Two Appraisals.pdf
Douglas A. Sommer Petitioner Vs. Township Of Bangor Respondent · 26-002686-TT
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File No. - - - - - - - - - - - - - - - - - - - - - - - - - - - - ********* INVOICE ********* File Number: Borrower : Invoice # : Order Date : Reference/Case # : PO Number : $ $ Invoice Total $ State Sales Tax @ $ Deposit ($ ) Deposit ($ ) Amount Due $ Terms: Please Make Check Payable To: Fed. I.D. #: 20260260 3442 Wilder Rd ROBINSON APPRAISAL & ASSOCIATES, LLC We Appreciate Your Business! 27-4647468 BAY CITY MI 48706 3442 Wilder Rd ROBINSON APPRAISAL & ASSOCIATES, LLC Client paid 0.00 250.00 0.00 0% 250.00 250.00 APPRAISAL FEE Bay City, MI 48706 NHN Patterson Rd 04/20/2026 20260260 Doug Sommer Homeowner / Estate / Trust / SOMMER 04/20/2026 20260260
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File No. APPRAISAL OF LOCATED AT: FOR: BORROWER: AS OF: BY: 20260260 3442 Wilder Rd ROBINSON APPRAISAL & ASSOCIATES, LLC State Certified Real Estate Appraiser Robert Lee Robinson Jr. April 27, 2026 Doug Sommer Homeowner / Estate / Trust / SOMMER Bay City, MI 48706 NHN Patterson Rd
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File No. File Number: In accordance with your request, I have appraised the real property at: The purpose of this appraisal is to develop an opinion of the market value of the subject property, as vacant. The property rights appraised are the fee simple interest in the site. In my opinion, the market value of the property as of is: The attached report contains the description, analysis and supportive data for the conclusions, final opinion of value, descriptive photographs, limiting conditions and appropriate certifications. 20260260 3442 Wilder Rd ROBINSON APPRAISAL & ASSOCIATES, LLC State Certified Real Estate Appraiser Robert Lee Robinson Jr. Sincerely, Sixteen Thousand Dollars $16,000 April 27, 2026 Bay City, MI 48706 NHN Patterson Rd 20260260 Homeowner / Estate / Trust / SOMMER 04/20/2026
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File No. LAND APPRAISAL REPORT Property Address Census Tract City County State Zip Code Legal Description Owner/Occupant Map Reference Sale Price $ Date of Sale Loan charges/concessions to be paid by seller $ R.E. Taxes $ Tax Year HOA $/Mo. Lender/Client LENDER DISCRETIONARY USE Sale Price $ Date Mortgage Amount $ Mortgage Type Discount Points and Other Concessions Paid by Seller $ Source Property Rights Appraised Fee Simple Leashold Condominium (HUD/VA) PUD SUBJECT LOCATION Urban Suburban Rural BUILT UP Over 75% 25-75% Under 25% GROWTH RATE Rapid Stable Slow PROPERTY VALUES Increasing Stable Declining DEMAND/SUPPLY Shortage In Balance Over Supply MARKETING TIME Under 3 Mos. 3-6 Mos. Over 6 Mos. PRESENT LAND USE % Single Family 2-4 Family Multi-Family Commercial Industrial Vacant LAND USE CHANGE Not Likely Likely In process To: PREDOMINANT OCCUPANCY Owner Tenant Vacant (0-5%) Vacant (over 5%) SINGLE FAMILY HOUSING PRICE AGE $(000) (yrs) Low High Predominant - NEIGHBORHOOD ANALYSIS Good Avg. Fair Poor Employment Stability Convenience to Employment Convenience to Shopping Convenience to Schools Adequacy of Public Transportation Recreation Facilities Adequacy of Facilities Property Compatibility Protection from Detrimental Cond. Police & Fire Protection General Appearance of Properties Appeal to Market Note: Race or the racial composition of the neighborhood are not considered reliable appraisal factors. COMMENTS: NEIGHBORHOOD Dimensions Site Area Corner Lot Zoning Classification Zoning Compliance HIGHEST & BEST USE: Present Use Other Use UTILITIES Public Other Electricity Gas Water Sanitary Sewer Storm Sewer SITE IMPROVEMENTS Type Public Private Street Curb/Gutter Sidewalk Street Lights Alley Topography Size Shape Drainage View Landscaping Driveway Apparent Easements FEMA Flood Hazard Yes* No FEMA* Map/Zone Comments (Apparent adverse easements, encroachments, special assessments, slide areas, etc.): SITE The undersigned has recited three recent sales of properties most similiar and proximate to subject and has considered these in the market analysis. The description includes a dollar adjustment, reflecting market reaction to those items of significant variation between the subject and comparable properties. If a significant item in the comparable property is superior t o , o r m o r e f a v o r a b l e t h a n , t h e s u b j e c t p r o p e r t y , a m i n u s ( - ) a d j u s t m e n t i s m a d e , t h u s r e d u c i n g t h e i n d i c a t e d v a l u e o f s u b j e c t ; i f a s i g n i f i c a n t i t e m i n t h e c o m p a r a b l e i s i n f e r i o r t o , or less favorable than, the subject property, a plus (+) adjustment is made, thus increasing the indicated value of the subject. ITEM Address Proximity to Subject Sales Price Price/ Data Source VALUE ADJUSTMENTS Sales or Financing Concessions Date of Sale/Time Location Site/View Net Adj. (total) Indicated Value of Subject SUBJECT $ $ DESCRIPTION COMPARABLE NO. 1 $ $ DESCRIPTION +(-)$ Adjustment + - $ Gross: Net: $ COMPARABLE NO. 2 $ $ DESCRIPTION +(-)$ Adjustment + - $ Gross: Net: $ COMPARABLE NO. 3 $ $ DESCRIPTION +(-)$ Adjustment + - $ Gross: Net: $ Comments of Sales Comparison: SALES COMPARISON ANALYSIS Comments and Conditions of Appraisal: Final Reconciliation: I (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE SUBJECT PROPERTY AS OF to be $ I (We) certify: that to the best of my (our) knowledge and belief, the facts and data used herein are true and correct; that I (we) personally inspected the subject property and inspected all comparable sales cited in this report; and that I (we) have no undisclosed interest, present or prospective therein. Appraiser(s) Review Appraiser Did Did Not (if applicable) Inspect Property RECONCILIATION Proprietary Land Form 04/88 Produced using ACI software, 800.234.8727 www.aciweb.com 20260260 ROBINSON APPRAISAL & ASSOCIATES, LLC X Homeowner / Estate / Trust / SOMMER N/A 2026 996.25 N/A N/A N/A 26-017 SOMMER, DOUG See Attached Addendum 48706 MI Bay Bay City 2859.00 NHN Patterson Rd The subject is located in Bangor Township, in Bay County, Bangor schools, This is a suburban location with some small businesses and schools & churches. No adverse factors are noted, which would negatively effect value. X X X X X X X X X X X X 62 156 1 199 710 26 X X X 10% 5% 5% 2% 3% 75% X X X X X X The subject site is typical of this location and site improvements conform to the neighborhood. The utilities available are typical of the area. AE Typical utilities Dirt,Gravel Typical Typical Appears Adequate Mostly Rectangular Typical for Area Basically Level None At corners None None X Asphalt Ready to go Ready to go Ready to go Ready to go Ready to go X Vacant / Buildable Single Family Yes R-2 No 2.06 ac 253.50 x 363 2.06 ac None Outbuildings At road - Ready to go Utilites 2.06 ac / Woods Outlying subrbn N/A N/A Bay City NHN Patterson Rd 20,375 -59.3 59.3 29,625 X None At road - Ready to go -29,625 10.59 ac / Woods Outlying subrbn 02/19/2025 - 56 0 Conventional BCRA # 50095168 DOM 116 50000 50,000 0.54 miles NW Bay City, MI 48706 0 Richards Rd 14,000 12.0 12.0 1,500 X None At road - Ready to go 1,500 1.72 ac / Woods Outlying subrbn 09/02/2025 - 816 None Cash MLS/Exterior Inspection 12,500 0.28 miles NW Bay City, MI 48706 NHN ZIMMER RD 12,450 43.1 43.1 3,750 X None At road - Ready to go 3,750 1.27 ac / Woods Outlying subrbn 05/21/2025 - 698 None Cash MLS/Exterior Inspection 8,700 0.28 miles NW Bay City, MI 48706 NHN ZIMMER RD See Attached Addendum Robert Lee Robinson Jr. 16,000 April 27, 2026 See Attached Addendum See Attached Addendum Robinson Appraisal & Associates, LLC
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File No. LAND APPRAISAL REPORT The undersigned has recited three recent sales of properties most similiar and proximate to subject and has considered these in the market analysis. The description includes a dollar adjustment, reflecting market reaction to those items of significant variation between the subject and comparable properties. If a significant item in the comparable property is superior t o , o r m o r e f a v o r a b l e t h a n , t h e s u b j e c t p r o p e r t y , a m i n u s ( - ) a d j u s t m e n t i s m a d e , t h u s r e d u c i n g t h e i n d i c a t e d v a l u e o f s u b j e c t ; i f a s i g n i f i c a n t i t e m i n t h e c o m p a r a b l e i s i n f e r i o r t o , or less favorable than, the subject property, a plus (+) adjustment is made, thus increasing the indicated value of the subject. ITEM Address Proximity to Subject Sales Price Price/ Data Source VALUE ADJUSTMENTS Sales or Financing Concessions Date of Sale/Time Location Site/View Net Adj. (total) Indicated Value of Subject SUBJECT $ $ DESCRIPTION COMPARABLE NO. 4 $ $ DESCRIPTION +(-)$ Adjustment + - $ Gross: Net: $ COMPARABLE NO. 5 $ $ DESCRIPTION +(-)$ Adjustment + - $ Gross: Net: $ COMPARABLE NO. 6 $ $ DESCRIPTION +(-)$ Adjustment + - $ Gross: Net: $ SALES COMPARISON ANALYSIS ADDITIONAL COMMENTS Proprietary Land Form 04/88 Produced using ACI software, 800.234.8727 www.aciweb.com 20260260 ROBINSON APPRAISAL & ASSOCIATES, LLC None Outbuildings At road - Ready to go Utilites 2.06 ac / Woods Outlying subrbn N/A N/A Bay City NHN Patterson Rd 27,000 0.0 0.0 0 X None At road - Ready to 0.47 ac / Woods Outlying subrbn Active Listing Listing MLS/Exterior Inspection 27,000 0.57 miles SE Bay City, MI 48706 NHN Shady Shores Rd 0 0.0 0.0 0 X 0 0.0 0.0 0 X
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ADDENDUM Borrower: Doug Sommer File No.: 20260260 Property Address: NHN Patterson Rd Case No.: City: Bay City State: MI Zip: 48706 Lender: Homeowner / Estate / Trust / SOMMER Addendum Page 1 of 1 Legal Description LOTS 26 THRU 29, LOT 33 & N 1/2 OF LOTS 30, 31, 32 & 34. ALSO 50 FT N & S ADJ ON N FOR PROPOSED ROZENGARD RD. ROZENGARD SUBDIVISION AS RECORDED IN LIBER 5 OF PLATS PAGE 26 OF BAY COUNTY RECORDS. Comments on Sales Comparison The comparable sales analyzed all reflect a similar adjusted value range, providing consistent market support for the concluded value. Each comparable was afforded similar weight in the sales comparison approach, as no single sale was found to be superior or inferior based on location, physical characteristics, or market relevance. Within the subject’s market area, major highways, expressways, primary roadways, railroad lines, and rivers do not function as neighborhood boundaries. Market evidence indicates that these features do not create a separation in buyer perception, nor do they result in measurable value differences for properties located on either side. Adjustments applied for individual property characteristics and site or lot size were developed through a combination of detailed market research, paired sales analysis, and discussions with the local assessor and area real estate professionals, all of which helped establish the contributory value of each item observed in the marketplace. The listing was added only to support the high end and to show a stable market, however not sold. The subject property consists of a sparse, rustic parcel with miscellaneous personal property observed throughout the site. No improvements or structures affixed to the land were noted at the time of inspection. Accordingly, the subject property is being appraised as vacant land. Condition of Appraisal Comments Based on a preliminary flood zone review, the subject property appears to be located partially or entirely within a designated floodplain/flood zone. At this time, it has not been verified whether the property is buildable, nor has the extent of any regulated wetlands on the site been determined. The presence of floodplain and/or wetland restrictions could significantly limit development potential, usable acreage, and permitted uses. These factors could have a material adverse impact on the market value of the subject property once fully verified. It is my opinion that the owner paid more than market value for the subject property at the time of sale. The property was acquired through a land contract transaction, and it appears the buyer did not have adequate representation and/or the assistance of a licensed real estate professional. The lack of professional guidance and due diligence may have contributed to the purchase price not fully reflecting the property’s physical limitations, regulatory constraints, and overall market conditions at the time of sale. The subject property consists of a sparse, rustic parcel with miscellaneous personal property observed throughout the site. No improvements or structures affixed to the land were noted at the time of inspection. Accordingly, the subject property is being appraised as vacant land. Final Reconciliation The market data approach best reflects the attitudes of buyers and sellers in today's market place. The income approach is not considered, due to the lack of single family rentals and data for similar homes. It is my opinion that the owner paid more than market value for the subject property at the time of sale. The property was acquired through a land contract transaction, and it appears the buyer did not have adequate representation and/or the assistance of a licensed real estate professional. The lack of professional guidance and due diligence may have contributed to the purchase price not fully reflecting the property’s physical limitations, regulatory constraints, and overall market conditions at the time of sale.
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File No. 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 considers his 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 LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification that appears in the appraisal report is subject to the following 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. The appraiser assumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basis of it being under responsible ownership. 2. The appraiser has provided a sketch in the appraisal report to show approximate dimensions of the improvements and the sketch is included only to assist the reader of the report 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 the appraisal report whether 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. 5. The appraiser has estimated the value of the land in the cost approach at its highest and best use and the improvements at their contributory value. These separate valuations of the land and improvements must not be used in conjunction with any other appraisal and are invalid if they are so used. 6. The appraiser has noted in the appraisal report any adverse conditions (such as, needed repairs, depreciation, 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 normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapparent conditions of the property or adverse environmental conditions (including the presence of hazardous wastes, toxic substances, etc. ) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied, regarding the condition of the property. 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, the appraisal report must not be considered as an environmental assessment of the property. 7. The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items that were furnished by other parties. 8. The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice. 9. 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 completion of the improvements will be performed in a workmanlike manner. 10. The appraiser must provide his or her prior written consent before the lender/client specified in the appraisal report can distribute the appraisal report (including conclusions about the property value, the appraiser's identity and professional designations, and references to any professional appraisal organizations or the firm with which the appraiser is associated ) to anyone other than the borrower; the mortgagee or its successors and assigns; the mortgage insurer; consultants; professional appraisal organizations; any state or federally approved financial institution; or any department, agency, or instrumentality of the United States or any state or the District of Columbia; except that the lender/client may distribute the property description section of the report only to data collection or reporting service(s) without having to obtain the appraiser's prior written consent. The appraiser's written consent and approval must also be obtained before the appraisal can be conveyed by anyone to the public through advertising, public relations, news, sales, or other media. Vacant Land Page 1 of 2 20260260
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File No. APPRAISERS CERTIFICATION: The Appraiser certifies and agrees that: 1. I have researched the subject market area and have selected a minimum of three recent sales of properties most similar and proximate to the subject property for consideration in the sales comparison analysis and have made a dollar adjustment when appropriate to reflect the market reaction to those items of significant variation. If a significant item in a comparable property is superior to , or more favorable than, the subject property, I have made a negative adjustment to reduce the adjusted sales price of the comparable and, if a significant item in a comparable property is inferior to, or less favorable than the subject property, I have made a positive adjustment to increase the adjusted sales price of the comparable. 2. I have taken into consideration the factors that have an impact on value in my development of the estimate of market value in the appraisal report. I have not knowingly withheld any significant information from the appraisal report and I believe, to the best of my knowledge, that all statements and information in the appraisal report are true and correct. 3. I stated in the appraisal report only my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the contingent and Limiting Conditions specified in this form. 4. I have no present or prospective interest in the property that is the subject to this report, and I have no present or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or the estimate of market value in the appraisal report on the race, color, religion, sex, 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. 5. I have no present or contemplated future interest in the subject property, and neither my current or future employment nor my compensation for performing this appraisal is contingent on the appraised value of the property. 6. I was not required to report a predetermined value or direction in value that favors the cause of the client or any related party, the amount of the value estimate, the attainment of a specific result, or the occurrence of a subsequent event in order to receive my compensation and/or employment for performing the appraisal. I did not base the appraisal report on a requested minimum valuation, a specific valuation, or the need to approve a specific mortgage loan. 7. I performed this appraisal in conformity 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 as of the effective date of this appraisal, with the exception of the departure provision of those Standards, which does not apply. I acknowledge that an estimate of a reasonable time for exposure in the open market is a condition in the definition of market value and the estimate I developed is consistent with the marketing time noted in the neighborhood section of this report, unless I have otherwise stated in the reconciliation section. 8 . I h a v e p e r s o n a l l y i n s p e c t e d t h e s u b j e c t p r o p e r t y a n d t h e e x t e r i o r o f a l l p r o p e r t i e s l i s t e d a s c o m p a r a b l e s in the appraisal report. I further certify that I have noted any apparent or known adverse conditions in the subject improvements, on the subject site, or on any site within the immediate vicinity of the subject property of which I am aware and have made adjustments for these adverse conditions in my analysis of the property value to the extent that I had market evidence to support them. I have also commented about the effect of the adverse conditions on the marketability of the subject property. 9. I personally prepared all conclusions and opinions about the real estate that were set forth in the appraisal report. If I relied on significant professional assistance from any individual or individuals in the performance of the appraisal or the preparation of the appraisal report, I have named such individual(s) and disclosed the specific tasks performed by them in the reconciliation section of this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in the report; therefore, if an unauthorized change is made to the appraisal report, I will take no responsibility for it. SUPERVISORY APPRAISER'S CERTIFICATION: If a supervisory appraiser signed the appraisal report, he or she certifies and agrees that: I directly supervise the appraiser who prepared the appraisal report, have reviewed the appraisal report, agree with the statements and conclusions of the appraiser, agree to be bound by the appraiser's certifications numbered 4 through 7 above, and am taking full responsibility for the appraisal and the appraisal report. ADDRESS OF PROPERTY APPRAISED: APPRAISER: SUPERVISORY APPRAISER (only if required) Signature: Signature: Name: Name: Date Signed: Date Signed: State Certification #: State Certification #: or State License #: or State License #: State: State: Expiration Date of Certification or License: Expiration Date of Certification or License: Did Did Not Inspect Property Vacant Land Page 2 of 2 State Certified Real Estate Appraiser 07/31/2027 MI 1204006060 04/30/2026 Robert Lee Robinson Jr. NHN Patterson Rd, Bay City, MI, 48706 20260260
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SUBJECT PROPERTY PHOTO ADDENDUM Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: FRONT VIEW OF SUBJECT PROPERTY Appraised Date: Appraised Value: $ REAR VIEW OF SUBJECT PROPERTY STREET SCENE Homeowner / Estate / Trust / SOMMER 48706 MI Bay City NHN Patterson Rd 20260260 Doug Sommer 16,000 April 27, 2026
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COMPARABLE PROPERTY PHOTO ADDENDUM Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: COMPARABLE SALE #1 Sale Date: Sale Price: $ COMPARABLE SALE #2 Sale Date: Sale Price: $ COMPARABLE SALE #3 Sale Date: Sale Price: $ Homeowner / Estate / Trust / SOMMER 48706 MI Bay City NHN Patterson Rd 20260260 Doug Sommer 50,000 02/19/2025 - 56 Bay City, MI 48706 0 Richards Rd 12,500 09/02/2025 - 816 Bay City, MI 48706 NHN ZIMMER RD 8,700 05/21/2025 - 698 Bay City, MI 48706 NHN ZIMMER RD
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LOCATION MAP Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / SOMMER 48706 MI Bay City NHN Patterson Rd 20260260 Doug Sommer
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AERIAL MAP Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / SOMMER 48706 MI Bay City NHN Patterson Rd 20260260 Doug Sommer
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FLOOD MAP Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / SOMMER 48706 MI Bay City NHN Patterson Rd 20260260 Doug Sommer
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / SOMMER 48706 MI Bay City NHN Patterson Rd 20260260 Doug Sommer E&O Insurance
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / SOMMER 48706 MI Bay City NHN Patterson Rd 20260260 Doug Sommer License
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / SOMMER 48706 MI Bay City NHN Patterson Rd 20260260 Doug Sommer Property Card
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / SOMMER 48706 MI Bay City NHN Patterson Rd 20260260 Doug Sommer Property Card
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / SOMMER 48706 MI Bay City NHN Patterson Rd 20260260 Doug Sommer Property Card
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PLAT MAP Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / SOMMER 48706 MI Bay City NHN Patterson Rd 20260260 Doug Sommer
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USPAP ADDENDUM File No. Borrower: Property Address: City: County: State: Zip Code: Lender: This report was prepared under the following USPAP reporting option: Appraisal Report A written report prepared under Standards Rule 2-2(a). Restricted Appraisal Report A written report prepared under Standards Rule 2-2(b). APPRAISAL AND REPORT IDENTIFICATION Reasonable Exposure Time My opinion of a reasonable exposure time for the subject property at the market value stated in this report is: Additional Certifications I have performed NO services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. I HAVE performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. Those services are described in the comments below. Additional Comments APPRAISER: SUPERVISORY APPRAISER (only if required): Signature: Signature: Name: Name: Date Signed: Date Signed: State Certification #: State Certification #: or State License #: or State License #: or Other (describe): State #: State: State: Expiration Date of Certification or License: Expiration Date of Certification or License: Supervisory Appraiser inspection of Subject Property: Effective Date of Appraisal: Did Not Exterior-only from street Interior and Exterior Produced using ACI software, 800.234.8727 www.aciweb.com USPAP_14 04272015 20260260 ROBINSON APPRAISAL & ASSOCIATES, LLC Homeowner / Estate / Trust / SOMMER 48706 MI Bay Bay City NHN Patterson Rd Doug Sommer X 60 Days 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): I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three year period immediately preceding acceptance of this assignment. o** Reviewer(s): I 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. X Clarification of Intended Use and Intended User:SOMMER The Intended User of this appraisal report is the Client/SOMMER. The Intended Use is to evaluate the property that is the subject of this appraisal to assist client in determine fair market value, prior to any sale. 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. April 27, 2026 07/31/2027 MI 1204006060 04/30/2026 Robert Lee Robinson Jr.
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File No. - - - - - - - - - - - - - - - - - - - - - - - - - - - - ********* INVOICE ********* File Number: Borrower : Invoice # : Order Date : Reference/Case # : PO Number : $ $ Invoice Total $ State Sales Tax @ $ Deposit ($ ) Deposit ($ ) Amount Due $ Terms: Please Make Check Payable To: Fed. I.D. #: 20260261 3442 Wilder Rd ROBINSON APPRAISAL & ASSOCIATES, LLC We Appreciate Your Business! 27-4647468 BAY CITY MI 48706 3442 Wilder Rd ROBINSON APPRAISAL & ASSOCIATES, LLC Client paid 0.00 250.00 0.00 0% 250.00 250.00 APPRAISAL FEE Bay City, MI 48706 NHN Patterson Rd 04/20/2026 20260261 Doug Sommer Homeowner / Estate / Trust / Sommer 04/20/2026 20260261
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File No. APPRAISAL OF LOCATED AT: FOR: BORROWER: AS OF: BY: 20260261 3442 Wilder Rd ROBINSON APPRAISAL & ASSOCIATES, LLC State Certified Real Estate Appraiser Robert Lee Robinson Jr. April 27, 2026 Doug Sommer Homeowner / Estate / Trust / Sommer Bay City, MI 48706 NHN Patterson Rd
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File No. File Number: In accordance with your request, I have appraised the real property at: The purpose of this appraisal is to develop an opinion of the market value of the subject property, as vacant. The property rights appraised are the fee simple interest in the site. In my opinion, the market value of the property as of is: The attached report contains the description, analysis and supportive data for the conclusions, final opinion of value, descriptive photographs, limiting conditions and appropriate certifications. 20260261 3442 Wilder Rd ROBINSON APPRAISAL & ASSOCIATES, LLC State Certified Real Estate Appraiser Robert Lee Robinson Jr. Sincerely, Ten Thousand Dollars $10,000 April 27, 2026 Bay City, MI 48706 NHN Patterson Rd 20260261 Homeowner / Estate / Trust / Sommer 04/20/2026
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File No. LAND APPRAISAL REPORT Property Address Census Tract City County State Zip Code Legal Description Owner/Occupant Map Reference Sale Price $ Date of Sale Loan charges/concessions to be paid by seller $ R.E. Taxes $ Tax Year HOA $/Mo. Lender/Client LENDER DISCRETIONARY USE Sale Price $ Date Mortgage Amount $ Mortgage Type Discount Points and Other Concessions Paid by Seller $ Source Property Rights Appraised Fee Simple Leashold Condominium (HUD/VA) PUD SUBJECT LOCATION Urban Suburban Rural BUILT UP Over 75% 25-75% Under 25% GROWTH RATE Rapid Stable Slow PROPERTY VALUES Increasing Stable Declining DEMAND/SUPPLY Shortage In Balance Over Supply MARKETING TIME Under 3 Mos. 3-6 Mos. Over 6 Mos. PRESENT LAND USE % Single Family 2-4 Family Multi-Family Commercial Industrial Vacant LAND USE CHANGE Not Likely Likely In process To: PREDOMINANT OCCUPANCY Owner Tenant Vacant (0-5%) Vacant (over 5%) SINGLE FAMILY HOUSING PRICE AGE $(000) (yrs) Low High Predominant - NEIGHBORHOOD ANALYSIS Good Avg. Fair Poor Employment Stability Convenience to Employment Convenience to Shopping Convenience to Schools Adequacy of Public Transportation Recreation Facilities Adequacy of Facilities Property Compatibility Protection from Detrimental Cond. Police & Fire Protection General Appearance of Properties Appeal to Market Note: Race or the racial composition of the neighborhood are not considered reliable appraisal factors. COMMENTS: NEIGHBORHOOD Dimensions Site Area Corner Lot Zoning Classification Zoning Compliance HIGHEST & BEST USE: Present Use Other Use UTILITIES Public Other Electricity Gas Water Sanitary Sewer Storm Sewer SITE IMPROVEMENTS Type Public Private Street Curb/Gutter Sidewalk Street Lights Alley Topography Size Shape Drainage View Landscaping Driveway Apparent Easements FEMA Flood Hazard Yes* No FEMA* Map/Zone Comments (Apparent adverse easements, encroachments, special assessments, slide areas, etc.): SITE The undersigned has recited three recent sales of properties most similiar and proximate to subject and has considered these in the market analysis. The description includes a dollar adjustment, reflecting market reaction to those items of significant variation between the subject and comparable properties. If a significant item in the comparable property is superior t o , o r m o r e f a v o r a b l e t h a n , t h e s u b j e c t p r o p e r t y , a m i n u s ( - ) a d j u s t m e n t i s m a d e , t h u s r e d u c i n g t h e i n d i c a t e d v a l u e o f s u b j e c t ; i f a s i g n i f i c a n t i t e m i n t h e c o m p a r a b l e i s i n f e r i o r t o , or less favorable than, the subject property, a plus (+) adjustment is made, thus increasing the indicated value of the subject. ITEM Address Proximity to Subject Sales Price Price/ Data Source VALUE ADJUSTMENTS Sales or Financing Concessions Date of Sale/Time Location Site/View Net Adj. (total) Indicated Value of Subject SUBJECT $ $ DESCRIPTION COMPARABLE NO. 1 $ $ DESCRIPTION +(-)$ Adjustment + - $ Gross: Net: $ COMPARABLE NO. 2 $ $ DESCRIPTION +(-)$ Adjustment + - $ Gross: Net: $ COMPARABLE NO. 3 $ $ DESCRIPTION +(-)$ Adjustment + - $ Gross: Net: $ Comments of Sales Comparison: SALES COMPARISON ANALYSIS Comments and Conditions of Appraisal: Final Reconciliation: I (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE SUBJECT PROPERTY AS OF to be $ I (We) certify: that to the best of my (our) knowledge and belief, the facts and data used herein are true and correct; that I (we) personally inspected the subject property and inspected all comparable sales cited in this report; and that I (we) have no undisclosed interest, present or prospective therein. Appraiser(s) Review Appraiser Did Did Not (if applicable) Inspect Property RECONCILIATION Proprietary Land Form 04/88 Produced using ACI software, 800.234.8727 www.aciweb.com 20260261 ROBINSON APPRAISAL & ASSOCIATES, LLC X 010-R15-000-018-00 Homeowner / Estate / Trust / Sommer N/A 2025 827.48 N/A N/A N/A 26-017 SOMMER, DOUG See Attached Addendum 48706 MI Bay Bay City 2859.00 NHN Patterson Rd The subject is located in Bangor Township, in Bay County, Bangor schools, This is a suburban location with some small businesses and schools & churches. No adverse factors are noted, which would negatively effect value. X X X X X X X X X X X X 62 156 1 199 710 26 X X X 10% 5% 5% 2% 3% 75% X X X X X X The subject site is typical of this location and site improvements conform to the neighborhood. The utilities available are typical of the area. AE Typical utilities Dirt,Gravel Typical Typical Appears Adequate Rectangular Typical for Area Basically Level None At corners None None X Asphalt At road - Ready to go At road - Ready to go At road - Ready to go At road - Ready to go At road - Ready to go X None Vacant Land Single Family Yes R-2 NO 40800 Sq.Ft. 120 x 340 0.94 ac None Outbuildings At road - Ready to go Utilities 0.94 ac / Woods Outlying subrbn Inspection N/A Bay City, MI 48706 NHN Patterson Rd 12,500 -75.0 75.0 37,500 X None At road - Ready to go -37,500 10.59 ac / Woods Outlying subrbn 02/19/2025 - 56 0 Conventional BCRA # 50095168 DOM 116 50000 50,000 0.54 miles NW Bay City, MI 48706 0 Richards Rd 9,500 -24.0 24.0 3,000 X None At road - Ready to go -3,000 1.72 ac / Woods Outlying subrbn 09/02/2025 - 816 None Cash MLS/Exterior Inspection 12,500 0.28 miles NW Bay City, MI 48706 NHN ZIMMER RD 7,200 -17.2 17.2 1,500 X None At road - Ready to go -1,500 1.27 ac / Woods Outlying subrbn 05/21/2025 - 698 None Cash MLS/Exterior Inspection 8,700 0.28 miles NW Bay City, MI 48706 NHN ZIMMER RD See Attached Addendum Robert Lee Robinson Jr. 10,000 April 27, 2026 See Attached Addendum See Attached Addendum Robinson Appraisal & Associates, LLC
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File No. LAND APPRAISAL REPORT The undersigned has recited three recent sales of properties most similiar and proximate to subject and has considered these in the market analysis. The description includes a dollar adjustment, reflecting market reaction to those items of significant variation between the subject and comparable properties. If a significant item in the comparable property is superior t o , o r m o r e f a v o r a b l e t h a n , t h e s u b j e c t p r o p e r t y , a m i n u s ( - ) a d j u s t m e n t i s m a d e , t h u s r e d u c i n g t h e i n d i c a t e d v a l u e o f s u b j e c t ; i f a s i g n i f i c a n t i t e m i n t h e c o m p a r a b l e i s i n f e r i o r t o , or less favorable than, the subject property, a plus (+) adjustment is made, thus increasing the indicated value of the subject. ITEM Address Proximity to Subject Sales Price Price/ Data Source VALUE ADJUSTMENTS Sales or Financing Concessions Date of Sale/Time Location Site/View Net Adj. (total) Indicated Value of Subject SUBJECT $ $ DESCRIPTION COMPARABLE NO. 4 $ $ DESCRIPTION +(-)$ Adjustment + - $ Gross: Net: $ COMPARABLE NO. 5 $ $ DESCRIPTION +(-)$ Adjustment + - $ Gross: Net: $ COMPARABLE NO. 6 $ $ DESCRIPTION +(-)$ Adjustment + - $ Gross: Net: $ SALES COMPARISON ANALYSIS ADDITIONAL COMMENTS Proprietary Land Form 04/88 Produced using ACI software, 800.234.8727 www.aciweb.com 20260261 ROBINSON APPRAISAL & ASSOCIATES, LLC None Outbuildings At road - Ready to go Utilities 0.94 ac / Woods Outlying subrbn Inspection N/A Bay City, MI 48706 NHN Patterson Rd 27,000 0.0 0.0 0 X None At road - Ready to go 0.47 ac / Woods Outlying subrbn Active Listing Listing MLS/Exterior Inspection 27,000 0.57 miles SE Bay City, MI 48706 NHN Shady Shores Rd 0 0.0 0.0 0 X 0 0.0 0.0 0 X
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ADDENDUM Borrower: Doug Sommer File No.: 20260261 Property Address: NHN Patterson Rd Case No.: City: Bay City State: MI Zip: 48706 Lender: Homeowner / Estate / Trust / Sommer Addendum Page 1 of 1 Legal Description LOTS 18 THRU 23. ROZENGARD SUBDIVISION AS RECORDED IN LIBER 5 OF PLATS PAGE 26 OF BAY COUNTY RECORDS. Comments on Sales Comparison The comparable sales analyzed all reflect a similar adjusted value range, providing consistent market support for the concluded value. Each comparable was afforded similar weight in the sales comparison approach, as no single sale was found to be superior or inferior based on location, physical characteristics, or market relevance. Within the subject’s market area, major highways, expressways, primary roadways, railroad lines, and rivers do not function as neighborhood boundaries. Market evidence indicates that these features do not create a separation in buyer perception, nor do they result in measurable value differences for properties located on either side. Adjustments applied for individual property characteristics and site or lot size were developed through a combination of detailed market research, paired sales analysis, and discussions with the local assessor and area real estate professionals, all of which helped establish the contributory value of each item observed in the marketplace. Condition of Appraisal Comments Based on a preliminary flood zone review, the subject property appears to be located partially or entirely within a designated floodplain/flood zone. At this time, it has not been verified whether the property is buildable, nor has the extent of any regulated wetlands on the site been determined. The presence of floodplain and/or wetland restrictions could significantly limit development potential, usable acreage, and permitted uses. These factors could have a material adverse impact on the market value of the subject property once fully verified. It is my opinion that the owner paid more than market value for the subject property at the time of sale. The property was acquired through a land contract transaction, and it appears the buyer did not have adequate representation and/or the assistance of a licensed real estate professional. The lack of professional guidance and due diligence may have contributed to the purchase price not fully reflecting the property’s physical limitations, regulatory constraints, and overall market conditions at the time of sale. Final Reconciliation The market data approach best reflects the attitudes of buyers and sellers in today's market place. The income approach is not considered, due to the lack of single family rentals and data for similar homes. It is my opinion that the owner paid more than market value for the subject property at the time of sale. The property was acquired through a land contract transaction, and it appears the buyer did not have adequate representation and/or the assistance of a licensed real estate professional. The lack of professional guidance and due diligence may have contributed to the purchase price not fully reflecting the property’s physical limitations, regulatory constraints, and overall market conditions at the time of sale.
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File No. 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 considers his 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 LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification that appears in the appraisal report is subject to the following 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. The appraiser assumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basis of it being under responsible ownership. 2. The appraiser has provided a sketch in the appraisal report to show approximate dimensions of the improvements and the sketch is included only to assist the reader of the report 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 the appraisal report whether 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. 5. The appraiser has estimated the value of the land in the cost approach at its highest and best use and the improvements at their contributory value. These separate valuations of the land and improvements must not be used in conjunction with any other appraisal and are invalid if they are so used. 6. The appraiser has noted in the appraisal report any adverse conditions (such as, needed repairs, depreciation, 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 normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapparent conditions of the property or adverse environmental conditions (including the presence of hazardous wastes, toxic substances, etc. ) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied, regarding the condition of the property. 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, the appraisal report must not be considered as an environmental assessment of the property. 7. The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items that were furnished by other parties. 8. The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice. 9. 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 completion of the improvements will be performed in a workmanlike manner. 10. The appraiser must provide his or her prior written consent before the lender/client specified in the appraisal report can distribute the appraisal report (including conclusions about the property value, the appraiser's identity and professional designations, and references to any professional appraisal organizations or the firm with which the appraiser is associated ) to anyone other than the borrower; the mortgagee or its successors and assigns; the mortgage insurer; consultants; professional appraisal organizations; any state or federally approved financial institution; or any department, agency, or instrumentality of the United States or any state or the District of Columbia; except that the lender/client may distribute the property description section of the report only to data collection or reporting service(s) without having to obtain the appraiser's prior written consent. The appraiser's written consent and approval must also be obtained before the appraisal can be conveyed by anyone to the public through advertising, public relations, news, sales, or other media. Vacant Land Page 1 of 2 20260261
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File No. APPRAISERS CERTIFICATION: The Appraiser certifies and agrees that: 1. I have researched the subject market area and have selected a minimum of three recent sales of properties most similar and proximate to the subject property for consideration in the sales comparison analysis and have made a dollar adjustment when appropriate to reflect the market reaction to those items of significant variation. If a significant item in a comparable property is superior to , or more favorable than, the subject property, I have made a negative adjustment to reduce the adjusted sales price of the comparable and, if a significant item in a comparable property is inferior to, or less favorable than the subject property, I have made a positive adjustment to increase the adjusted sales price of the comparable. 2. I have taken into consideration the factors that have an impact on value in my development of the estimate of market value in the appraisal report. I have not knowingly withheld any significant information from the appraisal report and I believe, to the best of my knowledge, that all statements and information in the appraisal report are true and correct. 3. I stated in the appraisal report only my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the contingent and Limiting Conditions specified in this form. 4. I have no present or prospective interest in the property that is the subject to this report, and I have no present or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or the estimate of market value in the appraisal report on the race, color, religion, sex, 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. 5. I have no present or contemplated future interest in the subject property, and neither my current or future employment nor my compensation for performing this appraisal is contingent on the appraised value of the property. 6. I was not required to report a predetermined value or direction in value that favors the cause of the client or any related party, the amount of the value estimate, the attainment of a specific result, or the occurrence of a subsequent event in order to receive my compensation and/or employment for performing the appraisal. I did not base the appraisal report on a requested minimum valuation, a specific valuation, or the need to approve a specific mortgage loan. 7. I performed this appraisal in conformity 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 as of the effective date of this appraisal, with the exception of the departure provision of those Standards, which does not apply. I acknowledge that an estimate of a reasonable time for exposure in the open market is a condition in the definition of market value and the estimate I developed is consistent with the marketing time noted in the neighborhood section of this report, unless I have otherwise stated in the reconciliation section. 8 . I h a v e p e r s o n a l l y i n s p e c t e d t h e s u b j e c t p r o p e r t y a n d t h e e x t e r i o r o f a l l p r o p e r t i e s l i s t e d a s c o m p a r a b l e s in the appraisal report. I further certify that I have noted any apparent or known adverse conditions in the subject improvements, on the subject site, or on any site within the immediate vicinity of the subject property of which I am aware and have made adjustments for these adverse conditions in my analysis of the property value to the extent that I had market evidence to support them. I have also commented about the effect of the adverse conditions on the marketability of the subject property. 9. I personally prepared all conclusions and opinions about the real estate that were set forth in the appraisal report. If I relied on significant professional assistance from any individual or individuals in the performance of the appraisal or the preparation of the appraisal report, I have named such individual(s) and disclosed the specific tasks performed by them in the reconciliation section of this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in the report; therefore, if an unauthorized change is made to the appraisal report, I will take no responsibility for it. SUPERVISORY APPRAISER'S CERTIFICATION: If a supervisory appraiser signed the appraisal report, he or she certifies and agrees that: I directly supervise the appraiser who prepared the appraisal report, have reviewed the appraisal report, agree with the statements and conclusions of the appraiser, agree to be bound by the appraiser's certifications numbered 4 through 7 above, and am taking full responsibility for the appraisal and the appraisal report. ADDRESS OF PROPERTY APPRAISED: APPRAISER: SUPERVISORY APPRAISER (only if required) Signature: Signature: Name: Name: Date Signed: Date Signed: State Certification #: State Certification #: or State License #: or State License #: State: State: Expiration Date of Certification or License: Expiration Date of Certification or License: Did Did Not Inspect Property Vacant Land Page 2 of 2 State Certified Real Estate Appraiser 07/31/2027 MI 1204006060 04/30/2026 Robert Lee Robinson Jr. NHN Patterson Rd, Bay City, MI, 48706 20260261
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SUBJECT PROPERTY PHOTO ADDENDUM Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: FRONT VIEW OF SUBJECT PROPERTY Appraised Date: Appraised Value: $ REAR VIEW OF SUBJECT PROPERTY STREET SCENE Homeowner / Estate / Trust / Sommer 48706 MI Bay City NHN Patterson Rd 20260261 Doug Sommer 10,000 April 27, 2026
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COMPARABLE PROPERTY PHOTO ADDENDUM Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: COMPARABLE SALE #1 Sale Date: Sale Price: $ COMPARABLE SALE #2 Sale Date: Sale Price: $ COMPARABLE SALE #3 Sale Date: Sale Price: $ Homeowner / Estate / Trust / Sommer 48706 MI Bay City NHN Patterson Rd 20260261 Doug Sommer 50,000 02/19/2025 - 56 Bay City, MI 48706 0 Richards Rd 12,500 09/02/2025 - 816 Bay City, MI 48706 NHN ZIMMER RD 8,700 05/21/2025 - 698 Bay City, MI 48706 NHN ZIMMER RD
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COMPARABLE PROPERTY PHOTO ADDENDUM Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: COMPARABLE SALE #4 Sale Date: Sale Price: $ COMPARABLE SALE #5 Sale Date: Sale Price: $ COMPARABLE SALE #6 Sale Date: Sale Price: $ Homeowner / Estate / Trust / Sommer 48706 MI Bay City NHN Patterson Rd 20260261 Doug Sommer 27,000 Active Bay City, MI 48706 NHN Shady Shores Rd
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PLAT MAP Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / Sommer 48706 MI Bay City NHN Patterson Rd 20260261 Doug Sommer
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LOCATION MAP Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / Sommer 48706 MI Bay City NHN Patterson Rd 20260261 Doug Sommer
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FLOOD MAP Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / Sommer 48706 MI Bay City NHN Patterson Rd 20260261 Doug Sommer
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AERIAL MAP Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / Sommer 48706 MI Bay City NHN Patterson Rd 20260261 Doug Sommer
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / Sommer 48706 MI Bay City NHN Patterson Rd 20260261 Doug Sommer E&O Insurance
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / Sommer 48706 MI Bay City NHN Patterson Rd 20260261 Doug Sommer License
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / Sommer 48706 MI Bay City NHN Patterson Rd 20260261 Doug Sommer Property Card
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Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Homeowner / Estate / Trust / Sommer 48706 MI Bay City NHN Patterson Rd 20260261 Doug Sommer Land Sketch
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USPAP ADDENDUM File No. Borrower: Property Address: City: County: State: Zip Code: Lender: This report was prepared under the following USPAP reporting option: Appraisal Report A written report prepared under Standards Rule 2-2(a). Restricted Appraisal Report A written report prepared under Standards Rule 2-2(b). APPRAISAL AND REPORT IDENTIFICATION Reasonable Exposure Time My opinion of a reasonable exposure time for the subject property at the market value stated in this report is: Additional Certifications I have performed NO services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. I HAVE performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. Those services are described in the comments below. Additional Comments APPRAISER: SUPERVISORY APPRAISER (only if required): Signature: Signature: Name: Name: Date Signed: Date Signed: State Certification #: State Certification #: or State License #: or State License #: or Other (describe): State #: State: State: Expiration Date of Certification or License: Expiration Date of Certification or License: Supervisory Appraiser inspection of Subject Property: Effective Date of Appraisal: Did Not Exterior-only from street Interior and Exterior Produced using ACI software, 800.234.8727 www.aciweb.com USPAP_14 04272015 20260261 ROBINSON APPRAISAL & ASSOCIATES, LLC Homeowner / Estate / Trust / Sommer 48706 MI Bay Bay City NHN Patterson Rd Doug Sommer X 60 days 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): I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three year period immediately preceding acceptance of this assignment. o** Reviewer(s): I 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. X Clarification of Intended Use and Intended User:Sommer The Intended User of this appraisal report is the Client/Sommer. The Intended Use is to evaluate the property that is the subject of this appraisal to assist client in determine fair market value, prior to any sale. 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. April 27, 2026 MI 1204006060 04/30/2026 Robert Lee Robinson Jr.