108 Choctaw - Supporting Exhibits - 2026 Property Tax Appeal.pdf

Melissa Kessler Petitioner V Township Of Denton Respondent · 26-002654-TT

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SUPPORTING EXHIBITS 

Michigan Tax Tribunal – Small Claims Division 

2026 Property Tax ValuaƟon Appeal 

 

 

PeƟƟoner: Melissa Kessler 

 

Parcel Number: 003-214-221-0000 

 

Property Address: 108 Choctaw Trail Prudenville, MI 48651 

 

 

Contents 

1. Statement in Support of PeƟƟon 

2. SeƩlement Statement 

3. Independent Appraisal 

4. March 2026 Board of Review Decision and PeƟƟon to the Board of Review

STATEMENT IN SUPPORT OF PETITION 

Michigan Tax Tribunal — Small Claims Division 

Tax Year: 2026 

Petitioner: Melissa Kessler 

Parcel Number: 003-214-221-0000 

Property Address: 108 Choctaw Trail, Prudenville, MI 48651 

| respectfully request that the Michigan Tax Tribunal determine the True Cash Value of my 

property to be $470,000 for the 2026 tax year. 

The property was purchased in an arm's-length transaction on May 22, 2025, for $465,000. As 

part of that purchase, a Michigan-licensed independent appraiser retained by the lender 

concluded that the property's market value was $465,000. 

The March 2026 Board of Review reduced the assessed and taxable values from $304,500 to 

$265,000. A copy of the Board's decision is attached. 

| appreciate the Board's consideration; 

however, 

| respectfully believe the remaining assessment continues to exceed the property's 

True Cash Value as of the statutory valuation date of December 31, 2025. 

No significant improvements were made to the property between the May 2025 purchase and 

December 31, 2025, that would justify a substantial increase in market value. 

Based on: 

o 

the recent arm's-length purchase, 

« 

the independent lender appraisal, 

s 

the absence of significant improvements before the valuation date, and 

« 

market conditions as of December 31, 2025, 

| respectfully request that the Tribunal determine the property's True Cash Value to be 

$470,000, resulting in an Assessed Value of $235,000 and a Taxable Value of $235,000. 

Thank you for your consideration. 

Respectfully submitted, 

Melissa Kessler

American Land Title Association 

FINAL ALTA Settlement Statement - Buyer 

Adopted 05-01-2015 

Three Lakes Abstract & Title 

2760 W. Houghton Lake Drive 

Houghton Lake, MI 48629 

(989) 366-8229 

File No./Escrow No.: 

25-441074 

Officer/Escrow Officer: Kate Vaughn 

Property Address: 

108 CHOCTAW TRAIL 

PRUDENVILLE, MI 48651 (ROSCOMMON) 

(72-003-214-221-0000) 

Buyer: 

JERRY KESSLER AND MELISSA KESSLER 

7689 Birch Lane 

Shelby Township, MI 48316 

5/22/2025 

5/22/2025 

Settlement Date: 

Disbursement Date: 

Description 

Buyer 

Debit 

Credit 

Deposits, Credits, Debits 

Sale Price of Property 

$465,000.00 

Deposit 

$5,000.00 

Summer Tax Escrow Hold to Three Lakes Abstract & Title 

$2,661.30 

Prorations 

Homeowners Association Proration 5/22/2025 to 7/1/2025 @ $150.00/Year 

$16.44 

Summer Tax Proration 5/22/2025 to 7/1/2025 @ $1,774.26/Year 

$194.44 

Utility Proration 4/1/2025 to 5/22/2025 @ $103.00/Quarter 

$57.57 

Winter Tax Proration 1/1/2025 to 5/22/2025 @ $3,021.64/Year 

$1,167.26 

Commissions 

Admin Fee - Selling to St. Helen Realty 

$250.00 

New Loans 

Loan Amount 

$279,000.00 

Appraisal Fee to Mortgage 1 Inc. 

$500.00 

Credit Report to Mortgage 1 Inc. 

$89.50 

Administration Fee to Mortgage 1 Inc. 

$445.00 

Underwriting Fee to Mortgage 1 Inc. 

$545.00 

Application Fee to Mortgage 

1 Inc. 

$250.00 

Prepaid Interest ( 51.5959 per day from 5/22/2025 to 6/1/2025 ) 

$515.96 

Homeowner's Insurance Premium 

( mo.) to State Farm 

$1,965.00 

Homeowner's Insurance $163.75 per month for 3 mo. 

$491.25 

Property Taxes 

$251.80 per month for 8 mo. 

$2,014.40 

Property Taxes 

$147.86 per month for 2 mo. 

$295.72 

Aggregate Adjustment 

$2,033.41 

Title Charges 

Title - Lender's Title Insurance to Three Lakes Abstract & Title 

$1,134.00 

Title - ALTA 8.1 Environmental Protection Lien Endorsement(s) to Three Lakes Abstract & Title 

Title - ALTA 9.0 Restrictions, Encroachments, Minerals, Loan Policy (4-2-12) Endorsement(s) to Three Lakes Abstract & Title 

Title - Settlement or closing fee to Three Lakes Abstract & Title 

$260.00 

Title - Technology Service Fee to Three Lakes Abstract & Title 

$17.50 

Page 

1 of 3 

File # 25-441074 

Printed on 5/21/2025 at 9:09 AM

Government Recording and Transfer Charges 

Recording fees: Deed $35.00 

$35.00 

Mortgage $30.00 

$30.00 

Debit 

Credit 

‘Subtotals 

$474,677.10 

$285,224.83 

Due From Buyer 

$189,452.27 

Totals 

$474,677.10 

$474,677.10 

Page 2 of 3 

File # 25-441074 

Printed on 5/21/2025 at 9:09 AM

Acknowledgement 

Well have carefully reviewed the ALTA Settlement Statement and find it to be a true and accurate statement of all receipts 

and disbursements made on my account or by me in this transaction and further certify that 

| have received a copy of the 

ALTA Settlement Statement. We/l authorize Three Lakes Abstract & Title to cause the funds to be disbursed in 

accordance with this statement. 

BUYER(S) 

a 

Sy 27, 

= 

VV. LLL Sino 

MELSSHKESSLER 

7 

File # 25-441074 

Fags 3 of3 

Printed on 5/21/2025 at 9:09 AM

File No. 20250284 

inson 

Appraisal & Associates, LLC 

APPRAISAL OF 

LOCATED AT: 

108 Choctaw TRL 

Prudenville, MI 48651 

FOR: 

Mortgage 1, Inc - Plumbrook 

43456 Mound Rd 

Sterling Heights, MI, 48314 

BORROWER: 

Melissa Kessler 

AS OF: 

May 2, 2025 

BY: 

Robert Lee Robinson Jr. 

State Certified Real Estate Appraiser

File No. 20250284 

1Nson 

Appr 

al & Associates, LLC 

DartAppraisal.com 

Mortgage 1, Inc - Plumbrook 

43456 Mound Rd 

Sterling Heights, MI, 48314 

File Number: 

20250284 

In accordance with your request, 

| have appraised the real property at: 

108 Choctaw TRL 

Prudenville, MI 48651 

The purpose of this appraisal is to develop an opinion of the market value of the subject property, as improved. 

The property rights appraised are the fee simple interest in the site and improvements. 

In my opinion, the market value of the property as of 

May 2, 2025 

is: 

$465,000 

Four Hundred Sixty-Five Thousand 

Dollars 

The attached report contains the description, analysis and supportive data for the conclusions, 

final opinion of value, descriptive photographs, limiting conditions and appropriate certifications. 

Sincerely, 

— 

oe 

a 

> 

3 

oF 

Za 

Robert Lee Robinson Jr. 

State Certified Real Estate Appraiser

ROBINSON APPRAISAL & ASSOCIATES, LLC 

Uniform Residential Appraisal Report 

File No. 20250284 

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

Property Address 108 Choctaw TRL 

city Prudenville 

State MI 

Zip Code 48651 

Borrower Melissa Kessler 

Owner of Public Record THOMPSON MICHAEL D & RUTH C 

County Roscommon 

Legal Description L-818 P-635 223 LOTS 221 & 222 CHEROKEE VILLAGE #4. 

Assessor's Parcel 

# 

003-214-221-0000 

Tax Year 2024 

RE. Taxes $ 4,796 

5 Neighborhood Name Denton Township 

Map Reference 26-143 

Census Tract 9707.00 

[Occupant 

[XJowner 

[JTenant 

[J vacant 

Special Assessments $ 0 

[ 

JPuD 

 HOAS 150 

per year 

[J per month 

aq Property Rights Appraised 

Fee Simple 

J Leasehold 

J Other (describe) 

4 Assignment Type 

Purchase Transaction 

J Refinance Transaction 

J Other (describe) 

Lender/Client Mortgage 1, Inc - Plumbrook 

Address 43456 Mound Rd, Sterling Heights, MI 48314 

Is the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal? 

x] Yes J No 

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

DOM 31;Has a pending sale as of 04/16/2025 for $465,000. The reference number is 

#201833868 as provided by FLEX, days on market is 0.Was originally offered for sale 04/01/2025 for 

< continued in addendum > 

| 

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 not performed. 

Arms length sale;All appliances and window treatments are to remain, however this is considered personal property, and given no 

value in this report. 

| Contract Price $ 465,000 

Date of Contract 04/16/2025 

Is the property seller the owner of public record? 

[XJ Yes J No 

Data Source(s) Assessor/EQ 

4 

Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the borrower? 

J Yes 

No 

ol 

@ 

i 

i 

i 

If Yes, report the total dollar amount and describe the items to be paid. 

$0;;No financial assistance provided. 

Note: Race and the racial composition of the neighborhood are not appraisal factors. 

Neighborhood Characteristics 

One-UnitHousing Trends 

One-Unit Housing 

Present Land Use % 

Location [ Jurban 

Suburban [ JRural 

Property Values [] Increasing 

Stable 

[J Declining 

PRICE 

AGE 

One-Unit 

70 % 

Buit-Up [ Jover75% 

[XJ25-75% 

[J Under25% | Demand/Supply [J Shortage 

In Balance [__) Over Supply | 

$(000) 

(ys) 

| 2-4 Unit 

2% 

Growth 

[] Rapid 

Stable 

[] Slow 

Marketing Time 

J Under 3 mths 

3-6 mths 

J Over 6 mths 

50 Low 

1 | Multi-Family 

1% 

Neighborhood Boundaries The subject is located in Denton Township, North of Waco Rd, South of 

510 High 

150 | Commercial 

7% 

Doyle Trail, East of Townline Rd, and West of Roscommon Rd. 

306 Pred. 

65 | Other *other 

20 % 

Neighborhood Description 

No apparent influences are noted which would negatively affect value. Neighborhood homes vary in style, size and 

age. All amenities, services and employment are reasonably located to the subject. *Other is schools, government buildings and vacant 

land/parks/lakes. 

Market Conditions (including support for the above conclusions) 

A variety of financing is readily available in this locale from many sources. A reasonably 

stable amount of buyers and sellers translates into a positive market environment. Loan concessions are not typical in the sales of 

properties in this location, except those that are typical in government financing programs. 

Dimensions 120 x 126 

Area 15120 sf 

Shape Rectangular 

View B;Res;Witr 

Specific Zoning Classification LKFRNT RES 

Zoning Description Lake front residential 

Zoning Compliance 

Legal 

UJ Legal Nonconforming (Grandfathered Use) 

UJ No Zoning 

J Illegal (describe) 

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

Yes J No 

If No, describe. Given present 

zoning and demand, highest and best use is limited to single unit and the present use is the most practical use. 

Utilities 

Public 

Other (describe) 

Public 

Other (describe) 

Off-site Improvements—Type 

Public 

Private 

Electricity 

Water 

J 

Well 

street Asphalt 

J 

Gas 

Sanitary Sewer 

x] 

J 

Alley 

None 

J 

J 

FEMA Special Flood Hazard Area 

[1] Yes 

No 

FEMA Flood Zone X 

FEMAMap# 

26143C0295A 

FEMA Map Date 01/18/2012 

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

[XJYes [_JNo 

If No, describe. See Attached Addendum 

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

[1] Yes 

No 

If Yes, describe. 

Subject has 

canal frontage that leads to Houghton Lake 

. This does not negatively effect the marketability of the subject. Subject is part of a 

private Subdivision called North Cherokee Village. 

$150 yearly HOA fees are paid which include road maitinance/ snow removal, and 

STE] 

NEIGHBORHOO 

communal area lawn and signage. 

GENERAL DESCRIPTION 

FOUNDATION 

EXTERIOR DESCRIPTION 

 materials/condition | INTERIOR 

materials/condition 

Units 

One 

J One with Accessory Unit 

J Concrete Slab 

Crawl Space 

Foundation Walls 

ConcBlock/Aver 

Floors 

Cpt Cer Rfc/Aver 

#of Stories 

1 

[_JFullBasement 

[J Partial Basement | Exterior Walls 

Vinyl/Aver 

Walls 

Drywall/Aver 

Type 

Det. 

[ Jat 

[ 

JsDet/End Unit| Basement Area 

0 sq. ft. | Roof Surface 

CompShing/Aver 

| Trim/Finish 

~~ WdStn/Aver 

Existing 

J Proposed 

J Under Const. | Basement Finish 

0 % | Gutters & Downspouts Both/Aver 

Bath Floor 

Ceramic/Aver 

Design (Style) Ranch 

J Outside Entry/Exit 

J Sump Pump 

| Window Type 

Wood/Aver 

Bath Wainscot Ceramic/Aver 

Year Built 1999 

Evidence of J Infestation 

Storm Sash/Insulated Yes/Aver 

Car Storage 

J None 

Effective Age (Yrs) 15 

[ Dampness 

J Settlement 

Screens 

Yes/Aver 

Driveway 

#ofCars 

3 

Attic 

[1] None 

Heating 

FWA [I] HWBB 

I [0] Radiant | Amenities 

[1] WoodStove(s) #0 

| Driveway Surface Concrete 

J Drop Stair 

[J stairs 

[Jother 

[ Fuel Nat Gas 

ireplace(s) # 2 

["JFence None 

Garage 

 #ofCars 

2 

[] Floor 

Scuttle 

Cooling 

Central Air Conditioning 

atio/Deck Cmp 

[J Carport 

#of Cars 

Q 

“ [JFinished 

[JHeated 

[J individual 

I 

Jother 

[_JPool None 

Att. 

[Joet. 

[JBuitin 

Bl Appliances 

[J Refrigerator 

[ll Range/Oven 

Dishwasher 

[ll Disposal 

Microwave 

[Washer/Dryer [J Other (describe) 

IT Finished area above grade contains: 

8 Rooms 

3 Bedrooms 

2.0 Bath(s) 

2,233 Square Feet of Gross Living Area Above Grade 

& Additional features (special energy efficient items, etc.). 

The fireplace is located in the living room, and a second fireplace located in the Den. 

4 

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

~~ C3;Kitchen-updated-timeframe unknown;Bathrooms- 

updated-one to five years ago;The subject is typical of its age and neighborhood. 

It features appropriate maintenance and updates. No 

physical or functional inadequacies were noted at the time of inspection. The kitchen and bath are normal. Hot water heater is 40 gallon 

gas. 

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

J Yes 

No 

If Yes, describe. 

See 

Attached Addendum 

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

Yes J No 

If No, describe. 

Freddie Mac Form 70 March 2005 

UAD Version 92011 

Produced using ACI software, 800.234 8727 www aciweb.com 

Fannie Mae Form 1004 March 2005 

Page 10f6 

1004_05UAD 12182015

ROBINSON APPRAISAL & ASSOCIATES, LLC 

Uniform Residential Appraisal Report 

File No. 20250284 

There are 

8 

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

64,900 

to$ 

680,000 

There are 

29 

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

50,000 

to$ 

510,000 

FEATURE 

| 

SUBJECT 

COMPARABLE SALE NO. 

1 

COMPARABLE SALE NO. 2 

COMPARABLE SALE NO. 3 

108 Choctaw TRL 

117 Harbor Ct 

117 Anchor Ct 

701 Tawas Ln 

Address 

Prudenville, MI 48651 

Houghton Lake, MI 48629-9500 

Houghton Lake, MI 48629-9302 

Prudenville, MI 48651-9723 

Proximity 

to Subject 

1.89 miles NE 

1.84 miles NE 

0.02 miles NE 

Sale Price 

$ 

465,000 

$ 

472,000 

$ 

450,000 

$ 

420,000 

Sale Price/Gross Liv. Area 

| § 

208.24 sq.ft. 

|$ 

202.23 sq.ft. 

$ 

259.52 sq.ft. 

$ 

262.50 sq.ft. 

Data Source(s) 

FLEX #201831202;D0M 68 

FLEX #201828264;DOM 68 

FLEX #201833528;D0M 58 

Verification Source(s) 

Exterior inspection/Assessor 

Exterior inspection/Assessor 

Exterior inspection/Assessor 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+) § Adjustment 

DESCRIPTION 

+) § Adjustment 

DESCRIPTION 

+) § Adjustment 

Sale or Financing 

ArmLth 

ArmLth 

ArmLth 

Concessions 

Conv;0 

Cash;0 

Conv;0 

Date of Sale/Time 

$10/24;c08/24 

0 | s05/24;c04/24 

0|s04/25;c04/25 

0 

Location 

B;Res;WtrFr 

B;Res;WtrFr 

B;Res;WtrFr 

B;Res;WtrFr 

Leasehold/Fee Simple 

Fee Simple 

Fee simple 

Fee simple 

Fee simple 

Site 

15120 sf 

17860 sf 

0[14011 sf 

011200 sf 

0 

View 

B;Res;Wtr 

B;Res;Wtr 

B;Res;Wtr 

B;Res;Wtr 

Design (Style) 

DT1;Ranch 

DT2;Contemp 

0|DT1;Ranch 

DT1;Ranch 

Quality of Construction 

| Q3 

Q3 

Q3 

Q3 

Actual Age 

26 

~25 

031 

0/37 

21,000 

Condition 

C3 

C3 

C3 

C3 

Above Grade 

Total | Bdmns. 

Baths 

Total | Bdmns. 

Baths 

Total 

|Bdms, 

Baths 

Total 

|Bdrms) 

Baths 

Room Count 

813 

2.0 

813 

2.1 

-3,000( 

7 | 3 

2.0 

0]71]3 

2.0 

0 

Gross Living Area 35 

2,233 sq.ft. 

2,334 sq.ft. 

-3,500 

1,734 sq.ft. 

17,500 

1,600 sq. ft. 

22,200 

Basement & Finished 

Osf 

Osf 

Osf 

Osf 

Rooms Below Grade 

Functional Utility 

Average 

Average 

Average 

Average 

=] 

Heating/Cooling 

FWA C/Air 

FWA C/Air 

FWA None 

2,500 | HW C/Air 

0 

9 Energy Efficient Items 

None 

None 

None 

None 

iW 

Garage/Carport 

2ga3dw 

2ga2dw 

0 | 2ga2dw 

0 | 2ga2dw 

0 

| Porch/Patio/Deck 

Porch,Deck 

Porch,Deck 

Porch,Patio 

0 | Porch,Deck 

7 Fireplace 

FIP 

FIP 

None 

2,000 | None 

2,000 

=| Fence,OutBldgs 

| Shed 

Shed 

None 

3,000 | Shed 

5 

Waterfront Feet 

120'Canal 

184'Canal 

-10,000 | 189'Canal 

-10,000 | 80'Canal 

0 

15] Net Adjustment (Total) 

(J+ 

X-Ts 

16,500 

+ 

[J- 

Is 

15,000 

(X)+ 

[J- 

|s 

45,200 

4] Adjusted Sale Price 

NetAdj. 

 -3.5% 

Net Adj. 

3.3% 

NetAdi. 

10.8% 

Eq of Comparables 

GrossAdi. 

3.5% 

$ 

455,500 | GrossAdi. 

7.8% 

$ 

465,000 | Gross Adi. 

10.8% | $ 

465,200 

| 

did 

J did not research the sale or transfer history of the subject property and comparable sales. If not, explain 

My research J did 

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

Data source(s) 

Assessor/Property records 

My research J did 

id not reveal any prior sales or transfers of the comparable sales for the year prior 

to the date of sale of the comparable sale. 

Data source(s) 

Assessor/Property records 

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

ITEM 

SUBJECT 

COMPARABLE SALE NO. 1 

COMPARABLE SALE NO. 2 

COMPARABLE SALE NO. 3 

Date of Prior Sale/Transfer 

Price of Prior Sale/Transfer 

$0 

$0 

$0 

$0 

Data Source(s) 

Property records 

Property records 

Property records 

Property records 

Effective Date of Data Source(s) 

| 05/02/2025 

05/02/2025 

05/02/2025 

05/02/2025 

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

~~ There are no previous sales dates on the subject within the past three 

years. There are no previous sales dates on the comparables within the past twelve months.. 

Summary of Sales Comparison Approach. 

See Attached Addendum 

Indicated Value by Sales Comparison Approach $ 465,000 

Indicated Value by: 

Sales Comparison Approach $465,000 

Cost Approach (if developed) $ 

Income Approach 

(if developed) $ 0 

The sales comparison approach best reflects the attitudes of buyers and sellers in today's market place. The cost approach was 

considered but is not required by Fannie Mae for existing homes, with the income approach not deemed applicable. 

This appraisal is made 

"as is," 

OJ subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed, 

OJ subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed, or 

[ subject to the following required 

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

~~ See Attached Addendum 

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 $ 465,000 

asof 

05/02/2025 

, whichis the date of inspection and the effective date of this appraisal. 

Freddie Mac Form 70 March 2005 

UAD Version 9/2011 

Produced using ACI software, 800.234.8727 www.aciweb com 

Fannie Mae Form 1004 March 2006 

Page 20 6 

1004_0SUAD 12182015 

Robinson Appraisal & Associates, LLC

ROBINSON APPRAISAL & ASSOCIATES, LLC 

Uniform Residential Appraisal Report 

File No. 20250284 

See Attached Addendum 

COST APPROACH TO VALUE (not required by Fannie Mae) 

Provide adequate information for the lender/client to replicate the below cost figures and calculations. 

Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value) 

~~ The site value was derived from vacant area land 

sales, and the market extraction method. 

ESTIMATED 

[_JREPRODUCTIONOR 

 [JREPLACEMENT COST NEW 

OPINIONOF SITENALUE 

suv consis sisusmsmsnn srusinsinsios =$ 

75,000 

Source of cost data Marshall & Swift 

Dwelling 

2,233 So.Ft.@$ 

0 

Quality rating from cost service Aver 

Effective date of cost data 

Sq.Ft @$ 

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

The cost approach was considered, but is not required by Fannie 

| Garage/Carport 712 

Sq.Ft.@$ 

=$ 

0 

Mae for existing homes, and was not deemed relevant due to the 

| Total Estimate of Cost-New 

0 

age of the subject. The subject is an older home and materials 

Less 

70 

Physical 

| Functional 

| 

External 

and construction techniques have changed significantly since the 

| Depreciation 

$0 

=§( 

0) 

subject was built. Because of them the cost approach is not 

Depreciated Cost of Improvements... .............ooeoiiieeee...s =$ 

0 

considered a reliable indicator of value for the home. 

"As-is" Value of Site Improvements... ...........oooeeeiiieien... =$ 

Estimated Remaining Economic Life (HUD and VA only) 

55 Years | INDICATED VALUE BY COSTAPPROACH. .........oovveen. 

=$ 

INCOME APPROACH TO VALUE (not required by Fannie Mae) 

Estimated Monthly Market Rent § 

0X Gross Rent Multiplier 

0 

=§ 

0 

Indicated Value by Income Approach 

Summary of Income Approach (including support 

for market rent and GRM) 

N/A 

INCOME 

COST APPROACH 

ADDITIONALCOMMENTS | 

PROJECT INFORMATION FOR PUDs (if applicable) 

Is the developer/builder in control of the Homeowners’ Association (HOA)? 

J Yes J No 

Unittype(s) 

J Detached 

J Attached 

Provide the following information for PUDs ONLY if the developer/builder is in control of the HOA and the subject property is an attached dwelling unit. 

Legal name of project 

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 building(s) into 

a PUD? 

J Yes J No 

IfYes, date of conversion. 

Does the project contain any multi-dwelling units? 

J Yes J No 

Data source(s) 

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

OJ Yes J No 

If No, describe the status of completion. 

Are the common elements leased to or by the Homeowners’ Association? 

J Yes J No 

IfYes, describe the rental terms and options. 

Describe common elements and recreational facilities. 

Freddie Mac Form 70 March 2005 

UAD Version 92011 

Produced using ACI software, 800.234 

8727 www.aciweb.com 

Page 3016 

Fannie Mae Form 1004 March 2005 

1004_05UAD 12182015

ROBINSON APPRAISAL & ASSOCIATES, LLC 

Uniform Residential Appraisal Report 

File No. 20250284 

This report form is designed to report an appraisal of a one-unit property or a one-unit property with an accessory unit; including a 

unit in a planned unit development (PUD). This report form is not designed to report an appraisal of a manufactured home or a unit 

in a condominium or cooperative project. 

This appraisal report is subject to the following scope of work, intended use, intended user, definition of market value, statement of 

assumptions and limiting conditions, and certifications. 

Modifications, additions, or deletions to the intended use, intended user, 

definition of market value, or assumptions and limiting conditions are not permitted. The appraiser may expand the scope of work 

to include any additional research or analysis necessary based on the complexity of this appraisal assignment. 

Modifications or 

deletions to the certifications are also not permitted. 

However, additional certifications that do not constitute material alterations 

to this appraisal report, such as those required by law or those related to the appraiser's continuing education or membership in an 

appraisal organization, are permitted. 

SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the 

reporting requirements of this appraisal report form, including the following definition of market value, statement of assumptions 

and limiting conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visual inspection of the 

interior and exterior areas of the subject property, (2) inspect the neighborhood, (3) inspect each of the comparable sales from at 

least the street, (4) research, verify, and analyze data from reliable public and/or private sources, and (5) report his or her analysis, 

opinions, and conclusions in this appraisal report. 

INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the property that is the subject of 

this appraisal for 

a mortgage finance transaction. 

INTENDED USER: The intended user of this appraisal report is the lender/client. 

DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market 

under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is 

not affected by undue stimulus. 

Implicit in this definition is the consummation of a sale as of a specified date and the passing of 

title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed 

or well advised, and each acting in what he or she considers his or her own best interest; (3) a reasonable time is allowed for 

exposure in the open market; (4) payment is made in terms of cash in U. S. dollars or in terms of financial arrangements 

comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative 

financing or sales concessions* granted by anyone associated with the sale. 

*Adjustments to the comparables must be made for special or creative financing or sales concessions. 

No adjustments are 

necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily 

identifiable since the seller pays these costs in virtually all sales transactions. 

Special or creative financing adjustments can be 

made to the comparable property by comparisons to financing terms offered by a third party institutional lender that is not already 

involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost of the 

financing or concession but the dollar amount of any adjustment should approximate the market's reaction to the financing or 

concessions based on the appraiser's judgment. 

STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser's certification in this report is subject to the 

following assumptions and limiting conditions: 

1. 

The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title 

to 

it, except for information that he or she became aware of during the research involved in performing this appraisal. The 

appraiser assumes that the title is good and marketable and will not render any opinions about the title. 

2. 

The appraiser has provided a sketch in this appraisal report to show the approximate dimensions of the improvements. The 

sketch is included only to assist the reader in visualizing the property and understanding the appraiser's determination of its size. 

3. 

The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or 

other data sources) and has noted in this appraisal report whether any portion of the subject site is located in an identified Special 

Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this 

determination. 

4. 

The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, 

unless specific arrangements to do so have been made beforehand, or as otherwise required by law. 

5. 

The appraiser has noted in this appraisal report any adverse conditions {such as needed repairs, deterioration, the presence of 

hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or she became aware of 

during the research involved in performing this appraisal. 

Unless otherwise stated in this appraisal report, the appraiser has no 

knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the property (such as, but not limited to, 

needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that 

would make the property less valuable, and has assumed that there are no such conditions and makes no guarantees or 

warranties, express or implied. The appraiser will not be responsible for any such conditions that do exist or for any engineering or 

testing that might be required to discover whether such conditions exist. 

Because the appraiser is not an expert in the field of 

environmental hazards, this appraisal report must not be considered as an environmental assessment of the property. 

6. 

The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory 

completion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property will be 

performed in a professional manner. 

Freddie Mac Form 70 March 2008 

UAD Version 9/2011 

Produced using ACI software, 800.234.8727 www.aciweb.com 

Fannie Mae Form 1004 March 2006 

Page dof § 

1004_05UAD 12182015

ROBINSON APPRAISAL & ASSOCIATES, LLC 

Uniform Residential Appraisal Report 

File No. 20250284 

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

1. 

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

appraisal report. 

2. 

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

| reported the condition of 

the improvements in factual, specific terms. 

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

soundness, or structural integrity of the property. 

3. 

| performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice 

that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the 

time this appraisal report was prepared. 

4. 

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

approach to value. 

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

assignment. 

| further certify that 

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

indicated in this report. 

5. 

| researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering for sale 

of the subject property in the twelve months prior 

to the effective date of this appraisal, and the prior sales of the subject property 

for 

a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report. 

6. 

| researched, verified, analyzed, and reported on the prior sales of the comparable sales for 

a minimum of one year prior to the 

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

7. 

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

8. 

| have not used comparable sales that were the result of combining a land sale with the contract purchase price of 

a home 

that has been built or will be built on the land. 

9. 

| have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subject 

property and the comparable sales. 

10. 

| 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. 

| 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 

reliable 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 neighborhood, subject 

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

| have 

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

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

or that 

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

| have considered these adverse conditions in 

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

property. 

15. 

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

statements and information in this appraisal report are true and 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. 

| have not authorized anyone to make a change to 

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

| will take no responsibility for it. 

20. 

| identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization that ordered 

and will receive this appraisal report. 

21. The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of the borrower; 

the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; other secondary market 

participants; data collection or reporting services; professional appraisal organizations; any department, agency, or instrumentality 

of the United States; and any state, the District of Columbia, or other jurisdictions; without having to obtain the appraiser's or 

supervisory appraiser's (if applicable) consent. 

Such consent must be obtained before this appraisal report may be disclosed or 

distributed to any other party (including, but not limited to, the public through advertising, public relations, news, sales, or other 

media). 

Freddie Mac Form 70 March 2008 

UAD Version 9/2011 

Produced using ACI software, 800.234.8727 www.aciweb.com 

Fannie Mae Form 1004 March 2006 

Page of § 

1004_05UAD 12182015

ROBINSON APPRAISAL & ASSOCIATES, LLC 

Uniform Residential Appraisal Report 

File No. 20250284 

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 shall be as effective, enforceable and valid as if a 

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

25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/or criminal 

penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United States Code, Section 

1001, et seq., or similar state laws. 

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

1. 

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

analysis, opinions, statements, conclusions, and the appraiser's certification. 

2. 

| accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser's analysis, 

opinions, statements, conclusions, and the appraiser's certification. 

3. 

The appraiser identified in this appraisal report is either a sub-contractor or an employee of the supervisory appraiser {or the 

appraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicable state law. 

4. 

This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and 

promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal 

report was prepared. 

5. 

If this appraisal report was transmitted as an “electronic record” containing my “electronic signature,” as those terms are 

defined in applicable federal and/or state laws {excluding audio and video recordings), or a facsimile transmission of this appraisal 

report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and valid as if 

a 

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

APPRAISER 

SUPERVISORY APPRAISER (ONLY IF REQUIRED) 

ira 

2 

ar ~ a 

Signature 

Emi 

Signature 

Name Robert Lee Robinson Jf. 

Name 

Company Name Robinson Appraisal & Associates, LLC 

Company Name 

Company Address 3442 Wilder Rd 

Company Address 

Bay City, MI 48706 

Telephone Number 989-684-3553 

Telephone Number 

Email Address Robert@robinsonappraisalllc.com 

Email Address 

Date of Signature and Report 05/08/2025 

Date of Signature 

Effective Date of Appraisal 05/02/2025 

State Certification # 

State Certification # 1204006060 

or State License # 

or State License # 

State 

or Other (describe) 

State # 

Expiration Date of Certification or License 

State MI 

Expiration Date of Certification or License 07/31/2025 

ADDRESS OF PROPERTY APPRAISED 

SUBJECT PROPERTY 

108 Choctaw TRL 

(J Did not inspect subject property 

Prudenville, MI 48651 

Obid inspect exterior of subject property from street 

Date of Inspection 

APPRAISED VALUE OF SUBJECT PROPERTY $465,000 

(J Did inspect interior and exterior of subject property 

Date of Inspection 

LENDER/CLIENT 

Name DartAppraisal.com 

COMPARABLE SALES 

Company Name Mortgage 1, Inc - Plumbrook 

(J Did not inspect exterior of comparable sales from street 

Company Address 43456 Mound Rd 

(J Did inspect exterior of comparable sales from street 

Sterling Heights, MI 48314 

Date of Inspection 

Email Address 

Freddie Mac Form 70 March 2008 

UAD Version 9/2011 

Produced using ACI eh B727 www. aciweb com 

Fannie Mag Paar 

Zo 

Robinson Appraisal & Associates, LLC

ROBINSON APPRAISAL & ASSOCIATES, LLC 

Uniform Residential Appraisal Report 

File No. 20250284 

FEATURE 

SUBJECT 

COMPARABLE SALE NO. 4 

COMPARABLE SALE NO. 5 

COMPARABLE SALE NO. 6 

108 Choctaw TRL 

121 Shawnee Trl 

107 Shawnee Trl 

944 Long Point Dr 

Address 

Prudenville, MI 48651 

Prudenville, MI 48651-9727 

Prudenville, MI 48651-9727 

Houghton Lake, MI 48629-9445 

Proximity 

to Subject 

0.18 miles SE 

0.19 miles SE 

6.20 miles NW 

Sale Price 

$ 

465,000 

$ 

410,000 

$ 

410,000 

$ 

474,900 

Sale Price/Gross Liv. Area 

| § 

208.24 sq.ft. 

[$309.43 sq.ft. 

$ 

221.62 sq.ft. 

$ 

157.25 sq.ft. 

Data Source(s) 

FLEX #201828775;D0M 63 

FLEX #201828808;D0M 138 

| FLEX #201833391;D0M 78 

Verification Source(s) 

Exterior inspection/Assessor 

Exterior inspection/Assessor 

Exterior inspection/Assessor 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+) 

Adjustment 

DESCRIPTION 

+) 

Adjustment 

DESCRIPTION 

+ 

§ Adustment 

Sale or Financing 

ArmLth 

ArmLth 

Listing 

Concessions 

Conv;0 

Conv;0 

;0 

Date of Sale/Time 

s06/24;c04/24 

0 

[s08/24,c07/24 

0 | Active 

0 

Location 

B;Res;WtrFr 

B;Res;WtrFr 

B;Res;WtrFr 

B;Res;WtrFr 

Leasehold/Fee Simple 

Fee Simple 

Fee simple 

Fee simple 

Fee simple 

Site 

15120 sf 

6699 sf 

0[7200 sf 

0/9480 sf 

0 

View 

B;Res;Wtr 

B;Res;Wtr 

B;Res;Wtr 

B;Res;Wtr 

Design (Style) 

DT1;Ranch 

DT1;Ranch 

DT2;Cape Cod 

0 |DT2; Traditional 

0 

Quality of Construction 

| Q3 

Q3 

Q4 

21,000 

|Q4 

0 

Actual Age 

26 

~50 

0]18 

0[24 

0 

Condition 

C3 

C3 

C3 

C3 

Above Grade 

Total | Bdms. 

Baths 

Total | Bdms. 

Baths 

Total 

|Bdms| 

Baths 

Total 

|Bdrms) 

Baths 

Room Count 

813 

2.0 

62 

2.0 

0[8]4 

2.0 

0/8]3 

3.0 

0 

Gross Living Area 35 

2,233 sq.ft. 

1,325 sq. ft. 

31,800 

1,850 sq. ft. 

13,400 

3,020 sq. ft. 

0 

Basement & Finished 

Osf 

Osf 

Osf 

Osf 

Rooms Below Grade 

Functional Utility 

Average 

Average-2bed 

8,000 | Average 

Average 

Heating/Cooling 

FWA C/Air 

FWA C/Air 

FWA None 

3,000 | FWA C/Air 

Energy Efficient Items 

None 

None 

None 

None 

Garage/Carport 

2ga3dw 

2ga2dw 

0 | 2ga2dw 

0 | 2ga2dw 

0 

Porch/Patio/Deck 

Porch,Deck 

Porch,Deck 

Porch,Deck 

Porch,Deck 

Fireplace 

F/P 

None 

2,000 | None 

2,000 | None 

0 

Fence,OutBldgs 

| Shed 

None 

3,000 | None 

3,000 | Shed 

Waterfront Feet 

120'Canal 

65'Canal 

10,000 | 60'Canal 

10,000 | 60'Canal 

0 

Net Adjustment (Total) 

+ 

[J 

Is 

54,800 

+ 

[J- 

Is 

52,400 

+ 

[J- 

Is 

0 

y Adjusted Sale Price 

NetAdj. 

13.4% 

NetAd. 

12.8% 

Net Adj. 

0.0% 

wa 

of Comparables 

GrossAdj. 

13.4% 

$ 

464,800 | GrossAdi. 

12.8% 

($ 

462,400 | GrossAdi. 

0.0% | $ 

474,900 

> 

ITEM 

SUBJECT 

COMPARABLE SALE NO. 4 

COMPARABLE SALE NO. 5 

COMPARABLE SALE NO. 6 

72{ Date of Prior Sale/Transfer 

4 

Price of Prior Sale/Transfer 

$0 

$0 

$0 

$0 

MN 

Data Source(s) 

Property records 

Property records 

Property records 

Property records 

5] 

Effective Date of Data Source(s) 

| 05/02/2025 

05/02/2025 

05/02/2025 

05/02/2025 

Summary of Sales Comparison Approach 

Freddie Mac Form 70 March 2005 

UAD Version 9/2011 

Produced using ACI software, 800.234.8727 www.aciweb.com 

Fannie Mae Form 1004 March 2005 

1004_05UAD 12182015

ROBINSON APPRAISAL & ASSOCIATES, LLC 

Uniform Appraisal Dataset Definitions 

File No. 20250284 

Condition Ratings and Definitions 

C1 

Theimprovements have been very recently constructed and have not previously been occupied. The entire structure and all components are new and the dwelling features no 

physical depreciation. 

*Note: Newly constructed improvements that feature recycled materials and/or components can be considered new dwellings provided that the dwelling is placed on a 100% new 

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

not been previously occupied are not considered "new" if they have any significant physical depreciation (i.e., newly constructed dwellings that have been vacant for an extended 

period of time without adequate maintenance or upkeep). 

C2 

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

repaired, refinished, or rehabilitated. All outdated components and finishes have been updated and/or replaced with components that meet current standards. Dwellings in this category 

either are almost new or have been recently completely renovated and are similar in condition to new construction. 

*Note: The improvements represent a relatively new property that is well maintained with no deferred maintenance and little or no physical depreciation, or an older property that has 

been recently completely renovated. 

C3 

The improvements are well maintained and feature limited physical depreciation due to normal wear and tear. Some components, but not every major building component, may 

be updated or recently rehabilitated. The structure has been well maintained. 

*Note: The improvement is in its first-cycle of replacing short-lived building components (appliances, floor coverings, HVAC, etc.) and is being well maintained. its estimated effective age 

is less than its actual age. It also may reflect a property in which the majority of short-lived building components have been replaced but not to the level of a complete renovation. 

C4 

The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has been adequately maintained and requires 

only minimal repairs to building components/mechanical systems and cosmetic repairs. All major building components have been adequately maintained and are functionally adequate. 

*Note: The estimated effective age may be close to or equal to its actual age. It reflects a property in which some of the short-lived building components have been replaced, and some 

short-lived building components are at or near the end of their physical life expectancy, however, they still function adequately. Most minor repairs have been addressed on an ongoing 

basis resulting in an adequately maintained property. 

C5 

 Theimprovements feature obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs, rehabilitation, or updating. The 

functional utility and overall livability is somewhat diminished due to condition, but the dwelling remains useable and functional as a residence. 

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

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

C6 

The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety, soundness, or structural integrity 

of the improvements. The improvements are in need of substantial repairs and rehabilitation, including many or most major components. 

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

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

Quality Ratings and Definitions 

Q1 

Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified user. Such residences typically are constructed from 

detailed architectural plans and specifications and feature an exceptionally high level of workmanship and exceptionally high-grade materials throughout the interior and exterior of the 

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

finishes throughout the dwelling are of exceptionally high quality. 

Q2 

Dwellings with this quality rating are often custom designed for construction on an individual property owner's site. However, dwellings in this quality grade are also found in 

high-quality tract developments featuring residences constructed from individual plans or from highly modified or upgraded plans. The design features detailed, high-quality exterior 

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

Q3 

Dwellings with this quality rating are residences of higher quality built from individual or readily available designer plans in above-standard residential tract developments or on 

an individual property owner's site. The design includes significant exterior ornamentation and interiors that are well finished. The workmanship exceeds acceptable standards and 

many materials and finishes throughout the dwelling have been upgraded from "stock" standards. 

Q4 

Dwellings with this quality rating meet or exceed the requirements of applicable building codes. Standard or modified standard building plans are utilized and the design includes 

adequate fenestration and some exterior ornamentation and interior refinements. Materials, workmanship, finish, and equipment are of stock or builder grade and may feature some 

upgrades. 

Q5 

Dwellings with this quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature a plain design using readily available or 

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

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

Q6 

Dwellings with this quality rating are of basic quality and lower cost; some may not be suitable for year-round occupancy. Such dwellings are often built with simple plans or 

without plans, often utilizing the lowest quality building materials. Such dwellings are often built or expanded by persons who are professionally unskilled or possess only minimal 

construction skills. Electrical, plumbing, and other mechanical systems and equipment may be minimal or non-existent. Older dwellings may feature one or more substandard or 

non-conforming additions to the original structure. 

Definitions of Not Updated, Updated, and Remodeled 

Not Updated 

Little or no updating or modemization. This description includes, butis not limited to, new homes. 

Residential properties of fifteen years of age or less often reflect an original condition with no updating, if no major components have been replaced or updated. Those over fifteen 

years of age are also considered not updated if the appliances, fixtures, and finishes are predominantly dated. An area that is ‘Not Updated’ may still be well maintained and fully 

functional, and this rating does not necessarily imply deferred maintenance or physical /functional deterioration. 

Updated 

The area of the home has been modified to meet current market expectations. These modifications are limited in terms of both scope and cost. 

An updated area of the home should have an improved look and feel, or functional utility. Changes that constitute updates include refurbishment and/or replacing components to meet 

existing market expectations. Updates do not include significant alterations to the existing structure. 

Remodeled 

Significant finish and/or structural changes have been made that increase utility and appeal through complete replacement and/ or expansion. 

A remodeled area reflects fundamental changes that include multiple alterations. These alterations may include some or all of the following: replacement of a major component 

{cabinet(s), bathtub, or bathroom tile}, relocation of plumbing/gas fixtures/appliances, significant structural alterations (relocating walls, and/or the addition of square footage). 

This would include a complete gutting and rebuild. 

Explanation of Bathroom Count 

The number of full and half baths is reported by separating the two values by a period. The full bath is represented to the left of the period. The half bath count is represented to the 

right of the period. Three-quarter baths are to be counted as a full bath in all cases. Quarter baths (baths that feature only toilet) are not to be included in the bathroom count. 

UAD Version 9/2011 

Produced using ACI software, 800.234 8727 www. aciweb com 

1004_05UAD 12182015 

Uniform Appraisal Dataset Definfions

ROBINSON APPRAISAL & ASSOCIATES, LLC 

Uniform Appraisal Dataset Definitions 

File No. 20250284 

Abbreviations Used in Data Standardization Text 

Abbrev. 

Full Name 

Appropriate Fields 

Abbrev. 

Full Name 

Appropriate Fields 

ac 

Acres 

Area, Site 

in 

Interior Only Stairs 

Basement & Finished Rooms Below Grade 

AdjPrk 

Adjacent to Park 

Location 

Lndfl 

Landfill 

Location 

AdjPwr 

Adjacent to Power Lines 

Location 

LtdSght 

Limited Sight 

View 

A 

Adverse 

Location & View 

Listing 

Listing 

Sale or Financing Concessions 

ArmLth 

Arms Length Sale 

Sale or Financing Concessions 

MR 

Mid-Rise Structure 

Design(Style) 

AT 

Attached Structure 

Design (Style) 

Mtn 

Mountain View 

View 

ba 

Bathroom(s) 

Basement & Finished Rooms Below Grade | N 

Neutral 

Location & View 

br 

Bedroom 

Basement & Finished Rooms Below Grade | NonArm 

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 

cp 

Carport 

Garage/Carport 

[¢] 

Other 

Design (Style) 

Cash 

Cash 

Sale or Financing Concessions 

Prk 

Park View 

View 

CtySky 

City View Skyline View 

View 

Pstrl 

Pastoral View 

View 

CtyStr 

City Street View 

View 

PwrLn 

Power Lines 

View 

Comm 

Commercial Influence 

Location 

PubTm 

Public Transportation 

Location 

[4 

Contracted Date 

Date of Sale/Time 

m 

Recreational (Rec) Room 

Basement & Finished Rooms Below Grade 

Conv 

Conventional 

Sale or Financing Concessions 

Relo 

Relocation Sale 

Sale or Financing Concessions 

ov 

Covered 

Garage/Carport 

REQ 

REO Sale 

Sale or Financing Concessions 

CrtOrd 

Court Ordered Sale 

Sale or Financing Concessions 

Res 

Residential 

Location & View 

DOM 

Days On Market 

Data Sources 

RT 

Row or Townhouse 

Design(Style) 

DT 

Detached Structure 

Design (Style) 

RH 

Rural Housing - USDA 

Sale or Financing Concessions 

dw 

Driveway 

Garage/Carport 

sD 

Semi-detached Structure 

Design(Style) 

Estate 

Estate Sale 

Sale or Financing Concessions 

s 

Settlement Date 

Date of Sale/Time 

e 

Expiration Date 

Date of Sale/Time 

Short 

Short Sale 

Sale or Financing Concessions 

FHA 

Federal Housing Authority 

~~ Sale or Financing Concessions 

sf 

Square Feet 

Area, Site, Basement 

g 

Garage 

Garage/Carport 

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 (Style) 

wu 

Walk Up Basement 

Basement & Finished Rooms Below Grade 

GlfCse 

Golf Course 

Location 

WtrFr 

Water Frontage 

Location 

Glfvw 

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. 

Full Name 

Appropriate Fields 

Abbrev. 

Full Name 

Appropriate Fields 

UAD Version 9/2011 

Uniform Appraisal Dataset Definfions 

Produced using ACI software, 800.234 8727 www. aciweb.com 

1004_05UAD 12182015

ADDENDUM 

Borrower: Melissa Kessler 

File No. 20250284 

Property Address: 

108 Choctaw TRL 

Case No.: 

City: 

Prudenville 

State: 

MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

Twelve Month Listing History of Subject Property 

Continued from Twelve Month Listing History of Subject Property: $465,000. The reference number is #201833868 as 

provided by FLEX, days on market is 0. Purchase Agreement, MLS 

Utilities/Off-Site Improvements 

At the time of inspection the utilities were on and appeared to be in good and working order. Well is typical for the area and 

does not negatively effect the marketability of the subject. 

No public water available at the road. 

Physical Deficiencies or Adverse Conditions 

The scope of this appraisal includes inspection of surface areas only. If this appraisal is for a purchase transaction or if the 

home owner is concerned about the overall condition of the property 

it is recommended that they hire a qualified home 

inspector, such items are generally beyond the expertise of the appraiser. 

Issues of soundness and structural integrity are 

often related to areas that are hidden from the appraiser's view. See limiting condition #5 and comments on page three 

related to appraiser's definition of "complete visual inspection.” 

Comments on Sales Comparison 

All of the comparables support a similar adjusted value range. All of the comparables are given similar consideration in the 

sales comparison analysis. All adjustments were derived through market research, paired sales analysis, and conversations 

with the local property assessor. The highways, expressways, major roads, railroad tracks and rivers, that are located in this 

area are not dividing lines for neighborhoods and there is no value difference found for properties located on either side of 

these main roadways. The listing added only to support the high end and to show a stable market. No Adjustments have 

been made to the listing because the market hasn't reacted yet. The adjustments for a individual item and site/lot size were 

derived from market research, paired sales, conversations with the local assessor, and local realtors to determine the 

contributory value of each item. 

Effective age adjustments reflect the degree of maintenance and updating based upon 

personal inspection and MLS data. 

Quality of construction adjustments reflect the degree of updates and maintenance, 

based on personal inspection and MLS data. Comparable #4 has an adjustment for bedroom count. This adjustment is 

based on noted difference in value of a 2 bedroom vs 3 bedroom. This adjustment was derived from paired sales analysis/ 

extraction with the bedroom being the only differing factor. Due to the lack of sales of similar properties in the area it was 

necessary for the appraiser to expand the search both in distance 

to find suitable comparables. 

All comparables used are 

also in similar private subdivisions, with canal front leading to the same lake. The given value of the subject exceeds the 

predominate value given on page one of this report. This is not uncommon as the predominate value includes all types of 

homes regardless of size, lot size, age etc...or any type of sale such as foreclosures, short sales, estate sales etc... 

. The 

subject is not considered to be overbuilt for the area, the market is stable, with no adverse factors noted or foreseen. 

The comparable sales grid is the "work sheet" for the adjustments given by using the extraction method to find contributory 

value of the differing items. Comparisons are made based on online visual inspection, market reaction, and contributory 

values of same/differing items 

Comparable #1 

is a recent, near by sale that is similar in site, location, view, quality, condition, effective age, room count, 

garage, and amenities. This comparable brackets the subject GLA. Adjustments are given for the larger waterfront, 1/2 

bath, and difference in GLA. Adjusted value supports the given market value of the subject. 

Comparable #2 is a recent, near by sale that is similar in site, location, view, quality, condition, effective age, room count, 

garage, and amenities. This comparable brackets the GLA, and has adjustments for the waterfront, no central air, fireplace, 

or shed. This comparable is most like the subject. Adjusted value supports the given market value of the subject. 

Comparable #3 is a recent, near by sale that is similar in site, location, view, quality, condition, subdivision, garage size, 

porch/deck and amenities. Adjustments are given for the effective age, and difference in GLA. Adjusted value supports the 

given market value of the subject. 

Comparable #4 is a recent, near by sale that is similar in site, location, neighborhood, view, quality, condition, effective age, 

garage, porch/deck, and bathroom count. Adjustments are given for the difference in GLA, bedroom count, no fire place, 

shed, and difference in canal front. Adjusted value supports the given market value of the subject. 

Comparable #5 is a recent, near by sale that is similar in site, location, neighborhood, view, effective age, condition, 

bathroom, garage, porch/deck. Adjustments are given for the quality, difference in GLA, no central air, fireplace, shed, and 

smaller canal front. This comparable is least like the subject due to the quality, and 2 story style. Adjusted value supports 

the given market value of the subject. 

Comparable #6 is a current listing with similar effective age, condition, room count, central air, garage, porch/deck, and 

amenities. We do not adjust listings as there is a possibility of changes to price, special financing, concessions, or possible 

no sale. This makes adjusting listings misleading to the end user of the report, Current listing price supports the given 

market value of the subject, and shows a stable market. 

Conditions of Appraisal 

Karryn Lyinn Fernette, State Licensed Appraiser (Lic# 1203078271} assisted in the inspection, data gathering, verification of 

data, and report preparation. 

This appraisal was performed at the request of the client; the intended use is for underwriting a mortgage. 

The Square Footage-Method for Calculating: ANSIA® 2765-2021 

- was used for measuring, calculating and reporting the 

gross living and non-gross living areas of the subject property to within a teeth of an inch. The measurements come from 

either physical measurements taken at the time of the inspection assessors county records or reliable third-party data. 

This is an amended appraisal report as of 05/08/2025 

Addendum Page 1 of 3

ADDENDUM 

Borrower: Melissa Kessler 

File No. 20250284 

Property Address: 

108 Choctaw TRL 

Case No.: 

City: 

Prudenville 

State: 

MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

Den has personal photos on wall Please block /blur 

>Amended 

MARKET CONDITIONS: In the sales grid a + - or 0 adjustment is required on the Date of Sale/Time line. 

>Amended 

Should the PUD box be checked? 

>This is not a planned urban development, just a private subdivision. 

Should the street be Private as comments state the HOA dues cover road maintenance ? 

>Yes, private has been selected. 

MARKET CONDITIONS: In the summary of the sales comparison approach, state the method used to determine 

that time of sale adjustments are warranted or not warranted. 

> A monthly analysis of the average sales price was completed, and average sales price remain similar through the warmer 

months, when the majority of the sales are happening. Some months have one no sales at all, these months do not provide 

an accurate account of any sort of notible "market shift" that would require an adjustment. 

Based on the 12 month analysis, 

we have a stable market with a stable amount of available homes, selling between 3 and 6 months. It is very important to 

note that this property is located in Michigan, well northwest of the Detroit Metropolitan area. This market has always been, 

and continues to be a seasonal market and must be analyzed on the basis, per 1004MC instructions. The northern Michigan 

inventory analysis trends will almost always reflect a declining trend for appraisals done from winter through spring and an 

upward trend for appraisals done in the summer through fall. This is due to seasonal nature of the market, with homeowners 

with a choice, buying and moving in the warmer months. This results in appraisals done in the spring, which compares 

fall/winter to spring/summer, showing a declining, depressed market, while conversely, appraisals completed in the fall, 

which compares spring/summer to fall/winter, suggests a increasing, optimistic market. 

Based on the information gathered, time adjustments were not supported/ needed. 

Additional Comments 

Unless specifically noted, inspection of the subject's attic and/or crawl space was not performed. These areas are not 

normally accessible during the course of a normal appraisal and an inspection of these areas is considered outside of the 

scope of this appraisal. The appraisal is based on these areas being in average condition with no deficiencies. 

The intended user as identified in the client/lender section of this appraisal report is the only intended user of this report. The 

intended use is to evaluate the property that is the subject of this appraisal for a mortgage transaction, subject to the stated 

definition of market value, scope of work, purpose of the appraisal, and reporting requirements of this appraisal report form. 

No additional intended users are identified by the appraiser. 

The appraiser is not 

a home inspector and this appraisal report is not 

a home inspection. The appraiser's area of expertise is 

valuing real estate. The appraiser is not a contractor or engineer. The scope of this appraisal includes inspection of surface 

areas only. If this appraisal is for a purchase transaction or if the home owner is concerned about the overall condition of the 

property it is recommended that they hire a qualified home inspector. 

If an estimated cost to cure is included here 

it is included for the lender's use only. The appraiser is not a contractor and the 

estimated cost to cure is supplied only for the purpose of estimating the market's reaction to a given condition. 

The Intended User of this appraisal report is the Lender/Client. 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 Definition of Market Value. No additional Intended Users are 

identified by the appraiser. 

Appraisal Addendum 

1. The property appraised is assumed to be in fee simple title, free and clear of all debts, liens, mortgage, encumbrances, or 

leases of an adverse nature unless so specified within this report. It is further assumed that all real estate taxes and special 

assessments have been paid in full. 

2. 

lt is assumed that there is full compliance with all applicable federal, state and local regulations and laws unless 

non-compliance is stated, defined and considered in the appraisal report. 

It is also assumed that all applicable zoning and 

use regulations and restrictions have been complied with, unless a non-conformity has been stated, defined and considered 

in the appraisal report. 

3. 

tis assumed that all required licenses, consents or other legislative or administrative authority from any local, state or 

national governmental or private entity or organization have been or can be obtained or renewed for any use on which the 

value estimate contained in the report is based. 

4. 

lt is assumed that the utilization 

of the land and improvements is within the boundaries or property lines of the property 

described and that there is no encroachment or trespass unless noted in the report. 

5. On all appraisals subject to satisfactory completion, repairs, or alterations, all appraisals are subject to or under 

construction, or all appraisals subject to rehabilitation, modernization, or remodeling, the appraisal report and valuation 

conclusions assume and are contingent upon completion of the improvements within a reasonable period of time, using 

quality workmanship and materials, and further assumes substantial compliance with the plans and specifications provided 

to the appraiser. 

6. This report was not intended to conform with the 41b regulation of the FHLBB unless specifically noted. 

7. Any map included in the appraisal report is designed to illustrate only the approximate location of the subject and / or 

comparables used. 

8. Appraisers are required 

to be licensed and are regulated by the State of Michigan, Department of Licensing and 

Regulatory Affairs, P.O. Box 30670, Lansing, MI 48909-8170. 

Addendum Page 2 of 3

ADDENDUM 

Borrower: Melissa Kessler 

File No. 20250284 

Property Address: 

108 Choctaw TRL 

Case No.: 

City: 

Prudenville 

State: 

MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

9. The duly licensed appraiser whose signature appears on this report 

, and/or the licensed appraiser whose signature 

appears as the review appraiser on this report, is/are responsible for the report, in its entirety, and all of the analyses and 

conclusions used to arrive at the market value estimate. However, in some instances, -a Limited Real Estate Appraiser may 

have been employed in the gathering of data used in the preparation of this report, where the report is below the deminimus 

mandated by the federal statute or, if above the deminimus, in an information gathering/inspection capacity only. This allows 

for a proper training program for a Limited Real Estate Appraiser to gain experience for licensure. However, in all cases 

where a Limited Real Estate Appraiser was trained extensively with a State Licensed Real Estate Appraiser, and was not 

used in any capacity which would exceed his scope of expertise. If a Limited Real Estate Appraiser was used in any capacity 

in the preparation of this report, their name appears here 

: 

10. This appraisal conforms to the Uniform Standards of Professional Appraisal Practice (USPAP) adopted by the 

Appraisals Standards Board of The Appraisal Foundation, except that the Departure Provision of the USPAP does not 

apply. 

11. If this appraisal report contains electronic signatures, Uniform Standards of Professional Appraisal Practice, (USPAP) 

State No. 8 (SMT-8), states that measures must be taken to insure the integrity of the electronic signature. The appraiser 

must affix his own signature to the report and he/she alone controls the password. Electronically affixing a signature to a 

report carries the same level of authenticity and responsibility as an ink signature on a paper copy report. 

12.PLEASE NOTE: The economic life of a residential appraisal is six months. If the effective date of this report exceeds six 

months, the comps, market conditions, condition of the subject, available financing, etc. HAVE changed. These factors 

probably render the appraised value inaccurate. Therefore, a report over six months is NOT valid, unless an update or 

recertification has been performed. 

Environmental 

Disclaimer- 

The value estimated is based on the assumption that the property is not negatively affected by the existence of hazardous 

substances or detrimental environmental conditions unless otherwise stated in this report.The appraiser is not an expert in 

the identification 

of hazardous substances or detrimental environmental conditions. The appraisers’ routine inspection of 

and inquiries about the subject property did not develop any information that indicated any apparent significant hazardous 

substances or detrimental environmental conditions which would affect the property negatively unless otherwise stated in 

this report. However, 

it is not impossible that tests and inspections made by a qualified hazardous substance and 

environmental expert would reveal the existence of hazardous substances or detrimental environmental conditions on or 

around the property that would negatively affect it's value. 

Acceptance of and/or use of this general report constitutes acceptance of the foregoing assumptions and limiting conditions. 

Addendum Page 3 of 3

ROBINSON APPRAISAL & ASSOCIATES, LLC 

Market Conditions Addendum to the Appraisal Report 

 FieNo. 20250284 

The purpose of this addendum is to provide the lender/client with a clear and accurate understanding of the market trends and conditions prevalent in the subject neighborhood. This is a required 

addendum for all appraisal reports with an effective date on or after April 

1, 

2009. 

Property Address 108 Choctaw TRL 

city Prudenville 

State MI 

Zip Code 48651 

Borrower Melissa Kessler 

Instructions: 

The appraiser must use the information required on this form as the basis for his/her conclusions, and must provide support for those conclusions, regarding housing trends and 

overall market conditions as reported in the Neighborhood section of the appraisal report form. The appraiser must fill in all the information to the extent it is available and reliable and must provide 

analysis as indicated below. If any required data is unavailable or is considered unreliable, the appraiser must provide an explanation. It is recognized that not all data sources will be able to 

provide data for the shaded areas below; if it is available, however, the appraiser must include the data in the analysis. If data sources provide the required information as an average instead of the 

median, the appraiser should report the available figure and identify it as an average. Sales and listings must be properties that compete with the subject property, determined by applying the criteria 

that would be used by a prospective buyer of the subject property. The appraiser must explain any anomalies in the data, such 

as seasonal markets, new construction, foreclosures, etc. 

Inventory Analysis 

Prior 7-12 Months | 

Prior 4-6 Months 

| Current - 3 Months 

Overall Trend 

Total # of Comparable Sales (Settled) 

21 

1 

7 

[I] Increasing 

X| 

Stable 

Declining 

Absorption Rate (Total Sales/Months) 

3.50 

0.33 

2.33 

Increasing 

XJ 

Stable 

Declining 

Total # of Comparable Active Listings 

N/A 

N/A 

8 

Declining 

XJ 

Stable 

Increasing 

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

N/A 

N/A 

3.43 

Declining 

X] 

Stable 

Increasing 

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

Prior 7-12 Months | Prior 4-6 Months | Current - 3 Months 

Overall Trend 

Median Comparable Sale Price 

360,000 

251,000 

369,900 

Increasing 

X] 

Stable 

Declining 

Median Comparable Sales Days on Market 

61 

117 

58 

Declining 

X/ 

Stable 

Increasing 

Median Comparable List Price 

369,000 

269,900 

369,900 

Increasing 

X] 

Stable 

Declining 

Median Comparable Listings Days on Market 

N/A 

N/A 

37 

Declining 

X] 

Stable 

Increasing 

Median Sale Price as % of List Price 

98.00% 

93.00% 

100.00% 

Increasing 

X| 

Stable 

Declining 

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

Yes 

No 

[1] Declining 

Stable 

[I] Increasing 

Explain in detail the seller concessions trends for the past 12 months (e.g., seller contributions increased from 3% to 5%, increasing use of buydowns, closing costs, condo fees, options, etc.). 

Seller concessions are not typical in all of the sales, however, for the sales which have them, they seem to be approximately 3% to 5% 

which is in line with the previous years. 

MARKET RESEARCH 

& ANALYSIS 

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

J Yes 

No 

If yes, explain (including the trends in listings and sales of foreclosed properties). 

Cite data sources for above information. Water Wonderland MLS (FLEX) 

Summarize the above information as support for your conclusions in the Neighborhood section of the appraisal report form. If you used any additional information, such as an analysis of 

pending sales and/or expired and withdrawn listings, to formulate your conclusions, provide both an explanation and support for your conclusions. 

See Attached Addendum 

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

Project Name: N/A 

Subject Project Data 

Prior 7-12 Months | Prior 4-6 Months 

| Current - 3 Months 

Overall Trend 

Total # of Comparable Sales (Settled) 

Increasing 

Stable 

Declining 

Absorption Rate (Total Sales/Months) 

Increasing 

Stable 

Declining 

Total # of Active Comparable Listings 

Declining 

Stable 

Increasing 

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

Declining 

Stable 

Increasing 

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

J Yes 

J No 

If yes, indicate the number of REO listings and explain the trends in listings and sales of foreclosed properties. 

o 

%{ 

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

APPRAISER 

SUPERVISORY APPRAISER (ONLY IF REQUIRED) 

ry 

il 7 

[4 

Signature Pall rd 

Signature 

[Zl 

Name Robert Lee Robinson Jf; 

Name 

g 

Company Name Robinson Appraisal & Associates, LLC 

Company Name 

] 

Company Address 3442 Wilder Rd 

Company Address 

Bay City, MI 48706 

State License/Certification # 1204006060 

State MI 

State License/Certification # 

State 

Email Address Robert@robinsonappraisalllc.com 

Email Address 

Freddie Mac Form 71 March 2009 

Produced using ACI software, 800.234.8727 

www 

aciweb.com 

Fannie Mae For 1004MC March 2009 

Page 10f 1 

1004MC_2009 090909

ADDENDUM 

Borrower: Melissa Kessler 

File No. 20250284 

Property Address: 

108 Choctaw TRL 

Case No.: 

City: 

Prudenville 

State: 

MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

Market Analysis Comments 

Based on the 12 month analysis, we have a stable market with a stable amount of available homes, selling between 3 and 6 

months. 

It is very important to note that this property is located in Michigan, well northwest of the Detroit Metropolitan area. 

This market has always been, and continues to be a seasonal market and must be analyzed on the basis, per 1004MC 

instructions. The northern Michigan inventory analysis trends will almost always reflect a declining trend for appraisals done 

from winter through spring and an upward trend for appraisals done in the summer through fall. This is due to seasonal 

nature of the market, with homeowners with a choice, buying and moving in the warmer months. This results in appraisals 

done in the spring, which compares fall/winter to spring/summer, showing a declining, depressed market, while conversely, 

appraisals completed in the fall, which compares spring/summer to fall/winter, suggests a increasing, optimistic market. 

Roscommon County, Canal front 

29 Sold list count 

HIGH 

LOW 

AVG 

MED 

Days on the market 

208 

8 

66 

61 

List price 

$525,000 

$50,000 

$314,845 

$369,000 

Sold price 

$510,000 

$50,000 

$305,548 

$360,000 

Active/pend list count 8 

HIGH 

LOW 

AVG 

MED 

Days on the market 

173 

15 

59 

37 

List price 

$680,000 

$64,900 

$432.450 

$411,800 

Addendum Page 1 of 1

SUBJECT PROPERTY PHOTO ADDENDUM 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

FRONT VIEW OF 

SUBJECT PROPERTY 

Appraised Date: May 2, 2025 

Appraised Value: $465,000 

REAR VIEW OF 

SUBJECT PROPERTY 

STREET SCENE 

[Ro 

Appraisal & Associates, LLC

INTERIORPHOTOS 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

Kitchen 

Comment: 

Living Area 

Description: 

Comment: 

Bathroom 

Description: 

Comment: 

Produced using ACI software, 800.234.8727 www.aciweb.com 

INT3KLB 10072013

Interior Photos 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

Den 

Dining room 

Sitting area 

[Ro 

Appraisal & Associates, LLC 

Produced using ACI software, 800.234.8727 www.aciweb com 

PHT3 05212013

Interior Photos 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

Dining nook 

Laundry room 

Bedroom 

inson 

Appraisal & Associates, LLC 

Produced using ACI software, 800.234.8727 www.aciweb com 

PHT3 05212013

Interior Photos 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

Bedroom 

Bedroom 

Bath 

[Ro 

Appraisal & Associates, LLC 

Produced using ACI software, 800.234.8727 www.aciweb com 

PHT3 05212013

Exterior Photos 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

GArage interior 

Furnace/ hot water heater 

Electrical panel 

[Ro 

Appraisal & Associates, LLC 

Produced using ACI software, 800.234.8727 www.aciweb com 

PHT3 05212013

Exterior Photos 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

Generator 

Water view 

Opposite water view 

inson 

Appraisal & Associates, LLC 

Produced using ACI software, 800.234.8727 www.aciweb com 

PHT3 05212013

Exterior Photos 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

BAck/side view 

Front/side view 

" 

a 

Additional front/side view 

[Ro 

Appraisal & Associates, LLC 

Produced using ACI software, 800.234.8727 www.aciweb com 

PHT3 05212013

Exterior Photos 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

=v 

Garage/side view 

I 

I 

L 

Garage/side view 

Shed 

[Ro 

Appraisal & Associates, LLC 

Produced using ACI software, 800.234.8727 www.aciweb com 

PHT3 05212013

Exterior Photos 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

Shed interior 

Opposite street view 

inson 

Appraisal & Associates, LLC 

Produced using ACI software, 800.234.8727 www.aciweb com 

PHT3 05212013

COMPARABLE PROPERTY PHOTO ADDENDUM 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

COMPARABLE SALE #1 

117 Harbor Ct 

Houghton Lake, MI 48629-9500 

Sale Date: s10/24;c08/24 

Sale Price: $ 472,000 

COMPARABLE SALE #2 

117 Anchor Ct 

Houghton Lake, MI 48629-9302 

Sale Date: s05/24;c04/24 

Sale Price: $ 450,000 

COMPARABLE SALE #3 

701 Tawas Ln 

Prudenville, MI 48651-9723 

Sale Date: s04/25;c04/25 

Sale Price: $ 420,000 

inson 

Appraisal & Associates, LLC

COMPARABLE PROPERTY PHOTO ADDENDUM 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

COMPARABLE SALE #4 

121 Shawnee Trl 

Prudenville, MI 48651-9727 

Sale Date: s06/24;c04/24 

Sale Price: $ 410,000 

COMPARABLE SALE #5 

107 Shawnee Trl 

Prudenville, MI 48651-9727 

Sale Date: s08/24;c07/24 

Sale Price: $ 410,000 

COMPARABLE SALE #6 

944 Long Point Dr 

Houghton Lake, MI 48629-9445 

Sale Date: Active 

Sale Price: § 474,900 

inson 

Appraisal & Associates, LLC

FLOORPLAN SKETCH 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

21.1 

————eeed 

321ft 

Sitting 

] 

Den 

sf 

Area 

Kitchen 

Bath 

Bedroom 

& 

20ft 

2 Car Attached 

[3] 

= 

Dining Room 

Laundry 

= 

=, 

of 

| 

[&m 

5.101 

Bedroom 

BN 

Jaf 

T 

Living Room 

> 

nN 

L! 

w 

4 

by 

= 

= 

= 

Bath 

=| 

Shed 

|[& 

Covered Porch 

s 

3 

= 

al 

i) Bedroom 

= 

181t 

x 

71t 

3 

pr 

= 

© 

10ft 

121t 

‘ 

141 

" 

Living Area 

Area Calculation 

First Floor 

2233 28 f° First Floor 

x 1.00 = 2233.28 ft 

Nonliving Area 

IC] 

17x 

121 x 

1.00= 

204.00 

P| 

2 Car Attached 

T121¢ 

3 

x 

14ft 

x 

1.00= 

421 

Shed 

140m 

141 

x 

121 x 

1.00= 

168 1| 

1 Story Porch 

216.08 f* 

oft x 

26.1 

x 

1.00= 

2269 f° 

Composite Deck. 

480.00 n= 

38.340 x 

2x 

1.00= 

1226.91 | 

o 

10.760 x 

10.211 x 

1.00= 

109.74 

f° 

5 

5.100 x 

4201 

028= 

6.09 

fe) 

Oo 

Bf x 

28x 

1.00 = 

17.40 fF 

a 

5.100 x 

256m 

x 

043= 

5641 

Oo 

1.1mx 

441mx 

100= 

48.95 n° 

g 

0.29% x 

45.341 x 

050- 

e721 

Total 

Living Area (rounded) 

[] 

3718 x 

48340 x 

100= 

171.93 

fF 

(Ro. 

Appraisal & Associates, LLC

LOCATION MAP 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

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— BE 

| 

5D 

a 1 

: 

: 

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: A 

\ 

outh 

Higgins 

oe 

Lake 

ha” 

List 

Houghton Lake 

State Forest Park 

—— 

|—- 

Mid-Forest Lodge €) 

inson 

Appraisal & Associates, LLC

AERIAL MAP 

File No.: 

20250284 

Borrower: Melissa Kessler 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

Subject 

108 Choctaw TRL 

Prudenvilie, MI 48651 

(Ro. 

Appraisal & Associates, LLC

FLOOD MAP 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

Subject 

108 Choctaw TRL 

Prudenville, MI 48651 

1g svemo 

W Neatlo 

Rd 

FLOOD INFORMATION 

Community: Township of Denton 

Property is NOT in 

a FEMA Special Flood Hazard Area 

Map Number: 26143C0295A 

Panel: 26143C0295 

Zone: X 

Map Date: 01-18-2012 

FIPS: 26143 

Source: FEMA DFIRM 

Sky Flood™ 

S00 ange; oy 

Bright Angel Dx 

i 

| 

i i 

Sg 

§ 

op aR 

% 

i 

“ 

y 

Bi. 

Pry 

Borie © 

ach 

LEGEND 

A 

= FEMA Special Flood Hazard Area - High Risk 

= Moderate and Minimal Risk Areas 

Road View: 

| 

= Forest 

i 

I] 

= Water 

No representations or warranties to any party concerning the content, accuracy or completeness of this flood report, including any warranty of merchantability or 

fitness for a particular 

purpose is implied or provided. Visual scaling factors differ between map layers and are separate from flood zone information at marker location. 

No liability is accepted to any third party for any use or misuse of this flood map or its data. 

[Ro 

Appraisal & Associates, LLC

License 

Borrower: Melissa Kessler 

File No.: 

20250284 

Governor 

STATE 

OF MICHIGAN 

LICENSE No. 

EXEIRATION DATE 

A 

BR 

Re 

CREAR BO 

PR 

DEPARTMENT 

OF LICENSING 

AND REGULATORY AFFAIRS 

BUREAU 

OF PROFESSIONAL LICENSING 

CERTIFIED RESIDENTIAL REAL ESTATE APPRAISER LICENSE 

1204006060 

07/31/2025 

23192040700 

THE STATE OF CHAN 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

Fa 

APCD NANA 

AOE DON 

NN 

a 

2 

AN 

| 

0681406 

5 

GRETCHEN WHITRER 

THIS DOCUMENT 

18 DULY 

ISSUED UNDER THE LAWS CF 

inson 

Appraisal & Associates, LLC

E&O Insurance 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

~~ 

AcORrRD 

CERTIFICATE OF LIABILITY INSURANCE 

tute 

00/2312024 

THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS 

CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES 

BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED 

REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER. 

IMPORTANT: 

If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must have ADDITIONAL INSURED provisions or be endorsed. 

If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on 

this certificate does not confer rights to the certificate holder in lieu of such endorsement(s). 

PRODUCER 

Era 

Amy Winkelman 

JA. Price Agency, Inc. 

Re. 

oi xy (000) 044-0110 

TAR nop: 

(952) 944-5061 

6340 Shady Oak Road, Suite 500 

Aporess: 

amywinkelman@japrice.com 

INSURER(S) AFFORDING COVERAGE 

NAIC» 

Eden Prairie 

MN 55344 

INsuRERA: 

Travelers Casualty and Surety Company of Amer'ca 

31184 

— 

INSURER 

® 

Robinson Appraisal & Associates LLC 

INSURER 

C : 

Robert L Robinson Jr 

INSURER 

D 

3442 Wilder Rd 

INSURER : 

Bay City 

n_is7os 

INSURER F 

COVERAGES 

CERTIFICATE NUMBER: 

24-28 

REVISION NUMBER: 

THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD 

INDICATED. NOTWITHSTANDING ANY REQUIREMENT TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS 

CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, 

EXCLUSIONS 

AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED 3Y PAID CLAIMS. 

LTR 

TYPE OF INSURANCE 

INS | WD 

POLICY NUMBER 

Pt abiaf | (MMDDIYYYY) 

Mis 

COMMERCIAL GENERAL LIABILITY 

EACH GOCURRENGE 

. 

] cLavs mace J CECUR 

FRE 

ns 

3 

a eee 

aime 

aay 

MED EXP (Any one porson) 

3 

PERSONAL 8 ADV INJURY 

$ 

GENLAGGREGATE LIMIT APPLIES PER 

GENERAL AGGREGATE 

3s 

POLICY ] fe 

| 100 

PRODUCTS 

- COMPIOPAGG | § 

OTHER 

od 

COMBINED SINGLE UIT 

| AUTOMOBILE LaBiuTY 

| (Ea accident 

3 

ANYAUTO 

BODILY INJURY (Por perso) 

| 

omen 

[]5ciEpuen 

EDDILY INJURY (Por acodont) | § 

[| MRED 

NON-OWNED 

PROPERTY DAMAGE 

s 

|| Auros ony 

AUTOS ONLY 

(Pes 

$ 

| pUSERCLROKS 

|__| aceon 

EACH OCCURRENCE 

5 

EXCESS LAB. 

CLAMS MADE 

AGGREGATE 

$ 

oe 

| 

| mevenmion s 

$ 

WORKERS CONPENSATION 

ho 

TE 

ER 

AND EMPLOYERS’ LIABILITY 

pon 

ANY PROPRIETOR FAR TNER/EXECUTIVE | Sik 

EL EACH ACCIDENT 

[3 

OF FICER/MEMBER EXCLUDED? 

(Mandatory in NH) 

EL DISEASE 

. EA EMPLOVEE | § 

if 

yos, tinseribe under 

SCRIPTION OF OPERATIONS bolow 

EL DISEASE. POLICY LIMIT | § 

Real Estate 

sers E&C 

A | Retrtcie ilps 

N | N | oto7e232028 

10/10/2024 | 10/10/2026 

|Per Claim 

$1,000,000 

Agaregate 

$1,000,000 

[ oescripmion oF OPERATIONS 

/ LOCATIONS. [VEHICLES (ACORD 101, 

may be 

If more space is required) 

Coverec Real Estate Appraisers Include: Robert L Robinson, Jr, Karryr L Fernefta, 

CERTIFICATE HOLDER 

CANCELLATION 

SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE 

THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN 

INSURANCE VERIFICATION ONLY 

ACCORDANCE WITH THE POLICY PROVISIONS. 

AUTHORIZED REPRESENTATIVE don 

L 

© 1888-2015 ACORD CORPORATION. All rights reserved. 

ACORD 25 (2016/03) 

The ACORD name and logo are registered marks of ACORD 

inson 

Appraisal & Associates, LLC

Parcel overview 

Borrower: Melissa Kessler 

File No.: 

20250284 

Property Address: 108 Choctaw TRL 

Case No.: 

City: Prudenville 

State: MI 

Zip: 48651 

Lender: Mortgage 1, Inc - Plumbrook 

0034 

HIT 

00352 

003-31 

2025 Parcel Layer: 003-214-221-0000 

2024 SEV 

259,000 

16-0000 

obs. 

Acres 

0 

= 

5 

Im 

[7 

legalDescr 

L818 P-635 223 LOTS 221 & 

— 

222 CHEROKEE VILLAGE #4 

Owner_Addr 108 CHOCTAW 

TR 

003-] Fray 

Owner_City 

PRUDENVILLE 

k= a 

Owner Stat 

MI 

003-2 S215 

Owner Zip 

48651 

eg 24 OwnerName THOMPSON MICHAEL D & 

003-009-014-0030 

Ae 

RUTH COHLEEN 

: / 

I 

DWNERSHIP 

Private 

Bo 7 ol 060 

PIN 

003:214:221-0000 

PIN_ANN_1 

221.0000 

003-244-21-01 

Zoom 

to 

-214-234/0000 

Be -252-0000 

0032 4-235-0000 

oo 

[Ro 

Appraisal & Associates, LLC

ROBINSON APPRAISAL & ASSOCIATES, LLC 

USPAP ADDENDUM 

File No. 20250284 

Borrower: Melissa Kessler 

Property Address: 108 Choctaw TRL 

City: 

Prudenville 

County. Roscommon 

State: 

MI 

Zip Code: 48651 

Lender: 

Mortgage 1, Inc - Plumbrook 

APPRAISAL 

AND REPORT IDENTIFICATION 

This report was prepared under the following USPAP reporting option: 

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: 60 Days 

Additional Certifications 

| have performed NO services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year 

period immediately preceding acceptance of this assignment. 

(JI HAVE performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year 

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

Under the 2012-2013 USPAP Standards Rules 2-3 or 3-6, as applicable, 

if no prior services were performed, the following certification 

statement is required: 

o** Appraiser(s): 

| have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this 

report within the three year period immediately preceding acceptance of this assignment. 

o** Reviewer(s): 

| have performed no other services, as an appraiser or in any other capacity, regarding the property that is the subject of 

the work under review within the three year period immediately preceding acceptance of this assignment. 

Additional Comments 

The Intended User of this appraisal report is the Lender/Client. 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 Definition of Market Value. No additional Intended Users are identified by the appraiser. 

NO EMPLOYEE, DIRECTOR, OFFICER OR AGENT OF THE LENDER OR ANY OTHER THIRD PARTY ACTING AS JOINT VENTURE 

PARTNER, INDEPENDENT CONTRACTOR, APPRAISAL MANAGEMENT COMPANY OR PARTNER ON BEHALF OF THE LENDER 

SHALL INFLUENCE OR ATTEMPT TO INFLUENCE THE DEVELOPMENT, REPORTING, RESULT OR REVIEW OF AN APPRAISAL 

THROUGH COERCION, EXTORTION, COLLUSION, COMPENSATION, INSTRUCTION, INDUCEMENT, INTIMIDATION, BRIBERY OR 

IN ANY OTHER MANNER."Appraiser certifies that the appraisal was prepared in accordance with the requirements of Title XI of the 

Financial Institutions Reform, Recovery and Enforcement Act of 1989, as amended {12 U.S.C. 3331 et seq), and any implementing 

regulations.” 

APPRAISER: 

SUPERVISORY APPRAISER 

(only if required): 

GE 

Signature; 

ti 

Signature: 

Name: 

Robert Lee Robinson rl 

Name: 

Date Signed: 05/08/2025 

Date Signed: 

State Certification #: 1204006060 

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; 07/31/2025 

Supervisory Appraiser inspection of Subject Property: 

Effective Date of Appraisal: 05/02/2025 

[J pidNot 

~~ [J Exterior-only from street 

[J Interior and Exterior 

Produced using ACI software, 800.234.8727 www.aciweb.com 

USPAP_1404272015

Reconsideration of Value (ROV) Disclosure * 

An ROV (Reconsideration of Value) is a request to the appraiser to reconsider the analysis and 

conclusions of their appraisal. 

Fannie Mae and Freddie Mac have set forth specific requirements for borrower initiated ROVs. A 

borrower is permitted to initiate only one ROV per appraisal. 

If you have concerns regarding your appraisal, you should contact your lender to request their 

standardized format for providing an ROV. 

To start the process, you must provide your lender the following information: 

+ 

Borrower(s) name 

o 

Property address 

» 

Effective date of the appraisal 

* 

Appraiser name 

» 

Date of the ROV request 

+ 

Identification and description of unsupported, inaccurate, or deficient areas in the 

appraisal report. 

+ 

Additional data, information, and comparable properties (not to exceed five), and the 

related data sources (for example, the MLS listing number). 

* 

An explanation of why the new data supports the ROV. 

To ensure compliance, the information you provide will first be reviewed by your lender to determine 

the relevance and appropriateness of the submission before communication is sent to the 

appraiser. 

The appraiser’s response to the ROV request will be included in a revised version of the appraisal. 

The expected response time back to the AMC/sender is 24 hours once it is received by the 

appraiser. 

There will be no cost to the borrower for an ROV request. 

Requests for clarification or corrections unrelated to the value conclusion should be submitted to 

your lender in writing as well. 

*This disclosure would not apply to products that are not full appraisals.

2026 BOARD OF REVIEW DECISION 

FROM 

DENTON TOWNSHIP 

March 11, 

2026 

P.O. BOX 289 

PRUDENVILLE, MI 48651 

NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: 

PROPERTY IDENTIFICATION: (Parcel Code required. 

Property address 

and legal description optional.): 

P03-214-221-0000 

108 CHOCTAW TR 

KESSLER JERRY & MELISSA 

108 CHOCTAW TR 

PRUDENVILLE, MI 48651 

L-818 P-635 223 LOTS 221 & 222 CHEROKEE VILLAGE #4. 

[THIS PROPERTY IS CLASSIFIED 401 (RESIDENTIAL-IMPROVED) 

Thank you for attending 2026 March Board of Review. The Board has reviewed the information you supplied and the data necessary to 

compute your assessment and taxable value. 

The Board has completed their review of parcel number 003-214-221-0000 

They have made the following determination based on the information you supplied. 

Board of Review Comments 

BASED ON INFORMATION RECEIVED AND REVIEWED, SOME ADJUSTMENT WARRANTED. 

[2026 

ORIGINAL ASSESSED VALUE 

304,500 

| 

[2026 "BOARD OF REVIEW" ASSESSED VALUE 

263,000 

| 

(If the above amounts are the same, no revisions have occured) 

[2026 

ORIGINAL TAXABLE VALUE 

304,500 

| 

[2026 "BOARD OF REVIEW" TAXABLE VALUE 

265,000 

| 

[2026 

PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 

100.0000 

| 

If you are dissatisfied with the action of this Board, you will need to file a petition to initiate a new Small Claims or Entire Tribunal appeal. 

Petition forms and instructions are available on the Michigan Tax Tribunal website at www.michigan.gov/taxtrib. 

Your petition must be filed no later than JULY 31ST 2026 to MICHIGAN TAX TRIBUNAL, P.O. BOX 30232, LANSING, MICHIGAN 

48909. 

*NOTE 

The Tribunal is an administrative court that hears tax appeals for all Michigan taxes. Most of the Tribunals appeals involve property tax; 

however, the Tribunal also hears other state tax issues. The Tribunal is divided into two divisions: the "Entire Tribunal" and "Small Claims." 

With the exception of principle residence and qualified agricultural exemption appeals, any case may be filed in the Entire Tribunal. Only 

certain cases-property disputes involving residential property, poverty and disputes involving other classifications with amounts in 

contention of not more than $100,000 may be filed in the Small Claims Division. 

CANDI HOOVER, CHAIRPERSON 

Board of Review Denton Township

Michigan Department of Treasury 

rd 

\ 

02/23/2026 

618 (Rev. 11-12 

ed 

I 

| 

11:19 AM 

Petition to Board of Review 

L-4035 

This form is issued under the authority of P.A. 206 of 1893, as amended. Filing 

is volun 

the State Tax Commission unless you first protest to the Board of Review 

TO BE COMPLETED BY OWNER OR OWNER'S AGENT 

However you may not appeal to the Michigan Tax Tribunal or 

Owner's Name (Please Print or Type) 

Petitioner's Name (If Other than Owner. Please Print or Type) 

KESSLER JERRY & MELISSA 

Township or City 

County 

DENTON TOWNSHIP 

Roscommon 

The undersigned protests the assessed value and/or the tentative taxable value and/or the property classification and/or the qualified agricultural property exemption of 

the following described property: 

Property Identified (Parcel code required. Property address & legal description optional) 

: 

003-214-221-0000 

L-818 P-635 223 LOTS 221 & 222 CHEROKEE VILLAGE #4. 

108 CHOCTAW TR 

Protested Item 

W 

Assessed Value 

IY 

Tentative Taxable Value 

0 Classification 

O qQualifed Agricultural 

Property Exemption 

1. 

PROTEST OF ASSESSMENT 

(Complete this section for a protest of assessed value and/or tentative taxable value) 

Assessed Amount 

Tentative Taxable Value 

Year 

304,500 

304,500 

2026 

2. 

PROTEST OF CLASSIFICATION 

(Complete this section for a request to change the classification. The Board of Review must make their decision regarding classification in accordance 

with section 211.34c of the Michigan Compiled Laws. The Board of Review shall not be influenced by the effect that a particular classification has on 

that property's status as a homeowner's principal residence or qualified agricultural property.) 

Classification of property on this years assessment roll: 

401 

Classification should be: (Please check one of the following) 

OO 

Agricultural 

O Industrial 

OTimber Cutover 

[J utility (Personal Property Only) 

OJ 

Commercial 

[J Residential 

0 Developmental 

3. 

PROTEST OF EXEMPTION FOR QUALIFIED AGRICULTURAL PROPERTY 

(If the assessor has denied or changed the percentage of the exemption from the 18 mills of local school operating tax for qualified agricultural property, 

the owner may appeal this action to the March Board of Review. THE BOARD OF REVIEW HAS NO AUTHORITY TO CONSIDER OR ACT UPON THE 

EXEMPTION FROM THE 18 SCHOOL OPERATING MILLS FOR HOMEOWNER'S PRINCIPAL RESIDENCE PROPERTIES.) 

Percent qualified agricultural exemption granted by assessor: (Enter 0 if exemption is denied) 

[Percent qualified agricultural exemption requested by Owner: (Enter 100 if full 

[exemption requested) 

Vd REASON FOR PROTEST 

State reason(s) for protest of assessed value and/or the tentative taxable value and/or classification and/or qualified agricultural property exemption. 

. 

The 

property 

sold 1m ent armls 1engt transact; Ov in May 

03 

for tHW5) voc 

confirmed 

by «— protdssional appraisal jwhile the 

Cuvrint assessed value 

jmpiies CC pratt Vel 

$l 

58 $07, 

000, LIE 

; 

g- 

S55 es 

To 

Ab 

(e 

val ul 

BR edd] 

ws 

tLe 

c 

V 

gist 

irs ey 

aX Ab (ev 

e 

Lj usted 1 

lect 

CERTIFICATION 

Signature 

5 

Date 

i 

Nl irgn 

HE SE pou le 

| 

3 / 2 [2036 

Address 

oe 

: 

Phone Number 

12% Chocks Taal Soudenv: Le, 

5 B— 915-3 4 

| 

www.michigan.gov/treasury

Form 618, Page 2 

FOR BOARD OF REVIEW USE ONLY 

INSTRUCTIONS: Incorporate a copy of this form and the assigned number in the Board of Review minutes. 

Petition Number 

I= 

7 

Barcel Code 

RR ET 

1. 

ASSESSED VALUE 

O 

Denied 

03-214-221-0000 

Iq 

Assessed Value Changed From: [304,500] To: 

Record of Vote 

- Board or three’member committee of board 

pr 

o 

Chairperson: [les 

no (CH 

Member: 

[ ves 

[J no AD) 

Member: 

5 ves 

[J nol 

Initials 

Initials 

Initials | 

Reason for Board Action: 

/ 

Basu 

ga 

va do 

tecverd 

& reviend 

Soe adore bd RON 

4 

If you disagree with the decision of the Board of Review regarding tentative assessed value, you may appeal that decision by filing a petition with the Michigan Tax Tribunal at 

IPO Box 30232, Lansing, MI 48909. Commercial Real, Industrial Real, Developmental Real, Commercial Personal, Industrial Personal and Utility Personal Property may be 

ppealed by May 31. Agricultural Real, Residential Real, Timber - Cutover Real, and Agricultural Personal Property may be appealed by July 31. The petition must be filed on 

Michigan Tax Tribunal form or a form approved by the Michigan Tax Tribunal. Michigan Tax Tribunal forms are available at www.michigan.gov/taxtrib. 

Disposition by Board of Review. The 

Board of Review must state the reason for its action below. 

Te] 

O 

Denied 

K Tentative Taxable Value Changed From: 

304,500 

To: AZS) 205 

(See attached L-4035A) 

7 

Record of Vote - Board or three member “ 

of board. 

pe 

Chairperson: ps ves 

[J 

No 

Member: 

[i] ves 

[J 

no 

G 2) Member: 

® ves 

[J nol 

: 4 

Initials 

Initials 

nifials 

Reason for Board Action: 

Buh 

an 

a fo 

Cece > rev cad Come 

wd fs fond wnrmbf 

If you disagree with the decision of the Board of Review regarding tentative taxable value, you may appeal that decision by filing a petition with the Michigan Tax Tribunal at 

IPO Box 30232, Lansing MI 48909. Commercial Real, Industrial Real, Developmental Real, Commercial Personal, Industrial Personal and Utility Personal Property may be 

ppealed by May 31. Agricultural Real, Residential Real, Timber - Cutover Real, and Agricultural Personal Property may be appealed by July 31. The petition must be filed on 

Michigan Tax Tribunal form or a form approved by the Michigan Tax Tribunal. Michigan Tax Tribunal forms are available at www.michigan.gov/taxtrib. 

Ty 

EX 

ay 

O 

Denied 

O 

Classification Changed From: 

401 

To: 

Record of Vote - Board or three member committee of board. 

i 

4 

E 

NO 

3 

s 

NO ——— 

Member: 

YES 

NO_____ 

Chaimerson 

OU YES 

ul 

Initials 

Member 

Od 

YE 

ul 

Initials 

0 

Ul 

Initials 

Reason for Board Action: 

f you disagree with the decision of the Board of Review regarding classification, you may appeal by sending Form 2167 to the State Tax Commission, PO Box 30471, 

lansing MI 48909, by June 30. 

4. QUALIFIED AGRICULTURAL PROPERTY EXEMPTIO 2st 

i 

Disposition by Board of Review. The Board of Review must state the reason for its action below. 

O 

Exemption Request Denied 

O 

Exemption percent modified from 

% To: 

% 

Record of Vote - Board or three member committee of board. 

Chairperson: [J Yes 

[J 

No 

Member: 

[J ves 

[J no 

Member: 

[] Yes 

[J] No 

Initials 

Initials 

Initials 

Reason for Board Action: 

If you disagree with the decision of the Board of Review regarding qualified agricultural property exemption, you may appeal that decision by filing a petition with the Michigan 

Tax Tribunal, PO Box 30232, Lansing MI 48909 by July 31. The petition must be filed on a Michigan Tax Tribunal form or a form approved by the Michigan Tax Tribunal. 

Boafd of 

Review Secretafy 

Sighature 

Date 

/ 

Ra

Michigan Department 

of Treasury 

L-4035a 

3128 (Rov. 12-25) 

2026 Taxable Value Calculations Worksheet 

Issued under authority of PA 206 of 1893. Fillng Is mandatory. 

Petition No. 

_1 

Parcel No. 003-214-221-0000 

This form must be completed by the Board of Review (BOR) and made part of the Board of Review Record 

whenever a change is made to an individual parcel of property which causes Taxable Value to change. 

SECTION 1 

To be completed if the BOR changes Assessed Value. 

By Assessor 

By BOR 

2026 ASSESSEA VAIUE .......evieiiiieiecieiitee scents es eaenseseens = 

304,500 

265,000 

2026 Tentative SEV 

= 

265,000 

xX 

1.000 

2026 Assessed Value 

2026 Tentative Equalization Factor 

2026 Tentative SEV = 

265,000 

By BOR 

SECTION 2 To be completed if the BOR changes the losses or additions to be used in the Capped Value formula or 

grants a poverty exemption. 

By Assessor 

By BOR 

2025 Final Taxable Value as set by Assessor, Board of Review or Michigan 

Tax Tribunal (Enter number into column labeled “By Assessor.")... 

= 

181,817 

181,817 

AMOUNE Of LOSSES ...covviuiiirerieiiiciieicteecirteeerensesesns 

eases senses sone = 

0 

0 

(See page 11 and 12 of STC Bulletin #3 of 1995 for formulas) 

AMOUNE Of AQGIIONS ....ooovverviecerersseeeertseeesesseecssee 

iene ssessesssssssssssssssssssssssens = 

0 

0 

(See pages 6-11 of STC Bulletin # 3 of 1995 for formulas.) 

IMPORTANT 

See STC Bulletin #3 of 1997 for change to formula for Replacement Construction. 

2026 Capped Value 

= 

( 

181,817 

- 

0 

)X 

1.027 

+ 

0 

ut Taxable Value 

Losses 

IRM 

Additions 

1025 

2026 Capped Value 

= 

186,726 

By BOR 

SECTION 3 To be completed if the BOR changes the uncapping percentage. 

By 

Assessor 

UNCAPPING PEICENE .....covviiiiiiiiiititrtctiscs 

esses assesses sns sass = 

100.0000 

100.0000 

2026 Tentative Taxable Value is the lesser of the 2026 Capped Value or the 2026 Tentative SEV, unless there has been a 

transfer of ownership. If there has been a transfer of ownership, the taxable value is equal to the SEV. 

2026 Tentative Taxable Value = 

265,000 

NEA 

~ 3-11-26

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