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JCB Appraisals, Inc. FHA/VA Case No. 132657 Uniform Residential Appraisal Report File # 260626 SUBJECT The purpose of this summary appraisal report is to provide the lender/client with an accurate, and adequately supported, opinion of the market value of the subject property. Property Address 25 Circle Dr City Dixmoor State IL Zip Code 60426 Borrower Eric LeMunyan Owner of Public Record Holding 25 Circle Lofty County Cook Legal Description (FOREST)(MANOR) SUB OF S BLK 2 LOT 35 Assessor's Parcel # 29-06-426-035-0000 Tax Year 2025 R.E. Taxes $ 5,457 Neighborhood Name Forest Manor Map Reference 16984 Census Tract 8268.00 Occupant Owner Tenant Vacant Special Assessments $ 0 PUD HOA $ 0 per year per month Property Rights Appraised Fee Simple Leasehold Other (describe) Assignment Type Purchase Transaction Refinance Transaction Other (describe) Lender/Client Address 627 S Hanover St, Baltimore, MD 21230 ORM Is the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal? Yes No Report data source(s) used, offering price(s), and date(s). MRED was utilized for the listing history of the subject. CONTRACT I did performed. 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 Contract Price $ Date of Contract Is the property seller the owner of public record? Yes No Data Source(s) Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the borrower? If Yes, report the total dollar amount and describe the items to be paid. NEIGHBORHOOD Note: Race and the racial composition of the neighborhood are not appraisal factors. One-Unit Housing Trends Neighborhood Characteristics Location Urban Built-Up Over 75% Growth Rapid Neighborhood Boundaries Suburban 25-75% Stable Rural Under 25% Slow Property Values Demand/Supply Marketing Time Increasing Shortage Under 3 mths Stable In Balance 3-6 mths One-Unit Housing Declining Over Supply Over 6 mths PRICE $ (000) 45 260 155 Dixie Highway on the west, 151st St on the south, 139th St on the north, and AGE (yrs) Low High Pred. 20 125 75 Yes No Present Land Use % 70 % 5% 5% 10 % 10 % One-Unit 2-4 Unit Multi-Family Commercial Other Halsted St on the east. Neighborhood Description The subject resides in the south suburbs of Chicago, IL- in the Village of Dixmoor. It is close to schools, hospital, local shopping centers, parks, and expressways. The neighborhood is mostly comprised of homes with living sq. ft totals between 800-2200 sq ft. The local high school district is 147. Market Conditions (including support for the above conclusions) The above conclusions are based on all homes within the market area and is supported by the analysis of the prior 12 months and current market. See Market Conditions Addendum for further analysis of properties similar to the subject. SITE Dimensions 49X131X50X145-Subject to Survey Area 9105 sf Shape Rectangle Specific Zoning Classification Residential Class 1 Zoning Description Single - Family Residential 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? Yes No If No, describe Off-site Improvements - Type Public Private Utilities Public Other (describe) Public Other (describe) Street Concrete Water Electricity Alley None Gas Sanitary Sewer FEMA Special Flood Hazard Area Yes No FEMA Flood Zone X FEMA Map # 17031C0643J FEMA Map Date 08/19/2008 Are the utilities and off-site improvements typical for the market area? Yes No If No, describe Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes No If Yes, describe General Description IMPROVEMENTS View N;Res; Foundation Exterior Description materials/condition Interior Units One One with Accessory Unit Concrete Slab Crawl Space Foundation Walls Concrete/Avg # of Stories Full Basement Partial Basement Exterior Walls 1 Frame/Avg+ Type Det. Att. S-Det./End Unit Basement Area 0 sq.ft. Roof Surface Shingle/Gd Existing Proposed Under Const. Basement Finish % Gutters & Downspouts Aluminum/Avg+ 0 Design (Style) Outside Entry/Exit Sump Pump Window Type Ranch DH/Gd Year Built Evidence of Infestation Storm Sash/Insulated Aluminum/Gd 1955 Effective Age (Yrs) 15 Dampness Settlement Screens Yes/Aluminum/Gd Attic None Heating FWA HWBB Radiant Amenities Woodstove(s) # 0 Drop Stair Stairs Other Fuel Gas Fireplace(s) # 0 Fence None Floor Scuttle Cooling Central Air Conditioning Patio/Deck Patio Porch None Finished Heated Individual Other Wall Pool None Other None Appliances Refrigerator Range/Oven Dishwasher Disposal Microwave Finished area above grade contains: 6 Rooms 4 Bedrooms Additional features (special energy efficient items, etc.). None Noted Washer/Dryer 1.0 Bath(s) materials/condition Floors Lam/Tile/Avg+ Walls Drywl/Avg+ Trim/Finish Wd/Wd/Gd Bath Floor CT/Gd Bath Wainscot CT/Gd Car Storage None Driveway # of Cars 1 Driveway Surface Asphalt Garage # of Cars 0 Carport # of Cars 0 Att. Det. Built-in Other (describe) Fan hood 984 Square Feet of Gross Living Area Above Grade Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.). C3;Kitchen-updated-one to five years ago;Bathrooms-remodeled-one to five years ago;The subject is in above average overall condition and has been recently updated in the past 5 years. At the time of inspection, all utilities were turned on and functional. The subject has the CO/smoke detectors where required. Notable features/improvements include, but are not limited to, updated kitchen, remodeled bathroom, newer flooring, newer roof, siding, and windows, newer furnace, new paint.See Text and photos Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? Yes No If Yes, describe No apparent adverse environmental conditions were noted at the time of the appraisal that might have an adverse effect on the subject property. Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? Freddie Mac Form 70 March 2005 UAD Version 9/2011 Yes Page 1 of 6 Form 1004UAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE No If No, describe Fannie Mae Form 1004 March 2005 FHA/VA Case No. 132657 Uniform Residential Appraisal Report File # 260626 SALES COMPARISON APPROACH There are There are comparable properties currently offered for sale in the subject neighborhood ranging in price from $ 100,000 to $ 200,000 . 7 comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ 101,250 to $ 177,000 . 16 FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3 Address 25 Circle Dr 23 W 143rd St 14103 Marshfield Ave 14624 Peoria St Dixmoor, IL 60426 Dixmoor, IL 60426 Dixmoor, IL 60426 Harvey, IL 60426 Proximity to Subject 0.16 miles S 0.09 miles NE 0.95 miles SE Sale Price $ $ $ $ 155,000 177,000 107,500 Sale Price/Gross Liv. Area $ sq.ft. $ $ $ 157.52 sq.ft. 184.38 sq.ft. 93.32 sq.ft. Data Source(s) MLS#12514310;DOM 4 MLS#12393996;DOM 26 MLS#12311339;DOM 96 Verification Source(s) Assessor/Recorder Assessor/Recorder Assessor/Recorder VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment DESCRIPTION +(-) $ Adjustment Sales or Financing ArmLth ArmLth ArmLth Concessions Conv;0 Conv;5400 -5,400 Conv;1500 -1,500 Date of Sale/Time s01/26;c11/25 s01/26;c11/25 s08/25;c06/25 Location N;Res; N;Res; N;Res; N;Res; Leasehold/Fee Simple Fee Simple Fee Simple Fee Simple Fee Simple Site 9105 sf 6240 sf 0 10626 sf 0 6250 sf 0 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 Actual Age 71 70 0 71 70 0 Condition C3 C3 C2 -5,000 C4 +5,000 Above Grade Total Bdrms. Baths Total Bdrms. Baths Total Bdrms. Baths +2,500 Total Bdrms. Baths Room Count 6 4 1.0 6 4 1.0 6 3 1.0 0 6 4 1.0 Gross Living Area 984 sq.ft. 984 sq.ft. 960 sq.ft. 0 1,152 sq.ft. -3,360 Basement & Finished 0sf 0sf 0sf 0sf Rooms Below Grade Functional Utility Average Average Average Average Heating/Cooling GFA/No CAC GFA/CAC -1,000 GFA/CAC -1,000 GFA/No CAC Energy Efficient Items None None None None Garage/Carport 1dw 2gd1dw -7,500 2gd2dw -7,500 None 0 Porch/Patio/Deck Patio Patio Patio Patio Overall Updating Level Above Average Above Average Good -15,000 Average +10,000 Exterior Frame Frame Frame Frame Net Adjustment (Total) + - $ + - $ -8,500 Adjusted Sale Price Net Adj. % Net Adj. 5.5 17.7 % of Comparables Gross Adj. 5.5 % $ 146,500 Gross Adj. 20.6 % $ I did did not research the sale or transfer history of the subject property and comparable sales. If not, explain + Net Adj. 145,600 Gross Adj. -31,400 - $ % 9.4 18.5 % $ 10,140 117,640 My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. Data Source(s) Public Records: Multiple Listing Service, Tax Records and Assessor Records My research did did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale. Data Source(s) Public Records: Multiple Listing Service, Tax Records and Assessor Records Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3). ITEM SUBJECT COMPARABLE SALE #1 COMPARABLE SALE #2 COMPARABLE SALE #3 Date of Prior Sale/Transfer 11/27/2024 Price of Prior Sale/Transfer $0 Data Source(s) Recorder/Assessor/MLS Recorder/Assessor/MLS Doc# 36120067 Recorder/Assessor/MLS Effective Date of Data Source(s) 06/26/2026 06/26/2026 06/26/2026 06/26/2026 Analysis of prior sale or transfer history of the subject property and comparable sales All, if any, prior sales of the subject have been documented and analyzed. Comp 2 and 4 have been recently improved to a C2 condition level from prior "as is" sales/transfers Summary of Sales Comparison Approach All sales are located within the subject market area. Some sales/listings required adjustments, however, the adjustments are considered reasonable and reflective of the current market area. See attached addendum. Indicated Value by Sales Comparison Approach $ RECONCILIATION Indicated Value by: Sales Comparison Approach $ See Text Addendum 145,000 145,000 Cost Approach (if developed) $ 146,153 Income Approach (if developed) $ 156,000 This appraisal is made "as is", subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed, subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed, or subject to the following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair: Based on a complete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limiting conditions, and appraiser's certification, my (our) opinion of the market value, as defined, of the real property that is the subject of this report is $ , as of , which is the date of inspection and the effective date of this appraisal. 145,000 06/26/2026 Freddie Mac Form 70 March 2005 UAD Version 9/2011 Page 2 of 6 Form 1004UAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Fannie Mae Form 1004 March 2005 FHA/VA Case N