159 E Maryknoll.pdf
Jack Casey Sebring Petitioner V City Of Rochester Hills Respondent · 26-002268-TT
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File No. File Number: In accordance with your request, I have appraised the real property at: The purpose of this appraisal is to develop an opinion of the defined value of the subject property, as improved. The property rights appraised are the fee simple interest in the site and improvements. In my opinion, the defined value of the property as of is: The attached report contains the description, analysis and supportive data for the conclusions, final opinion of value, descriptive photographs, assignment conditions and appropriate certifications. 159 E Maryknoll Susan Ignash Four Hundred Eighty-Seven Thousand Dollars $487,000 March 9, 2026 Rochester Hills, MI 48309-1954 159 E Maryknoll Road 159 E Maryknoll Rochester Hills, MI 48309-1954 159 E Maryknoll Road Jack C Sebring/Abigail R Nofar
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Residential Appraisal Report File No. The purpose of this appraisal report is to provide the client with a credible opinion of the defined value of the subject property, given the intended use of the appraisal. Client Name/Intended User E-mail Client Address City State Zip Additional Intended User(s) Intended Use PURPOSE Property Address City State Zip Owner of Public Record County Legal Description Assessor's Parcel # Tax Year R.E. Taxes $ Neighborhood Name Map Reference Census Tract Property Rights Appraised Fee Simple Leasehold Other (describe) SUBJECT 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. Prior Sale/Transfer: Date Price Source(s) Analysis of prior sale or transfer history of the subject property (and comparable sales, if applicable) Offerings, options and contracts as of the effective date of the appraisal SALES HISTORY Neighborhood Characteristics One-Unit Housing Trends One-Unit Housing Present Land Use % 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 Site Comments SITE GENERAL DESCRIPTION FOUNDATION EXTERIOR DESCRIPTION materials INTERIOR materials Units One One w/Acc. 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 Storm Sash/Insulated Car Storage None Effective Age (Yrs) Screens Driveway # of Cars Attic None Heating FWA HW 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 Comments on the Improvements IMPROVEMENTS Page 1 of 4 This form Copyright © 2005-2016 ACI, a First American Company. All Rights Reserved. (gPAR™) General Purpose Appraisal Report 3/2017 GPARSUM_17 03272017 Produced using ACI software, 800.234.8727 www.aciweb.com 159 E Maryknoll Determine Market Value None 48309-1954 MI Rochester Hills 159 E Maryknoll Road Jack C Sebring/Abigail R Nofar X 1930 MSA47644 Spring Hill 4,695.00 2025 70-15-17-129-007 T3N, R11E, SEC 17 SPRING HILL SUB NO 1 LOT 80 Oakland Jack C Sebring/Abigail R Nofar 48309-1954 MI Rochester Hills 159 E Maryknoll Road The subject property is not known to be currently listed for sale. Prior sale of the subject property was arm's length, 43 days on market, 96.79% sale price/list price. No other prior sales or transfers found for the subject property in the past 36 months. No prior sales or transfers of the comparable sales in the last 12 months other than noted in the grid on Page 2. Liber/Page -60655/0628, RealcompMLS#20251025607 $482,000 10/21/2025 X Median home value in this market is approximately $463,539, reflecting a 3.1% year- over-year increase as of late December 2025 and reported at $432,450 in January 2026, a modest 1.4% increase compared to the previous year. Homes typically stay on the market for 38 to 58 days. This is notably longer than the 20-day average seen in early 2025, indicating a slower pace for sellers. Homes are selling at 98% of the original asking price on average. The neighborhood consists of predominantly single family homes built in 1960's and 1970's, ranch, split level and colonial styles. 10 90 47 66 2 475 1,150 250 The neighborhood is north of Avon Rd, south of Walton, east of Adams and west of Livernois. X X X X X X No adverse site conditions known. None X Asphalt X X X X X X One Family Residential District R-1 Residential Rectangular 20000 sf 125 X 160 The subject property is a colonial style home with partial basement and attached garage. Typical wear and tear noted, the home appears to be in average condition based on the prior MLS photos. No inspection of the subject property was conducted by this appraiser. None 2,624 2.2 4 10 X X X X X X 2 X Asphalt 4 X Ceramic/avg Ceramic/avg Stnd wd/avg Ptd drywall/avg Wood,Carpet/Av Concrete X Deck X 2 X alum/avg insulated/avg dbl hng/avg alum/avg asph shing/avg brick,alum/avg concrete/avg X Gas X 20 1384 X X 30 1964 Colonial X X 2 X
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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. 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. % $ Summary of Sales Comparison Approach Indicated Value by Sales Comparison Approach $ SALES COMPARISON APPROACH COST APPROACH TO VALUE Site Value Comments ESTIMATED REPRODUCTION OR REPLACEMENT COST NEW Source of cost data Quality rating from cost service Effective date of cost data Comments on Cost Approach (gross living area calculations, depreciation, etc.) OPINION OF SITE VALUE . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .= $ Dwelling Sq. Ft. @ $ .. .. .. .. .. .. = $ Sq. Ft. @ $ .. .. .. .. .. .. = $ Garage/Carport Sq. Ft. @ $ .. .. .. .. .. .. = $ Total Estimate of Cost-New . .. .. .. .. .. . = $ Less Physical Functional External Depreciation = $ ( ) Depreciated Cost of Improvements .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. = $ "As-is" Value of Site Improvements . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . = $ INDICATED VALUE BY COST APPROACH . .. .. .. .. .. .. .. .. .. .. . = $ COST APPROACH INCOME APPROACH TO VALUE 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 Methods and techniques employed: Sales Comparison Approach Cost Approach Income Approach Other: Discussion of methods and techniques employed, including reason for excluding an approach to value: Reconciliation comments: Based on the scope of work, assumptions, limiting conditions and appraiser's certification, my (our) opinion of the defined value of the real property that is the subject of this report as of , which is the effective date of this appraisal, is: Single point $ Range $ to $ Greater than Less than $ 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: RECONCILIATION Page 2 of 4 This form Copyright © 2005-2016 ACI, a First American Company. All Rights Reserved. (gPAR™) General Purpose Appraisal Report 3/2017 GPARSUM_17 03272017 Produced using ACI software, 800.234.8727 www.aciweb.com 159 E Maryknoll None Fence, Pool, Etc 2 F/P Fireplace Porch, Deck 2 Car Garage None BB,FWA C/Air 4 bedroom Part Finished Part./1384 Sq.Ft. 2,624 39.00 2.2 4 10 Average 62+/- Years Average Colonial Residential 20000 sf Fee Simple Suburban 0.00 Rochester Hills, MI 48309 159 E Maryknoll Road 487,000 6.6 -1.3 6,500 X None 3,000 1 F/P Porch, Deck 2 Car Garage None FWA C/Air 4 bedroom Part Finished 1464 Sq.Ft. 0 2,587 10,000 2.1 4 12 Average -19,500 47 Years Average Colonial Residential 16649 Sq.Ft. Fee Simple Suburban s12/25;c12/25 None Conv DOM: 54 PRD Liber/page 60847/0508 RlcmpMLS#20251057172 190.76 493,500 0.27 miles NE Rochester Hills, MI 48309 123 Longford Drive 487,700 8.3 -0.1 300 X None 2 F/P Porch, Patio 2 Car Garage None FWA C/Air 4 bedroom -6,000 Finished 725 Sq.Ft. 20,000 2,110 2.2 4 10 Average -14,300 51 Years Average Colonial Residential 20691 Sq.Ft. Fee Simple Suburban s01/26;c12/25 None Conv DOM: 4 PRD Liber/page 60870.278 RlcmpMLS#20251053408 231.28 488,000 0.62 miles SE Rochester Hills, MI 48309 2334 Munster Road 488,500 10.0 -10.0 54,500 X None 2 F/P Porch, Deck 2 Car Garage None FWA C/Air 4 bedroom -6,000 Finished 1086 Sq.Ft. -23,500 3,226 -10,000 3.1 4 8 -15,000 Updated/Good 69 Years Average Quad Level Residential 20800 Sq.Ft. Fee Simple Suburban s11/25;c10/25 None Conv DOM: 8 PRD Liber/page 60701/0728 RlcmpMLS#20251045411 168.32 543,000 0.40 miles SW Rochester Hills, MI 48309 388 W Maryknoll Road 487,000 The Indicated Value by Sales Comparison Approach, $487,000, is calculated using the following weights: 36.7% - 123 Longford Drive; Sale Price $493,500; Adjusted Value $487,000; Gross Adj: 6.6% 33.3% - 2334 Munster Road; Sale Price $488,000; Adjusted Value $487,700; Gross Adj: 8.3% 29.9% - 388 W Maryknoll Road; Sale Price $543,000; Adjusted Value $488,500; Gross Adj: 10.0% 0 0 0 0 0 Bsmt: 1384 Sq.Ft. 0 2,624 No inspection was conducted, the extraordinary assumption is that the subject property is in average condition comparable with the most recent listing photos and does not have repair needs or deferred maintenance that would affect market value or marketability. X 487,000 X 03/09/2026 Comparable sales were selected from a one mile radius, within the past 5 months. Comparable sales 1 and 2 are given greater weight when deciding on an opinion of value for the subject property for comparable style, size and room count; comparable sale 3 was selected to bracket square feet and age of the property on the upper end and for recent closed date. The cost approach is not considered to provide a more reliable indication of market value than the sales comparison approach and was not completed. The income approach is calculated based on an analysis of the rental market, the subject property is not known to be a rental and a market rent was not determined. The sales comparison approach is considered to provide the most supported indication of market value utilizing recent closed sales. X Appraisal Report
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Residential Appraisal Report File No. Scope of Work, Assumptions and Limiting Conditions Scope of work is defined in the Uniform Standards of Professional Appraisal Practice as " the type and extent of research and analyses in an assignment." In short, scope of work is simply what the appraiser did and did not do during the course of the assignment. It includes, but is not limited to: the extent to which the property is identified and inspected, the type and extent of data researched, the type and extent of analyses applied to arrive at opinions or conclusions. The scope of this appraisal and ensuing discussion in this report are specific to the needs of the client, other identified intended users and to the intended use of the report. This report was prepared for the sole and exclusive use of the client and other identified intended users for the identified intended use and its use by any other parties is prohibited. The appraiser is not responsible for unauthorized use of the report. The appraiser's certification appearing in this appraisal report is subject to the following conditions and to such other specific conditions as are set forth by the appraiser in the report. All extraordinary assumptions and hypothetical conditions are stated in the report and might have affected the assignment results. 1. The appraiser assumes no responsibility for matters of a legal nature affecting the property appraised or title thereto, nor does the appraiser render any opinion as to the title, which is assumed to be good and marketable. The property is appraised as though under responsible ownership. 2. Any sketch in this report may show approximate dimensions and is included only to assist the reader in visualizing the property. The appraiser has made no survey of the property. 3. The appraiser is not required to give testimony or appear in court because of having made the appraisal with reference to the property in question, unless arrangements have been previously made thereto. 4. Neither all, nor any part of the content of this report, copy or other media thereof (including conclusions as to the property value, the identity of the appraiser, professional designations, or the firm with which the appraiser is connected), shall be used for any purposes by anyone but the client and other intended users as identified in this report, nor shall it be conveyed by anyone to the public through advertising, public relations, news, sales, or other media, without the written consent of the appraiser. 5. The appraiser will not disclose the contents of this appraisal report unless required by applicable law or as specified in the Uniform Standards of Professional Appraisal Practice. 6. Information, estimates, and opinions furnished to the appraiser, and contained in the report, were obtained from sources considered reliable and believed to be true and correct. However, no responsibility for accuracy of such items furnished to the appraiser is assumed by the appraiser. 7. The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil, or structures, which would render it more or less valuable. The appraiser assumes no responsibility for such conditions, or for engineering or testing, which might be required to discover such factors. This appraisal is not an environmental assessment of the property and should not be considered as such. 8. The appraiser specializes in the valuation of real property and is not a home inspector, building contractor, structural engineer, or similar "expert", unless otherwise noted. The appraiser did not conduct the intensive type of field observations of the kind intended to seek and discover property defects. The viewing of the property and any improvements is for purposes of developing an opinion of the defined value of the property, given the intended use of this assignment. Statements regarding condition are based on surface observations only. The appraiser claims no special expertise regarding issues including, but not limited to: foundation settlement, basement moisture problems, wood destroying (or other) insects, pest infestation, radon gas, lead based paint, mold or environmental issues. Unless otherwise indicated, mechanical systems were not activated or tested. This appraisal report should not be used to disclose the condition of the property as it relates to the presence/absence of defects. The client is invited and encouraged to employ qualified experts to inspect and address areas of concern. If negative conditions are discovered, the opinion of value may be affected. Unless otherwise noted, the appraiser assumes the components that constitute the subject property improvement(s) are fundamentally sound and in working order. Any viewing of the property by the appraiser was limited to readily observable areas. Unless otherwise noted, attics and crawl space areas were not accessed. The appraiser did not move furniture, floor coverings or other items that may restrict the viewing of the property. 9. Appraisals involving hypothetical conditions related to completion of new construction, repairs or alteration are based on the assumption that such completion, alteration or repairs will be competently performed. 10. Unless the intended use of this appraisal specifically includes issues of property insurance coverage, this appraisal should not be used for such purposes. Reproduction or Replacement cost figures used in the cost approach are for valuation purposes only, given the intended use of the assignment. The Definition of Value used in this assignment is unlikely to be consistent with the definition of Insurable Value for property insurance coverage/use. 11. The ACI General Purpose Appraisal Report (GPAR™) is not intended for use in transactions that require a Fannie Mae 1004/Freddie Mac 70 form, also known as the Uniform Residential Appraisal Report (URAR). Additional Comments Related To Scope Of Work, Assumptions and Limiting Conditions Page 3 of 4 This form Copyright © 2005-2016 ACI, a First American Company. All Rights Reserved. (gPAR™) General Purpose Appraisal Report 3/2017 GPARSUM_17 03272017 Produced using ACI software, 800.234.8727 www.aciweb.com 159 E Maryknoll Requirements for compliance with the law (including the Uniform Standards of Professional Appraisal Practice - USPAP): In compliance with the law, the following narrative has been prepared by this appraiser to assist the client and intended user(s) to understand and properly apply the use of this appraisal report in accordance with its stated intended use to produce a credible appraisal report. The law dictates that appraisers are required to be licensed and are regulated by the State of Michigan, Department of Licensing and Regulatory Affairs P.O. Box 30018 Lansing, MI 48909. This appraiser has completed the requirements of continuing education programs and is currently licensed/certified by the State of Michigan. The signature page of this report reflects the specific level of license/certification that this appraiser has achieved. This appraisal assignment is in compliance with federal law, including FIRREA. USPAP Report Option: This appraiser has reported this assignment under the option of a Restricted Appraisal Report, unless stated otherwise to the contrary within this report. Client and Intended User: These terms are referenced in this FNMA form as appropriate according to the law. These terms may only be extended to the degree that the law will accommodate. The client and/or intended user for this assignment may also be referenced in this section of this appraisal report if such further clarity is deemed necessary by this appraiser. The intended user is the client. Intended Use: This report is to be used to determine market value. Any use of this appraisal report that does not fall within this stated intended use is strictly prohibited. Type and Definition of value: This appraisal report is stating a market value for the subject property that is consistent with the definition given on Page 5.
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Residential Appraisal Report File No. Appraiser's Certification The appraiser(s) certifies that, to the best of the appraiser's knowledge and belief: 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are the appraiser's personal, impartial, and unbiased professional analyses, opinions, and conclusions. 3. Unless otherwise stated, the appraiser has no present or prospective interest in the property that is the subject of this report and has no personal interest with respect to the parties involved. 4. The appraiser has no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 5. The appraiser's engagement in this assignment was not contingent upon developing or reporting predetermined results. 6. The appraiser's 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. 7. The appraiser's analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. 8. Unless otherwise noted, the appraiser has made a personal inspection of the property that is the subject of this report. 9. Unless noted below, no one provided significant real property appraisal assistance to the appraiser signing this certification. Significant real property appraisal assistance provided by: Additional Certifications: Definition of Value: Market Value Other Value: Source of Definition: ADDRESS OF THE PROPERTY APPRAISED: EFFECTIVE DATE OF THE APPRAISAL: APPRAISED VALUE OF THE SUBJECT PROPERTY $ APPRAISER Signature: Name: Company Name: Company Address: Telephone Number: Email Address: State Certification # or License # or Other (describe): State #: State: Expiration Date of Certification or License: Date of Signature and Report: Date of Property Viewing: Degree of property viewing: Interior and Exterior Exterior Only Did not personally view SUPERVISORY APPRAISER Signature: Name: Company Name: Company Address: Telephone Number: Email Address: State Certification # or License # State: Expiration Date of Certification or License: Date of Signature: Date of Property Viewing: Degree of property viewing: Interior and Exterior Exterior Only Did not personally view Page 4 of 4 This form Copyright © 2005-2016 ACI, a First American Company. All Rights Reserved. (gPAR™) General Purpose Appraisal Report 3/2017 GPARSUM_17 03272017 Produced using ACI software, 800.234.8727 www.aciweb.com 159 E Maryknoll X 03/09/2026 07/31/2026 MI 1204069532 susanignash@gmail.com 248 797-1094 Wixom, MI 48393 1417 Morningdove RE Consulting Services, LLC Susan Ignash 487,000 03/09/2026 Rochester Hills, MI 48309-1954 159 E Maryknoll Road Market value is the most probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale with, the buyer and seller, each acting prudently and 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: buyer and seller are typically motivated; both parties are well informed or well advised, and each acting in what they consider to be in their own best interest; a reasonable time is allowed for exposure in the open market; payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and 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. Fannie Mae Selling Guide X Appraisal Report
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SUBJECT PROPERTY PHOTO ADDENDUM Client: File No.: Property Address: Case No.: City: State: Zip: FRONT VIEW OF SUBJECT PROPERTY Appraised Date: Appraised Value: $ REAR VIEW OF SUBJECT PROPERTY STREET SCENE 48309-1954 MI Rochester Hills 159 E Maryknoll Road 159 E Maryknoll Jack C Sebring/Abigail R Nofar 487,000 March 9, 2026
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COMPARABLE PROPERTY PHOTO ADDENDUM Client: File No.: Property Address: Case No.: City: State: Zip: COMPARABLE SALE #1 Sale Date: Sale Price: $ COMPARABLE SALE #2 Sale Date: Sale Price: $ COMPARABLE SALE #3 Sale Date: Sale Price: $ 48309-1954 MI Rochester Hills 159 E Maryknoll Road 159 E Maryknoll Jack C Sebring/Abigail R Nofar 493,500 s12/25;c12/25 Rochester Hills, MI 48309 123 Longford Drive 488,000 s01/26;c12/25 Rochester Hills, MI 48309 2334 Munster Road 543,000 s11/25;c10/25 Rochester Hills, MI 48309 388 W Maryknoll Road
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LOCATION MAP Client: File No.: Property Address: Case No.: City: State: Zip: 48309-1954 MI Rochester Hills 159 E Maryknoll Road 159 E Maryknoll Jack C Sebring/Abigail R Nofar LOCATION MAP Client: Jack C Sebring/Abigail R Nofar File No.: 159 E Maryknoll Property Address: 159 E Maryknoll Road Case No.: City: Rochester Hills State: MI Zip: 48309-1954 Butler Rd University © rr bnahan Church Sroudieigh DF Innovation Hills g Green Space 4 wepy s J 4%, CHRISTIAN HILLS y ® Christian witne™ - ) TIENKE a N Z MANOR EST > 4 § BROOKWOOD kL Teak ar & DALE Nowicki Park g 3 = % & by | fe SitDoW = © MANCHESTER g z dale budl 3 KNOLLS } 9 3 LT 2 g Fy 2 1 2 > [2] eidge Rd br 2 Boy, | Powe Ridge ny ponte a Or elon, i Vianne Dr Broadmoor Df so 8 ron Br Winter Paft Goloragy i Ave HITCHMAN'S GROSSE PINES I a HAVEN HE [i] : Le 159 E Maryknoll Road 3 Seb & Rochester Hills, MI 45309-1954 & Kron Dive 3 eit & (@) iia. Rochester Hills, MI 48309 o FOXBORO = 0.27 miles NE | g Meadowbrook x STRATFO 0 Fiiaitog Bd Blvd. eadowbroo = Walton Christian Church & VILLAGE M \NOR 3 = chair Hill pr Ef MEADOWBROOK £ eS BY Hite £ STRATFORD or - o Comparable Sale 3 - MANOR & g 2 383 W Maryknoll Road = greletbes 8 Rochester Hills, MI 48309 | < Hiltendale br 2 2 0.40 miles SW % 2 - phere Or ror ROCHESTER li obi = Belle Vernon KNOLL Je ami West Middle School ©) or 2 STRATFORD [~~ ofr ! 3 KNOLLS = Comparable Sale 2 I 2334 Munster Road = Ulster fd = Rochester Hills, MI 48309 74 box 2 0.62 miles SE % 3 \ Meadow Brook 2 ——— = Elementary School = =] on 3 Bech \ St.Irenaeus Church (1) Muns! er fy = BROOK MEADOWBROOK L gi & z & 2 [=] £ i ¢ & 2 SRA IE: n=) —— A 3 g ah ef Wilwoad Re Lg N | EA reat W Avon Rd W Avon Rd W Avon Rd 2 =] 5 i o 3 a Hills Br (+) x z $ WeviEnating Ror er, > E § EYSTER 5 8 grofiov, o AVON EST ed Vignna Crown HC Very eS! © Brookfield Academy - J—— 8 =ul(e) * Rochester Hills:Campus g = Soh, ~~ \ \ Poe] Map data ©2026
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AERIAL MAP Client: File No.: Property Address: Case No.: City: State: Zip: 48309-1954 MI Rochester Hills 159 E Maryknoll Road 159 E Maryknoll Jack C Sebring/Abigail R Nofar AERIAL MAP E Maryknol Road Rochester Hills, MI 43305-1% hl oA Touch offfrar @ J ] ent [i Google : :
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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 159 E Maryknoll n/a 48309-1954 MI Rochester Hills 159 E Maryknoll Road X X X X X X X X X X X 99 51 486,900 50 477,750 3.76 5 1.33 4 98 44 479,000 49 499,995 3.00 7 2.33 7 102 24 499,995 33 482,000 2.30 5 2.17 13 Sales remain steady with a continued shortage of available listings on the market. Days on market are typically under 60 days and list to sale price ratios remaining around 98% on average. ACI analytics using RealcompMLS for a 1 mile radius of the subject property for single family home sales and listings of homes within 25% gross living area of the subject property, within the past 12 months. REO sales are not a factor in the market. X concessions are present in this market, typically up to 6% of the contract price to be used towards allowable mortgage costs for the buyer. susanignash@gmail.com MI 1204069532 Wixom, MI 48393 1417 Morningdove RE Consulting Services, LLC Susan Ignash
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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 159 E Maryknoll Linear Regression Analysis - Scatter Plots n/a Jack C Sebring/Abigail R Nofar Rochester Hills, MI 48309-1954 159 E Maryknoll Road 5.4% R² - Model Fit -$74 to -$4 per sq ft Value Range -$39 per sq ft Model Slope Value Gross Living Area - Linear Regression 0.4% R² - Model Fit -$3 to $1 per sq ft Value Range -$1 per sq ft Model Slope Value Site Area - Linear Regression 3.8% R² - Model Fit -$2,716 to $98 per year Value Range -$1,309 per year Model Slope Value Property Age - Linear Regression 1.8% R² - Model Fit -$11,285 to $48,243 per car Value Range $18,479 per car Model Slope Value Number of Cars - Linear Regression 5.1% R² - Model Fit $1,631 to $38,583 per bath Value Range $20,107 per bath Model Slope Value Full Bathrooms - Linear Regression
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Client: File No.: Property Address: Case No.: City: State: Zip: 48309-1954 MI Rochester Hills 159 E Maryknoll Road 159 E Maryknoll Jack C Sebring/Abigail R Nofar