EVIDENCE.pdf
Hadeer Zoura, Larsa Zoura, Petitioners V City Of Troy, Respondent · 25-003330-TT
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Page 1
1 Respondent’s Evidence Report Docket #25-003330 Hadeer & Larsa Zoura vs. City of Troy 5780 Sussex Troy, Ml. 48098 88-20-07-102-038
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2 SUBJECT FRONT SUBJECT REAR 5780 Sussex Troy, MI. 48098
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3 Narrative for MTT Docket #25-003330 5780 Sussex The subject is a 5,084 square foot colonial home located in the west side of the City of Troy. The home was constructed 2024. The home consists of 4 bedrooms, 3 full and 1 half bathrooms, 2,432 square foot basement, and a 4-car attached garage. The subject’s lot is .88 acres in size and is situated on an interior lot in the Middlesex Country Home Sites. The subject property is surrounded by well-maintained homes. This area is serviced by the Bloomfield School District and allows easy access to major freeways, employment centers, and community amenities. The purpose of this sales comparison is the basis of Ad Valorem Taxation. The intent of this analysis is to defend the assessment at question. The burden of proof is upon the petitioner, as required by MCL 205.737 (3) (see appendix); however, the City of Troy defends our assessments with the following analysis. This data is not mass appraisal-based analysis. This data is looking at the subject as an individual property. Also, the Michigan Legislature under MCL 211.27(1) (see appendix) defines “true cash value” to mean the usual selling price at the place where the property at private sale, and not at a forced sale of auction.” A sales comparison analysis was also prepared for each year at issue. For the purpose of this hearing, the Respondent has utilized the Sales Comparison Approach to determine the fair market value of the subject property. The 2025 analysis was conducted to determine the subject’s fair market value on Tax Day, which is December 31, 2024 and the 2026 Analysis was conducted to determine the subject’s fair market value on Tax Day, which is December 31, 2025. Since no one sale determines market, several sales were reviewed and considered to determine the subject’s fair market value at that time. The sale reviewed and used for this analysis are comparable in style and age to the subject and are deemed to be the best available and similar to the subject property. Market based adjustments are applied to account for the pertinent differences between the subject and each comparable.
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4 Based on the Sales Comparison Analysis for 2026 it is the appraiser’s opinion that the subject property market value is $1,512,800. Respectfully Submitted, Knot wo Mle Masteg, Linda M McMasters, MCAO Appraiser, City of Troy
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5 BUILDING SKETCH 5780 Sussex 88-20-07-102-038 LE (= ( Cccp io & 254.4 sf i 21.2 15.6 . io 2STY WOOD BALCONY 23.1 = S 1STFLOORCPP ~~ | 126.4 sf 15.6' B s 2F B/IF = 2432.4 sf [1p] < 22.2 > 10H ® @ 219.8 sf o in 22.2" 11.3" ~ 135 bly 1.1 oi Cccp | % ©1.96.5sf J Garage = "3 962.4 sf 2 © [a] - — Ll
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6 ADDRESS 4865 Adler Ct 4955 Adler Ct 4946 Adler Ct 4898 Adler Ct 1962 Kohli 1946 Kohli 2022 Kohli 1959 Kohli PARCEL 88-20-13-101-009 88-20-13-101-002 88-20-13-101-018 88-20-13-101-014 88-20-27-452-022 88-20-27-452-021 88-20-27-452-026 88-20-27-452-012 SALE DATE 8/2/2024 8/26/2024 10/21/2024 10/1/2024 2/15/2024 1/23/2024 4/19/2024 4/9/2024 SALE PRICE YEARBLT $ $ $ © ©» © 981,385 834,900 146,485 869,050 684,900 184,150 780,000 639,900 140,100 847,601 719,900 127,701 2024 2024 2024 2024 2023 2023 2023 2023 SF 3650 3139 511 3128 2583 545 3142 2402 740 3142 2403 739 $ 286.66 $ 337.89 $ 189.32 $ 172.80
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8 COMPARABLE #1 408 Blakely Dr. Sale Date: 5/23/23 Sale Price: $1,110,000 Year Blt: 2022 Sq. Ft.: 3,633 Lot Size: .33 Acre COMPARABLE #2 4879 Park Manor Sale Date: 3/22/24 Sale Price: $1,150,000 Year Blt.: 2019 Sq. Ft.: 3,450 Lot Size: .17 Acre COMPARABLE #3 4903 Park Manor Sale Date: 6/28/24 Sale Price: $1,245,000 Year Blt.: 2019 Sq. Ft.: 3,450 Lot Size: .17 Acre
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9 Comparable #4 2751 Bolingbroke Sale Date: 4/30/24 Sale Price: $1,095,000 Sq. Ft.: 2,956 Year Blt.: 2021 Lot Size: .36 Acre Comparable #5 4371 Queens Way Sale Date: 8/4/23 Sale Price: $1,950,000 Sq. Ft.: 5,080 Year Blt.: 2023 Lot Size: .71 Acre
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10 Squirrel Rd Wattles Rd ARING. CROSS PY SWEPY N z >. g 3 a 2 qe River qo SUBIECT Va W.Long Lake Rd compe COMP W Wattles Rd COMP #4 BAL ect Te H Bena [11 PE | PH SIU}
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11 M GIS Online bi a Note: The information provided by this 0 200 400 A recorded deeds, plats, tax maps, surveys, EE — Itis not a legally recorded map survey. U Print Date: 7/15/2026 that the source information represented
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12 Print Date: /| MICHIGAN 2681 7/15/2026 GIS Online PARK MANOR 200 J 4895 | sor Note: The information provided by this recorded deeds, plats, tax maps, surveys, Itis not a legally recorded map survey. U that the source information represented
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13 fc GIS Online MICHIGAN ll rr ETE ET Note: The information provided by this 0 200 400 A recorded deeds, plats, tax maps, surveys, ft Itis not a legally recorded map survey. U Print Date: 7/15/2026 that the source information represented
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14 un UoRmyg: * 4371 Queens Way 4371 QUEENS WAY COMP #5 [Charing|Way % He (Charing IWayRt Hx - § P TD DT | Bujieyd. a Imagery ©2026 Airbus, Maxar Technologies, Map data
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15 4371 Queens Way Building 0 @ Bl < Directions Save Nearby Send to Share phone (® 4371Queens Way, Bloomfield Hills, MI 48304 Photos Get the most out of Google Maps
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16 RCV'D 05/26/2023 OAKLAND COUNTY TREASURERS CERTIFICATE | HEREBY CERTIFY that there are no TAX LIENS or TITLES held hy state or any individual agains the within description and all TAXES on the same are paid for five years previous to the date of this instrument as appears by the records in the office except as stated Reviewed By: mh 6126/2023 Not Examined Sec. 135, Act 206, 1893 as amended ROBERT YATTENBERG, County Treasurer Special Assessment WARRANTY DEED 058581 Liber 58634 Page 218 thru 221 5/30/2023 3:25:40 PM Receipt #000042951 $26.00 Misc Recording $4.00 Remonumentation $5.00 Automation $9,546.00 Transfer Tax PAID RECORDED - Oakland County, MI e-recorded Lisa Brown, Clark/Register of Doe of Deeds STATE OF «> damuz REALESTATE = Mi EHiichn “227 asin tax % Oakland City 1 y $122100 CO 6/20/2023 Lae gezzsm ST 000042351 -aatghnd 1382218 bd File No. 90104327 KNOW ALL MEN BY THESE PRESENTS: That Kyle Truitt Dean and Ashley Marie Dean, husband and wife whose address is convey(s) and warrant(s) to whose address is Land situated in the City of Troy, County of Oakland, State of Michigan Meena Patel 408 Blakely Dr., Troy, MI 48098 408 Blakely Dr., Troy, MI 48098 SEE ATTACHED EXHIBIT A FOR COMPLETE LEGAL DESCRIPTION Commonly known as 408 Blakely Dr, Troy, MI 48098 Tax ID No. 88-20-16-404-038 For the sum of One Million One Hundred Ten Thousand and 00/100 Dollars ($1,110,000.00) Subject to existing building and use restrictions, easements, and zoning ordinances, of record. Rights of the co-owners of WEST TROY MEADOWS CONDOMINIUM in common elements together with all the terms and conditions, regulations, restrictions, easements and other matters set forth in the legal description described Master Deed and Statutes. Private Road Disclosure PURSUANT MCL 560.261 SEE ATTACHED EXHIBIT B FOR PRIVATE ROAD DISCLOSURE Dated this 24th day of May, 2023 Signature Page Follows
Page 17
17
058581
Liber
58634
Page
219 thru
221
(Attached to and becoming a part of the Warranty Deed from Kyle Truitt Dean and Ashley Marie Dean to Meena Patel -
Fite No. 90104327)
Se Ae
Ashley Marie Dean #
State of
wr
Pa)
County of
{IK ar
The foregoing instrument was acknowledged before me this
by Kyle Truitt Dean and Ashley Marie Dean, husband and wife.
)
Thomas M. Lievois
Notary Public, Qakland County Mi
My Commission Expires 8/1/2025
Acting in County of
Fe
day of Wey
Signature
Print Name
Notary Public,
My commission expires
Acting in the County ofPage 18
18 058581 Liber 58634 Page 220thru 221 EXHIBIT A \ File No. 90104327 Land situated in the City of Troy, County of Oakland, State of Michigan, described as follows: Unit 21, WEST TROY MEADOWS CONDOMINIUM, according to the Master Deed recorded in Liber 53918, Pages 697 through 756, inclusive, Oakland County Records, and designated as Oakland County Condominium Subdivision Plan No. 2294, together with rights in general common elements and limited common elements as set forth in the above described Master Deed and Amendments thereto and as disclosed by Act 59 of the Public Acts of 1978, as amended. Commonly known as: 408 Blakely Dr, Troy, MI 48098 Tax ID No. 88-20-16-404-038
Page 19
19 058581 Liber 58634 Page 221thru 221 EXHIBIT B NOTICE AND ACKNOWLEDGMENT OF PRIVATE ROAD PURSUANT TO MCL. 560.261 File No.: 90104327 This notice is given pursuant to MCL 560.261 by Kyle Truitt Dean and Ashley Marie Dean (Seller), whose address is 408 Blakely Dr., Troy, Ml 48098 to Meena Patel (Purchaser), whose address is 408 Blakely Dr., Troy, MI 48098, parties to a certain sales agreement dated May 8, 2023 Land situated in the City of Troy, County of Oakland, State of Michigan SEE ATTACHED EXHIBIT A FOR COMPLETE LEGAL DESCRIPTION Commonly known as 408 Blakely Dr, Troy, MI 48098 Tax ID No. 88-20-16-404-038 Seller hereby advises Purchaser that the Premises abuts a private road that is not required to be maintained by the Oakland County Road Commission or any other public body. Seller(s): i Purchaser(s): I ——— Moo. DEX Kyle Truitt Dean Meena Patel y/ 2 Ashley Marie Dean
Page 20
20 RCV'D 04/01/2024 OAKLAND COUNTY TREASURERS CERTIFICATE This is to certify that there are no delinquent property taxes as of this date owed to our office on this property. Mo representation is made as to the status of any taxes, tax liens or titles owed to any other entities. 032164 Liber 59258 Page 859 thru 862 4/2/2024 2:27:35 PM Receipt #000135513 $26.00 Misc Recording $4.00 Remonumentation $5.00 Automation $9,890.00 Transfer Tax 4/17/2024 PAID RECORDED - Oakland County, MI e-recorded ROBERT WITTENBERG, County Treasurer Lisa Brown, Clerk/Register of Doe of Deeds 500 Sec. 135, Act 206, 1893 as amended NH M STATE OF A REAL ESTATE 2023 Not Examined ICHIGAN ** py fea 7 TRANSFER THX Oakland or Ry Py bag 26500 Fr7igrran nite b bests WARRANTY DEED Title One, Inc, File No. 1-707690 KNOW ALL PERSONS BY THESE PRESENTS: That Jungbok Seo and Miae Chu Seo, Husband and Wife Whose address is 38651 Chasewood Court Farmington Hills, MI 48335 Convey(s) and Warrant(s) to Ned Jalou and Joseph Rasha , Agrants 10 ComMaon, Whose address is c/o 4879 Park Manor Drive, Troy, MI 48098 the following described premises situated in the City of Troy, County of Oakland and State of Michigan, to-wit: SEE ATTACHED EXHIBIT "A" 4879 Park Manor Drive, Troy, Michigan 48098 2018131002 Commonly known as: Tax Parcel # for the full consideration of: One Million One Hundred Fifty Thousand and 00/100 Dollars ($1,150,000.00) Subject to: existing building and use restrictions and easements and rights of way of record and rights of the Co-Owners of Parkview on Beach Condominium in common elements together with all the terms and conditions, regulations, restrictions, easements and other matters set forth in the above described Master Deed and Statutes. Notice of Private Road Affidavit attached hereto exhibit B Drafted by: Return to: Jungbok Seo Ned Jalou 38651 Chasewood Court 4879 Park Manor Drive Farmington Hills, MI 48335 Troy Ml 48098 ow * * ow Tow w
Page 21
21
032164
Liber
59258
Page
860 thru
862
Signature page of Warranty Deed for property located at 4879 Park Manor Drive, Troy, MI 48098
Dated: March 22, 2024
Witnessed by:
STATE OF Michigan
COUNTY
Oakland
OF
Signed and Sealed:
Jungbok Seo
Miae Chu Seo
)
)SS.
)
The foregoing instrument was acknowledged before me on March 22, 2024, by Jungbok Seo
and Miae Chu Seo, Husband and Wife.
Sign a
“ov
or
D. FRANZEN
i]
“NOTARY PUBLIC, STATE OF MI
Print Co
Notary
Public
C
Acting in
My commission
expires:
County, Michigan
ounty
COUNTY OF OAKLAND
MY COMMISSION EXPIRES Jul 24, 2025
ACTING IN COUNTY OF fuk, 4
{
County Treasurer's Certificate
City Treasurer's CertificatePage 22
22 032164 Liber 59258 Page 861 thru 862 NOTICE OF PRIVATE ROAD PURSUANT TO M.C.L.A. 560.261 (P.A. 1967 NO. 288) File No: 1-707690 Date: March 22, 2024 Property Address: 4879 Park Manor Drive, Troy, MI 48098 Seller(s): Jungbok Seo and Miae Chu Seo Buyer(s): Ned Jalou and Joseph Rasha We, the undersigned seller(s) hereby notify the buyer(s) that pursuant to Section 261 of the Subdivision Control Act of 1967, that you are purchasing a parcel of land that abuts a private road which is not required to be maintained by the Board of County Road Commissioners. ry Jungbok Seo © pres Miae Chu Seo The undersigned buyer(s) hereby acknowledge that they have read and understand the above statement. Ned Jalou — A
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23 032164 Liber 59258 Page Exhibit "A" Unit 2, Parkview on Beach Condominium, according to the Master Deed recorded in Liber 51676, Pages 704 through 759, both inclusive, and as amended, Oakland County Records, and designated as Oakland County Condominium Subdivision Plan No. 2224, together with rights in general common elements and limited common elements as set forth in the above described Master Deed and as described in Act 59 of the Public Acts of 1978, as amended. 862 thru 862
Page 24
24
© 078955
Liber
59494
Page
779 thru
782
7/16/2024
3:02:21 PM
Receipt #000169151
$26.00
Misc Recording
$4.00
Remonumentation
SSURERS CERTIFICATE
5.00
:
21: 72 no delinqueni property
2d te ur office en this property.
PAID RECORDED
- Oakland County, MI
Isa
brown
eri
gister
o
{
JUL 15 2024
V7,
ROBERT WITTENBERG, County Treasurer
5.00
Sec. 135, Act 206, 1893 as amended
WARRANTY DEED
File No. 90104856
KNOW ALL MEN BY THESE PRESENTS: That
Michel Farid Sultan and Myra Cotran Sultan, husband and wife
whose address is
4903 Park Manor Dr., Troy, MI 48098
convey(s) and warrant(s) to
Gaurav Dua and Rohena Dua, husband and wife
whose address is
2615 Lauren Ct, Royal Oak, M1 48073
Land situated in the City of Troy, County of Oakland, State of Michigan
SEE ATTACHED EXHIBIT A FOR COMPLETE LEGAL DESCRIPTION
Commonly known as 43803 Park Manor Dr, Troy, MI 48098
Tax ID No (8820-1 8-131-005
For the amount set forth on the Real Estate Transfer Tax Valuation Affidavit filed.
Subject to the existing building and use restrictions, easements, and zoning ordinances.
Rights of the co-owners of
PARKVIEW ON BEACH CONDOMINIUM in common elements together with all the terms and conditions, regulations,
restrictions, easements and other matters set forth in the legal description described Master Deed and Statutes.
Private
Road Disclosure PURSUANT MCL 560.261
SEE ATTACHED EXHIBIT B FOR PRIVATE ROAD DISCLOSURE
Dated this 28th day of June, 2024
Signature Page Follows
o 8
i
>.
£5
=
=
23°
=
205
wiQo
TT
k=51 &
-
REVENUE TO BE AFFIXED
edn
B
AFTER RECORDING
in
=
[=k
=
Drafted by:
When recorded return to:
Equity Title Agency LLC
Gaurav Dua
Under the direction of Michel Farid Sultan
4903 Park Manor Dr
4903 Park Manor Dr.
Troy, MI 48098
Troy, MI 48098
TKR
9
ox
b|Page 25
25
078955
Liber
59494
Page
780 thru
782
(Attached to and becoming a part of the Warranty Deed - File No. 90104856)
Wt
[
Michel arid Sultdn
Hye CGlhon,
Myrffa Cotran Sultan
State of
mx
County of
Da ane
The foregoing instrument was acknowledged before me this 2 3
day of J Une
. 202
{
:
by Michel! Farid Sultan and Myrna Cotran Sultan, husband and wife.
N
Signature
a Y)
+
erp
pines
Shhnoon Dickstein
SHA!
.
Notary Public - State of Michigan
Notary Public,
Doavland
County, MT.
d
County of Oakian
County
State
i
19,
2029,
My Commission Expires Sep
Acting in the County of Pieehicad
My commission expires
__( D a-l4a 5) o2 4
Acting in the County of
(Do el anPage 26
26 078955 Liber 59494 Page 781 thru 782 EXHIBIT B NOTICE AND ACKNOWLEDGMENT OF PRIVATE ROAD PURSUANT TO MCL 560.261 File No.: 90104856 This notice is given pursuant to MCL 560.261 by Michel Farid Sultan and Myrna Cotran Sultan (Seller), whose address is 4903 Park Manor Dr., Troy, MI 48098 to Gaurav Dua and Rohena Dua (Purchaser), whose address is 2615 Lauren Ct, Royal Oak, MI 48073, parties to a certain sales agreement dated May 21, 2024 Land situated in the City of Troy, County of Oakland, State of Michigan SEE ATTACHED EXHIBIT A FOR COMPLETE LEGAL DESCRIPTION Commonly known as 4903 Park Manor Dr, Troy, MI 48098 Tax ID No. 88-20-18-131-005 Seller hereby advises Purchaser that the Premises abuts a private road that is not required to be maintained by the Oakland County Road Commission or any other public body. Seller(s): Purchaser(s): Me Wool Migheél Farid Sultan Gaurav Dua Myr¥fa Cotran Sultan Rohena Dua
Page 27
27 078955 Liber 59494 Page 782 thru 782 EXHIBIT A File No. 90104856 Land situated in the City of Troy, County of Oakland, State of Michigan, described as follows: Unit 5, Parkview on Beach Condominium, according to the Master Deed recorded in Liber 51676, Pages 704 through 759, both inclusive, Oakland County Records, as amended, and designated as Oakland County Condominium Subdivision Plan No. 2224, together with rights In general common elements and limited common elements as set forth in the above-described Master Deed, and as described in Act §9 of the Public Acts of 1978, as amended. Commonly known as: 4903 Park Manor Dr, Troy, MI 48098 Tax ID No 88)20-18-131-005
Page 28
28
IR -131-00S~
‘Michigan Department of Treasury
2766 (Rev. 05-16)
L-4260
Property Transfer Affidavit
‘This form is issued under authority of P.A,
This form must be filed whenever real estate or some types of personal property are transferred (even if you are not recor
ng a deed).
Affidavit must be filed by the new owner with the assessor for the city or township where the property is located
with
The information on this form is NOT CONFIDENTIAL.
1. Street Address of Property
2. County
3. Date of Transfer {orland-cdhiract signed)
43903 Park Manor Dr
Oakland
June 28, 2024
Filing is mandatory.
completed
transfer.
4. Location of Real Estate (Check appropriate field and enter name in the space below.)
|5. Purchase Price of Real Estate
[H City
[| Township
O Village
$1,245,000.00
N
6. Seller's (Transferor) Name
City of Troy
Michel Farid Sultan and Myrna Cotran Sultan
7. Property Identification Number (PIN). If you don't have a PIN, attach legal description. | 8. Buyer's (Transferee) Name and Mailing Address
PIN.
This number ranges from 10 to 25 digits.
It usually includes hyphens and
Gaurav Dua and Rohena Dua
Sometimes includes letters.
It is on the property lax bill and on the assessment
4903 Park Manor Dr
notice.
Troy, MI 48098
uyer's (Transferee) Telephone Number
.
88-20-18-131-005
73Y — 908 ~35
7 Ls
Items 10 - 15 are optional. However, by completing them you may avoid further correspondence.
10. Type of Transfer: Transfers include, but are not limited to, deeds, land contracts, lransfers involving trusts or wills, certain long-term leases and business interest. See
page
2 for list.
Land Contract
[ease
val Deed
[other (specify)
11. Was property purchased from a finangial institution?
12. Is the transfer between related persons?
13. Amount of Down Payment
Yes
Zo
[| Yes
[i
14. 1f you financed the purchase, did you pay market rate of interest?
15. Amount Financed (Borrowed)
[| Yes
J No
EXEMPTIONS
Certain types of transfers are exempt from uncapping. If you believe this transfer is exempt, indicate below the type of exemplioryqu prqelpipingy
If you claim an exemption, your assessor may request more information to support your claim.
Transfer from one spouse to the other spouse
Nes
TT
ih
159
Change in ownership solely to exclude or include a spouse
Use
JUL 15
2024
Transfer between certain family members *(see page 2)
CITY OF TROY
Transfer of that portion of a property subject to a life lease or life estate (until the life lease or life estate expires) ASSESSING DEPT:
Transfer between certain family members of that portion of a property after the expiration or termination of a life estate or life lease retained
by transferor ** (see page 2)
Transfer to effect the foreclosure or forfeiture of real property
Transfer by redemption from a tax sale
Transfer into a trust where the settior or the settlor's Spouse conveys property to the trust and is also the sole beneficiary of the trust
Transfer resulting from a court order unless the order specifies a monetary payment
Transfer creating or ending a joint tenancy if at least one person is an original owner of the property (or his/her spouse)
Transfer to establish or release a security interest (collateral)
Transfer of real estate through normal public trading of stock
Transfer between entities under common control or among members of an affiliated group
Transfer resulting from transactions that qualify as a tax-free reorganization under Section 368 of the Internal Revenue Code.
Transfer of qualified agricultural property when the property remains qualified agricultural property and affidavit has been filed.
Transfer of qualified forest property when the property remains qualified forest property and affidavit has been filed.
Transfer of land with qualified conservation easement (land only - not improvements)
Other, specify:
0Oo000o00000ooo oooog
CERTIFICATION
| certify that the information above is true and complete to the best of my knowledge.
ava
Printed Name
—.
Guvra/
(Owen
eA
—
"(pla
¥
IYPage 29
29 RCV'D 05/09/2024 052461 Liber 59348 Page 233 thru 234 OAKLAND COUNTY TREASURERS CERTIFICATE 5/10/2024 3:47:57 PM Receipt #000147952 This is to certify that there are no delinquent property $26.00 Misc Recording taxes as of this date owed to our office on this property. $4.00 Remonumentation No representation is made as to the status of any taxes, $5.00 Automation tax liens or titles owed to any other entities. $9 417.00 Transfer Tax 417. 5/9/2024 PAID RECORDED - Oakland County, Ml e-recorded ROBERT WITTENBERG, County Treasurer Lisa Brown, Clerk/Reglster of Doe of Deeds 5.00 Sec. 135, Act 206, 1893 as amended ~~ NH M STATE OF “lh REAL ESTATE wr Fag or 2023 Not Examined ICHIGAN K TRANSFER THX * Oakland CAT flomem OW GORE Uhmmd Cl ¥ “ipmar WARRANTY DEED The Grantor(s), Andrew Konopada whose address is 36700 Woodward, Ste 100, Bloomfield, MI 48304, convey(s) and warrant(s) to Parker Lynch A, 5 Viale, DAS GN , Grantee(s), whose address is 918 Forestdale Rd., Royal Oak, MI 48067, the following described premises: Land situated in the City of Troy, County of Oakland, State of Michigan, described as follows: Lot 39, Supervisor's Plat No. 27 Subdivision, as recorded in Liber 60, Page 3 of Plats, Oakland County Records. Commonly known as: 2751 Bolingbroke Dr., Troy, MI 48084 Tax ID: 88-20-19-157-005 For the Full Consideration of One Million Ninety-Five Thousand And No/100 Dollar(s) ($1,095,000.00) subject to building and use restrictions and easements of record, if any. Together with all and singular the tenements, hereditaments and appurtenances thereunto belonging or in anywise appertaining thereto. SUBJECT to easements and restrictions of record, zoning laws and ordinances affecting the premises, and rights of the public and of any governmental entity in any part thereof taken, used or deeded for street, road, right of way, or highway purposes, and subject to taxes and future installments of special.assessments payable hereafter.
Page 30
30 052461 Liber 59348 Page 234 thru 234 Dated this al day of April. 2 24. /j Na \ A / J [ Avia CMR STATE OF MICHIGAN ( cory or_ Oceans The foregoing instrument was acknowledged befare me this 30th day of April, 2024 by Andrew Konopada. QIN oA J Notary Public Printed Name: My Commission Expires: Prepared By: Andrew Konopada 36700 Woodward, Ste 100 Bloomfield, Ml 48304 When recorded mail to: File No.: Parker Lynch 24-0112-AT 2751 Bolingbroke Drive Troy, MI 48084
Page 31
31 RCV'D 08/08/2023 OAKLAND COUNTY TREASURERS CERTIFICATE | HEREBY CERTIFY that there are no TAX LIENS or TITLES held by - state or any individual agains the within description and all TAXES on the same are paid for five years previous to the date of this instrument as appears hy the records in the office except as stated Reviewed By: SR 8/8/2023 Not Examined Sec. 135, Act 206, 1893 as amended ROBERT WITTENBERG, County Treasurer 087091 Liber 58797 Page 354 thru 355 8/10/2023 11:19:19 AM Receipt #000066660 $26.00 Misc Recording $4.00 Remonumentation $5.00 Automation 16,770.00 Transfer Tax PAID RECORDED - Oakland County, MI e-recorded Lisa Brown, Cleri/Register of Dee of Deeds Special Assessment M STATE OF Fh REAL ESTATE = ICHIGRN i TRANSFER TAX * oatand CAG EE G0 # GO00BEESD an 1386357 WARRANTY DEED 63-23881367-SHB KNOW ALL PERSONS BY THESE PRESENTS: That: Enko Builders Inc., a Michigan Corporation, (“Grantor”) the address of which is; 5309 Marlwood Ct., West Bloomfield, MI 48323 convey(s) and warrant(s) to: Jason McGhee and Randa McGhee, husband and wife, (“Grantee”) the address of which is: 373 Providence Rd., South Grafton, MA 01560 the following described premises situated in the Township of Bloomfield, County of Oakland, State of Michigan, to wit: Lot 31, Charing Cross Hamlet, according to the plat thereof as recorded in Liber 78, Page 35 of Plats, Oakland County Records. Parcel Identification No.: 19-13-352-008 also known as Property Address: 4371 Queens Way, Bloomfield Hills, Ml 48304 Parcel ID No.: 18-13-352-008 together with all and singular the tenements, hereditaments and appurtenances thereunto belonging or in anywise appertaining, for the sum of One Million Nine Hundred Fifty Thousand and 00/100 Dallars (***$1,950,000.00***). Subject to existing building and use restrictions, easements of record and zoning ordinances, if any.
Page 32
32
087091
Liber
58797
Page
353 thru
355
Page 2 of 2 of Warranty Deed between Enko Builders Inc., a Michigan Corporation and Jason McGhee and Randa
McGhee, husband and wife
Dated this August 04, 2023
Signed by:
Enko Builders Inc., a Michigan Corporation
[gle
.
AEEHATT
Pra
Mustafa Saeed
, Sole Member
State of Michigan
)
:
)S8.
County of Oakland
)
The foregoing instrument was acknowledged before me on this 4th day of August, 2023 by Mustafa Saeed, Sole Member
of Enko Buildings Inc., a Michigan Corporation
Notary Public:
{J
iSACARY
Notary County:
State:
NOTARY PUBLIC - MICHIGAN
Commission Expires:
MACOMB COUR
Acting In:
NG IN THE COUNTY Of
;
MISSION EXPIRES
SEPT.Page 33
33
Parcel Number:
88-20-07-102-038
Jurisdiction:
CITY OF TROY
County:
OAKLAND
Pri
Grantor
Grantee
Sale
Sale
Inst.
Terms
of Sale
Liber
Price
Date
Type
&
Page
DUESTERHOEFT,
JOHN
E
&
LU
|ZOURA,
HADEER
&
LARSA HAN
217,500|
09/28/2023
[WD
03-ARM'S LENGTH
|58914/665
MICALLEF,
JOSEPH
J
&
GENN
|DUESTERHOEFT,
JOHN
E
&
LU
250,000}
10/02/2015
|wD
03-ARM'S LENGTH
48703/894
i
GOSSELIN,
ROBERT
M
MICALLEF,
JOSEPH
J
195,000
04/08/2015
|Lc
03-ARM'S LENGTH
48040/448
ROSENBLOOM,
RAY
& DARLENE
|GOSSELIN,
ROBERT
M
|
175,000] 07/30/2013
{WD
03-ARM'S LENGTH
Property Address
Class:
RESIDENTIAL-IMPRO
Zoning:
R-1A
[Building Permit (s)
|
Date
5780
SUSSEX
School:
BLOOMFIELD HILLS
SCHOOL
DIST
TCO
|
08/19/2024
i
P.R.E.
100% 08/27/2024
Electrical
05/19/2024
Owner's Name/Address
MAP #: 86-20-07-102-038
Mechanical
05/08/2024
Ry LpaneR
& LARSA HANONA
2025 Est TCV 1,386,057 TCV/TFA: 272.63 |Mechanical
05/08/2024
TROY MI
48098
X
|Improved
|
Vacant
Land Value Estimates
for Land Table R-1A.R-1A
Public
* Factors
*
Improvements
Description
Frontage
Depth
Front
Depth
Rate
%A
—
X
TDizt Road
<Site Value A> R-1A BASE RATE
310032
100
Tax Description
187 Actual
Front Feet,
0.88
Total Acres
Total
E
X
{Gravel Road
T2N, RIE,
SEC
7
Paved Road
MIDDLESEX COUNTRY HOME SITES
Storm Sewer
PART OF LOT
29
Sidewalk
BEG AT SW LOT COR,
x
water
TH N 23-23-39
W 54.52
FT,
%
sewer
TH NLY ALG CURVE TO RIGHT,
X
[Electric
RAD 279.07
FT,
CHORD BEARS
x
leas
N 15-10-37
W 80.22
FT,
Curb
DIST
OF 80.50
FT,
Street Lights
TH N 83-05-12
E 40 FT,
Standard Utilities
TH
S
47-46-56
E
84.80
FT,
Underground Utils.
TH
N
63-03-45
E
40
FT,
FE 157.17
FT.
Topography of
Site
X
|Level
X
|Rolling
Low
High
Landscaped
Swamp
Wooded
Pond
Waterfront
Ravine
Wetland
—
Flood Plain
Year
Land
Building
Assessed
X
{CONCRETE DRVWAY
Value
Value
Value
8
{Who
When
What
2025
155, 020]
538,010
693,030
—
—
IMM 12/09/2024
INSPECTED
[2024
132,740
0
132,740
The Equalizer.
Copyright
(c)
1999
- 2009.1003 06/01/1991 INSPECTED
(3533
55,030
35,030
Licensed
To:
City
of Troy,
County
of
loakland, Michigan
2022
54,210]
94,210
***
Information herein deemed reliable
but not guaranteed**#*Page 34
34
Residential Building
1
of
1
Parcel Number:
88-20-07-102-038
Prin
| Building Type
(3)
Roof
(cont.)
(11)
Heating/Cooling
(15)
Built-ins
(15)
Fireplaces
(16)
Porch
i
X
{Single
Family
X|Eavestrough
X
Gas
0il
Elec.
Appliance Allow.
Interior
1
Story
{Areal|Type
Mobile Home
X|Insulation
Wood
Coal
Steam | 1
[Cook
Top
Interior
2
Story
337/ccP
Town Home
0|Front Overhang
-
1
|Dishwasher
2nd/Same
Stack
126|cpp
Duplex
0|{Other Overhang
Forced Adr
w/o Ducts
1
Garbage Disposal
Two
Sided
126(Wood
A-Frame
Forced Air
w/
Ducts
Bath Heater
Exterior
1
Story
©
(4)
Interior
Forced Hot Water
Vent
Fan
Exterior
2
Story
¥X|Wood
Frame
Electric Baseboard
Hot Tub
2
|Prefab
1 Story
X
|Drywall
Plaster
Elec.
Ceil. Radiant
Unvented Hood
Prefab
2 Story
Building Style:
Paneled
Wood T&G
Radiant
(in-floor)
Vented Hood
Heat Circulator
COLONIAL
7
T
Electric Wall Heat
Intercom
Raised Hearth
-
Trim
& Decoration
Space Heater
Jacuzzi
Tub
Wood Stove
Ir Built
Remodeled
[E= [ [ozd
|
min
Wall/Floor Furnace
Jacuzzi repl.Tub
Direct-Vented Ga
2024
0
X
|Forced Heat
& Cool
1
oven
Condition:
Good
Size
of Closets
Heat
Pump
)
Microwave
crass:
® oo
Lg
|X
|Ord
Small]
(No Heating/Cooling
Standard Range
ec.
Age:
Central Air
Self Clean Range
Floor Area:
5,084
Room List
Doors
Solid|X
|H.C.
Total Base New
:
1,166,182
Wood Furnace
Sauna
Total Depr Cost:
1,154,533
Basement
(5)
Floors
-
Trash Compactor
:
Cr
’
8
{1st Floor
_
(12)
Electric
Central Vacuum
Estimated T.C.V:
1,076,025
9
[2nd Floor
Kitchen:
200]amps Service
Security System
er:
-
Bedrooms
Other:
No./Qual.
of Fixtures
Cost Est.
for Res.
Bldg:
1
Single Family
COLONIAL
(1)
Exterior
[Ex
[x [oxd.
|
[Min
(11)
Heating
System:
Forced Heat
&
Cool
Wood/Shingle
(6)
Ceilings
L
Ground Area
= 2432
SF
Floor Area
= 5084
SF.
Ateminum/ Vinyl
7
No.
of Elec. Outlets
Phy/Bb. Phy/Func/Econ/Comb.
% Good=39/100/100/100/99
Brick
X {Drywall
[Many [x [Ave.
|
[Few
Building Areas
X |Brick/Siding
(13)
Plumbing
Stories
Exterior
Foundation
Size
X
|Insulation
.
2
Story
Siding/Brick Basement
2,432
-
Average Fixture(s) | 1 story
Siding
Overhang
220
(2) Windows
(7) Excavation
3
|3 Fixture Bath
Total:
Many
Large
Basement:
2432
S.F.
1
|2 Fixture Bath
Other Additions/Adjustments
X
|Avg.
X
|avg.
Crawl:
0
S.F.
Softener,
Auto
Plumbing
Few
Small
| Slab:
0
S.F
Softener, Manual
3 Fixture Bath
2
Wood Sash
Height to Joists:
9.0
Solar Water Heat
2 Fixture Bath
1
Metal aon
No Plumbing
Extra Sink
2
x
vi
fy Foy
(8)
Basement
Extra Toilet
Separate Shower
1
ble
mn
=
Toon
2
|Bxtra Sink
Ceramic Tile Floor
3
Doub
© Hung
onc.
oc
1
|Separate Shower
Ceramic Tub Alcove
3
Horiz.
Slide
10{Poured Conc.
3
[Ceramic Tile Floor | porches
X
|Casement
Stone
a
Ceramic Tile Wains|
Cccp
(1 Story)
437
Double Glass
Treated
Wood
3
|ceramic Tub Alcove
pu
126
Patio
Doors
X|Concrete
Floor
Vent
Fan
Balcony
Storms
&
Screens
(9)
Basement
Finish
(14)
Water/Sewer
Wood Balcony
126
(3)
Roof
Recreation
SF
a
Garages
Cs
Public Water
.
fo
as
PN
.
Gable
Gambrel
Living
SF
Public Sewer
Class:
B Exterior:
Sid/Br Foundation:
42
Inch
(Finis
x
lHip
Mansard
Walkout Doors
(B)
Water Well
Base Cost
96
Flat
Shed
No Floor
SF
1000
Gal Septic
Common Wall:
1.5 Wall
1
L
Walkout Doors
(A)
2000
Gal
Sentic
Built~Ins
X |asphalt Shingle
(10)
Floor Support
i
Cook Top
1
-
n
Lump Sum Items:
Dishwasher
1
Chimney:
Metal
Joists:
x10
.
16
Garbage Disposal
1
gnsupported Len:
1
<<<<< Calculations too long.
See Valuation printout
ntr.sup:
***
Information herein deemed reliable but not guaranteed***Page 35
35 10/02/2026 01:36 PM Valuation Report DB: Bsaassessing-2025 88-20-07-102-038 2025 Est. T.C.V. Property Class: 401 Map #: 88-20-07-102-038 CITY OF TROY ZOURA, HADEER & LARSA HANONA 5780 SUSSEX TROY, MI 48098 Land Value Estimates for Land Table R-1A.R-1A * Factors * Description Frontage Depth Front Depth Rate %Adj. <Site Value A> R-1A BASE RATE 310032 100 187 Actual Front Feet, 0.88 Total Acres Total Est. Reason Value 310,032 Land Value = 310,032 Cost Est. for Res. Bldg: 1 Single Family COLONIAL (11) Heating System: Forced Heat & Cool Ground Area = 2432 SF Floor Area = 5084 SF Phy/Ab.Phy/Func/Econ/Comb. % Good=99/100/100/100/99 Building Areas Cls B 10 Blt 2024 Stories Exterior Foundation Size Cost New Depr. Cost 2 Story Siding/Brick Basement 2,432 1 Story Siding Overhang 220 Total: 1,013,594 1,003,471 Other Additions/Adjustments Plumbing 3 Fixture Bath 2 22,388 22,164 2 Fixture Bath 1 7,463 7,388 Extra Sink 2 3,717 3,680 Separate Shower 1 3,402 3,368 Ceramic Tile Floor 3 5,862 5,803 Ceramic Tub Alcove 3 3,257 3,224 Porches CCP (1 Story) 437 16,785 16,617 CPP 126 3,760 3,722 Balcony Wood Balcony . 126 7,487 7,412 Garages Class: B Exterior: Sid/Br Foundation: 42 Inch (Finished) Base Cost 962 68,648 67,962 Common Wall: 1.5 Wall 1 -5,856 -5,797 Built-Ins Cook Top 1 1,632 1,616 Dishwasher 1 1,546 1,531 Garbage Disposal 1 467 462 Oven 1 2,682 2,655 Fireplaces Prefab 1 Story 2 9,348 9,255 Totals: 1,166,182 1,154,533 Notes: ECF (07M MIDDLESEX COUNTY HOME >1980 &) 0.932 => TCV: 1,076,025 2025 Est. T.C.V. 88-20-07-102-038 - 1,386,057 Est. TCV/Total Floor Area = 272.63, Most recent sale 09/28/2023 for 217,500 2024 Assessed MBOR S.E.V. Base for Cap IRM
Page 36
36 2025 Land Value Analysis R-1A Parcel Number Street Address Sale Date Sale Price Instr. Terms of Sale Adj Sale$ Cur. Asmnt._Asd/Adj. Sale Cur. Appraisal Land Residual Est. Land Value Base Rate Total Acres. Dollars/Base Rate ' ECF Area 88-20-04-101-005 897 KIMBERLY CT 06/29/23 $785,000 WD 03-ARM'S LENGTH $785,000 $413,150 52.63 $826,297 $224,176 $265,473 1.00 033 $224,176 04P 88-20-07-101-011 5855 SUSSEX 05/09/22 $1,450,000 WD 03-ARM'S LENGTH $1,450,000 $709,180 4891 $1,418,369 $297,104 $265,473 1.00 081 $297,104 07M 88-20-07-102-038 _ 5780 SUSSEX 09/28/23 $217,500 WD 03-ARM'S LENGTH $217,500 $132,740 61.03 $265,473 $217,500 $265,473 100 088 $217,500 07M 88-20-07-151-011 5755 SUSSEX 11/16/22 $596,500 WD 21-NOTUSED/OTHER $596,500 $320,210 53.68 $640,423 $221,550 $265,473 100 090 $221,550 07A 88-20-18-130-008 2521 BEACHVIEW CT 10/20/23 $1,800,000 WD 03-ARM'S LENGTH $1,800,000 $790,220 4330 $1,580,441 $485,032 $265,473 100 051 $485,032 188 88-20-18131-002 4879 PARKMANOR 03/22/24 $1,150,000 WD 03-ARM'S LENGTH $1,150,000 $489,920 42.60 $979,885 $435,628 $265,473 1.00 017 $435,628 188 88-20-18-131-016 4950 PARK MANOR __ 08/05/22 $1,100,000 WD _ 21-NOT USED/OTHER _ $1,100,000 $538,120 48.92 $1,076,236 $289,237 $265,473 1.00 016 $289,237 188 Totals: $7,099,000 $7,099,000 $3,393,540 $6,787,088 $2,170,227 $1,858,311 7.00 3.75 Sale. Ratio => 47.80 Average Std. Dev. => 627 per Base Rate=> 310,032
Page 37
37
07M
2025 NON-SALES ECF ANALSIS - ECF .932
STREET ADDRESS
PARCEL NUMBER
[SALES DAT|
SALES PRICE
BLDG TYPE
| YR. BUILT | SQ. FOOT [SALE $ / SF|
CLASS
1 SALE IN STUDY
07M
5855 SUSSEX
88-20-07-101-011 |
5/9/22
|$
1,450,000
COLONIAL
2011
4,362[$
332
A-10
[F
07K
2817 VINEYARDS
88-20-07-351-044 | 3/24/23 | $
1,175,000
COLONIAL
2000
4,910{$
239
A+10
[F
07K
2905 VINEYARDS
88-20-07-351-040 |
8/4/23
|$
1,250,000
COLONIAL
1996
5054]
$
247
A+10
|
SOLD AFTER DATE
07E
5051 BEACH
88-20-07-377-041 | 8/20/24 | $
3,500,000
RANCH
2013
3,320 | $
1,054 | CUSTOM
|
07E
5475 BEACH
88-20-07-328-003 | 8/15/24 | $
3,075,065
RANCH
2023
4,084 | $
753 | CUSTOM
|Page 38
38 2026 SALES COMPARISON FEATURE SUBJECT COMPARABLE #1 COMPARABLE # 2 COMPARABLE #3 COMPARAB Sidwell 88-20-07-102-038 88-20-03-279-034 88-20-19-153-004 88-20-19-152-018 88-20-22-3 [Address 5780 SUSSEX 934 MARENGO DR. 3591 PADDINGTON DR. 2840 BOLINGBROKE DR. 3367 KI Proximity to Subject 4.8 MILES 2.6 MILES 2.5 MILES 6.3 MIL Verification source: WARRANTY DEED WARRANTY DEED WARRANTY DEED WARRANTY Sale Price $1,251,000 $1,040,000 $1,800,000 $1,200, Sale Price /Sq Ft. $373 $373 $397 $351 Value Adjustments: DESCRIPTION + (-) Adjustment DESCRIPTION + (-) Adjustment DESCRIPTION + (-) Adjustment DESCRIPTION Sale Date 3/28/2025 $ b 8/14/2025 $ - 2/23/2026 | $- 9/10/2025 $ Site Size .88 ACRE 42 ACRE $ - .63 ACRE $ - 51 ACRE $- .47 ACRE $ Use/Bldg Style BRK/FR COLONIAL BRK/FR COLONIAL $ - FRAME COLONIAL $ - FRAME COLONIAL ~ $- FRAME COLONIAL $ Quality of Construction GOOD GOOD $ - GOOD $ - CusTOM $ (360,000) GOOD $ Updated NO NO $ - NO $ - NO $ - NO $ Age (year built) 2024 2025 $ - 2016 $ B 2025 $- 2025 $ Location INTERIOR LOT INTERIORLOT ~~ § - INTERIOR LOT ~~ § B INTERIOR LOT ~~ $- INTERIOR LOT ~~ § Bedrooms 4 5 $ - 3 $ - 4 $- 4 $ Bathrooms 3 FULL 1 HALF 4 Full 1 Half $ (22,500)] 2 FULL 2HALF § 7,500 4Full 1Half $ (7,500) 5Full1Half Gross living area $150 5,084 3,355 $ 259,300 2,786 $ 344,700 4,538 $ 81,900 3,417 $ Foundation / Walkout BASEMENT BASEMENT § - BASEMENT § - BASEMENT § - BASEMENT $ Basement finish $60 NO Is - 12008F |s (72,000) NO I's - 12005F | Garage/Carport 4 CAR ATTACHED 2 Car Attached $ 20,000 | 2 CarAttached $ 20,000 | 3 Car Attached $ 10,000 | 2 Car Attached Porch, patio, deck, fireplace PORCH, PATIO, FP, LANAI, BALCONY Pch/Patio/FP ~~ § 5,000 | Pch/Deck/Fp § 10,000 | Pch/Patio /FP § 5,000 | PCH/PATIOFP Central Air Yes Yes $ - Yes $ - Yes $- Yes SCHOOL DISTRICT BLOOMFIELD HILLS TROY $ - BIRMINGHAM TROY $- TROY Net Adjustments $ 261,800 $ 310,200 $ (270,600) Net Adjustment % 20.93% 29.83% -15.03% Gross Adjustments $ 306,800 $ 454,200 $ 464,400 Gross Adjustment % 24.52% 43.67% 25.80% Indicated Value After Adjustments $ 1,512,800 $ 1,350,200 $ 1,529,400 $
Page 39
39 COMPARABLE #1 934 Marengo Dr. Sale Date: 3/28/2025 Sale Price: $1,251,000 .42 Acre Yr. Blt. 2025 3,355SF COMPARABLE #2 3591 Paddington Dr. Sale Date: 8/14/2025 Sale Price: $1,040,000 .63 Acre Yr. Blt. 2016 2,711SF COMPARABLE #3 2840 Bolingbroke Sale Date: 2/23/26 .51 Acre Sale Price: $1,800,000 Yr. Blt. 2025 4,538SF COMPARABLE #4 3367 Kilmer
Page 40
40 SUBJECT. COMP #3 gifs =) 76 by 4 V ER ty
Page 41
41 "UONEDYLISA 104 P3INSUOI 39 P|NOys pajussaldal UoleuIIojU| 92N0S ay) Jey) paiiou Aqauay Je elep sly Jo siasn “Anns dew papiodal AjeSa) e jou sig "e1ep pue spJodal 21jgnd J3Y3o pue ‘sAsAins ‘sdeuws xe} ‘sye|d ‘spasp papiodal woly pajiduiod usaq sey uoiedljdde siyy Aq papirosd uoljewiogul ay] :a10N \ SEE NEL SUllUO
Page 42
42 "UOREIIIBA JO} PR1INSUOD 3 PINOYs pajuasa.dal UONEWIOUI 321N0S 33 Jey] palyiiou Agalay ale elep siy3 Jo suas Asains dew papiodal AjeSa) e jou sig) \ '81ep pue spJod3l 31jgnd J3Y10 pue ‘sAsAins ‘sdeuw xe} ‘sie|d ‘spasp papiodal woly pajidwiod uaaq sey uoijesljdde siyy Aq papiroid uoljewuojul ay] :ajoN [4 z182 IF Ee
Page 43
43 "UOIEII1ISA 104 PRINSUOI Bq P|NOYs pajuasaidal UoHEWIOLUI 92N0S 3Y3 Jey] paliou Agalay sue elep siyj Jo suas Asains dew papuodal AjeSa| e jou si Mn oot "elep pue spJodal a1jgnd Jay3o pue ‘shsains ‘sdew xe} ‘sye|d ‘spasp papiodal wouy pajidwod usaq sey uorjedljdde sii Aq papiroid uoljewojul ay] :ajoN H 3 [<] =
Page 44
44 "UOIIBDHIIBA 10 PRY NSUOD Bq P|NOYs PRIUBsBIdaL UOIEWIOLUI 92N0S BU) ey] payiiou Aqauay sue elep siy3 Jo s1asn "Asains dew papiodal Ajjegs| e jou si y "elep pue spJodal oijgnd Jay3o pue ‘shanins ‘sdew xel ‘sie|d ‘spasp papiodal Y woul} pajidwiod uaaq sey uoiiealjdde iy) Ag papiaoid uopewLIoul 94] :930N 00% OyOaNaTIE VIE SUIUQ Sl
Page 45
45 RCV'D 04/11/2025 045232 Liber 60128 Page 380 thru 382 OAKLAND COUNTY TREASURERS CERTIFICATE 4415/2025 9:15:03 AM Receipt #000447906 This is to certify that there are no delinquent property $26.00 Misc Recording taxes as of this date owed to our office on this property. $4.00 Remonumentation No representation is made as to the status of any taxes, $5.00 Automation tax liens or titles owed to any other entities. 10,758.60 Transfer Tax 4i11/2025 PAID RECORDED - Oakland County, MI e-recorded ROBERT WITTENBERG, County Treasurer Lisa Brown, Clerk/Register of Doc of Deeds 500 Sec. 135, Act 206, 1893 as amended SR M STATE OF “lg REALESTATE 2023 Not Examined ICHIGAN ©" h Rea i TRANSFER THX Oakland No #: 276.10 A0 co * So04ama0s Kaas oss bd “eipmart WARRANTY DEED The Grantor(s), Kizy Signature Homes whose address is 934 Marengo Dr., Troy, MI 48085, convey(s) and warrant(s) to Alexandra Brdak and Andrew Bacha, wife and husband, Grantee(s), whose address is 934 Marengo Dr., Troy, MI 48085, the following described premises: Land situated in the City of Troy, County of Oakland, State of Michigan, described as follows: Legal description attached hereto and made a part hereof marked Exhibit "A" Commonly known as: 934 Marengo Dr., Troy, Ml 48085 Parcel ID No(s).: 88-20-03-279-034 For the Full Consideration of One Million Two Hundred Fifty-One Thousand And No/100 Dollar(s) ($1,261,000.00) subject to building and use restrictions and easements of record, if any. Together with all and singular the tenements, hereditaments and appurtenances thereunto belonging or in anywise appertaining thersto. SUBJECT to easements and restrictions of record, zoning laws and ordinances affecting the premises, and rights of the public and of any governmental entity in any part thereof taken, used or deeded for street, road, right of way, or highway purposes, and subject to taxes and future installments of special assessments payable hereafter,
Page 46
46 045232 Liber 60128 Page 381 thru 382 Dated this 28th day of March, 2025, Kizy Signature Homes ov. Thahaa/ Ho, Bahaa Kizy y/ 4 President STATE OF MICHIGAN COUNTY OF OAKLAND BE IT REMEMBERED, that on this 28th of March, 2025, before me, the subscriber, a Notary Public in and for said County and State, personally appeared Bahaa Kizy, President of Kizy Signature Homes the corporation which executed the foregoing instrument, who acknowledged that he/she did sign said instrument as such officer on behalf of said corporation, duly authorized; that said instrument was signed as hisfher free act and deed individually, and the free act and deed of said corporation. IN TESTIMONY WHEREOF, | have hereunto subscribed my name and affixed my notarial seal on the day and year first above written. 7 [4 IA FZ 7 a M.T. Zalucki, Notary Puc) Macomb County, Michi Acting in Oakland County My Commission Expires: 8/31/2028 Prepared By: Pye haa Ki 2y Assisted by: Kizy Signature Homes Kizy Signature Homes 934 Marengo Dr. 934 Marengo Dr. Tray, Mi 48085 Troy, MI 48085 When recorded mail to: File No.: Alexandra Brdak and Andrew Bacha 25-6418 934 Marengo Dr, Troy, Ml 48085
Page 47
47 045232 Liber 60128 Page 382 thru 382 EXHIBIT "A" The Land referred to herein below is situated in the City of Troy, County of Oakland, State of Michigan, and is described as follows: Situated in the City of Troy, County of Oakland and State of Michigan, and further described as The Westerly part of Lot(s): 1, of CLARK ESTATES, according to the recorded plat thereof, as recorded in Liber 69 of Plats, Page 9, Oakland County Records, being mare specifically described as: Commencing at the NE corner of said Lot 1; thence N89°31'30"W 67.61 feet to the point of beginning; thence S01°42'42"E 40.0 feet; thence N89°31'30"W 0.61 feet; thence 801°42'42"E 200.12 feet; thence N89°30'27"W 77.00 feet; thence N01°42'42"W 240.0 feet (measured as 240.09 feet); thence 889°31'30"E 77.61 feet to the Point of Beginning, according to the Certificate of Survey prepared by Guaranty Survey Co, RLS, being Job No. 192238, dated June 6, 2023. Commonly known as: 934 Marengo Dr., Tray, MI 48085 Parcel ID No(s).: 88-20-03-279-034
Page 48
48 RCV'D 08/20/2025 OAKLAND COUNTY TREASURERS CERTIFICATE This is to certify that there are no delinquent property taxes as of this date owed to our office on this property. No representation is made as to the status of any taxes, tax liens or titles owed to any other entities. 8/21/2025 ROBERT WATTENBERG, County Treasurer 5.00 Sec. 135, Act 206, 1893 as amended ~~ MIT 2023 Not Examined 104280 Liber 60466 Page 658 thru 639 8/22/2025 8:56:14 AM Receipt #000495161 $26.00 Misc Recording $4.00 Remonumentation $5.00 Automation $8,944.00 Transfer Tax PAID RECORDED - Oakland County, MI e-recorded Lisa Brown, Clerk/Register of Dee of Deeds STATE OF » REALESTATE = Mitiiichn bi) TRANSFER TAX mes (LT pie Sitdasie1 Kis 1429004 bd WARRANTY DEED 61600-RO The Grantor(s), George Nestor and Cristina Nestor, husband and wife whase address is 3591 Paddington Drive, Troy, MI 48084 convey(s) and warrani(s) to Jordan N. Wills and Andrew J. Wills, married to each other whose address is 32 Maywood Avenue, Pleasant Ridge, MI 48069 the following described premises situated in the State of Michigan, to wit: Property 1: Land situated in the City of Troy, County of Oakland, State of Michigan, described as follows: Lot 28, Supervisor's Plat No. 27, according to the plat thereof, as recorded in Liber 60, Page 3 of Plats, Oakland County Records. Tax Parcel No: 88-20-19-153-004 Commonly Known As; 3591 Paddington Drive, Troy, ME 48084 for the sum of ONE MILLION FORTY THOUSAND AND 00/16¢ Dollars ($1,040,000.00), Subject to existing building and vse restrictions and easements and zoning ordinances, if any. Dated: August 14, 2025
Page 49
49 STATE OF MICHIGAN COUNTY OF OAKLAND 104280 Liber 60466 Page Signed and Sealed: EE pd Ge orge Nestor A (Z Zz = Cristina Nestor Ye . ~~ . iy.GEorge Nestor and Cristina Nestor before me on 14th day of August, 2025. <'Nétary Public Si gnature ©” ALICIA DIANE COURTLEY Notary Public - State of Michigan County of Oakland p My Commission Expires May 12, 2027 § ) Notary name g Acting in the County of Ged Aan Notary public, State of Michigan, COUNTY OF OAKLAND My Commission Expires: 659 thru 639
Page 50
50 20260024072 Page 1of2 OAKLAND COUNTY TREASURERS CERTIFICATE LIBER: 60974 PAGE: 689 This is to certify that there are no delinquent property DOC #20260024072 faxes as of tis date owed 1 our afice on he. RECORDED - 02/27/2026 09:03:01 AM o representation is made as to the status i tax ne or titles owed to any other entities. ' PAGE 1 of 2 RECORDING FEE: $ 30.00 LISA BROWN, CLERK/REGISTER OF DEEDS FEB27 20% 74 ./ OAKLAND COUNTY, MI Receipt #: 40047756 ROBERT WITTENBERG, County Treasurer 5.00 Sec. 135, Act 206, 1893 as amended - WARRANTY DEED 63068-BH The Grantor(s), Diverse Construction Services, L.L.C., a Michigan Limited Liability Company whose address is 2726 Townhill Drive, Troy, MI 48084 convey(s).and warrant(s) to Ari Charlip and Jody Charlip, husband and wife whose address is 31114 North Park Drive, Farmington Hills, MI 48331 the following described premises situated in the State of Michigan, to wit: Property 1: 2 Land situated in the City of Troy, County of Oakland, State of Michigan, described as follows: ¥ Lot 68, SUPERVISOR'S PLAT NO. 27, according to the plat thereof as recorded in Liber 60, Page 3 of Plats, Oakland County Records. Tax Parcel No: (88)20-19-152-018 Commonly Known As: 2840 Bolingbroke Drive, Troy, MI 48084 for the sum of ONE DOLLAR AND 00/100 Dollars ($1.00 - REAL ESTATE TRANSFER VALUATION AFFIDAVIT ON FILE). Subject to existing building and use restrictions, easements and zoning ordinances, if any. Dated: February 23, 2026 1283450 15
Page 51
51 20260024072 Page 2of2 Signed and Sealed: Diverse Construction Services, L.L.C., a Michigan Limited Liability Company - By ’ Asian Bzhetaj, as Sole Member STATE OF MICHIGAN COUNTY OF OAKLAND Acknowledged before me in OAKLAND County, Michigan, on 23rd day of February, 2026 by Ardian . Bzhetaj, as Sole Member of Diverse Construction Services, L.L.C., a MI Limited Liability Company, for the company. 1 ya y ALICIA DIANE COURTLEY Notary Public Signature . Notary Public - State of Michigan County of Oakland B ~ | My Commission Expires May 12, 2027 § Al ice Diant (Dou+eus Acting in the County ot DAML Notary Name / EE Notary public, State of Michigan, COUNTY OF OAKLAND My Commission Expires: 5/12/7027
Page 52
52 Michigan Department of Treasury - 2766 (Rev. 03-25) / 7 / 5 2-0 / 5 L-4260 Property Transfer Affidavit mus fomis issued under authority of PA. 415 of 1394. Filing is mandatory. This form must be filed whenever real estate or some types of personal property are transferred (even if you are not recording a deed). The completed Affidavit must be filed by the new owner with the assessor for the city or township where the property is located within 45 days of the transfer. The information on this form is NOT CONFIDENTIAL. 7. Streat Address of Property 3. County 3. Date of Transfer (or land contract signed) 2840 Bolingbroke Drive Oakland February 23, 2026 4 Location of Real Estate (Check appropriate field and enter name in the space below.) 5. Purchase Price of Real Estate X] city [7] Township [] village 1,800,000.00 6. Seller's (Transferor) Name Troy Diverse Construction Services, L.L.C. 7. Property Identification Number (PIN). If you don't have a PIN, altach legal description. 8. Buyer's (Transferee) Name and Malling Address PIN, This number ranges fiom 10 to 25 digits. It usually includes hyphens and sometimes includes | Ari Charlip and Jody Charlip letters. It is found on the property tax bill and on the assessment notice. 2840 Bolingbroke Drive, Troy, MI 48084 9. Buyers (Transferee) Telephone Number 88-20-19-152-018 586 , 569.4 199 Items 10 - 15 are optional. However, by completing them you may avoid further correspondence. 10. Type of Transfer. Transfers include, but are not limited to, deeds, land contracts, transfers involving trusts or wills, certain long-term leases and business interest. See page 2 for list. [| Land Contract [ Lease Dees Od Other (specify) 11. Was property purchased from a fipancial Institution? | 12. Is the transief between related persons? 13. Amount of Down Payment Od Yes a] No [| Yes Ivo 14. If you financed the purchase, did you pay market rate of interest? 15. Amount Financed (Borrowed) [Pres O No 0.00 EXEMPTIONS Certain transfers are exempt from uncapping. If you believe your transfer qualifies for an exemption, please indicate the type of exemption you're claiming below. Note that if an exemption is claimed, your assessor may request additional information to support your claim. Transfer from one spouse to the other spouse. J Change in ownership solely to exclude or include a spouse. [I] Transfer between certain family members “(see page 2). Describe relationship from each Transferor to each Transferee, attach additional page if necessary. Seller Name; Buyer Name: Relationship of Buyer to Seller: O Transfer of that portion of a property subject to a life lease or life estate (until the life lease or life estate expires). O Transfer between certain family members of that portion of a property after the expiration or termination of a life estate or life lease retained by transferor ** (see page 2). Describe relationship from each Transferor to each Transferee, attach additional page if necessary. Seller Name: Buyer Name: Relationship of Buyer to Seller: a Transfer to effect the foreclosure or forfeiture of real property. Yes ’ OJ Transfer by redemption from a tax sale. ae N O Transfer into a trust where the settlor or the settlor's spouse conveys property to the trust and is also the sole beneficiary of the trust. O Transfer resulting from a court order unless the order specifies a monetary payment. [| Transfer creating or ending a joint tenancy if at least one person is an original owner of the property (or his/her spouse). RECEIVED ™ Transfer of real estate through normal public trading of stock. MAR 0 [A 20% O Transfer to establish or release a security interest (collateral). O Transfer between entities under common control or among members of an affiliated group. I Transfer resulting from transactions that qualify as a tax-free reorganization under Section 368 of the Internal Revenue SEGrmor Od Transfer of qualified agricultural property when the property remains qualified agricultural property and affidavit has been filed. O Transfer of qualified forest property when the property remains qualified forest property and affidavit has been filed. [ Transfer of land with qualified conservation easement (land only - not improvements). [] other, as described in MCL 211.27a, specify: I CERTIFICATION: / certify that the information above is true and cpplete to the best of my knowledge. Printed Name Signatur Date
Page 53
53 RCV'D 09/18/2025 120120 Liber 60551 Page 549 thru 550 OAKLAND COUNTY TREASURERS CERTIFICATE 9/24/2025 3:20:39 PM Receipt #000506937 This is to certify that there are no delinquent property $26.00 Misc Recording taxes as of this date owed to our office on this property. $4.00 Remonumentation No fepresentation is made as lo the status of any taxes, $5.00 Automation ax liens or titles owed to any other entities. 10,320.00 Transfer Tax 9/18/2025 PAID RECORDED - Oakland County, Ml e-recorded ROBERT WITTENBERG, County Treasurer Lisa Brown, Clerk/ Register of Dee of Deeds 5.00 Sec. 135, Act 206, 1893 as amended ~~ MIT M iii OF A REALESTATE = 2023 Not Examined ICHIGAN ©* RC 7 TRANSFER TAX * Oakland ras $132000 (CO 2/24/2025 % © $9,000 ST 000508537 Ec 143090 Warranty Deed - Statutory Form C.L. 1948, 565.151 M.S.A. 26571 KNOW ALL MEN BY THESE PRESENTS: That R & G Prime Construction LLC, a Michigan Limited Liability Company, whose street number and post office address is 2811 Belcher Dr, Sterling Heights, Mi 48310, convey(s} and warrant(s) to Purvaj Patel, parr ed. Fe.rson whose street number and post office address is 7955 Bridge Vly Clarkston MI 48348 the following described premises: Land Situated in the City of Troy, County of Oakland, State of Michigan Lot 78 of Replat of Outlot "A" of Big Beaver Subdivision, as recorded in Liber 26 of Plats, Page 17, Qakland County Records (Pea) oJ Commonly known as: 3367 Kilmer Rd, Troy, MI 48083 S for the full consideration of One Million Two Hundred Thousand And No/100 Dollars ($1,200,000.00). ~ Subject to easements, reservations, restrictions and limitations of record, if any, and further subject to: oO NONE Ca IN WITNESS WHEREOF, the undersigned have executed this document on the date(s) set forth below. Dated: Sapte by 9, LAK Signed and Sealed: BY: ~7 RENATO LEKLI Sole Member
Page 54
54
Page
550 thru
550
120120
Liber
60551
(Attached to and becoming a part of Statutory Warranty Deed between R & G Prime Construction LLC,
a Michigan
Limited Liability Company, as Grantor and Purvaj Patel, as Grantee.)
State of Michi
VET
CN
a
4% 2d
(#9
he fofegoing instrument
Was acknowledged before me this 10th day of September, 2025 by Renato Lekli of R &
(oun OF
Prinye Construction LLC \a Michigan
|.imited Liability Company.
ry,
\
he
vor
SEE a oq
|
{ 4
IY)
y
§
some rua
H
+
counry Y OF OAKLAND -
£
[Mr Comm Expires
Jung 16. 2027
Name:
a
Notary Public
- State,
ichigan
A
nt
1,
Gounty
My Commission Expités:
Acting in the County of
“%
-
FURAN :
“rg
G OF pen Wo
a
“arg
Send Subsequent
Drafted by:
Mail After Recording To:
Tax Bills To:
Renato Lekli
Purvaj Patel
Purvaj Patel
909 S Main St
3367 Kilmer Rd
3367 Kilmer Rd
Troy, MI 48083
Troy, MI 48083
Real Estate Transfer Tax: $10,320.00
Royal Oak, MI 48067
Recording Fee: $35.00
Tax parcel no.; 88-20-22-377-017Page 55
55
Parcel Number:
88-20-07-102-038
Jurisdiction:
CITY
OF TROY
County:
OAKLAND
Pr
Grantor
Grantee
sale
Sale
Inst.
Terms
of
Sale
Liber
Price
Date
Type
&
Page
DUESTERHOEFT,
JOHN
E
&
LU
|ZOURA,
HADEER
&
LARSA HAN
|
217,500}
09/28/2023
{WD
03-ARM'S LENGTH
58914/665
MICALLEF,
JOSEPH
J
&
GENN
|DUESTERHOEFT,
JOHN
E
&
LU
250,000f
10/02/2015
|wD
03-ARM'S LENGTH
48703/894
GOSSELIN,
ROBERT
M
MICALLEF,
JOSEPH
J
195,000)
04/08/2015
[zc
03-ARM'S LENGTH
48040/448
ROSENBLOOM,
RAY
& DARLENE
{GOSSELIN,
ROBERT
M
175,000
07/30/2013
[WD
03-ARM'S LENGTH
|
Property Address
Class:
RESIDENTIAL-IMPRO {Zoning:
R-1A
|Building Permit (s)
|
Date
5780
SUSSEX
School:
BLOOMFIELD HILLS
SCHOOL
DIST
TCO
|
08/19/2024
P.R.E.
100%
08/27/2024
|Electrical
05/19/202
Owner's Name/Address
MAP #: 86-20-07-102-038
Mechanical
05/08/2024
Dr janDeER
& LARSA HANONA
2026 Est TCV 1,324,488 TCV/TFA: 260.52 |Mechanical
05/08/2024
TROY
MI
48098
Improved
|
[Vacant
Land Value Estimates
for
Land Table R-1A.R-1A
Public
* Factors
*
Improvements
Description
Frontage
Depth
Front
Depth
Rate $
—
X
Dirt Road
<Site Value A> R-1A BASE RATE
276175
100
Tax Description
X
leravel Road
187 Actual Front Feet,
0.88 Total Acres
Total
T2N,
RI1LE,
SEC
7
Paved Road
MIDDLESEX COUNTRY HOME SITES
Storm Sewer
PART OF LOT 29
Sidewalk
BEG AT SW LOT COR,
x
Water
TH N 23-23-39
W 54.52
FT,
%
|sewer
TH NLY ALG CURVE TO RIGHT,
%
Electric
RAD 279.07
FT,
CHORD BEARS
%
leas
N 15-10-37
W 80.22 FT,
Curb
DIST OF 80.50
FT,
Street Lights
TH N 83-05-12
E 40 FT,
Standard Utilities
TH
S 47-46-56
E 84.80
FT,
Underground Utils.
TH N
63-03-45
E
40
FT,
F 157.17
FT.
Topography
of
Site
X
[Level
X
[Rolling
Low
High
Landscaped
Swamp
Wooded
Pond
Waterfront
Ravine
Wetland
—
Flood Plain
Year
Land
Building
Assessed
X
|CONCRETE DRVWAY
Value
Value
Value
Who
When
What
2026
138,090
524,150]
662,240
=
IMM 04/11/2025 INSPECTED
2025
155,020
538,010]
693,030
The Equalizer. Copyright
(c)
1999
- 2009. |tMM 12/09/2024 INSPECTED
[3557
132,740
132,740
Licensed
To:
City
of
Troy,
County
of
003
06/01/1991
INSPECTED
Oakland, Michigan
2023
99,030
99,030
***
Information herein deemed reliable but
not guaranteed***Page 56
56
Residential Building
1
of
1
Parcel Number:
88-20-07-1:02-038
Pri
Building Type
(3)
Roof
(cont.)
(11)
Heating/Cooling
(15)
Built-ins
(15)
Fireplaces
(16)
Por
X
[Single
Family
X|Eavestrough
X
|Gas
0il
Elec.
Appliance Allow.
Interior
1 Story
|Area|Type
Mobile Home
X|Insulation
Wood
Coal
Steam;
1
{Cook
Top
Interior
2
Story
137|CCP
Town Home
0{Front Overhang
TF
Fp
Jo
Dust
1
[Dishwasher
2nd/Same
Stack
126/Cop
Duplex
0{other Overhang
oreed
Aix w/o
Ducts |
1
Garbage Disposal
Two Sided
Forced Air w/ Ducts
;
126|Wood
A-Frame
F
d Hot
Wat.
Bath Heater
Exterior
1 Story
Thos
s
(4)
Interior
Heaney 5
her
a
Vent Fan
Exterior
2 Story
oo!
rame
Bloc AE or
Hot Tub
2
prefab
1 Story
X
Drywall
Plaster
Se
eil.
py lant
Unvented Hood
Prefab
2 Story
Building Style:
Paneled
Wood T&G
Radian: Un-f oor)
Vented Hood
Heat Circulator
COLONIAL
Trim
& Decoration
Space Heater
Thtercon
.
paloeq Hearth
-
acuzzi
Tul
(Ie!
ove
Toe
Remodeled
[Ex
[% |o=d
|
[prin
x
FalL/Phoor Fumace
Jacuzzi repl.Tub
Direct-Vented
Ga
n
1
{Oven
Condition:
Good
Size
of Closets
Heat
Pump
.
Microwave
crass:
>
,
-
[ts
[x [oxd
|
i
al Heating/Cooling
Standard Range
Floor Ares.
5
oss
-
:
5,
Room List
Doors |
|Solid|X|H.C.
Central Aix
Self Clean Range | 1...) Base New
: 1,134,367
Wood Furnace
Sauna
Total
D
1711
679
Basement
(5)
Floors
12)
Blestric
Trash Compactor
diy
por Cost: EYTIRt
8{1st Floor
RT
Central Vacuum
stimate
-C.v:
1,
’
9{2nd Floor
ltchen:
200|Amps Service
Security System
Other:
4|Bedroons
Other:
No./Qual.
of Fixtures
| Cost Est.
for Res. Bldg:
1
Single Family
COLONIAL
(1)
Exterior
[Ex.
[x [ord.
|
[min
(11)
Heating System:
Forced Heat
& Cool
Wood/Shingle
(6)
Ceilings
L
Ground Area
= 2432
SF
Floor Area
= 5084
SF.
Aluminum/Vinyl
No.
of Elec. Outlets
Phy/Rb. Phy/Func/Econ/Comb.
§ Good=98/100/100/100/98
Brick
X
|Drywall
[Many
| x [ave.
|
[Few
Building Areas
X |Brick/siding
(13)
Plumbing
Stories
Exterior
Foundation
Size
:
2
Story
Siding/Brick Basement
2,432
¥
[Insulation
Average Fixture(s)
| 1
gt
Sidi
o
Th.
220
-
r
ory
iding
verhang
(2) Windows
(7) Excavation
3
|3 Fixture Bath
Total:
Many
Large
Basement:
2432
S.F.
1
|2 Fixture Bath
Other Additions/Adjustments
X
|Avg.
X
|Avg.
Crawl:
0
S.F.
Softener,
Auto
Plumbing
Few
Small
| Slab:
0
S.F.
Softener, Manual
3 Fixture Bath
2
Height to Joists:
9.0
Solar Water Heat
2 Fixture Bath
1
Wood Sash
No Plumbing
Extra
Sink
2
Metal Sash
:
xtra
Sin
X
[Vinyl Sash
(8) Basement
Extra Toilet
Separate Shower
1
2
|Extra Sink
Ceramic Tile Floor
3
Double Hung
Conc.
Block
N
Horiz.
siid
10|Poured Conc
1
|Separate Shower
Ceramic Tub Alcove
3
N
cori
. Lae
sto
onc.
3
[Ceramic Tile Floor | porches
asemen
one
;
N
;
Ceramic Tile Wains
CCP
(1 Story)
437
Double Glass
Treated Wood
3
[Ceramic Tub Alcove
Cop
126
Patio
Doors
X|Concrete
Floor
Vent
Fan
Balcony
3
—
Storms
&
Screens
(9)
Basement
Finish
(14)
Water/Sewer
Wood Balcony
126
i
(3)
Roof
Recreation
SF
Public Water
Garages
.
)
)
Gable
Gambrel
Living
SF
Public Sewer
Class:
B Exterior:
Sid/Br Foundation:
42
Inch
(Fini
X
|Hip
Mansard
Walkout Doors
(B)
Water Well
Base
Cost
962
Flat
Shed
No Floor
SF
1000
Gal
Septic
Common Wall:
1.5
Wall
1
=
|
Walkout Doors
(A)
2000 Gal
8 0
Built-Ins
{¥[psphalt Shingle
(10)
Floor Support
a>
Septic
Cook Top
1
i
L
S
Items:
i
i
Soists:
2Xi0
ump
Sum
ms
Dishwasher
1
Chimney:
Metal
Unsupported Len:
16
Garbage Disposal
1
Cntr.
Sup:
TEET,
<<<<< Calculations
too long.
See Valuation printout
***
Information herein deemed reliable
but
not guaranteed***Page 57
57 Valuation Report DB: Bsaassessing-2026 10/02/2026 01:39 PM 88-20-07-102-038 2026 Est. T.C.V. Property Class: 401 Map #: 88-20-07-102-038 CITY OF TROY ZOURA, HADEER & LARSA HANONA 5780 SUSSEX TROY, MI 48098 Land Value Estimates for Land Table R-1A.R-1A * Factors * Description Frontage Depth Front Depth Rate $%Adj. <Site Value A> R-1A BASE RATE 276175 100 187 Actual Front Feet, 0.88 Total Acres Total Est Cost Est. for Res. Bldg: 1 Single Family COLONIAL (11) Heating System: Forced Heat & Cool Ground Area = 2432 SF Floor Area = 5084 SF. Phy/Ab.Phy/Func/Econ/Comb. $ Good=98/100/100/100/98 Building Areas Reason Value 276,175 Land Value = 276,175 Cls B Blt 2024 Stories Exterior Foundation Size Cost New Depr. Cost 2 Story siding/Brick Basement 2,432 1 Story siding Overhang 220 Total: 982,635 962,981 Other Additions/Adjustments Plumbing 3 Fixture Bath 2 21,747 21,312 2 Fixture Bath 1 7,249 7,104 Extra Sink 2 3,610 3,538 Separate Shower 1 3,305 3,239 Ceramic Tile Floor 3 6,217 6,093 Ceramic Tub Alcove 3 3,221 3,157 Porches CCP (1 Story) 437 17,821 17,465 CPP 126 3,979 3,899 Balcony Wood Balcony 126 8,103 7,941 Garages Class: B Exterior: Sid/Br Foundation: 42 Inch (Finished) Base Cost 962 66,676 65,342 Common Wall: 1.5 Wall 1 -5,689 -5,575 Built-Ins Cook Top 1 1,613 1,581 Dishwasher 1 1,528 1,497 Garbage Disposal 1 462 453 Oven 1 2,651 2,598 Fireplaces Prefab 1 Story 2 9,239 9,054 Totals: 1,134,367 1,111,679 Notes: ECF (07M MIDDLESEX COUNTY HOME >1980 &) 0.943 => TCV: 1,048,313 2026 Est. T.C.V. 88-20-07-102-038 = 1,324,488 Est. TCV/Total Floor Area = 260.52, Most recent sale 09/28/2023 for 217,500 2025 Assessed MBOR S.E.V. Base for Cap IRM
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58 2026 LAND VALUE ANALYSIS - R- Parcel Number Street Address Sale Date Sale Price’ Instr. Terms of Sale Adj.Sale$ Cur. Asmnt. Asd/Ad).Sale ~ Cur. Appraisal Land Residual ~ Est.LandValue Base Lot NetAcres TotalAcres ECFArea_Liber/Page 88-20-04-101-007 929 KIMBERLY CT 03/17/25 $824,900 WD 03-ARM'SLENGTH $824,900 $458,440 55.58 $916,884 $218,048 10 0.40 0.40 04P 6012/80 88-20-07-102.038 5780 SUSSEX 09/28/23 $217,500 WD 03-ARM'SLENGTH $217,500 $657,900 302.48 $310,032 $217,500 10 0.88 088 07M 589147665 88-20-07-151-016 5641 SUSSEX 07/17/24 $695,000 WD 03-ARM'SLENGTH $695,000 $346,360 4084 $692,727 $312,305 10 0.59 0.59 07M 59508/432 88-20-18-130-003 2544BEACHVIEWCT 07/10/24 $1275,000 WD 03-ARM'S LENGTH $1,275,000 $685,620 5877 $1371,238 $213,794 10 048 04s 188 59495/442 88-20-18-130-008 2521BEACHVIEWCT 10/20/23 $1,800,000 WD 03-ARM'S LENGTH $1,800,000 $913,440 5075 $1,826,877 $283,155 10 0.51 051 18B 58968/583 86-20-18-131:002 4879 PARK MANOR 03/22/24 $1,150,000 WD 03-ARM'S LENGTH $1,150,000 $562,280 4889 $1,124,557 $335,475 10 017 017 18B 59258/859 £88:20-18-131-005 _ 4903 PARK MANOR 06/28/24 _ $1,245,000 WD _03-ARM'S LENGTH $1,245,000 $601,040 4828 $1202,083 $352,949 $310,032 10 018 0.18 18B 59404/779 Totals: $7,207,400 $7,207,400 $4,225,080 $7,444,398 $1,933,226 $2,170,224 7.0 319 319 Sale. Ratio => 58.62 Average Std. Dev. => 95.02 Base Rate=> $276,175
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59 2026 ECF ANALYSIS - 07M Number Street Address Sale Date Sale Price instr. Termsof Sale Ad).Sale$ Cur. Asmnt. Asd/Ad]: Sale. Cur. Appraisal Land +Yard Bldg. Residual Cost Man. $ EC.F. Floor Area $/5q Fr ECE Area’ Dev. by Mean (5%) Building Style :034 2633 ARLUNDWAY 06/10/24 $880,000 WD O3-ARMSLENGTH $880,000 $443,670 50.42 $887,343 $248,557 $631443 $685393 0921 3,444 $183.35 om 2.8815 COLONIAL 88:20-07.151.016 5641 SUSSEX 07/17/24 _ $695,000 WD O3ARMSLENGTH __ $695,000 $337,480 856 $674527 $276.17 $418825 8427846 0979 2681 $156.22 om 28815 RANCH Totals: $1,675,000 $1575000 $781,130 $1,562,270 $1,050,268 $1,113238 $169.78 0.6685 Sate. Ratio => 9.60 ECF.=> sas Std. Deviation=> 0.040750563 Std. Dev.=> 132 Ave.ECF.=> 0950 Ave. Vartance=> 2.8815 Coefficientof Vars> 3032833935
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60 Section 211.27 & friendly link & Printer Friendly THE GENERAL PROPERTY TAX ACT (EXCERPT) Act 206 of 1893 211.27 “True cash value” defined; considerations in determining value; indicating exclusions from true cash value on assessment roll; subsection (2) applicable only to residential property; repairs considered normal maintenance; exclusions from real estate sales data; “present economic income” defined; applicability of subsection (4); "nonprofit cooperative housing corporation” defined; value of transferred property; “purchase price” defined; additional definitions; "standard tool" defined. Sec. 27. (1) As used in this act, "true cash value" means the usual selling price at the place where the property to which the term is applied is at the time of assessment, being the price that could be obtained for the property at private sale, and not at auction sale except as otherwise provided in this section, or at forced sale. The usual selling price may include sales at public auction held by a nongovernmental agency or person if those sales have become a common method of acquisition in the jurisdiction for the class of property being valued. The usual selling price does not include sales at public auction if the sale is part of a liquidation of the seller's assets in a bankruptcy proceeding or if the seller is unable to use common marketing techniques to obtain the usual selling price for the property. A sale or other disposition by this state or an agency or political subdivision of this state of land acquired for delinquent taxes or an appraisal made in connection with the sale or other disposition or the value attributed to the property of regulated public utilities by a governmental regulatory agency for rate-making purposes is not controlling evidence of true cash value for assessment purposes. In determining the true cash value, the assessor shall also consider the advantages and disadvantages of location; quality of soil; zoning; existing use; present economic income of structures, including farm structures; present economic income of land if the land is being farmed or otherwise put to income producing use; quantity and value of standing timber; water power and privileges; and mines, minerals, quarries, or other valuable deposits known to be available in the land and their value. In determining the true cash value of personal property owned by an electric utility cooperative, the assessor shall consider the number of kilowatt hours of electricity sold per mile of distribution line compared to the average number of kilowatt hours of electricity sold per mile of distribution line for all electric utilities. (2) The assessor shall not consider the increase in true cash value that is a result of
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61 included in subdivisions (a) to (0) that is known to the assessor and excluded from true cash value shall be indicated on the assessment roll. This subsection applies only to residential property. The following repairs are considered normal maintenance if they are not part of a structural addition or completion: (a) Outside painting. (b) Repairing or replacing siding, roof, porches, steps, sidewalks, or drives. (c) Repainting, repairing, or replacing existing masonry. (d) Replacing awnings. (e) Adding or replacing gutters and downspouts. (f) Replacing storm windows or doors. (9) Insulating or weatherstripping. (h) Complete rewiring. (i) Replacing plumbing and light fixtures. (j) Replacing a furnace with a new furnace of the same type or replacing an oil or gas burner. (k) Repairing plaster, inside painting, or other redecorating. (I) New ceiling, wall, or floor surfacing. (m) Removing partitions to enlarge rooms. (n) Replacing an automatic hot water heater. (0) Replacing dated interior woodwork. (3) A city or township assessor, a county equalization department, or the state tax commission before utilizing real estate sales data on real property purchases, including purchases by land contract, to determine assessments or in making sales ratio studies to assess property or equalize assessments shall exclude from the sales data the following amounts allowed by subdivisions (a), (b), and (c) to the extent that the amounts are included in the real property purchase price and are so identified in the real estate sales
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62 (c) Amounts paid for surveying the property pursuant to the last conveyance of the property. The legislature may require local units of government, including school districts, to submit reports of revenue lost under subdivisions (a) and (b) and this subdivision so that the state may reimburse those units for that lost revenue. (d) The purchaser of real property, including a purchaser by land contract, may file with the assessor of the city or township in which the property is located 2 copies of the purchase agreement or of an affidavit that identifies the amount, if any, for each item listed in subdivisions (a) to (c). One copy shall be forwarded by the assessor to the county equalization department. The affidavit shall be prescribed by the state tax commission. (4) As used in subsection (1), "present economic income" means for leased or rented property the ordinary, general, and usual economic return realized from the lease or rental of property negotiated under current, contemporary conditions between parties equally knowledgeable and familiar with real estate values. The actual income generated by the lease or rental of property is not the controlling indicator of its true cash value in all cases. This subsection does not apply to property subject to a lease entered into before January 1, 1984 for which the terms of the lease governing the rental rate or tax liability have not been renegotiated after December 31, 1983. This subsection does not apply to a nonprofit housing cooperative subject to regulatory agreements between the state or federal government entered into before January 1, 1984. As used in this subsection, "nonprofit cooperative housing corporation" means a nonprofit cooperative housing corporation that is engaged in providing housing services to its stockholders and members and that does not pay dividends or interest upon stock or membership investment but that does distribute all earnings to its stockholders or members. (5) Except as otherwise provided in subsection (6), the purchase price paid in a transfer of property is not the presumptive true cash value of the property transferred. In determining the true cash value of transferred property, an assessing officer shall assess that property using the same valuation method used to value all other property of that same classification in the assessing jurisdiction. As used in this subsection and subsection (6), "purchase price" means the total consideration agreed to in an arms-length transaction and not at a forced sale paid by the purchaser of the property, stated in dollars, whether or not paid in dollars. (6) The purchase price paid in a transfer of eligible nonprofit housing property from a charitable nonprofit housing organization to a low-income person that occurs after December 31, 2010 is the presumptive true cash value of the eligible nonprofit housing property transferred. In the year immediately succeeding the year in which the transfer of eligible nonprofit housing property occurs and each year thereafter, the taxable value of the eligible nonprofit housing property shall be adjusted as provided under section 27a. As used in this subsection: (a) "Charitable nonprofit housing organization" means a charitable nonprofit organization
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63 (c) "Family income" and "statewide median gross income" mean those terms as defined in section 11 of the state housing development authority act of 1966, 1966 PA 346, MCL 125.1411. (d) "Low-income person" means a person with a family income of not more than 60% of the statewide median gross income who is eligible to participate in the charitable nonprofit housing organization's program based on criteria established by the charitable nonprofit housing organization. (7) For purposes of a statement submitted under section 19, the true cash value of a standard tool is the net book value of that standard tool as of December 31 in each tax year as determined using generally accepted accounting principles in a manner consistent with the established depreciation method used by the person submitting that statement. The net book value of a standard tool for federal income tax purposes is not the presumptive true cash value of that standard tool. As used in this subsection, "standard tool" means that term as defined in section 9b. History: 1893, Act 206, Eff. June 12, 1893 ;-- CL 1897, 3850 ;-- CL 1915, 4021 ;-- CL 1929, 3415 ;-- CL 1948, 211.27 ;-- Am. 1951, Act 210, Eff. Sept. 28, 1951 ;-- Am. 1964, Act 275, Eff. Aug. 28, 1964 ;-- Am. 1965, Act 409, Imd. Eff. Nov. 3, 1965 ;-- Am. 1969, Act 276, Imd. Eff. Aug. 11, 1969 ;-- Am. 1973, Act 109, Eff. Dec. 31, 1973 ;-- Am. 1976, Act 293, Imd. Eff. Oct. 26, 1976 ;-- Am. 1976, Act 411, Imd. Eff. Jan. 9, 1977 ;-- Am. 1978, Act 25, Imd. Eff. Feb. 21, 1978 ;-- Am. 1982, Act 539, Eff. Mar. 30, 1983 ;-- Am. 1983, Act 254, Imd. Eff. Dec. 29, 1983 ;-- Am. 1985, Act 200, Imd. Eff. Dec. 27, 1985 ;-- Am. 1989, Act 283, Imd. Eff. Dec. 26, 1989 ;-- Am. 1994, Act 415, Imd. Eff. Dec. 29, 1994 ;-- Am. 2002, Act 744, Imd. Eff. Dec. 30, 2002 ;-- Am. 2003, Act 274, Imd. Eff. Jan. 8, 2004 ;-- Am. 2010, Act 340, Imd. Eff. Dec. 21, 2010 Constitutionality: For the purpose of assessing taxes on real property, to the extent that creative financing represents something of value either to a seller or a buyer, it is not part of the real property, and cannot be included in the determination of the true cash value of the property. Washtenaw County v State Tax Commission, 422 Mich 346; 373 NW2d 697 (1985). Popular Name: Act 206 © 2009 Legislative Council, State of Michigan
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64 Section 205.737 & friendly link & Printer Friendly TAX TRIBUNAL ACT (EXCERPT) Act 186 of 1973 205.737 Determination of property's taxable value; equalization; burden of proof; joinder of claims; motion fee; interest; motion to amend petition to add subsequent years; notice of hearing; appeal without prior protest. Sec. 37. (1) The tribunal shall determine a property's taxable value pursuant to section 27a of the general property tax act, 1893 PA 206, MCL 211.27a. (2) The tribunal shall determine a property's state equalized valuation by multiplying its finding of true cash value by a percentage equal to the ratio of the average level of assessment in relation to true cash values in the assessment district, and equalizing that product by application of the equalization factor that is uniformly applicable in the assessment district for the year in question. The property's state equalized valuation shall not exceed 50% of the true cash value of the property on the assessment date. (3) The petitioner has the burden of proof in establishing the true cash value of the property. The assessing agency has the burden of proof in establishing the ratio of the average level of assessments in relation to true cash values in the assessment district and the equalization factor that was uniformly applied in the assessment district for the year in question. (4) If the taxpayer paid additional taxes as a result of the unlawful assessments on the same property after filing the petition, or if in subsequent years an unlawful assessment is made against the same property, the taxpayer, not later than the filing deadline prescribed in section 35 for a proceeding before the tribunal that is commenced before January 1, 2007 or section 35a for a proceeding before the tribunal that is commenced after December 31, 2006, except as otherwise provided in subsections (5) and (7), may amend the petition to join all of the claims for a determination of the property's taxable value, state equalized valuation, or exempt status and for a refund of payments based on the unlawful assessments. The motion to amend the petition to add a subsequent year shall be accompanied by a motion fee equal to 50% of the filing fee to file a petition to commence an appeal for that property in that year. A sum determined by the tribunal to have been unlawfully paid or underpaid shall bear interest from the date of payment to the date of judgment and the judgment shall bear interest to date of its payment. However, a sum
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65 July 1, 2012, interest shall accrue at an interest rate set each year based on the average auction rate of 91-day discount treasury bills in the immediately preceding state fiscal year as certified by the department of treasury, plus 1%. The department of treasury shall certify the interest rate within 60 days after the end of the immediately preceding fiscal year. After June 30, 2012, interest shall accrue at 1 percentage point above the adjusted prime rate. As used in this section, "adjusted prime rate" means the average predominant prime rate quoted by not fewer than 3 commercial banks to large businesses, as determined by the department of treasury. The adjusted prime rate is to be based on the average prime rate charged by not fewer than 3 commercial banks during the 6-month period ending on March 31 and the 6-month period ending on September 30. One percentage point shall be added to the adjusted prime rate and the resulting sum shall be divided by 12 to establish the current monthly interest rate. The resulting current monthly interest rate based on the 6- month period ending March 31 becomes effective on the following July 1, and the resulting current monthly interest rate based on the 6-month period ending September 30 becomes effective on January 1 of the following year. The tribunal shall order the refund of all or part of a property tax administration fee paid in connection with taxes that the tribunal determines were unlawfully paid. (5) A motion to amend a petition to add subsequent years is not necessary in the following circumstances: (a) If the tribunal has jurisdiction over a petition alleging that the property is exempt from taxation, the appeal for each subsequent year for which an assessment has been established shall be added automatically to the petition. However, upon leave of the tribunal, the petitioner or respondent may request that any subsequent year be excluded from appeal at the time of the hearing on the petition. (b) If the residential property and small claims division of the tribunal has jurisdiction over a petition, the appeal for each subsequent year for which an assessment has been established shall be added automatically to the petition. The residential property and small claims division shall automatically add to an appeal of a final determination of a claim for exemption of a principal residence or of qualified agricultural property each subsequent year in which a claim for exemption of that principal residence or that qualified agricultural property is denied. However, upon leave of the tribunal, the petitioner or respondent may request that any subsequent year be excluded from appeal at the time of the hearing on the petition. (6) The notice of the hearing on a petition shall include a statement advising the petitioner of the right to amend his or her petition to include or exclude subsequent years as provided by subsections (4) and (5). (7) If the final equalization multiplier for the tax year is greater than the tentative multiplier used in preparing the assessment notice and as a result of action of the state board of equalization or county board of commissioners a taxpayer's assessment as equalized is in
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66 History: 1973, Act 186, Eff. July 1, 1974 ;-- Am. 1976, Act 365, Imd. Eff. Dec. 23, 1976 ;-- Am. 1982, Act 57, Imd. Eff. Apr. 6, 1982 ;-- Am. 1983, Act 163, Imd. Eff. July 24, 1983 ;-- Am. 1985, Act 63, Imd. Eff. June 19, 1985 ;-- Am. 1987, Act 23, Imd. Eff. Apr. 24, 1987 ;-- Am. 1992, Act 172, Imd. Eff. July 21, 1992 ;-- Am. 1993, Act 21, Imd. Eff. Apr. 14, 1993 ;- - Am. 1994, Act 254, Imd. Eff. July 5, 1994 ;-- Am. 1995, Act 232, Imd. Eff. Dec. 19, 1995 ;-- Am. 1996, Act 505, Imd. Eff. Jan. 9, 1997 ;-- Am. 2003, Act 131, Eff. Jan. 1, 2004 ;-- Am. 2006, Act 174, Imd. Eff. May 30, 2006 ;-- Am. 2012, Act 220, Imd. Eff. June 28, 2012 © 2009 Legislative Council, State of Michigan