11247 Chicago Rd, Warren, MI 48093.pdf
Patrick James Gentry Petitioner V City Of Warren Respondent · 26-000637-TT
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APPRAISAL OF REAL PROPERTY 11247 Chicago Rd Warren, MI 48093 GENTRY CHICAGO ROAD SITE CONDOMINIUMS; MCCP NO. 1164; UNIT 6 Patrick Gentry 11247 Chicago Rd Warren, MI 48093 $445,000 12/31/2025 Michael Collins, Jr., MSF Collins Appraisal Group, Inc. 33717 Woodward Ave., Ste. 105 Birmingham, MI 48009 (248) 635-5500 michael@mycollinsappraisal.com Form GA2V - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE LOCATED AT FOR OPINION OF VALUE AS OF BY
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Collins Appraisal Group, Inc. 33717 Woodward Ave., Ste. 105 Birmingham, MI 48009 (248) 635-5500 04/16/2026 Patrick Gentry 11247 Chicago Rd Warren, MI 48093 Re: Property: 11247 Chicago Rd Warren, MI 48093 Borrower: n/a File No.: 2404-104 Opinion of Value: $ 445,000 Effective Date: 12/31/2025 In accordance with your request, we have appraised the above referenced property. The report of that appraisal is attached. The purpose of the appraisal is to develop an opinion of market value for the property described in this appraisal report, as improved, in unencumbered fee simple title of ownership. This report is based on a physical analysis of the site and improvements, a locational analysis of the neighborhood and city, and an economic analysis of the market for properties such as the subject. The appraisal was developed and the report was prepared in accordance with the Uniform Standards of Professional Appraisal Practice. The opinion of value reported above is as of the stated effective date and is contingent upon the certification and limiting conditions attached. It has been a pleasure to assist you. Please do not hesitate to contact me or any of my staff if we can be of additional service to you. Sincerely, Michael Collins, Jr., MSF President/Appraiser License or Certification #: 1205007701 State: MI Expires: 07/31/2027 michael@mycollinsappraisal.com
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Collins Appraisal Group 2404-104 RESIDENTIAL APPRAISAL REPORT 11247 Chicago Rd Warren MI 48093 Macomb GENTRY CHICAGO ROAD SITE CONDOMINIUMS; MCCP NO. 1164; UNIT 6 13-03-260-006 2025 13,734 0 n/a Patrick Gentry Residential Site Dev 50 Gentry Chicago Site Condo Dev / City of Warren 47664 2604.00 True Cash Value Property Tax Appeal Patrick Gentry Patrick Gentry 11247 Chicago Rd, Warren, MI 48093 Michael Collins, Jr., MSF 33717 Woodward Ave., Ste. 105, Birmingham, MI 48009 80 545 267 0 194 64 79 1 5 10 Other 5 See attached addenda. Irregular 1.06 acres R-1-A One Family Residential District 12/25/2025 Residential See attached addenda. Asphalt None Concrete Adequate None Mostly-Level Irregular Irregular Adequate Average X 26099C0319G 09/29/2006 The subject site is located off Chicago Road and is part of residential site condominium development, similar to a platted residential subdivision. The subject site offers typical utility with no unusual easements or encroachments. The subject site offers average residential views to all sides of the property. 1 1 1-Story Ranch 2 2 Concrete/Good Bk/Stn/Sid/Gd. Asphalt/Good Aluminum/Good Glass/Vinyl/Gd. Standard/Good n/a n/a Full Concrete n/a n/a n/a 2,190 0 Exposed Wd Concrete Concrete Egress Wind GFA Gas CAC Wood/Tile/Good Drywall/Good Pt/Wd/Good Tile/Good Tile/Good Standard/Good 1 Concrete n/a Brick/Concrete None None 0 5 3 0 0 0 2 Concrete 6 3 2.1 2,190 The subject is a 1-story ranch home featuring 3-bedrooms, 2.1-bathrooms, unfinished basement foundation, 3-car attached garage, and a covered patio. The subject was constructed in 2023, appears adequately-maintained, and to be in good condition. No functional obsolescence was noted. Form GPRES2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: SUBJECT Property Address: City: State: Zip Code: County: Legal Description: Assessor's Parcel #: Tax Year: R.E. Taxes: $ Special Assessments: $ Borrower (if applicable): Current Owner of Record: Occupant: Owner Tenant Vacant Manufactured Housing Project Type: PUD Condominium Cooperative Other (describe) HOA: $ per year per month Market Area Name: Map Reference: Census Tract: ASSIGNMENT The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe) This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective Prospective Approaches developed for this appraisal: Sales Comparison Approach Cost Approach Income Approach (See Reconciliation Comments and Scope of Work) Property Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe) Intended Use: Intended User(s) (by name or type): Client: Address: Appraiser: Address: MARKET AREA DESCRIPTION Location: Urban Suburban Rural Built up: Over 75% 25-75% Under 25% Growth rate: Rapid Stable Slow Property values: Increasing Stable Declining Demand/supply: Shortage In Balance Over Supply Marketing time: Under 3 Mos. 3-6 Mos. Over 6 Mos. Predominant Occupancy Owner Tenant Vacant (0-5%) Vacant (>5%) One-Unit Housing PRICE $(000) Low High Pred AGE (yrs) Present Land Use One-Unit % 2-4 Unit % Multi-Unit % Comm'l % % Change in Land Use Not Likely Likely * In Process * * To: Market Area Boundaries, Description, and Market Conditions (including support for the above characteristics and trends): SITE DESCRIPTION Dimensions: Site Area: Zoning Classification: Description: Zoning Compliance: Legal Legal nonconforming (grandfathered) Illegal No zoning Are CC&Rs applicable? Yes No Unknown Have the documents been reviewed? Yes No Ground Rent (if applicable) $ / Highest & Best Use as improved: Present use, or Other use (explain) Actual Use as of Effective Date: Use as appraised in this report: Summary of Highest & Best Use: Utilities Public Other Provider/Description Off-site Improvements Type Public Private Electricity Gas Water Sanitary Sewer Storm Sewer Street Curb/Gutter Sidewalk Street Lights Alley Topography Size Shape Drainage View Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe) FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map Date Site Comments: DESCRIPTION OF THE IMPROVEMENTS General Description # of Units Acc.Unit # of Stories Type Det. Att. Design (Style) Existing Proposed Und.Cons. Actual Age (Yrs.) Effective Age (Yrs.) Exterior Description Foundation Exterior Walls Roof Surface Gutters & Dwnspts. Window Type Storm/Screens Foundation Slab Crawl Space Basement Sump Pump Dampness Settlement Infestation Basement None Area Sq. Ft. % Finished Ceiling Walls Floor Outside Entry Heating Type Fuel Cooling Central Other Interior Description Floors Walls Trim/Finish Bath Floor Bath Wainscot Doors Appliances Refrigerator Range/Oven Disposal Dishwasher Fan/Hood Microwave Washer/Dryer Attic None Stairs Drop Stair Scuttle Doorway Floor Heated Finished Amenities Fireplace(s) # Patio Deck Porch Fence Pool Woodstove(s) # Car Storage None Garage # of cars ( Tot.) Attach. Detach. Blt.-In Carport Driveway Surface Finished area above grade contains: Rooms Bedrooms Bath(s) Square Feet of Gross Living Area Above Grade Additional features: Describe the condition of the property (including physical, functional and external obsolescence): Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007
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2404-104 RESIDENTIAL APPRAISAL REPORT MLS/Online Tax Records 11247 Chicago Rd Warren, MI 48093 Fee Simple Residential 1.06 acres Residential 1-Story Ranch Average 2 Good 6 3 2.1 2,190 2.190 sf 0 sf Fin 0 Average GFA/CAC Standard 3-Car Attached Porch/Patio Other None 30229 Bradmore Rd Warren, MI 48092 2.30 miles SW 400,000 210.42 MLS #20250034049 Online Tax Records Arms-Length 0 0 0 06/05/2025 +6,000 Fee Simple Residential 6,050 sf +10,000 Residential 1-Story Ranch Average 19 0 Average +20,000 6 3 2.1 1,901 +15,900 1,876 sf 1,500 sf F -22,500 2 Rooms 0 Average GFA/CAC Standard 2-Car Attached +5,000 Porch/Patio/Dk 0 None 34,400 434,400 30029 Trailwood Dr Warren, MI 48092 2.37 miles SW 425,000 223.92 MLS #20240058837 Online Tax Records Arms-Length 0 0 0 11/01/2024 +14,875 Fee Simple Residential 6,360 sf +10,000 Residential 1-Story Ranch Average 18 0 Average +21,300 7 3 2.1 0 1,898 +16,100 1,860 sf 1,500 sf F -22,500 2 Rooms 0 Average GFA/CAC Standard 2-Car Attached +5,000 Porch/Patio/Dk 0 Inground Pool -20,000 24,775 449,775 32529 Pine Ridge Dr Warren, MI 48093 0.18 miles NE 420,000 228.63 MLS #58050152169 Online Tax Records Arms-Length 0 0 0 09/19/2024 +15,750 Fee Simple Residential 9,375 sf +7,500 Residential 1-Story Ranch Average 29 0 Average +21,000 6 3 3.0 -5,000 1,837 +19,400 1,825 sf 1,170 sf F -17,600 2 Rooms 0 Average GFA/CAC Standard 2-Car Attached +5,000 Porch/Patio None 46,050 466,050 Each of the comparables selected are competing homes offering relatively quality of construction and utility as the subject. Six settled sale comparables were selected. Two comparables are located within a 0.38 mile radius of the subject, and four comparables are located within a 2.69 mile radius. Each are located in the City of Warren, Warren Consolidated Public School District, with each having similar access to shopping, dining, employment centers, recreation, and other like amenities and linkages. Sales have been adjusted by 3% per annum, or 0.25% per month, to account for the appreciation in market conditions between their respective dates of sale and date of valuation. Each of the comparables vary somewhat with the subject in terms of site size. After review of the market, in light of paired-sale principles, each of these comparables have been adjusted accordingly for their site size. Comparables #1 through #4, and #6 each varied somewhat with the subject in terms of their condition rating. These determinations have been based upon my review of the MLS listing comments and photographs. Each of these comparable have been adjusted accordingly for this factor. Each are homes offering similar functional utility. The comparables bracket the subject's size and other physical elements. These properties warranted few adjustments. Other adjustments are varying GLA, bathroom utility, basement finish, garage utility, lack of a deck or patio feature, and inground pool. GLA was adjusted at $55 / sq.ft. where variance exceeds 100 sq.ft., bathrooms were adjusted at $5,000 per half bathroom of variance, finished basement area was adjusted at $15 / sq. ft. where variance exceeds 200 sq. ft., garages were adjusted at $5,000 per car parking space, the lack of a deck or patio feature was adjusted at $5,000, and an inground pool was adjusted at $20,000, After adjusting for the difference between the subject and the comparables, a range of $434,270 to $466,050 is indicated. These comparables indicated an adjusted mean of $445,976, and an adjusted median of $442,919. As each of these comparables have been adjusted for their differences with the subject, similar weight has been given to each. After due consideration, it is my opinion that $445,000 best reflects the market value of the subject property. 445,000 Form GPRES2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: TRANSFER HISTORY My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. Data Source(s): 1st Prior Subject Sale/Transfer Date: Price: Source(s): 2nd Prior Subject Sale/Transfer Date: Price: Source(s): Analysis of sale/transfer history and/or any current agreement of sale/listing: SALES COMPARISON APPROACH SALES COMPARISON APPROACH TO VALUE (if developed) The Sales Comparison Approach was not developed for this appraisal. FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3 Address Proximity to Subject Sale Price $ $ $ $ Sale Price/GLA $ /sq.ft. $ /sq.ft. $ /sq.ft. $ /sq.ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. Sales or Financing Concessions Date of Sale/Time Rights Appraised Location Site View Design (Style) Quality of Construction Age Condition Above Grade Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Room Count Gross Living Area sq.ft. sq.ft. sq.ft. sq.ft. Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Net Adjustment (Total) + - + - + - $ $ $ Adjusted Sale Price of Comparables $ $ $ Summary of Sales Comparison Approach Indicated Value by Sales Comparison Approach $ Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007
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2404-104 RESIDENTIAL APPRAISAL REPORT The opinion of site value is based on review of similar MLS vacant land sales and current listings for sale. Special considerations were given to 2643 Chicago Rd. (MLS #520250009764) and 2625 Chicago (MLS #20250014405). Marshall Valuation Service Avg 04/2026 85,000 2,190 145.48 318,601 BASEMENT 2,190 34.17 74,832 584 35.96 21,001 414,434 13,801 13,801 400,633 30,000 515,633 Marshall Valuation Service, Single-Family Residences, Class D Masonry Veneer, Average. 58 445,000 515,633 The Appraiser gave consideration to each of the three approaches to value, however determined a reliable opinion of value is determined by developing the sales comparison approach. The income approach was considered less reliable due to limited rental activity and data of like renovated homes in the surrounding area. The sales comparison approach was given most weight in reconciling the opinion of value. See attached addenda. 445,000 12/31/2025 22 Scope of Work Limiting Cond./Certifications Narrative Addendum Photograph Addenda Sketch Addendum Map Addenda Additional Sales Cost Addendum Flood Addendum Manuf. House Addendum Hypothetical Conditions Extraordinary Assumptions Patrick Gentry 11247 Chicago Rd, Warren, MI 48093 Michael Collins, Jr., MSF Collins Appraisal Group, Inc. (248) 635-5500 michael@mycollinsappraisal.com 04/16/2026 1205007701 MI President/Appraiser 07/31/2027 04/14/2026 Form GPRES2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: COST APPROACH COST APPROACH TO VALUE (if developed) The Cost Approach was not developed for this appraisal. Provide adequate information for replication of the following cost figures and calculations. Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value): ESTIMATED REPRODUCTION OR REPLACEMENT COST NEW Source of cost data: Quality rating from cost service: Effective date of cost data: OPINION OF SITE VALUE =$ DWELLING Sq.Ft. @ $ =$ Sq.Ft. @ $ =$ Sq.Ft. @ $ =$ Sq.Ft. @ $ =$ Sq.Ft. @ $ =$ =$ Garage/Carport Sq.Ft. @ $ =$ Total Estimate of Cost-New =$ Less Physical Functional External Depreciation =$( ) Depreciated Cost of Improvements =$ ''As-is'' Value of Site Improvements =$ =$ =$ INDICATED VALUE BY COST APPROACH =$ Comments on Cost Approach (gross living area calculations, depreciation, etc.): Estimated Remaining Economic Life (if required): Years INCOME APPROACH INCOME APPROACH TO VALUE (if developed) The Income Approach was not developed for this appraisal. Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ Indicated Value by Income Approach Summary of Income Approach (including support for market rent and GRM): PUD PROJECT INFORMATION FOR PUDs (if applicable) The Subject is part of a Planned Unit Development. Legal Name of Project: Describe common elements and recreational facilities: RECONCILIATION Indicated Value by: Sales Comparison Approach $ Cost Approach (if developed) $ Income Approach (if developed) $ Final Reconciliation This appraisal is made ''as is'', subject to completion per plans and specifications on the basis of a Hypothetical Condition that the improvements have been completed, subject to the following repairs or alterations on the basis of a Hypothetical Condition that the repairs or alterations have been completed, subject to the following required inspection based on the Extraordinary Assumption that the condition or deficiency does not require alteration or repair: This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda. Based on the degree of inspection of the subject property, as indicated below, defined Scope of Work, Statement of Assumptions and Limiting Conditions, and Appraiser’s Certifications, my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subject of this report is: $ , as of: , which is the effective date of this appraisal. If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda. ATTACHMENTS A true and complete copy of this report contains pages, including exhibits which are considered an integral part of the report. This appraisal report may not be properly understood without reference to the information contained in the complete report. Attached Exhibits: SIGNATURES Client Contact: Client Name: E-Mail: Address: APPRAISER Appraiser Name: Company: Phone: Fax: E-Mail: Date of Report (Signature): License or Certification #: State: Designation: Expiration Date of License or Certification: Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone: Fax: E-Mail: Date of Report (Signature): License or Certification #: State: Designation: Expiration Date of License or Certification: Inspection of Subject: Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007
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2404-104 ADDITIONAL COMPARABLE SALES 11247 Chicago Rd Warren, MI 48093 Fee Simple Residential 1.06 acres Residential 1-Story Ranch Average 2 Good 6 3 2.1 2,190 2.190 sf 0 sf Fin 0 Average GFA/CAC Standard 3-Car Attached Porch/Patio Other None 10933 Chicago Rd Warren, MI 48093 0.38 miles SW 415,000 168.70 MLS #20251017292 Online Tax Records Arms-Length 0 0 0 09/16/2025 +15,563 Fee Simple Residential 13,983 sf +5,000 Residential 2-Story Colonial 0 Average 86 0 Average-Good +10,400 8 3 2.1 0 2,460 -14,900 760 sf 0 sf Fin 0 0 Average GFA/CAC Standard 2-Car Attached +5,000 Porch/Deck 0 None 21,063 436,063 5273 Cutty Ln Warren, MI 48092 2.17 miles SW 409,000 184.23 MLS #81024055905 Online Tax Records Arms-Length 0 0 0 01/08/2025 +12,270 Fee Simple Residential 7,187 sf +8,000 Residential/Wds 0 2-Story Colonial 0 Average 6 0 Good 0 7 4 2.1 0 2,220 0 1,097 sf 0 sf Fin 0 0 Average GFA/CAC Standard 2-Car Attached +5,000 Porch/Deck 0 None 25,270 434,270 5142 Trailwood Ln Warren, MI 48092 2.69 miles SW 440,000 184.25 MLS #20251031929 Online Tax Records Arms-Length 0 0 0 11/07/2025 +2,200 Fee Simple Residential 7,187 sf +8,000 Residential/Wds 0 2-Story Colonial 0 Average 10 0 Average-Good +11,000 7 4 2.1 0 2,388 -10,900 1,157 sf 0 sf Fin 0 0 Average GFA/CAC Standard 3-Car Attached Porch +5,000 None 15,300 455,300 Form GPRES2.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 4 5 6 File No.: SALES COMPARISON APPROACH FEATURE SUBJECT COMPARABLE SALE # COMPARABLE SALE # COMPARABLE SALE # Address Proximity to Subject Sale Price $ $ $ $ Sale Price/GLA $ /sq.ft. $ /sq.ft. $ /sq.ft. $ /sq.ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. Sales or Financing Concessions Date of Sale/Time Rights Appraised Location Site View Design (Style) Quality of Construction Age Condition Above Grade Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Room Count Gross Living Area sq.ft. sq.ft. sq.ft. sq.ft. Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Net Adjustment (Total) + - + - + - $ $ $ Adjusted Sale Price of Comparables $ $ $ Summary of Sales Comparison Approach Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007
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Form PIC4X6.SR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page n/a 11247 Chicago Rd Warren Macomb MI 48093 Patrick Gentry Subject Front Sales Price G.L.A. Tot. Rooms Tot. Bedrms. Tot. Bathrms. Location View Site Quality Age 11247 Chicago Rd 2,190 6 3 2.1 Residential Residential 1.06 acres Average 2 Subject Rear Subject Street Borrower Lender/Client Property Address City County State Zip Code
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Form PIC4X6.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page n/a 11247 Chicago Rd Warren Macomb MI 48093 Patrick Gentry Comparable 1 Proximity Sale Price GLA Total Rooms Total Bedrms Total Bathrms Location View Site Quality Age 30229 Bradmore Rd 2.30 miles SW 400,000 1,901 6 3 2.1 Residential Residential 6,050 sf Average 19 Comparable 2 Proximity Sale Price GLA Total Rooms Total Bedrms Total Bathrms Location View Site Quality Age 30029 Trailwood Dr 2.37 miles SW 425,000 1,898 7 3 2.1 Residential Residential 6,360 sf Average 18 Comparable 3 Proximity Sale Price GLA Total Rooms Total Bedrms Total Bathrms Location View Site Quality Age 32529 Pine Ridge Dr 0.18 miles NE 420,000 1,837 6 3 3.0 Residential Residential 9,375 sf Average 29 Borrower Lender/Client Property Address City County State Zip Code
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Form PIC4X6.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page n/a 11247 Chicago Rd Warren Macomb MI 48093 Patrick Gentry Comparable 4 Proximity Sale Price GLA Total Rooms Total Bedrms Total Bathrms Location View Site Quality Age 10933 Chicago Rd 0.38 miles SW 415,000 2,460 8 3 2.1 Residential Residential 13,983 sf Average 86 Comparable 5 Proximity Sale Price GLA Total Rooms Total Bedrms Total Bathrms Location View Site Quality Age 5273 Cutty Ln 2.17 miles SW 409,000 2,220 7 4 2.1 Residential Residential/Wds 7,187 sf Average 6 Comparable 6 Proximity Sale Price GLA Total Rooms Total Bedrms Total Bathrms Location View Site Quality Age 5142 Trailwood Ln 2.69 miles SW 440,000 2,388 7 4 2.1 Residential Residential/Wds 7,187 sf Average 10 Borrower Lender/Client Property Address City County State Zip Code
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Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum n/a 11247 Chicago Rd Warren Macomb MI 48093 Patrick Gentry Alternate Street View Exterior Side View Other Exterior Side View Foyer Bedroom #1 Bathroom Borrower Lender/Client Property Address City County State Zip Code
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Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum n/a 11247 Chicago Rd Warren Macomb MI 48093 Patrick Gentry Alternate Bathroom View Bedroom #2 Primary Bedroom (#3) Primary Bathroom Alternate Primary Bathroom View Alternate Primary Bathroom View Borrower Lender/Client Property Address City County State Zip Code
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Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum n/a 11247 Chicago Rd Warren Macomb MI 48093 Patrick Gentry Primary Bedroom Walk-in Closet Living Room Dining Room Kitchen Kitchen Pantry Mud Area Borrower Lender/Client Property Address City County State Zip Code
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Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum n/a 11247 Chicago Rd Warren Macomb MI 48093 Patrick Gentry Half Bathroom Laundry Room Basement Staircase Basement Gas-Fired Forced-Air Furnace Hot Water Heater Borrower Lender/Client Property Address City County State Zip Code
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Form PICSIX2 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Photograph Addendum n/a 11247 Chicago Rd Warren Macomb MI 48093 Patrick Gentry Sump Pump Garage Interior Patio Central Air-Conditioning Unit Backyard Borrower Lender/Client Property Address City County State Zip Code
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Form SKT.BLDSKI - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Building Sketch n/a 11247 Chicago Rd Warren Macomb MI 48093 Patrick Gentry Borrower Lender/Client Property Address City County State Zip Code
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Form SKT.BLDSKI - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Building Sketch n/a 11247 Chicago Rd Warren Macomb MI 48093 Patrick Gentry Borrower Lender/Client Property Address City County State Zip Code
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Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map n/a 11247 Chicago Rd Warren Macomb MI 48093 Patrick Gentry Borrower Lender/Client Property Address City County State Zip Code
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Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map n/a 11247 Chicago Rd Warren Macomb MI 48093 Patrick Gentry Borrower Lender/Client Property Address City County State Zip Code
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Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map n/a 11247 Chicago Rd Warren Macomb MI 48093 Patrick Gentry Borrower Lender/Client Property Address City County State Zip Code
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2404-104 n/a 11247 Chicago Rd Warren Macomb MI 48093 Patrick Gentry This appraisal is based upon the extraordinary assumption that the subject's improvements and their overall condition as observed on 04/13/2026 generally reflect the improvements and the condition as of 12/31/2025. Extraordinary assumptions presume uncertain information to be factual. If found to be false, these assumptions could alter the Appraiser's opinions or conclusions. < 30 < 30 Michael Collins, Jr., MSF 04/16/2026 1205007701 MI 07/31/2027 12/31/2025 Form ID20EC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Borrower Lender/Client USPAP Compliance Addendum Loan # File # Property Address City County State Zip Code APPRAISAL AND REPORT IDENTIFICATION This Appraisal Report is one of the following types: Appraisal Report This report was prepared in accordance with the requirements of the Appraisal Report option of USPAP Standards Rule 2-2(a). Restricted Appraisal Report This report was prepared in accordance with the requirements of the Restricted Appraisal Report option of USPAP Standards Rule 2-2(b), and is intended only for the use of the client and any other named intended user(s). Users of this report must clearly understand that the report may not contain supporting rationale for all of the opinions and conclusions set forth in the report. ADDITIONAL CERTIFICATIONS I certify that, to the best of my knowledge and belief: The statements of fact contained in this report are true and correct. The report analyses, opinions, and conclusions are limited only by the reported assumptions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. I have no (or the specified) present or prospective interest in the property that is the subject of this report and no (or specified) personal interest with respect to the parties involved. I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment. My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. My analyses, opinions, and conclusions were developed and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. This appraisal report was prepared in accordance with the requirements of Title XI of FIRREA and any implementing regulations. PRIOR SERVICES I have NOT performed 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. PROPERTY INSPECTION I have NOT made a personal inspection of the property that is the subject of this report. I HAVE made a personal inspection of the property that is the subject of this report. APPRAISAL ASSISTANCE Unless otherwise noted, no one provided significant real property appraisal assistance to the person signing this certification. If anyone did provide significant assistance, they are hereby identified along with a summary of the extent of the assistance provided in the report. ADDITIONAL COMMENTS Additional USPAP related issues requiring disclosure and/or any state mandated requirements: MARKETING TIME AND EXPOSURE TIME FOR THE SUBJECT PROPERTY A reasonable marketing time for the subject property is day(s) utilizing market conditions pertinent to the appraisal assignment. A reasonable exposure time for the subject property is day(s). APPRAISER SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Name Date of Signature State Certification # or State License # State Expiration Date of Certification or License Effective Date of Appraisal Signature Name Date of Signature State Certification # or State License # State Expiration Date of Certification or License Supervisory Appraiser Inspection of Subject Property Did Not Exterior-only from Street Interior and Exterior USPAP Compliance Addendum 2020 Page 1 of 1
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State License Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
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• GP Residential: Market Area Description - Boundaries, Description, Conditions The subject's market boundaries are considered to be E. 14 Mile Road to the North, Hoover Rd. to the East, 12 Mile Rd. to the South, and Ryan Rd. to the West. The City of Warren is located in Macomb County, and is bounded by Sterling Heights, Fraser, Roseville, Eastpointe, Detroit (Wayne County), Hazel Park (Oakland County), and Madison Heights (Oakland County). Contained within the City of Warren is the City of Centerline. The City of Warren encompasses approximately 34.40 square miles. According to the Southeast Michigan Council of Governments (SEMCOG), land use in Warren is as follows: The City of Warren had a population of 139,387 persons in 2020. This is an increase of 5,331 persons, or 4%, from the 2010 population of 134,056 persons. According to estimates from the Southeast Michigan Council of Governments (SEMCOG), an estimated population count as of July, 2025, indicates a populace of 136,404 persons. SEMCOG forecasts the 2025 population will be 144,204 persons. Total households within the City of Warren equated to 54,411 in 2020, which represents a 0.80% increase over total households in 2010. The City of Warren had 57,938 households in 2010. SEMCOG estimates the July, 2025 household count to be 54,057 units. During the previous ten (10) years, average household size has increased from 2.49 persons in 2010 to 2.52 persons in 2020. This is an increase in household size of 1.20% over the last ten (10) years. "Other" uses indicated at 5% pertains to vacant lands, recreational, religious, and public land uses. The Appraiser completed a brief year to year analysis of activity within the subject's sub-market of competing properties. Competing homes are homes offering competing quality of construction, 1, 1.5-, and 2-story design, 1,790 to 2,590 square feet of GLA, basement utility, garage utility, constructed from 1996 to present, and sites up to 1.5 acres in size. This sub-market yielded an adequate volume of annual activity. Years are based on the effective date of the assignment. The year 2025 yielded 10 sales ranging in price from $375,000 to $480,000, with a median sale price of $440,000 and median marketing time of 18 days. The 2024 year yielded 8 sales ranging in price from $290,000 to $520,000, with a median sale price of $427,500 and median marketing time of 12 days. There have been no sales in 2026 from the beginning on the year to the date of inspection which met our search criteria. • GP Residential: Site Description - Summary of Highest & Best Use The Appraiser completed an analysis to determine the Highest and Best Use for the subject property per USPAP requirements. The subject is a residential property consisting of a residential zoned site and an existing single family home which conforms to other residential homes in its market area. The Appraiser considered the four tests of Highest and Best Use analysis - legally permissibility, physically possible, financial feasibility, and maximum productivity. After consideration of the four tests, the current use was determined to be the Highest and Best Use. The Appraiser relied on the local zoning and ordinance, plat map, market activity as well as physical inspection of the site to complete the Highest and Best Use analysis. • GP Residential: Reconciliation - Conditions of Appraisal The Appraiser gave consideration to each of the three approaches to value, however determined a reliable opinion of value is determined by developing the sales comparison and cost approaches. The income approach was considered less reliable due to limited rental activity and data of like homes in the surrounding market area. The sales comparison approach was given most weight in reconciling the opinion of value. The cost approach exceeds current sale prices / market value. This is not uncommon due to rising material and tradesman costs at the current time. Supplemental Addendum Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 2404-104 n/a 11247 Chicago Rd Warren Macomb MI 48093 Patrick Gentry Borrower Lender/Client Property Address City County State Zip Code File No.