Collom Living Trust.pdf

Collom Living Trust, Petitioner V Township Of Arthur, Respondent · 24-003358-TT

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6 

“ud 

= 

& 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

PROPERTY TAX APPEAL PETITION FORM 

VALUATION / EXEMPTION / CLASSIFICATION APPEAL 

Do not use this form to appeal Principal Residence Exemption, Qualified Agricultural Exemption, Special Assessment, or 

Non-Property tax disputes. 

Pursuant to Michigan Tax Tribunal Rule (TTR) 277(3), you MUST submit a copy of the notice giving rise to the appeal 

(e.g. Board of Review Decision or Notice of Uncapping) with this Small Claims Petition, if applicable. If you do not 

submit this document, you may be held in default. 

Section 1: Petitioner’s Contact Information 

First Name 

M.I 

Last Name/Company Name 

Donald 

J 

Collom Living Trust 

Mailing Address (No., Street, P.O. Box or Rural Route) 

22674 Heatherbrae Way 

City or Town 

State 

ZIP Code 

Novi 

MI 

48375 

Telephone Number 

Fax Number 

248-444-8789 

E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail) 

Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information 

I 

First Name 

M.I. 

Last Name 

Firm Name (if any) 

Address (No., Street, P.O. Box or Rural Route) 

City or Town 

State 

ZIP Code 

Telephone Number 

Fax Number 

E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail) 

Section 3: Subject Property Information 

How many 

If you are appealing more than one parcel, are they contiguous or adjoining? 

parcelsareyou | [[] yest 

[] No** 

appealing? 

*If yes, use a multiple parcel form for information regarding any contiguous parcels.

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 4; Issues Being Appealed (check 

ali that apply) 

[4 True Cash and Taxable Value 

[J Poverty Exemption 

{OJ Taxable Value Only (calculation) 

{1 Disabled Veterans Exemption 

rl Uncapping of Taxable Value 

[1 Eligible Manufacturing Personal Property (ESA) 

[J Exemption from Taxation (other than the denial of a 

{7 Classification 

Principal Residence or Qualified Agricultural Exemption) 

Section 5: Explain the Reason for this Appeal 

SEV raised 40% from 2023 to 2024. This does not match with purchase offers 

| receive 

periodically. 

| contracted an authorized property valuation assessor who reports that 

similar properties in size and general type were sold in the surrounding area for much 

less than the BOR contends. Appraisal attached. 

Section 6: Jurisdictional Issues 

Year(s) you are appealing: 

Did you protest the assessment at a Board of Review (BOR)? [Wi] Yes 

[wi] No 

if Yes, check which BOR you attended AND attach the BOR decision: O March 

[H} July 

O December 

if No, check the applicable reason(s): 

[Vl Not required to attend 

O Assessment Change Notice was not received by Petitioner 

[ll] Appealing a purported Clerical Error or Mutual Mistake of Fact (if yes, include explanation in Section 5) 

[| Appealing within 35 days of State Tax Commission Order

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 7: Valuation Information *use the multiple parcel form for additional, contiguous parcels. 

Parcel Identification Number: 

18-012-030-100-01 

Classification of Property: 

Real 

Personal 

(check one) 

& 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

{check one} 

Current Assessed Value (also known as State Equalized Value) as established by the BOR: 

127,200 

Current Taxable Value as established by the BOR: 

33,695 

What de you believe is the fair market value (also known as True Cash Value)? 

142,000 

Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value, 

71,000 

If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. 

Section 8: Classification Information *Only the Mi Dep't of Treasury may appeal this issue to the Tribunal* 

Parcel {dentification Number: 

Current Classification of Property as established by Board of Review: 

Real 

Personal 

{check one) 

a 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

What do you believe is the property’s classification? 

Real 

Personal 

{check one) 

| 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

if improved property, how is the property currently being used? 

If improved property, for what use was the property designed?

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Fee Information 

Does the subject property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition? 

ves 

I] No 

Are you appealing ONLY the denlal of a Poverty Exemption or Disabled Veterans Exemption? 

[J Yes 

[64 No 

if you answered yes to either or both of the above questions, you are not required to pay any filing fees. 

The filing fee is based on the greater of the State Equalized Value or Taxable Value in contention, 

If you are appealing more than one 

parcel, the parcel with the highest State Equalized Value or Taxable Value in contention will be used to determine your filing fee, plus 

$25.00 will be added for each additional parcel being appealed, not to exceed a totai filing fee of $1,000. 

If your property is residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 and under 

$125.00 

$100,000.01 to $500,000.00 

$200.00 

$0ver $500,000.00 

$300.00 

Hf your property is 

NOT residential property (see MCL 205,762) and 

the State Equalized Value or Taxable Value in contention is: 

Filing Fes is: 

$100,000.00 and under 

$250,00 

* Plus $25.00 for each additional parcel, as indicated above. 

Hf your property is NOT residential property and the State Equalized Value or Taxable Value in contention is $100,000.01 or greater the 

appeal does not qualify for Small Claims. Therefore, an Entire Tribunat petition must be filed. 

Signature *required 

Petitioner or Autora¥, 

uthorized Representative’s Signatyre: 

Ist 

v J onal 

0 PZ)

thichigan Depanidat of Treasury. 

1019 (Rev, 11-23) 

THIS 

IS NOT A TAX BILL 

Notice of Assessment, Taxable Valuation, and Property Classification 

This form is issued under the authorily of P.A. 206 of 1893, Sec. 211.24 (c) and Sec.211.34c, as amended. This is a mode! assessment notice to be used by the local assessor. 

L-4400 

13226 

FROM: ARTHUR TOWNSHIP 

WILLIAM STROUSE, ASSESSOR 

8164 E. WASHINGTON RD 

CLARE, MI 48617 

PARCEL IDENTIFICATION 

PARCEL NUMBER: 

PROPERTY ADDRESS: 

18-012-030-100-01 

OWNER'S NAME & ADDRESS/PERSON NAMED ON ASSESSMENT ROLL: 

PRINCIPAL RESIDENCE EXEMPTION 

er RAUTOS ALL FOR AADC 480 

% Exempt 

As "Homeowners Principal Residence”: 

00% 

COLLOM DONALD 

J TRUST 

% Exempt 

As "Qualified Agricultural Property": 

00% 

mov onal 

TAY 

% Exempt As “MBT Industrial Personal”; 

00% 

seedy 

pelted 

JH PHB 

Ly 

Debs Led 

fo 1 

edi po] | 

9% Exempt 

As "MBT Commercial Personal"; 

00% 

Exempt As "Qualified Forest Property™ 

3 Yes 

No 

Exempt As "Development Property”: 

[Yes 

[X} 

No 

LEGAL DESCRIPTION: 

T18N R3W SEC 30. 

E 1/2 OF NW 1/4 

A 80. 

ACCORDING TO MCL 211.34¢c THIS PROPERTY IS CLASSIFIED AS: 

402 

(RESIDENTIAL-VACANT) 

PRIOR YEAR'S CLASSIFICATION: 

402 

(RESIDENTIAL-VACANT) 

PRIORAMONT 

| 

TENTATIVE AMOUNT | hore 

YEAR: 

2023 

YEAR: 

2024 

CURRENT YEAR 

1. TAXABLE VALUE; 

32,091 

33,695 

1,604 

2. ASSESSED VALUE: 

90,400 

127,200 

36,800 

3. TENTATIVE EQUALIZATION FACTOR: 

1.000 

Ga 

cn 

4. STATE EQUALIZED VALUE (SEV): 

90,400 

127,200 

36,800 

5. There WAS or WAS NOT a transfer of ownership on this property in2023 

WAS NOT 

6. Assessor Change Reason: 

Market Adjustment 

. 

The 2024 inflation rate Multiplier is: 1.05 

Questions regarding the Notice of Assessment, Taxable Valuation, and Property Classification may be directed to the Following: 

Name: 

WILLIAM STROUSE 

Phone: 

(989) 289-5845 

Email Address: 

BILLSTROUSE@ISPMGT.COM

March 2, 2024 

Arthur Township 

William Strouse, Assessor 

8164 E. Washington Road 

Clare, MI 48617 

Re: 

Parcel ID No. 18-012-030-100-01 and 18-012-030-100-02 

We wish to appeal the 2024 assessed value of a two-parcel property at 4093 S. Cornwell Avenue, which 

includes Parcel ID No. 18-012-030-100-01 (Parcel 1) plus adjacent Parcel ID No. 18-012-030-100-02 

(Parcel 2). We consider these two parcels to be a single property used for wildland hunting purposes: 

deer, waterfowl, and game birds, In fact, the U.S. Fish and Wildlife Service (“USFWS”) has invested in 

the development of duck ponds on Parcel 2. Parcel 2 contains two pole buildings: a 20 ft by 60 fi building 

with added windows, running water and electricity. Its use is as a hunting cabin with no central heat or air 

conditioning and is not suitable for winter habitation. The second 24 ft x 32 ft pole barn contains farm 

implements to maintain the land of both parcels, some of which is for the maintenance of work performed 

by USFWS. Parcel 

1 is wildland only with no road access other than through Parcel 2. 

The 2023 Assessed Value for Parcel 

1 was $90,400, and the proposed 2024 assessment is $127,200 — an 

increase of $36,800. The 2023 Assessed Value for Parcel 

2 was $114,208, and the proposed 2024 

assessment is $133,402 — an increase of $19,194. Your assessment represents an assessed valuation 

increase of 40% for Parcel 

1 and 16% for Parcel 2. The classification RESIDENTIAL — VACANT for 

Parcel 

1 is questionable as well, but I do not contest that. Together, the 2023 Assessed Value for the two 

parcels was $204,608, and the proposed 2024 assessment is $260,602 — a total increase of $55,994 — over 

27% higher than in 2023. A 27% increase in the value of these parcels is simply not warranted in Clare 

County. 

1 periodically receive unsolicited offers to buy Parcel 1. In 2024 I received an offer from Browne Real 

Estate ranging from $31,736 to $63,471, depending upon physical inspection, and in 2024 1 received an 

offer from Patriot Land Properties of $95,051.20. All offers thus far, dating back to when the property 

was first acquired in 1968, are based on Parcel 1's wild land. That parcel contains a lot of wetlands 

because of its elevation in proximity to the Middle Branch of the Tobacco River (non-navigable in this 

area) and is not suitable for any sort of building structures. Its attraction is for hunting and fishing only. 

Based on actual offers to buy Parcel 1 that are far lower than your new assessed valuation (with its 40% 

increase), we appeal to the Board of Review to return the assessed valuation to the 2023 level. 

Thank you for your consideration in this matter,

03/11/2024 

08:46 AM 

Michigan Depariavst of Traasury 

ZZ 0 0 ( 

£18 Resdlay2), 

. 

Petition to Board of Review 

1.-4035 

not appeal to the Michigan Tax Tribunal or 

This form 1s issued under the authority of P.A, 206 of 1893, as amended. Filing is voluntary, however you may 

tiie State Tax Commission unless you first protest to the Board of Review 

TO BE COMPLETED BY OWNER OR OWNER'S AGENT 

Owner's Name {Piease Print or Type) 

Petitioner's Name (If Other than Owner. Please Print or Type) 

COLLOM DONALD J LIVING TRUST 

County 

Township or City 

ARTHUR TOWNSHIP 

CLARE 

, 

The undersigned protests the assessed value and/or the tentative taxahle value and/or the property classification and/or the qualified agricultural property exemption of 

the following described property: 

Property identified (Parcel code required. Property address & legal description optional) 

© 

012-030-100-01 

T18N R3W SEC 30. E 1/2 OF NW 1/4 A 80. 

S CORNWELL AVE 

Protested Item 

Assessed Value 

[J Tentative Taxable Value 

I] Classification 

0 Qualifed Agricultural 

Property Exemption 

1. 

PROTEST OF ASSESSMENT 

(Complete this section for a protest of assessed value and/or tentative taxable value) 

RSassed Amount 

Owner's Estimated True 

(fash Value 

‘entative Taxable Value 

Year 

oT 

127,200 

|foses 40,1400, TC 130,800 

33,695 

2024 

| 

2. 

PROTEST OF CLASSIFICATION 

(Complete this section for a request to change the classification. The Board of Review must make their decision regarding classification in accordance 

with section 211.34 of the Michigan Compiled Laws. The Board of Review shall nat be influenced by the effect that a particular classification has on 

that property's status as a homeowner's principal residence or qualified agricultural property.) 

Classification of property on this year's assessment rofl: 

402 

Classification should 

be: (Please check one of the folowing) 

~~ 

[1 Agricultural 

[1 industrial 

CIrimber Cutover 

utility (Personal Property Only) 

[3 commercial 

[J Residential 

[bevelopmental 

1ON FOR QUALIFIED AGRICULTURAL PROPERTY 

(If the assessor has denied or changed the percentage of the exemption from the 18 mills of local school operating tex for qualified agricultural property, 

the owner may appeal this action to the March Board of Review. THE BOARD OF REVIEW HAS NO AUTHORITY TO CONSIDER ORACT UPON THE 

EXEMPTION FROM THE 18 SCHOOL OPERATING MILLS FOR HOMEQWNER'S PRINCIPAL RESIDENCE PROPERTIES.) 

Percent qualified agricutfural exemption granted by assessor: (Enter 0 if exemption is denied) 

Percent qualified agricultural exeniption requested by Owner: (Enter 100 if full 

exemption requested) 

Fol 

cumpeeren 

4. 

REASON FOR PROTEST 

Boi 

IA 

State reason(s) for protest of assessed value and/or the tentative taxable value and/or classification andfor qualified agricultural property exemption. 

“0% 

fucrese 

Loom 

202% 

Ix not wavvant ed 

37 

gres pense 

Te

APPRAISAL OF 

LOCATED AT: 

off S Cornwell Ave 

Clare, MI 48617 

CLIENT: 

Don Collom 

22674 Heatherbrae Way 

Novi, MI, 48375

STITT 

as MEMES 1ILGHUGW USS 

ITT BSIVISTHIY |@1T UPNTULE D) TERE VAIUE (UL UE SUL[EGL propery «dt 

the effective date for purposes related to an assessment appeal for the 2024 tax calendar year 

Property Address 

off § Cornwell Ave 

City Clare 

State Mi 

Zip 48617 

© 

IY 

Owner 

of Public Record Collom, Donald J Trust 

County Clare 

Legal Description T18N R3W SEC 30. E 1/2 OF NW 1/4 A 80. 

Assessor's Parcel # 18-012-030-100-01 

Tax Year 2023 (Summer) 

RE. Taxes$ 346.48 

Neighborhood Name Arthur Township 

Map Reference 26-035 

Census Tract 0008 

Property Rights Appraised 

Fee Simple 

1] Leasehold 

J Other (describe) 

BN My research {Jai 

XJ did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. 

N Prior SalefTransfer; 

Date 

Price 

Source(s) fax records 

Je Analysis of prior sale or transfer 

history of the subject praperty (and comparable sales, if applicable) 

per tax records viewed, subject property has been held by the 

pi same owner for several decades, with no sales, transfers or real estate ownership noted in the 3 years preceding effective date: 

z appraiser did not note any real estate ownership (distressed conditions) for comps 1, 2 or 3 prior to their respective dates of sale: all 3 

[5] sales were noted as privately owned per records viewed; 

4 

[ 

Offerings, options and contracts as of the effective date of the appraisal 

None noted; appraiser is unaware of the details of any current offers made to rent or lease any 

ll_portion of the real property at effective date; the real property was not noted as listed with a realtor at effective date; 

Neighborhood Characteristics... 

: 

Onie:-UnitHousing Trends 

io 

0 

% 

ong:Unit Housing 

© 

| 

Present 

Land Use %: 

Location {__J Urban 

Suburban 

{XJ Rural 

Property Values 

increasing 

X] Stable 

Declining 

PRICE 

AGE 

| One-Unit 

18 % 

Built-Up 

Qver 75% 

25-75% 

(XJ Under 25% 

Demand/Supply 

Shortage 

XJ 

in Balance 

Over Supply | 

${000) 

{yrs) 

2-4 Unit 

0% 

Growth 

Rapid 

Stable 

XJ Siow 

Marketing Time 

Under 3mths 

1X) 3-6 mins 

Over 6 mths 

39 Low 

1 | Multi-Family 

0% 

Neighborhood Boundaries See Attached Addendum 

450+ High 

140+ | Commercial 

1% 

~115 Pred. 

~40 | Other Ag,Rec 

81% 

Neighborhood Description 

See Attached Addendum 

NEIGHBORHOOD 

Market Conditions (including support for the above conclusions) 

See Attached Addendum 

l Dimensions 1320 X 2640 

Area 80.00 ac 

Shape rectangular 

view A;Res: Woods 

Specific Zoning Classification AG/RR 

Zoning Description Agricultural / Rural Residential district 

Zoning Compliance 

Legal 

J Legal Nonconforming (Grandfathered Use) 

J No Zoning 

JJ lliegal (describe) 

Highest and best use of the subject property 

See Attached Addendum 

foe Utilities 

Public 

__ Other 

(describe) 

Public 

Other (describe) 

Off-site Improvements—Type 

Public 

Private 

Bd Erecuiciy 

none 

Water 

[] 

none 

Steal none 

Gas 

none 

Sanitary Sewer 

[0] 

none 

Alley 

none 

FEMA Special Flood Hazard Area 

| 

J Yes 

No 

FEMA Flood Zone not mapped 

FEMAMap # 

260350350C 

FEMA Map Date 12/03/2010 

Site Comments 

See Attached Addendum 

ITEM 

SUBJECT 

COMPARABLE NO. 1 

COMPARABLE NO. 2 

COMPARABLE NO. 3 

Address 

off S Cornwell Ave 

off Huckleberry Tr 

off N Stark Rd 

off Deer Rd 

Clare, MI 48617 

Redding Township, MI 48625 | Hope Township, MI 48628 

Bentley Township, MI 48652 

Proximity to subject 

LE 

i 

118.20 Miles NW 

21.80 Miles SE 

22.00 Miles SE 

Sales Price 

$ 

se 

DB 

Ee 

Lad 

“1% 

Price $ 

O fini 

85,000: 

Hi 

144,000 

Canal 

162,000 

Data Source 

client; properly exam 

Clare County Sales Study 

MBOR#50097867; 

 DOM:04 | Gladwin County Sales Study 

Date of Sale and 

DESCRIPTION 

DESCRIPTION 

+) Adjust. 

DESCRIPTION 

+{) Adjust. 

DESCRIPTION 

+) Adjust, 

[2] 

Time Adjustment 

06/27/22 

0 | s01/09/23:c12/20/22 

0 

]s06/08/23 

0 

Ba 

Location 

N;Rural 

N;Rural 

N;Rural 

N;Rural 

EY 

Siteview 

A;Res; Woods 

A;Res; Woods 

A;Res; Woods 

A;Res;Woods 

p 

Size of site 

80.00 ac 

69.96 ac 

+12,199]80.00 ac

LET TCT SE ans as Sauiig UiaLUSSIUN IN HHS Feport are specific to the needs of the client, other identified intended users and to the 

* Intended use of the report. This report was prepared for the sole and exclusive use of the client and other identified intended users for the Identified 

intended use and its use by any other parties is prohibited. The appraiser is not responsible for unauthorized use of the report. 

The appraiser's certification appearing in this appraisal report is subject to the following conditions and to such other specific conditions as are 

set forth by the appraiser in the report. All extraordinary assumptions and hypothetical conditions are stated ini the reportand might have affected the 

assignment results, 

1. The appraiser assumes no responsibility for matters of a legal nature affecting the property appraised or title thereto, nor does the appraiser render any opinion as to the title, which is 

assumed to be good and marketable. The property is appraised as though under responsible ownership. 

2. Any sketch in this repart may show approximate dimensions and is included only to assist the reader In visualizing the property, The appraiser has made no survey of the property. 

3. The appraiser is not required to give testimony or appear in court because of having made the appraisal with reference to the property in question, unless amangements have been 

previously made thereto. 

4. Neither alt, nor any part of the content of this Teport, copy or other media thereof (including conclusions as to the property value, the identity of the appraiser, professional designations, 

or the firm with which the appraiser is connected), shall be used for any purposes by anyone but the client and other intended users as identified in this fepon, nor shall it be conveyed by 

anyone to the public through advertising, public relations, news, sales, or other media, without the written consent of the appraiser. 

§. The appraiser will not disclose the contents of this appraisal report unless required by applicable faw or as specified in the Uniform Standards of Professional Appraisal Practice. 

6. Information, estimates, and opinions furnished to the appraiser, and contained in the report, were obtained from sources considered reliable and believed to be true and correct. 

However, no responsibility for accuracy of such items furnished to the appraiser is assumed by the appraiser. 

7. The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil, or structures, which would render it more or fess valuable, The appraiser assumes 

no responsibility for such conditions, or for engineering or testing, which might be required to discover such factors. This appraisal is not an environmental assessment of the property and 

should not be considered as such. 

8. This appraisal report should not be used to disclose the condition of the property as it refates to the presence/absence of defects. The client is invited and encouraged to employ qualified 

experts to inspect and address areas of concern. 

If negative conditions are discovered, the opinion of value may be affected. 

9. Appraisals involving hypothetical conditions related to completion of new canstruction, repairs or alteration are based on the assumption that such completion, alteration or repairs will 

be competently performed. 

Additional Comments Related To Scope Of Work, Assumptions and Limiting Conditions 

Liming Conditions (Colom: 

"appraises signing Wis report has not provided valuation services of any Kind or (he subject property 

in the 3yts prior to the effective date; 

"no other velalon scenario has been considered vith this appraisal; 

“a hypolnetical condiion is define 25 a condilion that an appraiser knows to be contrary ta fact at the effective date, bis acoepted a5 fue solely for the purpose of the analysis: Uhe resulting opirion of value is based on the hypothetical condor; the 

value sels not hypoinetca;for Lis ane appraisal report aad scenario, the fess te "si", thre are no bypoihelcal conditions for tis appvaisel scenario and teport; 

“the appraiser signing this appraisal has visited the identified subject property, taking photographs and performing a visual examination 

of the subject site, lhe features contained vithin the site diniensions and a view of the neighboring thoroghfares; 

appraiser made notes while onsite and these notes have become part of he narative for his oppraisel report: 

“the appraster has not visited any of he comparable properties featured in he sales gid; the appraiser fs ot require o visi any ofthe comparable properties fealurted in the sales grid; a satelite or GIS image oblained via online resaues showing a 

bids eye fie of each of the comparable: sales was added othe photo addendum later in tis appraisal repor, and this s for the clients converience in praviding a visual reference displaying the composiion of each of these sod properies thal were: 

limately used to assist he appraisey in determining an estimation of market value for the identified subject site; 

“an extraordinary assumption is define as an assumption directly real to 

a specific assignment which i foun to be fase could aes the vesuling opinion of conclusion: any extrardinay assumptions are tiscussed below, the invoking of any 

extiaordinary assumption coud have an impact on the appraisal results; 

“the value witin tis appealsal reports contingent upon the sie being free & clear of any materials (azardous ot toxic substances) thal could be considered a hazard to the fo enjoyment an] use of te real property, and the appraiser reserves Ihe righ 

fo re-examine bis conclisions in ie ever an envionment study world show any contamination forth sie al he efectve date; appraiser Is unaware of any fecent envijonmental study for the subject sie, and his appraisal shoud aot be considesed a 

substiute for any environmental study; 

“per FEMA program data, the township does participa In he foodmap program but the commurily maps are nol curently pried; he subject sie fs not know to be located inside any known flood zone, and not located within 5001 of known multiple 

food plains; appraiser cannot say for certain the subject site vil always be free of flood-ike conditions; 

“Per he state's wielands map vievier, here are hydric sohs and Inventoried wellands scattered al throughout the subject st: when presen, hyd sols may sustain welands Lype plant growth, and areas of inventoried wetlands may bit how the rea) 

property covid be improved upary; 

"Ih appraise is & measure of the marke reaction to the subject property at the effective dale using Ure assignment conditions noted: appraise is unavare f th tests of. any existing inspection for the subject property; appraiser has never held himself 

Oull0be an fnspeior, and ths report should riot be misconstrued for any type of inspection is would also include any environmental sty, past a present, for the subject property: 

“Whe fesuls of his appraisa process are not conlingent upon a pre-determined dolar amiouni; an appraisals defined as an unbiased opirion of market value for the described real property; an appraiser cannot show bias towards any party thal may rely 

on the results of this appraisal process; 

“Wis appraisals fo a non ending purpose; is entirely possible an appraisal ofthe real property for 

lending purpose may result n a dolar amount wed below of above the fesulting dollar amount indicated for market value wiltin this report; over- 

regulation and new regiitermients service providers must follow for government sponsored enterprises’ lending inevests 18 years after the stat of he Great Recession may require an appraiser 10 se together dillerent sales from Lhe sumounding 

markelplace to saUsfy alt interested parties for secondary markel lending purposes; 

“The COVID-19 Pandemic may make for anger exposure and markeling mes. is prapenty was viewed in a ime when the sate of Michigan was experiencing a tise in reported variant cases relaled to the pandemic, and Wie housing market & focat

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 resilts. 

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 Professionat 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 reat property appraisal assistance to the appraiser signing this certification. Significant real property appraisal assistance provided by: 

No party outside of B and K Appraisal provided significant real property appraisal assistance during the appraisal process. 

Additional Certifications: 

Anyone holding themselves out as a real property appraiser is required to be either licensed or certified by Michigan's Department of 

Labor and Economic Growth, Ottawa Building, 611 West Ottawa St, PO Box 30004, Lansing, MI 48909. 

The appraiser signing this report is geographically competent to complete the assignment as described. 

Definition of Value: 

~~ [X) Market Value 

(Dothervatue: 

for the described subject property at the effective date of this report. 

Source of Definition: Uniform Standards of Professional Appraisal Practice for 2024-2025 

Market valus is the mast probable price that a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, 

knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under 

conditions whereby: 

*buyer and seller are typically motivated; 

“both parties are well informed or well advised, and each acting in what he or she considers hisfher own best interest; 

"a reasonable time is allowed for exposure in the open market; 

*payment is made in terms of cash in U.S, dollars or in terms of financial arrangements comparable thereto; and 

“the price represents the nomal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. 

ADDRESS OF THE PROPERTY APPRAISED: 

off S Cornwell Ave 

Clare, MI_48617 

EFFECTIVE DATE OF THE APPRAISAL: 12/31/2023 

APPRAISED VALUE OF THE SUBJECT PROPERTY § 141,800

I'he local neighborhood is best described as Townline Lake Rd to the north, Hemlock Ave to the west, Clarabella Rd to the 

south, Hockaday Rd to the east; comparable sales noted within the prior 12 months (or longer if deemed necessary by 

appraiser) within this delineated neighborhood will be used, whenever possible for inclusion into the grid page; 

Neighborhood Description 

Subject setting considered by the appraiser to be a rural rustic type community; the surrounding neighborhood considered 

by appraiser to be largely rural in nature based on the observed residential buildup; the identified subject property (1 parcel, 

80.00 acres of unimproved land) runs east of S Cornwell Ave, north of Browns Rd, west of S Rogers Ave and south of E 

Ashard Rd; residential (single family detached) use was noted in the surrounding neighborhood as the most prevalent for 

improved properties; commerce, celebration centers noted along S Clare Ave to the west between M-81 to the north and the 

US-127 / US-10 interchange near City of Clare; most unimproved acreage (estimated 81%) in subject neighborhood and 

surrounding, competing neighborhoods found used for an agricultural (cash crop farming, pastural) or recreational 

(greenspace, woods, hunting, conservation) purpose, none of which are believed detrimental to either marketability or value 

for the identifed subject property; 

Neighborhood Market Conditions 

Q42023 FHFA data (provided by Fed Gov't) demonstrates the housing price index for sales within the metropolitan statistical 

area is showing continued signs of appreciation; local HP! shows a 2.24% quarterly gain for the state, and a 12 month gain 

of 9.07% measured in the closest monitored neighborhood or ranked city (Midland); with any REO property in a slowed 

seasonal real estate market, prolonged marketing and exposure times can be anticipated; historically speaking, winter is 

considered the annual tow point in the interest for local market participation, and the months that compose late spring to 

early autumn are considered the busy season for the residential real estate marketplace, with Summer being the peak for 

participation: with rising interest rates there are some concerns there will be fewer participants in the remaining days of 

Winter despite the demand for housing; the state of Michigan is attempting to emerge from the COVID-19 pandemic and 

subsequent "stay-at-home" orders from Governor Gretchen Whitmer, all of which have resulted in significant amount of 

underemployment, layoffs, unemployment and total job loss, which when weighed properly place a tremendous strain on the 

local economy; for the most part, housing appears to be shaking off any ill effects of the pandemic, but surges in variant 

strains coupled with seasonal flu and RSV hospitalizations have health officials concerned about returning to restrictions as 

the academic year continues after the end of year holiday break; new listings continue to enter the market but underwriting 

for secondary market lending purposes in concert with rising interest rates are likely to both extend & complicate the process 

of obtaining a loan to purchase all real estate; new industry creation is slow locally; a trade war with foreign countries over 

tariffs appears to be pushing the price for imported goods higher in a year that has already seen wall above average price 

increases for construction materials after wildfires, hurricanes left their mark on other parts of the country; the emergence of 

legalized recreational Cannabusiness in the region may be creating a speculation-driven value bubble in neighborhoods 

where such activity is allowed by local zoning; ongoing conflicts in eastern Europe and the Middle East have not yet 

registered an impact on the housing market but several consecutive periods of interest rate hikes, spiking inflation and rising 

oil prices could sour investors’ interest in real estate; rising energy costs for Winter 2024 suggest it is economically feasible 

to own smaller homes; appraiser signing this report has yet to see sufficient, quantifiable evidence to suggest the market is 

declining as a whole; 

“the above trends do not always lend themselves to activity noted for land values in the neighborhood; for several 

consecutive years, housing values appear to be appreciating: this is largely due to demand and inflation pushing costs 

higher; land is more likely to see mixed reactions and may vary from county to county, and township to township when 

exposed to the market; 

Highest and Best Use 

For tax purposes, the township has determined the real property (80.00 ac of unimproved land) identified in the legal 

description hosted by the county website falls within a residential-vacant classification: per zoning map, subject site falls 

within an Agricultural / Rural Residential district; this is not uncommon for low density neighborhoods, the AG/RR district is 

township wide and designed to provide areas for agricultural and farming operations, forestry and recreational uses, 

residential areas, commercial, institutional and industrial uses in 

a manner that is ecologically and economically sound and 

compatible with the rural nature and character of the Township; appraiser did not note any commercial or industrial use of 

the identified subject site at effective date; historically, subject property has been used for a recreational use; improved 

agricultural or recreational & single family residential are all permissable uses by right of ownership in this type of district; 

considering what is physically possible, appropriately supported, financially feasible, and maximally productive, 

it is this 

appraiser's opinion the highest and best use of the sight as improved will be for a continued recreational

frontage with any comparable sale appearing in the grid pages will likely based on a percentage of the selling price of the 

comparable sale; 

“there are no offsite utlities, and no onsite services for the 80.00 ac parcel; electricity is available at the S Cornwell Ave 

ROW, but the cost to run a line to the 80.00 acre subject site will come with a considerable cost; electricity, non-public wells, 

non-public septic tanks & fields are common for this low density neighborhood; appraiser notes no connections to natural 

gas, municipal water or municipal sewer at the Avenue ROW, these services are not available to the subject site; in the 

event the appraiser makes any kind of an adjustment for sales that have access to electricity, municipal utilities or onsite 

services, said adjustment will be based on a percentage of the selling price of the comparable sale; 

“Water features: Per the GIS map found online at the Fetch website, the 80.00 acres is bisected by two naturally occurring 

water features: the Clear Creek runs through the east % of the property and empties into the middle branch of the Tobacco 

River which runs NW to SE through the south 40.00 acres of the site; per the client, the creek is difficult to access due to the 

differences in terrain and the examination date being so soon following the snowmelt and frost coming out of the ground for 

what is expected to be the final time for the season; appraiser has provided photos showing the creek (less than 5 feet deep 

per client) in the photo addendum appearing later in the report; this report's commentary specifically about the middle branch 

of the river will be based on the appraiser's conversations with the owner and observations of aefial imagery for the subject 

site as the area of the site the river cuts through could not be safely accessed during the property examination; per client, the 

ponds photographed along the main trail are less than 6 feet deep and do not fluctuate in depth from year to year; froma 

market perspective, a shallow creek feature has a different market reaction compared to a deep creek feature, and a shallow 

river feature has a different market reaction compared to a wider, deeper river feature suitable for boating or fishing; the 

naturally ocurring water features observed by the appraiser again are shallow and unlikely to warrant any kind of adjustment 

within the sales grid as they are not safe to access, and the apprasier will make every attempt to locate comparable sales 

that have similar naturally ocurring shallow water features inherent to the site; 

“Topography: the site rolls considerably in topography: there are several areas of high elevation and considerably more 

areas of lower elevation by comparison; the subject site's topography was determined by the glaciers tens of thousands of 

years ago; the northernmost acreage observed appears higher in elevation compared to the southern observable portions of 

the subject site; lowest elevations for the site are noted in areas surrounding the Clear Creek and the middle branch of the 

Tobacco River; the natural topography should help with snowmelt, runoff between seasons; the noted differences in 

topography for most of the 80.00 acre site is likely to limit how the unimproved land could be improved upon; site is heavily 

wooded with mature trees species: oak, birch, maple, pine, ash & evergreen are all common for this region; during the 

observation, dozens of mature trees were observed as toppled over in the surrounding acreage along the trails: when trees 

topple to the ground the cause could be age, site erosion, wind erosion or a combination of all three forces; this is not 

uncommon for large acre recreational use sites to have trees toppled over and the appraiser included a photo of one such 

tree in the photo addendum appearing later in this report; the site's topography and the sheer number of downed trees is 

unlikely to warrant any kind of adjustment within the sales grid; 

*per FEMA, the flood map for the surrounding community is currently not printed: that said, the real property is not known to 

be situated inside any known flood zone or situated within 500ft of muitiple flood plains; considering that the middle branch 

of the Tobacco River and the Clear Creek both flow through and bisect the subject site, this appraiser cannot say for certain 

if the site will always be free of floodlike conditions; 

*per State of Michigan wetlands map, there are hydric soils and areas of inventoried wetlands scattered throughout the 

80.00 acre subject site; this is not uncommon for terrain with a creek, a river, or both flowing through the acreage, and these 

are likely to exist in greater density in the lowest elevatons surrounding both the creek and the river as the wetlands map 

shows; apprasier had closely examined and observed the wetland areas for the subject site, and will look to the market for 

recent acreage sales that have both a naturally ocurring water feature (as discussed above) as well as areas of inventoried 

wetlands as these sold properties will be the most ideal sold properties to compare to the subject property; when present, 

hydric soils may sustain wetlands type plant growth, and any areas of inventoried wetlands may limit how the subject 

property could be improved upon; 

as explained above, to satisfy the needs of the client for this valuation process, the scenario on this non-lending purpose 

formwill consider the value estimate of the real property “as is" for the effective date, using an onsite property examination; 

appraiser will attempt to estimate an opinion of market value for the identified subject property by researching sales of 

competing unimproved recreational use land found in the surrounding Clare County townships and competing townships that 

comprise rural Gladwin, Isabella and Midland Counties to identify no less than 3 geographically relevant pieces of sales data 

and then use those pieces of data in a sales grid to measure the market reaction to the identified subject property, for an 

appraisal of heavily wooded recreational use land inside Arthur Township;

laenuned subject site; 

COMP SELECTION: one of the challenges an appraiser - any appraiser - will face when establishing a value estimate for 

unimproved real property is selecting the most appropriate sales from the surrounding marketplace for comparison to the 

subject site; as mentioned earlier in the narrative, the appraiser attempted to look for sales that were of similar size; 

appraiser employed several countywide sales studies (CSS) and also researched the local multilists that blanket the 

subject's neighborhood to locate no less than 3 geographically relevant sales, and the subject's wooded recreational use 

and the total density of marsh and wetlands noted for the subject property was given considerable weight in determining 

which sales ultimately appear in the grid page: in real estate appraisals, location (proximity) SHOULD always be key in 

determining the geographic relevance of the sales: no sale the appraiser considered was located outside a 30 mile radius 

surrounding the subject site; considering the density of wetlands that run with the subject property, it is this appraiser's belief 

that similar sized parcels of unimproved land composed of a similar density of marsh and wetland areas will make for the 

most ideal comparison to the subject property; in this community, some recreational use parcels sell from family to family, 

from estate to individual, and others will sell with the aid of a local Realtor marketing the land and assisting in the facilitation 

of the sale; 

“the Clare/Gladwin board of realtors and Midlan d Board of Realtors blanket the neighborhood in which the subject site is 

physically focated, both are considered reliable, credible sources for sales data in the neighborhood; within the preparation 

of the report, appraiser researched several multilist sales of sites that were found to have zero actual road frontage, a good 

number of these were found outside the township, elsewhere in the county or in a neighboring county; appraiser has also 

examined several countywide sales studies to locate additional properties that may have exchanged owners without the use 

of an agent or realtor; 

“after carefully examining all of the tools available to him, appraiser selected one sale from a Midland County sale study, one 

sale from a Clare County sale study, and one sale noted on the Midland Board of Realtors to compare to the subject's 80.00 

acres and dense marsh and wetlands composition; 

*while there will be many sales in the neighborhood, not every sale will be considered a comparable; appraiser researched 

the surrounding township, the surrounding townships in Clare County, and townships in the surrounding & competing rural 

counties of Gladwin, Midland and Isabella for closed sales involving sites consisting of larger unimproved acreage with a 

recreational use, much like the subject site; aerial images of each of the 3 sales appearing in the grid are included as a 

visual representation of each comparable in the photo addendum, these will show 

ADJUSTMENTS: where there is no adjustment [blank] in the grid, no adjustment was warranted; where a zero appears in the 

grid, the measurable difference between the subject and the comparable was short of identical to the subject but did not 

require an adjustment OR an adjustment was not supported based on the data gleaned from the market; in reporting the 

dates for each comparable property, the "s" precedes the sale date indicated by the MLS and public records, where the "¢" 

when disclosed will precede the contract date indicated by the MLS when applicable; it should be noted that only the sales 

are adjusted, not the subject; each comparable was adjusted accordingly based on a paired sales analysis: in instances 

where the feature was considered inferior to the identified subject, a positive adjustment was made to the selling price, and 

in instances where the comparable was considered superior to the identified subject, a negative adjustment was made to the 

sefling price; all adjustments are based on what the market will allow for at effective date, and are based on the appraiser's 

work history & researching how the activity in the marketplace reacts to the subject identified within this report; the appraiser 

will now use sales of competing recreational use parcels to solve for the subject site's estimation of market value at effective 

date; again, where there is no adjustment [blank] in the grid, no adjustment was warranted; where a zero appears in the grid, 

the measurable difference between the subject and the comparable was short of identical to the subject but did not require 

an adjustment or an adjustment was not supported based on the data gleaned from the market; appraiser then adjusted the 

selling price of each comparable property to bring it into similar orbit as the identified subject site; comparable sale 1 was 

adjusted accordingly for less acreage; comparable sale 2 did not require any adjustment; comparable sale 3 was adjusted 

accordingly for additional wooded acreage; also, of note, sale 1 included a mobile home, and this feature was not assigned a 

value as older mobile homes and singlewide housing such as this are believed to be either at or past their total estimated 

economic lifespan; 

RECONCILIATION: historically, location is key in determining market value estimates for recreational use property; time & 

date of sale are also important factors in determining which comparables appear in the grid: appraiser considers these 

comps THE best available within 22.00 miles of the subject property; this is 

a RURAL neighborhood, it is what it is; while 

settling below 15% net and 25% gross adjustments for lending is ideal, these are not required for non-lending scenarios; 

while this appraiser typically would hesitate to use closed sales that are between 18 and 23 miles from the subject site, any 

party relying on this report should be reminded that these distances were absolutely necessary to locate 3 settled sales of

uaie or mis appraisal report: this value is best su pported by giving equal weight to comp sales 2 and 3 for the effective date 

of this appraisal & report;

Extra Comments 

B and K Appraisal, a Limited Liability Partnership 

Kelly William Karbowski — CGA, Network Administrator, Partner 

Licensure, Continuing Education History via Northern 

15-Hour National USPAP 

2-4 Family Finesse (via McKissock) 

7-Hour National USPAP (2003-201 7, 2018-2019; 2020-2021; 2022-2023; 2024-2025) 

Applied Math for Residential Appraisers 

Appraisal 101 — Single Family Residences 

Appraisal 201 — Two To Four Family Residences 

Appraisal 301 ~ Capitalization 

Appraisal 302 ~ Commercial Cost Approach 

Appraisal 307 — Introduction to Small Business Valuation (2007/2008) 

Appraisal Scenarios 

Appraising Manufactured Housing 

Appraising vs Assessing (2015) 

Dealing with Liability & The New URAR 

Does Your Appraisal Conform (2024) 

FHA/HUD Update (2008, 2009, 2010, 2015, 2018) 

First Look: New Fannie Mae & Freddie Mac Appraisal Data Program 

Identifying Comparable Properties & Quantifying Adjustments (2014) 

Inside Look: A Detailed Guide to the Uniform Appraisal Dataset 

Land Values Examined (2024) 

Liability and The Mortgage Appraisal (2022) 

Michigan Appraisal License Law Review (2003-2017; 2018-2019; 2020-2021; 2022-2023; 2024-2025) 

Past Present Future of the Mortgage Appraisal (2022) 

Real Estate Fraud 

Real Estate Market Analysis, Highest & Best Use {2004 - 2012) 

Report Writing & Narrative Report Writing 

Residential Remodeling & Additions 

Scope Of Work ~ Expanding Your Range of Services 

Secondary Market Update 

The Appraisal Process (2016, 2024) 

The Big Picture: Anatomy Of a Real Estate Transaction 

The Professional's Guide to The Uniform Residential Appraisal Report 

Underwriting & The URAR Mortgage Appraisal (2015) 

Using the HP 12-C Calculator 

Valuing The Operating Enterprise 

Michigan University 

Delta College: Associate's Degree — Associate in Arts (2000) 

Certification(s): State Of Michigan: Certified General Appraiser (#1205007810) 

Professional Background 

B And K Appraisal, LLP; Owner/Partner/Appraiser/Network Administrator: 2008 - Present 

B And K Appraisal, LLP; Appraiser/Network Administrator: 1993 - 2008 

Staples, Merchandise/Customer Service: 1998 - 1999 

Media Play, Assistant Manager - Books Department: 1996 - 1998 

Bay County Library System, Student Page/Assistant: 1991 - 1996 

B And K Appraisal, LLC; Office Assistant: 1994 - 1095 

Professional Association(s) 

Northeastern Michigan Board of Realtors: 2006-Present 

Michigan Association of Real Estate Appraisers: 2000-Present

PLACE STICKER AT TOP OF ENVELOPE TO THE RIGHT 

CERTIFI 

22674 Heatherbrae Way 

MR. DONALD J. COLLOM 

Novi, MI 48375 

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