My 2026 appraisal for tax appeal.pdf
Jennifer Ann LaPointe Petitioner V City Of Lansing Respondent · 26-000614-TT
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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 defined value of the subject property, as improved. The property rights appraised are the fee simple interest in the site and improvements. In my opinion, the defined 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, assignment conditions and appropriate certifications. 26-G074 Goff Appraisal Service, LLC Goff Appraisal Service LLC Certified Residential Appraiser Dennis R Goff Sincerely, One Hundred Forty-Seven Thousand Dollars $147,000 December 31, 2025 Lansing, MI 48911 5900 Monticello Dear Ms Lapointe, 26-G074 Lansing, MI, 48911 5900 Monticello Dr Jennifer Lapointe 04/11/2026
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File No. APPRAISAL OF LOCATED AT: CLIENT: AS OF: BY: 26-G074 Goff Appraisal Service, LLC Certified Residential Appraiser Dennis R Goff December 31, 2025 Lansing, MI, 48911 5900 Monticello Dr Jennifer Lapointe Lansing, MI 48911 5900 Monticello
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Residential Appraisal Report File No. The purpose of this appraisal report is to provide the client with a credible opinion of the defined value of the subject property, given the intended use of the appraisal. Client Name/Intended User E-mail Client Address City State Zip Additional Intended User(s) Intended Use PURPOSE Property Address City State Zip Owner of Public Record County Legal Description Assessor's Parcel # Tax Year R.E. Taxes $ Neighborhood Name Map Reference Census Tract Property Rights Appraised Fee Simple Leasehold Other (describe) SUBJECT 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. Prior Sale/Transfer: Date Price Source(s) Analysis of prior sale or transfer history of the subject property (and comparable sales, if applicable) Offerings, options and contracts as of the effective date of the appraisal SALES HISTORY Neighborhood Characteristics One-Unit Housing Trends One-Unit Housing Present Land Use % Location Urban Suburban Rural Property Values Increasing Stable Declining PRICE AGE One-Unit % Built-Up Over 75% 25-75% Under 25% Demand/Supply Shortage In Balance Over Supply $(000) (yrs) 2-4 Unit % Growth Rapid Stable Slow Marketing Time Under 3 mths 3-6 mths Over 6 mths Low Multi-Family % Neighborhood Boundaries High Commercial % Pred. Other % Neighborhood Description Market Conditions (including support for the above conclusions) NEIGHBORHOOD Dimensions Area Shape View Specific Zoning Classification Zoning Description Zoning Compliance Legal Legal Nonconforming (Grandfathered Use) No Zoning Illegal (describe) Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use? Yes No If No, describe. Utilities Public Other (describe) Public Other (describe) Off-site Improvements—Type Public Private Electricity Water Street Gas Sanitary Sewer Alley Site Comments SITE GENERAL DESCRIPTION FOUNDATION EXTERIOR DESCRIPTION materials INTERIOR materials Units One One w/Acc. unit Concrete Slab Crawl Space Foundation Walls Floors # of Stories Full Basement Partial Basement Exterior Walls Walls Type Det. Att. S-Det./End Unit Basement Area sq. ft. Roof Surface Trim/Finish Existing Proposed Under Const. Basement Finish % Gutters & Downspouts Bath Floor Design (Style) Outside Entry/Exit Sump Pump Window Type Bath Wainscot Year Built Storm Sash/Insulated Car Storage None Effective Age (Yrs) Screens Driveway # of Cars Attic None Heating FWA HW Radiant Amenities WoodStove(s) # Driveway Surface Drop Stair Stairs Other Fuel Fireplace(s) # Fence Garage # of Cars Floor Scuttle Cooling Central Air Conditioning Patio/Deck Porch Carport # of Cars Finished Heated Individual Other Pool Other Att. Det. Built-in Appliances Refrigerator Range/Oven Dishwasher Disposal Microwave Washer/Dryer Other (describe) Finished area above grade contains: Rooms Bedrooms Bath(s) Square Feet of Gross Living Area Above Grade Additional Features Comments on the Improvements IMPROVEMENTS Page 1 of 4 This form Copyright © 2005-2016 ACI, a First American Company. All Rights Reserved. (gPAR™) General Purpose Appraisal Report 3/2017 GPARSUMWOCI_17 04252017 Produced using ACI software, 800.234.8727 www.aciweb.com 26-G074 +Goff Appraisal Service, LLC The intended use of this appraisal is to estimate Market Value of the subject property for State Equalized Value appeal. The scope of this assignment is specific to the identified intended use. Lansing City Assessor ; No others 48911 MI Lansing 5900 Monticello Dr jenteacher55@icloud.com Jennifer Lapointe X 0051.00 Google Maps Coachlight 2,184.00 2025 33-01-05-06-351-031 See Addendum Ingham Jennifer Lapointe 48911 MI Lansing 5900 Monticello None known to the appraiser; no listings in GLAR MLS effective 4/08/2026. Subject prior transfer was an arms length sale ; the property was on the market for 75 days. Tax Records $146,000 03/11/2025 X See Attached Addendum See Attached Addendum 25 Misc 6 2 2 65 50 100 10 151 240 60 Jolly Rd to the North; Pleasant Grove Rd to the East; Miller Rd to the South; Williams Rd to the West X X X X X X No survey was available for review by the appraiser. No apparent easements other than typical utility services and no readily observable encroachments. None X Asphalt X X X X See Attached Addendum X X Residential R-1 N;Res;Park Irregular 9278 sf 72.6x131.3x50.6x121.2 C3; furnace new in 2022; new sliding door 2025. 100Amp Service panel; high efficiency furnace 2022; vinyl windows. 960 1.0 3 5 X X X X X 0 0 Concrete 1 X Fbgls/Avg Vin/Avg Wood/Avg DW/Avg Cpt,Vin/Avg None None Open X Deck X None 0 0 Vinyl/Avg Vinyl/Avg Vinyl/Avg Metal/Avg AsphSh/Avg Vinyl Siding/Avg Pour Conc/Avg None X Gas X X 0 960 X X 25 1996 Ranch X X 1 X
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Residential Appraisal Report File No. FEATURE SUBJECT Address Proximity to Subject Sale Price $ Sale Price/Gross Liv. Area $ sq. ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION Sale or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple Site View Design (Style) Quality of Construction Actual Age Condition Above Grade Total Bdrms. Baths Room Count Gross Living Area sq. ft. Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Net Adjustment (Total) Adjusted Sale Price of Comparables COMPARABLE SALE NO. 1 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ COMPARABLE SALE NO. 2 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ COMPARABLE SALE NO. 3 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ Summary of Sales Comparison Approach Indicated Value by Sales Comparison Approach $ SALES COMPARISON APPROACH COMMENTS RECONCILIATION Discussion of methods and techniques employed, including reason for excluding an approach to value: Reconciliation comments: Based on the scope of work, assumptions, limiting conditions and appraiser's certification, my (our) opinion of the defined value of the real property that is the subject of this report as of , which is the effective date of this appraisal, is: Single point $ Range $ to $ Greater than Less than $ 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 subject to the following: Page 2 of 4 This form Copyright © 2005-2016 ACI, a First American Company. All Rights Reserved. (gPAR™) General Purpose Appraisal Report 3/2017 GPARSUMWOCI_17 04252017 Produced using ACI software, 800.234.8727 www.aciweb.com 26-G074 +Goff Appraisal Service, LLC -0- Fireplace Por,Deck 1 dw None FWA None Average 0 960sf0sfin 960 40.00 1.0 3 5 C3 30 Q4 Ranch N;Res; 9278 sf Fee Simple N;Res; 0.00 Lansing, MI 48911 5900 Monticello 138,400 13.8 10.7 13,400 X -0- Por,Deck 1 dw None FWA None Average 0 0 400 878sf0sfin 2,700 892 1.0 3 5 6,200 C4 2,000 57 Q4 Ranch N;Res; 0 7841 sf Fee Simple N;Res; 4,000 05/23/2025 -1,900 3750 ArmLth/Conv Tax Records GLAR MLS#284148 140.13 125,000 0.18 miles SW Lansing, MI 48911 3659 Coachlight Commons 160,400 10.4 -5.1 8,600 X -0- 1,000 Porch 1 dw None FWA None Average 0 0 -300 1021sf0sfin -3,000 1,036 -2,500 2.0 3 5 -4,000 C3 2,000 57 Q4 Ranch N;Res; 0 6970 sf Fee Simple N;Res; 1,500 10/31/2025 -3,300 6500 ArmLth/FHA Tax Records GLAR MLS#290464 163.13 169,000 0.14 miles SE Lansing, MI 48911 3425 Indepence Lane 147,100 14.2 -8.1 12,900 X -1,000 1 F/P Por,Deck 1 dw None -1,500 FWA C/Air Average 0 0 -1,100 1182sf0sfin -8,900 1,182 -1,300 1.1 3 6 -4,000 C3 2,000 58 Q4 Ranch N;Res; 0 7013 sf Fee Simple N;Res; 2,900 08/18/2025 0 ArmLth/VA Tax Records GLAR MLS#289470 135.36 160,000 0.13 miles SW Lansing, MI 48911 3642 Coachlight Common 147,000 See Attached Addendum. Adjustments applied in the report were derived from appraisal experience in the market area; discussions with appraisers, builders, brokers, and lenders within the market area; and current continuing education classes. See Attached Addendum Comp 1: no prior transfer in last year before sale Comp 2: prior transfer 3/4/25 for $87,000, renovated for resale Comp 3: prior transfer 8/15/25 for $0, family transfer to add names, property also renovated Comp 4: prior transfer 7/4/25 for 75,202 was by Sheriff Deed / foreclosure; property renovated, sold, and redeemed prior to completion of foreclosure Comp 5: no prior transfer in last year before sale X 147,000 X 12/31/2025 Most emphasis given to the sales comparison approach to value. The cost approach and the income approach were not considered applicable or relevant for this report. Appraisers are required to be licensed and are regulated by the Michigan Department of Labor and Regulatory Affairs, PO Box 30018, Lansing, MI 48909. The sales comparison was developed and considered the most reliable method to estimate market value. The cost approach was considered but not developed due to not impacting market value. The income approach was not developed due to limited data available for single family rentals.
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Residential Appraisal Report File No. FEATURE SUBJECT Address Proximity to Subject Sale Price $ Sale Price/Gross Liv. Area $ sq. ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION Sale or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple Site View Design (Style) Quality of Construction Actual Age Condition Above Grade Total Bdrms. Baths Room Count Gross Living Area sq. ft. Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Net Adjustment (Total) Adjusted Sale Price of Comparables COMPARABLE SALE NO. 4 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ COMPARABLE SALE NO. 5 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ COMPARABLE SALE NO. 6 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ Summary of Sales Comparison Approach SALES COMPARISON APPROACH Additional Comparables This form Copyright © 2005-2016 ACI, a First American Company. All Rights Reserved. (gPAR™) General Purpose Appraisal Report 3/2017 GPARSUMWOCI_17 04252017 Produced using ACI software, 800.234.8727 www.aciweb.com 26-G074 +Goff Appraisal Service, LLC -0- Fireplace Por,Deck 1 dw None FWA None Average 0 960sf0sfin 960 40.00 1.0 3 5 C3 30 Q4 Ranch N;Res; 9278 sf Fee Simple N;Res; 0.00 Lansing, MI 48911 5900 Monticello 150,700 11.5 -2.1 3,300 X -0- Por,Deck -5,000 2gd2dw None -1,500 FWA C/Air Average 0 0 400 878sf0sfin 2,700 892 1.0 3 5 -4,000 C3 2,000 57 Q4 Ranch N;Res; 0 8407 sf Fee Simple N;Res; 2,100 10/02/2025 0 ArmLth/Conv Tax Records GLAR MLS#286704 172.65 154,000 0.26 miles NW Lansing, MI 48911 3741 Fox Pointe South 137,300 12.7 -8.4 12,600 X -0- 500 Porch -5,000 2gd2dw None FWA None Average 0 0 -300 1021sf0sfin -3,000 1,036 -2,500 2.0 4 6 -1,000 -4,000 C3 2,000 57 Q4 Ranch N;Res; 0 7013 sf Fee Simple N;Res; 700 11/21/2025 0 ArmLth/Conv Tax Records GLAR MLS#292245 144.69 149,900 0.12 miles SE Lansing, MI 48911 3400 Independence Lane 0 0.0 0.0 0 X
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Residential Appraisal Report File No. Appraiser's Certification The appraiser(s) certifies that, to the best of the appraiser's knowledge and belief: 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are the appraiser's personal, impartial, and unbiased professional analyses, opinions, and conclusions. 3. Unless otherwise stated, the appraiser has no present or prospective interest in the property that is the subject of this report and has no personal interest with respect to the parties involved. 4. The appraiser has no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 5. The appraiser's engagement in this assignment was not contingent upon developing or reporting predetermined results. 6. The appraiser's 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 the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 7. The appraiser's analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. 8. Unless otherwise noted, the appraiser has made a personal inspection of the property that is the subject of this report. 9. Unless noted below, no one provided significant real property appraisal assistance to the appraiser signing this certification. Significant real property appraisal assistance provided by: Additional Certifications: Definition of Value: Market Value Other Value: Source of Definition: ADDRESS OF THE PROPERTY APPRAISED: EFFECTIVE DATE OF THE APPRAISAL: APPRAISED VALUE OF THE SUBJECT PROPERTY $ APPRAISER Signature: Name: Company Name: Company Address: Telephone Number: Email Address: State Certification # or License # or Other (describe): State #: State: Expiration Date of Certification or License: Date of Signature and Report: Date of Property Viewing: Degree of property viewing: Interior and Exterior Exterior Only Did not personally view SUPERVISORY APPRAISER Signature: Name: Company Name: Company Address: Telephone Number: Email Address: State Certification # or License # State: Expiration Date of Certification or License: Date of Signature: Date of Property Viewing: Degree of property viewing: Interior and Exterior Exterior Only Did not personally view Page 4 of 4 This form Copyright © 2005-2016 ACI, a First American Company. All Rights Reserved. (gPAR™) General Purpose Appraisal Report 3/2017 GPARSUMWOCI_17 04252017 Produced using ACI software, 800.234.8727 www.aciweb.com 26-G074 +Goff Appraisal Service, LLC X 04/08/2026 04/11/2026 07/31/2026 MI 1204070051 denrgoff@gmail.com 517-749-7777 Lansing, MI 48917 420 S. Waverly Rd Goff Appraisal Service,LLC Dennis R Goff 147,000 12/31/2025 Lansing, MI 48911 5900 Monticello The most probable price which a specified interest in real property is likely to bring under all of the following conditions: 1. Consummation of a sale occurs as of a specified date. 2. An open and competitive market exists for the property interest appraised. 3. The buyer and seller are each acting prudently and knowledgeably. 4. The price is not affected by undue stimulus. 5. The buyer and seller are typically motivated. 6. Both parties are acting in what they consider their best interest. 7. Marketing efforts were adequate and a reasonable time was allowed for exposure to the open market. 8. Payment was made in cash in U.S. dollars or in terms of financial arrangements comparable thereto. 9. 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. "The Appraisal of Real Estate" Twelfth Edition, Appraisal Institute, Chicago, IL X See Addendum NOTE: This report is not suitable for financing purposes, and is not intended for that use. None Appraisal Services
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ADDENDUM Client: Jennifer Lapointe File No.: 26-G074 Property Address: 5900 Monticello Case No.: City: Lansing State: MI Zip: 48911 Addendum Page 1 of 2 Legal Description LOT 3 COACHLIGHT MANOR EAST Neighborhood Description Subject neighborhood is made up of single family dwellings in an urban setting with the subject fitting the pattern of development. The location provides access to employment, shopping and schools. Subject is in the Lansing School District. Miscellaneous land uses include some or all of the following: mobile home sites, office and health services, industrial, public/institutional/facilities, transportation and parking, parks and open space, vacant undeveloped land. These uses have no impact on marketability. Neighborhood Market Conditions The appraiser reviewed statistics for all single family sales in the defined neighborhood and market area for the last 3 years beginning 4/10/2023 on an annual basis. The average sale price declined from $129,430 in the first year to $127,734 in the second year, and increased to $144,863 in the third year. The median sale price increased from $126,500 in the first year to $130,500 in the second year, and to $148,000 in the third year. The sale price per square foot was $78 in the first year, $79 in the second year, and $83 in the third year. The sales per year were 30, 22, and 39. The current sale price / list price ratio is 99% . The market is considered to be increasing based on review of above data. The rate of increase is 11% from 1st year to 3rd year, or 5.5% per year. All types of financing are available in the market with no atypical financing concessions required for marketing. Highest and Best Use The subjects' current use as a single family residence is the highest and best use. It is legally permissible, physically possible, financially feasible, and maximally productive. The present zoning, effective demand, and feasibility of alternate uses were considered in developing this conclusion. Comments on Sales Comparison All comparables, including active listings, were considered in the value conclusion. Date of sale adjustment was applied at 5.5% per year based on data in market conditions section. Bedroom adjustment, if applicable, is on the Above Grade line of grid; other variations in room count are considered to be covered by square footage adjustment. The adjusted values of the sold comparables were reconciled with the following considerations: The Indicated Value by Sales Comparison Approach, $147,000, is calculated using the following weights: 25.0% - 3659 Coachlight Commons; Sale Price $125,000; Adjusted Value $138,400; Gross Adj: 13.8% 25.0% - 3425 Indepence Lane; Sale Price $169,000; Adjusted Value $160,400; Gross Adj: 10.4% 25.0% - 3642 Coachlight Common; Sale Price $160,000; Adjusted Value $147,100; Gross Adj: 14.2% 12.5% - 3741 Fox Pointe South; Sale Price $154,000; Adjusted Value $150,700; Gross Adj: 11.5% 12.5% - 3400 Independence Lane; Sale Price $149,900; Adjusted Value $137,300; Gross Adj: 12.7% Comparables 1 - 3 were given primary weight; they do not have garages and were considered the most similar to the subject for that reason. Comparables 4 and 5 have garages and were given less weight. Additional Comments Clarification of Intended Use and Intended User: The Intended User of this appraisal report is the Client. The Intended Use is to evaluate the property that is the subject of this appraisal to estimate market value, 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. The Census Tract information and the Flood Zone information were obtained through a third party provider based on the property address via the appraiser's appraisal software. The location of the subject property and comparable properties was mapped by a third party provider via the appraiser's appraisal software and confirmed by personal inspection of subject and comparables. The appraiser is not a qualified environmental inspector and this appraisal is only an opinion of value. It does not guarantee or imply that the subject property is free of defects or environmental problems. A professional home and environmental inspection is recommended if the intended user(s) of this report have specific concerns about environmental issues. Mold may be present in areas the appraiser cannot see. Any mold or mildew conditions observed by the appraiser will be noted in property conditions remarks. The appraiser is not qualified to determine the cause of the mold, the type of the mold, or whether the mold might pose a risk to the property or its inhabitants. Regardless of who paid for the appraisal or how they came into possession of the document, any party other than the named intended user who relies on it does so at their own risk. The appraiser assumes no obligation, liability or accountability to any third party.
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ADDENDUM Client: Jennifer Lapointe File No.: 26-G074 Property Address: 5900 Monticello Case No.: City: Lansing State: MI Zip: 48911 Addendum Page 2 of 2 The appraiser has not researched police records, newspapers, or any other news or data source for information concerning the subjects' past use for anything that might affect the safety or health of present or future occupants including methamphetamine production, infectious disease, or environmental hazards. The subject property was measured by the appraiser to assist in developing an opinion concerning the value of the property by comparing the subject to other properties. The appraiser has measured the property only within an accuracy necessary to assist in the analysis and comparison process and not to establish the size of subject for any other purpose. Assessor Records and other data, such as surveys, may also be referenced by the appraiser for confirmation of measurements if available. The user is advised not to rely on the size estimates in the report for any other reason. The appraisal report is not a "Home Inspection". The appraiser conducted a visual inspection of the readily accessible areas and it is not considered technically exhaustive. The appraiser recommends an inspection by a qualified inspector or contractor to determine any defects in the plumbing, electrical, mechanical, structural and roofing components of the subject property. Verifications of sale prices, date of sale, and prior sales or transfers were obtained through Realist which is a subscription service that provides record searches and property data. All data is printed and retained in appraisers files along with multiple listing records for subject and comparables. Condition of comparables is based on agent comments. The appraisal is made for purposes of appeal of 2026 Assessed Value. For this reason only comparable sales during 2025 were used for the report and the effective date is retroactive to tax date of 12/31/2025. Opinion of Site Value Site value per local Assessor is $21,253. MLS#287354: Ingham St, sold 6/4/25 for $11,000. MLS#284254: Stillwell Ave, sold 4/18/25 for $12,000. MLS#284877: Maloney St, sold 6/3/25 for $13,000. Site Value estimated to be $12,000.
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USPAP ADDENDUM File No. Borrower: Property Address: City: County: State: Zip Code: Lender: 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_14NT 04272015 26-G074 Goff Appraisal Service, LLC Jennifer Lapointe 48911 MI Ingham Lansing 5900 Monticello This estimate is based on review of neighborhood market data from GLAR MLS for the past year, the 3 year market conditions research conducted, and an analysis of the exposure time of sold comparables in the report. 0 to 60 days. X December 31, 2025 07/31/2026 MI 1204070051 04/11/2026 Dennis R Goff
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SUBJECT PROPERTY PHOTO ADDENDUM Client: File No.: Property Address: Case No.: City: State: Zip: FRONT VIEW OF SUBJECT PROPERTY Appraised Date: Appraised Value: $ REAR VIEW OF SUBJECT PROPERTY STREET SCENE 48911 MI Lansing 5900 Monticello 26-G074 Jennifer Lapointe 147,000 December 31, 2025
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COMPARABLE PROPERTY PHOTO ADDENDUM Client: File No.: Property Address: Case No.: City: State: Zip: COMPARABLE SALE #1 Sale Date: Sale Price: $ COMPARABLE SALE #2 Sale Date: Sale Price: $ COMPARABLE SALE #3 Sale Date: Sale Price: $ 48911 MI Lansing 5900 Monticello 26-G074 Jennifer Lapointe 125,000 05/23/2025 Lansing, MI 48911 3659 Coachlight Commons 169,000 10/31/2025 Lansing, MI 48911 3425 Indepence Lane 160,000 08/18/2025 Lansing, MI 48911 3642 Coachlight Common
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COMPARABLE PROPERTY PHOTO ADDENDUM Client: File No.: Property Address: Case No.: City: State: Zip: COMPARABLE SALE #4 Sale Date: Sale Price: $ COMPARABLE SALE #5 Sale Date: Sale Price: $ COMPARABLE SALE #6 Sale Date: Sale Price: $ 48911 MI Lansing 5900 Monticello 26-G074 Jennifer Lapointe 154,000 10/02/2025 Lansing, MI 48911 3741 Fox Pointe South 149,900 11/21/2025 Lansing, MI 48911 3400 Independence Lane
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FLOORPLAN SKETCH Client: File No.: Property Address: Case No.: City: State: Zip: 48911 MI Lansing 5900 Monticello 26-G074 Jennifer Lapointe
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LOCATION MAP Client: File No.: Property Address: Case No.: City: State: Zip: 48911 MI Lansing 5900 Monticello 26-G074 Jennifer Lapointe
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FLOOD MAP Client: File No.: Property Address: Case No.: City: State: Zip: 48911 MI Lansing 5900 Monticello 26-G074 Jennifer Lapointe
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AERIAL MAP Client: File No.: Property Address: Case No.: City: State: Zip: 48911 MI Lansing 5900 Monticello 26-G074 Jennifer Lapointe
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PLAT MAP Client: File No.: Property Address: Case No.: City: State: Zip: 48911 MI Lansing 5900 Monticello 26-G074 Jennifer Lapointe
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Client: File No.: Property Address: Case No.: City: State: Zip: Produced using ACI software, 800.234.8727 www.aciweb.com PHT6 48911 MI Lansing 5900 Monticello 26-G074 Jennifer Lapointe Goff Appraisal Service, LLC Opposite Street view South View North View Living room Kitchen Kitchen opposite view
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Client: File No.: Property Address: Case No.: City: State: Zip: Produced using ACI software, 800.234.8727 www.aciweb.com PHT6 48911 MI Lansing 5900 Monticello 26-G074 Jennifer Lapointe Goff Appraisal Service, LLC Bathroom Bedroom Bedroom Bedroom Basement view Basement view
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Client: File No.: Property Address: Case No.: City: State: Zip: Produced using ACI software, 800.234.8727 www.aciweb.com PHT6 48911 MI Lansing 5900 Monticello 26-G074 Jennifer Lapointe Goff Appraisal Service, LLC Furnace Water heater Electric Back yard view Back yard ; park
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Client: File No.: Property Address: Case No.: City: State: Zip: 48911 MI Lansing 5900 Monticello 26-G074 Jennifer Lapointe Goff Appraisal Service, LLC
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Client: File No.: Property Address: Case No.: City: State: Zip: 48911 MI Lansing 5900 Monticello 26-G074 Jennifer Lapointe Goff Appraisal Service, LLC
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Client: File No.: Property Address: Case No.: City: State: Zip: 48911 MI Lansing 5900 Monticello 26-G074 Jennifer Lapointe Goff Appraisal Service, LLC
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Client: File No.: Property Address: Case No.: City: State: Zip: 48911 MI Lansing 5900 Monticello 26-G074 Jennifer Lapointe Goff Appraisal Service,LLC
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File No. - - - - - - - - - - - - - - - - - - - - - - - - - - - - ********* INVOICE ********* File Number: 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. #: 26-G074 Goff Appraisal Service, LLC 517-749-7777 Goff Appraisal Service, LLC 30-0791993 Lansing, MI 48917 420 S Waverly Rd Goff Appraisal Service, LLC Paid 4/8/2026 0.00 400.00 0.00 400.00 400.00 General Purpose Appraisal Report Lansing, MI 48911 5900 Monticello 26-G074 Lansing, MI 48911 5900 Monticello Jennifer Lapointe 04/11/2026 26-G074