledged by Gary L. Fineman, by Anthony Luke Simon, his Attorney-in-fact, before me on the 7th day of November, 2025. = Notary Public HELEN A EGGETT County, Michigan Notary Public - State of Michigan Acting in County County of Macomb Pi My Commission Expires Oct 2, 2031 My commission Acting in the County of expires: Drafted by: Gary L. Fineman, 5011 N. Red Farn Way, West Bloomfield, MI 48323 When recorded return to: Yuerui Chen, 45167 9 Mile Road, Northville, MI 48167 Page 2 of 2
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BUY/SELL RESOLUTION File Number: 55-102643-614 Date of Closing: November 7, 2025 Property Address: 45167 9 Mile Road, Northville, Michigan 48167 Purchaser(s): Yuerui Chen and Matthew Speck Seller(s): Gary L. Fineman Seller and Purchaser hereby agree that all contingencies, changes and other obligations contained in the Purchase Agreement and Addendums thereto, have been satisfied, resolved, and/or removed to the satisfaction of the respective parties. Purchaser(s): Seller(s): A / \ 4, / ' Yuerui Chen” A == = ALF J Gary L./Fineman, ee / PA by Anthony-Luke-Simori; iis Attorney-In-Fact (Yop Jo Matthew Speck
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TITLE eal AXE AGERY CT CAPITAL BILL OF SALE File Number: 55-102643-614 Date of Closing: November 7, 2025 Purchaser(s): Yuerui Chen and Matthew Speck Seller(s): Gary L. Fineman The Seller has sold to the Purchaser certain real estate situated in the City of Novi, County of Oakland and State of Michigan and described as follows: Lot 23, Connemara Hills, as recorded in Liber 84, Pages 20 and 21, of Plats, Oakland County Records. Commonly known as: 45167 9 Mile Road, Northville, Michigan 48167 The Purchaser has paid the sum of One Dollar ($1.00) to the Seller who grants and conveys unto the Purchaser all of the following goods and chattels in "AS IS" CONDITION, which are owned by and in the possession of the Seller at the subject property: All items on the preprinted purchase agreement and Included Items: Dishwasher, disposal, dryer, microwave, range/oven, refrigerator and washer Excluded Items: N/A Seller agrees to warrant and defend the sale of said goods and chattels against claims of any and all person or persons whomsoever. Seller acknowledges that the consideration for the sale of said goods and chattels was actual and adequate and that said sale was in good faith for the purposes herein set forth and not for the purpose of security or for defrauding creditors. Purchaser(s): Seller(s): iS gz AL ALF Gary TTFineman, yy 4 A by i Attorney-In-Fact Matthew Speck Bill of Sale Page 1 of |
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= CAPITAL
HI
TITLE
SSURANCE AGENCY
PROPERTY TAX ESCROW HOLDING AGREEMENT (PURCHASER)
File Number:
55-102643-614
Date of Closing:
November 7, 2025
Purchaser:
Yuerui Chen and Matthew Speck
Seller:
Gary L. Fineman
Lender:
Rocket Mortgage, LLC
Property:
45167 9 Mile Road, Northville, Michigan 48167
This Escrow Agreement (“Agreement”) is entered into among Purchaser, Seller, and Capital Title Insurance Agency, Inc., a
Michigan Corporation (“Escrow Agent”) with regard to the Property.
1.
Escrow Agent. Escrow Agent has agreed to act as Escrow Agent for Purchaser and Seller in accordance with this
agreement.
[&)
Escrow Deposit. Concurrently with execution of this Agreement, Purchaser and Seller have deposited into escrow
with Escrow Agent the following funds (“Funds”) and/or documents (Documents) for delivery under the following
terms and conditions:
Property Tax
Purchaser/Borrower hereby deposits with Capital Title Insurance Agency ("Escrow Agent") the sum of $1,387.37 (the
“Escrow Fund”).
The Funds are being deposited to secure payment of the Winter 2025 property taxes and any assessed amounts which
would be a lien against the Property. Purchaser/Borrower agrees to obtain the Winter 2025 tax bill from the taxing
authority promptly after its issuance and forward it to Escrow Agent, no later than 30 days after the tax bill becomes
due and payable, together with a check or wire transfer for any amount by which the amount due under the tax bill
exceeds the Funds deposited with Escrow Agent. Upon receipt of the tax bill (and any payment from
Purchaser/Borrower to cover the shortfall between the tax bill amount and the Funds deposited, if any), Escrow Agent
shall pay the tax out of the Funds (and any additional funds deposited to cover the shortfall between the tax bill and
the Funds, if any), remitting any surplus to Purchaser/Borrower.
In the event Funds are inadequate to pay the tax bill,
Purchaser/Borrower will be responsible for any shortage, penalties and/or interest due, and Purchaser/Borrower must
pay this amount to Escrow Agent within fifteen (15) business days of notification from Escrow Agent. Escrow Agent
shall not be liable to pay the tax bill until and unless it is in receipt of sufficient funds to make the payment, together
with all penalties and/or interest due
3.
Administrative Fees. If the escrowed funds being held are not completely disbursed by the date described above for
completion of the escrow, or if the funds become undeliverable, beginning the following month, the Escrow Agent
shall be entitled to collect a monthly administrative fee of Fifty ($50.00) dollars from the funds being held. The
administrative fee may be charged even in the event of a dispute as described in paragraph 7 below.
Escrow
Agent may, in its sole discretion, waive the collection of the Administrative Fee.
4.
Fee for acting as Escrow Agent. Escrow Agent shall be paid a fee of N/A.
5.
Additional Amounts, Charges and Other Expenses. Additional amounts which may become due for any reason
shall be promptly paid to Escrow Agent by the party owing such amounts. Escrow Agent shall not be required to
Property Tax Escrow Holding Agreement
Page
1 of 4Page 13
advance its own funds for any purpose, provided, that any such advance made at its option shall be promptly reimbursed by the party for whom it is advanced, and such optional advance shall not be an admission of liability on the part of Escrow Agent. If the Funds that are held in this escrow become due and payable to a party that is liable to Escrow Agent in its performance of settlement services for said party, the amount due to Escrow Agent will be deducted from the Funds before distribution to said party. Seller and Purchaser, jointly and severally, agree to reimburse Escrow Agent for any expenses, including attorney fees, that Escrow Agent incurs as a result of any legal proceeds or other dispute (even if a lawsuit is not commenced) affecting this Agreement or the performance of Escrow Agent's duties. 6. Funds. All wire transfers, checks, money orders or drafts will be processed for collection in the normal course of business. Escrow Agent may commingle Funds received by it in escrow with funds of others, and may, without limitation, deposit such Funds in escrow accounts with any financial institution. Escrow Agent shall be under no obligation to invest the Funds deposited with it, nor shall it be accountable for any benefit attributable (or which would be attributable) to the Funds which may be received by Escrow Agent while it holds such Funds. Escrow Agent shall not be liable for any delay in closing this escrow if the Funds deposited are not available for immediate withdrawal as a matter of right following deposit in a bank. Escrow agent shall not be liable for any loss or impairment of the Funds due to bank failure, insolvency, or suspension. 7. Disputes. Ifa notice of dispute, as described in paragraph 12 below, is received by Escrow Agent from a party alleging the other party's failure to perform or otherwise objecting to Escrow Agent breaking escrow, then Escrow Agent may, but shall have no obligation to, (i) hold the funds and/or Documents until the Seller and Purchaser have issued to Escrow Agent a single set of written instructions as to the disposition of the Funds and/or Documents, or (if) at its discretion at any time, commence a civil action to interplead the Funds and/or Documents to a court of competent jurisdiction, and Seller and Purchaser stipulate that upon the deposit of the Funds and/or Documents with the Court, the Escrow Agent shall be discharged from liability and dismissed from the interpleader action. The parties hereby authorize Escrow Agent at any time and for any reason to retain from any Funds received, an amount determined by Escrow Agent, in its reasonable discretion, to compensate Escrow Agent for performing its duties hereunder including, without limitation, before depositing the balance of the Funds with the court or otherwise disbursing the funds from escrow. 8. Limitations of Liability. Without limitation Escrow Agent shall not be liable for any loss or damage resulting from any of the following: (i) any defects or conditions of title to any land (no title insurance lability is created by this agreement); (if) any defects in the land purchased, obligations or rights of any tenant or other party in possession, the surrender of possession; (iii) any misrepresentation made by any other party; (iv) any default, error, action or omission of any other party; (v) expiration of any time limit or delay; (vi) any error of judgment or for any act done or omitted by it in good faith, or for anything that the Escrow Agent may in good faith do or refrain from doing; (vii) acting upon any document believed by it, in good faith, to be genuine and to be signed by the proper parties and shall incur no liability in so acting; (viii) any loss or impairment of Funds deposited in escrow in the course of collection or while on deposit with any financial institution resulting from failure, insolvency or suspension of such institution; (ix) any check, wire or other payment received by Escrow Agent unless and until Escrow Agent's financial institution verifies the amount purportedly paid to and received by Escrow Agent constitutes good and immediately available funds, available for disbursement; (x) complying with any and all legal process, writs, orders, judgments and decrees of any court whether issued with or without jurisdiction, and whether or not subsequently vacated, modified, set aside or reversed; (xi) asserting or failing to assert any cause of action or defense in any judicial, administrative or other proceeding either in the interest of itself or any other party or parties; (xii) any or all claims, liabilities, losses, actions, suits or proceedings at law or in equity, or any other expenses, fees, or charges of any character or nature, which it may incur or with which it may be threatened by reason of its action as Escrow Agent under this Agreement, and in connection therewith, the Escrow Agent shall not be liable for any or all expenses including attorneys’ fees and cost of defending any action. suit, or proceeding or resisting any claim; (xiii) Escrow Agent's negligent acts or omissions. 9. Accounting. Escrow Agent shall not be liable for the accuracy of information furnished to it by other persons, or the failure to adjust items not designated by other parties in writing. Release and Discharge of Escrow Agent. Upon completion of the disbursement of Funds and/or delivery of Documents, Escrow Agent shall be released and discharged of its escrow obligations hereunder. 10 Property Tax Escrow Holding Agreement Page 2 of 4
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11. Reliance by Escrow Agent. Escrow Agent's obligations are limited to the terms and conditions set forth in this Agreement. Escrow Agent shall not be responsible for the authenticity of any document or signature and may rely exclusively on and shall be protected when acting on any notice, affidavit, request, consent, instruction, check, or other document believed by it in good faith to be genuine or to be signed or presented by the proper person, duly authorized, or properly made. Escrow Agent has no responsibility except for the performance of its express duties 12. Notices. Any notices or other communications required or permitted in connection with this Agreement shall be in writing and addressed to all other parties and shall be deemed to have been duly given upon receipt if personally delivered with receipt acknowledged, within one (1) business day after depositing with Federal Express, UPS, or another nationally recognized overnight delivery service or two (2) business days after mailing if sent by registered mail, postage prepaid, return receipt requested or upon receipt if sent via electronic mail. All notices to Escrow Agent shall be addressed to Escrow Agent at: Capital Title Insurance Agency, Inc., Attn: Accounting Manager, 26261 Evergreen Road, Suite 520, Southfield, MI 48076, e-mail: accounting/@capitaltitle.net, or sent to any party at their address or email address set forth elsewhere in this agreement. 13. Indemnity. Purchaser and Seller jointly and severally indemnify, defend and hold the Escrow Agent harmless from, and reimburse Escrow Agent for, any and all loss, damage, or liability, and all fees, costs and expenses (including without limitation, legal costs and actual attorney fees) arising out of, or in connection with, its entering into or performing its duties pursuant to this Agreement. Escrow Agent is hereby authorized and directed to deduct and retain for itself any fees, costs and all other such amounts from the Funds before disbursement; any such fees, costs and amounts exceeding the amount of the Funds shall be paid by Purchaser and/or Seller immediately upon demand. 14. Resignation of Escrow Agent. The Escrow Agent may. at any time, resign as escrow agent by delivering written notice of resignation to the other parties. If Purchaser and Seller jointly designate a successor escrow agent, then the Escrow Agent shall deliver the Funds and/or Documents to such successor escrow agent, then the Escrow Agent shall be discharged from all liability hereunder. Within ten (10) business days after receipt of such notice of resignation, if the Purchaser and the Seller have not jointly designated a successor escrow agent, the Escrow Agent may deposit the Funds and/or Documents into a court of competent jurisdiction, and upon such deposit, the Escrow Agent shall thereafter be discharged from all liability hereunder. 15. Electronic Signatures. Electronic signatures are valid and binding for purposes of execution and delivery of this Agreement, as well as any other notices and documents. Each party shall promptly execute and deliver an original manually signed hard copy of any electronically executed and delivered document or notice, upon request of any other party. 16. Counterparts. This Agreement may be executed in one or more counterparts, which together shall constitute one instrument. 17. Entire agreement. This Agreement contains the entire agreement of the parties with respect to its subject matter. All prior and contemporaneous negotiations are merged into the terms of this Agreement. 18. Amendments. This Agreement may be modified only by a written document signed by all the parties to this Agreement. 19. Successor and assigns. This Agreement is binding on and inures to the benefit of the parties and of their respective heirs, personal representatives, successors, or assigns. 20. Jurisdiction and venue. This Agreement shall be governed and controlled in all respects by the laws of the State of Michigan, including its interpretation, enforceability, validity, and construction, without regard to its conflicts of laws Property Tax Escrow Holding Agreement Page 3 of 4
Page 15
principals. Any dispute arising out of or over this Agreement shall be conducted solely and exclusively in the County where this Property is located and the parties consent to such jurisdiction and venue. 21. Effective date. This Agreement shall become effective as of the date on which the last party to this Agreement signs below. Purchaser(s): -/w. Yuerui Chen\__~—" == AY A fatthew Speck 7 = — Dated: L Ld iol % Authorized Signature: Capital Title Insurance Agency Dated: November 7, 2025 Property Tax Escrow Holding Agreement Page 4 of 4
Page 16
TITLE
Hart lass
© Aw
H] CAPITAL
WATER ESCROW AGREEMENT
File Number:
55-102643-614
Date of Closing:
November 7, 2025
Purchaser:
Yuerui Chen and Matthew Speck
Seller:
Gary L. Fineman
Lender:
Rocket Mortgage, LLC
Property:
45167 9 Mile Road, Northville, Michigan 48167
This Escrow Agreement (“Agreement”) is entered into among Purchaser, Seller, and Capital Title Insurance Agency, Inc., a
Michigan Corporation (“Escrow Agent”) with regard to the Property.
1.
Escrow Agent. Escrow Agent has agreed to act as Escrow Agent for Purchaser and Seller in accordance with this
agreement.
2.
Escrow Deposit. Concurrently with execution of this Agreement, Purchaser and Seller have deposited into escrow
with Escrow Agent the following funds (“Funds”) for delivery under the following terms and conditions:
The undersigned acknowledge and agree to all terms and conditions including that the sum of $500.00 ("the Escrow
Funds") has been withheld from the Seller's proceeds and is deposited with Capital Title Insurance Agency (“Escrow
Agent") for the purpose of paying the final/courtesy water/sewer bill for the subject property.
Per the Purchase Agreement, Seller is responsible for payment of water charges until: Date of Vacating
Upon receipt of the final/courtesy water/sewer bill for these charges, Seller(s) will forward either proof of payment or
the unpaid water/sewer bill to Escrow Agent. Escrow Agent will either refund Seller(s), unless the closing was a
short sale and in that case to the short sale first lien lender, full Escrowed Funds, or Escrow Agent will pay the
final/courtesy water/sewer bill and refund any balance remaining in escrow.
If the Escrowed Funds are insufficient to pay the final/courtesy water/sewer bill, Seller(s) will be responsible
to pay any balance due, including penalties and interest.
» IMPORTANT NOTIFICATION - PLEASE READ «
In the event Seller fails to provide Escrow Agent with a final/courtesy water/sewer bill, actual bill, or paid
receipt within one hundred twenty (120 days) of the date specified above, Seller(s) and Purchaser(s) hereby
agree the Escrow Agent shall, without further notice to either Seller or Purchaser, disburse said funds to the
Purchaser. Once funds have been disbursed or exhausted by the administrative fees, Escrow Agent is
absolved of any further liability under this agreement.
3.
Administrative Fees. If the escrowed funds being held are not completely disbursed by the date described above for
completion of the escrow, or if the funds become undeliverable, beginning the following month, the Escrow Agent
shall be entitled to collect a monthly administrative fee of Fifty ($50.00) dollars from the funds being held. The
administrative fee may be charged even in the event of a dispute as described in paragraph 7 below.
Escrow
Agent may, in its sole discretion, waive the collection of the Administrative Fee.
4.
Fee for acting as Escrow Agent. Escrow Agent shall be paid a fee of N/A.
Escrow Holding Agreement
Page lof 4Page 17
5. Additional Amounts, Charges and Other Expenses. Additional amounts which may become due for any reason shall be promptly paid to Escrow Agent by the party owing such amounts. Escrow Agent shall not be required to advance its own funds for any purpose, provided, that any such advance made at its option shall be promptly reimbursed by the party for whom it is advanced, and such optional advance shall not be an admission of liability on the part of Escrow Agent. If the Funds that are held in this escrow become due and payable to a party that is liable to Escrow Agent in its performance of settlement services for said party, the amount due to Escrow Agent will be deducted from the Funds before distribution to said party. Seller and Purchaser. jointly and severally, agree to reimburse Escrow Agent for any expenses, including attorney fees, that Escrow Agent incurs as a result of any legal proceeds or other dispute (even if a lawsuit is not commenced) affecting this Agreement or the performance of Escrow Agent's duties. 6. Funds. All wire transfers, checks, money orders or drafts will be processed for collection in the normal course of business. Escrow Agent may commingle Funds received by it in escrow with funds of others, and may, without limitation, deposit such Funds in escrow accounts with any financial institution. Escrow Agent shall be under no obligation to invest the Funds deposited with it, nor shall it be accountable for any benefit attributable (or which would be attributable) to the Funds which may be received by Escrow Agent while it holds such Funds. Escrow Agent shall not be liable for any delay in closing this escrow if the Funds deposited are not available for immediate withdrawal as a matter of right following deposit in a bank. Escrow agent shall not be liable for any loss or impairment of the Funds due to bank failure, insolvency, or suspension. 7. Disputes. Ifa notice of dispute, as described in paragraph [2 below, is received by Escrow Agent from a party alleging the other party's failure to perform or otherwise objecting to Escrow Agent breaking escrow, then Escrow Agent may, but shall have no obligation to, (i) hold the funds and/or Documents until the Seller and Purchaser have issued to Escrow Agent a single set of written instructions as to the disposition of the Funds and/or Documents, or (ii) at its discretion at any time, commence a civil action to interplead the Funds and/or Documents to a court of competent jurisdiction, and Seller and Purchaser stipulate that upon the deposit of the Funds and/or Documents with the Court, the Escrow Agent shall be discharged from liability and dismissed from the interpleader action. The parties hereby authorize Escrow Agent at any time and for any reason to retain from any Funds received, an amount determined by Escrow Agent, in its reasonable discretion, to compensate Escrow Agent for performing its duties hereunder including, without limitation, before depositing the balance of the Funds with the court or otherwise disbursing the funds from escrow. 8. Limitations of Liability. Without limitation Escrow Agent shall not be liable for any loss or damage resulting from any of the following: (i) any defects or conditions of title to any land (no title insurance liability is created by this agreement); (ii) any defects in the land purchased, obligations or rights of any tenant or other party in possession, the surrender of possession; (iii) any misrepresentation made by any other party; (iv) any default, error, action or omission of any other party; (v) expiration of any time limit or delay; (vi) any error of judgment or for any act done or omitted by it in good faith, or for anything that the Escrow Agent may in good faith do or refrain from doing; (vii) acting upon any document believed by it, in good faith, to be genuine and to be signed by the proper parties and shall incur no liability in so acting; (viii) any loss or impairment of Funds deposited in escrow in the course of collection or while on deposit with any financial institution resulting from failure, insolvency or suspension of such institution; (ix) any check, wire or other payment received by Escrow Agent unless and until Escrow Agent's financial institution verifies the amount purportedly paid to and received by Escrow Agent constitutes good and immediately available funds, available for disbursement; (x) complying with any and all legal process, writs, orders, judgments and decrees of any court whether issued with or without jurisdiction, and whether or not subsequently vacated, modified, set aside or reversed; (xi) asserting or failing to assert any cause of action or defense in any judicial, administrative or other proceeding either in the interest of itself or any other party or parties; (xii) any or all claims, liabilities, losses, actions, suits or proceedings at law or in equity, or any other expenses, fees, or charges of any character or nature, which it may incur or with which it may be threatened by reason of its action as Escrow Agent under this Agreement, and in connection therewith, the Escrow Agent shall not be liable for any or all expenses including attorneys’ fees and cost of defending any action, suit, or proceeding or resisting any claim; (xiii) Escrow Agent's negligent acts or omissions. 9. Accounting. Escrow Agent shall not be liable for the accuracy of information furnished to it by other persons, or the failure to adjust items not designated by other parties in writing. Escrow Holding Agreement Page 2 of 4
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10. Release and Discharge of Escrow Agent. Upon completion of the disbursement of Funds and/or delivery of Documents, Escrow Agent shall be released and discharged of its escrow obligations hereunder. 11. Reliance by Escrow Agent. Escrow Agent's obligations are limited to the terms and conditions set forth in this Agreement. Escrow Agent shall not be responsible for the authenticity of any document or signature and may rely exclusively on and shall be protected when acting on any notice, atfidavit, request, consent, instruction, check, or other document believed by it in good faith to be genuine or to be signed or presented by the proper person, duly authorized, or properly made. Escrow Agent has no responsibility except for the performance of its express duties stated in this Agreement and no additional duties shall be inferred or implied under this Agreement. 12. Notices. Any notices or other communications required or permitted in connection with this Agreement shall be in writing and addressed to all other parties and shall be deemed to have been duly given upon receipt if personally delivered with receipt acknowledged, within one (1) business day after depositing with Federal Express, UPS, or another nationally recognized overnight delivery service or two (2) business days after mailing if sent by registered mail, postage prepaid, return receipt requested or upon receipt if sent via electronic mail. All notices to Escrow Agent shall be addressed to Escrow Agent at: Capital Title Insurance Agency, Inc., Attn: Accounting Manager, 26261 Evergreen Road, Suite 520, Southfield, MI 48076, e-mail: accounting@capitaltitle.net, or sent to any party at their address or email address set forth elsewhere in this agreement. 13. Indemnity. Purchaser and Seller jointly and severally indemnify, defend and hold the Escrow Agent harmless from, and reimburse Escrow Agent for, any and all loss, damage, or liability, and all fees, costs and expenses (including without limitation, legal costs and actual attorney fees) arising out of, or in connection with, its entering into or performing its duties pursuant to this Agreement. Escrow Agent is hereby authorized and directed to deduct and retain for itself any fees, costs and all other such amounts from the Funds before disbursement; any such fees, costs and amounts exceeding the amount of the Funds shall be paid by Purchaser and/or Seller immediately upon demand. 14. Resignation of Escrow Agent. The Escrow Agent may, at any time, resign as escrow agent by delivering written notice of resignation to the other parties. If Purchaser and Seller jointly designate a successor escrow agent, then the Escrow Agent shall deliver the Funds and/or Documents to such successor escrow agent, then the Escrow Agent shall be discharged from all liability hereunder. Within ten (10) business days after receipt of such notice of resignation, if the Purchaser and the Seller have not jointly designated a successor escrow agent, the Escrow Agent may deposit the Funds and/or Documents into a court of competent jurisdiction, and upon such deposit, the Escrow Agent shall thereafter be discharged from all liability hereunder. 15. Electronic Signatures. Electronic signatures are valid and binding for purposes of execution and delivery of this Agreement, as well as any other notices and documents. Each party shall promptly execute and deliver an original manually signed hard copy of any electronically executed and delivered document or notice, upon request of any other party. 16. Counterparts. This Agreement may be executed in one or more counterparts, which together shall constitute one instrument. 17. Entire agreement. This Agreement contains the entire agreement of the parties with respect to its subject matter. All prior and contemporaneous negotiations are merged into the terms of this Agreement. 18. Amendments. This Agreement may be modified only by a written document signed by all the parties to this Agreement, 19. Successor and assigns. This Agreement is binding on and inures to the benefit of the parties and of their respective heirs, personal representatives, successors, or assigns. Jurisdiction and venue. This Agreement shall be governed and controlled in all respects by the laws of the State of Michigan, including its interpretation, enforceability, validity, and construction, without regard to its conflicts of laws principals. Any dispute arising out of or over this Agreement shall be conducted solely and exclusively in the County where this Property is located and the parties consent to such jurisdiction and venue. 20 Escrow Holding Agreement Page 3 of 4
Page 19
21. Effective date. This Agreement shall become effective as of the date on which the last party to this Agreement signs below. Purchaser(s): Seller(s): De) fl 4 re . Yuerui Chen \=” 7 7 AIF Dag hay by (Anthony Luke-Siinon, his Attorney-In-Fact pe ya — Matthew Speck Dated: )/7/ 2-25 Dated: ll-(2 -35_ Authorized Signature: Capital Title Insurance Agency Dated: November 7, 2025 Escrow Holding Agreement Page 4 of 4
Page 20
= CAPITAL HI TITLE STATE OF MICHIGAN DOCUMENT RECEIPT File Number: 55-102643-614 Date of Closing: November 7, 2025 Property Address: 45167 9 Mile Road, Northville, Michigan 48167 [/We, the undersigned Purchaser(s), Grantee or Transferee, have been advised that under P.A. 415 of 1994, Form 2766 (Rev. 03-25) Property Transfer Affidavit must be completed and received by the local assessor within 45 days of the date of transfer. I/We, further understand that failure to file is punishable by penalty of $5.00 a day up to a maximum of $4,000 (residential) and $20,000.00 (commercial). I/We Have received from Capital Title Insurance Agency on November 7, 2025 a Property Transfer Affidavit, Form 2766 (Rev. 03-25) and accept responsibility for filing the form with our city/township assessor. I/We agree to hold Capital Title Insurance Agency harmless from any liability and/or responsibility regarding this form. (Purchaser(s) initials) In the alternative, I/we have asked, and Capital Title Insurance Agency has agreed, to be responsible for sending the Property Transfer Affidavit [ have completed to the city/township assessor by regular mail. I/we agree to accept responsibility for completing the Property Transfer Affidavit and responsibility for confirming that the form has been received by the local assessor. IAve agree to hold Capital Title Insurance Agency harmless from any liability and/or responsibility regarding the form, including the mailing and receipt of the form or the late receipt of the form. I/We the undersigned Purchasei(s) and/or Seller(s) have received from Capital Title Insurance Agency a Principal Residence Exemption (PRE) Affidavit Form 2368 (Rev. 07-22) and/or Request to Rescind Principal Residence Exemption (PRE) Form 2602 (Rev. 04-19) and accept responsibility for filing the form with our city/township assessor. The forms must be submitted prior to June Ist for the summer tax levy or November Ist for the winter tax levy for the year of the claim. I/We agree to hold Capital Title Insurance Agency harmless from any liability and/or responsibility regarding this form. (Purchaser(s) initials) (Seller(s) initials) In the alternative, I/we have asked, and Capital Title Insurance Agency has agreed, to be responsible for sending the and Principal Residence Exemption (PRE) Affidavit and/or Request to Rescind Principal Residence Exemption (PRE) I have completed to the city/township assessor by regular mail. I/we agree to accept responsiblility for completing the Principal Residence Exemption (PRE) Affidavit and/or Request to Rescind Principal Residence Exemption (PRE) Affidavit and responsibility for confirming that the form has been received by the local assessor. I/we agree to hold Capital Title Insurance Agency harmless from any liability and/or responsibility regarding the form, including the mailing and receipt of the form or the late receipt of the form. The forms must be submitted prior to June Ist for the summer tax levy or November 1st for the winter tax levy for the year of the claim. Municipality Information: City of Novi, 45175 West Ten Mile, Novi, MI 48375, Phone: 248-347-0460 Purchaser(s): Seller(s): LAr Yuerui Chen 3 “ = = ALE Gary. Eineman, y wy 2 by Afithony Luke Simon, his Attorney-In-Fact fatthew Speck” ox Mm ue Brack % hi State of Michigan Document Receipt Page 1 of 1
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TITLE ACRE AGES H Coll HOLD HARMLESS AND INDEMNIFICATION REGARDING PRINCIPAL RESIDENCE EXEMPTION File Number: 55-102643-614 Date of Closing: November 7, 2025 Property Address: 45167 9 Mile Road, Northville, Michigan 48167 Purchaser(s): Yuerui Chen and Matthew Speck Seller(s): Gary L. Fineman The undersigned Seller(s) have agreed to sell the above referenced property to the above referenced Purchaser(s). The above referenced property is currently and has been for a period of time exempt from a portion of the real estate tax under a Principal Residence Exemption allowable under Michigan's General Property Tax Act, hereinafter “Act.” The Seller(s) understands that the “Act” requires that not more than 90 days after exempted property is not used as a principal residence by the owner, a rescission of the exemption must be filed with the local taxing authority. Seller(s) also understands that if the taxing authority ascertains that the property is not the principal residence of the owner, it may remove the exemption from the property for the current year and the 3 immediately preceding calendar years and issue a bill for the additional tax amounts plus interest and penalty. Further Seller(s) agrees to take full responsibility for any re-assessment of tax amounts owed for denial of the principal residence exemption for the above reference property and to pay any amounts owing for said re-assessment. Seller(s) agrees to hold Capital Title Insurance Agency harmless for any costs incurred by reason of such a denial and agrees to indemnify Capital Title Insurance Agency against any and all claims resulting from said denial under any title insurance commitment/policy issued by the company now and in the future. Seller(s): Gafy L. Fine by ne his Attorney-In-Fact Hold Harmless and Indemnification Regarding Principal Residence Exemption Page 1 of 1
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TITLE HH] CAPITAL FRSGIANCE WER AFFIDAVIT BY OWNER IN LIEU OF SURVEY File Number: 55-102643-614 Date of Closing: November 7, 2025 Property Address: 45167 9 Mile Road, Northville, Michigan 43167 The undersigned is the owner or is an authorized representative of the owner who personally knows the facts that relate to the matters attested to herein. The undersigned, if an authorized representative of the owner attests that he/she is empowered by the owner to bind the owner to the representations and undertakings made herein. The undersigned, in consideration of Capital Title Insurance Agency, any and all subsidiaries, joint ventures, and its Underwriter issuing its Policy(ies) of Title Insurance insuring an interest in or title to the real estate described herein, and being first duly sworn under oath, deposes states and warrants as follows: 1. The owner is the owner of the real estate referred to in Commitment Number 55-102643-614 or which is described in Exhibit A attached hereto (the property). There has not been any construction on the land of any buildings, additions or improvements since purchasing the property, except (none, unless noted): i AVAL The owner is not aware or has not been informed by any person that any improvement on the land including boundary walls, fences encroaches onto any easement, bordering set back line or property which is not part of the land identified herein, except (none, unless noted): A IVT] The owner is not aware or has not been informed by any person that any improvement on neighboring land including boundary walls and fences encroach onto the land which is not part of the land identified herein, except (none, unless noted): 1) JNA The Owner understands that Capital Title Insurance Agency, any and all subsidiaries, joint ventures, and its Underwriter will rely on this affidavit when closing a real estate loan and issuing a policy of title insurance insuring title to or a security interest in the land. The Owner agrees to hold Capital Title Insurance Agency, any and all subsidiaries, joint ventures, and its Underwriter harmless from any loss arising because of the incorrectness of any representation or attestation made herein. AF AMIE Spero — oo” Stion, his Attorney-In-Fact by Anthony Luk Affidavit by Owner in Lieu of Survey Page 1 0f2
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(Attached to and becoming a part of the Affidavit by Owner in Lieu of Survey dated November 7, 2025, File Number 55-102643-614) STATE OF MICHIGAN ) )SS. COUNTY OF 0 3! A a Subscribed and sworn to by Gary L. Fineman, by Anthony Luke Simon, his Attorney-in-fact, before me on the 7th day of November, 2025. Notary Public County, Michigan Acting in County My cominission expires: HELEN A EGGETT Notary Public - State of Michigan County of Macomb My Commission Expires Bi i Tai Aciing in the County of Affidavit by Owner in Lieu of Survey Page 2 of 2
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Kiley Comiskey From: Smola, Brian <bsmola@med.umich.edu> Sent: Thursday, October 16, 2025 2:56 PM To: Kiley Comiskey; bsmola@umnich.edu Subject: RE: HOA Status Letter Request: 45167 9 Mile Road, Northville Mi 48167 Hey Kiley. Happy to help. | am already aware of this property since several people have already reached out about it. 1 will add that there are no fences or sheds allowed within our subdivision. | believe this property has the unique grandfathered shed/outbuilding (we will not be forcing them to remove that shed). Normally, we do make new owners remove them, but this property is grandfathered in as far as | know. Please welcome them to our community! We, | say annually but occasionally we miss a year, have a great late summer picnic with bounce houses, petting zoos, etc. for kids and families. We hope to see them there. The shed amendment and other by-laws/deed restrictions can be found on our website by Googling. Cheers, brian We are looking for the following information: 1. How much are the dues and are they paid annually/quarterly/monthly/etc.? a. If annual, what period do they cover (i.e. Jan 1-Dec 31, July 1-June 30, etc.) ? Annual. Dues are only $5, however, we always accept donations and this is how the dues have never never increased from their original $5. We collect in the fall 2. |swater/sewer/trash included in association dues? No-the trash is covered by Novi’s property taxes and is paid through them automatically. Sewage usage is collected directly by Novi as well. | am uncertain of this house, but many of us are on wells so there is no bill. 3. Are there any special assessments through the HOA? If so, please indicate what they are and the total amount due. No special assessments unless voted on-for instance, approx. 10 years ago they collected to update all the subdivision signs. Nothing routinely though. 4. Are the sellers paid up on their dues? If not, how much is due? Unfortunately, | have checked with our Treasurer and he has no record of this home ever paying the dues. In this instance, we take the minimum ($5) and multiply it by the number of years they have been in the home, not to exceed $100. 5. Are there are any additional fees that you charge (transfer fees, status letter fees, late fees, etc.)? No other fees though we should :P 6. If we need to send you a check, who do we make it out to and where do we mail it? Andy Woodrich, Connemara Hills HOA Treasurer, 45085 Mayo Ct. Northville, M148167 From: Kiley Comiskey <kcomiskey@CapitalTitle.net> Sent: Thursday, October 16, 2025 2:37 PM To: bsmola@umich.edu Subject: HOA Status Letter Request: 45167 9 Mile Road, Northville Mi 48167 Good Afternoon, | would like to request an HOA Status Letter on the above property. Seller is Gary Fineman and Buyers are Yuerui Chen & Matthew Speck. They are tentatively closing on 11/7/25. We are looking for the following information: 1. How much are the dues and are they paid annually/quarterly/monthly/etc.? 1
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a. If annual, what period do they cover (i.e. Jan 1-Dec 31, July 1-June 30, etc.) ? 2. |swater/sewer/trash included in association dues? 3. Are there any special assessments through the HOA? If so, please indicate what they are and the total amount due. 4. Are the sellers paid up on their dues? If not, how much is due? 5. Are there are any additional fees that you charge (transfer fees, status letter fees, late fees, etc.)? 6. If we need to send you a check, who do we make it out to and where do we mail it? Thank you for your help, have a great rest of your day! Kiley Comiskey Status Coordinator Capital Title Insurance Agency Direct: 734.881.1112 Fax: 734.396.1024 FPT—— ULE bb Electronic Mail is not secure, may not be read every day, and should not be used for urgent or sensitive issues
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TITLE
Hi CAPITAL
QUALIFIED SUBSTITUTE STATEMENT OF SELLER CERTIFICATION OF
NON-FOREIGN STATUS
File Number:
55-102643-614
Property Address:
45167 9 Mile Road, Northville, Michigan 48167
Seller(s):
Gary L. Fineman
Buyer(s):
Yuerui Chen and Matthew Speck
o
As of January 1, 1985 the Foreign Investment in Real Property Tax Act (FIRPTA), Title 26 U.S.C., §1445, and
related regulations require that a buyer withhold fifteen percent (15%) of the property sale price if seller is a
Foreign Person, report the transaction and remit the withholding to the Internal Revenue Service (IRS) within
twenty days after the transfer.
e
If withholding is required, and the Buyer fails to make the necessary withholding, FIRPTA states that the Buyer is
responsible for the payment.
o
Under §1445(b)(2) no withholding is required if the seller provides the buyer with a properly executed
Certification of Non-Foreign Status stating the seller is not a Foreign Person and includes certain required
information.
o
Section 1445(b)(9) allows a qualified substitute, not the buyer, to hold the seller's Certification of
Non-Foreign Status.
The undersigned states under penalties of perjury that:
1.
Capital Title Insurance Agency, Inc. ("Capital Title") is the settlement services provider in this transaction
and is not the agent of the Seller(s) or Buyer(s).
2s
Capital Title, acting as a Qualified Substitute in this transaction:
a,
Makes
no representation regarding Buyer's FIRPTA obligations
or the validity of Seller's
representations on Seller's Certificate of Non-Foreign Status.
b.
Agrees to store the Certificate of Non-Foreign Status for a period of six years.
EXCEPT RELATING TO:
Complete with the name of any Seller not providing an executed Certification of Non-Foreign
Status if applicable.
Withholding, additional documentation or Instructions Regarding the
Withholding of Tax on Disposition of United States Real Property Interests will be required if
any seller does not provide a Certificate of Non-Foreign Status.
c.
Agrees to provide Seller's Certificate of Non-Foreign Status to the IRS if requested.
d.
Has not received any notice that the Certificate of Non-Foreign Status is false.
e.
Does not have any actual knowledge that the Certificate of Non-Foreign Status is false.
if.
Has authorized the below-signed employee to execute this statement on behalf
of Capital Title.
Signed:
;
Date:
November
7, 2025
Karl Golicz
Settlement Agent
FIRPTA Qualitied Substitute Statement
Page
1 of 2Page 27
SELLER(S) AND BUYER(S) ACKNOWLEDGMENT The Buyer(s) and Seller(s), jointly known as Parties agree as follows: 1. The Parties agree that Capital Title is acting as a Qualified Substitute as described above. 2. The Parties agree that Capital Title employees are not authorized to provide advice regarding legal or tax matters. 3. The Parties are advised to seek legal and tax advice regarding FIRPTA and FIRPTA compliance from a qualified individual. 4. The Parties agree that Capital Title will not determine nor aid in the determination of whether the FIRPTA withholding provisions are applicable to the subject transaction, nor furnish tax advice to any party to the transaction. 5. The Parties agree that Capital Title will not determine nor aid in the determination of whether the transaction will qualify for an exception or an exemption and is not responsible for the filing of any tax forms with the IRS as they relate to FIRPTA. 6. The Buyer agrees that Capital Title is not responsible for payment of any taxes related to FIRPTA and such taxes are not a matter covered by the Owner's Policy of Title Insurance to be issued to the Buyer(s). 7. The Parties agree that Capital Title's only liability as it relates to FIRPTA, is as the holder of the certification of non-foreign status and the certification as stated above. 8. The Buyer(s) accept this qualified substitute statement and hereby indemnify and hold Capital Title harmless from any loss or damage resulting from buyer(s) FIRPTA obligations or seller's foreign status. 9. The Parties agree that Capital Title is hereby released from and shall have no liability, obligation or responsibility with respect to (a) withholding funds pursuant to Section 1445 of the Internal Revenue Code 1986 as amended, (b) advising the parties as to the requirements of such Section or (c) determining whether the transferor is a foreign person under such Section, acting as the Qualified Substitute or otherwise making any inquiry concerning compliance with such Section for any party to the transaction. This form must be signed and returned by each named Buyer and Seller. Purchaser(s): Seller(s): Za = Tz i= SALE Gary J Fineman, by Anthony-Luke-Sinion, his Attorney-In-Fact Matthew Speck
Page 28
TITLE fri ate Sve CT CAPITAL SELLER'S AFFIDAVIT File Number: 55-102643-614 Date of Closing: November 7, 2025 Property Address: 45167 9 Mile Road, Northville, Michigan 48167 The undersigned, in consideration of Capital Title Insurance Agency, any and all subsidiaries, joint ventures, and its Underwriter issuing its Policy(ies) of Title Insurance insuring the mortgage and the title to the land described in the above Commitment for title insurance, and being first duly sworn on oath, deposes, states and warrants as follows: 1. The undersigned are owners of the land to be insured; 2. The undersigned are citizens of the United States, are 18 years of age or over, have not martied or divorced since purchasing the real estate, have never been known by any other name than that herein. Seller was divorced in 2009, however the subject property was owned by Seller alone and was not part of the judgment of divorce; 3. The undersigned's possession of the land has been peaceable and undisturbed and the title to the land has never been disputed or questioned; 4. No proceedings in bankruptcy or receivership have been instituted by or against the undersigned within the last 10 years, and the undersigned has never made an assignment for the benefit of creditors; 5. There is no State or Federal Tax Lien, or other State or Federal Lien of any kind or nature against the undersigned, which could constitute a lien or charge on the land; 6. The undersigned have not contracted for, received any notice regarding, and do not know of any improvement, alteration or charge to be made in or about the land in the past four (4) months; 7. There are no claims for labor, services or materials furnished to the land remaining unpaid and no fixture incorporated in the land is subject to UCC security interest; 8. There are not any delinquent real estate taxes or unpaid current real estate taxes; nor any pending or levied assessments on the land, including but not limited to those for trees, sidewalks, streets, sewer and water lines, gas lines; 9. The undersigned are in sole possession of the real estate, and no other party has possession, or has right of possession under any tenancy, lease or other agreement, written or oral and 10. That by signature hereof, we assume responsibility for payment of any additional homestead taxes, which were or will be assessed by the Michigan Treasury Department, through date of closing. 11. The undersigned have no knowledge of any current unpaid or future charges or changes in taxes or assessments on the land described in the cited commitment resulting from: a) sidewalk repair, weed cutting, debris removal or the like; b) rescission of any homestead exemption; c) reassessment of taxes of current or prior year taxes. 12. Do hereby agree, if required to do so by Capital Title Insurance Agency, to fully cooperate and adjust for clerical errors in any and all closing documentation, if deemed necessary or desirable in the sole and reasonable discretion of Capital Title Insurance Agency, in order to allow Capital Title Insurance Agency to clear any and all liens necessary to enable Capital Title Insurance Agency, any and all subsidiaries, joint ventures, and its Underwriter to issue its policy or policies of title insurance as contemplated and/or required by the Purchase Agreement. The aforesaid clerical errors shall include, but not be limited to omission or incorrect signatures on closing documents, as well as incorrect information regarding taxes, water and sewer, or mortgage payoff information as furnished to Capital Title Insurance Agency by the municipality(ies) or mortgage company or the computation of prorations. 13. The undersigned hold harmless Capital Title Insurance Agency, any and all subsidiaries, joint ventures, and its Underwriter from any loss or damage resulting from any inaccuracy in statements made in this affidavit, Page 1 of 2
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(Attached to and becoming a part of the Seller's Affidavit dated: November 7, 2025, File Number 55-102643-614) 14. That there is no additional amount owing on any equity access mortgage held by N/A that is not represented on the mortgage payoff statement dated N/A. Further, we will be personally responsible for any payoff shortage that may result from relying on said statement and authorize escrow agent to close said equity access account to further activity and cause a discharge of mortgage to be recorded. If the title commitment is for a policy to insure a mortgage and there is not a concurrent sale of the property, the mortgagors must execute instead of sellers. Aw A AIF Gary fe Rm > by Anthony Tike Simon, his Attorney-In-Fact STATE OF MICHIGAN ) COUNTY OF Oa kK) a nd - Subscribed and sworn to by Gary L. Fineman, by Anthony Luke Simon, his Attorney-in-fact, before me on the 7th day of November, 2025. Cola CAE , Notary Public County, Michigan Acting in County My commission expires: HELEN AEGGETT Notary Public - State of Michigan County of Macomb 4 My Commission Expicns 7 gl 2031 | A Acting in the County of Page 2 of 2
Page 30
TITLE LOCAL ORDINANCE VIOLATION ASSESSMENT DISCLOSURE CT CAPITAL File Number: 55-102643-614 Property Address: 45167 9 Mile Road, Northville, Michigan 48167 Please take notice that there may be outstanding assessments, bills, invoices, citations or other demands for payment made by a governmental unit for items such as vacant property registration, certificate of occupancy, property inspection, sidewalk repair, weed citations, lawn cutting, trash pick-up, nuisance, abatement and ordinance citations or violations in general; and That the aforementioned items may not be or do not presently constitute a lien on the subject property and may not be included on any tax bills levied against the subject property that are presently available as of the date of closing; and That the aforementioned items may not be available for discovery in the Public Records and may not have been discoverable at the time of closing; and That a violation may result in fines, penalties or other assessments against the above captioned property; and That a violation may have arisen under and during the ownership of a prior owner and prior to closing; and Capital Title Insurance Agency and its Underwriter is not liable for any and all costs, claims, loss, damages and liability of any kind, whether past, present or future, arising out of and associated with assessments, bills, fines, fees, penalties, invoices, ordinance citations, ordinance violations and other demands for payment by a governmental unit for items including but not limited to vacant property registration, certificate of occupancy, property inspection, sidewalk repair, weed citations, lawn cutting, nuisance abatement, trash pick-up, and any other types or forms of ordinance citations or violations which may be assessed against the subject property. Nothing in this disclosure alters the coverage provided in the title insurance policy being issued in conjunction with the closing on the subject property. yy/2a Yo Local Ordinance Violation Assessment Disclosure Page 1 of |
Page 31
EXHIBIT B
Page 32
File No. APPRAISAL OF LOCATED AT: FOR: BORROWER: AS OF: BY: 5896 3572916207 An Appraisal Report Cope Appraisals, LLC State Certified Residential Appraiser # 1204000360 DOUGLAS S. COPE October 20, 2025 Yuerui Chen & Matthew Speck Detroit, MI, 48226 1050 Woodward Ave. Rocket Mortgage, LLC Northville, MI 48167 45167 9 Mile Rd A Single Family Residence 46699 Camelia Dr, Canton, MI 48187 734-765-3586
Page 33
Uniform Residential Appraisal Report File No. The purpose of this summary appraisal report is to provide the lender/client with an accurate, and adequately supported, opinion of the market value of the subject property. Property Address City State Zip Code Borrower Owner of Public Record County Legal Description Assessor's Parcel # Tax Year R.E. Taxes $ Neighborhood Name Map Reference Census Tract Occupant Owner Tenant Vacant Special Assessments $ PUD HOA $ per year per month Property Rights Appraised Fee Simple Leasehold Other (describe) Assignment Type Purchase Transaction Refinance Transaction Other (describe) Lender/Client Address Is the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal? Yes No Report data source(s) used, offering price(s), and date(s). SUBJECT I did did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysis was not performed. Contract Price $ Date of Contract Is the property seller the owner of public record? Yes No Data Source(s) Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the borrower? Yes No If Yes, report the total dollar amount and describe the items to be paid. CONTRACT Neighborhood Characteristics One-Unit Housing Trends One-Unit Housing Present Land Use % Note: Race and the racial composition of the neighborhood are not appraisal factors. Location Urban Suburban Rural Property Values Increasing Stable Declining PRICE AGE One-Unit % Built-Up Over 75% 25-75% Under 25% Demand/Supply Shortage In Balance Over Supply $(000) (yrs) 2-4 Unit % Growth Rapid Stable Slow Marketing Time Under 3 mths 3-6 mths Over 6 mths Low Multi-Family % Neighborhood Boundaries High Commercial % Pred. Other % Neighborhood Description Market Conditions (including support for the above conclusions) NEIGHBORHOOD Dimensions Area Shape View Specific Zoning Classification Zoning Description Zoning Compliance Legal Legal Nonconforming (Grandfathered Use) No Zoning Illegal (describe) Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use? Yes No If No, describe. Utilities Public Other (describe) Public Other (describe) Off-site Improvements—Type Public Private Electricity Water Street Gas Sanitary Sewer Alley FEMA Special Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map Date Are the utilities and off-site improvements typical for the market area? Yes No If No, describe. Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes No If Yes, describe. SITE GENERAL DESCRIPTION FOUNDATION EXTERIOR DESCRIPTION materials/condition INTERIOR materials/condition Units One One with Accessory Unit Concrete Slab Crawl Space Foundation Walls Floors # of Stories Full Basement Partial Basement Exterior Walls Walls Type Det. Att. S-Det./End Unit Basement Area sq. ft. Roof Surface Trim/Finish Existing Proposed Under Const. Basement Finish % Gutters & Downspouts Bath Floor Design (Style) Outside Entry/Exit Sump Pump Window Type Bath Wainscot Year Built Evidence of Infestation Storm Sash/Insulated Car Storage None Effective Age (Yrs) Dampness Settlement Screens Driveway # of Cars Attic None Heating FWA HWBB Radiant Amenities WoodStove(s) # Driveway Surface Drop Stair Stairs Other Fuel Fireplace(s) # Fence Garage # of Cars Floor Scuttle Cooling Central Air Conditioning Patio/Deck Porch Carport # of Cars Finished Heated Individual Other Pool Other Att. Det. Built-in Appliances Refrigerator Range/Oven Dishwasher Disposal Microwave Washer/Dryer Other (describe) Finished area above grade contains: Rooms Bedrooms Bath(s) Square Feet of Gross Living Area Above Grade Additional features (special energy efficient items, etc.). Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.). Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? Yes No If Yes, describe. Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? Yes No If No, describe. IMPROVEMENTS Page 1 of 6 Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005 Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 5896 3572916207 DOM 61;Per Realcomp MLS# 20251035652 the subject was listed for sale on 07/30/2025 for $649,900. It was reduced once on 09/11/2025 to $624,900 and went pending on 09/29/2025 after 61 days on the market. X 1050 Woodward Ave., Detroit, MI 48226 Rocket Mortgage, LLC X X 0 0 X 1377.00 - Connemara 7,082 2024 50-22-34-101-003 T1N, R8E, SEC 34 CONNEMARA HILLS LOT 23 OAKLAND Gary Fineman Yuerui Chen & Matthew Speck 48167 MI Northville 45167 9 Mile Rd $0;;No financial assistance provided. X ASSESSOR X 09/29/2025 600,000 Arms length sale;The subject's pending offers appears to be an arms length transaction. X See Attached Addendum See Attached Addendum 5 5 90 40 70 1 570 1,650 445 TO THE NORTH BY 10 MILE ROAD, TO THE WEST BY TAFT ROAD, TO THE SOUTH BY 8 MILE ROAD, TO THE EAST BY NOVI ROAD. X X X X X X See Attached Addendum X X 09/29/2006 26125C0628F X X None X ASPHALT X X X X X X SINGLE FAMILY RESIDENTIAL R-1 N;Res; Rectangular 20482 sf 134.75x152 X X C4;No updates in the prior 15 years;All mechanicals and utilities were all on and appeared to be properly operating at time of the inspection. The subject was physically measured at the time of the inspection in accordance with ANSI Z765 standards. This resulted in an above grade square footage of 2632 square feet and a basement area of 1488 square feet. See Attached Addendum 2,632 2.1 3 7 P P X X P P X 0 2 X Asphalt 2 X Tile- Avg. Tile- Avg. Wood-Avg. Drywall-Average Crpt/HW/Tile-Avg. None None Covered X Deck X None 2 X 0 Yes/ Avg. Insulated/ Avg. Wood Csmnt./ Avg. Aluminum/ Avg. Asphalt Shingle/ Avg. BV/ Wood/ Avg. P-Concrete/ Avg. X GAS X X 74 1488 X X X 25 1987 DT1;Ranch X X 1 X
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Uniform Residential Appraisal Report File No. There are comparable properties currently offered for sale in the subject neighborhood ranging in price from $ to $ . There are comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ to $ . FEATURE SUBJECT Address Proximity to Subject Sale Price $ Sale Price/Gross Liv. Area $ sq. ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION Sale or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple Site View Design (Style) Quality of Construction Actual Age Condition Above Grade Total Bdrms. Baths Room Count Gross Living Area sq. ft. Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Net Adjustment (Total) Adjusted Sale Price of Comparables COMPARABLE SALE NO. 1 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ COMPARABLE SALE NO. 2 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ COMPARABLE SALE NO. 3 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ I did did not research the sale or transfer history of the subject property and comparable sales. If not, explain My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. Data source(s) My research did did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale. Data source(s) Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3). ITEM SUBJECT Date of Prior Sale/Transfer Price of Prior Sale/Transfer Data Source(s) Effective Date of Data Source(s) COMPARABLE SALE NO. 1 COMPARABLE SALE NO. 2 COMPARABLE SALE NO. 3 Analysis of prior sale or transfer history of the subject property and comparable sales Summary of Sales Comparison Approach. Indicated Value by Sales Comparison Approach $ SALES COMPARISON APPROACH Indicated Value by: Sales Comparison Approach $ Cost Approach (if developed) $ Income Approach (if developed) $ This appraisal is made "as is," subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed, subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed, or subject to the following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair: Based on a complete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limiting conditions, and appraiser’s certification, my (our) opinion of the market value, as defined, of the real property that is the subject of this report is $ as of , which is the date of inspection and the effective date of this appraisal. RECONCILIATION Page 2 of 6 Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005 Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 5896 3572916207 700,000 505,000 10 599,900 599,900 1 Water/Sewer Utilities Granite Counters Upgraded Features 2 Fireplaces Fireplaces Porch, Deck 2ga2dw None FWA/C-air 3 Bedrooms/ Avg. 1rr1br0.0ba0o 1488sf1101sfin 2,632 100 2.1 3 7 C4 38 Q4 DT1;Ranch N;Res; 20482 sf Fee Simple A;BsyRd; 227.96 600,000 Northville, MI 48167 45167 9 Mile Rd 624,600 18.2 -0.1 400 X 20,000 Well/Septic Granite Counters 2,000 1 Fireplace Porch, Deck 20,000 4dw None FWA/C-air -10,000 4 Bedrooms/ Avg. 0 1rr0br0.0ba1o 6,500 1084sf840sfwu 0 2,677 -10,000 3.1 4 8 C4 -14,000 24 Q4 0 DT3;Colonial N;Res; -23,000 1.00 ac Fee Simple A;BsyRd; 8,100 s09/25;c09/25 0 Conv;0 ArmLth Assessor/Realist/PRD RCO #20251024191;DOM 146 233.47 625,000 2.53 miles SW Northville, MI 48167 49730 8 Mile Rd 555,200 9.1 5.4 28,200 X Water/Sewer 0 Quartz Counters 2,000 1 Fireplace Porch, Deck 2ga2dw None FWA/C-air -10,000 4 Bedrooms/ Avg. 0 1rr0br0.0ba0o 7,700 1056sf792sfin 0 2,535 0 2.1 4 8 C4 0 45 Q4 0 DT2;Colonial N;Res; 0 17424 sf Fee Simple 0 A;Bcks Busy Road; 28,500 s07/25;c07/25 0 Conv;0 ArmLth Assessor/Realist/PRD RCO #58050178310;DOM 19 207.89 527,000 0.13 miles NW Novi, MI 48375 22410 Eaton Ct 663,600 32.3 20.7 113,600 X Water/Sewer 5,000 Laminated Tops 2,000 1 Fireplace 0 Porch, Patio 2ga2dw None 5,000 FWA/None -10,000 4 Bedrooms/ Avg. 1rr1br0.0ba0o 0 1527sf1100sfin 28,000 2,352 -10,000 3.1 4 6 C4 0 36 Q4 DT1;Ranch N;Res; -12,000 26403 sf Fee Simple A;BsyRd; 105,600 s12/24;c11/24 0 Conv;0 ArmLth Assessor/Realist/PRD RCO #20240065584;DOM 65 233.84 550,000 2.71 miles NW Novi, MI 48374 25490 Wixom Rd Realist X LOCAL MLS, ASSESSOR, PRD (Public Record Data) X X 10/20/2025 Realist 10/20/2025 Realist 10/20/2025 Realist 10/20/2025 Realist . 600,000 See Attached Addendum THE SUBJECT HAS NOT BEEN TRANSFERRED IN THE LAST 36 MONTHS. NO TRANSFERS OF THE COMPARABLES NOTED OVER THE TWELVE MONTHS PRIOR TO THE MOST RECENT DATES NOTED ABOVE, PER THE LOCAL MULTI-LIST SYSTEM AND THE ASSESSOR'S OFFICE. 10/20/2025 600,000 See Attached Addendum X FULL WEIGHT GIVEN TO THE MARKET APPROACH AS IT MOST CLOSELY REFLECTS BUYERS REACTIONS DUE TO THE AGE OF THE HOME THE COST APPROACH IS NOT A RELIABLE INDICATOR OF VALUE. HOMES IN THE AREA TYPICALLY ARE NOT PURCHASED FOR RENTAL PURPOSES, THEREFORE, THE INCOME APPROACH IS NOT CONSIDERED TO BE RELIABLE. 0 0 600,000 Cope Appraisals LLC
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Uniform Residential Appraisal Report File No. FEATURE SUBJECT Address Proximity to Subject Sale Price $ Sale Price/Gross Liv. Area $ sq. ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION Sale or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple Site View Design (Style) Quality of Construction Actual Age Condition Above Grade Total Bdrms. Baths Room Count Gross Living Area sq. ft. Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Net Adjustment (Total) Adjusted Sale Price of Comparables COMPARABLE SALE NO. 4 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ COMPARABLE SALE NO. 5 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ COMPARABLE SALE NO. 6 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ ITEM SUBJECT Date of Prior Sale/Transfer Price of Prior Sale/Transfer Data Source(s) Effective Date of Data Source(s) COMPARABLE SALE NO. 4 COMPARABLE SALE NO. 5 COMPARABLE SALE NO. 6 Summary of Sales Comparison Approach SALES COMPARISON APPROACH Fannie Mae Form 1004 March 2005 Freddie Mac Form 70 March 2005 Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 5896 3572916207 Water/Sewer Utilities Granite Counters Upgraded Features 2 Fireplaces Fireplaces Porch, Deck 2ga2dw None FWA/C-air 3 Bedrooms/ Avg. 1rr1br0.0ba0o 1488sf1101sfin 2,632 100 2.1 3 7 C4 38 Q4 DT1;Ranch N;Res; 20482 sf Fee Simple A;BsyRd; 227.96 600,000 Northville, MI 48167 45167 9 Mile Rd 600,500 38.0 -10.4 69,500 X Water/Sewer Granite Counters 2,000 1 Fireplace -10,000 Porch,Deck,Enclsd. -10,000 3ga3dw None FWA/C-air 3 Bedrooms/ Avg. -10,000 1rr0br1.0ba1o -27,700 2399sf2207sfin -12,700 2,759 2.1 3 7 C4 0 41 Q4 DT1;Ranch N;Res; -38,000 39640 sf Fee Simple -53,600 N;Res; 90,500 s02/25;c02/25 0 Conv;0 ArmLth Assessor/Realist/PRD RCO #20250000231;DOM 27 242.84 670,000 2.13 miles SE Northville, MI 48167 41326 Llewelyn Dr 601,500 11.1 0.4 2,500 X 10,000 Well/Sewer 5,000 Laminated Tops 2,000 1 Fireplace 0 Porch, Patio 2ga2dw None FWA/C-air 3 Bedrooms/ Avg. 0 1rr0br0.0ba0o 17,500 882sf400sfin 0 2,563 2.1 3 7 C4 38 Q4 0 DT2;Cape Cod N;Res; -32,000 36590 sf Fee Simple 0 A;Sides Busy Road; Active ;0 0 Listing Assessor/Realist/PRD RCO #20251035825;DOM 38 233.71 599,000 0.84 miles NE Northville, MI 48167 43421 Cottisford St 10/20/2025 Realist 10/20/2025 Realist 10/20/2025 Realist
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Uniform Residential Appraisal Report File No. ADDITIONAL COMMENTS COST APPROACH TO VALUE (not required by Fannie Mae) Provide adequate information for the lender/client to replicate the below cost figures and calculations. Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value) ESTIMATED REPRODUCTION OR REPLACEMENT COST NEW Source of cost data Quality rating from cost service Effective date of cost data Comments on Cost Approach (gross living area calculations, depreciation, etc.) Estimated Remaining Economic Life (HUD and VA only) Years OPINION OF SITE VALUE . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .= $ Dwelling Sq. Ft. @ $ .. .. .. .. .. .. = $ Sq. Ft. @ $ .. .. .. .. .. .. = $ Garage/Carport Sq. Ft. @ $ .. .. .. .. .. .. = $ Total Estimate of Cost-New . .. .. .. .. .. . = $ Less Physical Functional External Depreciation = $ ( ) Depreciated Cost of Improvements .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. = $ "As-is" Value of Site Improvements . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . = $ INDICATED VALUE BY COST APPROACH . .. .. .. .. .. .. .. .. .. .. . = $ COST APPROACH 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) INCOME PROJECT INFORMATION FOR PUDs (if applicable) Is the developer/builder in control of the Homeowners' Association (HOA)? Yes No Unit type(s) Detached Attached Provide the following information for PUDs ONLY if the developer/builder is in control of the HOA and the subject property is an attached dwelling unit. Legal name of project Total number of phases Total number of units Total number of units sold Total number of units rented Total number of units for sale Data source(s) Was the project created by the conversion of an 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? Yes No If No, describe the status of completion. Are the common elements leased to or by the Homeowners' Association? Yes No If Yes, describe the rental terms and options. Describe common elements and recreational facilities. PUD INFORMATION Page 3 of 6 Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005 Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 5896 3572916207 0 0 0 $0 70 0 0 522 0 Bsmt: 1488 0 2,632 150,000 45 ALTHOUGH INITIALLY CONSIDERED, THE COST APPROACH IS NOT CONSIDERED TO BE AN ACCURATE INDICATOR OF VALUE DUE TO THE AGE OF THE HOME AND A LACK OF DETAIL AND INACCURACY IN MEASURING PHYSICAL DEPRECIATION. SITE VALUE IS BASED ON ABSTRACTION METHOD OF APPROXIMATELY 25-30% OF ESTIMATED MARKET VALUE, WHICH IS TYPICAL FOR THE AREA. HOMES IN THE AREA TYPICALLY ARE NOT PURCHASED FOR RENTAL PURPOSES, THEREFORE, THE INCOME APPROACH IS NOT CONSIDERED TO BE RELIABLE. 0
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Uniform Residential Appraisal Report File No. This report form is designed to report an appraisal of a one-unit property or a one-unit property with an accessory unit; including a unit in a planned unit development (PUD). This report form is not designed to report an appraisal of a manufactured home or a unit in a condominium or cooperative project. This appraisal report is subject to the following scope of work, intended use, intended user, definition of market value, statement of assumptions and limiting conditions, and certifications. Modifications, additions, or deletions to the intended use, intended user, definition of market value, or assumptions and limiting conditions are not permitted. The appraiser may expand the scope of work to include any additional research or analysis necessary based on the complexity of this appraisal assignment. Modifications or deletions to the certifications are also not permitted. However, additional certifications that do not constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser’s continuing education or membership in an appraisal organization, are permitted. SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the reporting requirements of this appraisal report form, including the following definition of market value, statement of assumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visual inspection of the interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of the comparable sales from at least the street, (4) research, verify, and analyze data from reliable public and/or private sources, and (5) report his or her analysis, opinions, and conclusions in this appraisal report. INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the property that is the subject of this appraisal for a mortgage finance transaction. INTENDED USER: The intended user of this appraisal report is the lender/client. DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting in what he or she considers his or her own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions* granted by anyone associated with the sale. *Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgment. STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser’s certification in this report is subject to the following assumptions and limiting conditions: 1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it, except for information that he or she became aware of during the research involved in performing this appraisal. The appraiser assumes that the title is good and marketable and will not render any opinions about the title. 2. The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements. The sketch is included only to assist the reader in visualizing the property and understanding the appraiser’s determination of its size. 3. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or other data sources) and has noted in this appraisal report whether any portion of the subject site is located in an identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination. 4. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand, or as otherwise required by law. 5. The appraiser has noted in this appraisal report any adverse conditions (such as needed repairs, deterioration, the presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or she became aware of during the research involved in performing 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 limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered as an environmental assessment of the property. 6. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property will be performed in a professional manner. Page 4 of 6 Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005 Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 5896 3572916207
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Uniform Residential Appraisal Report File No. APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: 1. I have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in this appraisal report. 2. I performed a complete visual inspection of the interior and exterior areas of the subject property. I reported the condition of the improvements in factual, specific terms. I identified and reported the physical deficiencies that could affect the livability, soundness, or structural integrity of the property. 3. I performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was prepared. 4. I developed my opinion of the market value of the real property that is the subject of this report based on the sales comparison approach to value. I have adequate comparable market data to develop a reliable sales comparison approach for this appraisal assignment. I further certify that I considered the cost and income approaches to value but did not develop them, unless otherwise indicated in this report. 5. I researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering for sale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subject property for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report. 6. I researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior to the date of sale of the comparable sale, unless otherwise indicated in this report. 7. I selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property. 8. I have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home that has been built or will be built on the land. 9. I have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subject property and the comparable sales. 10. I verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest in the sale or financing of the subject property. 11. I have knowledge and experience in appraising this type of property in this market area. 12. I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listing services, tax assessment records, public land records and other such data sources for the area in which the property is located. 13. I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from reliable sources that I believe to be true and correct. 14. I have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subject property, and the proximity of the subject property to adverse influences in the development of my opinion of market value. I have noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of the subject property or that I became aware of during the research involved in performing this appraisal. I have considered these adverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value and marketability of the subject property. 15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, all statements and information in this appraisal report are true and correct. 16. I stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the assumptions and limiting conditions in this appraisal report. 17. I have no present or prospective interest in the property that is the subject of this report, and I have no present or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital status, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the present owners or occupants of the properties in the vicinity of the subject property or on any other basis prohibited by law. 18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not conditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) a predetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause of any party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pending mortgage loan application). 19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If I relied on significant real property appraisal assistance from any individual or individuals in the performance of this appraisal or the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take no responsibility for it. 20. I identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization that ordered and will receive this appraisal report. 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). Page 5 of 6 Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005 Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 5896 3572916207
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Uniform Residential Appraisal Report File No. 22. I am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certain laws and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice that pertain to disclosure or distribution by me. 23. The borrower, another lender at the request of the borrower, the mortgagee or its successors and assigns, mortgage insurers, government sponsored enterprises, and other secondary market participants may rely on this appraisal report as part of any mortgage finance transaction that involves any one or more of these parties. 24. If this appraisal report was transmitted as an “electronic record” containing my “electronic signature,” as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature. 25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/or criminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United States Code, Section 1001, et seq., or similar state laws. SUPERVISORY APPRAISER'S CERTIFICATION: The Supervisory Appraiser certifies and agrees that: 1. I directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser’s analysis, opinions, statements, conclusions, and the appraiser’s certification. 2. I accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser’s analysis, opinions, statements, conclusions, and the appraiser’s certification. 3. The appraiser identified in this appraisal report is either a sub-contractor or an employee of the supervisory appraiser (or the appraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicable state law. 4. This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal report was prepared. 5. If this appraisal report was transmitted as an “electronic record” containing my “electronic signature,” as those terms are defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature. APPRAISER Signature Name Company Name Company Address Telephone Number Email Address Date of Signature and Report Effective Date of Appraisal State Certification # or State License # or Other (describe) State # State Expiration Date of Certification or License ADDRESS OF PROPERTY APPRAISED APPRAISED VALUE OF SUBJECT PROPERTY $ LENDER/CLIENT Name Company Name Company Address Email Address SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Name Company Name Company Address Telephone Number Email Address Date of Signature State Certification # or State License # State Expiration Date of Certification or License SUBJECT PROPERTY Did not inspect subject property Did inspect exterior of subject property from street Date of Inspection Did inspect interior and exterior of subject property Date of Inspection COMPARABLE SALES Did not inspect exterior of comparable sales from street Did inspect exterior of comparable sales from street Date of Inspection Page 6 of 6 Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005 Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 5896 3572916207 See Attached Addendum Detroit, MI 48226 1050 Woodward Ave. Rocket Mortgage, LLC SOLIDIFI AMC 600,000 Northville, MI 48167 45167 9 Mile Rd 07/31/2027 MI 10/20/2025 10/21/2025 dcope@copeappraisals.com 734-765-3586 Canton, MI 48187 46699 Camelia Dr Cope Appraisals, LLC DOUGLAS S. COPE Cope Appraisals LLC
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Uniform Appraisal Dataset Definitions File No. Condition Ratings and Definitions C1 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 the 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 any significant physical depreciation (i.e., newly constructed dwellings that have been vacant for an extended period of time without adequate maintenance or upkeep). C2 The improvements feature no deferred maintenance, little or no physical depreciation, and require no repairs. Virtually all building components are new or have been recently repaired, refinished, or rehabilitated. All outdated components and finishes have been updated and/or replaced with components that meet current standards. Dwellings in this category 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 little or no physical depreciation, or an older property that has been recently completely renovated. C3 The improvements are well maintained and feature limited physical depreciation due to normal wear and tear. Some components, but not every major building component, may be updated or recently rehabilitated. The structure has been well maintained. *Note: The improvement is in its first-cycle of replacing short-lived building components (appliances, floor coverings, HVAC, etc.) and is being well maintained. Its estimated effective age is less than its actual age. It also may reflect a property in which the majority of short-lived building components have been replaced but not to the level of a complete renovation. C4 The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has been adequately maintained and requires only minimal repairs to building components/mechanical systems and cosmetic repairs. All major building components have been adequately maintained and are functionally adequate. *Note: The estimated effective age may be close to or equal to its actual age. It reflects a property in which some of the short-lived building components have been replaced, and some short-lived building components are at or near the end of their physical life expectancy; however, they still function adequately. Most minor repairs have been addressed on an ongoing basis resulting in an adequately maintained property. C5 The improvements feature obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs, rehabilitation, or updating. The functional utility and overall livability is somewhat diminished due to condition, but the dwelling remains useable and functional as a residence. *Note: Some significant repairs are needed to the improvements due to the lack of adequate maintenance. It reflects a property in which many of its short-lived building components are at the end of or have exceeded their physical life expectancy but remain functional. C6 The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety, soundness, or structural integrity of the improvements. The improvements are in need of substantial repairs and rehabilitation, including many or most major components. *Note: Substantial repairs are needed to the improvements due to the lack of adequate maintenance or property damage. It reflects a property with conditions severe enough to affect the safety, soundness, or structural integrity of the improvements. Quality Ratings and Definitions Q1 Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified user. Such residences typically are constructed from detailed architectural plans and specifications and feature an exceptionally high level of workmanship and exceptionally high-grade materials throughout the interior and exterior of the structure. The design features exceptionally high-quality exterior refinements and ornamentation, and exceptionally high-quality interior refinements. The workmanship, materials, and finishes throughout the dwelling are of exceptionally high quality. Q2 Dwellings with this quality rating are often custom designed for construction on an individual property owner's site. However, dwellings in this quality grade are also found in high-quality tract developments featuring 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 generally of high or very high quality. Q3 Dwellings with this quality rating are residences of higher quality built from individual or readily available designer plans in above-standard residential tract developments or on an individual property owner's site. The design includes significant exterior ornamentation and interiors that are well finished. The workmanship exceeds acceptable standards and many materials and finishes throughout the dwelling have been upgraded from "stock" standards. Q4 Dwellings with this quality rating meet or exceed the requirements of applicable building codes. Standard or modified standard building plans are utilized and the design includes adequate fenestration and some exterior ornamentation and interior refinements. Materials, workmanship, finish, and equipment are of stock or builder grade and may feature some upgrades. Q5 Dwellings with this quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature a plain design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minimal exterior ornamentation and limited interior detail. These dwellings meet minimum building codes and are constructed with inexpensive, stock materials with limited refinements and upgrades. Q6 Dwellings with this quality rating are of basic quality and lower cost; some may not be suitable for year-round occupancy. Such dwellings are often built with simple plans or without plans, often utilizing the lowest quality building materials. Such dwellings are often built or expanded by persons who are professionally unskilled or possess only minimal construction skills. Electrical, plumbing, and other mechanical systems and equipment may be minimal or non-existent. Older dwellings may feature one or more substandard or non-conforming additions to the original structure. Definitions of Not Updated, Updated, and Remodeled Not Updated Little or no updating or modernization. This description includes, but is not limited to, new homes. Residential properties of fifteen years of age or less often reflect an original condition with no updating, if no major components have been replaced or updated. Those over fifteen years of age are also considered not updated if the appliances, fixtures, and finishes are predominantly dated. An area that is 'Not Updated' may still be well maintained and fully functional, and this rating does not necessarily imply deferred maintenance or physical /functional deterioration. Updated The area of the home has been modified to meet current market expectations. These modifications are limited in terms of both scope and cost. An updated area of the home should have an improved look and feel, or functional utility. Changes that constitute updates include refurbishment and/or replacing components to meet existing market expectations. Updates do not include significant alterations to the existing structure. Remodeled Significant finish and/or structural changes have been made that increase utility and appeal through complete replacement and/ or expansion. A remodeled area reflects fundamental changes that include multiple alterations. These alterations may include some or all of the following: replacement of a major component (cabinet(s), bathtub, or bathroom tile), relocation of plumbing/gas fixtures/appliances, significant structural alterations (relocating walls, and/or the addition of square footage). This would include a complete gutting and rebuild. Explanation of Bathroom Count The number of full and half baths is reported by separating the two values by a period. The full bath is represented to the left of the period. The half bath count is represented to the right of the period. Three-quarter baths are to be counted as a full bath in all cases. Quarter baths (baths that feature only toilet) are not to be included in the bathroom count. Uniform Appraisal Dataset Definitions Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 5896 3572916207
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Uniform Appraisal Dataset Definitions File No. Abbreviations Used in Data Standardization Text Abbrev. Full Name Appropriate Fields ac Acres Area, Site AdjPrk Adjacent to Park Location AdjPwr Adjacent to Power Lines Location A Adverse Location & View ArmLth Arms Length Sale Sale or Financing Concessions AT Attached Structure Design(Style) ba Bathroom(s) Basement & Finished Rooms Below Grade br Bedroom Basement & Finished Rooms Below Grade B Beneficial Location & View BsyRd Busy Road Location cp Carport Garage/Carport Cash Cash Sale or Financing Concessions CtySky City View Skyline View View CtyStr City Street View View Comm Commercial Influence Location c Contracted Date Date of Sale/Time Conv Conventional Sale or Financing Concessions cv Covered Garage/Carport CrtOrd Court Ordered Sale Sale or Financing Concessions DOM Days On Market Data Sources DT Detached Structure Design(Style) dw Driveway Garage/Carport Estate Estate Sale Sale or Financing Concessions e Expiration Date Date of Sale/Time FHA Federal Housing Authority Sale or Financing Concessions g Garage Garage/Carport ga Garage - Attached Garage/Carport gbi Garage - Built-in Garage/Carport gd Garage - Detached Garage/Carport GR Garden Structure Design(Style) GlfCse Golf Course Location Glfvw Golf Course View View HR High Rise Structure Design(Style) Ind Industrial Location & View Abbrev. Full Name Appropriate Fields in Interior Only Stairs Basement & Finished Rooms Below Grade Lndfl Landfill Location LtdSght Limited Sight View Listing Listing Sale or Financing Concessions MR Mid-Rise Structure Design(Style) Mtn Mountain View View N Neutral Location & View NonArm Non-Arms Length Sale Sale or Financing Concessions op Open Garage/Carport o Other Basement & Finished Rooms Below Grade O Other Design(Style) Prk Park View View Pstrl Pastoral View View PwrLn Power Lines View PubTrn Public Transportation Location rr Recreational (Rec) Room Basement & Finished Rooms Below Grade Relo Relocation Sale Sale or Financing Concessions REO REO Sale Sale or Financing Concessions Res Residential Location & View RT Row or Townhouse Design(Style) RH Rural Housing - USDA Sale or Financing Concessions SD Semi-detached Structure Design(Style) s Settlement Date Date of Sale/Time Short Short Sale Sale or Financing Concessions sf Square Feet Area, Site, Basement sqm Square Meters Area, Site, Basement Unk Unknown Date of Sale/Time VA Veterans Administration Sale or Financing Concessions wo Walk Out Basement Basement & Finished Rooms Below Grade wu Walk Up Basement Basement & Finished Rooms Below Grade WtrFr Water Frontage Location Wtr Water View View w Withdrawn Date Date of Sale/Time Woods Woods View View Other Appraiser-Defined Abbreviations Abbrev. Full Name Appropriate Fields Abbrev. Full Name Appropriate Fields Uniform Appraisal Dataset Definitions Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 5896 3572916207
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ADDENDUM Borrower: Yuerui Chen & Matthew Speck File No.: 5896 Property Address: 45167 9 Mile Rd Case No.: 3572916207 City: Northville State: MI Zip: 48167 Lender: Rocket Mortgage, LLC Addendum Page 1 of 2 Neighborhood Description THE NEIGHBORHOOD IS LOCATED IN THE NEIGHBORHOOD IS LOCATED IN THE SOUTHEASTERN PORTION OF THE CITY OF NOVI. THE MAJORITY OF THE NEIGHBORHOOD WAS DEVELOPED PRIMARILY IN THE 1980'S -1990'S WITH SINGLE FAMILY HOMES OF BRICK AND FRAME MATERIALS AND OF MOSTLY A 1 AND 2 STORY DESIGN. AS ONE TRAVELS WEST THE HOMES TEND TO BE NEWER AND LARGER MORE CUSTOM BUILT, HIGHER PRICED SINGLE FAMILY HOMES. THE CITY OF NORTHVILLE'S DOWNTOWN BUSINESS AND ENTERTAINMENT DISTRICT IS LOCATED APPROXIMATELY 2 MILES TO THE SOUTH FOR ACCESS TO MOST SUPPORT FACILITIES. CONDOMINIUMS WERE ALSO NOTED WITHIN THE AREA. MAYBURY STATE PARK IS LOCATED FURTHER WEST FOR ACCESS TO RECREATIONAL FACILITIES. NO ADVERSE CONDITIONS NOTED. Neighborhood Market Conditions THE MARKET IN GENERAL HAS GROWN IN STRENGTH OVER THE PREVIOUS SEVERAL YEARS. THERE CONTINUES TO BE A LACK OF SUPPLY OF HOMES AND DEMAND FOR HOUSING STILL REMAINS VIGOROUS. INTEREST RATES REMAIN NEAR 4 YEAR HIGHS, BUT REMAINS RELATIVELY STABLE. AS DEMAND OUTWEIGHS SUPPLY, THE MARKET CONTINUES TO SHOW SIGNS OF INCREASING VALUES.SEE ATTACHED MARKET CONDITION ANALYTICS FOR SUPPORT OF TIME ADJUSTMENTS. Site Comments THE SUBJECT IS TYPICAL IN SIZE FOR THE IMMEDIATE AREA. IT IS SURROUNDED BY SIMILAR RESIDENTIAL PROPERTIES. IT HAS BEEN LANDSCAPED IN A MANNER WHICH IS COMPATIBLE WITH NEIGHBORING PROPERTIES. THE SUBJECT FRONTS TO 9 MILE ROAD, A TWO LANE, 30 MILE PER HOUR RESIDENTIAL TRAFFIC ARTERY IN THE AREA. THIS IS A MORE ADVERSE LOCATION WITHIN THE AREA AND WILL REDUCE THE SUBJECT'S VALUE AND MARKETABILITY. THE SUBJECT IS LOCATED IN A R-1 ZONING.THIS ZONING REQUIRES A MINIMAL FRONTAGE OF 120 FRONT FEET AND A TOTAL LOT SIZE OF 21,780 SQUARE FEET. THE SUBJECT DOES NOT MEET THESE MINIMAL REQUIREMENTS. ITIS A LEGAL, NON-CONFORMING (GRANDFATHERED USE). ACCORDING TO THE CITY OF NOVI'S ZONING ORDNANCE, THE SUBJECT WAS A LEGAL, CONFORMING USE AT TIME OF ITS CONSTRUCTION. IT IS GRANDFATHERED IN AS THE CODE OF ORDINANCE COULD HAVE CHANGED IN THE INTERIM. IF THE PROPERTY WERE DESTROYED IT COULD BE RE-BUILT IN ITS CURRENT CONFIGURATION, AS LONG AS SET BACK REQUIREMENTS WERE MET. THIS IS NOT UNCOMMON FOR THE NEIGHBORHOOD OR COMMUNITY AT LARGE AND IS CONSIDERED TO POSE NO ADVERSITY TO THE SUBJECT'S MARKETABILITY. AS THE SUBJECT CAN BE RE-BUILT IN ITS CURRENT CONFIGURATION THERE IS NO NEGATIVE IMPACT ON THE SUBJECT'S MARKETABILITY IN THE MARKETPLACE. IT IS NOTED THAT COMPARABLE 2 IS ALSO A LEGAL, NON-CONFORMING USE. ALTHOUGH THE SUBJECT IS A LEGAL, NON-CONFORMING USE, IT IS A LEGAL USE. IT IS ZONED SINGLE FAMILY, IS SINGLE FAMILY AND IS SURROUNDED BY SINGLE FAMILY PROPERTY. THIS REPRESENTS ITS HIGHEST AND BEST USE. THE RELEVANT LEGAL, PHYSICAL AND ECONOMIC FACTORS WERE ANALYZED TO THE EXTENT NECESSARY AND RESULTED IN A CONCLUSION THAT THE CURRENT USE OF THE SUBJECT PROPERTY IS ITS HIGHEST AND BEST USE. Additional Features COVERED FRONT ENTRY PORCH, COVERED PATIO, OPEN REAR WOOD DECK, 200 AMP ELECTRICAL SERVICE WITH CIRCUIT BREAKERS, COPPER PLUMBING, ELECTRIC 50 GALLON HOT WATER TANK, FINISHED BASEMENT FEATURES CARPETED FLOORING, DRYWALL WALLS AND SUSPENDED CEILING, KITCHEN FEATURES WHITE LAMINATED CABINETRY, TILED FLOORING, GRANITE COUNTER TOPS, BATHROOMS FEATURE WILED FLOORS AND WAINSCOTS, LAMINATED VANITIES, LAMINATED COUNTER TOPS. Comments on Sales Comparison THE SUBJECT IS A UNIQUE HOME IN THE AREA. IT IS A LARGER RANCH HOME FRONTING TO A BUSIER TRAFFIC ARTERY IN THE AREA. IN ORDER TO UTILIZE COMPARABLE SALES WHICH BRACKET THE SUBJECT'S AMENITIES IT WAS NECESSARY TO TRAVEL FURTHER IN DISTANCE AND UTILIZE OLDER SALES THAN GUIDELINES STIPULATE. THE MARKET HAS GROWN IN STRENGTH OVER THE PREVIOUS YEAR. THE CONTINUED LACK OF INVENTORY OF HOMES AND DEMAND FOR HOUSING STILL REMAINS VIGOROUS. INTEREST RATES HAVE RISEN IN RECENT YEARS TO 30 YEAR HIGHS, BUT HAVE STABILIZED RECENTLY. A POSITIVE ADJUSTMENT FOR THE DATE OF SALE IS DEEMED WARRANTED TO REFLECT THE APPRECIATION EXPERIENCED IN THE MARKET AS WE HEAD THROUGH THE FALL MARKET. SEE ATTACHED MARKET CONDITION ANALYTICS FOR SUPPORT OF TIME ADJUSTMENTS. THE ADJUSTMENTS FOR THE DIFFERENCES IN PROPERTIES HAVE BEEN MADE TO REFLECT THE MARKET'S EVALUATION OF THESE DIFFERENCES. THESE ADJUSTMENTS HAVE BEEN BASED ON THE APPRAISER'S EXPERIENCE AND ANALYSIS OF CURRENT MARKET DATA SUPPORTED WITH THE USE OF THE CONCEPT OF "BRACKETING", PAIRED SALES ANALYSIS (WHEN POSSIBLE) AND THE USE OF REGRESSION ANALYSIS, WHICH IS INCLUDED IN THE REPORT. THIS IS THE BASIS FOR ALL ADJUSTMENTS WHERE DIFFERENCES EXIST WHICH ARE SUFFICIENT ENOUGH TO WARRANT VALUE DIFFERENTIALS. IN THE CASE WHERE DIFFERENCES EXIST AND NO ADJUSTMENT HAS BEEN MADE THERE IS INSUFFICIENT MARKET DATA TO DISCERN A VALUE DIFFERENCE WITH NO ADJUSTMENT WARRANTED. ALTHOUGH COMPARABLE SALE ONE IS A SALE FROM FURTHER IN DISTANCE IT IS A SALE OF A SIMILAR SIZE AND QUALITY HOME ALSO FRONTING TO A BUSIER TRAFFIC ARTERY IN THE AREA AND IS AN ACCURATE INDICATOR OF VALUE. A NEGATIVE ADJUSTMENT FOR THE DIFFERENCE IN AGE WAS WARRANTED DUE TO THE DIFFERENCES IN PHYSICAL DEPRECIATION EXPERIENCED BY THE STRUCTURES THEMSELVES. IT IS ALSO SUPERIOR TO THE SUBJECT IN ITS LOT SIZE, BEDROOM AND BATHROOM COUNT ABOVE GRADE WITH NEGATIVE ADJUSTMENTS WARRANTED. THE SUBJECT IS SUPERIOR IN ITS FINISHED BASEMENT SQUARE FOOTAGE, A GARAGE AND ADDITIONAL FIREPLACE WITH POSITIVE ADJUSTMENTS WARRANTED. IT WAS LISTED FOR SALE ON 04/30/2025 FOR $725,000. IT WAS REDUCED TWICE DOWN TO $645,000 ON 06/19/2025 AND WENT PENDING ON 09/23/2025 AFTER 146 DAYS N THE MARKET (DOM). COMPARABLE SALE TWO IS ANOTHER RECENT SALE OF A SIMILAR AGE AND QUALITY HOME FROM THE IMMEDIATE AREA AND IS AN ACCURATE INDICATOR OF VALUE. IT BACKS TO 9 MILE ROAD WITH SIMILAR ADVERSE LOCATIONAL INFLUENCES. IT IS SUPERIOR TO THE SUBJECT IN ITS BEDROOM COUNT ABOVE GRADE WITH A NEGATIVE ADJUSTMENT WARRANTED. THE SUBJECT IS SUPERIOR IN ITS FINISHED BASEMENT SQUARE FOOTAGE AND FIREPLACES WITH POSITIVE ADJUSTMENTS WARRANTED. IT WAS LISTED FOR SALE ON 06/13/2025 FOR $549,900 AND WENT PENDING ON 07/02/2025 AFTER 19 DOM. ALTHOUGH COMPARABLE THREE IS AN OLDER SALE FROM FURTHER IN DISTANCE IT IS A SALE OF A SIMILAR RANCH HOME FRONTING TO A SIMILAR BUSIER TRAFFIC ARTERY IN THE AREA AND IS ACCURATE INDICATOR OF VALUE. THE SUBJECT IS SUPERIOR IN ITS SQUARE FOOTAGE, CENTRAL AIR CONDITIONING, FIREPLACES AND UPGRADED GRANITE COUNTER TOPS WITH POSITIVE ADJUSTMENTS WARRANTED. THE COMPARABLE IS SUPERIOR IN ITS LOT SIZE, BEDROOM AND BATHROOM COUNT ABOVE GRADE WITH NEGATIVE ADJUSTMENTS WARRANTED. THE ADJUSTMENT WARRANTED FOR THE DIFFERENCE IN TIME RESULTED IN A HIGHER PERCENTAGE OF AN INDIVIDUAL ADJUSTMENT AND CONSEQUENTLY NET AND GROSS PERCENTAGE OF ADJUSTMENTS THAN GUIDELINES STIPULATE. IT WAS LISTED FOR SALE ON 09/03/2024 FOR $575,000 AND WENT PENDING ON 11/07/2024 AFTER 65 DOM. ALTHOUGH COMPARABLE FOUR IS AN OLDER SALE FROM FURTHER IN DISTANCE IT IS A SALE OF A SIMILAR 3 BEDROOM
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ADDENDUM Borrower: Yuerui Chen & Matthew Speck File No.: 5896 Property Address: 45167 9 Mile Rd Case No.: 3572916207 City: Northville State: MI Zip: 48167 Lender: Rocket Mortgage, LLC Addendum Page 2 of 2 RANCH HOME FROM A COMPETING NEIGHBORHOOD AND IS PROVIDED AS A SUPPORTIVE, BRACKETING COMPARABLE. IT IS SUPERIOR IN ITS INTERIOR RESIDENTIAL LOCATION WITH A NEGATIVE (-8%) ADJUSTMENT WARRANTED. IT IS ALSO SUPERIOR IN ITS LOT SIZE, SQUARE FOOTAGE ABOVE GRADE, FINISHED BASEMENT SQUARE FOOTAGE, A BASEMENT BATHROOM, LARGER GARAGE CAPACITY, AND AN ENCLOSED REAR PORCH. ALL OF WHICH WARRANTED NEGATIVE ADJUSTMENTS. THE DIFFERENCE IN TIME ALSO RESULTED IN A HIGHER PERCENTAGE OF A SINGULAR ADJUSTMENT AND CONSEQUENTLY GROSS ADJUSTMENTS THAN GUIDELINES STIPULATE. IT WAS LISTED FOR SALE ON 01/09/2025 FOR $700,000 AND WENT PENDING ON 02/05/2025 AFTER 27 DOM. IT IS NOTED THE COMPARABLE NOW OFFERS SOLAR PANELS ON ITS ROOF. THESE HAVE BEEN ADDED TO THE PROPERTY AFTER THE SALE AND NO VALUE IS WARRANTED FOR THEM IN THIS ANALYSIS. COMPARABLE FIVE IS AN ACTIVE LISTING OF A SIMILAR HOME FROM THE AREA. IT SIDES TO NOVI ROAD, A SIMILAR BUSIER TRAFFIC ARTERY IN THE AREA AND IS IN COMPETITION WITH THE SUBJECT. AS THE MARKET IS CURRENTLY PAYING AT OR ABOVE LIST PRICE IN THIS MARKET, NO ADJUSTMENT FOR SALE PRICE TO LIST PRICE RATIO IS WARRANTED AT THIS TIME. IT IS SUPERIOR IN ITS LOT SIZE WITH A NEGATIVE ADJUSTMENT WARRANTED. THE SUBJECT IS SUPERIOR IN ITS FINISHED BASEMENT SQUARE FOOTAGE, FIREPLACES, UPGRADED COUNTER TOPS AND CONNECTION TO PUBLIC WATER SYSTEMS. ALL OF WHICH WARRANTED POSITIVE ADJUSTMENTS. IT WAS LISTED FOR SALE ON 09/13/2025 FOR $699,000. IT WAS REDUCED THREE TIMES DOWN TO $599,000 ON 10/08/2025 AFTER 38 DOM. GREATER WEIGHT HAS BEEN GIVEN TO COMPARABLE SALE ONE WHICH IS A MORE RECENT SALE OF A SIMILAR QUALITY HOME ALSO FRONTING TO A TRAFFIC ARTERY IN THE AREA. WEIGHT HAS ALSO BEEN GIVEN TO COMPARABLE THREE, A SALE OF A SIMILAR RANCH HOME ALSO FRONTING TO A TRAFFIC ARTERY, AND COMPARABLE TWO, A SALE FROM THE IMMEDIATE AREA ALSO BACKING TO 9 MILE ROAD. PLEASE NOTE THE FACT THE SUBJECT'S ESTIMATED MARKET VALUE IS ABOVE PREDOMINANT VALUE FOR THE NEIGHBORHOOD IS A FUNCTION OF THE VARIETY OF THE NEIGHBORHOOD. THE SUBJECT IS WITHIN THE PRICE RANGE OF THE NEIGHBORHOOD IN GENERAL. IT IS NOT AN OVER IMPROVEMENT FOR THE NEIGHBORHOOD. AS CAN BE SEEN FROM THE COMPARABLE SALES AND LISTINGS UTILIZED THE SUBJECT IS NOT AN OVER IMPROVEMENT IN SQUARE FOOTAGE, LOT SIZE OR FEATURES OFFERED. AS EXPLAINED EARLIER IN THE REPORT THE NEIGHBORHOOD IS COMPRISED OF A WIDE RANGE OF PROPERTIES WITH A SUBSEQUENT WIDE RANGE OF VALUES. THE "PREDOMINANT" VALUE IS A STATISTICAL FIGURE OF THE MEAN AND MODE OF VALUES FOR THE NEIGHBORHOOD. THIS VALUE HAS NO IMPACT ON THE MARKET VALUE OF THE SUBJECT. THE SUBJECT'S ESTIMATED MARKET VALUE FALLS WITHIN THE RANGE OF VALUES WITH THE NEIGHBORHOOD, BASED ON SALE AND LISTING DATA FROM THE NEIGHBORHOOD. EVERY ATTEMPT HAS BEEN MADE TO "BRACKET" THE SUBJECT'S DIFFERENCES. OBVIOUSLY, THIS IS NOT POSSIBLE IN EVERY CASE FOR EVERY ITEM DEEMED VALUABLE IN THE MARKETPLACE. APPROPRIATE ADJUSTMENTS WERE MADE WHERE WARRANTED. THESE ADJUSTMENTS ARE ON AN INDIVIDUAL BASIS COMPARING EACH INDIVIDUAL COMPARABLE TO THE SUBJECT PROPERTY. THE COMPARABLES CHOSEN ARE SIMILAR TO THE SUBJECT IN AGE, QUALITY AND LOCATIONAL INFLUENCES AND ARE THE BEST INDICATORS OF VALUE. IN THE CASE WHERE DIFFERENCES EXIST AND NO ADJUSTMENT HAS BEEN MADE, (AGE AND LOT SIZES), THESE DIFFERENCES ARE NOT SIGNIFICANT ENOUGH TO BE RECOGNIZED IN THE MARKETPLACE AS WARRANTING AN ADJUSTMENT. THESE FEATURES ARE EFFECTIVELY CONSIDERED TO BE EQUAL IN THE MARKETPLACE. ALL ASPECTS OF THE SUBJECT HAVE BEEN BRACKETED. Conditions of Appraisal NONE NOTED. THE UTILITIES AND MECHANICAL SYSTEMS WERE ALL ON AND PROPERLY WORKING AT THE TIME OF THE INSPECTION.IT IS NOTED THE COLDER TEMPERATURES PROHIBITED TURNING ON THE AIR CONDITIONING UNIT WITHOUT POSSIBLE DAMAGE TO THE UNIT. THE APPRAISAL IS COMPLETED UNDER THE ASSUMPTION THAT THE CENTRAL AIR CONDITIONING UNIT DOES PROPERLY WORK. Appraiser Additional Certifications 26. The subject is located approximately 10 miles from my office. This assignment requires geographic competency as part of the scope of work. I have spent sufficient time on the subject's market and understand the nuances of the local market and supply and demand factors relating to the specific property type and the location involve. Such understanding will not be imparted solely from a consideration of specific data such as demographics, costs, sales and rentals. The necessary understanding of local market conditions provides the bridge between a sale and a comparable sale or a rental and comparable rental. 27. This report is an Appraisal Report per USPAP. 28. The appraiser certifies that he physically inspected the subject property. 29. The only intended user of this appraisal is the client Rocket Mortgage, llc. There is no other intended user. No purchaser, seller, or borrower are intended users of this report. No party, other than the intended user, should rely upon this appraisal for any purpose, whatsoever. The fact that some party, other than the client, paid for the appraisal, either directly, or indirectly, does not make them an intended user.
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Market Conditions Addendum to the Appraisal Report File No. The purpose of this addendum is to provide the lender/client with a clear and accurate understanding of the market trends and conditions prevalent in the subject neighborhood. This is a required addendum for all appraisal reports with an effective date on or after April 1, 2009. Property Address City State Zip Code Borrower 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 Total # of Comparable Sales (Settled) Absorption Rate (Total Sales/Months) Total # of Comparable Active Listings Months of Housing Supply (Total Listings/Ab.Rate) Median Sale & List Price, DOM, Sale/List % Median Comparable Sale Price Median Comparable Sales Days on Market Median Comparable List Price Median Comparable Listings Days on Market Median Sale Price as % of List Price Seller-(developer, builder, etc.)paid financial assistance prevalent? Increasing Increasing Declining Declining Increasing Declining Increasing Declining Increasing Declining Stable Stable Stable Stable Stable Stable Stable Stable Stable Stable Declining Declining Increasing Increasing Declining Increasing Declining Increasing Declining Increasing Yes No Prior 7-12 Months Prior 7-12 Months Prior 4-6 Months Prior 4-6 Months Current - 3 Months Current - 3 Months Overall Trend Overall Trend 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.). 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). Cite data sources for above information. Summarize the above information as support for your conclusions in the Neighborhood section of the appraisal report form. If you used any additional information, such as an analysis of pending sales and/or expired and withdrawn listings, to formulate your conclusions, provide both an explanation and support for your conclusions. MARKET RESEARCH & ANALYSIS If the subject is a unit in a condominium or cooperative project , complete the following: Project Name: Subject Project Data Total # of Comparable Sales (Settled) Absorption Rate (Total Sales/Months) Total # of Active Comparable Listings Months of Unit Supply (Total Listings/Ab. Rate) Increasing Increasing Declining Declining Stable Stable Stable Stable Declining Declining Increasing Increasing Prior 7-12 Months Prior 4-6 Months Current - 3 Months Overall Trend 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. CONDO / CO-OP PROJECTS APPRAISER Signature Name Company Name Company Address State License/Certification # State Email Address SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Name Company Name Company Address State License/Certification # State Email Address APPRAISER Page 1 of 1 Freddie Mac Form 71 March 2009 Fannie Mae Form 1004MC March 2009 Produced using ACI software, 800.234.8727 www.aciweb.com 1004MC_2009 090909 5896 3572916207 Yuerui Chen & Matthew Speck 48167 MI Northville 45167 9 Mile Rd X X X X X X X X X X X 98% 38 599,900 27 662,500 1.49 1 0.67 2 102% N/A N/A 13 586,000 0.00 0 0.67 2 98% N/A N/A 21 567,500 0.00 0 1.00 6 An analysis was performed on 10 competing sales over the past 12 months. The sales within this group had a median sale price of $591,950. This analysis shows a change of +1.7% per month. Based on all sales in this same group, there is a 0.0 month supply. This analysis shows a change of -5.7% per month. These sales had a median DOM of 17. This analysis shows a change of +0.4% per month. Information reported in the Realcomp system (using an effective date of 10/20/2025) was utilized to arrive at the results noted on this addendum. Any percent change results noted in these comments are based on simple regression. An analysis was performed on 10 competing sales over the past 12 months. For those sales, a total of 0.0% were reported to be REO. X An analysis was performed on 10 competing sales over the past 12 months. For those sales, a total of 0.0% were reported to have seller concessions. dcope@copeappraisals.com MI Canton, MI 48187 46699 Camelia Dr Cope Appraisals, LLC DOUGLAS S. COPE
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LOCATION MAP Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck
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AERIAL MAP Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck
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FLOOD MAP Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck
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PLAT MAP Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck
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FLOORPLAN SKETCH Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck
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FLOORPLAN SKETCH Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck
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SUBJECT PROPERTY PHOTO ADDENDUM Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: FRONT VIEW OF SUBJECT PROPERTY Appraised Date: Appraised Value: $ REAR VIEW OF SUBJECT PROPERTY STREET SCENE Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck 600,000 October 20, 2025
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT3 05212013 Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck SUBJECT FRONT VIEW SUBJECT REAR & EAST SIDE VIEW STREET VIEW
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT3 05212013 Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck SUBJECT FRONT AND WEST SIDE VIEW EAST SIDE VIEW (NO VALUE GIVEN-PERSONAL PROPERTY) STORAGE SHED
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT3 05212013 Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck SHED INTERIOR VIEW TO THE REAR SOUTHEAST VIEW TO THE REAR SOUTH
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT3 05212013 Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck VIEW TO THE REAR SOUTHWEST DECKING GARAGE VIEW
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT3 05212013 Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck GARAGE INTERIOR FOYER LIVING ROOM
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT3 05212013 Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck DINING ROOM KITCHEN KITCHEN
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT3 05212013 Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck KITCHEN FAMILY ROOM FAMILY ROOM
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT3 05212013 Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck MUD ROOM LAV. PRIMARY BEDROOM
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT3 05212013 Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck PRIMARY BATHROOM PRIMARY BATHROOM BEDROOM
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT3 05212013 Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck BEDROOM BATHROOM BATHROOM
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT3 05212013 Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck FINISHED BASEMENT REC ROOM FINISHED BASEMENT REC ROOM FINISHED BASEMENT BEDROOM
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT3 05212013 Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck BASEMENT MECHANICAL AREA LAUNDRY
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COMPARABLE PROPERTY PHOTO ADDENDUM Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: COMPARABLE SALE #1 Sale Date: Sale Price: $ COMPARABLE SALE #2 Sale Date: Sale Price: $ COMPARABLE SALE #3 Sale Date: Sale Price: $ Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck 625,000 s09/25;c09/25 Northville, MI 48167 49730 8 Mile Rd 527,000 s07/25;c07/25 Novi, MI 48375 22410 Eaton Ct 550,000 s12/24;c11/24 Novi, MI 48374 25490 Wixom Rd
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COMPARABLE PROPERTY PHOTO ADDENDUM Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: COMPARABLE SALE #4 Sale Date: Sale Price: $ COMPARABLE SALE #5 Sale Date: Sale Price: $ COMPARABLE SALE #6 Sale Date: Sale Price: $ Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck 670,000 s02/25;c02/25 Northville, MI 48167 41326 Llewelyn Dr 599,000 Active Northville, MI 48167 43421 Cottisford St
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Appraisal Analytics Addendum Comparable Selection Analysis File # Address: Client: Borrower: Comments: Search Parameters: Property Observations Address Prox. Sale/List Price Sale/List Date Site GLA Bed Bath Age Cars Comment Subject ACI Analytics Produced using ACI software, 800.234.8727 www.aciweb.com Page 1 of 2 AACSA_15 09192017 5896 3572916207 Yuerui Chen & Matthew Speck Rocket Mortgage, LLC Northville, MI 48167 45167 9 Mile Rd Search parameters include; Homes in Novi south of 11 mile road, west of haggerty road, built between 1975 and 2005, between 1700 and 3000 square feet. 3.5 48 3.1 4 1,718 1 12/10/2024 505,000 S 2.36 24633 DINSER Drive 34 3.1 3 2,050 24,829 12/13/2024 530,000 S 2.63 25100 Delmont Drive 3.5 35 2.1 4 2,066 20,038 12/18/2024 598,900 S 2.18 48770 THORNBURY Drive 2.5 36 3.1 4 2,485 26,572 12/20/2024 550,000 S 2.71 25490 WIXOM Road 3 41 3.1 3 2,759 39,640 2/26/2025 670,000 S 2.13 41326 LLEWELYN Drive 38 4.0 4 2,370 20,038 4/2/2025 585,000 S 1.10 24320 Glenda Street 40 3.1 3 1,902 11,761 6/5/2025 645,000 S 0.30 44708 Midway Drive 2 45 2.1 4 2,544 18,295 7/18/2025 527,000 S 0.13 22410 Eaton Street 3 27 2.1 4 2,703 11,326 8/22/2025 700,000 S 0.71 45483 Addington Lane 0 24 3.1 4 2,834 1 9/30/2025 625,000 S 2.53 49730 8 MILE Road 4 38 2.1 3 2,632 20482 sf 600000 45167 9 Mile Rd
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Appraisal Analytics Addendum Comparable Selection Analysis File # Address: Client: Borrower: Property Observations Address Prox. Sale/List Price Sale/List Date Site GLA Bed Bath Age Cars Comment Subject ACI Analytics Produced using ACI software, 800.234.8727 www.aciweb.com Page 2 of 2 AACSA_15 09192017 5896 3572916207 Yuerui Chen & Matthew Speck Rocket Mortgage, LLC Northville, MI 48167 45167 9 Mile Rd 4 38 2.1 3 2,632 20482 sf 600000 45167 9 Mile Rd
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Appraisal Analytics Addendum File No. Address: Client: Borrower: ACI Analytics Produced using ACI software, 800.234.8727 www.aciweb.com AAGRAPH5 07232015 5896 3572916207 Market Area Analysis Yuerui Chen & Matthew Speck Rocket Mortgage, LLC Northville, MI 48167 45167 9 Mile Rd Median Listing Price vs Median Sales Price Median Sales Price as % of List Price Total Sales vs Total Listings Median Days on Market Inventory Analysis
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Appraisal Analytics Addendum File No. Address: Client: Borrower: ACI Analytics Produced using ACI software, 800.234.8727 www.aciweb.com AAGRAPH5 07232015 5896 3572916207 Property Characteristic Histograms for Market Data Yuerui Chen & Matthew Speck Rocket Mortgage, LLC Northville, MI 48167 45167 9 Mile Rd 2,343 sqft Average GLA (Mean) 2,428 sqft Middle GLA (Median) 1,718 - 2,834 sqft Range of GLA 2632 sqft Subject Property GLA Gross Living Area 27,051 sqft Average Site Area (Mean) 22,434 sqft Middle Site Area (Median) 11,326 - 54,450 sqft Range of Site Area 20482 sqft Subject Property Site Area Site Area 37 yrs Average Age (Mean) 37 yrs Middle Age (Median) 24 - 48 yrs Range of Age 38 yrs Subject Property Age Property Age 3 cars Most popular # of Cars (Mode) 3 cars Middle # of Cars (Median) 0 - 3 cars Range of # of Cars 4 cars Subject Property # of Cars Car Storage - # of Cars 3 baths Most popular # of Full (Mode) 3 baths Middle # of Full Baths (Median) 2 - 4 baths Range of Full Baths 2 baths Subject Property Full Baths Bathrooms - Full Baths
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Appraisal Analytics Addendum File No. Address: Client: Borrower: ACI Analytics Produced using ACI software, 800.234.8727 www.aciweb.com AAGRAPH5 07232015 5896 3572916207 Linear Regression Analysis - Scatter Plots Yuerui Chen & Matthew Speck Rocket Mortgage, LLC Northville, MI 48167 45167 9 Mile Rd 25.2% R² - Model Fit $33 to $137 per sq ft Value Range $85 per sq ft Model Slope Value Gross Living Area - Linear Regression 9.7% R² - Model Fit -$3 to $0 per sq ft Value Range -$1 per sq ft Model Slope Value Site Area - Linear Regression 27.5% R² - Model Fit -$7,349 to -$1,989 per year Value Range -$4,669 per year Model Slope Value Property Age - Linear Regression 0.4% R² - Model Fit -$25,285 to $33,574 per car Value Range $4,144 per car Model Slope Value Number of Cars - Linear Regression 2.0% R² - Model Fit -$51,398 to $21,553 per bath Value Range -$14,922 per bath Model Slope Value Full Bathrooms - Linear Regression
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com GRAPH4 02252010 Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck Charts - Page 1 An analysis was performed on 10 competing sales over the past 12 months. The sales within this group had a median sale price of $591,950. This analysis shows a change of +1.7% per month. Median $ Based on all sales in this same group, there is a 0.0 month supply. This analysis shows a change of -5.7% per month. Housing Supply
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck Market Conditions Adjustments
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ENVIRONMENTAL ADDENDUM APPARENT* HAZARDOUS SUBSTANCES AND / OR DETRIMENTAL ENVIRONMENTAL CONDITIONS Case No. File No. Borrower/ Client Address: City: County State: Zip code: Lender *Apparent is defined as that which is visible, obvious, evident or manifest to the appraiser. This universal Environmental Addendum is for use with any real estate appraisal. Only the statements which have been checked by the appraiser apply to the property being appraised. This addendum reports the results of the appraiser's routine inspection of and inquiries about the subject property and its surrounding area. It also states what assumptions were made about the existence (or nonexistence) of any hazardous substances and/or detrimental environmental conditions. The appraiser is not an expert environmental inspector and therefore might be unaware of existing hazardous substances and/or detrimental environmental conditions which may have a negative effect on the safety and value of the property. It is possible that tests and inspections made by a qualified environmental inspector would reveal the existence of hazardous materials and/or detrimental environmental conditions on or around the property that would negatively affect its safety and value. DRINKING WATER Drinking Water is supplied to the subject from a municipal water supply which is considered safe. However the only way to be absolutely certain that the water meets published standards is to have it tested at all discharge points. Drinking Water is supplied by a well or other non-municipal source. It is recommended that tests be made to be certain that the property is supplied with adequate pure water, Lead can get into drinking water from its source, the pipes, at all discharge points, plumbing fixtures and/or appliances. The only way to be certain that water does not contain an unacceptable lead level is to have it tested at all discharge points. The value estimated in this appraisal is based an the assumption that there is an adequate supply of safe, lead-free Drinking Water. Comments SANITARY WASTE DISPOSAL Sanitary Waste is removed from the property by a municipal sewer system. Sanitary Waste is disposed of by a septic system or other sanitary on site waste disposal system. The only way to determine that the disposal system is adequate and in good working condition is to have it inspected by a qualified inspector. The value estimated in this appraisal is based on the assumption that the Sanitary Waste is disposed of by a municipal sewer or an adequate properly permitted alternate treatment system in good condition. Comments SOIL CONTAMINANTS There are no apparent signs of Soil Contaminants on or near the subject property (except as reported in Comments below). It is possible that research, inspection and testing by a qualified environmental inspector would reveal existing and/or potential hazardous substances and/or detrimental environmental conditions on or around the property that would negatively affect its safety and value. The value estimated in this appraisal is based on the assumption that the subject property is free of Soil Contaminants. Comments ASBESTOS All or part of the improvements were constructed before 1979 when Asbestos was a common building material. The only way to be certain that the property is free of friable and non-friable Asbestos is to have it inspected and tested by a qualified asbestos inspector. The improvements were constructed after 1979. No apparent friable Asbestos was observed (except as reported In Comments below). The value estimated in this appraisal is based on the assumption that there is no uncontained friable Asbestos or other hazardous material on the property. Comments PCBs (POLYCHLORINATED BIPHENYLS) There were no apparent leaking fluorescent light ballasts, capacitors or transformers anywhere on or nearby the property (except as reported in Comments below). There was no apparent visible or documented evidence known to the appraiser of soil or groundwater contamination from PCBs anywhere on the property (except as reported in Comments below). The value estimated in this appraisal is based on the assumption that there are no uncontained PCBs on or nearby the property. Comments RADON The appraiser is not aware of any Radon tests made on the subject property within the past 12 months (except as reported in Comments below). The appraiser is not aware of any indication that the local water supplies have been found to have elevated levels of Radon or Radium. The appraiser is not aware of any nearby properties (except as reported in Comments below) that were or currently are used for uranium, thorium or radium extraction or phosphate processing. The value estimated in this appraisal is based on the assumption that the Radon level is at or below EPA recommended levels. Comments PAGE 1 of 2 Produced using ACI software, 800.234.8727 www.aciweb.com 5896 3572916207 Rocket Mortgage, LLC 48167 MI OAKLAND Northville 45167 9 Mile Rd Yuerui Chen & Matthew Speck X X X X X X X X X X X X X X X X Cope Appraisals LLC
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Case No. File No. USTs (UNDERGROUND STORAGE TANKS) There is no apparent visible or documented evidence known to the appraiser of any USTs on the property nor any known historical use of the property that would likely have had USTS. There are no apparent petroleum storage and/or delivery facilities (including gasoline stations or chemical manufacturing plants) located on adjacent properties (except as reported in Comments below). There are apparent signs of USTs existing now or in the past on the subject property. It is recommended that an inspection by a qualified UST inspector be obtained to determine the location of any USTs together with their condition and proper registration if they are active; and if they are inactive, to determine whether they were deactivated in accordance with sound industry practices. The value estimated in this appraisal is based on the assumption that any functioning USTs are not leaking and are properly registered and that any abandoned USTs are free from contamination and were properly drained, filled and sealed. Comments NEARBY HAZARDOUS WASTE SITES There are no apparent Hazardous Waste Sites on the subject property or nearby the subject property (except as reported in Comments below). Hazardous Waste Site search by a trained environmental engineer may determine that there is one or more Hazardous Waste Sites on or in the area of the subject property. The value estimated in this appraisal is based on the assumption that there are no Hazardous Waste Sites on or nearby the subject property that negatively affect the value or safety of the property. Comments UREA FORMALDEHYDE (UFFI) INSULATION All or part of the improvements were constructed before 1982 when UREA foam insulation was a common building material. The only way to be certain that the property is free of UREA formaldehyde is to have it inspected by a qualified UREA formaldehyde inspector. The improvements were constructed after 1982. No apparent UREA formaldehyde materials were observed (except as reported in Comments below). The value estimated in this appraisal is based on the assumption that there is no significant UFFI insulation or other UREA formaldehyde material on the property. Comments LEAD PAINT All or part of the improvements were constructed before 1980 when Lead Paint was a common building material.There is no apparent visible or known documented evidence of peeling or flaking Lead Paint on the floors, walls or ceilings (except as reported in Comments below). The only way to be certain that the property is free of surface or subsurface Lead Paint is to have it inspected by a qualified inspector. The improvements were constructed after 1980. No apparent Lead Paint was observed (except as reported in Comments below). The value estimated in this appraisal is based on the assumption that there is no flaking or peeling Lead Paint on the property. Comments AIR POLLUTION There are no apparent signs of Air Pollution at the time of the inspection nor were any reported (except as reported in Comments below). The only way to be certain that the air is free of pollution is to have it tested. The value estimated in this appraisal is based on the assumption that the property is free of Air Pollution. Comments WETLANDS/FLOODPLAINS The site does not contain any apparent Wetands/Flood Plains (except as reported in Comments below). The only way to be certain that the site is free of Wetlands/ Flood Plains is to have It inspected by a qualified environmental professional. The value estimated in this appraisal is based on the assumption that there are no Wetlands/Flood Plains on the property (except as reported in Comments below). Comments MISCELLANEOUS ENVIRONMENTAL HAZARDS There are no other apparent miscellaneous hazardous substances and/or detrimental environmental conditions on or in the area of the site except as indicated below: Excess Noise Radiation + Electromagnetic Radiation Light Pollution Waste Heat Acid Mine Drainage Agricultural Pollution Geological Hazards Nearby Hazardous Property Infectious Medical Wastes Pesticides Others (Chemical Storage + Storage Drums, Pipelines, etc.) The value estimated In this appraisal Is based on the assumption that there are no Miscellaneous environmental Hazards (except those reported above) that would negatively affect the value of the property. When any of the environmental assumptions made In this addendum are not correct, the estimated value In this appraisal may not be valid. PAGE 2 of 2 Produced using ACI software, 800.234.8727 www.aciweb.com 5896 3572916207 X X X X X X X X X X X X X X THE SUBJECT FRONTS TO A TRAFFIC ROAD. X X Cope Appraisals LLC
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MULTI-PURPOSE SUPPLEMENTAL ADDENDUM FOR FEDERALLY RELATED TRANSACTIONS Borrower/Client Property Address City County State Zip Code Lender This Multi-Purpose Supplemental Addendum for Federally Related Transactions was designed to provide the appraiser with a con- venient way to comply with the current appraisal standards and requirements of the Federal Deposit Insurance Corporation (FDIC), the Office of the Comptroller of Currency (OCC), The Office of Thrift Supervision (OTS), the Resolution Trust Corporation (RTC) and the Federal Reserve. This Multi-Purpose Supplemental Addendum is for use with any appraisal. Only those statements which have been checked by the appraiser apply to the property being appraised. PURPOSE & FUNCTION OF APPRAISAL The purpose of the appraisal is to estimate the market value of the subject property as defined herein. The function of the appraisal is to assist the above-named Lender in evaluating the subject property for lending purposes. This is a federally related transaction. EXTENT OF APPRAISAL PROCESS The appraisal is based on the information gathered by the appraiser from public records, other identified sources, inspection of the subject property and neighborhood, and selection of comparable sales within the subject market area. The original source of the com- parables is shown in the Data Source section of the market grid along with the source of confirmation, if available. The original source is presented first. The sources and data are considered reliable. When conflicting information was provided, the source deemed most reliable has been used. Data believed to be unreliable was not included in the report nor used as a basis for the value conclusion. The Reproduction Cost is based on supplemented by the appraiser's knowledge of the local market. Physical depreciation is based on the estimated effective age of the subject property. Functional and/or external depreciation, if present, is specifically addressed in the appraisal report or other addenda. In estimating the site value, the appraiser has relied on personal knowledge of the local market. This knowledge is based on prior and/or current analysis of site sales and/or abstraction of site values from sales of improved properties. The subject property is located in an area of primarily owner-occupied single family residences and the Income Approach is not consi- dered to be meaningful. For this reason, the Income Approach was not used. The Estimated Market Rent and Gross Rent Multiplier utilized in the Income Approach are based on the appraiser's knowledge of the subject market area. The rental knowledge is based on prior and/or current rental rate surveys of residential properties. The Gross Rent Multiplier is based on prior and/or current analysis of prices and market rates for residential properties. For income producing properties, actual rents, vacancies and expenses have been reported and analyzed. They have been used to pro- ject future rents, vacancies and expenses. SUBJECT PROPERTY OFFERING INFORMATION According to the subject property; has not been offered for sale in the past: 30 days 1 year 3 years Other is currently offered for sale for $ was offered for sale within the past: 30 days 1 year 3 years Other for $ Offering information was considered in the final reconciliation of value. Offering information was not considered in the final reconciliation of value. Offering information was not available. The reasons for unavailability and the steps taken by the appraiser are explained later in this addendum. SALES HISTORY OF SUBJECT PROPERTY According to the subject property; has not transferred in the past 1 year 3 years Other has transferred in the past 1 year 3 years Other All prior sales which have occurred in the past months or years are listed below and reconciled to the appraised value, either in the body of the report or in the addenda. Date Sales Price Document # Seller Buyer FEMA FLOOD HAZARD DATA Subject property is not located in a FEMA Special Flood Hazard Area. Subject property is located in a FEMA Special Flood Hazard Area. Zone FEMA Map/Panel# Map Date Name of Community The community does not participate in the National Flood Insurance Program. The community does participate in the National Flood Insurance Program. It is covered by a regular program. It is covered by an emergency program. Produced using ACI software, 800.234.8727 www.aciweb.com mpsa03 5896 3572916207 Rocket Mortgage, LLC 48167 MI OAKLAND Northville 45167 9 Mile Rd Yuerui Chen & Matthew Speck X X X X X X 649,900 X X 624,900 X The Assessor and Multi-list system X X X The Assessor and Multi-list system X X NOVI 09/29/2006 26125C0628F X X X
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CURRENT SALES CONTRACT
The subject property is currently not under contract.
The contract and/or escrow instructions were not available for review. The unavailability of the contract is explained later in the addenda section.
The contract and/or escrow instructions were reviewed.The following summarizes the contract:
Contract Date Amendment Date
Contract Price
Seller
The contract indicated that personal property was not included in the sale.
The contract indicated that personal property was included. It consisted of
Estimated contributory value is $
Personal property was not included in the final value estimate.
Personal property was included in the final value estimate.
The contract indicated no financing concessions or other incentives.
The contract indicated the following concessions or incentives:
If concessions or incentives exist, the comparables were checked for similar concessions and appropriate adjustments were made, if applicable,
so that the final value conclusion is in compliance with the Market Value defined herein.
MARKET OVERVIEW
Include an explanation of current market conditions and trends.
months is considered a reasonable marketing period for the subject property based on
ADDITIONAL CERTIFICATION
The Appraiser certifies and agrees that:
(1)
Their analyses, opinions and conclusions were developed, and this report was prepared, in conformity with the Uniform Standards of Professional
Appraisal Practice ("USPAP"), except that the Departure Provision of the USPAP does not apply.
(2)
Their compensation is not contingent upon the reporting of 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, or the occurrence of a subsequent event.
(3)
This appraisal assignment was not based on the requested minimum valuation, a specific valuation, or the approval of a loan.
ADDITIONAL (ENVIRONMENTAL) LIMITING CONDITIONS
The value estimated is based on the assumption that the property is not negatively affected by the existence of hazardous substances or detrimental
environmental conditions unless otherwise stated in this report. The appraiser is not an expert in the identification of hazardous substances or detrimental
environmental conditions. The appraiser's routine inspection of and inquiries about the subject property did not develop any information that indicated
any apparent significant hazardous substances or detrimental environmental conditions which would affect the property negatively unless otherwise stated
in this report. It is possible that tests and inspections made by a qualified hazardous substance and environmental expert would reveal the existence of
hazardous substances or detrimental environmental conditions on or around the property that would negatively affect its value.
ADDITIONAL COMMENTS
APPRAISER'S SIGNATURE & LICENSE/CERTIFICATION
Appraiser's Signature
Effective Date
Appraiser's Name (print)
Phone # (
)
Date Prepared
State
License
Certification #
Tax ID #
CO-SIGNING APPRAISER'S CERTIFICATION
The co-signing appraiser has personally inspected the subject property, both inside and out, and has made an exterior inspection of all
comparable sales listed in the report. The report was prepared by the appraiser under direct supervision of the co-signing appraiser. The
co-signing appraiser accepts responsibility for the contents of the report including the value conclusions and the limiting conditions, and confirms
that the certifications apply fully to the co-signing appraiser
The co-signing appraiser has not personally inspected the interior of the subject property and:
has not inspected the exterior of the subject property and all comparable sales listed in the report.
has inspected the exterior of the subject property and all comparable sales listed in the report.
The report was prepared by the appraiser under direct supervision of the co-signing appraiser. The co-signing appraiser accepts responsibility for
the contents of the report, including the value conclusions and the limiting conditions, and confirms that the certifications apply fully to the co-signing
appraiser with the exception of the certification regarding physical inspections. The above describes a level of inspection performed by
co-signing appraiser.
The co-signing appraiser's level of inspection, involvement in the appraisal process and certification are covered elsewhere in the addenda section
of this appraisal.
CO-SIGNING APPRAISER'S SIGNATURE & LICENSE/CERTIFICATION
Co-Signing
Appraiser's Signature
Effective Date
Appraiser's Name (print)
Phone # (
)
Date Prepared
State
License
Certification #
Tax ID #
Produced using ACI software, 800.234.8727 www.aciweb.com
mpsa03
5896
3572916207
X
X
X
0
REFRIGERATOR, STOVE, WASHER AND DRYER
X
FINEMAN
$600,000
09/29/2025
09/29/2025
X
X
Statistical analysis of data derived from
the local multi-list system.
Under 3
X
X
X
46-3794709
1204000360
X
MI
10/21/2025
10/20/2025
765-3586
734
DOUGLAS S. COPE
XPage 77
USPAP ADDENDUM File No. Borrower: Property Address: City: County: State: Zip Code: Lender: This report was prepared under the following USPAP reporting option: Appraisal Report A written report prepared under Standards Rule 2-2(a). Restricted Appraisal Report A written report prepared under Standards Rule 2-2(b). APPRAISAL AND REPORT IDENTIFICATION Reasonable Exposure Time My opinion of a reasonable exposure time for the subject property at the market value stated in this report is: Additional Certifications I have performed NO services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. I HAVE 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. Additional Comments APPRAISER: SUPERVISORY APPRAISER (only if required): Signature: Signature: Name: Name: Date Signed: Date Signed: State Certificatio State Certification #: or State License #: or State License #: or Other (describe): State #: State: State: Expiration Date of Certification or License: Expiration Date of Certification or License: Supervisory Appraiser inspection of Subject Property: Effective Date of Appraisal: Did Not Exterior-only from street Interior and Exterior Produced using ACI software, 800.234.8727 www.aciweb.com USPAP_14 04272015 5896 3572916207 Rocket Mortgage, LLC 48167 MI OAKLAND Northville 45167 9 Mile Rd Yuerui Chen & Matthew Speck X Exposure time is a retrospective opinion based on an analysis of past events assuming a competitive and open market. Marketing time is an opinion of the typical length of time after the effective date of the appraisal the properties in the subject's neighborhood would be expected to be on the market prior to the sales agreement. Based on my analysis, the exposure time is the same as that reported as marketing time in the Neighborhood Section Under 3 Months X See Attached Addendum 10/20/2025 07/31/2027 MI 10/21/2025 DOUGLAS S. COPE
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ADDENDUM Borrower: Yuerui Chen & Matthew Speck File No.: 5896 Property Address: 45167 9 Mile Rd Case No.: 3572916207 City: Northville State: MI Zip: 48167 Lender: Rocket Mortgage, LLC Addendum Page 1 of 1 Additional Comments THE VALUE ESTIMATED IN THIS REPORT IS BASED ON THE ASSUMPTION THAT THE PROPERTY IS NOT NEGATIVELY AFFECTED BY THE EXISTENCE OF HAZARDOUS SUBSTANCES OR DETRIMENTAL PHYSICAL OR ENVIRONMENTAL CONDITIONS WHICH ARE NOT OBVIOUS. THE APPRAISER IS NOT A QUALIFIED HOME INSPECTOR AND IS NOT AN EXPERT IN THE IDENTIFICATION OF ANY OF THESE CONDITIONS. THE APPRAISER'S ROUTINE INSPECTIONS OF AND INQUIRIES ABOUT THE SUBJECT PROPERTY DID NOT DEVELOP ANY INFORMATION THAT INDICATED ANY OBVIOUS SIGNIFICANT PHYSICAL CONDITIONS, HAZARDOUS SUBSTANCES OR DETRIMENTAL ENVIRONMENTAL CONDITIONS THAT WOULD NEGATIVELY AFFECT THE PROPERTY. IT IS STILL POSSIBLE THAT TESTS AND INSPECTIONS MADE BY A QUALIFIED EXPERT COULD REVEAL THE EXISTENCE OF SUCH CONDITIONS AND ALL PARTIES SHOULD TAKE WHATEVER STEPS THEY FEEL NECESSARY TO SATISFY THEMSELVES IN THIS AREA AND NOT RELY ON THE APPRAISAL INSPECTION AS A SUBSTITUTE. APPRAISER'S ARE REQUIRED TO BE LICENSED BY THE STATE OF MICHIGAN, MICHIGAN BOARD OF REAL ESTATE APPRAISERS, MICHIGAN DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS, P.O. BOX 30018, LANSING, MI 48909. (517)-241-9201 WWW.MICHIGAN.GOV/APPRAISERS. I CERTIFY THAT, TO THE BEST OF MY KNOWLEDGE AND BELIEF, THE REPORTED ANALYSES, OPINIONS AND CONCLUSIONS WERE DEVELOPED AND THIS REPORT HAS BEEN PREPARED IN CONFORMITY WITH THE REQUIREMENTS OF THE CODE OF PROFESSIONAL ETHICS AND THE STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE OF THE APPRAISAL INSTITUTE AND THE PROVISIONS OF THE UNIFORM STANDARDS OF PROFESSIONAL PRACTICE AS REVISED FROM TIME TO TIME. AS OF THE DATE OF THIS REPORT, I HAVE COMPLETED THE REQUIREMENTS OF THE CONTINUING EDUCATION PROGRAM OF THE STATE OF MICHIGAN. THIS REPORT IS INTENDED FOR USE ONLY BY THE LENDER AND ONLY FOR THE PURPOSE IDENTIFIED IN THE "DEFINITIONS AND GUIDELINES" CONTAINED IN THIS REPORT. UNAUTHORIZED USE BY ANY OTHER INDIVIDUAL OR FOR ANY OTHER PURPOSE IS SPECIFICALLY PROHIBITED AND THE APPRAISER ASSUMES NO RESPONSIBILITY FOR ANY SUCH USE. THIS REPORT IS AN APPRAISAL REPORT PER USPAP.
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Appraiser Independence Certification File No.: Borrower: Property Address: City: County: State: Zip Code: Lender/Client: I do hereby certify, I have followed the appraiser independence safeguards in compliance with Appraisal Independence and any applicable state laws I may be required to comply with. This includes but is not limited to the following: I am currently licensed and/or certified by the state in which the property to be appraised is located. My license is the appropriate license for the appraisal assignment(s) and is reflected on the appraisal report. I certify that there have been no sanctions against me for any reason that would impair my ability to perform appraisals pursuant to the required guidelines. I assert that no employee, director, officer, or agent of the Lender/Client, or any other third party acting as joint venture partner, independent contractor, appraisal company, appraisal management company, or partner on behalf of the Lender/Client, influenced or attempted to influence the development, reporting, result, or review of the appraisal through coercion, extortion, collusion, compensation, inducement, intimidation, bribery, or in any other manner. I further assert that the Lender/Client has never participated in any of the following prohibited behavior in our business relationship: 1. Withholding or threatening to withhold timely payment or partial payment for the appraisal report; 2. Withholding or threatening to withhold future business, or demoting or terminating, or threatening to demote or terminate my services; 3. Expressly or implicitly promising future business, promotions, or increased compensation for my services; 4. Conditioning the ordering of the appraisal report or the payment of the appraisal fee or salary or bonus on my opinion, conclusion or valuation reached, or on a preliminary value estimate requested; 5. Requesting an estimated, predetermined, or desired valuation in the appraisal report, prior to the completion of the appraisal report, or requesting estimated values or comparable sales at any time prior to the completion of the appraisal report; 6. Providing an anticipated, estimated, encouraged or desired value for the subject property, or a proposed or target amount to be loaned to the Borrower, except that a copy of the sales contract may have been provided if the assignment was for a purchase transaction; 7. Providing stock or other financial or non-financial benefits to me or any entity or person related to me, my appraisal or appraisal management company, if applicable; 8. Any other act or practice that impairs or attempts to impair my independence, objectivity or impartiality, or violates law or regulation, including but not limited to, the Truth in Lending Act (TILA) and Regulation Z, or the Uniform Standards of Professional Appraisal Practice (USPAP). Additional Comments: APPRAISER: Signature: Name: Date Signed: State Certification or State License #: or Other (describe): State #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Produced using ACI software, 800.234.8727 www.aciweb.com AIRCS_14 04082014 5896 3572916207 Rocket Mortgage, LLC 48167 MI OAKLAND Northville 45167 9 Mile Rd Yuerui Chen & Matthew Speck 07/31/2027 MI 10/21/2025 DOUGLAS S. COPE Cope Appraisals LLC
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck LICENSE PAGE
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Rocket Mortgage, LLC 48167 MI Northville 3572916207 45167 9 Mile Rd 5896 Yuerui Chen & Matthew Speck E & O INSURANCE
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EXHIBIT C
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MLS #: Information is deemed reliable, but not guaranteed. Digital Millennium Copyright Act 1998: MiRealSource.com/dmca 60935822 Page 1 of 1 LOCATION INFORMATION Struct Style PROPERTY INFORMATION Principal Res Exempt Body of Water Subdivision Lot Size Property ID Acres Bed Rooms List Exception Ownership Signed Disc Showing Instructions List-Agt List Date LISTING INFORMATION LEVEL DIMENSIONS ROOM LEVEL DIMENSIONS ROOM LEVEL DIMENSIONS ROOM Water How Sold FEATURES Exp Date SOLD INFORMATION Sell-Agt Pend Date Sell-Firm Closed Date Sell-Firm Ph # Manufactured Year Built Site Condo Garage Bath Full / Half Sewer Exterior / / Winter Tax/ Yr Summer Tax/ Yr Possession DOM Contract L-Firm Ph # List-Firm Family Rm Brkfast Nk Kitchen Dining Rm Living Rm Bedroom 3 Bedroom 2 Bedroom 1 Great Rm x x x x x x Concessions Concession Amt L-Agt Ph # Bedroom 4 Association Sun/Florida x Library/Den x Laundry Bedroom 5 x Office Subj Short Sale MLS / Full Serv Listing Assoc Name See All Fields Detail Report for Complete Info Co-List Agt Co-List Frm Co-List Ph # FLOORING Below Grade SqFt Below Grade SqFt Fin Bedroom 6 FLOORING FLOORING Full Bath 1 Full Bath 2 Lav 1 Lav 2 x MLS Area Total Tax/ Yr Total Bath Full/Half Abv Grade SqFt Basement x x x x Assoc Contact Assoc Phone x x x x x x x County Cross Streets School Dist Frontage Directions Legal Village Tax/ Yr Assessments Full Bath 3 Price Per SqFt Seller Concessions (Invite) Total SqFt Finished Penny Tarwacki Real Estate One-Southgate Main: 734-284-5400 11/7/2025 $6,157.00 $756.00 $6,913.00 9/11/2025 3 2586 2 1 Lora Kazanjian Max Broock, REALTORS®- Birmingham 1987 Connemara Hills 134.75X152 0.47 2234101003 2.00 Main: 248-644-6700 6501313076 RC005477 5.00 134 1000 Cell: 248-613-9583 Brian Smola / https://sites.google.com/a/umich.edu 3 19 62 2586 11/4/2025 9 Mile and Novi $224.28 3,586 Oakland Northville Public Schools Yes Private Exclusive Right to Sell No Yes Yearly No 1 Story RealComp Yes Yes Yes Negotiable (Possession) Public Water Brick Conventional Novi Twp (63221) 734-355-2225 T1N, R8E, SEC 34 CONNEMARA HILLS LOT 23 On the south side of 9 Mile, west of Novi road 07/08/2026 Address 45167 9 Mile Road Unit# / Building# Municipality Novi Twp Zip 48167 9779 Asking Price $624,900 Sold Price $580,000 Sale/Rent For Sale MLS # 60935822 Original MLS# 20251035652 Type Single Family Status Closed APPLIANCES Dishwasher, Disposal, Dryer, Microwave, Range/Oven, Refrigerator, Washer EXTERIOR CONSTRUCTION Brick ARCHITECTURE STYLE Ranch EXTERIOR FEATURES Deck, Patio, Porch FIREPLACE FEATURES FamRoom Fireplace, FINANCIAL TERMS Cash, Conventional ROADS Paved Street OUT BUILDINGS Shed WATER Public Water FOUNDATION TYPE Basement BASEMENT TYPE Partially Finished HEATING SYSTEM Forced Air HEAT/FUEL TYPE Natural Gas COOLING SYSTEM Ceiling Fan(s), Central A/C GARAGE TYPE Attached Garage, Electric in Agent Remarks Public Remarks Welcome to this open floor plan ranch home in the highly sought-after Northville School District with over 2500 square feet of one level living space and an additional 1000 square feet in the finished lower level. Set back deep on a large half-acre lot on a quiet section of 9 Mile Road. Foyer with skylight flows into the formal living and dining rooms, featuring built-in cabinetry, crown moldings, and views of the private backyard. The kitchen with granite countertops, a center island, and white cabinetry opens into the dining area and expansive family room, where pitched ceilings, large windows, and a fireplace create a warm and inviting atmosphere. Enter the bedroom wing to find a spacious primary ensuite which includes a bathroom with a soaking tub and separate shower. Two additional large bedrooms and a full bath complete this area. The finished lower level includes a second family room and fireplace. The attached garage opens into a convenient mudroom, which could easily be converted into a laundry room. Outside, enjoy a spacious patio, storage shed, and plenty of room to relax or entertain. Walking distance to downtown Northville with Novi City taxes. Penny L Tarwacki Cell: 313-218-5779 penny_tarwacki@yahoo.com 7/8/26, 12:50 PM View Listings https://mimls.paragonrels.com/paragonls/publink/view.mvc/?GUID=418db241-4d14-4075-ab99-d411e2031c58&Report=Yes 1/1
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EXHIBIT D
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22356 CONNEMARA DR NORTHVILLE, MI 48167 -> Parcel #50-22-34-126-001 Account Number: 0010-02028-00-1 Property Owner: KOJIMA, KYOKO Owner and Taxpayer Information Owner Taxpayer KOJIMA, KYOKO KOJIMA, RYOSUKE 22356 CONNEMARA DR NORTHVILLE, MI 48167 SEE OWNER INFORMATION General Information for Tax Year 2026 Property Class School District MAP # # INDEX ABC 1INDEX ABC 3 INDEX Historical District ABC 2 INDEX Unit Assessed Value Taxable Value State Equalized Value Date of Last Name Change Notes Census Block Group Exemption 401 RESIDENTIAL-IMPROVED NORTHVILLE PUBLIC SCHOOLS No Data to Display 0 Not Available Not Available No Not Available 50 CITY OF Novi $223,980 $223,980 $223,980 08/04/2025 Not Available No Data to Display No Data to Display Principal Residence Exemption Information Effective Date 08/01/2025 Principal Residence Exemption 2026 Previous Year Information Year 2025 2024 2023 Land Information Zoning Code Land Value Renaissance Zone ECF Neighborhood Lot Dimensions/Comments No Data to Display Total Acres L@ Terms ehidse MBOR Assessed $183,410 $183,720 $181,710 R-1 $85,520 No CONNEMARA HILLS 0.537 $7,660 X ciety use thigowebss®xeragree to the . June 1st 100.0000% Final SEV $183,410 $183,720 $181,710 Final 100.0000% Final Taxable $17713C $171,81C $163,63C
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Mortgage Code Neighborhood Enterprise Zone Lot(s) Lot1 No Data to Display No Frontage 140.00 ft Total Frontage: 140.00 ft Legal Description TIN, R8E, SEC 34 CONNEMARA HILLS LOT 28 Land Division Act Information Date of Last Split/Combine No Data to Display Date Form Filed No Data to Display Date Created No Data to Display Acreage of Parent 0.00 Split Number 0 Parent Parcel No Data to Display Number of Splits Left Not Available Unallocated Div.s of Parent 0 Unallocated Div.s 0 Transferred Rights Were Transferred ~~ Yes Courtesy Split No Sale History Sale Date Sale Price Instrument Grantor Grantee 08/01/2025 $450,000.00 WD 06/07/2017 $258,500.00 PTA HAMMOND, MICHAEL ~~ BUSZKA, LAINE E 04/15/2004 $229,000.00 PTA MARKHAM, JOHND& HAMMAND, JANET MICHAEL Building Information - 1622 sq ft ONE STORY B (Residential) General Floor Area 1,622 sq ft Garage Area 418 sq ft Foundation Size 1,622 sq ft Estimated TCV Not Available Basement Area 1,160 sq ft Year Built 1973 Occupancy Single Family Effective Age 52yrs Percent Complete 0% AC w/Separate Ducts No Year Remodeled No Data to Display Class B Tri-Level No Heat Forced Heat & Cool Wood Stove Add-on No Basement Rooms 0 1st Floor Rooms 0 2nd Floor Rooms 0 Bedrooms 0 @ Terms of Use Wajerontinuing to use thRsiRlieéiteryou agree to the . BUSZKA, LAINE E KOJIMA, KYOKO Terms of Sale 03-ARM'S LENGTH 03-ARM'S LENGTH 03-ARM'S LENGTH Depth 167.00 fi Average Depth: 167.00 fi Liber/Page Comments L60442- MARRIED P361 COUPLE L50823- P178 34126-001
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Sewer Public Sewer Style ONE STORY B Area Detail - Basic Building Area Height Foundation Exterior 1 Story Basement Siding 1 Story Slab Siding Exterior Information Brick Veneer 1,000 sq ft Stone Veneer 0 sq ft Basement Finish Recreation 500 sq ft Living Area 700 sq ft Walk Out Doors 0 Recreation % Good 0% Living Area % Good 0% No Concrete Floor Area 0sqft Plumbing Information 3 Fixture Bath 2 2 Fixture Bath 1 Built-In Information Dishwasher 1 Vented Hood 1 Garbage Disposal 1 Fireplace Information Dishwasher 1 Vented Hood 1 Garbage Disposal 1 Garage Information Area 418 sq ft Foundation 42 Inch Year Built 1973 Auto Doors 0 Exterior Brick Common Wall 1.5 Wall Finished No Mech Doors 0 Porch Information CCP (1 Story) 72 sq ft Foundation Standard Deck Information Treated Wood 120 sq ft OTerms of Use By continuing to use this website you agree to the . Area Heated 1,160 sq ft 1 Story 462 sq ft 1 Story
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22410 EATONCT NOVI, MI 48375 & — Parcel #50-22-27-355-008 Account Number: 0030-49104-00-1 Property Owner: RAI, SANJAY KUMAR Owner and Taxpayer Information RAI, SANJAY KUMAR RAI, ALKA Owner 22410 EATON CT NOVI, MI 48375 Taxpayer SEE OWNER INFORMATION General Information for Tax Year 2026 Property Class 401 RESIDENTIAL-IMPROVED School District NORTHVILLE PUBLIC SCHOOLS MAP # No Data to Display # INDEX 0 ABC 1INDEX Not Available ABC 3 INDEX Not Available Historical District No ABC 2 INDEX Not Available Unit 50 CITY OF Novi Assessed Value $262,510 Taxable Value $262,510 State Equalized Value $262,510 Date of Last Name Change 08/01/2025 Notes Not Available Census Block Group No Data to Display Exemption No Data to Display Principal Residence Exemption Information Effective Date 07/18/2025 Principal Residence Exemption June 1st Final 2026 100.0000% 100.0000% Previous Year Information Year MBOR Assessed Final SEV Final Taxable 2025 $227,400 $227,400 $204,31C 2024 $224,050 $224,050 $198,17C 2023 $195,360 $195,360 $188,74C Land Information Zoning Code R-3 Land Value $101,760 Renaissance Zone No ECF Neighborhood DUNBARTON PINES 1 Lot Dimensions/Comments No Data to Display Total Acres 0.400 L@ Terme \efidse $4,154 X ciety use thigowebss®xeragree to the .
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Mortgage Code 00000 Neighborhood Enterprise Zone No Lot(s) Frontage Lot1 35.27 ft Total Frontage: 35.27 ft Legal Description TIN, R8E, SEC 27 DUNBARTON PINES SUB NO 1LOT 104 Land Division Act Information Date of Last Split/Combine No Data to Display Date Form Filed No Data to Display Date Created No Data to Display Acreage of Parent 0.00 Split Number 0 Parent Parcel No Data to Display Number of Splits Left Not Available Unallocated Div.s of Parent 0 Unallocated Div.s Transferred 0 Rights Were Transferred ~~ Yes Courtesy Split No Sale History Sale Date Sale Price Instrument Grantor Grantee Terms of Sale 07/18/2025 $527,000.00 WD WILLS, MEGAN & JR. RAI, SANJAY KUMAR 03-ARM'S ERIC LENGTH 07/18/2025 $0.00 QC RAI, SANJAY KUMAR RAI, SANJAY KUMAR 21-NOT USED/OTHER 03/13/2020 $355,000.00 WD BERNARDELLI, ROSS & ~~ WILLS, MEGAN & JR. 03-ARM'S JENNIFER ERIC LENGTH 09/22/2017 $368,000.00 PTA HENNESSY, THOMAS & BERNARDELLI, ROSS & 03-ARM'S ANGELA JENNIFER LENGTH 05/15/2003 $307,000.00 PTA CARR, ROBERT W HENNESSY, THOMAS & 03-ARM'S ANGLEA LENGTH Building Information - 2535 sq ft TWO STORY (Residential) General Floor Area 2,535 sq ft Garage Area 483 sq ft Foundation Size 1,455 sq ft Estimated TCV Not Available Basement Area 1,056 sq ft Year Built 1980 Occupancy Single Family Effective Age 47 yrs Percent Complete 0% AC w/Separate Ducts No Year Remodeled No Data to Display Class B Tri-Level No Heat Forced Heat & Cool od Stove Add-on No Temmsat ise 0 1ByFioonkisumisg to use this website you agree to the . Depth 151.00 fi Average Depth: 151.00 fi Liber/Page Comments L60384~ P388 L60405- H&W P864 L53993- P745 L51126- P243 29549-686 How can | help you today?
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2nd Floor Rooms 0 Bedrooms 4 Water Public Water Sewer Public Sewer Style TWO STORY Area Detail - Basic Building Area Height Foundation Exterior 2 Story Basement Siding 2 Story Slab Siding 1Story Basement Siding 1 Story Slab Siding Area Detail - Overhangs Area Story Height Exterior 36 sq ft 1Story Siding Exterior Information Brick Veneer 1,080 sq ft Stone Veneer 0 sq ft Basement Finish Recreation 792 sq ft Living Area 0 sq ft Walk Out Doors 0 Recreation % Good 0% Living Area % Good 0% No Concrete Floor Area 0sqft Plumbing Information 3 Fixture Bath 2 Extra Sink 3 2 Fixture Bath 1 Built-In Information Dishwasher 1 Vented Hood 1 Garbage Disposal 1 Fireplace Information Dishwasher 1 Vented Hood 1 Garbage Disposal 1 Garage Information Area 483 sq ft Foundation 42 Inch Year Built 1980 Auto Doors 0 Exterior Brick Common Wall 1.5 Wall Finished No Mech Doors 0 ROE IngosMmatien G57 Leia ing to use thiS Waite you agree to the - Area Heated 960 sq ft 2 Story 84 sq ft 2 Story 96 sq ft 1 Story 315 sq ft 1 Story Included in Size for Rates No
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Foundation Standard Deck Information Treated Wood 360 sq ft How can | help you today? @ Terms of Use By continuing to use this website you agree to the .
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45167 NINE MILE RD NORTHVILLE, MI 48167 & — Parcel #50-22-34-101-003 Account Number: 0010-02023-00-1 Property Owner: CHEN, YUERUI Owner and Taxpayer Information CHEN, YUERUI Owner SPECK, MATTHEW 45167 NINE MILE RD NORTHVILLE, MI 48167 Taxpayer SEE OWNER INFORMATION General Information for Tax Year 2026 Property Class 401 RESIDENTIAL-IMPROVED School District NORTHVILLE PUBLIC SCHOOLS MAP # No Data to Display # INDEX 0 ABC 1INDEX Not Available ABC 3 INDEX Not Available Historical District No ABC 2 INDEX Not Available Unit 50 CITY OF Novi Assessed Value $310,000 Taxable Value $310,000 State Equalized Value $310,000 Date of Last Name Change 11/13/2025 Notes Not Available Census Block Group No Data to Display Exemption No Data to Display Principal Residence Exemption Information Effective Date 11/07/2025 Principal Residence Exemption June 1st Final 2026 100.0000% 100.0000% Previous Year Information Year MBOR Assessed Final SEV Final Taxable 2025 $318,780 $318,780 $206,82C 2024 $318,290 $318,290 $200,61C 2023 $309,820 $309,820 $191,06C Land Information Zoning Code R-1 Land Value $79,140 Renaissance Zone No ECF Neighborhood CONNEMARA HILLS Lot Dimensions/Comments No Data to Display Total Acres 0.470 L@Terpoehidss $8,044 X cei tidal use thigowebss®xeragree to the .
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Mortgage Code Neighborhood Enterprise Zone Lot(s) Lot1 No Data to Display No Frontage 134.75 ft Total Frontage: 134.75 ft Legal Description TIN, R8E, SEC 34 CONNEMARA HILLS LOT 23 Land Division Act Information Date of Last Split/Combine No Data to Display Date Form Filed No Data to Display Date Created No Data to Display Acreage of Parent 0.00 Split Number 0 Parent Parcel No Data to Display Number of Splits Left Not Available Unallocated Div.s of Parent 0 Unallocated Div.s 0 Transferred Rights Were Transferred ~~ Yes Courtesy Split No Sale History Sale Date Sale Price Instrument Grantor Grantee 11/07/2025 $580,000.00 WD FINEMAN, GARY L CHEN, YUERUI 04/15/2009 $295,000.00 PTA 07/11/2003 $350,000.00 PTA Building Information - 2586 sq ft ONE STORY B (Residential) SHAUB, CHARLES & JANET KLOPP, IRENE General Floor Area 2,586 sq ft Garage Area 529 sq ft Foundation Size 2,586 sq ft Estimated TCV Not Available Basement Area 1,407 sq ft Year Built 1987 Occupancy Single Family Effective Age 40 yrs Percent Complete 0% AC w/Separate Ducts No Year Remodeled No Data to Display Class B Tri-Level No Heat Forced Heat & Cool Wood Stove Add-on No Basement Rooms 0 1st Floor Rooms 0 2nd Floor Rooms 0 Bedrooms 3 @ Terms of Use Wajerontinuing to use thRsiRlieéiteryou agree to the . FINEMAN, GARY L SHAUB, CHARLES & JANET Terms of Sale 22-OUTLIER 03-ARM'S LENGTH 03-ARM'S LENGTH Depth 152.00 fi Average Depth: 152.00 fi Liber/Page Comments L60718- granteesare H & P682 w L41175-P513 30571-096
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Sewer Public Sewer Style ONE STORY B Area Detail - Basic Building Area Height Foundation Exterior 1Story Basement Brick 1Story Crawl Space Brick Exterior Information Brick Veneer 0 sqft Stone Veneer 0 sq ft Basement Finish Recreation 0 sq ft Living Area 1,055 sq ft Walk Out Doors 0 Recreation % Good 0% Living Area % Good 0% No Concrete Floor Area 0sqft Plumbing Information 3 Fixture Bath 2 2 Fixture Bath 1 Built-In Information Dishwasher 1 Vented Hood 1 Garbage Disposal 1 Fireplace Information Dishwasher 1 Vented Hood 1 Garbage Disposal 1 Garage Information Area 529 sq ft Foundation 42 Inch Year Built 1987 Auto Doors 0 Exterior Brick Common Wall 1.5 Wall Finished No Mech Doors 0 Deck Information Treated Wood 378 sq ft OTerms of Use By continuing to use this website you agree to the . Area Heated 1,407 sq ft 1 Story 1179 sq ft 1 Story
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45401NINE MILERD NOVI, MI 48374 —> Parcel #50-22-33-200-029 Account Number: 0029-00093-00-1 Property Owner: DZIERWA, ERIC JAMES Owner and Taxpayer Information Owner Taxpayer DZIERWA, ERIC JAMES 6477 RICHALLE ST Brighton, MI 48116 SEE OWNER INFORMATION General Information for Tax Year 2026 Property Class School District MAP # # INDEX ABC 1INDEX ABC 3 INDEX Historical District ABC 2 INDEX Unit Assessed Value Taxable Value State Equalized Value Date of Last Name Change Notes Census Block Group Exemption 401 RESIDENTIAL-IMPROVED NORTHVILLE PUBLIC SCHOOLS No Data to Display 0 Not Available Not Available No Not Available 50 CITY OF NOVI $204,770 $183,010 $204,770 05/29/2026 Not Available No Data to Display No Data to Display Principal Residence Exemption Information Effective Date 04/10/2019 Principal Residence Exemption 2026 Previous Year Information Year 2025 2024 2023 Land Information Zoning Code Land Value Renaissance Zone ECF Neighborhood Lot Dimensions/Comments No Data to Display Total Acres Land Improvements [2 TTT 20) EADIEEARiRRg to use th Mortgage Code MBOR Assessed $192,090 $186,420 $176,330 R-1 $140,000 No SEC 33 ACREAGE 1.180 $4,964 ) X] No-Data-to-Display is-website you-agree tothe. No Data to Display June 1st 100.0000% Final SEV $192,090 $186,420 $176,330 Final 100.0000% Final Taxable $178,20C $172,85C $164,62C
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Neighborhood Enterprise Zone Lot(s) No lots found. Legal Description No Frontage Total Frontage: 0.00 ft Depth Average Depth: 0.00 fi TIN, R8E, SEC 33 PART OF NE 1/4 BEG AT NE SEC COR, TH S 250 FT, TH N 89-41-55 W 205.50 FT, TH N 250 FT, TH S 89-41-55 E 205.50 FT TO BEG 1.18 A10/24/89 FR 012 & 013 Land Division Act Information Date of Last Split/Combine No Data to Display Date Form Filed No Data to Display Date Created No Data to Display Acreage of Parent 0.00 Split Number 0 Parent Parcel No Data to Display Number of Splits Left Not Available Unallocated Div.s of Parent 0 Unallocated Div.s 0 Transferred Rights Were Transferred Yes Courtesy Split No Sale History Sale Date Sale Price Instrument Grantor Grantee 05/15/2026 $535,000.00 WD LAMOUREUX, ANDREW DZIERWA, ERIC JAMES 04/10/2019 $345,000.00 PTA FARNSTROM, THOMAS LAMOUREUZ, ANDREW 08/04/2006 $270,000.00 PTA CROLL, JAMES A & FARNSTROM, BARBARA J THOMAS Building Information - 2781 sq ft BI-LEVEL (Residential) General Floor Area Garage Area Foundation Size Estimated TCV Basement Area Year Built Occupancy Effective Age Percent Complete AC w/Separate Ducts Year Remodeled Class Tri-Level Heat Wood Stove Add-on Basement Rooms 1st Floor Rooms 2nd Floor Rooms Bedrooms @ Terms of Use 2,781sq ft 440 sq ft 1,921 sq ft Not Available 0 sqft 1975 Single Family 52yrs 0% No No Data to Display Cc No Forced Air w/ Ducts ©) F— bj r BLontinuing to-use nfs WERSIE you-agree tothe: Terms of Sale 03-ARM'S LENGTH 03-ARM'S LENGTH 03-ARM'S LENGTH Liber/Page L61229- P426 L52736- P736 L37988- P400 Comments
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Style BI-LEVEL Area Detail - Basic Building Area Height Foundation Exterior Bi-Level Bi-Lev. 60% Siding Bi-Level Bi-Lev. 80% Siding 1Story Slab Siding Exterior Information Brick Veneer 180 sq ft Stone Veneer 0sqft Basement Finish Recreation 0 sq ft Living Area 0 sq ft Walk Out Doors 0 Recreation % Good 0% Living Area % Good 0% No Concrete Floor Area 0 sq ft Plumbing Information 3 Fixture Bath 1 2 Fixture Bath 1 Garage Information Area 440 sq ft Foundation 18 Inch Year Built No Data to Display Auto Doors 0 Exterior Siding Common Wall Detached Finished No Mech Doors 0 Porch Information CCP (1 Story) 256 sq ft Foundation Standard @ Terms of Use By continuing to use this website you agree to the . Area Heated 775 sq ft Bi-Level 494 sq ft Bi-Level 652 sq ft 1Story
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45145 NINE MILE RD NORTHVILLE, MI 48167 —- Parcel #50-22-34-101-004 Account Number: 0010-02024-00-1 Property Owner: PALING, JENNIFER Owner and Taxpayer Information PALING, JENNIFER PALING, THOMAS Owner 45145 NINE MILE RD NORTHVILLE, MI 48167 Taxpayer SEE OWNER INFORMATION General Information for Tax Year 2026 Property Class 401 RESIDENTIAL-IMPROVED School District NORTHVILLE PUBLIC SCHOOLS MAP # No Data to Display # INDEX 0 ABC 1INDEX Not Available ABC 3 INDEX Not Available Historical District No ABC 2 INDEX Not Available Unit 50 CITY OF Novi Assessed Value $179,250 Taxable Value $115,650 State Equalized Value $179,250 Date of Last Name Change 03/23/2026 Notes Not Available Census Block Group No Data to Display Exemption No Data to Display Principal Residence Exemption Information Effective Date 06/02/2026 Principal Residence Exemption June 1st 2026 0.0000% Previous Year Information Year MBOR Assessed Final SEV 2025 $160,170 $160,170 2024 $160,630 $160,630 2023 $154,650 $154,650 Land Information Zoning Code R-1 Land Value $79,140 Renaissance Zone No ECF Neighborhood CONNEMARA HILLS Lot Dimensions/Comments No Data to Display Total Acres 0.470 LO Ferme ciidse $11,380 X cei tidal use thigowebss®xeragree to the . Final 100.0000% Final Taxable $112,61C $109,23C $104,03C
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Mortgage Code 00000 Neighborhood Enterprise Zone No Lot(s) Frontage Lot1 134.75 ft Total Frontage: 134.75 ft Legal Description TIN, R8E, SEC 34 CONNEMARA HILLS LOT 24 Land Division Act Information Date of Last Split/Combine No Data to Display Date Form Filed No Data to Display Date Created No Data to Display Acreage of Parent 0.00 Split Number 0 Parent Parcel No Data to Display Number of Splits Left Not Available Unallocated Div.s of Parent 0 Unallocated Div.s 0 Transferred Rights Were Transferred ~~ Yes Courtesy Split No Sale History Sale Date Sale Price Instrument Grantor 03/18/2026 $375,000.00 WD 10/22/2012 $1.00 QC J J. LIV TRUST Building Information - 1365 sq ft ONE STORY B (Residential) General Floor Area 1,365 sq ft Garage Area 399 sq ft Foundation Size 1,365 sq ft Estimated TCV Not Available Basement Area 1,092 sq ft Year Built 1972 Occupancy Single Family Effective Age 55yrs Percent Complete 0% AC w/Separate Ducts No Year Remodeled No Data to Display Class B Tri-Level No Heat Forced Heat & Cool Wood Stove Add-on No Basement Rooms 0 1st Floor Rooms 0 2nd Floor Rooms 0 Bedrooms 3 Water Public Water $Bikerms of Use Public Sewer J. LIV TRUST CUMMINGS JR., ROBERT PALING, JENNIFER $xjecontinuing to use thNREBSRE Fou agree to the . Terms of Sale 03-ARM'S LENGTH TRUST Depth 152.00 fi Average Depth: 152.00 fi Liber/Page Comments L61036-P17 W&H CUMMINGS JR, ROBERT CUMMINGS JR., ROBERT 14-INTO/OUT OF L60479- P46
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Area Detail - Basic Building Area Height Foundation Exterior 1Story Basement Brick 1 Story Crawl Space Brick Exterior Information Brick Veneer 312 sq ft Stone Veneer 0 sq ft Basement Finish Recreation 0 sqft Living Area 0sqft Walk Out Doors 1 Recreation % Good 0% Living Area % Good 0% No Concrete Floor Area 0 sq ft Plumbing Information 3 Fixture Bath 2 Built-In Information Dishwasher 1 Vented Hood 1 Garbage Disposal 1 Fireplace Information Dishwasher 1 Vented Hood 1 Garbage Disposal 1 Garage Information Area 399 sq ft Foundation 42 Inch Year Built 1972 Auto Doors 0 Exterior Brick Common Wall 2 Wall Finished No Mech Doors 0 Porch Information CCP (1 Story) 20 sq ft Foundation Standard Deck Information Treated Wood 414 sq ft @ Terms of Use By continuing to use this website you agree to the . Area Heated 1,092 sq ft 1Story 273 sq ft 1Story
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44985 STEEPLE PATH NOVI, MI 48375 -> Parcel #50-22-27-380-001 Account Number: 0030-49015-00-1 Property Owner: ALBARELLA, ALFREDO Owner and Taxpayer Information Owner Taxpayer ALBARELLA, ALFREDO FRANZONI, VALENTINA 44985 STEEPLE PATH NOVI, MI 48375 SEE OWNER INFORMATION General Information for Tax Year 2026 Property Class School District MAP # # INDEX ABC 1INDEX ABC 3 INDEX Historical District ABC 2 INDEX Unit Assessed Value Taxable Value State Equalized Value Date of Last Name Change Notes Census Block Group Exemption 401 RESIDENTIAL-IMPROVED NORTHVILLE PUBLIC SCHOOLS No Data to Display 0 Not Available Not Available No Not Available 50 CITY OF Novi $236,110 $189,230 $236,110 02/24/2026 Not Available No Data to Display No Data to Display Principal Residence Exemption Information Effective Date 02/23/2026 Principal Residence Exemption 2026 Previous Year Information Year 2025 2024 2023 Land Information Zoning Code Land Value Renaissance Zone ECF Neighborhood Lot Dimensions/Comments No Data to Display Total Acres L@ Terms ehidse MBOR Assessed $205,820 $202,600 $176,430 R-3 $90,340 No DUNBARTON PINES 1 0.257 $4,154 X iene tidal use thigowebss®xreragree to the . June 1st 100.0000% Final SEV $205,820 $202,600 $176,430 Final 100.0000% Final Taxable $184,26C $178,72C $170,21C
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Mortgage Code 00000 Neighborhood Enterprise 7 No one Lot(s) Lot1 Frontage 80.00 ft Total Frontage: 80.00 ft Legal Description TIN, R8E, SEC 27 DUNBARTON PINES SUB NO 1LOT 15 Land Division Act Information Date of Last Split/Combine No Data to Display Date Form Filed Date Created Acreage of Parent Split Number Parent Parcel Number of Splits Left Unallocated Div.s of Parent Unallocated Div.s Transferred Rights Were Transferred Courtesy Split Sale History Sale Date 08/18/2020 $333,000.00 PTA 06/09/2017 $1.00 PTA No Data to Display No Data to Display 0.00 0 No Data to Display Not Available Sale Price Instrument Grantor 02/23/2026 $545,000.00 WD CALDERON, MANUEL SLAWSKI, CHRISTOPHER S SLAWSKI, CHRISTOPHER S Grantee ALBARELLA, ALFREDO CALDERON, MANUEL SLAWSKI, CHRISTOPHER'S Building Information - 2073 sq ft TWO STORY (Residential) General Floor Area Garage Area Foundation Size Estimated TCV Basement Area Year Built Occupancy Effective Age Percent Complete AC w/Separate Ducts Year Remodeled Class Tri-Level Heat Wood Stove Add-on Basement Rooms 1st Floor Rooms 2nd Floor Rooms Bedrooms @ Terms of Use Wajerontinuing to use thRsiRlieéiteryou agree to the . 2,073 sq ft 420 sq ft 1107 sq ft Not Available 896 sq ft 1986 Single Family 41yrs 0% No No Data to Display B No Forced Heat & Cool Depth 140.14 fi Average Depth: 140.14 fi Terms of Sale 03-ARM'S LENGTH L60973- P321 03-ARM'S LENGTH L54736- P592 L50751-P861 Liber/Page Comments H&W 21-NOT USED/OTHER
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Sewer Public Sewer Style TWO STORY Area Detail - Basic Building Area Height Foundation Exterior 2 Story Basement Siding 1 Story Slab Siding Area Detail - Overhangs Area Story Height Exterior 70 sq ft 1Story Siding Exterior Information Brick Veneer 800 sq ft Stone Veneer 0 sq ft Basement Finish Recreation 0 sq ft Living Area 0 sq ft Walk Out Doors 0 Recreation % Good 0% Living Area % Good 0% No Concrete Floor Area 0sqft Plumbing Information 3 Fixture Bath 2 2 Fixture Bath 1 Built-In Information Dishwasher 1 Vented Hood 1 Garbage Disposal 1 Fireplace Information Dishwasher 1 Vented Hood 1 Garbage Disposal 1 Garage Information Area 420 sq ft Foundation 42 Inch Year Built 1986 Auto Doors 0 Exterior Brick Common Wall 1/2 Wall Finished No Mech Doors 0 Porch Information CPP 80 sq ft Foundation Standard Deck Information Treated Wood 418 sq ft @ Terms of Use By continuing to use this website you agree to the . Included in Size for Rates No Area Heated 896 sq ft 2 Story 211sq ft 1 Story
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Address List Price Sale Price Sale Date Sq Ft SEV % Above/Below Days on Market 22356 Connemara Dr $465,000.00 $450,000.00 08/01/2025 $223,980.00 -3.2% 60 22410 Eaton Ct $549,900.00 $527,000.00 07/18/2025 $262,510.00 -4.2% 32 45167 Nine Mile Rd $624,900.00 $580,000.00 11/07/2025 2586 $310,000.00 -7.2% 100 45401 Nine Mile Rd $599,000.00 $535,000.00 05/15/2026 $204,770.00 -10.7% 125 45145 Nine Mile Rd $399,500.00 $375,000.00 03/18/2026 $179,250.00 -6.1% 62 44985 Steeple Path $489,000.00 $545,000.00 02/23/2026 $236,110.00 +11.5% 19
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EXHIBIT E
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ARM'S-LENGTH SALE ANALYSIS Property Address: 45167 Nine Mile Road, Northville, Michigan 48167 Parcel Number: 50-22-34-101-003 Tax Year: 2026 I. PURPOSE The purpose of this exhibit is to establish that the November 7, 2025 sale of the subject property was a valid arm's-length transaction conducted under normal market conditions and should therefore be considered credible evidence of the property's True Cash Value. The Respondent has characterized the sale as an outlier or non–arm's-length transaction. The facts surrounding the sale do not support that conclusion. II. TRANSACTION SUMMARY Item Information Property Address 45167 Nine Mile Road, Northville, MI 48167 Sale Date November 7, 2025 Listing Price $624,900 Final Sale Price $580,000 Appraised Value $600,000 Days on Market 100 Financing Conventional Financing (if applicable) Foreclosure No Short Sale No Distress Sale No Buyer/Seller Relationship None
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III. MARKET EXPOSURE The property was actively marketed to the public through the Multiple Listing Service (MLS) and remained available for purchase for approximately 100 days before a transaction was completed. The extended marketing period demonstrates that: • The property was exposed to the open market • Multiple prospective purchasers had an opportunity to evaluate the property • The final sale price was established through normal market negotiations • The transaction was not the result of a private or prearranged agreement The property was initially offered at a listing price of $624,900 and ultimately sold for $580,000 after normal negotiations between the parties. This sequence reflects ordinary market behavior and is consistent with typical residential real estate transactions. IV. BUYER AND SELLER RELATIONSHIP The purchaser and seller were unrelated parties acting independently and in their own economic interests. There was: • No family relationship • No business affiliation • No employment relationship • No ownership interest shared between the parties The transaction was negotiated at arm's length between parties seeking to maximize their respective economic positions. V. ABSENCE OF DISTRESS FACTORS OR NON-MARKET INFLUENCES
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The transaction was conducted under normal market conditions and was not influenced by circumstances commonly associated with non-market sales. Specifically: • The property was not in foreclosure. • The property was not subject to a sheriff's sale. • The property was not a short sale. • The seller was not operating under financial hardship or financial distress. • The seller was not subject to bankruptcy, liquidation, court order, or other compelled disposition. • The buyer and seller were unrelated parties. • The transaction was negotiated freely between the parties after full market exposure. Additionally, there were no seller concessions, credits, rebates, incentives, or other financial inducements provided to influence the purchase price. The final sale price reflects the amount a willing buyer agreed to pay and a willing seller agreed to accept after normal negotiations in the open market. VI. CONSISTENCY WITH APPRAISED VALUE An independent appraisal conducted in connection with the transaction concluded a market value of: $600,000 The final purchase price of: $580,000 falls within approximately 3.3% of the appraised value. The close relationship between the appraised value and negotiated purchase price supports the conclusion that the transaction reflected market value rather than an abnormal or distressed sale.
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VII. CONSISTENCY WITH MARKET EVIDENCE The sale price is also consistent with nearby comparable sales located within approximately one-half mile of the subject property. The transaction occurred at approximately: $224 per square foot which falls within the range established by comparable sales in the immediate market area. The subject sale therefore reflects market-supported pricing and cannot reasonably be characterized as an isolated or anomalous transaction. VIII. CONCLUSION The evidence demonstrates that the November 7, 2025 sale of the subject property was a valid arm's-length transaction conducted under normal market conditions. The property was: • Marketed through the MLS and exposed to the open market for approximately 100 days. • Listed at $624,900 and sold after customary negotiations for $580,000. • Purchased by an unrelated buyer. • Sold by a seller who was not under financial distress or compulsion. • Not a foreclosure, short sale, or distress transaction. • Free of seller concessions, credits, incentives, or non-market financing arrangements. • Supported by an independent appraisal of $600,000. • Consistent with comparable sales in the surrounding market. The sale price represents the result of informed negotiations between a willing buyer and a willing seller, each acting in their own economic interest after substantial market exposure. Accordingly, there is no factual basis to classify the transaction as a non–arm's-length sale or statistical outlier. The November 7, 2025 sale should therefore be afforded substantial weight as credible evidence of the subject property's True Cash Value.
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EXHIBIT F
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NINE MILE ROAD LOCATION IMPACT ANALYSIS Property Address: 45167 Nine Mile Road, Northville, Michigan 48167 Parcel Number: 50-22-34-101-003 Tax Year: 2026 9 Mile Road, Northville, MI I. PURPOSE The purpose of this exhibit is to demonstrate that the subject property's location on Nine Mile Road impacts marketability and value when compared to otherwise similar residential properties located on interior subdivision streets. This analysis focuses on observable market data from recent nearby sales, including listing activity, sale pricing, days on market, and roadway exposure.
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II. LEGAL BASIS Michigan law requires assessors to consider the advantages and disadvantages of a property's location when determining True Cash Value. MCL 211.27(1) provides that True Cash Value is the usual selling price of property and directs consideration of the property's: "...advantages and disadvantages of location..." Accordingly, location-related factors that influence market behavior are relevant to determining the subject property's market value. III. SUBJECT PROPERTY LOCATION The subject property is located directly on Nine Mile Road, a major east-west arterial roadway. Unlike properties located on interior subdivision streets, the subject property is exposed to: • Higher traffic volumes • Traffic noise • Reduced privacy • Increased visual exposure • Direct roadway access • Limited buffering from roadway activity These characteristics are external influences beyond the homeowner's control and may influence the purchasing decisions of prospective buyers.
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IV. NEARBY SALES ANALYSIS The following properties are all located within approximately one-half mile of the subject property, represent the immediate market area and all border Nine Mile Road. Property Distance Relationship to Nine Mile Days on Market Sale vs. List Price 22356 Connemara Dr 0.1 mi North Side 60 -3.2% 22410 Eaton Ct 0.1 mi Rear / Buffered 32 -4.2% 45167 Nine Mile Rd (Subject) N/A Direct Frontage 100 -7.2% 45401 Nine Mile Rd 0.2 mi Direct Frontage 125 -10.7% 45145 Nine Mile Rd 50 ft Direct Frontage 62 -6.1% 44985 Steeple Path 0.1 mi Rear / Buffered 19 +11.5% V. MARKET OBSERVATIONS A. Marketing Time The subject property and other homes located directly on Nine Mile Road generally required longer periods to secure a buyer. Examples include: Property Location Days on Market 45167 Nine Mile Rd Frontage 100 45401 Nine Mile Rd Frontage 125 45145 Nine Mile Rd Frontage 62 22410 Eaton Ct Rear / Buffered 32 44985 Steeple Path Rear / Buffered 19
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This pattern indicates reduced buyer demand for properties with direct arterial-road exposure compared to nearby interior locations. B. Sale-to-List Performance Properties located directly on Nine Mile Road also experienced larger discounts from their original asking prices. Property Location Sale vs. List 45167 Nine Mile Rd Frontage -7.2% 45401 Nine Mile Rd Frontage -10.7% 45145 Nine Mile Rd Frontage -6.1% 22356 Connemara Dr Side Location -3.2% 22410 Eaton Ct Rear / Buffered -4.2% 44985 Steeple Path Rear / Buffered +11.5% This suggests buyers required additional price concessions to purchase homes with direct roadway exposure. C. Price Per Square Foot Property Location Price Per Square Foot 22356 Connemara Dr Side Location $277 22410 Eaton Ct Rear / Buffered $208 45167 Nine Mile Rd (Subject) Frontage $224 45401 Nine Mile Rd Frontage $192 45145 Nine Mile Rd Frontage $275 44985 Steeple Path Rear / Buffered $263
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The subject property's sale price per square foot falls within the observed market range and is consistent with other nearby sales affected by Nine Mile Road exposure. VI. CONSISTENCY WITH APPRAISED VALUE The subject property sold for: $580,000 An independent appraisal completed in connection with the purchase concluded a value of: $600,000 Both figures are substantially lower than the valuation generated by the City's assessment model and provide independent market support for a value below the City's implied True Cash Value. VII. CONCLUSION The market evidence demonstrates that properties with direct exposure to Nine Mile Road exhibit measurable differences in buyer behavior when compared to nearby interior subdivision properties. Recent sales indicate: • Longer marketing periods • Larger discounts from asking price • Market-supported pricing consistent with roadway exposure The subject property's sale price, appraisal, and nearby comparable sales collectively support the conclusion that its location on Nine Mile Road is a relevant market factor influencing value. Accordingly, the subject property's location should be given appropriate consideration when determining its True Cash Value and when evaluating valuation methodologies that may not fully account for the impact of arterial-road exposure.
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EXHIBIT G
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ANALYSIS OF RESPONDENT'S VALUATION DISCLOSURE Property Address: 45167 Nine Mile Road, Northville, Michigan 48167 Parcel Number: 50-22-34-101-003 Tax Year: 2026 I. PURPOSE The purpose of this exhibit is to analyze the Respondent's valuation disclosure and evaluate whether the resulting assessed value is consistent with the subject property's condition, location, recent sale, appraisal, and observable market evidence. This analysis focuses on several key elements contained within the Respondent's valuation disclosure, including: • Economic Condition Factor (ECF) • Condition Rating • Estimated True Cash Value • Implied Price Per Square Foot II. SUMMARY OF RESPONDENT'S VALUATION According to the Respondent's valuation disclosure, the subject property was assigned the following values: Valuation Component Assessment Figure Condition Rating 61% ECF (Economic Condition Factor) 1.35 Estimated True Cash Value (TCV) $718,921 Living Area 2,586 SF Implied Value Per Square Foot Approximately $278/SF The Respondent's valuation methodology results in an estimated market value of approximately $718,921, or $278 per square foot.
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III. RESPONDENT'S CONDITION ANALYSIS The Respondent's own records indicate a property condition factor of: 61% Good This condition factor reflects the City's determination that the property is not equivalent to a newly constructed or fully modernized residence. The subject property was originally constructed in 1987 and, according to the Respondent's valuation disclosure, has experienced depreciation and condition adjustments consistent with an older residential structure. Accordingly, the City's records characterize the property as being significantly below new condition. IV. RESULTING VALUATION CONTRADICTION Although the Respondent assigns a condition factor of only 61%, the application of the Economic Condition Factor (ECF) ultimately produces a valuation of approximately: $718,921 This translates to approximately: $278 per square foot The resulting price per square foot places the subject property at or above the upper end of the market range reflected in nearby sales. By comparison: Property Sale Price Price Per Square Foot 22356 Connemara Dr $450,000 $277 22410 Eaton Ct $527,000 $208 45167 Nine Mile Rd (Subject Sale) $580,000 $224 45401 Nine Mile Rd $535,000 $192 45145 Nine Mile Rd $375,000 $275
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44985 Steeple Path $545,000 $263 The subject property's actual sale occurred at: $224 per square foot The City's valuation, however, implies: $278 per square foot This represents an increase of approximately: 24% above the actual market transaction despite the City's determination that the property is only 61% conditionally good. V. EFFECT OF THE ECONOMIC CONDITION FACTOR (ECF) The primary driver of the Respondent's valuation appears to be the application of an Economic Condition Factor of: 1.35 This factor significantly increases the value derived from the cost approach. While the use of an ECF is a recognized assessment practice, its resulting value should remain consistent with observable market evidence. In the present case, the ECF-adjusted value exceeds: • The property's recent arm's-length sale price of $580,000 • An independent appraisal value of $600,000 • The predominant range indicated by nearby comparable sales The resulting valuation therefore appears to reflect the value of a property with characteristics superior to those attributed to the subject by the Respondent's own condition analysis.
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VI. COMPARISON TO MARKET EVIDENCE Three independent indicators of value are available: Indicator Value Arm's-Length Sale $580,000 Independent Appraisal $600,000 Respondent's TCV $718,921 The Respondent's value exceeds: • The actual market transaction by approximately $138,921 • The independent appraisal by approximately $118,921 These variances raise questions regarding the weight assigned to market evidence within the Respondent's valuation methodology. VII. CONCLUSION The Respondent's valuation disclosure presents an apparent inconsistency between the property's assigned condition and its final estimated value. While the Respondent classifies the subject property as having a condition factor of only 61%, the application of an ECF of 1.35 produces a value of approximately $718,921, or $278 per square foot. This figure substantially exceeds both the property's recent arm's- length sale price and independent appraisal. The City's valuation therefore appears to place the subject property at the upper end of the local market despite simultaneously recognizing substantial depreciation and condition- related limitations. The available market evidence—including the November 7, 2025 sale, the independent appraisal, and nearby comparable sales—supports a materially lower value range than the Respondent's ECF-adjusted estimate. Accordingly, the Respondent's valuation should be viewed with caution, and greater weight should be given to the actual market evidence in determining the subject property's True Cash Value.