24-003594.pdf
Jared G McWherter, Petitioner V City Of Warren, Respondent · 24-003594-TT
Text extracted from the reviewed PDF, organized by page. OCR and reading order may contain errors; confirm details in the PDF below.
Page 1
OCT 9 cad MICHIGAN TAX TRIBUNAL RECITALS OF RECONCILIATION Jared McWherter Parcel 1.D. No. 12-13-15-380-026 Petitioner, M.T.T. Docket No. 24-003594 City of Warren, Respondent, / Jared McWherter ’ Michigan Tax Tribunal 27155 Gail P.O. Box 30232 Warren, Mi 48093 Lansing, Mi 48909 Nicole Travers, MCAO City of Warren One City Square, Suite 310 Warren, Mi 48093 RE: Property located in the City of Warren, County of Macomb, State of Michigan Commonly known as: 27155 Gail, Waren, Michigan 48093 Inresponse to the City of Warren recently submitted reconciliation. They submit the property was under foreclosure , and under duress, and is not a good indicator of value. Although | do agree the property was foreclosed. The pravious sellers had the property listed for sale on the Open Market with Hamiliton Real Estate originally for $290,000.00 and continued price reductions to the final listing price of $225,000.00 Within the MLS listing it was stated the Inground Pool needed substantial repairs, had not been operational for over 3 years. Original 60year old Hot Water furnace. And roof needed replacement per a previous home inspection, Thess items directly affected the true value of the property. Not the foreclosure . My Client Jared McWherter viewed the property when it was listed at $225,000.00 and concluded with sll the required repairs needed it was still listed over value. Discussions with the listing company Hamilton Real Estate she stated they had a few offers under $200,000.00 unfortunately the Previous sellers mortgage balance was just over $210,000.00 and the lender would not do a short sal
Page 2
Petitioner, Jared McWherter purchased the property for $195,000.00 and spent an additionat
$31,000.00
to repair the inground pool { water lines, filter, and re-gunite
etc)
also spent another
$16,990.00 on replacing the roof. Over $48,000.00 to bring the property in comparable condition to
the neighboring properties.
Petitioner hired Time Saving Appraisal Company On 2-15-2025 and paid $500.00 to Appraise
the 27155 Gail Warren, Mi as of March 2023, and use comparable sales from April 1, 2021 to March
31, 2023 with Centerline Schools
Time Saving Appraisal Company valued the property at $265,000.00 indicating most buyers
would want to remove a pool over 30 years old and make a price adjustment of $15,000.00 or more
in thelr purchase offer.
Please note at the time Time Saving Appraisals was doing the Appraisal.
The $31,000.00
renovation of the inground Pool was already completed. Along with $$16,990.00 roof replacement.
Using the paid fee Appraisal of $265,000 with adjustments for $48,000.00 in repairs his value
should have been $217,000.00 had he been there at time of original purchase.
And lets not forget the Lender's own appraisal came in at $195,000.00 including the required
needed repairs.
Nicole Travers of the City of Warren openly admits upon her inspection the pool was open
and in good condition. White forgetting
to acknowledge any reference
to the original Hamilton Realty
MLS statement
or our previously submitted statements
of the
required necessary repairs.
$48,000.00 to bring the property up to minimal standards.
One might suggest the Petitioner did not have to spend $31,000.00 to repair the swimming
pool and should not be rewarded with a value reduction because of it.
The alternative would have
been for the Petitioner
to spend $30,000.00 to remove the pool and equipment, and concrete around.
And filling in the hole.
Either way the cost was there.
And no matter who was selling the property
A Lender, Private person, or public entity - A proper openly marketed property —- on an Arm's length
Transaction.
The property's condition and any required deficiencies is reflected in the TRUE VALUE
of the property. (i.e. required roof, inground damaged pool, 60 year old furnace)
(Remember the paid fee Appraiser admits
a buyer would negotiate
a minimal $15,000 price
adjustment for an old pool }
Ibelieve if he saw its original condition, thatPage 3
The Petitioner purchase price of $195,000.00 will forever be listed and used for future sales comparison. They will adjust their properties with a minus value since they will be in better condition than 27155 Gail Warren (adjustments for bad pool, bad roof, old furnace) Attached are pictures of the swimming pool taken off the MLS when Hamilton Realty Group originally listed it with the prior sellers. Attached is roof replacement, along with picture of the original 60year old furnace which the petitioner does not have the money at this time to replace, but did spend $1,400.00 to do repairs last winter, In conclusion Petitioner paid $ 195,000.00, Previous Sellers tast listed price was $225,000.00 and with no other interested buyers. Time Saving Appraisal valued it at $265,000.00 With over $48,000.00 in recent repairs/ upgrades. The foltowing opinion of value is based on my 45 years as a License Real Estate Broker, within the City of Warren. Having extensive knowledge and experience selling all types of real estate properties. In addition to personally viewing and inspecting this property several times before and after the sale. And mesting with a couple roofing contractors, It is my opinion considering all the extreme factors, which Inctuded mandated costs that had to be paid. And the paid Appraisers value. | feel the true value at time of Purchase should be reflected at $210,000.00 with a new assessed value of $105,000.00 Respectfully submitted, Frank C. Hillman CRRA, CREA, GR! License Michigan Real Estate Broker SUN Realty Group of Michigan 29065 Schoenhetr, Warren, Mi 48088 Office (586) 751-6000
Page 4
Spreadsheet Page i ill Address Coll 586-634-4500 Units | Building # frankchillman@yahoo.com Municipality Sun Realty Group Inc ihe Bice ~ Sold Price (s[H] (M[o]o[&'0 0) [1] Sale/Rent MLS # Original MLS# Type Status Activation Date Agent Remarks https://mimls.paragonrels.com/ParagonL.S/Reports/Report.mvc?listing... 27155 GAIL Warren 48093 7539 $225,000 For Sale 60165706 20221058597 Single Family Expired 11/4/2022 == BuR = Public Remarks Property has deferred maintenance , Roof needs replacement per last Home Inspection, Inground Pool needs substantial repairs, has not be operational in 3 years. All equipment needs updating. Wetplaster, Cove Ceilings, hardwood floors, Gas Hot water Heater is original 60yrs old, but appears to be in working order at this time. Bring Offer LOCATION INFORMATION County Macomb MLS Area Warren (50023) Lot Size 100.00 x 135.00 Property fa] 1315380026 Cross Streets North off of 696 East of lI Acres 0.31 Assessments $0.00 School Dist Center Line Public Schools Frontage 100 Principal Res Exempt Yes Subdivision S/P LONE MAPLE FARMS Body of Water Summer Tax/ Yr $3,866.00 Directions North off of 696 East of Vandyke Winter Tax/ Yr $218.00 Village Tax/ Yr SUPERVISORS PLAT OF LONE MAPLE FARMS LOT 47 L.24 P. Legal 50 Total Tax/ Yr $4,084.00 PROPERTY INFORMATION Bed Rooms 3 Garage 2.00 Manufactured No Abv Grade SqFt 1904 Struct Style 1 Story Bath Full / Half 1/1 Year Built 1959 Site Condo Below Grade SqFt 1634 Exterior Brick Total Bath Full/Half 2 Basement Yes Price Per SqFt $118.17 Below Grade SqFt Fin 1634 Water Public Water at Street Total SqFt Finished 3,538 Sewer Public At Street ROOM DIMENSIONS LEVEL FLOORING ROOM DIMENSIONS LEVEL FLOORING ROOM DIMENSIONS LEVEL FLOORING Bedroom 1 12 x 15 Entry Wood Living Rm x Laundry 11 x 10 Entry Vinyl Bedroom 2 9 x13 Entry Wood Dining Rm 9 x12 Entry Linoleum Sun/Florida Xx Bedroom 3 13 x 12 Entry Wood Kitchen 12 x 12 Entry Linoleum Full Bath 1 18 x 12 Basement Ceramic Bedroom 4 x Brkfast Nk x Full Bath 2 x Bedroom 5 Xx Family Rm 13 x 17 Entry Carpet Full Bath 3 Xx Bedroom 6 X Great Rm 15 x 20 Entry Wood Lav 1 5x5 Entry Ceramic Office X Library/Den X Lav 2 X LISTING INFORMATION List Date ~~ 11/4/2022 Exp Date 4/30/2023 MLS RealComp L-Firm Ph # Main: 586-777-3077 List-Agt 6501284997 Elizabeth Hamilton List-Firm RC347552 Hamilton Realty Group L-Agt Ph # Cell: 810-459-1963 Co-List Agt Co-List Frm Co-List Ph # Showing Instructions Subj Short Sale No Contract Full Serv Listing Yes Association Signed Disc Yes Assoc Name List Exception Assoc Contact Ownership Private Assoc Phone SOLD INFORMATION Sell-Agt Exclusive Right to Sell Possession Close Plus 30 Days 32 | 32 See All Fields Detail Report for Complete Info Sell-Firm Ph # No Seller Concessions (Invite) Dom Sell-Firm
Page 5
Spreadsiieet Page https://mimls.paragonrels.com/ParagonLS/Reports/Report.mvc?listing... PROPERTY HISTORY DETAIL i Martin Ra < Address 3 27155 GAIL g Warren, MI 48093 7539 & 5 ge Industrial Staf MLS #60165706 Google +o Mapdata ©2025 & MLS # 60165706 Class RESIDENTIAL List Date 11/4/2022 CDOM 32 DOM 32 Chg Date Chg Type Status Price Agent - Listing Office Agent Name - Office Name 05/01/2023 Status, Expiration Date Expired $225,000 Elizabeth Hamilton 12:19:40 AM Hamilton Realty Group 01/11/2023 Bathrooms Total Conditional $225,000 Elizabeth Hamilton 8:55:13 PM Withdrawn Hamilton Realty Group 01/11/2023 Asking Price, Agent Remarks, Public Remarks Conditional $225,000 Elizabeth Hamilton 8:24:55 PM Withdrawn Hamilton Realty Group 12/12/2022 Status Conditional $255,000 Elizabeth Hamilton 1:07:57 PM Withdrawn Hamilton Realty Group 12/05/2022 Lavatory 1 Level, Lavatory 1 Floor Covering, Dining Room Length, Dining Active $255,000 Elizabeth Hamilton 8:17:06 AM Room Width, Kitchen Length, Kitchen Width, Family Room Length, Family Hamilton Realty Group Room Width, Great Room Length, Great Room Width, Bedroom 1 Length, Bedroom 1 Width, Bedroom 2 Length, Bedroom 2 Width, Bedroom 3 Length, Bedroom 3 Width, Laundry Room Length, Laundry Room Width, Bathroom 1 Length, Bathroom 1 Width, Bedroom 1 Floor Covering, Bedroom 2 Floor Covering, Bedroom 3 Floor Covering, Dining Rm Floor Covering, Family Rm Floor Covering, Great Rm Floor Covering, Laundry Rm Floor Covering, Bathroom 1 Level, Bathroom 1 Floor Covering, Kitchen Floor Covering, Dining Room Level, Kitchen Level, Family Room Level, Great Room Level, Bedroom 1 Level, Bedroom 2 Level, Bedroom 3 Level, Laundry Room Level, Lavatory 1 Length, Lavatory 1 Width 12/05/2022 Status, Pending Date, Back on Market Date Active $255,000 Elizabeth Hamilton 1:41:42 PM Hamilton Realty Group 11/30/2022 Status, Pending Date Pending $255,000 Elizabeth Hamilton 1:56:13 PM Hamilton Realty Group 11/28/2022 Asking Price Active $255,000 Elizabeth Hamilton 10:21:42 AM Hamilton Realty Group 11/16/2022 Lavatory 1 Level, Lavatory 1 Floor Covering, Dining Room Length, Dining Active $270,000 Elizabeth Hamilton 11:12:57 AM Room Width, Kitchen Length, Kitchen Width, Family Room Length, Family Hamilton Realty Group Room Width, Great Room Length, Great Room Width, Bedroom 1 Length, Bedroom 1 Width, Bedroom 2 Length, Bedroom 2 Width, Bedroom 3 Length, Bedroom 3 Width, Laundry Room Length, Laundry Room Width, Bathroom 1 Length, Bathroom 1 Width, Bedroom 1 Floor Covering, Bedroom 2 Floor Covering, Bedroom 3 Floor Covering, Dining Rm Floor Covering, Family Rm Floor Covering, Great Rm Floor Covering, Laundry Rm
Page 6
Spreadsiicet Page https://mimls.paragonrels.com/ParagonL.S/Reports/Report.mve?listing... MLS # 60165706 Class RESIDENTIAL List Date 11/4/2022 CDOM 32 DOM 32 Chg Date Chg Type Status Price Agent - Listing Office Agent Name - Office Name 11/14/2022 Lavatory 1 Level, Lavatory 1 Floor Covering, Dining Room Length, Dining Active $290,000 Elizabeth Hamilton 1:26:41 PM Room Width, Kitchen Length, Kitchen Width, Family Room Length, Family Hamilton Realty Group Room Width, Great Room Length, Great Room Width, Bedroom 1 Length, Bedroom 1 Width, Bedroom 2 Length, Bedroom 2 Width, Bedroom 3 Length, Bedroom 3 Width, Laundry Room Length, Laundry Room Width, Bathroom 1 Length, Bathroom 1 Width, Bedroom 1 Floor Covering, Bedroom 2 Floor Covering, Bedroom 3 Floor Covering, Dining Rm Floor Covering, Family Rm Floor Covering, Great Rm Floor Covering, Laundry Rm Floor Covering, Bathroom 1 Level, Bathroom 1 Floor Covering, Kitchen Floor Covering, Dining Room Level, Kitchen Level, Family Room Level, Great Room Level, Bedroom 1 Level, Bedroom 2 Level, Bedroom 3 Level, Laundry Room Level, Lavatory 1 Length, Lavatory 1 Width 11/13/2022 Lavatory 1 Level, Lavatory 1 Floor Covering, Dining Room Length, Dining Active $290,000 Elizabeth Hamilton 1:32:19 PM Room Width, Kitchen Length, Kitchen Width, Family Room Length, Family Hamilton Realty Group Room Width, Great Room Length, Great Room Width, Bedroom 1 Length, Bedroom 1 Width, Bedroom 2 Length, Bedroom 2 Width, Bedroom 3 Length, Bedroom 3 Width, Laundry Room Length, Laundry Room Width, Bathroom 1 Length, Bathroom 1 Width, Bedroom 1 Floor Covering, Bedroom 2 Floor Covering, Bedroom 3 Floor Covering, Dining Rm Floor Covering, Family Rm Floor Covering, Great Rm Floor Covering, Laundry Rm Floor Covering, Bathroom 1 Level, Bathroom 1 Floor Covering, Kitchen Floor Covering, Dining Room Level, Kitchen Level, Family Room Level, Great Room Level, Bedroom 1 Level, Bedroom 2 Level, Bedroom 3 Level, Laundry Room Level, Lavatory 1 Length, Lavatory 1 Width 11/05/2022 Bathrooms Full, Total Rooms, Dining Room Length, Dining Room Width, Active $290,000 Elizabeth Hamilton 2:42:16 PM Kitchen Length, Kitchen Width, Breakfast Nook Length, Breakfast Nook Hamilton Realty Group Width, Family Room Length, Family Room Width, Great Room Width, Bedroom 1 Width, Bedroom 2 Length, Bedroom 2 Width, Bedroom 3 Length, Bedroom 3 Width, Laundry Room Length, Laundry Room Width, Bathroom 1 Length, Bathroom 1 Width, Bathroom 2 Length, Bathroom 2 Width, Bathrooms Total, Dining Rm Floor Covering, Laundry Rm Floor Covering, Bathroom 2 Level, Bathroom 2 Floor Covering, Brkfst Nook Flr Covering, Dining Room Level, Breakfast Nook Level, Lavatory 1 Width, Agent Remarks, Public Remarks 11/04/2022 First Recorded Entry Active $290,000 Elizabeth Hamilton 10:35:54 AM Hamilton Realty Group
Page 7
TIMESAVINGAPPRAISAL COM nr COMMENT ADDENDUM File No. 250028 CASE NO. Borrower Mr. Jared McWherter Property Address 27155 Gail City Warren County Macomb Stale MI Zip Code 48093 LenderiClient Mr. Jared McWherter Address 27155 Gail, Warren , Mi 48093 PURPOSE OF APPRAISAL. Mr. Jared McWherter asked that | appraise the home for lax appeal tribunal. He asked that appraise home as of March 31, 2023 and use comparables from Apri 1st 2021 to March 31, 2023. Assessor is not valuing the pool as a positive or a negative. This appraiser is not valuing the poo! as a positive or a negative even though most buyers would want to remove a pool over 30 years old at a cost of iikely $15,000 or more and consider it in their purchase offer. Assessor is not giving any value fo basement finish. This appraiser is not giving any value to basement finish.
Page 8
INVOICE Date: 02/15/2025 File No. 250029 CASE NO. Prepared for: Mr. Jared McWherter 27155 Gail Warren , M1 48093 Properly Appraised: Mr. Jared McWherter 271865 Gail Warren, Mi 48093 Work Performed: Residential Appraisal Report 500.00 Ww PPP P PN Total Amount Due: 500.00 Please make checks payable to: TIMESAVINGAPPRAISAL.COM 59250 Glacier Club Dr Washington Township, MI 48094
Page 9
of 27155 Gail Warren, MI 48093 As Of: 3/31/2023 Prepared For: Mr. Jared McWherter 27155 Gail Warren , MI 48093 Prepared By: JOSEPH D MANZELLA TIMESAVINGAPPRAISAL.COM 59250 Glacier Club Dr Washington Township, MI 48094 vw &
Page 10
TIMESAVINGAPPRAISAL.COM 59250 Glacier Club Dr Washington Township, MI 48094 02/15/2025 Mr. Jared McWherter 27155 Gail Warren , MI 48093 RE: Mr. Jared McWherter 27156 Gail Warren, Mi 48093 File No. 250029 Case No. Dear Mr. McWherter In accordance with your request, 1 have personally inspected and prepared an appraisal report of the real property located at: 27155 Gail, Warren, Mt 48093 The purpose of this appraisal is to estimate the market value of the property described in the body of this appraisal report. Enclosed, please find the appraisal report which describes certain data gathered during our investigation of the property. The methods of approach and reasoning in the valuation of the various physical and economic factors of the subject property are contained in this report. An inspection of the properly and a study of pertinent factors, including valuation trends and an analysis of neighborhood data, ted the appraiser to the conclusion that the market value, as of 3/31/2023 is: $ 265,000 The opinion of value expressed in this report is contingent upon the limiting conditions attached to this report. it has been a pleasure to assist you. If | may be of further service to you in the future, please lel me know. Respectiully submitted, come. Jonette 0. Margedle LY) JOSEPH D MANZELLA
Page 11
TIMESAVINGAPPRAISAL.COM File No. 250029 i i A CASE NO. Residential Appraisal Report [ The purpose of this appraisal report is to provide the client with an accurate, and adequately supported, opinion of the market value of the subject property. Property Address 27155 Gail City Warren Slate MI Zip Code 48093 | Owner Jared McWherter Intended User Jared McWherter County Macomb | |Legal Description SUPERVISORS PLAT OF LONE MAPLE FARMS LOT 47 L.24 P.50 Assessors Parcel # 12-13-15-380-026 Tax Year 2024 RE. Taxes § 9,247.63 | 5. Neighborhood Name S/P LONE MAPLE FARMS Map Reference D4 Census Tract 2619 W Occupant Ouner [| Tenant [| Vacant_Special Assessments [CT Pub HOAs [1 peryear| [per month | =) Property Rights Appraised [x] Fee Simple [ Leasehold [1 Other (describe) | @ Intended Use estimate market value as of 3/31/2023 using sales from (4/1/2021 to 3/31/2023) | Client Mr. Jared McWherter Address 27155 Gail, Warren , MI 48093 | Is the sublect property currenly offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal? [X] Yes [| No Report data source(s) used, offerings price(s), and date(s). subject home was listed on the market 11/4/2022, went pending 11/30/2022 and closed 2/14/2023 for $195,000 Realcomp MLS #20221058597 | J 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. Contract Price § Date of Contract Is the property seller the owner of public record? [| Yes[ [No Data Sources) Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the purchaser? [0] Yes J No | 3 If Yes, report the total dollar amount and describe the items to be paid. 15 < [4 E z | Note: Race and the racial composition of the neighborhood are not ap Neighbor racteristics =. i cteristics 0 nd % | Location] |Urban Suburban] _| Rural Property Values Increasing Stable Declining | PRICE AGE | One-Unit 70 % a Built-Up |X |Over75% | | 25-75% Under 25% | Demand/Supply | X | Shortage InBalance | |OwerSugly| (000) (yrs) | 2-4 Unit % © Growth Rapid X | Stable Slow Marketing Time | X | Under 3mihs 3-6 mths Owibmiths| 65 Low 28 | Multi-Family 10 % =z Neighborhood Boundaries The subject boundaries are Frazho Rd to the south, 12 Mile Rd to the north, Van 398 High 97 | Commercial 20 % 2) Dyke Ave to the west and Hoover Rd to the east. Just City of Warren, Center Line School District 200 Pred. 67 | Other % . X Neighborhood Description Warren is a suburban community just north of Detroit. Subject is located in a neighborhood consisting of a mix of ranch, colonial frit and split level styled homes. Subject is within 3/4 mile from Kroger Grocery Store, Home Depot, 1.3 miles of city center with the city offices, police | Z department. 1-mile from Henry Ford Hospital, multiple fast food establishments within a mile. No external depreciation noted. Market Conditions (including support for the above conclusions) See comments - Neighborhood Marketing Conditions | | Dimensions 100.00 x 136.07 x 100.00 x 135.56 Area Appx: 13,582 sf Shape Rectangular View N;Res; | Specific Zoning Classification R-1-C Zoning Description One family residential district |" Zoning Compliance Legal [| Legal Nonconforming (Grandfathered Use) [No Zoning [illegal (describe) | |Is the highest and best use of subject property as improved (or as proposed per plans and specifications) the present use? [X]ves [1 No If No, describe. SUBJECT | | ZONED FOR SINGLE FAMILY, USED AS SINGLE FAMILY. HIGHEST AND BEST USE IS PRESENT USE. | [Utilities Public Other (describe) Public Other (describe) Off-site Improvements--Type Public Private | u Electricity |X Water X Street concrete X | & Gas X Sanitary Sewer | X Alley none | FEMA Special Flood Hazard Area [Ives [XIno FEMA Flood Zone X FEMA Map # 260129-0382G FEMA Map Date 09/29/2006 Ave the utilities and/or offsite improvements typical for the market area? |X Yes [ [No If No, describe. Ace there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc)? | | Yes X[No_If Yes, describe. | Units | X [One| | One with Accessory Unit Concrete Slab Crawd Space | Foundation Walls block/average Floors hrdwd-laminate/average #of Stories 1.0 x1 Full Basement [arta Basement | Exterior Walls brick/average Walls plaster/average | Type [XT Det] Tat. [ [s-Det/End nit |Basement Area 1,634 sq. ft.| Roof Surface comp shingle Trim/Finish wood/average | IXTeisting [1 Proposed] under Const. |BasementFinish % | Gutters & Downspouts alum/average Balh Floor ceramic/average Design (Style) DT1;Ranch [Toutside Entry/Exil [Sump Pump | Window Type vin sliders/average Bath Wainscot ceramic/aver Year Built 1959 Evidence of Infestation Storm Sash/insulated insulated/average | Car Storage 1 None Effective Age (Yrs) 25 [I Dampness Settlement Screens yes/average [XT Driveway #of Cars 6 Allic None Heating] X [FWA|[ [Hwee] [Radiant | Amenities Woodstove(s) # | Driveway Surface concrete | Drop Stair Stairs [Tother Truel gas X [Fireplace(s)# 1 |X |Fence cyclone X | Garage #of Cars 2 | Floor X| Scuttle Cooling _[X] Central Air Conditioning || X |Pato/eck conc[X [Porch conc Carport _#of Cars Finished Heated [Tindiigualll_] omer X [Pool inground [other x]. [Toet. [Tsuitin Appliances[ | Refrigerator [1 Range/Oven [X Ipishwasher[ X Inisposal [x] Microwave] | Washer/Dryer| [Other (describe) NTS
Page 12
TIMESAVINGAPPRAISAL.COM
File No.
250029
3
5
CASE NO.
Residential Appraisal Report
|
_Thereare
N/A
comparable properties currently offered for sale in the subject neighborhood ranging in price from $
N/A
0$
N/A
|
|_Thereare
N/A
comparable sales in the subject neighborhood within the past twelve
months ranging in sale price from $
N/A
to$
N/A
JE)
FEATURE
SUBJECT
COMPARABLE SALE #1
COMPARABLE SALE #2
COMPARABLE SALE #3
| Address
27155 Gail
27799 Gail Dr
27283 Gail Dr
27754 Santa Ana Dr
Warren,
MI 48093
Warren, MI 48093
Warren, MI 48093
Warren, MI 48093
|
| Proximity
to Subject
0.33 miles N
0.08 miles N
0.55 miles NE
|| Sale Price
S
S$
256,000
S$
270,000
260,000
|
SalePrice/Gross
Liv. Area
|$
0.00
sq.ft.|{$
182.08
sq. ft
$
166.26
sq
H
164.87
|
| Data Source(s)
REALCOMP#2210036746:00M 3
REALCOMP#20221009542,00M 4
REALCOMP#20230006058,D0M 26
Verification Source(s)
Warren Assessor
Warren Assessor
Warren Assessor
| VALUE ADJUSTMENTS
DESCRIPTION
DESCRIPTION
| +-) § Adjustment]
DESCRIPTION
+-)$ Adjustment|
DESCRIPTION
_- | +{-) $ Adjustment
| Sale or Financing
ArmLth
ArmLth
ArmLth
| Concessions
Conv;0
Conv;5000
FHA:0
|
| Date of Sale/Time
$06/21;c05/21
s07/22;c06/22
$04/23;c03/23
|"
[Location
NiRes;
N;Res;
N:Res;
N;Res;
|
| Leasehold/Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
|
iSite
13582 sf
13068 sf
13504 sf
0
9583 sf
q
|
View
N:Res;
N:Res;
N:Res;
N:Res;
|
Design (Style)
DT1;Ranch
DT1:Ranch
DT1;Ranch
DT1;Ranch
Quality of Construction
Q4
Q4
Q4
Q4
| Aclual Age
66
65
62
0
66
8,
Condition
average
average
average
average
Above Grade
Total
[Bdrms|
Baths | Total
|Bdrms]
Baths
Total
[Bdrms|
Baths
Total
|Bdrms{
Baths
| Room Count
6
3
1.5
6
3
1.5
6
3
1.5
6
3
1.5
| Gross Living Area
1,749
sq. fil
1,406
sq. ft.
+12,00(
1,624
sq. ft.
+4,400
1,577
sq. ft.
+6,0004
Basement & Finished
basement
basement
basement
basement
| ¢p-Rooms Below Grade
@ Functional Utility
average
average
average
average
| 23 Healing/Cooling
gfa/cac
gfa/cac
gfa/cac
gfa/cac
| = Energy Efficient Items
none
none
none
none
| < Garage/Carport
2 car alt
2 car att
2 car alt
2 car att
| 3 Porch/Patio/Deck
porch, patio
porch, encl patio
-4,000
porch, deck
porch, encl patio
-4,000}
| 2 Fireplaces
1 Fireplace
1 Fireplace
1 Fireplace
1 Fireplace
<
|g
|
8
Net Adusiment
[1-
[5
8000
5s
aa00
[[X]+]-
S
2,000
|
Adjusted Sale Price
Net Adj: 3%
eto
ut
Gross Adj:6%
$264,000
|s
274,400
|GrossAdj:4% |S
262,000
| My research [XTdid[
1
did not reveal any prior sales or transfers of the sublect property for the three years prior to the effective date of this appraisal.
|
Data source(s)
Public Records
| My research [XTad [1 gid not reveal any prior sales or transfers of the comparable sales for the year prior to the dale of sale of the comparable sale.
Data source(s) Public Records
| Report the results of the researc
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 #1
COMPARABLE SALE #2
COMPARABLE SALE #3
Date of Prior Sale/Transfer
02/14/23 $195,000 CD
04/07/2021 $1 QCD
| Price of Prior Sale/Transfer
|_Data Source(s)
public record
Public Records
Public Records
Public Records
| Effective Date of Data Source(s)
02/03/2025
02/03/2025
02/03/2025
02/03/2025
Analysis of prior sale or transfer history of the subject property and comparable sales
I
| Summary of Sales Comparison ApproachPage 13
TIMESAVINGAPPRAISAL.COM File No. 250029 CASE NO. Residential Appraisal Report ADDENDUM THIS ADDENDUM IS TO BECOME A PART OF THE ORIGINAL APPRAISAL SUBMITTED TO YOU REGARDING THE ABOVE DESCRIBED | PROPERTY. COMMENTS ON SALES COMPARISON A THOROUGH SEARCH FOR COMPARABLE SALES WAS MADE IN THIS NEIGHBORHOOD AND IN THE MARKET AREA. AFTER INVESTIGATION, CONVERSATIONS WITH AREA BROKERS, SALES PEOPLE & RESEARCH OF THE MLS SYSTEM, THE APPRAISER FOUND THAT COMPARABLE SALES COLLECTED FOR THIS REPORT WERE THE MOST RECENT AND MOST RELEVANT AVAILABLE | AT THIS TIME. COMPARABLES CHOSEN FROM A TIME PERIOD OF APRIL 1ST, 2021 AND MARCH 31ST 2023 AS PER ASSESSOR. IN | AN EFFORT TO BE CONSISTING WITH ASSESSORS OFFICE, NO VALUE GIVEN TO POOL OR BASEMENT FINISH. THE POOL MAY ACTUALLY BE A DETRIMENT BEING OVER 30 YEARS OLD. ADJUSTMENTS APPLIED FOR IMPROVEMENTS, SPECIAL FEATURES | AND AMENITIES WHERE NECESSARY. LACK OF AN ADJUSTMENT INDICATES A SIMILAR OR EQUAL VALUE, IN THE OPINION OF «THE APPRAISER. ALL COMPARABLE SALES HAVE BEEN VERIFIED AS CLOSED BY THE LISTING OFFICE AND/OR ASSESSORS E OFFICE RECORDS. ALL COMPARABLES WERE CONSIDERED IN DETERMINING THE SUBJECTS ESTIMATED MARKET VALUE. _ ADDITIONAL COMME! C 170 VALUE (if applicable) Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value) f 5 ESTIMATED [1 REPRODUCTIONOR | |REPLACEMENT COST NEW OPINION OF SITE VALUE = s Source of cost data Dwelling 1.749 Sq.FL@$ = | 6 Qualty rating from cost service Effective date of cost data Bsmt. 1,634 Sq.FL@$ 2 8 Comments on Cost Approach (gross living area calculations, depreciation, etc.) =X Market approach is only approach utilized as it reflects the actions of | Garage/Caort 726 Sa.FL@$ = | 7 typical buyers and sellers in marketplace. Income approach Total Estimate of Cost-new =! 0 O_considered but not utilized due to lack of rentals and fact it is not a Less Physical 38 |Functional Extemal relied upon in the maketplace as a value indicator for single family Depreciation 0 =$( 0 ) I [homes in the marketplace. cost approach not relied upon in Depreciated Cost of Improvements =! 0 | markelplace as a value indicator. "Asis" Value of Site Improvements =§ = Estimated Monthly Market Rent § X Gross Multiplier Indicated Value by Income Approach | 9. Summary of Income Approach (including support for market rent and GRM) f P INFORI p
Page 14
TIMESAVINGAPPRAISAL.COM
EXTRA COMPARABLES 4-5-6
File No.
250029
CASE NO.
Owner Jared McWherter
Property Address 27155 Gail
City
Warren
County
Macomb
State
MI
Zip Code
48093
Client
Mr. Jared McWherter
Address
27155 Gail, Warren
, MI 48093
FEATURE
[
SUBJECT
COMPARABLE SALE #
4
COMPARABLE SALE #
5
COMPARABLE SALE #
6
|
| Address
27155 Gail
27127 Gail Dr
I
Warren,
MI 48093
Warren, MI 48093
Proximity
to Subject
0.02 miles §
Sale Price
S$
$
265,000
Sale Price/Gross
Liv. Area |
0.00
sq.ft|$
176.67
sq.ft.
Ss
sq.ft.
$
sq. ft.
Data Source(s)
REALCOMP#20221017398:D0M 3
Verification Source(s)
Doc#28842-2
|
| VALUE ADJUSTMENTS
DESCRIPTION
DESCRIPTION
| +{-) $ Adjustment]
DESCRIPTION
| +(-)$ Adjustment|
DESCRIPTION
| +)
$ Adjustment]
|
Sale or Financin
ArmLth
||
Concessions
Conv;0
|
Dale of SalefTime
509/22;c07/22
|
Location
N;Res;
N:Res;
Leasehold/Fee Simple
Fee Simple
Fee Simple
| Site
13582 sf
13504 sf
ol
| View
N;Res;
N;Res;
Design (Style)
DT1;Ranch
DT1;Ranch
|
Quality of Construction
Q4
Q4
Actual Age
66
67
Q
| Condition
average
average
| Above Grade
Total
[Bdrms)
Baths | Total
[Bdrms]
Baths
Total |Bdrms|
Baths
Total
[Bdrms|
Baths
| Room Count
6
| 3]|15|
6]
3[
15
| Gross Living Area
1.749
sq.ft.
1,500
sq.ft.
+8,700
sq.ft.
sq. ft,
] Basement & Finished
basement
basement
Rooms Below Grade
Functional Utility
average
Average
|
Healing/Cooling
gfa/cac
gfa/cac
| © Energy Efficient ltems
none
None
| Garage/Carport
2caratt
2 car att
[| Z Porch/Patio/Deck
porch, patio
porch, patio
|
=z Fireplaces
1 Fireplace
2 Fireplaces
|
& Net Adustment
(Total)
XT +[1-
S$
8700
[1+
1-
Ss
[1.1
Ss
|
B Adjusted Sale Price
NetAdj:3%
|
Net Adj:
0%
|
NetAdj:
0%
|
| © of Comparables
GrossAdj:8%
§
273,700
|GrossAdj:0%
|[s
Gross Adj: 0%
__|s
[73
J Report the results of the research and analysis of the prior sale or transfer history of the subject property
and comparable sales
(2
ITEM
SUBJECT
COMPARABLE SALE#
4
COMPARABLE SALE#
5
COMPARABLE SALE#
6
|
| Date of Prior Sale/Transfer
02/14/23 $195,000 CD
|
| Price of Prior SalefTransfer
|
* Data Source(s)
public record
public record
|
| Effective Date of Data Source(s)
02/03/2025
02/06/2025
| Analysis of prior sale or transfer history of the subject property and comparable salesPage 15
TIMESAVINGAPPRAISAL
COM
COMMENT ADDENDUM
File No.
250028
CASE NO.
Bomower
Mr. Jared McWherter
Property Address
27155 Gail
City
Warren
County
Macomb
State
Mi
Zip Code
48093
Lender/Client
Mr. Jared McWherter
Address 27155 Gail, Warren
, MI 48093
ADDENDUM AND ADDITIONAL COMMENTS & CONDITIONS
THIS ADDENDUM 1S TO BECOME A PART OF THE ORIGINAL REVIEW SUBMITTED TO YOU REGARDING THE
ORIGINAL APPRAISAL REPORT. THE PURPOSE OF THIS APPRAISAL IS TO ESTIMATE THE MARKET VALUE FOR
THE SUBJECT PROPERTY AS DEFINED HEREIN FOR A FEDERALLY REGULATED MORTGAGE. THE FUNCTION OF
THIS APPRAISAL IS TO ASSIST THE LENDER IN EVALUATING THE SUBJECT PROPERTY.
NO DISCLOSURE STATEMENT HAS BEEN PROVIDED TO THIS REVIEWER BY THE OWNER, BROKER, AND/OR
LENDER, DETAILING ANY HIDDEN OR UNAPPARENT DEFECT OR CONDITION IN THE STRUCTURE, PLUMBING,
ELECTRICAL, HEATING, COOLING AND/OR MECHANICAL EQUIPMENT, SOIL AND SUBSOIL OF THE PROPERTY
THE REVIEWER ASSUMES THAT THERE ARE NO HIDDEN OR UNAPPARENT DEFECTS OR CONDITIONS, AS ABOVE
STATED, WHICH WOULD RENDER IT MORE OR LESS VALUABLE.
THE REVIEWER ASSUMES THAT ALL MAINTENANCE, UPDATING, REMODELING, AND/OR ALTERATIONS TO THE
ORIGINAL STRUCTURE'S HAVE BEEN COMPLETED IN GOOD WORKLIKE MANNER IN ACCORDANCE WITH LEGAL
REQUIREMENTS AND THE BUILDING CODE OF THE LOCAL MUNICIPALITY.
THIS REVIEWER DOES NOT HOLD HER/HIMSELF OUT TO BE AN EXPERT AND/OR LICENSED CONTRACTOR IN ANY
MATTERS OTHER THAN THE PROFESSION OF REAL ESTATE APPRAISER. ANY/ALL REPAIR CONDITIONS,
REQUIRED BY THIS APPRAISER, ARE NOT TO BE CONSTRUED TO INCLUDE ALL DEFECTS OR CONDITIONS THAT
MAY EXIST OR AFFECT THE ESTIMATE OF MARKET VALUE. IT IS RECOMMENDED THAT A LICENSED
CONTRACTOR BE CONSULTED AND/OR EMPLOYED TO ASCERTAIN ANY/ALL UNDISCLOSED HIDDEN OR
UNAPPARENT DEFECTS. AS NOTED ABOVE.
NO INSPECTION HAS BEEN COMPLETED BY THIS REVIEWER TO DETERMINE THE EXISTENCE OF ANY TOXIC
AND/OR HAZARDOUS SUBSTANCES THAT MAY AFFECT THE MARKETABILITY OF THE RESIDENCE AND/OR THE
HEALTH OF THE OCCUPANTS, SUCH AS UREA FORMALDEHYDE FOAM INSULATION, RADON GAS, 1.EAD BASE
PAINT, ASBESTOS, INFESTATION, MILDEW, MOLDS,ETC. AND THIS APPRAISER ASSUMES THAT THE SUBJECT
DOES NOT HAVE ANY ADVERSE SUBSTANCES PRESENT THAT WOULD AFFECT THE ESTIMATE OF MARKET
VALUE. THE EXISTENCE OF THESE POTENTIALLY HAZARDOUS SUBSTANCES OR MATERIALS WAS NOT
OBSERVED BY THE APPRAISER; NOR DO WE HAVE ANY KNOWLEDGE OF THE EXISTENCE OF SUCH MATERIALS
ON OR IN THE PROPERTY. THE APPRAISER, HOWEVER IS NOT QUALIFIED TO DETECT SUCH SUBSTANCES THE
EXISTENCE OF UREA-FORMALDEHYDE FOAM INSULATION, RADON GAS, LEAD BASE PAINT, ASBESTOS, MOLD,
MILDEW, INFESTATION OF ANY KIND OR OTHER POTENTIALLY HAZARDOUS WASTE MATERIAL MAY HAVE AN
EFFECT ON THE PROPERTY. WE URGE THE CLIENT TO RETAIN AN EXPERT IN THIS FIELD IF DESIRED.
MY COMPENSATION {S NOT CONTINGENT UPON THE REPORTING OF A PREDETERMINED VALUE OR DIRECTION
IN VALUE THAT FAVORS THE CAUSE OF THE CLIENT, THE AMOUNT OF THE VALUE ESTIMATE, THE ATTAINMENT
OF STIPULATED RESULT, OR THE OCCURRENCE OF A SUBSEQUENT EVENT.
MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED IN
CONFORMITY WITH TITLE XL OF THE FEDERAL FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND
ENFORCEMENT ACT OF 1989 (FIRREA) AND ITS REGULATIONS AS WELL AS THE UNIFORM STANDARDS OF
PROFESSIONAL APPRAISAL PRACTICE (USPAP). THE DEPARTURE PROVISION HAS NOT BEEN UTILIZED.
APPRAISERS ARE REQUIRED TO BE LICENSED AND ARE REGULATED BY THE MICHIGAN DEPT. OF CONSUMER &
[INDUSTRY SERVICES, BUREAU OF OCCUPATIONAL AND PROFESSIONAL REGULATIONS, P.O. BOX 30018,
LANSING, MI 48909.
SCOPE OF WORK DETAILED
THE APPRAISER PERFORMED A VISUAL OBSERVATION OF THE SUBJECT PROPERTY, BOTH THE INTERIOR AND
EXTERIOR OF ALL BUILDINGS ON THE SUBJECT PROPERTY. ALL COMPONENTS, UTILITIES, APPEAR TO BE IN
OPERABLE WORKING ORDER AND IN AVERAGE CONDITION FOR THE AGE OF THE HOME WITHIN ITS MARKET
AREA, UNLESS OTHERWISE NOTED ON PAGE ONE.
A VISUAL OBSERVATION WAS MADE OF THE ROOF FROM
THE GROUND. VISUAL OBSERVATION OF FOUNDATION, SITE AND UNLESS OTHERWISE NOTED, APPEAR TO BE
IN AVERAGE CONDITION. SHOULD THE LENDER BE CONCERNED AS TO THE STRUCTURAL INTEGRITY OF THE
DWELLING OR EXACT OPERATING CONDITION OF ALL COMPONENTS, A LICENSED HOME INSPECTOR SHOULD
BE RETAINED.
IN MOST CASES, THE VISUAL INSPECTION MAY BE HINDERED BY PERSONAL BELONGING,
SHRUBS, FINISHED BASEMENTS, LACK OF ADEQUATE ATTIC ACCESS,.
2) THE APPRAISER VIEWS THE NEIGHBORHOOD
3) VIEWS EACH OF THE EXTERIOR OF COMPARABLES FROM THE STREET.Page 16
TIMESAVINGAPPRAISAL.COM
COMMENT ADDENDUM
File No.
250029
CASE NO.
Borrower
Mr. Jared McWherter
Property Address _ 27155 Gait
City
Warren
County
Macomb
State
Mi
Zip Code
48093
LenderiClient
Mr. Jared McWherter
Address 271565 Gail, Warren
, Mi 48093
MILES FROM MY OFFICE
THE SUBJECT PROPERTY IS LOCATED 16.3-MILES FROM MY OFFICE. THIS ASSIGNMENT REQUIRES GEOGRAPHIC
COMPETENCY AS PART OF THE SCOPE OF WORK.
{ HAVE SPENT SUFFICIENT TIME IN THE SUBJECTS MARKET
AND UNDERSTAND THE NUANCES OF THE LOCAL MARKET AND THE SUPPLY AND DEMAND FACTORS RELATING
TO THE SPECIFIC PROPERTY TYPE AND THE LOCATION INVOLVED. SUCH UNDERSTANDING WILL NOT BE
IMPARTED SOLELY FROM A CONSIDERATION OF SPECIFIC DATA SUCH AS DEMOGRAPHICS, COSTS, SALES AND
RENTALS, THE NECESSARY UNDERSTANDING OF LOCAL MARKET CONDITIONS PROVIDES THE BRIDGE
BETWEEN A SALE AND A COMPARABLE SALE OR A RENTAL AND A COMPARABLE RENTAL.
INTENDED USER
INTENDED USER OF THIS REPORT IS Jared McWherter.
UTILITIES
ALL UTILITIES WERE ON AND IN WORKING ORDER.
REASONABLE EXPOSURE TIME
EXPOSURE TIME - A REASONABLE EXPOSURE TIME FOR THE SUBJECT PROPERTY AT THE OPINION OF VALUE
INDICATED IS ESTIMATED TO 8E (10-30) DAYS AND WAS DERIVED FROM THE COMPARABLE SALES IN AREA AND
OR 1004MC.
DEFINITION OF EXPOSURE TIME
A REASONABLE EXPOSURE TIME FOR THE SUBJECT PROPERTY AT THE OPINION OF VALUE INDICATED WAS
DERIVED BY USING THE HISTORICAL STATISTICAL DATA AND THE COMPARABLE SALES. USPAP DEFINITION OF
EXPOSURE TIME: ESTIMATED LENGTH OF TIME THAT THE PROPERTY INTEREST BEING APPRAISED WOULD HAVE
BEEN OFFERED ON THE MARKET PRIOR TO THE HYPOTHETICAL CONSUMMATION OF A SALE AT MARKET VALUE
ON THE EFFECTIVE DATE OF THE APPRAISAL REPORT.
UNBIASED OPINION OF VALUE
THIS REPORT IS AN UNBIASED, INDEPENDENT VALUATION OF THE SUBJECT PROPERTY. IT iS NOT BASED ON A
REQUESTED MINIMUM VALUE, A SPECIFIC VALUE OR APPROVAL OF A LOAN AS INDICATED.
PRIOR SERVICES TO SUBJECT
THE APPRAISER OF THIS REPORT, AS INDICATED IN THE SIGNATURE SECTION, HAS NOT PROVIDED ANY PRIOR
SERVICES FOR THE SUBJECT PROPERTY IN THE 36 MONTHS PRIOR TO THE EFFECTIVE DATE OF THE REPORT.Page 17
TIMESAVINGAPPRAISAL.COM SUBJECT PHOTO ADDENDUM File No. 250029 CASE NO. Owner Jared McWherter Property Address 27155 Gail City Warren County Macomb State Mi Zip Code 48093 Client Mr. Jared McWherter Address 27155 Gail, Warren , MI 48093 FRONT OF SUBJECT PROPERTY 27155 Gail Warren, MI 48093 REAR OF SUBJECT PROPERTY STREET SCENE
Page 18
TIMESAVINGAPPRAISAL.COM SUBJECT PHOTO ADDENDUM File No. 250029 CASE NO. Borrower Mr. Jared McWherter Property Address 27155 Gail City. Warren County Macomb State MI Zip Code 48093 Lender/Client Mr. Jared McWherter Address 27155 Gail, Warren , MI 48093 [11] RUAN GaRRRRARYE a pool wRannnn? Ii Fi] | FALARARRA ARASH § ips il Storage shed pe LL ne interior of garage
Page 19
TIMESAVINGAPPRAISAL.COM SUBJECT PHOTO ADDENDUM File No. 250029 CASE NO. Borrower Mr. Jared McWherter Property Address 27155 Gail City Warren County Macomb State Mi Zip Code 48093 Lender/Client Mr. Jared McWherter Address 27155 Gail, Warren , MI 48093 living room bedroom bedroom
Page 20
TIMESAVINGAPPRAISAL.COM SUBJECT PHOTO ADDENDUM File No. 250029 CASE NO. Borrower Mr. Jared McWherter Property Address 27155 Gail City Warren County Macomb State Mi Zip Code 48093 Lender/Client Mr. Jared McWherter Address 27155 Gail, Warren , MI 48093 bedroom bath bath
Page 21
TIMESAVINGAPPRAISAL.COM SUBJECT PHOTO ADDENDUM File No. 250029 CASE NO. Borrower Mr. Jared McWherter Property Address 27155 Gail City Warren County Macomb State MI Zip Code 48093 Lender/Client Mr. Jared McWherter Address 27155 Gail, Warren , MI 48093 family room kitchen kitchen
Page 22
TIMESAVINGAPPRAISAL.COM SUBJECT PHOTO ADDENDUM File No. 250029 CASE NO. Borrower Mr. Jared McWherter Property Address 27155 Gail City Warren County Macomb State MI Zip Code 48093 Lender/Client Mr. Jared McWherter Address 27155 Gail, Warren , MI 48093 kitchen lav utility room
Page 23
TIMESAVINGAPPRAISAL.COM SUBJECT PHOTO ADDENDUM File No. 250029 CASE NO. Borrower Mr. Jared McWherter Property Address 27155 Gail City Warren County Macomb Stale Mi Zip Code 48093 Lender/Client Mr. Jared McWherter Address 27155 Gail, Warren , MI 48093 basement basement Pp / basement bath
Page 24
TIMESAVINGAPPRAISAL.COM SUBJECT PHOTO ADDENDUM File No. 250029 CASE NO. Borrower Mr. Jared McWherter Property Address 27155 Gail City Warren County Macomb Stale MI Zip Code 48093 Lender/Client Mr. Jared McWherter Address 27155 Gail, Warren , MI 48093 furnace breaker box
Page 25
TIMESAVINGAPPRAISAL.COM COMPARABLES 1-2-3 File No. 250029 CASE NO. Borrower Mr. Jared McWherter Property Address 27155 Gail City Warren County Macomb State MI Zip Code 48093 Lender/Client Mr. Jared McWherter Address 27155 Gail, Warren , MI 48093 COMPARABLE SALE # 1 27799 Gail Dr Warren, MI 48093 COMPARABLE SALE # 2 27283 Gail Dr Warren, MI 48093 COMPARABLE SALE # 3 27754 Santa Ana Dr Warren, MI 48093
Page 26
TIMESAVINGAPPRAISAL.COM COMPARABLES 4-5-6 File No. 250029 CASE NO. Borrower Mr. Jared McWherter Property Address 27155 Gail City Warren County Macomb Stale Mi Zip Code 48093 Lender/Client Mr. Jared McWherter Address 27155 Gail, Warren , MI 48093 fo ime Sie en aaa, COMPARABLE SALE # 27127 Gail Dr Warren, MI 48093 COMPARABLE SALE # COMPARABLE SALE # 4 5 6
Page 27
LICENSE File No. 250029 CASE NO. Borrower Mr. Jared McWherter Property Address 27155 Gail City Warren County Macomb State MI __ Zip Code 48093 Lender/Client Mr. Jared McWherter Address 27155 Gail, Warren , MI 48093 — 0601449 GrerceTn wane conenie LICENSE M0. 1204000094 JOSEPH D MANZELLA STATE OF MICHIGAN DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS BUREAU OF PROFESSIONAL LICENSING CERTIFIED RESIDENTIAL REAL ESTATE APPRAISER LICENSE EIFIRATION 3aTC a en a doa eo 07/31/2025 23129040501 TE STATE ce Amn 1 a a RBA = a
Page 28
TIMESAVINGAPPRAISAL.COM SKETCH ADDENDUM File No. 250029 CASE NO. Owner Jared McWherter Property Address 27155 Gail City Warren County Macomb State MI Zip Code 48093 Client Mr. Jared McWherter Address 27155 Gail, Warren , MI 48093 POOL NOTED GIVEN NO VALUE RD 14' 14' OPEN CONCRETEPATIO <% | FAMILY © <Q ~| ROOM 14" 15 ed & 19’ [av ur [V1 19' & (suas) > LAV FA NS E BED & o ¥ a “ ES < 3 a REC ROOM ® BED [ 30' 30° 15' 1ST FLOOR ON BASEMENT BASEMENT Shetnty Ager Seen Surdarg™ Comments: AREA CALCULATIONS SUMMARY LIVING AREA BREAKDOWN Code Description Net Size Net Totals Breakdown Subtotals GLAL 1ST FL ON BSMNT 1634.00 1ST FL ON BSMNT 1ST FL ON SLAB 115.00 1749.00 15.0 x 4.0 60.00 BSMT Basement 1634.00 1634.00 45.0 x 30.0 1350.00 GAR Garage 726.00 726.00 16.0 x 14.0 224.00 1ST FL ON SLAB
Page 29
TIMESAVINGAPPRAISAL.COM
File No.
250029
CASE NO.
This appraisal repost is subject fo the scope of work, intended use, intended user, definition of market value, statement of assumptions
and limiting conditions, and certifications. The Appraiser may expand the scope of work to include any additional research or analysis
necessary based on the complexity of this appraisal assignment.
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 vaiue, statement of
assumptions and limiting conditions, and certifications. The appraiser must, at a minimum: (1) research, verify, and analyze data from
reliable public and/or private sources, and (2} report his or her analysis, opinions, and cenclusions in this appraisal report.
DEFINITION OF MARKET VALUE: The definition of market value is the mos! probable price which a property
should bring in a competitive and open market under alt 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 10 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. 8. doltars 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 a2 market area; these costs are
readily identifiable since the seller pays these costs in virtually all sales transactions. Special or crealive financing
adjustments can be made to the comparable property by comparisons to financing terms offered by a third parly institutional
lender that is not already involved in the property or transaction. Any adjusiment should not be calculated on a mechanical
dollar for dollar cost of the financing or concession but the doliar amount of any adjustment should approximate the market's
reaction lo 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 litle is good and marketable and will not render any opinions about the title.
2, The appraiser may have 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 avaitable 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,
unfess 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 willPage 30
TIMESAVINGAPPRAISAL.COM
File No.
250029
CASE NO.
APPRAISER'S CERTIFICATION:
| certify that, to the best of my knowledge and belief:
1. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my
personal, impartial, and unbiased professional analyses, opinions, and conclusions.
2. 1] have
have no present or prospective interest in the property tha is the subject of this report and_] have
have no
personal interest with respect to the parties involved.
3.1 [| have performed
have not performed services, as an appraiser or in any other capacity, regarding the property that is the
subject of this report within the three-year period immediately preceding acceptance of this assignment.
4.
I have na bias with respect to the property that is the subject of this report or to the parties involved with this assignment.
5. My engagement in this assignment was not contingent upon developing or reporting predetermined results.
6. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or
direction in value that favors the cause of this client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence
of a subsequent event directly relaled to the intended use of this appraisal.
7. My analyses, opinions, and conclusions, were developed, and this report has been prepared, in conformity, with the Uniform Standards
of Professional Appraisal Practice
8.1
have [I] have not made a personal inspeciion of the property that is the subject of this report.
9. Unless otherwise noted, no one has provided significant real property appraisal assistance fo the person signing this certification.
SUPERVISORY APPRAISER'S CERTIFICATION: The Supervisory Appraiser cerlities and agrees that:
1.
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. 1accept full responsibility for the contents of this appraisal report including, but rot 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 repon were delivered containing my original hand written signature.
APPRAISER
SUPERVISORY APPRAISER (ONLY IF REQUIRED)
Qonept 0. Mergedla_
Signature,
Signature
Name
JOGEPH D MANZELLA
Name
Company Name TIMESAVINGAPPRAISAL.COM
Company Name
Company Address 59250 Glacier Club Dr
Company Address
Washington Township, Ml 48094
Telephone Number 586-781-2927
Telephone Number
Email Address joe@timesavingappraisal.com
Email Address
Date of Signaiure and Report 02/15/2025
Date of Signature
Effective Date of Appraisal 3/31/2023
State Certification #
State Certification #
1204000094
or State License #
or State License #
StatePage 31
TIMESAVINGAPPRAISAL.COM LOCATION MAP ADDENDUM File No. 250029 CASE NO. Borrower Mr. Jared McWherter Property Address 27155 Gail City Warren County Macomb State Mi Zip Code 48093 Lender/Client Mr. Jared McWherter Address 27155 Gail, Warren , MI 48093 B=, i = : y a J EE Hl | Tech Plaza, |} |r JIL _gqoliiterdd— — E32 Mile Rd =r ir ho iL ll \ > | e = € | | a | Di 2 || 2, 9 3 = == | St.John Stanlzy Ave Stanley Dr - gl 9 5 ® 2 | H Macomb-Oakland || Marian Ave Malin StS 2 Harder Dr T&R BG Applewood Or Hospital -Warren 3 % 9 3 & | I = = | Campus Ani Ave z Rinke Park fl Rom dil : no 3 Jl] Gerald Ave al Wo 9 |'Newbern Dr al 2 linda St I I i iif An | ors I ol i | Christine St | 27754 Santa Ana Dr org Westwio| I| | Jwarren, nt 48003 3 Elementa frandnest — — || Sale: $260,000 or] Schoo [- '1]0.55 mites NE 3 — Darlene St a ‘Rd — G-———— Matin: — =p Ene 3 12 | LAL i 2S H 2 Harts'g St g 5 z Sale 1 27700 Gail Dr Warren, MI 48083 Sale: $265,000 0.32 miles N Crothers | ericnical Element, Farum Ave | Susan Ave: Lo fo | ¢ 3 tL 3 igi 2 =z | Go | | | J | Potomac === L Lo < = [ z Menge m 5 | £ 2 MeKinldy or IZ g of = g > McKinley = | 3 ~ Stamford A 3 Fa! violte |g - a on &f in | Middle 3 [Carrier Ave i 8 Bemice 8 I » School § | mA i = 3, —— 3 | o 2 | id TRL park El ! Marsha pt = 3 I z Lillian # (i Lillian Ave —, & ES | - [= 1 i= | z ff 9 Sunburst € CenterlineHigh | Sunburstave — | Ii Carney St £ School | i Busch 5. i I Busch Ave = £ 3 | EF 1 Frazho'Rd (dl Helen — 1 i Helen Mac Ave | I razho Rd —7 v | | & Date | 5 | z Harold St | . pale 1 ~ z 1 Dale Ave I < | i] | +4 & Hoover Hovey St | I Voerner Ave: I Central 2 wilson De S Eleven 4 | [ | I [LAS —— Shopping | Granow | i 8 Il Center = I Haring i 2 Il tnglemankd | \T l Erglemen . | 127° Highland Dr | cme 1% E ay
Page 32
TIMESAVINGAPPRAISAL.COM File No. 250029 CASE NO. Quner Jared McWherter Property Address 27155 Gail - City Warren County Macomb State. MI Zip Cote 48093 Client Mr. Jared McWherter Address 27155 Gail, Warren , MI 48093 NEIGHBORHOOD MARKETING CONDITIONS MARKET VALUES ARE STABLE. LISTING ARE STILL SELLING QUICKLY, WITH SOME SELLING ABOVE ASKING PRICE. SALES CONCESSIONS ARE TYPICALLY GIVEN BY THE SELLER AS A GIFT IN THIS MARKET. A REASONABLE MARKETING PERIOD FOR THE SUBJECT IS APPROXIMATELY 5-30 DAYS WITH SALES PRICE/ASKING RATIOS BEING WITHIN 95 TO 105% OF REASONABLY LISTED HOMES,
Page 33
www.oakroof.com Tentative Start Date: NG (248) 547-ROOF Pride & ty (7663) Customer: [# Cann ( LF; (Wan Phone: SEG - 1-4S@ Address: 271 ISS (Sas ANE : Daytime: City: AJ vada Zip Code: hs 63 Date: = / q- 23 Emall: FitaniC C hilrma o & Bates. Conn. Estimate By: 1 - -( 4 pra Wfearoff ( Layers (House) MTearoff | Layers (Garage) Estimate / Work Order / Contract (0) @Dimensional AR. shingles : G.A.F. Timberline HDZ Lifetime (Color) -—. Wihstall Drip Edge on all Rakes and Eaves Optemns on = ’ Winstall ice & water In valleys & on heated cave edges (6-ft.) Wihstall synthetic felt. to roof deck Weplace all pipe flashings (color match) Option 2 - Add install animal proof (color match) roof vents # 1% BED Poin: 4 Q Install L.F. of ridge vent Q Install_ L.F. smart vent. WRe-step flash as needed WRecounter Flash Chimney Estimated cost: $ Ie 990 Q Paint & Seal furnace Chimney Option (1): $ W Dispose of all debris Option (2): $ * Rotten wood will be replaced at a charge of Sub Total: $ #x8716058$_SA_ ea (full sheets only) 1"x 6" Roof board at §__4_ per 1. ii Banal N Comments Grand Total: $ AGREEMENT Oak Construction Company LLC (“Company” or “Contractor”) and the above named property owner (“Customer”) enter into this Agreement for certain work to be performed on the job site as identified by the above address. Customer agrees to immediately pay the Company the balance due os stated in the above work order upon completion of the work. If the balance due is not paid within three (3) days after the date of completion, the Customer agrees to the following additional charges: a $100.00 per month administrative charge until the outstanding balance is paid in full; interest on the outstanding balance at the rate of 7% or the maximum allowed by law; and any and all costs or expenses of collection, including legal fees. In addition, any warranties are null and void until payment is made in full. The Customer is responsible for the removing and/or protecting their personal property items in the interior of the structure(s), as well as the surrounding structure(s) and removing Side protecting their outdoor personal property. Customers agree that Company shall not be responsible for any damago to any personal property, including, but property, and Customer agrees to indemnify and/or hold Company harmless for damages to same. The Company shall not be responsible or liable for drywall “nail pops™ or interior cracks that may occur. The Company shall also not be responsible for proper ventilation, insulation, adequate and free flowing soffits, vapor barriers, humidifiers, or air tight windows in the structure's interior or attic and recommends that the Customer hire a professional to confirm proper ventilation, because ventilation may change from the completion of the work. Oak Roofing does not inspect the inferior of your home or your attic brefore doing the above work. As such, Oak Roofing would not know whether or not you have proper ventilation in your attic before you put on a new roof. Proper ventilation within your attic is critical because, without it, condensation can occur in your attic, and mold could develop. Oak Roofing is not responsible for condensation developing in your attic, or the growth of mold. Before Oak Roofing does its work, the customer is advised to have an expert look at the ventilation in the attic to evaluate things such as ventilation, condensation, potential mold growth, etc, If the customer would like the recommendation for a company which specializes in this work, please contact the Oak Roofing representative and he/she will be glad to provide you with an expert in the field.
Page 34
VO
Sl
7
PN
pe
tx
Sar
oy
0
HN
us
oo
oh
HE
Fen)
S56
ps
3
Wr
haa:
0
Pye
ad
277 or
OR:
= Ny
Fo
py
a
®
hi
i
Rv.
{3
i
}
a,
Kl
4
1,
2
=
pr
1)
El 0
A
a
RRs
[A
A
MW
td
Soa
WE Le ee
==
ne
S&
-—
A
BN
vy
ol
_—
[|
5
ps
iy
—
a
—
=
TAN
fit
fod
50
ro
Ti 4
8
AY
yz
ow.
“alt
a]
iW 7
7
teh
i
- =
Free
ax
ho
i
Be
srr
armel
a
by
g-
aga dle
ary,
ie
a
Es
Ay
1;
it
i
LEC
ba
A
Ll]
-_,
=
7
—
=
.
=
<
k
3 La
|}
|
es
{
us: &
Bs
——
Ar
A\
73Page 35
N i ma p=: A= Z., | a 6 B HH |: psa | 4 IE [| ) ¥ gy ya ons Al Hl «ht | — — = 1 \ | 7 Rzalcomp - L. _ [3 | | B—— = k | = Ib = Ig = Ek. 1 << IIs 1] ot | Ca a L | AL _—— LE
Page 36
| = iy To da JT IE ahn:f a ¥ it ww 1 fw ad b. H wr = _— EE Th) = A LL) Raalcomp Ir = = = af I 2 Wl «gh i i [| = LER] aa == 4 Ed fous WC | 7
Page 37
“i
at
BL
By)
Cre of
il
ll
i
5
4
a
aa [
od,
{
[FE
Eis
es
ra
Vege
BE
=
be
—
i
ly
7]
i
9
<
18)
If
8 Tk o
Rl
Rzalcamnp
—
Lis
=
SRT.
oo
=)
=I
I
It
|
NA
|<»
[=
a
—
ZzPage 38
== at rT 0) Pe il ———— = — AR % =: | 1 LJ LI Lil ) AV | 11 Ti B ————— alcornp — SE 0) a [J] | I Way an — —: = || Laer = (
Page 39
oe \g ba / | °F J k ] J —== \ ii _— a HL Uf Bi ih " £2 = ai i 1 ke El) SEERA BT Jo neu eve ac \| 7 a Avy ls 4! Aly fi v5) © fil of) at) is ol Se — Lid mr NE wii \ He 1 \ Vo | 53) 3 5 apd td 4 | Loa A | gi | gh ‘'\ 2 $ he] =r
Page 40
id,
i
pra
0 ky
$s
13)
Fh
YN;
4
)
2
bi
ig TR
$27,
Po FAR
Al
~
SH
3)
28
iy
IN
bs
2
hE Sa
Ny
1
-
UR
vr
TW
NT
Tr
Tr]
x
ITH TT
Tir
ih
Ty
[11
if
or
"-!
ifn!
od
[LE
Se
=
ae
pn
mS
=F
Wg
5 4
~
oi
Realcomp
«12
Ci #
Si
q
PY
Re
dy
EA
PE
Ne
5
SE
wl
y/
go
iY
hs
Log)
GCA
17 A
a
x
%:
fi
i
7
5
45
id
63
i
fl
f{
LY 13
a
& Es
MN
&
VRS
My
2
“a
Pe
oY
i
ap 8
i)
(J
“ie
IN
[Hf
Fy
-
SA
I
Ti
wr.
Sgr X
17
—
|
="
li
[7]
3
=
id
N=
NY
|
[!
I
a
$Page 41
*
hE
1
raze
i
va li
SG
)
7
BS 7
o,
RY
»
7)
ABN
hd
{i
is
i
~~ —
=F
“oe
fife A)
B
[ERERR]
1B
IRRREREY
wh
HER
ARR
Wi
he
i
‘even
\
i
q
A
I
fl i
\
[1
——
il
| | ! ) |
Wir
me
LLL]
:
ji HET]
ow
[TTT pa
in Ps mini
—
ee
i i
a
tf
-
ih it H
A
ZA
i>
ES
Te
x
3
SN SN
pad
—
SPN
Ym
xR
i
£2)Page 42
MICHIGAN TAX TRIBUNAL Jared McWherter Parcel LD. No, 12-13-15-380-026 Petitioner, M.T.T. Docket No. 24-003594 Address 27155 Gail -Warren CITY OF WARREN Respondent, / Jared McWherter Michigan Tax Tribunal 27155 Gail P.O Box 30232 Warren, Mi 48093 Lansing, Mi 48909 (586) 480-0110 Nicole Travers, MCAO City of Warren One City Square, Suite 310 Warren, Mi 48093 (586) 574-4620 / PROOF OF SERVICE STATE OF MICHIGAN ) } ss. COUNTY OF MACOMB) Dated this 3 day of October, 2025, 1 sent by first-class mail a copy of Petitioner Evidence which includes Professional Appraisal, and Letter of Opinion from License Real Estate Broker Nicole Travers, MCAO Michigan Tax Tribunal City of Warren P.O. Box 30232 One City Square, Suite 310 Lansing, Mi 48909 Warren, Mi 48093 (586) 574-4620 1 declare that the statement above and attached are true to the best of my information, knowledge, and belief. Val al / Jared McWherter 10-3-2025 Subscribed and sworn before me, this 3° day of October, 2025 by Jared McWherter to be his true act and deed.
Page 43
uiebe - 8[okoaJ 8583|d "6ISBM Jownsuod-jsod wou spew s| abeyoed siy| ) — 9589 0710 5270 225% 3kE FSC" C116016 PRESS FIRMLY TO SEAL FRE UNITED STATES PRIORITY Ba POSTAL SERVICE MAIL m Expected delivery date specified for domestic use. ® Domestic shipments include $100 of insurance (restrictions apply).* ® USPS Tracking® service included for domestic and many international des H Limited international insurance.** m When used internationally, a customs declaration form is required. *Insurance does not cover certain items. For details regarding claims exclusions see the Domestic Mail Manual at http://pe.usps.com. ** See International Mail Manual at http://pe.usps.com for availability and limitations of coverag To schedule free Packa FLAT RATE ENVELOPE B = py ONE RATE m ANY WEIGHT TRACKED = INSURED y A ® eo es EP14F October 2023 PAPER POEROIINATIY oD: 121/2x 91/2 | PoucH E