25_002714 ECF Analysis.pdf
James Staros, Petitioner V Township Of Chikaming, Respondent · 25-002714-TT
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Parcel Number Street Address Sale Date Sale Price Instr. Terms of Sale Adj. Sale $ Asd. when Sold Asd/Adj. Sale Cur. Appraisal Land + Yard Bldg. Residual Cost Man. $ E.C.F. Floor Area $/Sq.Ft. ECF Area Dev. by Mean (%) Building Style Use Code Land Value Other Parcels in Sale Land Table 07-0027-0004-07-2 6802 W WARREN WOODS RD 06/24/2022 $820,000 WD 03-ARM'S LENGTH $820,000 $154,300 18.82 $744,680 $383,263 $436,737 $283,020 1.543 2,291 $190.63 '4101 9.7605 RESIDENTIAL $342,573 4170 E OF RA SOUTH OF HARBERT 07-0016-0008-03-0 7790 YOUNGREN RD 12/15/2022 $809,000 WD 03-ARM'S LENGTH $809,000 $159,200 19.68 $1,027,044 $668,184 $358,860 $281,018 1.277 2,117 $169.51 '4101 #REF! RANCH $631,260 4280 PA/UNION PIER/E OF RA 07-0030-0041-00-8 15793 LOCKE RD 06/17/2022 $959,000 WD 03-ARM'S LENGTH $959,000 $198,400 20.69 $970,365 $612,657 $346,343 $280,115 1.236 1,889 $183.35 '4101 40.4305 RESIDENTIAL $522,522 4292 EAST RD & WARREN WDS & GOLF 07-0001-0030-00-2 12891 FLYNN RD 09/16/2022 $527,500 WD 03-ARM'S LENGTH $527,500 $112,300 21.29 $461,520 $252,074 $275,426 $164,014 1.679 2,462 $111.87 '4101 167.9283 TRI-LEVEL $145,800 4110 N & E/W OF RA 07-0012-0016-01-3 13539 FLYNN RD 11/01/2023 $1,600,000 WD 03-ARM'S LENGTH $1,600,000 $351,000 21.94 $1,721,826 $797,321 $802,679 $723,966 1.109 5,034 $159.45 '4101 #REF! RESIDENTIAL $724,896 4110 N & E/W OF RA 07-0016-0008-01-3 7818 YOUNGREN RD 02/23/2024 $177,500 WD 03-ARM'S LENGTH $177,500 $40,200 22.65 $182,722 $140,850 $36,650 $32,789 1.118 488 $75.10 '4101 21.4924 CUSTOM BUILD $140,850 4170 E OF RA SOUTH OF HARBERT 07-0012-0002-03-9 13231 FLYNN RD 03/10/2023 $630,000 WD 03-ARM'S LENGTH $630,000 $144,300 22.90 $533,959 $188,750 $441,250 $270,328 1.632 1,922 $229.58 '4101 #REF! RESIDENTIAL $186,300 4110 N & E/W OF RA 07-0015-0024-00-2 7080 YOUNGREN RD 09/25/2023 $599,000 WD 03-ARM'S LENGTH $599,000 $140,100 23.39 $475,150 $209,363 $389,637 $208,133 1.872 1,800 $216.47 '4101 132.8166 RANCH $187,800 4170 E OF RA SOUTH OF HARBERT 07-7100-0002-01-3 6265 ELM DR 07/19/2022 $405,000 WD 03-ARM'S LENGTH $405,000 $100,000 24.69 $333,917 $82,191 $322,809 $197,122 1.638 1,128 $286.18 '4101 16.4593 RESIDENTIAL $78,797 4110 N & E/W OF RA 07-5950-0028-01-9 9102 W WARREN WOODS RD 12/29/2022 $225,000 WD 03-ARM'S LENGTH $225,000 $55,900 24.84 $193,030 $122,425 $102,575 $55,289 1.855 996 $102.99 '4101 148.1302 RESIDENTIAL $121,500 4110 N & E/W OF RA 07-0010-0021-55-0 13066 THREE OAKS ROAD 06/30/2022 $320,975 WD 03-ARM'S LENGTH $320,975 $82,500 25.70 $285,807 $109,387 $211,588 $138,151 1.532 1,296 $163.26 '4101 153.1571 RANCH $102,478 4110 N & E/W OF RA 07-0011-0002-04-9 12961 CRESTVIEW DR 07/14/2023 $400,000 WD 03-ARM'S LENGTH $400,000 $106,000 26.50 $300,024 $56,938 $343,062 $190,357 1.802 1,635 $209.82 '4101 180.2203 RESIDENTIAL $55,394 4110 N & E/W OF RA 07-0011-0002-04-9 12961 CRESTVIEW DR 03/28/2024 $400,000 WD 03-ARM'S LENGTH $400,000 $106,000 26.50 $300,024 $56,938 $343,062 $190,357 1.802 1,635 $209.82 '4101 180.2203 RESIDENTIAL $55,394 4110 N & E/W OF RA 07-3370-0107-00-3 6227 HILLVIEW CT 11/30/2023 $380,000 WD 03-ARM'S LENGTH $380,000 $103,300 27.18 $278,874 $321,150 $58,850 $157,374 0.374 1,248 $47.16 '4101 106.3177 RESIDENTIAL $121,500 4110 N & E/W OF RA 07-0020-0068-02-2 8881 EAST RD 11/10/2022 $697,500 WD 03-ARM'S LENGTH $697,500 $202,100 28.97 $531,514 $272,459 $425,041 $259,055 1.641 2,288 $185.77 '4101 109.6845 RESIDENTIAL $264,600 4280 PA/UNION PIER/E OF RA 07-0027-0004-02-1 6866 W WARREN WOODS RD 07/15/2022 $537,000 WD 03-ARM'S LENGTH $537,000 $161,700 30.11 $638,324 $355,056 $181,944 $221,823 0.820 1,853 $98.19 '4101 #REF! RESIDENTIAL $342,573 4170 E OF RA SOUTH OF HARBERT 07-0011-0007-02-4 13217 THREE OAKS RD 12/27/2023 $750,000 WD 03-ARM'S LENGTH $750,000 $226,400 30.19 $577,283 $205,211 $544,789 $291,364 1.870 1,962 $277.67 '4101 186.9788 RESIDENTIAL $199,859 4110 N & E/W OF RA 07-0016-0022-09-1 13986 PRAIRIE RD 08/10/2023 $730,000 WD 03-ARM'S LENGTH $730,000 $221,500 30.34 $861,916 $422,601 $307,399 $344,021 0.894 2,772 $110.89 '4101 89.3547 RESIDENTIAL $356,861 4170 E OF RA SOUTH OF HARBERT 07-3040-0006-00-1 13868 JANE WAY 05/02/2023 $899,000 WD 03-ARM'S LENGTH $899,000 $294,100 32.71 $830,673 $253,417 $645,583 $452,040 1.428 2,860 $225.73 '4101 #REF! RESIDENTIAL $181,924 4170 E OF RA SOUTH OF HARBERT 07-3040-0008-00-4 13889 JANE WAY 11/06/2023 $550,000 WD 03-ARM'S LENGTH $550,000 $190,700 34.67 $505,659 $152,041 $397,959 $276,913 1.437 1,664 $239.16 '4101 15.3244 CRAFTSMAN $131,748 4170 E OF RA SOUTH OF HARBERT 07-4280-0030-01-5 12856 FLYNN RD 02/01/2024 $250,000 WD 03-ARM'S LENGTH $250,000 $97,000 38.80 $256,080 $162,000 $88,000 $73,672 1.194 1,536 $57.29 '4101 39.5887 RESIDENTIAL $162,000 4110 N & E/W OF RA 07-0002-0003-07-1 12260 FLYNN RD 10/17/2022 $220,000 WD 03-ARM'S LENGTH $220,000 $86,700 39.41 $286,456 $128,803 $91,197 $123,455 0.739 1,014 $89.94 '4101 73.8706 RESIDENTIAL $119,096 4110 N & E/W OF RA 07-0015-0023-01-4 14391 PRAIRIE RD 08/26/2022 $475,000 WD 03-ARM'S LENGTH $475,000 $197,800 41.64 $521,029 $328,553 $146,447 $189,444 0.773 1,344 $108.96 '4101 77.3036 COTTAGE $322,045 07-0015-0023-05-7 4170 E OF RA SOUTH OF HARBERT 07-0026-0010-06-6 6389 W ELM VALLEY RD 10/06/2023 $197,000 WD 03-ARM'S LENGTH $197,000 $83,100 42.18 $317,109 $90,539 $106,461 $66,941 1.590 1,380 $77.15 '4101 159.0371 RESIDENTIAL $230,473 4170 E OF RA SOUTH OF HARBERT 07-0022-0004-05-5 7042 EAST ROAD 06/30/2023 $1,802,000 WD 03-ARM'S LENGTH $1,802,000 $839,900 46.61 $2,543,541 $1,371,328 $430,672 $477,025 0.903 2,365 $182.10 '4101 90.2829 RESIDENTIAL $1,805,114 07-0022-0004-06-3 4170 E OF RA SOUTH OF HARBERT 07-0011-0001-00-0 6484 SAWYER RD 06/01/2023 $250,000 WD 03-ARM'S LENGTH $250,000 $117,200 46.88 $383,580 $134,997 $115,003 $194,661 0.591 1,643 $70.00 '4101 59.0786 RESIDENTIAL $128,790 4110 N & E/W OF RA 07-0016-0021-16-8 7501 YOUNGREN ROAD 08/25/2023 $925,000 WD 03-ARM'S LENGTH $925,000 $435,600 47.09 $1,190,401 $397,563 $527,437 $620,859 0.850 4,082 $129.21 '4101 84.9528 RESIDENTIAL $300,480 4170 E OF RA SOUTH OF HARBERT 07-0011-0001-04-2 12969 THREE OAKS RD 03/31/2023 $172,000 WD 03-ARM'S LENGTH $172,000 $82,400 47.91 $225,859 $132,043 $39,957 $73,465 0.544 1,176 $33.98 '4101 54.3892 RESIDENTIAL $132,043 4110 N & E/W OF RA 07-0002-0003-01-1 12320 FLYNN RD 05/19/2023 $257,000 WD 03-ARM'S LENGTH $257,000 $125,600 48.87 $249,832 $106,525 $150,475 $112,221 1.341 1,360 $110.64 '4101 134.0881 RESIDENTIAL $106,281 4110 N & E/W OF RA 07-4280-0030-01-5 12856 FLYNN RD 09/28/2023 $190,000 WD 03-ARM'S LENGTH $190,000 $97,000 51.05 $256,080 $162,000 $28,000 $73,672 0.380 1,536 $18.23 '4101 86.8724 RESIDENTIAL $162,000 4110 N & E/W OF RA Totals: $17,154,475 $17,154,475 $5,312,300 $17,984,278 $8,695,892 $7,022,664 $145.67 1.0525 Sale. Ratio => 30.97 E.C.F. => 1.238 Std. Deviation=> 0.4667232 Std. Dev. => 10.22 Ave. E.C.F. => 1.249 Ave. Variance=> #REF! Coefficient of Var=> #REF!