Byard.pdf

Anthony A Byard Petitioner V Township Of Grand Blanc Respondent · 26-003780-TT

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Page 1

RECEIVED

AUG 05 2026

MICHIGAN TAX TRIBUNAL

STATE OF MICHIGAN

GRETCHEN WHITMER

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS ~~

MARLON |. BROWN, DPA

GOVERNOR

DIRECTOR

LANSING

PROPERTY TAX APPEAL PETITION FORM

VALUATION / UNCAPPING

Do not use this form to appeal Classification, Principal Residence Exemption, Qualified Agricultural Exemption, Other

Exemptions, Speclal Assessments, or Non-Property tax disputes.

Pursuant to Tax Tribunal Rule (TTR) 279, you MUST submit a copy of the notice giving rise to the appeal (i.e., Board of

Review Decision or other notice) with this petition, if applicable.

If you do not submit this document, you may be held in

default,

Section 1: Petitioner's Contact Information

First Name

Last Name/Company Name

Anthony

Byard

Mailing Address (No., Street, P.O. Box or Rural Route)

2045 E Baldwin Rd

City or Town

State

ZIP Code

Grand Blanc

48439

Telephone Number 810-965-5865

Email Address (do not enter unless you want MTT to send all correspondence via email)

megan.ritsema@yahoo.com

Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information

}

First Name

Last Name

Firm Name (if any}

Mailing Address (No., Street, P.O. Box or Rural Route)

City or Town

State

ZIP Code

Telephone Number

Email Address (do not enter unless you want MTT to send all correspondence via email)

Section 3: Subject Property Information use te multiple parcel form for additional, contiguous parcets.

How many parcels are you

if you are appealing more than one parcel, are they contiguous or adjoining?

appealing?

Yes*

No**

**If No, you must file separate appeals for each parcel

Property Address (No., Street)

2045 E Baldwin Rd

Page 2

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON |. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 4: Check which of the following you are appealing (check all that appiy) 

True Cash and Taxable Value 

Taxable Value Only (calculation) 

Uncapping of Taxable Value 

Section 5: Explain the Reason for this Appeal 

| respectfully request that the Michigan Tax Tribunal review and reduce the assessed value of my residential property located at 

2045 E. Baldwin Road, Grand Blanc, Michigan, because the current assessment exceeds the property's True Cash Value. 

A certified residential appraisal completed on August 28, 2025, by a Michigan licensed appraiser determined the property's market 

value to be $400,000 after analyzing recent comparable sales in the local market using the Sales Comparison Approach, the primary 

and most reliable valuation method for owner-occupied residential properties. 

The appraisal reflects the property's actual market characteristics, including its condition, age, size, and location. The appraiser 

specifically noted that the home has not undergone significant updates within the past 15 years, has an overall lack of cosmetic 

renovations, and is in average (C4) condition, factors that limit its market value when compared with more updated homes. 

The valuation was supported by multiple verified arm's-length sales of comparable properties in the Grand Blanc market and 

concluded that the property's fair market value is $400,000. 

Because the Township's assessed value exceeds the value established by this independent appraisal, 

{ believe the assessment 

does not accurately represent the property's True Gash Value as required under Michigan faw. 

| respectiully request that the 

Tribunal adjust the property's valuation fo reflect its actual market vatue supported by the enclosed appraisal and comparable market 

data. 

Thank you for your consideration. 

Section 6: Jurisdictional Issues 

Did you protest the assessment at a Board of Review (BOR)? 

Yes 

[Ml] No 

if Yes, check which BOR you attended: 

March 

OJ July 

[Wl] December 

If No, please check the applicable reason(s): 

O Not required to attend 

O Appealing a purported Clerical Error or Mutual Mistake of Fact (if yes, include explanation in Section 5) 

[| Appealing within 35 days of State Tax Commission Order 

OJ Appealing within 35 days of receipt of Notice of Uncapping 

[J other 

If you checked “other” above, explain:

Page 3

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 7: Valuation Information *use we multiple parcel form for additional, contiguous parcels. 

Parcel Number: 12-29-300-010 

Classification of Property: 

Real] 

Personal ld (check one) 

Agricultural [J 

Commercial [3 

Industrial] 

Residential 4 

 Timber-Cutover [1 

Developmental [1 

Utility 

[1 {check one) 

Assessed Value (also known as State Equalized Value) established | Taxable Value established by the Board of Review: 

by the Board of Review: 250,000 

250,000 

What do you believe is the fair market value (also known as true cash value)? 

400,000 

What do you believe is the assessed value? (multiply true cash 

What do you believe is the taxable value? (cannot exceed 

value by .6) 

200,000 

assessed value) 200,000 

Fee Information 

Does the property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition for all tax years at 

issue? 

Yes 

No 

If you answered yes to the above question, you are not required to pay any filing fees. 

If the property does not have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition for all tax years at 

issue, the filing fee Is based on the greater of the State Equalized Value or Taxable Value in dispute. 

If you are appealing more than one 

parcel, the parcel with the highest State Equalized Value or Taxable Value in dispute will be used to determine your filing fee, plus $25.60 

wili be added for each additional parcel being appealed, not to exceed a total filing fee of $1,000.00 

If your property is residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 and under 

$125.00 

$100,000.01 to $500,000.00 

$200.00 

$Over $500,000.00 

$300.00 

If the property is 

NOT residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 and under 

$250.00 

* Plus $26.00 for each additional parcel, as indicated above. 

If the property is NOT residential property and the State Equalized Value or Taxable Value in dispute is $100,000.01 or greater the 

appeal does not qualify for Small Claims. Therefore, an Entire Tribunal petition must be filed. 

Signature *required 

Petitioner or Attorney/Authorized Representative’s Signature: 

wr 

TR ee

Page 4

7/30/2026

Loan Number: 6191524031

RE: Appraisal Valuation Delivery

Dear Byard, Anthony:

Pursuant to ECOA requirements, and for your records, enclosed is a copy of the appraisal that was done in

connection with your application for a home loan.

Reconsideration of Value Notice

Pennymac is committed to customer satisfaction and fairness in all aspects of the lending process. We

understand that the appraisal of your home is important, and we want to ensure that it is accurate and free

from any errors or biases.

if you have concerns about your appraisal, you may submit a Reconsideration of Value (ROV) request. A

ROV is a request you may submit to Pennymac to reconsider the value of the subject property or request

corrections unrelated to the value. Here's what you need to know:

How to submit: Contact your Mortgage Broker and provide any supporting evidence of errors or

bias in the appraisal.

Supporting Evidence: Please provide up to five comparable properties that sold before the appraisal

date. Be sure to mention any details the appraiser may have overlooked (e.g., significant home

improvements, incorrect room count, square footage, etc.).

Review time: We typically process ROV requests within four business days of receipt.

One request per appraisal: You can submit one ROV and it must be received prior

to closing.

Pennymac takes allegations of bias seriously and will carefully review your concerns. However, submitting

an ROV does not guarantee a change in the valuation. The original estimate will only be revised if supported

by market conditions and valid information.

We're here to help! If you have any questions or would like to submit an ROV, please reach out to your

Mortgage Broker.

Sincerely,

Pennymac Loan Services Reconsideration of Value Notice

Page 5

6191524031 

File No. CV17E25 

APPRAISAL OF 

LOCATED AT: 

2045 E Baldwin Rd 

Grand Blanc, Ml 48439 

FOR: 

PennyMac Loan Services 

3043 Townsgate Road Suite 200 

Westlake Village, CA, 91361 

BORROWER: 

Anthony Byard 

AS OF: 

August 28, 2025 

BY: 

Robert Edward Brown 

Certified Residential Appraiser

Page 6

"Appraisal Report" 

6191524031 

Uniform Residential Appraisal Report 

Fle No. CV17E25 

The purpose of this summaty appraisal report is to provide the iender/client with an accurate. and adequately supported, opinion of the market value of the subject property. 

Property Address 2045 E Baldwin Rd 

Ciiy Grand Blanc 

State MI 

Zip Code 48439 

Bomower Anthony Byard 

Owner of Public Record Randy M Genord/Nancy L Genord 

County Genesee 

Legal Description See Attached Addendum 

Assessors Parcel # 1229300010 

Tax Year 2024 

RE Taxess 9,579 

Nelghhothood Name Grand Blanc Twp 

Map Reference SMSA 2160 

Census Trazt 0111.02 

Occupant 

| 

J Owner 

[ JTenant [X] Vacant 

Special Assessments $ 0.00 

[Jeup_ 

HOA 0.00 

[peryear [per month 

Property Rights Appraised 

Fee Simple 

| 

leasehold 

[Other (describe) 

Assignment Type 

Purchase Transaction 

J Refinance Transaction 

J Other (describe) 

Lender/Client PennyMac Loan Services 

Address 3043 Townsgate Road Suite 200, Westlake Villiage, CA 91361 

Is the subject property currently offered for sale o# has ft been offered for sae in the twelve months prior 

10 the effective date of this appraisal? 

(XJ Yes | 

No 

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

DOM 57;1s currently offered for sale on 06/03/2025 for $425,000. The reference number is 

#381025025972 as provided by RealcompMLS, days on market is 57. The subject is listed as a privately owned home. 

I 

did J 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 rot performed. 

Arms length sale; The subject has a fully executed purchase contract dated 08/13/2025 in the amount of $400,000. There are no seller 

concessions noted in the contract. Any appliances and/or personal property included in the contract are < continued in addendum > 

=] 

Contract Price $ 

400,000 

Date of Conract 08/13/2025 

Is the property seller the owner of public record? 

Yes [i] No 

Data Source(s) ASSeSSOr 

is there any financlal assistance {loan charges, sale concessions, gift or downpayment assistance, eic.) to be paid by any party on behalf of the borrower? 

[] Yes 

No 

if Yes, report the total dofiar amount and describe the Rems to be paid. 

$0; 

0 

Chal 

of 

Unit 

H 

Location [J Urban 

Suburban 

Rural 

Property Values 

X ) Stable 

Deglining 

PRICE 

AGE 

| One-Unit 

75% 

Built-Up 

Over75% 

[X)25-75% 

Under25% | Demand/Supply 

X 

In Balance 

Over Supply | 

$(00D) 

(yrs) 

2-4 Unit 

0% 

=1 Growth 

Rapld 

X) Stable 

Siow 

Marketing Time 

_(X) Under 

3 mths 

3-6mths 

Over 

mths 

125 Low 

1 

| Multi-Family 

0% 

= Neighborhood Boundaries North by Grand Blanc Road, South by Baldwin Road, West by Fenton 

685 High 

125 | Commercial 

1% 

54 Road, and to the East by Holly Road. 

335 Pred. 

30 | omer Vacant 

24% 

Neighborhood Description 

The subject is in the southwest comer of Grand Blanc Township and has an Grand Blanc mailing address. The subject property is 

located on a 20.36 acre site and is in the Grand Blanc School District. <See Attached Addendum> 

Market Conditions (Including support for the above conclusions) 

Property values in the subject's market area have stabllized over the past several years, this Is due prmasily to the balance 

In supply and demand in the market and the Improvement In the local economy. According to the Michigan Department of Technology Management & Budget, as of the month of April 2025, 

Michigan's unemployment rate was 5.5% which Is average for the country.<See Attached Addendum 

Dimensions 330x2647x340.1x2646.9 

Area 20.36 ac 

Shape Rectangular 

view N;Res; 

Specttic Zoning Classification R-2 

Zoning Description R2 Single Family Residential 

Zoning Compliance 

Legal 

J Lega! Nonconforming (Grandfathered Use) 

[ne Zoning 

[) Hllegal (describe) 

Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use? 

Yes |_JNo 

 HNo, destibe. See Attached 

Addendum 

Utilities 

Public 

Other (describe) 

Public 

Other (describe) 

Off-site improvements—Type 

Public 

Private 

Electricity 

X 

Water 

X 

Steet Asphalt 

X 

Gas 

X 

Sanitary Sewer 

x] 

Alley 

None 

FEMA Special Flood Hazard Area [| 

Yes 

[X]No 

FEMA Flood Zone X 

FEMAMap# 26049C0318D 

FEMA Map Date 09/25/2009 

Are the utliiles and off-site improvements typical for the market area? 

[XJves ne 

If No, descaibe. 

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

Cves 

No 

If Yes, descibe. 

No apparent 

adverse easements, encroachments, or adverse environmental conditions observed at the time of observation. The property adheres 

to local zoning and is in it's legal, conforming use. No title report or survey has been provided to appraiser for review.<See Attached 

Crpt/HdwdiAvg 

Concrete Siah 

Foundation Walls 

Floors 

Cram Space 

Concrete/Avg 

#0! Stories 

2 

X J Full Basement 

Partial Basement _ | Exterior Walls 

Vinyl/Avg 

Walls 

Drywall/Avg 

Type 

Det. 

[ 

Jan 

[ 

)S-Det/End Unit} Basement Area 

1412 sq.1 | Roof Surface 

Asphalt/Avg 

TAm/Finish___ 

Painted Wd/Avg 

Existing) Proposed 

|) Under Const. | Basement Finish 

0% | Gutters & Downspouts Aluminurm/Avg 

BathFisor __ Vinyl/Avg 

Deslgn {Style} Colonial 

[TJ outside Enry/Exit 

Sump Pump __{ Window Type 

Dble Hung/Avg 

Bath Wainscot Plastic/Avg 

Year Built 

1991 

Evidence of [0] infestation 

Storm Sash/insulated None noted 

Car Storage 

J None 

Ettective Age (Yrs) 20 

[Jpampness 

[J settlement 

Screens 

Present/Avg 

Driveway 

#olCars 

2 

Attic 

None 

Heating (XJ FWA [| Jiwas | [J Radian | Amenities 

WoodStove(s) #0 | Driveway Swtace Concrete 

Drop Stale 

Stalies 

ote 

| Fel GAS 

| Eweplaze(s) £ 0 

Fence None 

X)Garage 

 #ofCars 

2 

Floor 

X | Scuttle 

Coollng__[X] Central Als Conditioning 

XJ Patlo/Deck Wood 

{X]Porch Conc 

Carport 

#otCars 

0 

Flnished 

Heated 

Individual 

[other 

Pool None 

XJoter Pole Bam 

[(XJan 

~~ [Joer 

 ( JBuitin 

Appliances 

[i] Refrigerator 

[] Range/Oven 

{X/ Dishwasher 

Disposal 

Microwave 

J Washer/Dryer [I] Other (describe) 

Finished area above grade contains: 

9 Rooms 

4 Bedrooms 

2.1 Baths) 

2,850 Square Feet of Gross Living Area Above Grade 

Additional features (special energy efficient tems, etc). 

None 

Describe the condition of the property (including needed repairs, detesoration, renovations, remodeling, etc). 

 C4:No updates in the prior 15 years:At the time of 

inspection the subject was in average condition, however has an overall lack of cosmetic renovations. The subject has features that 

include a 1,200 square foot pole barn with electricity. 

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

Oves 

No 

if Yes, describe. 

No physical 

deficiencies or adverse conditions affecting the health and safety of the occupants or the livability, soundness, or structural integrity of 

the property were noted. 

Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? 

ves [Jno 

tio, describe. The subject conforms 

to the neighborhood in functional utility, style, use, and general construction. 

Freddie Mac Form 70 Mazch 2005 

UAD Version 92011 

‘Produced using ACI software, 800.234.8727 

wun. acheeb.com 

Fannie Mag Form 1004 March 2005 

Page tol 

1004_05UAD 12182015

Page 7

"Appraisal Report” 

Uniform Residential Appraisal Report 

6191524031 

File No. CV17E25 

Thereare 

OQ 

comparable properties curently offered for sale in the subject neighborhood ranging in peice roms 

0 

10s 

0 

. 

There are 

7 

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

360,000 

to$ 

480,000 

FEATURE 

I 

SUBJECT 

COMPARABLE SALE NO. 1 

COMPARABLE SALE NO. 2 

COMPARABLE SALE NO. 3 

2045 E Baldwin Rd 

10464 Mcwain Rd 

9214 Graytrax Rd 

3254 W Frances Rd 

Address Grand Blanc, MI 48439 

Grand Blanc, MI 48439 

Grand Blanc, MI 48439 

Clio, M! 48420 

Proximity 

to 

Subject 

LL 

11.15 miles SE 

0.82 

miles 

NW. 

17.52 

miles 

NW 

Sate Price 

$ 

400000} 

480,000 

$ 

380,000 

LE] 

425,000 

SalePhe/GrossUivArea 

|8 

 140.35sq 

|s 

191.85sanf 

|s 1675550] 

_|s 

145555] 

. 

Data Source(s) 

Realcomp #20240058236;D0M 

Realcomp #81024054871;,D0M 39 

| Realcomp #20240052120;,00M 74 

Verification Source(s) 

Assessor/Ext. Inspection 

Assessor/Ext. inspection 

Assessor/Ext. Inspection 

VALUE ADJUSTMENTS 

1 

DESCRIPTION 

DESCRIPTION 

+{)$ Adjustment 

DESCRIPTION 

+) $ Adiusiment 

DESCRIPTION 

+) Adjustment 

Sale or Financing 

ArmLth 

ArmLth 

ArmLth 

Congessions 

VA0 

Conv;0 

Conv;12000 

1] 

Date of Sale/Time 

$10/24;c08/24 

$12/24;,c11/24 

s11/24;c09/24 

Location 

N;Res; 

N:Res; 

N;Res; 

N;Res; 

Leasehold/Fee Simple 

| Fee Simple 

Fee Simple 

Fee Simple 

Fee Simple 

Site 

20.36 ac 

10.46 ac 

0[5.02 ac 

0[35.7 ac 

o] 

View 

N:Res; 

N:Res; 

NiRes; 

NiRes; 

Design (Style) 

DT2;Colonial 

DT2;Colonial 

DT2;Colonial 

DT1;Ranch 

0 

Quality of Construction 

| Q4 

Q4 

Q4 

Q4 

Actual Age 

34 

28 

0j44 

0]69 

0 

Condition 

ca 

C3 

-48,000{C4 

ca 

Above Grade 

Total 

|Bdems) 

Baths 

Total 

|Bdems| 

Baths 

Total 

|Bdems| 

Baths 

Total 

{Boems) 

 Balhs 

Room Count 

914 

21 

914 

2.1 

713 

20 

8,000] 

8 | 4 

4.0 

-24,000 

Gross Living Area 42 

2,850 sq.ft 

2,502 so. 

14,616 

2,268 sy.tt 

24444 

2,920 sq.ft 

-2,940 

Basement & Finished 

1412sf0sfin 

1130sf1000sfin 

-40,000 | 734sf0sfin 

01 

1232sf0sfin 

0 

Rooms Below Grade 

1rr0br0.0balo 

[4] 

Functional Utility 

4 Bedroom/Avg 

| 4 Bedroom/Avg 

3 Bedroom/Avg 

014 Bedroom/Avg 

= 

Heating/Cooling 

FWA C/Air 

FWA C/Air 

FWA C/Air 

FWA C/Air 

= 

Energy Efficient lems 

None 

None 

None 

None 

= 

Garage/Carport 

2ga2dw 

2ga2dw 

3ga3dw 

-14,000 | 4gaddw 

-28,000 

BN porchyPatio/Deck 

Por, Deck, PBrn__| 

Por, Patio, PBm 

0 | Por, Patio, PBrn 

0 

Por, Patio, PBrn 

0 

7H Contract Date 

08/13/2025 CD__ 

| 08/19/2024 CD 

0]11/25/2024 CD 

0109/30/2024 CD 

Q 

= Close of Equity 

None 

10/04/2024 COE 

0] 12/26/2024 COE 

0]11/18/2024 COE 

0 

5 

Original List Price 

|OLP / $425000 

| OLP / $464,325 

0|OLP 

$379,900 

0] OLP / $449,000 

0 

4 Net Adjustment 

(Total 

. 

1 

0O« 

J 

Ts 

73384] 

XJ« 

[J- 

[s 

18444] 

[J+ 

(XJ- 

8 

54,940 

Adjusted Sale Price 

NetAd. 

-15.3% 

NetAd. 

4.9% 

NetAd. 

-12.9% 

=4 

of Comparables 

Le 

| 

|GrossAdy 21.4% 

(8 

406,616 | GrssAd. 

12.2% 

|$ 

398,444 

|GrossAd. 

12.9% 

| 

370,060 

| 

(XJdid 

did not research the sale or transfer history of the subject properly and comparable sales. If not, expiain 

My research J did 

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

Data source(s) 

Public records 

My research [) did 

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

Data source(s) 

Public records 

Report the results of the research and analysis of the prior sale or transter history of the subject property and comparable sales {report additional prior sales on page 3). 

ITEM 

SUBJECT 

COMPARABLE SALE NO. 1 

COMPARABLE SALE NO. 2 

COMPARABLE SALE NO. 3 

Date of Prior Sale/Transter 

Price of Prlor Sale/Teanster 

Data Source(s) 

Genesee County Assessor 

Genesee County Assessor 

Genesee County Assessor 

Genesee County Assessor 

Effective Date of Data Source(s) 

| 08/28/2025 

08/28/2025 

08/28/2025 

08/28/2025 

Analysis of prior sale or transfes history of the subject property and comparable sales 

All of the comparables offered in the report show no prior transfers on public records other than the sales shown on the sales 

The subject property has not been transferred within the past 36 months. 

comparison grid. 

Summary of Sales Comparison Approach. 

All comparables sales have been verified as closed by the multiple listing service and/or city records. 

City sales records may not be current as of the effective date of this appraisal. Sales logs are updated at the convenience of the 

municipality and only the sales available as of the effective date of the appraisal can be utilized. Data from MLS systems is made 

available to the appraiser instantly after the applicable real estate agent notates the listing. Though realtors are regulated by the local 

boards, this does not guarantee the availability of ali relevant sales information. 

All sales available as of the effective date of this 

appraisal were analyzed and utilized if applicable.<See Attached Addendum> 

Indicated Value by Sales Comparison Approach $§ 400,000 

Indicated Value by: Sales Comparison Approach $s 400,000 

Cost Approach {if developed)s 0 

Income Approach (if developed)s 0 

The listing and sales data located at the top of page two of this report was tailored to include only homes that the appraiser considered 

to be in direct competition with the subject property and would be acceptable alternative properties to the typical buyer in this 

=] 

market. <See Attached Addendum> 

= This appralsal is made 

asks," 

[)] subject to completion per plans and specifications on the basls of a hypothetical condition that the improvements have been completed, 

I= dd subject to the following repales or alterations on the basis of a hypothetical condition that the repales or alterations have been completed, or 

0 subject 

to the following required 

FY inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair 

Qo 

re} 

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 reportis$ 

400,000 

asof 

08/28/2025 

, which is the date of inspection and the effective date of this appraisal. 

Freddie Mac Form 70 March 2005 

‘Produced using ACH: on. TAOS ST2T we 36st. com 

e 

ValueTec Appraisal Services, Inc. 

URD Version 3/2011 

Fannie Mae Form 1004 March 2005 

1004_0SUAD 12182015

Page 8

"Appraisal Report"

6191524031

Uniform Residential Appraisal Report

Fi No. CV17E25

FIRREA Certification Statement:

The appraiser certifies and agrees that this appraisal was prepared in accordance with the requirements of Title X| of the Financial

Institutions, Reform, Recovery, and Enforcement Act (FIRREA) of 1989, as amended (12 U.S.C. 3331 et seq.), and any applicable

implementing regulations in effect at the time the appraiser signs the appraisal certification.

USPAP 3 year disclosure:

| 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.

Exposure Time:

An exposure time for the subject property developed independently from the stated marketing time is: 1 to 3 months

AMC License # 1202000201

Provide adequate information for the lender/cllent

io replicate the beiow cost figures and calculations.

Support for the opinion of site value {summary of comparable fand sales or other methods for estimating site value)

~~ Vacant land sales were researched over the past 12

months through RealcompMLS records. Grand Blanc Assessors office states the land value fo be $212,600. This is below market

value based upon MLS#20251006155; 5555 S Genesee Rd, Grand Blanc which is a smaler sized 10.86 acre vacant lot that is listed for

$140,000 and MLS#20250037014; 31 Acres Porter, Grand Blanc which is a larger sized 31 acre vacant iot that sold for $160,000.

ESTIMATED _ [_JREPRODUCTIONOR

_[_JREPLACEMENT GOST NEW

OPINION OF SITE VALUE

150,000

= Source of cost data

Dweling

2,850 Sq.FL @3

[4]

Quality rating from cost semvice

Effective dale of cost data

Bsmt: 1412

Se. FL@%

>=3

Comments on Cost Approach (gross iving area calculations, depeeciation, etc.)

The Cost Approach was not considered necessary to develop credible

Garage/Carport 576

Sg.FL@¢

FURRY

J assionment resulis due to the subject's age, difficulty of accurately calculating

Total Estimate of Cost-New

cee

accrued depreciation as well as the disparity between market value versus actual | Less

Physical

| Functional |

Extemat

cost. It was therefore not developed. The land value exceeds 30% of the total

Depreciation

value. This is common in the subject area where demand for housing is high and | Depreciated Cost of Improvements .....

supply of vacant land is limited. Due to the limited number of vacant lots in the

"Asis" Value of Site Improvements... .

area, land and its’ value are considered to be at a premium.

Estimated R

INDICATED VALUE BY

ACH.

Estimated Monthly Market Rent $

X Gross Rent Multiplier

indicated Value by Income Approach

Summary of income Approach {Including support for market rent and GRM)

ROJEC

ORMATI

Ds (if applicabi

fs the developerbullder in contol of the Homeowners’ Association (HOA)?

Yes

Unittype(s)

Detached

Attached

Provide the following Information for PUDs ONLY

If the developerDulider is In control of the HOA and the subject property is an attached dwelling unit.

Legal name of projet

4 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 bullding(s) Into a PUD?

[yes J No__

i Yes, date of conversion.

F Does the project contain any muft-dweliing units?

[Ives J No

Data source(s)

Are the units, common elements, and recreation faciiiies complete?

[Ives [I] No

It No, describe the status of completion.

Are the common elements leased to or by the Homeowners' Assoclation?

Oves [I] No

Hf Yes, descaibe the rental terms and options.

Describe common elements and recreational fachities.

Freddie Mag Foem 7 March 2005

UAD Version 92011

‘Produced using ACH software, B0.234.8727 www ackwnb.com

Fannie Mae Form 1004 March 2005

Page

ath

1004_0SUAD 12152015

Page 9

"Appraisal Report”

6191524031

Uniform Residential Appraisal Report

Fle No. CV17E25

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 al! 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 ali 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:

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 wilt not render any opinions about the title.

The appraiser has provided a sketch in this appraisal report fo 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.

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.

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.

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.

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.

Freddle Mac For 70 March 2005

UAD Version 9/2011

‘Produced using ACH sofware, 800.234.8727 www.athwab.com

Fannie Mae Form 1004 March 2005

Paged afb

"1004 _05UAD 12182015

Page 10

"Appraisal Report”

6191524031

Uniform Residential Appraisal Report

Fle No. CV17E25

APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that:

| have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in this

appraisal report.

[performed a complete visual inspection of the interior and exterior areas of the subject property.

| reported the condition of

the improvements in factual, specific terms.

| identified and reported the physical deficiencies that could affect the livability,

soundness, or structural integrity of the property.

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.

| developed my opinion of the market value of the real property that is the subject of this report based on the sales comparison

approach to value.

| have adequate comparable market data to develop a reliable sales comparison approach for this appraisal

assignment.

| further certify that

| considered the cost and income approaches to value but did not develop them, unless otherwise

indicated in this report.

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.

researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of ane year prior to the

date of sale of the comparable sale, unless otherwise indicated in this report.

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

| 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.

| 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.

| 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.

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

12.

| 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.

| obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from

refiable sources that

| believe to be true and correct.

14.

| have taken into consideration the factors that have an impact on value with respect to the subject neighborhoed, subject

property, and the proximity of the subject property to adverse influences in the development of my opinion of market value.

| have

noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the presence of

hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of the subject property

or that

{ became aware of during the research involved in performing this appraisal.

| have considered these adverse conditions in

my analysis of the property value, and have reported on the effect of the conditions on the value and marketability of the subject

property.

15.

1 have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, ail

statements and information in this appraisal report are true and correct.

16.

| stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which are

subject only to the assumptions and limiting conditions in this appraisal report.

17.

| have no present or prospective interest in the property that is the subject of this report, and

| have no present or prospective

personal interest or bias with respect to the participants in the transaction.

| did not base, either partially or completely, my

analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital status, handicap,

familial status, or national origin of either the prospective owners or occupants of the subject property or of the present owners or

occupants of the properties in the vicinity of the subject property or on any other basis prohibited by law.

18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not conditioned

on any agreement or understanding, written or otherwise, that | would report (or present analysis supporting) a predetermined

specific value, a predetermined minimum value, a range or 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.

| personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report.

If | relied on

significant real property appraisal assistance from any individual or individuals in the performance of this appraisal or the

preparation of this appraisal report,

| have named such individual(s) and disclosed the specific tasks performed in this appraisal

report.

| certify that any individual so named is qualified to perform the tasks. Ihave not authorized anyone to make a change to

any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and

| will take no responsibility for it.

20.

| identified the iender/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 fo any other party (including, but not limited to, the public through advertising, public relations, news, sales, or other

media).

Freddie Mac Foem 70 March 2005

AD Version 9/2011

‘Prodoted using ACH software, 800.234 5727 www.aced.Lom

Fanriz Mae Form 1004 March 2005

Page5ol6

1004_05UAD 12182015

Page 11

"Appraisal Report”

6191524031

Uniform Residential Appraisal Report

Fle No. CV17E25

22.

} 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,

| 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 shail 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:

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.

| 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.

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.

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.

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

SUPERVISORY APPRAISER (ONLY IF REQUIRED)

Signature

Bonn

Signature

Name Robert Edward Brown

Name

Company Name ValueTec Appraisal Services, Inc.

Company Name

Company Address Po Box 118

Company Address

Williamston, M1 48895

Telephone Number (517) 655-5100

Telephone Number

Email Address robertbrown@valuetecappraisals.com

Email Address

Date of Signature and Report 09/02/2025

Date of Signature

Effective Date of Appraisal 08/28/2025

State Certification #

State Certification # 1204006710

or State License #

State

or Other (describe)

State #

Expiration Date of Certification or License

State Mi

Expiration Date of Certification or License 07/31/2027

Certified Residential Appraiser

ADDRESS OF PROPERTY APPRAISED

SUBJECT PROPERTY

2045 E Baldwin Rd

(J) pid not inspect subject property

Grand Blanc, Mi 48439

[JJ pid inspect exterior of subject property from street

Date of Inspection

APPRAISED VALUE OF SUBJECT PROPERTY $400,000

[J Did inspect interior and exterior of subject property

Date of Inspection

LENDER/CLIENT

Name Class Valuation

COMPARABLE SALES

Company Name PennyMac Loan Services

(Cid not inspect exterior of comparable sales from street

Company Address 3043 Townsgate Road Suite 200

[J Did inspect exterior of comparable sales from street

Westlake Village, CA 91361

Date of Inspection

Email Address

Freddie Mac Form 70 March 2005

UAD Version 8/2011

Produced using ACI sofware, 800.234.8727 www. achweb.com

Fannie Mae Form 1004 March 2005

Page So 6

1004_0SUAD 12382015

ValueTec Appraisal Services, Inc.

Page 12

Uniform Residential Appraisal Report 

"Appraisal Report” 

6191524031 

File No. CV17E25 

FEATURE 

| 

SUBJECT 

COMPARABLE SALE NO.4 

COMPARABLE SALE NO. 5 

COMPARABLE SALE NO. 6 

2045 E Baldwin Rd 

Proximity 

to Subject 

Sale Price 

Address Grand Blanc, M1 48439 

Sale Price/Gross Liv. Area 

Data Source(s) 

Ventfication Source(s) 

VALUE ADJUSTMENTS 

| 

Sale or Financing 

Concessions 

Date of Sale/Time 

Location 

DESCRIPTION 

N;Res; 

DESCRIPTION 

+8 Adjustment 

DESCRIPTION 

+43 Adjustment 

DESCRIPTION 

4} 3 Adjustment 

Leasehold/Fee Simple 

Fee Simple 

She 

20.36 ac 

View 

N:Res; 

Design (Style) 

DT2;Colonial 

Quality of Construction 

Actual Age 

Condition 

Above Grade 

Baems, 

Baths 

Total 

{Bdrms, 

Total 

Total 

Room Count 

4 

2.1 

Gross Living Area 42 

2,850 sg.1t 

Sq. 1 

Basement & Flashed 

Raoms Below Grade 

1412sf0sfin 

Functional Utility 

4 Bedroom/Avg 

Heating/Cooling 

FWA C/Air 

Energy Efficient items 

Garage/Carport 

2ga2dw 

Porch/Patio/Deck 

Por, Deck, PBrn 

Contract Date 

08/13/2025 CD 

Close of Equity 

Original List Price 

Net Adjustment 

(Total 

Adjusted Sale Price 

of Comparables 

ITEM 

OLP / $425,000 

[J+ 

J- 

$ 

+ 

J-Ts 

Net Adj. 

Gross AdL 

% 

NetAd). 

% 

%1$ 

Gross Ad. 

%[$ 

SUBJECT 

COMPARABLE SALE NO. 4 

COMPARABLE SALE NO. 5 

COMPARABLE SALE NO. 6 

ON APPROA 

Date of Prior Sale/Transter 

Price of Prior Sale/ Transfer 

Data Source(s) 

Genesee County Assessor 

08/28/2025 

[=] Effective Date of Data Source(s) 

a Summary of Sales Gompatison Approach 

& 

pr) 

Freddie Mac Form 70 March 2005 

LAD Version 9/2011 

‘Produced using ACI software, 300.234.8727 

www. acweb.com 

Fannie Mae Form 1004 March 2005 

1004_05UAD 12182015

Page 13

"Appraisal Report”

6191524031

Uniform Appraisal Dataset Definitions

File No. CV17E25

Condition Ratings and Definitions

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).

The improvements feature no deferred maintenance, little or no physical depreciation, and require no repairs. Virtually ali building components are new or have been recently

repaired, refinished, o 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 ta 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.

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 fiest-cycle of replacing short-lived building components (appliances, floor coverings, HVAC, ete.) and is being well maintained. its estimated effective age

is less than its actual age. It also may reflect 2 property

in which the majority of short-lived building components have been replaced but not to the level of a complete renovation.

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 repaiss 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 properly 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 thelr physical life expectancy; however, they stil function adequately. Most minor repairs have been addressed on an ongoing

basis resulting in an adequately maintained property.

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 dwefling remains useable and functional as a residence.

Note: Some significant repairs are needed to the improvements due Io the lack of adequate maintenance. It reflects a property in which many of its short-lived building components are

at the end of ar have exceeded their physical life expectancy but remain functional.

The improvements have substantial damage or defesed 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 op most major components.

“Note: Substantial repairs are needed 1o the improvements due to the lack of adequate maintenance or properly damage. It reflects a property with conditions severe enough to affect

the safety, soundness, or structural integrity of the improvements.

Quality Ratings and Definitions

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 exterion of the

structure. The design features exceptionally high-quality exterior refinements and ornamentation, and exceptionaily high-quality interior refinements. The workmanship, matemals, and

finishes throughout the dwelling are of exceptionally high quality.

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 pians or from highly modified or upgraded plans. The design features detailed, high-quality exterior

ormamentation, high-quality interior refinements, and detail. The workmanship, matesials, and finishes throughout the dwelling are generally of high or very high quality.

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 inciudes significant extesor ornamentation and interiors that are well finished. The workmanship exceeds acceptable standards and

many matewals and finishes throughout

the dwelling have been upgraded from "stock" standards.

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. Matesials, workmanship, finish, and equipment are of stock oe builder grade and may feature some

upgrades,

Dwellings with this quality rating feature economy of construction and basie funetionality as main considerations. Such dwellings feature a piain design using readily available or

basic floor plans featuring minimal fenestration and basic finishes with minimal exterior ornamentation and limited intesior detail. These dwellings meet minimum building codes and are

constructed with inexpensive, stock materials with limited refinements and upgrades.

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 pesons who are professionally unskifled 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 of 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, butis not limited to, new homes.

Residential properties of fitteen 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 thatincrease 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), refocation 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

sight 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.

UAD Version 9/2011

‘Praduced using AC software, 800.234.8727 ww actwab.com

1004_05UAD 12182015

Uniform Appraisal Dataset Definitions

Page 14

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Uniform Appraisal Dataset Definitions 

6191524031 

Fie No. CV17E25 

Abbreviations Used in Data Standardization Text 

Abbrev. 

Full Name 

Appropriate Fields 

Abbrev. 

Full Name 

Appropriate Fields 

ae 

Acres 

Area, Site 

in 

Interior Only Stairs 

Basement & Finished Rooms Below Grade 

AdjPrk 

Adjacent to Park 

Location 

Lndft 

Landfill 

Location 

AdjPwr 

Adjacent 

to Power Lines 

Location 

LtdSght 

Limited Sight 

View 

A 

Adverse 

Location & View 

Listing 

Listing 

Sale oe Financing Concessions 

AmmiLth 

Arms Length Sale 

Sale or Financing Concessions 

MR 

Mid-Rise Structure 

Design(Style) 

AT 

Attached Structure 

Design(Style) 

Min 

Mountain View 

View 

ba 

Bathsoom(s) 

Basement & Finished Rooms Below Grade | N 

Neutral 

Location & View 

be 

Bedroom 

Basement & Finished Rooms Below Grade | NonAmm 

Non-Arms Length Sale 

Sale or Financing Concessions 

B 

Beneficial 

Location & View 

op 

Open 

Garage/Carport 

BsyRd 

Busy Road 

Location 

0 

Other 

Basement & Finished Rooms Below Grade 

op 

Carport 

Garage/Carport 

[41] 

Other 

Design(Styie} 

Cash 

Cash 

Sale or Financing Concessions 

Prk 

Park View 

View 

CtySky 

City View Skyline View 

View 

Pst 

Pastorat View 

View 

CiyStr 

City Street View 

View 

Pwrin 

Power Lines 

View 

Comm 

Commercial influence 

Location 

PubTem 

Public Transportation 

Location 

¢ 

Contracted Date 

Date of Sale/Time 

r 

Recreational (Rec) Reom 

Basement & Finished Rooms Below Grade 

Conv 

Conventional 

Sale or Financing Concessions 

Relo 

Relocation Sale 

Sale or Financing Coneessions 

ow 

Covered 

Garage/Carport 

REG 

REQ Sale 

Sale or Financing Concessions 

CrtOnd 

Couet Ordered Sale 

Sale or Financing Concessions 

Res 

Residential 

Location & View 

DOM 

Days On Market 

Data Sources 

RT 

Row or Townhouse 

Design({Style} 

oT 

Detached Structure 

Design(Style) 

RH 

Rural Housing - USDA 

Sale or Financing Concessions 

dw 

Driveway 

Garage/Garpont 

SD 

Semi-detached Structure 

Design(Style} 

Estate 

Estate Sale 

Sale or Financing Concessions 

s 

Settlement Date 

Date of Sale/Time 

e 

Expiration Date 

Date ot Sale/Time 

Short 

Short Sale 

Sale or Financing Concessions 

FHA 

Federal Housing Authosty 

~~ Sale or Financing Concessions 

st 

Square Feet 

Area, Site, Basement 

[' 

Garage 

Garage/Camont 

sqm 

Square Meters 

Area, Site, Basement 

ga 

Garage - Attached 

Garage/Carport 

Unk 

Unknown 

Date of Sale/Time 

gbi 

Garage - Built-in 

Garage/Carport 

VA 

Veterans Administration 

Sale or Financing Concessions 

gd 

Garage - Detached 

Garage/Carport 

wo 

Walk Out Basement 

Basement & Finished Rooms Below Grade 

GR 

Garden Structure 

Design(Styie) 

wi 

Walk Up Basement 

Basement & Finished Rooms Below Grade 

GifCse 

Golf Course 

Location 

Were 

Water Frontage 

Location 

Gifvw 

Golf Course View 

View 

Wir 

Water View 

View 

HR 

High Rise Structure 

Design({Style} 

w 

Withdrawn Date 

Date of Sale/Time 

Ind 

Industrial 

Location & View 

Woods 

Woods View 

View 

Other Appraiser-Defined Abbreviations 

Abbrev. 

Fuli Name 

Appropriate Fields 

Abbrev. 

Fult Name 

Appropriate Fields 

UAD Version 972011 

‘Produced using AC! software, 800.234 

8727 www.aciweb.com 

1004_0SUAD 12182015 

Unifoern Appraisal Dataset Definitions.

Page 15

ADDENDUM

Borrower: Anthony Byard

File No: CV17E25

Property Address: 2045 E Baldwin Rd

Case No.: 6191524031

City: Grand Blanc

State: Mi

Zip: 48439

Lender: PennyMac Loan Services

Appraiser is knowledgeable of and fully complied with all federal, state, and local laws, including any

antidiscrimination laws, rules applicable to the subject property, or any provisions of the Fair Housing Act.

Legat Description

N-544-B1 A POL BEG S 89 DEG 27 MIN 53 SEC E 330' FR SW COR TH N 0 DEG 20 MIN 11 SEC E 2647" TH S 89 DEG

27 MIN 2 SEC E 340.08' TH S 0 DEG 33 MIN 16 SEC W 2646.89" TH N 89 DEG 27 MIN 53 SEC W 330" TO POB SEC 28

T6N R7E 20.36 A 93

Analysis of the Sales Contract

Continued from Analysis of the Sales Contract: considered to be personal items and were NOT included in the estimate of

market value.

Neighborhood Description

The neighborhood boundaries section of this report describes the physical location of the subject property and may or may

not include the subject's entire market. The one-unit housing section on page one of the report is based on an analysis of a

broad range of sales and listings from the subject's market area and is intended to provide an overview of the "value" and

"age" range of homes in the subject market. It is not intended to provide specific data with regards to the estimate of market

value for the subject property. Please refer to the comparable section at the top of page two of this report for more specific

data that would be in direct competition with the subject.

The estimate of market value given to the subject in this report is above the predominate value range as stated on page one

of this report. This difference is due to the difference between homes larger in gross living area versus smaller homes which

sell at the lower end of the sales price range for the neighborhood and cause the predominant value of the neighborhood to

decrease. The subject is not an over improvement and this would not have an effect on the subjects marketability.

Neighborhood Market Conditions

The following information is based on a search of RealComp MLS data for the subject neighborhood and includes sales and

listings of all homes in the neighborhood in order to demonstrate the overall trend at this time.

in the subject's neighborhood, as defined by the neighborhood section of this report, there are 4 actively listed homes

ranging from $149,900 to $489,800 with an average list price of $341,175 and an average exposure time of 36 days. Of the

4 actively listed homes in the subject neighborhood, zero are bank owned, government owned, subject to third party

approval or subject to short sale.

There are currently 8 pending sales of homes ranging from $129,900 to $434,900 with an average list price of $333,138 and

average exposure time of 23 days. Of the 8 pending listings in the subject neighborhood, zero are bank owned, government

owned, subject to third party approval or subject to short sate.

Over the past twelve months there have been 43 sales of homes ranging from $125,000 to $682,500 with an average price

of $332,853 and an average exposure time of 53 days on the market. This is a stable average sales price for all homes

when compared to the same time frame for the previous sales year.

Of the 43 sales stated above, zero of the sales for the past twelve months were sold as government-owned, bank-owned,

subject to third party approval or short sales. Only 10 of the 43 sales sold with seller concessions on the listing ticket.

Please see the two page historical year over year median sales price chart at the end of the report. The chart is from

ReaicompMLS and is based upon all homes in grand Blanc Township within the 48439 zip code and demonstrates a stable

median sales price for all homes in 48439 between July 2024 and June 2025. It should be noted that the overall market

trend may be different from the adjustments made to individual comparables sales in the sales comparison approach.

Highest and Best Use

Highest and best use is determined by analyzing what is legaily permissible, physically possible, and economically feasible

for the site. The current improvements are reasonably typical and compatible with market demand for the neighborhood, and

the present improvements make the value of the property greater than if the site were vacant.

Site Comments

The general size and shape of the site conforms to other sites in the area. Dimensions were obtained from the city

assessor's office and may be represented by averages pertaining to width and depth. Though an analysis of FEMA flood

zones was performed, this appraiser is not qualified to determine the exact flood zone.

Comments on Sales Comparison

The appraisers comparable search parameters began with an MLS search of an expanded area around the subject's market

area. The search was of sales within the prior six months and and was narrowed to include only homes between 1,600 and

3,200 square feet, with site sizes larger than 5 acres. This was done in order to provide the best substitutions as possible for

the subject property in terms of design, condition, room count and GLA. This search yielded only 2 sales ranging from

$360,000 to $420,000. The comparables offered in this report were selected from this group.

The comparables utilized in this report were selected based upon similarities in design, appeal condition and quality and are

offered as comparable #1, #2 & #3.

No relevant active or pending listings from the subject's market were available at this time.

The estimate of market value given in this report is based upon an analysis of all relevant data, however, in this instance the

most weight is given to comparable #1 and #2. This is due to the similar design, appeal and/or condition of these sales when

compared to the subject property.

Where adjustments were necessary, they were extracted using the following approved appraisal methodology unless

otherwise noted: 1) Matched Pair Analysis;

2) Matched Pair Analysis from the appraisers data files (across the board

Addendum

Page 1 of 3

Page 16

ADDENDUM

Borrower: Anthony Byard

File No.; CV17TE25

Property Address: 2045 E Baldwin Rd

Case No.: 6191524031

City: Grand Blanc

State: Mi

Zip: 48439

Lender: PennyMac Loan Services

adjustments);

3) Grouped sales analysis; 4) Statistical evidence provided through data sources (MLS, Public Records,

Marshall-Swift Cost Estimator, Internet sites relative to the subject and/or its market).

Due to the limited amount of similar sales and listings in the immediate area, it was necessary to exceed the recommended

one mile distance guideline with respect to comparable #1 and #3. In this instance this is not considered detrimental to the

estimate of market value as all comparables offered in the report are located in competing neighborhoods and share the

same access to community service as the subject.

Bathroom count adjustments reflect bath variance at a rate of $8,000 per half bath and $16,000 per fuil bath.

Differences in gross living area were adjusted at a rate of $42 per square foot.

Final Reconciliation

The typical buyer in this market would be a buyer a first or second time home buyer.

Exposure Time: Estimated length of time that the property interest being appraised would have been offered on the market

prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal. The exposure time is

a retrospective opinion based on an analysis of past events assuming a competitive and open market. Opinion of reasonable

exposure time: Based upon the market evidence collected and analyzed, the subject property, which is considered to be in

average condition for the market, should have an exposure time of 1 to 3 months.

The appraisers comparable search parameters began with an MLS search of an expanded area around the subject's market

area. The search was of sales within the prior six months and and was narrowed to include only homes between 1,600 and

3,200 square feet, with site sizes larger than 5 acres. This was done in order to provide the best substitutions as possible for

the subject property in terms of design, condition, room count and GLA. This search yielded only 2 sales ranging from

$360,000 to $420,000. The comparables offered in this report were selected from this group.

The comparables utilized in this report were selected based upon similarities in design, appeal condition and quality and are

offered as comparable #1, #2 & #3.

No relevant active or pending listings from the subject's market were available at this time.

The estimate of market value given in this report is based upon an analysis of ail relevant data, however, in this instance the

most weight is given to comparable #1 and #2. This is due to the similar design, appeal and/or condition of these sales when

compared to the subject property.

The sales comparison approach is given the most weight. The income approach is not applicable due to the predominance

of owner occupancy and/or the lack of reliable market data. The cost approach was not developed because it was not

considered necessary for credible assignment results, given the intended use of the appraisal. The cost approach, if utilized,

is given some weight and is used to support the market approach.

The final estimate of value precludes undisclosed conditions that may be discovered in a titie report or survey.

State law requirement

Real Estate appraisers in Michigan are licensed and regulated by the Department of Licensing and Regulatory Affairs, P.O.

Box 30004, Lansing, Michigan, 48909.

Prior Assignment

| have performed no other 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.

| have no present or prospective interest in the property that is the subject of this report and no personal interest with respect

to the parties involved.

| have no bias with respect to the property that is the subject of this report or to the parties invoived

with this assignment.

Extra Comments

Scope of work and intender user

Intended use:

This appraisal is for mortgage lending purposes only and is for the exclusive use of the client named in the report. Any other

use is not permitted. The intended use is to evaluate the property that is the subject of this appraisal for a mortgage finance

transaction, subject to the stated scope of work, purpose of the appraisal, reporting requirements of this appraisal report

form, and the definition of market value. No additional intended users are identified by the appraiser

Intended user:

The intended user of the appraisal report is the lender/client. In accordance with the appraisal standard board's interpretation

of certification # 23, the use of this appraisal by anyone other than the named client and it's ultimate funding source is not

intended by the appraiser. A party receiving a report copy from the client does not, as a consequence, become a party to

the appraiser-client relationship.

This report is not intended for use by a borrower for the purpose of identifying any adverse conditions in the subject's

systems and components which might be revealed through inspections by licensed professionals in any relevant field. This

appraisal does not guarantee that the subject property is free of undetected problems, possible defects, or environmental

hazards that may exist, however undetected at the time of inspection.

Addendum

Page 2 of 3

Page 17

ADDENDUM

Borrower. Anthony Byard

File No. CV17E25

Property Address: 2045 E Baldwin Rd

Case No.: 6191524031

City: Grand Blanc

State: Mi

Zip: 48439

Lender: PennyMac Loan Services

Reading the appraisal report or possessing the report does not constitute use. Relying on the appraisal report to understand

how the appraiser developed the opinion of value does not constitute use. Use means relying on the appraisal report to

make a decision or to take an action.

Appraisal: (noun) the act or process of developing an opinion of value; an opinion of value. (adjective) of or pertaining to

appraising and related functions such as appraisal practice or appraisal services.

Appraisal is a branch of applied economics.

it is distinct from the applied sciences (engineering, surveying, mold or

environmental testing, etc.), from the building trades (home inspection, pest and dry rot inspection, roof inspection,

construction, etc.), and from the applied arts (architecture, home design, or drafting).

The appraiser is not a home inspector and the appraisal report is not a home inspection. The appraisal report cannot be

relied upon to disclose hidden defects that are not apparent from a visual observation of the surfaces of the subject property

from standing height.

The testing of systems (structural, electrical, mechanical, heating, cooling, plumbing) and components (such as appliances,

fixtures, doors, windows, etc.) lies outside of the scope of this appraisal assignment. The adequacy or suitability of any

individual private sewer and water systems is also beyond the scope of work.

Inspection: A visual observation of the unobstructed, exposed surfaces of accessible areas from standing height.

Complete visual inspection of the interior and exterior areas of the subject property: A visual observation from standing

height of the accessible areas and unobstructed, exposed surfaces of the living area without removal of personal

possessions.

It includes the visual observation of attached automobile storage, if any, as well as of any attached accessory

buildings judged by the appraiser to have contributory value. Repair items noted are limited to readily observable items

visible from standing height.

Living area:

Living area is defined as legal, finished, permanently heated, living space contiguous with other living area and

regarded by a typical purchaser as being habitable and as having utility.

Addendum

Page 3 of 3

Page 18

ANSI 2765-2021

Borrower: Anthony Byard

File No..

CV17E25

Property Address: 2045 E Baldwin Rd

Case No. 6191524031

City: Grand Blanc

State: MI

Zip: 48439

Lender: PennyMac Loan Services

ANSI 2765-2021 Approved March 29, 2021

ANSI 2765-2021 is only intended for use with single family, attached or detached houses. It is not intended for multi-family or

condominium units.

The ANSI 2765-2021 (American National Standards Institute®) Square Footage-Method has been utilized for measuring, calculating,

and reporting the gross living area (GLA) and non-GLA areas of subject property for appraisals of single family dwellings requiring

interior and exterior inspections. As noted elsewhere in this report, 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.

The portions of the ANSI standards that will most often impact market participants, include, but are not limited to:

* Standard method for measuring the dwellings to the inch or to a tenth of a foot. Appraiser typically measures properties to a tenth

of a foot using both an appraisers tape measure or laser measuring device;

* Standards regarding dimensions of a room (including minimum height) in order to be considered GLA;

* Standards regarding above vs below grade living area

In the subjects market, GLA for properties listed in the local MLS systems, assessor records and/or other online sources, usually are

not ANSI-compliant. The appraiser may not know what method an MLS listing or assessor used to calculate the GLA, though most

often in the subjects market MLS listings use information from the assessor records (assessors are not typically ANSI-compliant

within the marketplace).

Differences in dimensions between a builders floorplan, assessor records and/or an MLS listing and appraiser measured dimensions

occur as construction is not an exact science and includes variances from the floorplan, such as siding/insulation thickness. This

difference in measured GLA vs floorplan GLA is often negligible and adjustments are not made for small differences in GLA, as noted

in the sales comparison analysis.

When considering finished fiving area, the ANSI standard, and applying the standard when developing an appraisal report, the

finished living area may be broken down to three different areas:

* Below grade finished area, including basements. If any part of a floor is below grade, than the entire floor must be considered below

grade.

* Above grade finished area, reported as GLA, includes all areas above grade that meet the requirements set forth in the standard for

dimensions and livability.

* Other finished areas, reported as an additional line item, that are not included in the below and above grade areas that are finished.

As noted above, the market, through MLS listings, assessor records or other online sources, usually does not adhere to the ANSI

standards and may include below grade and/or other finished areas as above grade GLA. The ANS! standard is a defined method for

measuring living area and does not necessarily follow market trends and expectations. Through research and knowiedge of the local

market, appraiser will determine if the GLA provided through alternate sources should be adjusted. Any GLA adjustments made to

the comparable properties utilized in this report are based on the review of records avaitable during the completion of this assignment.

Readers of this report should note that there are three different areas in an appraisal report where finished living area is reported, as

noted above, and each area is valued independently. However, this does not necessarily mean that they will have a different value.

For example, a tri-level home with two of the three total levels above grade will likely have a similar adjustment per square foot

between the above and below grade finished areas. In the example of a tri-level home, often the GLA reported through an MLS

listing, tax records and/or other online sources would consider all finished living area despite a portion being partially below grade.

Therefore, most market participants would also consider all of the area as livable area, however the ANSI standard and this appraisal

report, would not. When multiple types of finished areas are observed for the subject, commentary will be added providing an

explanation regarding the value of each finished area and how the comparable properties GLA compare to the subject and the impact

the ANSI standard has had versus typical market expectations.

The above is informational only and does not cover all parts of the ANSI standard and any examples are general examples and do

not necessarily apply to the subject property. Specific commentary regarding if the ANS! standard has impacted the reporting of the

subjects living area can be found in the analysis contained in the appraisal addendum. If the reader would like to leam more about

the ANSI standard, they are advised to look into the standard through Home Innovation Research Labs.

DECLARATIONS:

(1) ROUNDING: The property was measured to the nearest inch or tenth of a foot; the final square footage is reported to the nearest

whole square foot.

(2) REPORTING OF ABOVE & BELOW GRADE AREAS: Above-grade areas and below grade areas will be clearly identified and wilt

receive separate distinction.

(3) AREAS NOT CONSIDERED FINISHED SQUARE FOOTAGE: Finished areas that meet criteria will be included in square footage.

Unfinished above and below grade areas will be clearly identified and will receive separate distinction. Refer to definitions below.

(4) EXTERIOR DIMENSIONS: Unless otherwise stated exterior dimensions were used. If there was no interior inspection this is

stated as such when reporting the result of the calculation.

(5) USE OF PLANS: Calculation of square footage for a proposed house made using plans will be stated as such when reporting the

result of the calculation.

(6) USE OF OTHER METHODS: If direct measurement of the structure is not possible (ex: difficult terrain, obstacles, etc.) then

measurements obtained through some other means can be susceptible to inaccuracy. Calculation of square footage developed under

such circumstances will be identified as such when reporting the result of the calculations.

EXCEPTION PROCESS:

if the appraiser is unable to adhere to the ANSI Standard, the appraiser will provide the code "GXX001-" in the Additional Features

field on the appraisal form and will explain why compliance was not possible.

Appraiser:

Supervisory Appraiser;

Name: Robert Edward Brown

Name:

Additional Text Addendum

Produced using ACI sottware, 800.234.8727 www.achweb.com

TXT4 01282013

Page 19

"Appraisal Report” 

. 

oo 

6191524031 

Appraiser Independence Certification 

File No: CV17E25 

Borrower: 

Anthony Byard 

Property Address: 

2045 E Baldwin Rd 

City: 

Grand Blanc 

County: Genesee 

State: 

Mi 

Zip Code: 48439 

Lender/Client: 

PennyMac Loan Services 

1 do hereby certify, 

| have followed the appraiser independence safeguards in compliance with Appraisal Independence and any applicable 

state laws 

| may be required to comply with. This includes but is not limited to the following: 

= 

| 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. 

= 

[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. 

1 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 pariner on behalf of the Lender/Client, influenced op attempted to 

influence the development, reporting, result, or review of the appraisal through coercion, extortion, collusion, compensation, inducement, 

intimidation, bribey, or in any other mannes. 

: 

| further assert that the Lendew/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 orimplicitly 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, 

oF 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, of a proposed or target amount to be loaned 

fo 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 oF 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: 

SUPERVISORY APPRAISER (only if required): 

Signature: 

Bo 

Signature: 

Name: 

Robert Edward Brown 

Name: 

Date Signed: 

09/02/2025 

Date Signed: 

State Certification # 1204006710 

State Cetification #: 

or State License #: 

or State License # 

or Other (describe): 

State # 

State: 

State: 

Ml 

Expiration Date of Certification or License: 

Expiration Date of Certification or License: 07/31/2027 

Produced using AC! software, 800.234 8727 www.achweb.com 

NIRCS_14 04082014 

ValueTec Appraisal Services, Inc.

Page 20

“Appraisal Report” 

6191524031 

USPAP ADDENDUM 

Flle No. CV17E25 

Borrower: Anthony Byard 

Property Address: 2045 E Baldwin Rd 

City: 

Grand Blanc 

County: Genesee 

State: MI 

Zip Code: 48439 

Lender: 

PennyMac Loan Services 

APPRAISAL AND REPORT IDENTIFICATION 

This report was prepared under the following USPAP reporting option: 

[X} Appraisal Report 

A written report prepared under Standards Rule 2-2(a). 

{J Restricted Appraisal Report 

A written report prepared under Standards Rule 2-2(b). 

Reasonable Exposure Time 

My opinion of a reasonable exposure time for the subject property at the market value stated in this report is: 1 to 3 months 

Exposure Time: 

An exposure time for the subject property developed independently from the stated marketing time is: 1 to 3 months 

Additional Certifications 

| have performed NO services, as an appraiser of 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. 

(JV HAVE performed services, as an appraiser of 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: 

LB 

Signature: 

Name: 

Robert Edward Brown 

Name: 

Date Signed: 09/02/2025 

Date Signed: 

State Certification # 1204006710 

State Certification # 

or State License #: 

or State License #: 

or Other (describe): 

State # 

State: 

State: 

MI 

Expiration Date of Certification or License: 

Expiration Date of Certification or License: 07/31/2027 

Supervisory Appraiser inspection of Subject Property: 

Effective Date of Appraisal: 08/28/2025 

(J pidNot 

~~ [J Extesior-only from street 

[J Interior and Exterior 

Produced using 

ACH software, 500.234.8727 www.acheb.com 

USPAP_14 04272015

Page 21

"Appraisal Report”

6191524031

Market Conditions Addendum to the Appraisal Report

rien. CV17E25

The purpose of this addendum Is to provide the lender/cllent with a clear and accurate understanding of the market frends and conditions prevalent in the subject nelghbothood. This Is a required

addendum for all appeaisal reposts with an effective date on or after Apnl 1, 2009.

Property Address 2045 E Baldwin Rd

City Grand Blanc

State MI

Zip Code 48439

Borower Anthony Byard

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 repost form. The appraiser must fi In al 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 ail data sources will be able to

provide data for the shaded areas below; if it Is avallable, 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 avaliable figure and identify it as an average. Sales and listings must be properties that compete with the subject property, determined by applying the criteria

. The appralser must explain any anomalies In the data, such as seasonal markets, new construction, foreclosures, ec.

Prior 7-12 Months |

Prior 4-6 Months

| Cument - 3 Months

Overall Trend

Total

# of Comparable Sales (Setiied)

Increasing

Stable

Declining

Absorption Rate (Total Sales/Months)

0.83

0.00

0.67

Increasing

Stable

Declining

Total # of Comparable Active Listings

Months

Housing Si

I Listings/Ab.R:

0.00

ale

OM,

Prior 7-12 Months | Prioe4-6 Months

| Cument - 3 Months

Overall Trend

Median Comparable Sale Price

420.000

380,000

Increasing

X | Stable

Declining

Median Comparable Sales Days on Market

[4]

Declining

Stable

Increasing

Median Comparable List Price

[4]

Median Comparabie Listings Days on Market

#2aS

Median Sale Price as % of List Price

94.00%

0.00%

105.00%

1X] Increasing

Stable

Declining

Seller-(developer, bulldee, etc.)pald financial assistance prevalent?

[8] Yes

| XjNo

Declining

Stable

Increasing

Expialn In detall 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.).

Seller concessions are typical and range between 3%-5%, there has not been a significant fluctuation in these rates over the past

twelve months and the concessions do not appear to have a significant impact on market value. In the subject's market approximately

15% of the sales of all homes sold with seller concessions.

Are foreciostre sales (REO sales) a factor in the market?

[] Yes

Hyes, explaln {including the trends In listings and sales of foreclosed properties).

Reo sales in the subject neighborhood are zero and have no effect on typical arms length transactions in the area.

Cite data sources for above information. Statistical data and market data from RealComp MLS, local news organizations, Realtytrac.com,

Foreclosure.com, physical inspection of the neighborhood.

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 expled and withdrawn listings, to formulate your conclusions, provide both an explanation and support for your conclusions.

The data listed in the chart on the 1004MC is specific to the subject's market. The data analyzed is from RealcompMLS and was

deemed reliable however is not guaranteed. This data was tailored to include only homes that would be considered to be in direct

competition with the subject property by the typical buyer in the market place. Every effort was made by the appraiser to eliminate any

and all anomalies from the data pool in order to provide the reader of this report a clear and concise snap shot of market conditions as

of the effective date of this report. <See attached addendum>

If the subject is a unitin a condominium or cooperative project, complete the following:

Project Name:

Subject Project Data

Prior 7-12 Months |

Prior4-6 Months | Cument - 3 Months

Overall Trend

Total

# of Comparable Sales (Settled)

Increasing

Stable

Declining

Absorption Rate (Total Sales/Months}

Increasing

Stable

Declining

Total # of Active Comparable Listings

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

Stab

icreast

Are foreclosure sales {REO sales) a factor in the project?

[HN] Yes

if yes, indicate the umber of REQ listings and explain the trends in listings and sales of foreclosed properties.

NDO

Summarize the above trends and address the Impact on the subject unit and project.

APPRAISER

SUPERVISORY APPRAISER (ONLY IF REQUIRED)

Signature yn find Lr

Signature

[]

Name Robert Edward Brown

Name

Company Name ValueTec Appraisal Services, Inc.

Company Name

[Fy

Company Address Po Box 118

Company Address

Williamston, MI 48895

State License/Certification # 1204006710

State MI

State License/Certification #

State

Email Address robertbrown@valuetecappraisals.com

Email Address

Freddie

Mac Form 71 March 2009

Produces using AC saltware, 800.234.8727 wiw.achweh.com

Fannie Mae Form 1004MC March 2003

Page tof t

004MC._2008 080909

Page 22

ADDENDUM 

Borrower, Anthony Byard 

File No.: CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: Mi 

Zip: 48439 

Lender: PennyMac Loan Services 

Market Analysis Comments 

It should be noted that the darker shaded areas for listings, absorption rate and days on market for the columns labeled 

"prior 4-6 months" and "prior 7-12 months” include data that may be considered unreliable due to the limitations of the MLS 

data source. Again every effort was made by the appraiser to provide the reader the most relevant data available. 

The data collected is from RealCompMLS of an expanded area around the subject property and included closed sales, 

active listings and pending sales. Again the data was tailored to only consider homes that would be in competition with the 

subject. This included homes between 1,600 and 3,200 square feet, with site sizes larger than 5 acres. Inclusion of other 

sales and listings not in competition with the subject would provide a significantly different resuit. 

As shown in the chart the median sales price for the past year is considered stable because, the data is too limited to be 

considered reliable. 

Various fluctuations in the statistical data can be attribute to normal seasonal trends and or changes in the employment rate. 

Addendum 

Page 1 of 1

Page 23

SUBJECT PROPERTY PHOTO ADDENDUM 

Borrower: Anthony Byard 

File No.. 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: MI 

Zip: 48439 

Lender: PennyMac Loan Services 

FRONT VIEW OF 

SUBJECT PROPERTY 

Appraised Date: August 28, 2025 

Appraised Value: § 400,000 

REAR VIEW OF 

SUBJECT PROPERTY 

STREET SCENE

Page 24

Borrower: Anthony Byard 

File No: 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: Mi 

Zip: 48439 

Lender: PennyMac Loan Services 

Additional Street View 

Additional Front View 

Side view 

Air Conditioning Unit 

Pole bam 

Pole barn interior 

Produced 

using ACH software, 800.234.6727 www.athwed.com 

PHTE

Page 25

Borrower: Anthony Byard 

File No: 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: MI 

Zip: 48439 

Lender: PennyMac Loan Services 

Entry 

Living room 

Living room 

Living room 

Dining room 

Kitchen 

Produced using ACI sofware, 500.234.8727 www.acheb.com 

PHTE

Page 26

Borrower: Anthony Byard 

File No.. 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: MI 

Zip: 48439 

Lender: PennyMac Loan Services 

Kitchen 

Water was tested and functional 

Kitchen 

Breakfast area 

Breakfast area 

Half bath 

Produced using ACI software, 800.234.8727 www.actweb.cont 

PHT,

Page 27

Borrower: Anthony Byard 

File No.. 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: Mi 

Zip: 48439 

Lender: PennyMac Loan Services 

Family room 

Family room 

Laundry room 

Garage interior 

Stairwell to second floor 

Second floor smoke detector 

Produced using ACI software, 500.234.5727 wew.ackweb.com 

PHTS

Page 28

Borrower: Anthony Byard 

File No.. 

Cv17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: Ml 

Zip: 48439 

Lender: PennyMac Loan Services 

Hailway 

Primary bedroom 

Primary bedroom 

Primary bathroom 

Primary bathroom 

Primary bathroom 

Prodisced using ACI software, 800.234.8727 wun. 1cwab.com 

PHTE

Page 29

Borrower: Anthony Byard 

File No. 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: MI 

Zip: 48439 

Lender: PennyMac Loan Services 

Primary bathroom 

Bedroom #2 

Bedroom #2 

Bedroom #3 

Bedroom #3 

Bedroom #4 

Produced using ACI software, 800.234 8727 www achweb.com 

PHTE

Page 30

Borrower: Anthony Byard 

File No: 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: MI 

Zip: 48439 

Lender: PennyMac Loan Services 

Bedroom #4 

Bathroom #2 

Bathroom #2 

Basement stairwell 

Basement 

Basement 

Produced using ACI software, 800.234 5727 www. achweb com 

PHYS

Page 31

Borrower: Anthony Byard 

File No. 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: MI 

Zip: 48439 

Lender: PennyMac Loan Services 

Circuit breaker box 

Sump pump 

Water softening system 

Hot water tank 

Furnace 

Smoke detector in basement 

Produced using ACI software, 800.234.8727 www.actwab.com 

PHTS

Page 32

COMPARABLE PROPERTY PHOTO ADDENDUM 

Borrower: Anthony Byard 

File No.. 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: mI 

Zip: 48439 

Lender: PennyMac Loan Services 

COMPARABLE SALE #1 

10464 Mcwain Rd 

Grand Blanc, Mi 48439 

Sale Date: $10/24;c08/24 

Sale Price: § 480,000 

COMPARABLE SALE #2 

9214 Graytrax Rd 

Grand Blanc, MI 48439 

Sale Date: s12/24;c11/24 

Sale Price: § 380,000 

COMPARABLE SALE #3 

3254 W Frances Rd 

Clio, MI 48420 

Sale Date: s11/24;c09/24 

Sale Price: $ 425,000

Page 33

FLOORPLAN SKETCH 

Borrower: Anthony Byard 

File No.: 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: MI 

Zip: 48439 

Lender: PennyMac Loan Services 

I 

| 

| 

34.0 

Brkfst Kitchen 

ini 

: 

Family 

R 

Dining 

) 

Primary 

path 

Bedroom 

amily 

Room 

5 

P 

N 

rea 

Room 

- 

nimary 

Bath 

Bl 

2 

& 

E 

J 

5 

Half 

3 

Bedroom 

== 

2 

Laundry 

Bath 

25 

= 

Living Room 

—= Bedroom Bedroom 

20 

5 

23.0 

N= 

3| 

Foyer 

sf 

- 

—— 

30.0 

140 

16.0 

E=3 

= 

Garage 

N 

pA 

11.0 

280 

2 

12 

5.0 

250 

Basement 

30.00 

=) 

& 

= 

& 

24.0 

= 

wo 

30.0 

Pole Barn 

Sketen oy ApaxSketzh 

AREA CALCULATIONS SUMMARY 

1b 

AREA CALCULATIONS BREAKDOWN 

T 

Code 

Description 

Factor 

NetSbe 

Perimeter NetTotals| 

Name 

i 

Base 

x 

Melght x 

width = 

Area 

GLAL 

First Floor 

1.0 

1412.0 

172.0 

1412.0] 

First Floor 

11.0 

x 

40 = 

44.0 

GLAZ 

Second Floor 

1.0 

1438.0 

168.0 

1438.0 

54.0 

x 

22.0 = 

1188.0 

BSMT 

Unfinished BSMT 

1.0 

3412.9 

172.0 

1412.0 

30.0 

x 

6.0 

= 

180.0 

GAR 

Garage 

1.0 

576.0 

96.0 

576.0} 

Second Floor 

54.0 

x 

230 

= 

1242.0 

OTH 

Pole Barn 

1.0 

1200.9 

140.0 

1200.0 

30.0 

x 

6.0 

= 

180.0 

p/P 

Wood Deck 

1.0 

337.4 

96.1 

337.4 

16.0 

x 

1.0 = 

16.0 

Net LIVABLE 

ent 

2 

(rounded) 

2,850 

6 total items 

(rounded) 

2,850 

& LOOKABOUT (US) Inc. dba Apex Software

Page 34

LOCATION MAP 

Borrower: Anthony Byard 

File No: 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: MI 

Zip: 48439 

Lender: PennyMac Loan Services 

CRCIVRUN 

1 

Burl 

h 

A 

! 

4 

L k 

Otter’: 

v 

® 

reemngeossomr MONIT OS 8H ET 

(Fy Clio 

2 

: 

; 

5 

Quigville- UN 

! 

G3 

Flushing 

: 

2 

Ey 

| 

Clio, Ml 48420 

Davison - 

bi 

i] 

17.52 miles NW 

Lennon 

LL 

Subject 

fed g 

Folimat 

2045 E Baldwin Rd 

“Swartz Creek or 

Grand Blanc, Mi 48439 

# 

5; 

i 

; 

rt 

Comparable Sale 2 

Grand Blanc 

1 

9214 Graytrax Rd 

i 

Grand Blanc, Mi 48439 

| 

Comparable Sale 1 

0.82 miles NW 

10464 Mcwain Rd 

iis 

tf 

Grand Blanc, Mi 48438 

: 

1.15 miles SE 

: 

Gaines: 

: 

@ 

; 

5 

ES 

Ore 

i 

J 

100° 

i Holly 

Recreation 

Arca, 

AUSTIN CORNERS 

ctah 

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Cn DAVISBURG: 

RosE center 

i 

i 

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 Indigri Springs 

sak Grove 

7 

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fe 

Metropark 

Parshallvill 

: 

oe 

i 

Engle 

WHITE LAE 

Pontiac Lak 

Danraatine 

Hap dats ©3058 Googh

Page 35

AERIALMAP 

Borrower: Anthony Byard 

File No: 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No. 6191524031 

City: Grand Blanc 

State: MI 

Zip: 48439 

Lender: PennyMac Loan Services 

Grand 

Subject 

2045 E Baldwin Rd 

Grand Blanc, 1! £48439

Page 36

FLOOD MAP 

Borrower: Anthony Byard 

File No.. 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: MI 

Zip: 48439 

Lender: PennyMac Loan Services 

z 

TR 

Ey % 

Son Ly 

Geer Treck Tha. 

= 

ES 3 

g 

oar, 

“i 

ag 

4 

= 

= 

ds Dr: 

N00 

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qe 

Larkspur kere 

N 

@ 

bd 

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Cr 

a 

dia 

2 

a 

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g 

g 

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z 

— 

E 

% 

Feo MTSE 

DE 

y 

5, 

2 

EH 

torgan La 

E 

3 

: 

i 

: 

3 

. 

H 

Subject 

hi 

2045 E BALDWIN RD 

GRAND BLANC, 

\/ 

Assumption. Greek: 

g 

Rk 

i 

@ RENN 

8 

- 

E 

x 

i, 

IPA 

in 

Rd. 

8 

= 

EBatawin 

Re 

el 

2 

anil 

E Baldwin 

Rei 

HE 

i 

3:1: 

€ Baldwin & 

5 

£ 

5 

< 

$ 

a 

co 

£1 Wig 

£5 

co fanitna 

i=. 

TENS 

Litres 

Elag dota BRIE 

FLOOD INFORMATION 

LEGEND 

Community: TOWNSHIP OF GRAND BLANC 

Property is NOT in a FEMA Special Flood Hazard Area 

FEMA Special Flood Hazard Area — High Risk 

Map Number: 26048C0318D 

= Moderate and Minimal Risk Areas 

Panel: 26049C0318 

Road View: 

Zone: X 

IN 

Map Date: 09-25-2009 

| 

Forest 

= Weter 

FIPS: 26049 

Source: FEMA DFIRM 

Sky Flood™ 

party congetning He Contant, accurity of completeness of this flood report, including sry warranty of merchantability or 

ed! Visual scaling factors 

ciffar bansesn map layers and ara separa 

from fioad zane information at marker location 

v 

it accepted to any third party for any use or misuse of this Food map or ite data. 

No Fopresentations or warrant 

fitness for a particular purpose

Page 37

Year over year median sales price range for subjects market area 

Borrower: Anthony Byard 

File No: 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: Ml 

Zip: 48439 

Lender: PennyMac Loan Services 

7/28/25, 10°28 PM 

Realcomp Online 

Historic Sales Price Trend 

$400,000 

$350,000 

$300,000 fd 

$250,000-4" 

Price 

$200,000 

$150,000 

$100,000 

- 

$50,000 - 

htipsu/matx_realcomponime.com/MatrStats/StatsPrnt. 

aspx 7c=HASIAARAAAAEARWS 

ASMFISUTIyMAaShko6eaUSOeiEKoUpdokhQShIGIgYMBIR... 

1/2

Page 38

Year over year median sales price range for subjects market area 

Borrower: Anthony Byard 

File No.. 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: MI 

Zip; 48439 

Lender: PennyMac Loan Services 

7/28/25, 10:28 PM 

Realcomp Online 

Sale Price, Median 

Po 

mre rr 

a 

oo 

— 

crs 

oo 

i: 

. 

; 

fo 

Jon 

oo 

N 

$247,500 

. 

$260,000 

$312,500 

Feb 

$358,500 

$270,000 

$297,875 

Mar 

oo 

oo 

$280,000 oo 

$323,800 

h 

$307,500 

Apr 

$294,500 

oo 

$322,500 

h 

$310,000 

May 

$298,995 

$300,500 

$300,000 

Jun 

$272,400 

$355,000 

$337,500 

Jul 

$329,500 

$325,000 

Aug 

$320,100 

$310,000 

Sep 

$245,000 

$336,000 

Get 

$278,500 

$320,000 

Nov 

$250,000 

$280,000 

Dec 

$301,990 

oo 

$267,450 

Search Criteria 

Time frame is from Jan 2023 to Jun 2025 

MLS Area Major is one of ‘08141 - Grand Blanc Twp’, ‘08142 - Grand Blanc’ 

Property Type is ‘Residential’ 

Current Price is 150000+ 

Ownership is not one of Real Estate Owned (Bank)', ‘Fannie MAE/Freddie MAC’, ‘Government ~ Owned" 

ZIpS Is ‘48439" 

Results calculated from 1,061 listings 

htipsi/matnx.realcomponine.com/Matnx/ 

Stats StatsPrint aspx? c=HAsIAARAAAA EARS ASMFISUT 

IyMA2ShkobeaUS00iEKoUpdokhQShZGIgYmBR ... 

272

Page 39

Assessors Card 

Borrower: Anthony Byard 

File No.. 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No. 6191524031 

City: Grand Blanc 

State: Mi 

Zip: 48439 

Lender: PennyMac Loan Services 

8I26/25, 8:13 AM 

Parcel Number - 12-29-300-010 | Grand Blanc Township 

| BS&A Online 

2045 E BALDWIN RD GRAND BLANC, Mi 48439-8036 

{Property Address) 

Parcel Number: 12-29-300-010 

Aszoent Number 3674300 

Suenmary Informatio 

> Rexidensial Buliding Summary 

fer Bile 1391 

Badroami 4 

«Fl Baths 2 

- 

Hag gang 

+ 

Sq Fem 2792 

> Utility Billing informatie 

found 

image /2 Sketches 

Customer Name: GENCRD. RANDY M & NANCY L 

> Assessed Value: $292.700 { Table Value: $156,031 

> Property Taxintormation found 

> Building Department information found 

Owner ang Taxpayer Information 

raner 

GENORD. 

RANDY M & NANCY Taxpayer 

L 

2045 

F BALDWIN 

RD 

GRAND BLANC, Mt 48439-8036 

General Information for Tax Year 2025 

GENORD, RANDY M S&LNANCY 

L 

336 NORTHWOOD AVE 

ROCHESTER M1 48307-1542 

Property Class 

407 RESIDENTIAL IMPROVED 

Unit 

12 GRAND SLANG TOWNSHIP 

School District 

GRAND BLANC COMM 

Assessed Value 

$202,200 

SCHOOLS 

MapNumher 

 __ 

tthvelero 

TaxableValue 

$166031 

User Number index 

[4 

. 

State Equalized Value 

$292,700 

UserAlphal 

Hat Available 

Date 

of Last Name Change: 

| 03/15/2021 

User Alpha 3 

Nat Atilobie 

Notes 

Rot Aysiiable 

Historical District 

Naz Avitabile 

Census Block Group 

Now Avaiigble 

Usermlphaz 

Hor Avoitodle 

E 

) 

No Dots t2 Display. 

Principol Residence Exemption Information 

Homestead Date 

07/20/2004 

Pringipal Ressdence Bxpmption 

June 13t 

| 

Final 

2028 

0:0000% 

0.0000 %

Page 40

State License 

Borrower: Anthony Byard 

File No.. 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: Ml 

Zip: 48439 

Lender: PennyMac Loan Services 

DEPARTMENT 

OF LICENSING AND REGULATORY AFFAIRS 

BUREAU OF PROFESSIDNAL LICENSING 

P.O. BOX 30670 

LANSING, MI 48909 

STATS OF MITWIRAN 

- FLPARYRENT oF LICENSING AND REGHLATERY AFFAIRS 

BUREAU 

OF PROFESSIONAL LICENSING 

LERTIFIED RESIDENTIAL REAL EXTATE APPRAISER 

LICENSE 

ROBERT 

E BROWN 

LIZENTE HO. 

EXPIRATION LTE 

120400L710 

07/31/2027 

285463140b4A 

ROBERT 

E BROWN 

49333 MORNING GLORY 

DIR 

MACOMB. 

MI 

us04Yy 

COMPLAINT INFORMATION: 

THE 13SUARCE OF THIS LICENSE SHOULD NOT BE CONSTRUED 

AS A VRIVER, DISMISSAL DR ACQUIESCENCE TOANY 

COMPLAINTS OR VIOLATIONS PENDING AGAINST THE LICENSEE, 

ITS AGENTS OR EMPLOYEES. 

FUTURE CONTACTS: 

YOU SHOULD DIRECT INQUIRIES REGARDING THIS LICENSE OR 

ADERESS CHANCES YO THE DEPARTMENT OF LICERSING AND 

REGULATORY AFFAIRS BY EMA RING SPLHELPENCHIGANCOV 

OR CALL {317} 241.0198 

FRZTCRTR WwITHTN 

GHVENOR 

ROBERT 

E BROWN 

EICENSE Np. 

LXPIRATION BATE 

TRIS POSURENT STUY 

120400:710 

07/31/2027 

2513340648 

Eva osm

Page 41

E & O Insurance 

Borrower: Anthony Byard 

File No. 

CV17E25 

Property Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: m1 

Zip: 48439 

Lender: PennyMac Loan Services 

A= 

ZAspen 

Aspen American Insurance Company 

LIA Administrators & insurance Services 

insurer (Referred 10 below as the "Company™) 

Company’s Program Administrator: 

499 Washington Boulevard. 8th Floor 

LIA Administrators & Insurance Services 

Jexsey Cir, XJ 07310 

1600 Anacapa Street 

Santa Barbara, CA 93108 

APPRAISAL, VALUATION AND PROPERTY SERVICES 

800-334-0652 

PROFESSIONAL LIABILITY INSURANCE POLICY 

DECLARATIONS 

Date Issued: 

5/14/2025 

Policy Number: AAI00115% 11 

Psevicus Policy Number 

AAIQOLLSH 10 

THIS 

IS A CLAIMS MADE AND REPORTED POLICY. COVERAGE 

IS LIMITED TO LIABILITY FOR ONLY THOSE CLAIMS THAT 

ARE 

FIRST MADE AGAINST THE INSURED DURING THE POLICY PERIOD AND THEN REPORTED TO 

THE COMPANY 

IN 

WRITING NO 

LATER THAN 

SIXTY 

(60) 

DAYS AFTER EXPIRATION 

OR TERMINATION 

OF 

THIS 

POLICY, OR DURING THE 

EXTENDED 

REPORTING 

PERIOD, 

IF 

APPLICABLE, 

FOR 

A 

WRONGFUL 

ACT 

COMMITIED 

ON 

OR 

AFTER 

THE 

RETROACTIVE DATE AND BEFORE THE END OF THE POLICY PERIOD. PLEASE READ THE POLICY CAREFULLY. 

1 

Customer ID: 

134933 

Named Insured: 

VALUETEC APPRAISAL SERVICES, INC. 

VALUETEC APPRAISAL GROUP, LLC 

Jefferr Thomas Beach 

615W. Gund River Ave. 

Williamston, ME 48895 

2 

Policy Pesod:Fronx 

05/29/2025 

To: 

03/29/2026 

12:01 AM. Standard Time at the address sted 

in 1 above, 

3 

Deductible: 

$2300 

Each Claim 

4 

Retroactive Date: 

05/29/1997 

5. 

Ioception Dare: 

03/29/2013 

[S 

Limits of Liability: 

~~ A. 

$1,000,000 

Each Qaim 

B. 

$2,000,000 

Aggregate 

! 

7 

Covered Professional Services (as defined 

in the Policy and/or by Endorsement): 

: 

Real Estate Appraisal and Vilmaton 

Yes 

No 

|] 

Residential Property: 

Yes 

No 

| | 

Commerdal Properts: 

Yo 

|] Mo 

Bodily Injury sad Propertt Damage Caused 

Dezing Appraisal Inspection ($100,000 Sub-Linsity: 

Yes 

No 

mm 

(If “res”, added by endorsement} 

Right of Way Agent and Relocation 

Ye 

| 

| No 

Machinery and Equipment Valuation: 

Yo 

| 

| No 

Personal Property Appraisal: 

Yes 

{ 

| No 

{It "yes", added br endars 

3 

Real Estate Sales 

/ Brokerage: 

Yes 

No 

|X| 

{If "yes", added by endorsement} 

8 

Report Clans to: LIA Adenisttors & kasuzause Service, 800-334-0632, P.O. Bax 15319. 1600 Anacapa Stet, Santa Bachar, CA 93102-1519 

9. 

Annus] Premium: 

$4,425.00 

10. 

Forms attached atissue: 

LIA002 (04/19; LIA MI (05/19) LLA MI NOT (05/19; LIA012 (06/22) LIA00 (02/22) LIA119 

(05/19) 1XA129 (05/19) LIAL31 (05/19) LIAL64 05/19) LIAI69 (12/21) 

“This Declarations page, together with the completed and signed Policy Application incheding all attachments and thetete, and the Policy shall 

cogstitate the coamract between the Named Insured and the Compan. 

Be lee 

5/14/2075 

03/14/2025 

Br 

Date 

Authorized Representative 

LIa001 (05/22 

Pagelof 

1

Page 42

E & O Insurance 

Borrower: Anthony Byard 

File No.. 

CV17E25 

Properly Address: 2045 E Baldwin Rd 

Case No.: 6191524031 

City: Grand Blanc 

State: MI 

Zip: 48439 

Lender: PennyMac Loan Services 

Appraisal, Valuation and Property 

Services Professional Liability Insurance Policy 

Named Insured: 

 VALUETEC APPRAISAL SERVICES, INC. 

VALUETEC APPRAISAL GROUP, LLC 

Jeffery Thomas Beach 

Policy Number: AA[001154-11 

Effective Date: 05/29/2025 

Customer ID: 134933 

THIS ENDORSEMENT CHANGES THE POLICY. PLEASE READ IT CAREFULLY. 

ADDITIONAL COVERED PROFESSIONALS ENDORSEMENT 

This endorsement modifies insurance provided under the following: 

APPRAISAL, VALUATION AND PROPERTY SERVICES PROFESSIONAL LIABILITY INSURANCE POLICY 

in consideration of the premium charged. it is agreed that Section IV. DEFINITIONS (I) “Insured” is amended to include: 

“Insured” means: 

The persons identified below, but only while acting on behalf of the Named Insured: 

Coverage 

Name 

Effective Date 

Jeffery Thomas Beach 

05/29/2025 

Robert Jeffery Gow 

05/29/2025 

Brian Matt Duchene 

05/29/2025 

Brett Christie 

05/29/2025 

Sarah Marie Walker 

05/29/2025 

Sumner Dane Toles 

05/29/2025 

Robert Edward Brown 

05/29/2025 

Kyler Michael Koschmider 

05/29/2025 

Matthew James Waddell 

03/29/2025 

Michelle Schwartz 

05/29/2025 

Joseph Apap 

05/29/2025 

All other terms, conditions, and exclusions of this Policy remain unchanged. 

Aspen American Insurance Company 

Page 1 of 1 

LIAOI2 (06/22)

Page 43

E & O Insurance

Borrower: Anthony Byard

File No..

CV17E25

Property Address: 2045 E Baldwin Rd

Case No.: 6191524031

City: Grand Blanc

State: Mi

Zip: 48439

Lender: PennyMac Loan Services

CERTIFICATE OF INSURANCE

Producer:

P.O. Box 1319

Santa Barbara, CA 93102-1319

LIA ADMINISTRATORS & INSURANCE SERVICES

142025

ix issued ns 2 matter af information anly and

confers no rights upon the Certificats Holder. This Certificate

docs not amend, oxtend or alter the coverage afforded by the

policy below,

Insured: 134933

VALUETEC APPRAISAL SERVICES, INC.

VALUETEC APPRAISAL GROUP, LLC

Jeffery Thomas Beach

FO Box 118

Williamston, MI 48895

Fax Number: 888-971-9993

COMPANY AFFORDING COVERAGE

Aspen American Insurance Company

Authorized Representative

by the insurance policy.

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

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

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

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

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

VALUETEC APPRAISAL SERVICES, INC.

VALUETEC APPRAISAL GROUP, LLC

Jeffery Thomas Beach

POBox 18

Williamston, MI 48895

TYPE OF INSURANCE

POLICY NUMBER | EFFECTIVE DATE | EXPIRATION DATE

LIMITS

Professional Liability

AALOGT154-11

035:29:2025

0520/2026

Each Claim

$ 1,000,000

[General Aggregate

$ 2.000.000

Description of Operations/Locations/Speeial Items:

Professional Services as defined in the policy

Certificate Holder:

Cancellation:

SHOULD ANY OF THE ABOVE DESCRIBED POLICIES

BE CANCELLED BEFORE TIIE EXPIRATION DATE

THEREOF. NOTICE WILL BE DELIVERED IN

ACCORDANCE WITH THE POLICY PROVISIONS.

LIAGODT (11/97)

Insured Copy

Page 44

7130/26, 9:16 PM 

4385 Warwick Circle Dr. Grand Blanc, MI 48439 - See Est. Value, Schools & More 

{ Grand Blanc 

trulia 

SOLD 

JUL 22,2026 

4385 Warwick Circle Dr 

Grand Blanc, Mi 48439 

$240,000 

le 4 Beds 

Last Sold: Jul 22, 2026 

w 3 Baths 

26% below list $325K 

Bh 3,31 sqft 

$72/sqft 

(on 10.10 acres) 

Est. Refi. Payment $1,292/mo 

Trulia Estimate History © 

-35% in last 10 years 

$600K 

$500K 

400K 

©) 

$300K 

2016 

2018 

2020 

2022 

2024 

2026 

View as a table 

Homeowner tools 

Earnings from sale 

Estimated rent 

Refinance 

Desired selling price ® 

$240,100 

Remaining mortgage @ 

$192,000 

Prep & Repair Costs 

-$2401 

v 

Closing Costs 

-$20,361 

v 

Total Selling Costs 

-$22,762 

Estimated proceeds © 

$25,338 

Calculations are estimates and provided for informational purposes only 

Local Information 

https://www.trulia.com/home/4385-warwick-circle-dr-grand-blanc-mi-48439-738944507cid=shr%7Capp_ios_main_phone%7Csold%7Cpdp_share 

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4385 Warwick Circle Dr, Grand Blanc, MI 48439 - See Est. Value, Schools & More

£ Grand Blanc

trulia

B®)

-- mins to Commute Destination

Home Highlights

Property Type

Single-Family Home

+, Year Built

1982

Lot Size

10.1 acres

Living Area

3311 sqft

Price/Sqft

$72/sqft

Parking

2 Car Garage

About this House

Nestled on 10.1 acres of rolling hills in the highly desirable Warwick Circle of Grand Blanc, this exceptional property offers a rare

opportunity to create your dream estate. The existing 4-bedroom, 3 full bath home spans 3,311 square feet and provides a strong

blueprint and inspiration for future development. The property features a large, well-equipped pole barn complete with two furnaces

and air conditioning, making it ideal for year-round use, storage, or workshop space. A scenic pond enhances the natural beauty of the

land, offering a peaceful setting with endless potential. Conveniently located with easy access to I-75 and just minutes from downtown

Grand Blanc, this property offers both privacy and accessibility. With ample acreage and valuable existing infrastructure, this is the

perfect opportunity to build your dream home in one of Grand Blanc’s most sought-after locations. The home is being sold in as-is

condition.

4385 Warwick Circle Dr, Grand Blanc, Mi 48439 is a 4 bedroom, 3 bathroom, 3,311 sqft single-family home built in 1982. it last sold for $240,000 on Jut 22,

2026 (26% below the $325,000 asking price). it is currently off market. The Trulia Estimate is $240,100, with a rent estimate of $3,586/month.

Home Details for 4385 Warwick Circle Dr

Interior Features

Interior Details

- Basement: Unfinished

« Number of Rooms: 4

« Types of Rooms: Bedroom, Bath Full

Beds & Baths

« Number of Bedrooms: 4

- Number of Bathrooms: 3

+ Number of Bathrooms (full): 3

See All

Last check for updates: about 3 hours ago

Listed by Jacob Worthington, (810) 931-7290

‘Wentworth Real Estate Group

Whitney Nouhan, (913) 802-0637

Wentworth Real Estate Group

Bought with: Christopher R Gebrael, (810) 210-2172, Gebrael Management

Source: Realcomp II, MLS#20261021185 (EK

- Simplisafe - 24/7 whole home security

Price History for 4385 Warwick Circle Dr

Date

Price

Event

Source

Realcomp If

07/22/2026

40,000

Sold

122f

#20261021185

07/16/2026

$325,000

Pending

Realcomp 1 #20261021185

Realcomp It

26/2026

325,000

PriceCh:

06/267

ceChange

#2026102185

04/30/2026

$375,000

Listed For Sale

Realcomp Il #20261021185

hitps://www.trulia.com/home/4385-warwick-circle-dr-grand-blanc-mi-48439-73894450cid=shr%7Capp._ios_main_phone%7Csold%7Cpdp_share

Page 46

7130126, 9:16 PM

4385 Warwick Circle Dr, Grand Blanc, MI 48439 - See Est. Value. Schools & More

& Grand Blanc

trulia

Snapshot

Average price history

Buyer's

Seller's

Marke

rket

arket

Neutral market

Marke

Avg. sale price

Sale-to-List Price

$297K

100.0%

T $11.5K

MoM

T 0.8%

MoM

Price per sq ft

Available listings

$144

179

T $5

MoM

Property Tax and Assessment

Year

2025

Tax

$4,354

Assessment

$327,200

Home facts updated by county records

Additional Cost

INTERNET

Just $40/mo

Moving soon? Check Fiber-Powered Internet off the list.

Switch Now

LGBTQ Local Legal Protections

See All

(¢ 5)

{ 4DX

noncommercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.

The accuracy of all information,

regardless of source, is not guaranteed or warranted. All information should be independently verified. Any use of search facilities of data on the site, ther than by a consumer looking

to purchase real estate, is prohibited. The data relating to real estate properties on this website was last updated as recently as 2026-07-30 15:44:28 PDT Usting Information

presented by local MLS brokerage: Ziliow, inc, REALTOR® Lauren Buttazzoni - (313) 479-2702

https:/fwww.trulia.com/home/4385-warwick-circle-dr-grand-blanc-mi-48439-73894450cid=shr%7Capp_ios_main_phone%7Csold%7Cpdp_share

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7467 McCandlish Rd. 

< 

Home value 

Cost calculator 

Home details 

Neighborhoc QQ 

th 

aco 

® Sold for $460,000 

h 

$460,000 

3S 

1 

2,616 

7467 McCandlish Rd, Grand Blanc, MI 48439 

beds 

baths 

sqft 

Est. refi payment: $3,040/mo e Refinance your loan 

dl) Single Family Residence 

*¥ Builtin 1949 

A. 26.01 Acres Lot 

22 $479,300 Zestimate® 

Bs $176/sqft 

¢& $2,168 Estimated rent 

Home value 

Zestimate® 

$479,300 

Estimated sales range 

$431,000 - $532,000 

Rent Zestimate® 

$2168/mo 

Zestimate® history 

Table view 

+165% in last 10 years 

hitps://www.zillow.com/homedetails/7467-McCandlish-Rd-Grand-Blanc-MI-48439/73914988_zpid/?utm_campaign=iosappmessage&utm_medium=referral&utm_so... 

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7130/26, 9:37 PM 

E Cook Rd, Grand Blanc, MI 48439 | Realtor.com® 

= 

frrealtorconr 

Off Market 

23.57 acre lot 

E Cook Rd, Grand Blanc, MI 48439 

View 

on Map © 

Land 

$195K in 2025 

Property type 

Last sold 

View as owner 

Share 

Interested in selling E Cook Rd? 

Sold on December 4, 2025 for 

$195,000 

See your offers 

Connect with an agent 

Get connected with an agent to find out what your home is worth and stay informed about how 

you can sell your home. 

{22 Property details 

~ 

E Cook Rd, Grand Blanc, MI 48439 

om 

(A) Exterior 

https://www.realtor.com/realestateandhomes-detail/E-Cook-Rd_Grand-Blanc_MI_48439_M31643-39938%id=txt_shares_core_Idp_ios&af_channel=txt_shares_core... 

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E Cook Rd, Grand Blanc, MI 48439 

| Realtor.com® 

Exterior and Lot Features 

= Frontage Length: 460 

+ 

Road Frontage Type: Paved 

Land Info 

* 

Lot Description: Level, Possible Basement, Possible Daylight, Native Plants, Split Possible, Wetland/Swamp, Wooded 

+ 

Lot Size Acres: 23.57 

Show more v 

Find out more about this property. 

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©} Home value 

~ 

RealEstimate™ 

Chart 

) 

Table 

me 

; 

mat 

Fai 

stsax 

IRs 

Unlock RealEstimate™ data 

- 

We provide up to three estimates for 

a comprehensive view of home value. 

_ 

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Valuation provider 

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Start tracking home value with monthly updates and tips to maximize your investment. I own this home 

The estimate(s) shown, which come from one or more automated valuation mode! providers independent of Realtor.com®, represent information that may provide a helpful starting 

point for discussions with a real estate agent. 

E Cook Rd, Grand Blanc, MI 48439 

2 

0 

hitps://www realtor.com/realestateandhomes-detail/E-Cook-Rd_Grand-Blanc_MI_48439_M31643-39938%cid=txt_shares_core_ldp_ios&af_channel=txt_shares_core... 

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Tap into your home's equity 

E Cook Rd, Grand Blanc, MI 48439 | Realtor.com® 

i 

If 

Connect with a lender to explore a Home Equity Line of Credit (HELOC) to access flexible funding for home remodeling projects, debt consolidation, 

or other financial needs. 

A HELOC allows you to borrow against your home's equity, often at lower interest rates than other loan options, giving you 

the ability to draw funds as needed. 

Connect with a lender 

Latest home equity rates 

Grand Blanc market trends 

A city in Genesee, MI 

Listing price median 

List price/sqft median 

[i 

$349,900 

& 

$191 

Sold price median 

$335,000 

Days on market 

36 

Estimate ©® 

Source: ReslEstimate™ 

 <$429.4K 

478.508 

1 

HR 

2 

Neighborhood 

Nearby home values 

Address 

RealEstimate™ 

Bed 

Bath 

Sqft 

Lot (sqft) 

This home: E cook 

N/A 

1,026,709 

£285 

Old arbor, Grane] Blanc, ME 45438 

$475,986 

4 

25 

2,376 

25,265 

£242.01 Herber, Gore Bore, Mr aga 

$355,439 

4 

3s 

1,680 

21,344 

£262 01 Harber, Grand Blan, Mr 85495 

$473,422 

3 

2.5 

2,799 

20,478 

See more 

Vv 

E Cook Rd, Grand Blanc, MI 48439 

[cd 

https://www.realtor.com/realestateandhomes-detail/E-Cook-Rd_ Grand-Blanc_MI_48439_M31643-399382cid=ixt_shares_core_ldp_jos&af_channel=txt_shares_core... 

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7/30/26, 9:37 PM 

E Cook Rd. Grand Blanc, MI 48439 

| Realtor.com® 

16h Property history 

A 

$195,000 

s 

$3459 

Last sold in 2025 

= 

2025 taxes 

1sale 

Since 2020 

Price history 

2025 

Dec 4, 2025 

Sold 

$195,000 

- 

97 doys after listed 

Realcomp 

11.32% 

Aug 29, 2025 

Listed 

$219,900 

- 

Realcomp 

2024 

Nov 1, 2024 

Listing removed 

- 

~ 

Realcomp 

Show more 

v 

Tax History 

Year 

Taxes 

Total assessment 

Land 

Additions 

2025 

$3,459 

$120,200 

= 

i + 

- 

2023 

$2,356 

$69,800 

= 

- 

+ 

- 

2022 

$3,017 

$69,800 

= 

- 

+ 

- 

2021 

$2,938 

$69,800 

l 

= 

- 

. h 

- 

2020 

$2,829 

$66,000 

= 

- 

- 

- 

2019 

$2,784 

$61,600 

= 

- 

+ 

- 

2018 

$2,726 

$73,400 

= 

- 

+ 

- 

Show more 

v 

The price and tax history data displayed is obtained from public records and/or MLS feeds from the local jurisdiction. Contact your REALTOR” directly in order to obtain the most up- 

to-date information available. 

Want to get comps? 

Contact agent 

4 Home improvements 

A 

Learn which renovations may increase your property value with our renovation tool. 

Things to consider 

Visualize renovations 

tH 

Upload a few photos, choose your style, and start creating. 

Recommended pros 

These pros are highly rated and have upcoming availability in 48439. 

Pooular services 

E Cook Rd, Grand Blanc, MI 48439 

oc 

hitps://www.realtor.com/realestateandhomes-detail/E-Cook-Rd_Grand-Blanc_MI_48439_M3 1643-39938 %cid=txt_shares_core_ldp_tos&af_channel=txt_shares_core... 

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E Cook Rd, Grand Blanc, MI 48439 

| Realtor.com® 

asNTing 

Dexter Lab Maintenance Servic 

43 Wedel 

dr (202 reviews) 

2years in business Hired 487times 

This was a smooth first experience 

using this site... More 

Get a quote 

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4% Neighborhood & schools 

Grand Blanc city in Genesee, MI 

Nearby 

Lifestyle 

Transportation 

a4 

Daycares 

10 

Grand Blanc KinderCare (0.9 mi), Terry 

Matlock School of Performing Arts (12 mi), 

Grand Akidemy Development Center (1.3 mi) 

4 

Restaurants 

10 

Taco Bell (0.4 mi), Culver's (0.5 mi), Buffalo 

wild Wings (0.5 mi) 

3 

Shopping 

10 

ZUMU (0.4 mi), Craig Ryan Menswear (0.8 mi), 

Homestead Needle Arts (0.8 mi) 

3 

Groceries 

1c 

Kroger (1.3 mi), Colony's Quality Meats (1.4 

mi), PawPaw's Pickles (1.6 mi) 

Show more 

wv 

Scores provided by Legal lgic 

Locations provided by yelpS 

Ask a neighborhood expert. 

Contact agent 

Schools 

From listing agent 

School District: Grand Blanc 

Nearby schools 

~~ Elementary 

Middle 

High 

Private 

Brendel Elementary School 

1 

Grades K-5 

| 1.2 miaway 

| 413 students 

| 

RRR Treviews 

Grand Blanc Community High School 

Grades 8-12 

| 

11 miaway 

| 2556 students 

| 

ARI 

19 reviews 

[E4] 

I” 

3 

Grand Rlane Middla Schanl Waat 

E Cook Rd, Grand Blanc, MI 48439 

Contact the school or district directly to verify enrolment eligibility. Location provided by Precisely ( Ratings provided by GreatSchools.org 

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Page 53

7130/26,.9:37 PM

E Cook Rd, Grand Blanc. MI 48439

| Realtor.com®

GreatSchools Ratings are based on student performance on state tests, progress over time, and college readiness, in addition to how effectively schools serve students from differe...

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Popular searches in Grand Blanc include: Homes for sale with 2 or more garages in Grand Blanc, MI, Homes for sale in Grand Blanc, MI with a pond, Homes for

& Environmental risk

£3 Flood factor Minimal

This property's flood risk is not changing.

{@ Fire factor Minimal

This property’s wildfire risk is not changing.

8 Heat factor Minor

7 days above 96°F this year

25 Wind factor Minor

Minor risk of severe winds over next 30 years

{= Air factor Moderate

Risk of poor air quality is increasing

Provided by First Street Foundation (&)

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Additional Information About E Cook Rd, Grand Blanc, MI 48439

See E Cook Rd, Grand Blanc, MI 48439, a plot of land. View property details, similar homes, and the nearby school and neighborhood information, Use our heat map to find crime,

& Cook Rd, Grand Blanc, MI 48438

SNOUIC

DE NGepPENaeNTy Verines: Froperties 1aneies NOTTOr Sale are CIassined 55 SUC eItner DECaUse We Co NOT Nave a Tecora oT SUCH properties Currently DeINg Tor Sale or pecause™

we are not permitted, by contract, law, or otherwise, to designate such properties as currently for sale. For the most accurate and up to date status of this or any other property,

please contact a REALTOR®.

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