Bass.pdf

Cameron R Bass, Petitioner V City Of Detroit, Respondent · 24-003732-TT

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RECEIVED 

JUL 8 02024 

MICHIGAN TAX TRIBUNAL 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

ORLENE HAWKS 

GOVERNOR 

DIRECTOR 

LANSING 

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 Tribunat 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 

TLL 

Last Name/Company Name 

Cameron 

R 

Bass 

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

19160 Woodston Rd 

City or Town 

State 

ZIP Code 

Detroit 

MI 

48203 

Telephone Number 

Fax Number 

(434) 825-2445 

! 

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

klbass7 @gmail.com 

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

First Name 

M.l 

Last Name 

§ 

Firm Name (if any) 

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

City or Town 

State 

2IP Code 

Telephone Number 

4 

Fax Number 

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

Section 3: Subject Property Information 

How many 

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

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

ORLENE HAWKS 

GOVERNOR 

LANSING 

DIRECTOR 

Section 4: Issues Being Appealed (check 

all that apply) 

True Cash and Taxable Value 

i 

[J Poverty Exemption 

[7] Taxable Value Only {calcutation) 

J Disabled Veterans Exemption 

{"] Uncapping of Taxable Value 

[Od Eligible Manufacturing Personal Property (ESA) 

[1 Exemption from Taxation (other than the denial of'a 

[1 Classification 

Principal Residence or Qualified Agricultural Exemption) 

Section 5: Explain the Reason for this Appeal 

First, the property at 19160 Woodston Road was purchased by the current owners on 6/8/2023 for $650,000 in an arms-length 

transaction. 

It had been on the market between 12/18/2022 — 6/8/2023 (~6 months), originally listed at $730,000, repriced by the 

commercial sellers five (5) times at intervals down to the $650,000 purchase price. The commercial owners had purchased the 

property in 2016 for $610,000, and appears did few discernable improvements and limited maintenance. Based on the property 

price history, where the house was available for six months 

%t various price points and the final purchase price, this price represents 

the market value of the property at the time purchased, during the summer of 2023. 

We commissioned a third independent appraisal by licensed residential real estate appraiser Charles Michael Gress of the 

Martin+Wood Appraisal Group, Lid for our property at 19160 Woodston with the time period for the Detroit assessment period we 

learned on our last visit with the Board, analysis dates of 1 April 2021 through 31 March 2023. We have sent this to the Board of 

Review (see attached pdf). The assessed vaiue was $525,000, consistent with the market value during the Detroit assessment 

period. 

We have two additional independent appraisals of true cash value at time points after the twi year review period. One by our 

mortgage company effective 6/8/2028 is for $650,000 and $642,000 using independent methods. One performed by an 

independent appraiser contracted by us for the year 2023 for $655,000. These were conveyed to the board last time and are 

consistent with our understanding of the general real estate market increase after the relevant Detroit assessment period. 

In addition, for much of the iast decade, the house was used as rental property by a commercial owner, that was likely sublet to 

additional tenants. There appears to be at least a decade of deferred maintenance in all areas, likely multiple decades. We have 

been slowly resolving these issues, but the house needs a new slate roof. We have forwarded an estimate to the board for this 

replacement by one of the few companies that remain to tackle this job with our complex roof. This estimate is for $350,000. 

t 

Section 6: Jurisdictional Issues 

Year(s) you are appealing: 

Dl you protest the assessment at a Board of Review (BOR)? [1 Yes 

Ne 

If Yes, check which BOR you attended AND attach the BOR dkoision: [J march 

[7 suy 

[1 pecember 

If No, check the applicable reason(s):

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

ORLENE HAWKS 

GOVERNOR 

LANSING 

DIRECTOR 

‘ 

Section 7: Valuation Information +use the mutipte parcel form for additional, contiguous parcels. 

Parce! Identification Number: 

27240543 

Classiftoation of Property: 

Real 

Personal 

(check one) 

t 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

{check one) 

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

$398,800 

Current Taxahle Value as established by the BOR: 

$398,800 

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

$525,000 

' 

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

$262,500 

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

Section 8: Classification Information +oniy the Mi Dep't of Treasury may appeal this Issue to the Tribunal 

Parcel Identification Number: 

Current Classification of Property as established by Board of Review: 

Real 

Personal 

(check one) 

[m] 

Agricultural 

Commercial 

industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

What do you believe is the property’s classification? 

f 

Real 

Personal 

{check one) 

[| 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

{check one) 

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

[fimproved property, for what use was the property designed? 

A 

LL.

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

ORLENE HAWKS 

GOVERNCR 

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? 

A ves 

[no 

' 

Are you appealing ONLY the denial of a Poverty Exemption? 

[1 Yes 

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 Tgxable 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 total 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 

$Over $500,000.00 

$300.00 

if your property is NOT residential property (see MCL 205.762} and 

the State Equalized Value or Taxable Value in contention is: 

V 

Filing Fee is: 

$100,000.00 and under 

$250.00 

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

If 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 Tribunal petition must be filed. 

. 

4 

Signature required 

Petitioner 

or Attorney/Authorized Representative’s Signature: 7/26/2024 

Co — 

Ist 

ee 

Pa

4 

Coleman A. Young Municipal Center 

» 

b 

Bond of Review 

2 Woodward Avenue, Suite 105 

Detroit, Michigan 48226 

Phone: (313) 628-0722 

Fax: (313) 224-4576 

. 

www .detroitmi.gov 

[— cvor 

DETROIT 

05/15/2024 

BASS, CAMERON & KATHRYN 

19160 WOODSTON RD 

DETROIT 

-MI 48203 

[ 

RE: 

2024 

MARCH BOARD OF REVIEW PETITION NUMBER: 

M-005266 

. 

The March Board of Review has considered the appeal on the 2024 assessment for the below described property 

and concluded that: 

FINDING OF FACTS: 

! 

1. 

Parcel Number: 

27240543. 

2. 

Property Address: 

19160 WOODSTON 

3. 

District: 

’ 

0 

4. 

Property Classification: 

401 

(RESIDENTIAL-IMPROVED) 

NEZ Homeste. 

6. 

Principle Residence Exemption: 100% 

j 

5. 

Property Legal Description: 

Vv 

S WELLESLEY DRIVE 263 PALMER WOQDS SUB L32 P16 PLATS, WC R 2/140 710 IRREG NEZH CERT 2007-3130 RELATED PARCH 

6. 

Petitioner timely filed an appeal to the March Board of Review. 

7. The March Board of Review considered 

(if any) petitioner's and/or duly authorized representative evidence 

and/or testimony. The March Board of Review considered facts presented as on the assessment roll and/or any 

recommendations offered by the Office of the Assessor. 

CONCLUSION: 

§ 

Adjustment granted due to market and/or condition. 

Before Appeal 

After Appeal 

2024 

Assessed Value 

0 

398,800 

2024 

Taxable Value 

0 

: 

398,800 

on of the March Board of Review, submit this notice and complete the enclosed 

If you are dissatisfied wi 

small claims form to app 

Michigan Tax Tribunal 

P.O. Box 30232 

Lansing 

MI 48909 

A Michigan Tax Tribunal appeal must be made 

by May 31st of the current year for properties classified 

as:

City Detroit 

State MI 

Zip 48203 

Property 1D: 02004665,0wner Name: Cameron R & Kathryn Bass; 2022 Real Estate Taxes 

$13,010. 

Fee Simple 

[ll] Leasehold 

OJ Other (descriie) 

Properly Rights Appraised 

Subject property existing use: 

-1 

Use reflected in appraisal: 

Single Family Residential 

property Address 19160 Woodston Rd 

Other Description (APN, Legal. etc), if applicable 

Highesl and Best Use: 

Existing 

J Other: 

was an arms length sale, 

No additional prior sales of the subject property in the past 36 months. No additional listing of the subject 

property in the past 12 months. Prior sales of comparable properties if occurred less than three years ago are listed above. All sales 

verified closed by local multi-list services. 

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

None noted 

WMarketability Comments: 

See Attached Addendum 

{ 

Site Comments: 

No adverse easements noted. Typical utility easements. Normal set back and side yards. All site factors are considered 

favorable. 

improvement Comments: 

The subject has had some updates to the kitchen & bathrooms. 

The subject shows overall average maintenance, 

however, some interiorfexterior cosmetic refurbishing is needgd. No apparent functional or physical inadequacies. 

Also the subjects 

roof looks to be in poor condition. The subject is currently at the low side of average condition. The subjects basement and second floor 

My research 

did 

[B) did not reveal any prior sales or ransfers of the subject praperty for the three years prior to the effective date of this appraisal. 

ps 

Prior Salef Transfer, 

Date 06/08/2023 

Price $650,000 

Source(s) Assessor Rec's 

Analysis of prior sale transter history of the subject property (and comparable sales, if applicable) 

The subject's property soid 06/08/2023 

for $650,000.00 which 

bathroom are in demo for renovation and will be given no market value. The assessor records GLA was the source of GLA in this report, 

FEATURE 

I 

SUBJECT 

COMPARABLE SALE NO. 1 

COMPARABLE SALE NO.2 

COMPARABLE SALE NO. 3 

19160 Woodston Rd 

1506 STRATHCONA Dr 

1920 LINCOLNSHIRE Dr 

19551 BURLINGTON Dr 

Address Detroit, MI 48203 

Detroit, Mi 48203 

Detroit, MI 48203 

Detroit, Mi 48203 

Proximity 

to Subject 

: 

0.41 miles NE 

0.03 miles SE 

0.44 

miles NE 

Sale Price 

$ 

$ 

485,000 

: 

$ 

700,000 |: 

1s 

518,000 

Sale Price/Gross 

Liv. Area | $ 

0.00 sq.ft. 

{$100.79 sq.ft 

8 

$ 

215.92 sq.fi 

: 

$62.35 sql 

Data Source(s) 

Sn FX-MLS#2210054490, OMzZ0 

FX-MLS#2210075340;D0M 

FX-MLS#20221069537:D0M8 

Verification Source(s) 

a 

Assessor Rec's 

Assessor Rec's 

Assessor Rec's 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

-(3S Adjustment 

DESCRIPTION 

+) 

$ Agustmen: 

DESCRIPTION 

+) 3 Adie 

Sate or Financing 

cai 

oat None Noted 

10,000.00 

0 

{None Noted 

Concessions 

3 

: 

Cash 

Conventional 

Cash 

Date of Sale/Time 

08/02/2021 

12/17/2021 

03/31/2023 

Location 

Residential 

Residential 

y 

Residential 

Residential 

Leaschold/Fee Simple 

| Fee Simple 

Fee Simple 

| 

Fee Simple 

Fee Simple 

Site 

19,602 Sq. Ft. 

12,197 Sq. Ft. 

5,00019,602 Sq. Ft. 

24,829 Sq. Ft. 

0 

View 

Other Res 

Other Res 

Other Res 

Other Res 

Design (Style) 

Tudor 

Tudor 

Tudor 

Tudor 

Quality of Construction 

Brick/Stn/Stucco | Brick/Stn/Stucco 

Brick/Stn/Stucco 

Stone 

0 

Actual Age 

94 

97 

0196 

0]99 

0 

Condition 

Average/Fair 

Similar 

. 

0 | Superior 

-150,000| 

Inferior 

150,000 

Above Grade 

Toit 

|Bdrms 

Baihs 

Tol sams 

Baths 

¥ 

joa 

|Bdms 

Bats 

Tota 

|Bdms 

Baths 

Room Count 

1316 

3.1 

101] 

4 

3.1 

0/12] 

86 

4.1 

-20,000[18 | 7 

6.1 

-60,000 

Gross Living 

Area 40.00 

4,809 sq.ft 

4,812 sq. 

Q 

3,242 

sq.ft 

62,500 

8,308 

sq.ft 

-140,000 

Basement & Finished 

Basement 

Basement 

Basement 

Basement 

Rooms Below Grade 

Part Finished 

Part Finished 

Prt Finished/Lav 

-4,000 | Part Finished

CERTIFICATION 

Based on the scope of work, assumptions, limiting conditions and appraiser's certification, my (our) opinion of the defined value of the real property that is 

the subject of this reportasof 

~ 04/01/2021-03/31/2023 

, which is the effective date of this appraisal, is: 

Single point $ 

525,000 

[1 Range $ 

to$ 

0 Greater than 

0 Lessthan 

$ 

This appraisal is made 

x 

‘asis." [] 

subject to completion per plans and specificalions on the basis of a hypothetical condition that the improvements have been completed, 

OJ subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed 

0 

subject to the following: 

Personal property has no contributory value. 

No conditions. 

Appraiser's Certification 

The appraiser(s) certifies that, to the best of the appraiser's knowledge and belief: 

1. 

The statements of fact contained in this report are true and correct 

2. 

The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are he appraiser's personal, impartial, and unbiased 

professional analyses, opinions, and conclusions. 

3. 

Unless otherwise slated, 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 lo the parties 

involved 

t 

4. The appraiser has no bias with respect to the property that is the subject of Wis report or to the parties involved with this assignment. 

5. 

The appraiser's engagement in this assignment was not contingent upon developing or reporting predetermined results. 

6. 

The appraiser's compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of 

the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly relaled to he intended use of this appraisal 

7. 

The appraiser's analyses, opinions, and conclusions were developed, and this eport has been prepared. in conformity with the Uniform Standards of Professional Appraisal Practice. 

8. 

Unless olherwise noted. the appraiser has made a personal inspection of the property thal is the subject of this report 

9. Unless nated, no one provided significant real properly appraisal assistance to the appraiser signing this certification. Significant real property appraisal assistance provided by 

4 

Additionat Certifications: 

USPAP EXPOSURE TIME - estimated length of time that the property interest being appraised would have been offered on the market 

prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal. 

A reasonable estimate of 

exposure time for the subject is 30-165 days. 

| preformed antappraisal on 02/13/2024 for the same client of this report. 

| have 

performed no other services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the 

three-year period immediately preceding acceptance of this assignment. 

Type of Value: 

Market Value 

[O) other value: 

Source 

of Definition: 

"The Appraisal of Real Estate" Twelfth Edition, Appraisal Institute, Chicago, IL 

Delinition of Value: The most probable price which a specified interest in real property is likely to bring under alt of the following conditions: 

Consummation of a sale occurs as of a specified date. 

An open and competitive market exists for the propery interest appraised. 

The buyer and seller are each acting prudently and knowledgeably. 

The price is not affected by undue stimulus. 

The buyer and seller are typically motivated. 

Both parties are acting in what they consider their best interest. 

Marketing efforts were adequate and a reasonable time was allowed for exposure to the open market. 

Payment was made in cash in U.S, dollars or in terms of financial arrangements comparable thereto. 

OE INDIO 

WIN = 

The price represents the normal consideration for the property sold, unaffected by special or creative 

financing or sales concessions granted by anyone associated with the sale.

Ihe appraiser's certitication appearing mm this appraisal report 1s subject to the following conditions and [o such other specific conditions as are set forth by the appraiser in the 

report. All extraordinary assumptions and hypothetical conditions are stated in the report and might have affected the assignment results, 

1. 

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

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

2. 

Any skelch in bus report may show approximate dimensions and is included only ta assist the reader in visualizing the property 

The appraiser has made no survey of the property. 

i 

\ 

3. The appraiser is nol required lo give testimony or appear in court because of having made the appraisal with reference to the property in question, unless arrangements have been 

previously made therelo 

4. 

Neither all, nor any part of the content of this report, copy or other media thereof (including conclusions as tn the: property value, the identity of the appraiser, professional designations, 

or the fim with which the appraiser is connected), shall be used lor any purposes by anyone bul the client and ather intended users as identified in this report, 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. 

5. The appraiser will not disclose the contents of this appraisal report unless required by applicable law 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 lo be true and correct. 

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

7. 

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

The appraiser assumes 

no responsibility for such conditions, of for engineering or testing, winch might be required to discover such factors. 

This appraisal is not a home inspection or environmental assessment 

of the property and should not be considered as such. 

8 

The appraiser specializes in the valuation of real property and is not a home inspector, building contractor, structural engineer, or similar “expert”, unless otherwise noted. The appraiser 

did not conduct the intensive ype of field observations of he kind intended to seek and discover property defects. The viewing of the properly and any improvements is for purposes of 

developing an opinian of the defined value of the property, given the intended use of this assignment. Statements regarding condition are based on surface observations only. 

The 

appraiser claims no special expertise regarding issues including, but not fimiled to: foundation selilement, basement moislure problems, wood destroying (or other) insects, pest infestation, 

radon gas, lead vased paint, mold or environmental issues. 

Unless otherwise indicatdd, mechanical systems were nat activated of ested. 

This appraisal report should not be used lo disciose the condition of Ihe property as it relates to the presence/absence of defects. 

The client is invited and encouraged lo employ qualified 

experts Lo inspect and address areas of concern. 

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

Unless otherwise noted, the appraiser assumes the components that constitute the subject property improvement(s) are fundamentally sound and in working order. 

Any viewing of the property by the appraiser was limited to readily observable areas. Unless otherwise noted, attics and crawl space areas were not accessed. 

The appraiser did not move 

furniture, floor coverings or other items that may restrict the viewing of the property. 

9. 

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

be competently performed, 

1? 

10. 

Unless the intended use of this appraisal specifically includes issues of property insurance coverage, this appraisat should not be used for such purposes. Reproduction or 

Replacement cost figures used in the cost approach are for valuation purposes only, given the intended use of the assignment. 

The Definition of Value used in this assignment is not 

consistent with the definition of Market Value for property insurance coverage/use unless otherwise staled by (he appraiser. 

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

ll 

Data Source(s) 

1] FX-MLS#2220024838,D0M28 

Verification Source(s) 

Assessor Rec's 

! 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+S Adjustment 

DESCRIPTION 

-() $ Adjusters: 

DESCRIPTION 

(35 Adpstmen! 

Sate or Financing 

© 

|None Noted 

Concessions 

Conventional 

Dale of Sale/Time 

+1 05/06/2022 

Localion 

Residential 

Residential 

Leasehold/Fee Simple 

| Fee Simple 

Fee Simple 

Site 

19,602 Sq. Ft. 

9,583 Sq. Ft. 

+8000 

View 

Other Res 

Other Res 

Design (Style) 

Tudor 

Tudor 

Quality of Construction 

Brick/Stn/Stucco_| 

Brick 

0 

Actual Age 

94 

98 

0 

Condition 

Average/Fair 

Superior 

-50,000 

Above Grade 

Torat 

{Bdrms 

Baths, 

Total | Bans 

Baths 

Tota 

|Bums 

Baths, 

Total 

|Bms, 

Bains, 

Room Count 

13] 

6 

3.1 

10; 

56 

3.1 

N 

0 

Gross Living Area40.00 

4,809 sq.ft. 

3,893 sq.it 

) 

36,500 

sq. fl 

sq. 

Basemenl & Finished 

Basement 

Basement 

Rooms Below Grade 

Part Finished 

Prt Finished/Lav 

-4,000 

Functional Whility 

Average 

Average 

Heating/Cooling 

Radiant 

Radiant 

Energy Efficient tems 

Standard 

Standard 

Garage/Carport 

3 Car Garage 

2 Car Garage 

10,000 

ParchiPatio/Deck 

Porch/Patio/Balc | Porch/Patio/Balc 

\ 

Fireplace 

3 Fireplaces 

3 Fireplaces 

Net Adjustment (Total) 

+ 

[i] - 

$ 

500 

4 

[i] - 

3 

0 + 

J - 

Is 

Adjusted Sale Price 

Net Adj 

0.1% 

NetAd. 

0.0% 

Net Adj 

% 

of Comparables 

Gross Adi 

20.9% | $ 

520,500 | Gloss Ad. 

0.0% 

18 

Gruss Adj, 

%1S 

Summary of Sales Comparison Approach 

See Attached Addendum. 

OMPARISON APPROACH

i 

y 

Property Address 19160 Woodston Rd 

cy Detroit 

State MJ 

Zip 48203 

Other Description (APN, Legal, etc), if applicable 

Property 1D: 02004665;0wner Name: Cameron R & Kathryn Bass; 2022 Real Estate Taxes 

$13,010. 

Property Rights Appraised 

Fee Simple 

[] Leasehold 

0 Otter (describe) 

SUBJECT" 

Subject property existing use; 

R-1 

N 

Use reflected in appraisal: 

Single Family Residential 

Highest and Best Use 

Exisling 

[I] Other: 

My research 

did 

[1] did not reveal any prior sales or transfers of Whe subject properly for the three years prior to the effective dale of this appraisal, 

Prior Sale/Transfer: 

Date 06/08/2023 

Price $650,000 

Source(s) Assessor Rec's 

Analysis of prior sale ransfer history of the subject property {and comparable sates, if applicable) 

The subject's property sold 06/08/2023 

for $650,000.00 which 

was an arms length sale. 

No additional prior sales of the subject property in the past 36 months. No additional listing of the subject 

property in the past 12 months. Prior sales of comparable properties if occurred less than three years ago are listed above. All sales 

verified closed by local multi-list services. 

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

None notkd 

Bl tvarketabiily Comments: 

See Attached Addendum 

¥ 

site Comments: 

No adverse easements noted. Typical utility easements. Normai set back and side yards. All site factors are considered 

favorable. 

Improvement Comments: 

The subject has had some updates fo the kitchen & bathrooms. The subject shows overall average maintenance, 

however, some interiot/exterior cosmetic refurbishing is needed. No apparent functional or physical inadequacies. 

Also the subjects 

roof looks to be in poor condition. The subject is currently at the low side of average condition. The subjects basement and second floor 

bathroom are in demo for rengvation and will be given no market value. The assessor records GLA was the source of GLA in this report. 

FEATURE 

| 

SUBJECT 

COMPARABLE SALE NO. 

1 

COMPARABLE SALE NO. 2 

COMPARABLE SALE NO. 3 

19160 Woodston Rd 

1506 STRATHCONA Dr 

1920 LINCOLNSHIRE Dr 

19551 BURLINGTON Dr 

Address Detroit, Mi 48203 

Detroit, M1 48203 

Detroit, MI 48203 

Detroit, MI 48203 

Proximity to Subject 

© 

{0.41 miles NE 

0.03 miles SE 

0.44 

miles 

N 

Sale Price 

5 

$ 

485,000 

ls 

700,000[ 

os 

518,000 

Sale Price/Gross Liv. Area 

| § 

0.00 sq.ft 

j$ 

100.79 sq.ft 

§ 

215.92 seit 

os 

82.350 

Dala Source(s) 

- 

- 

FX-MLS#2210054490,DOM20 | FX-MLS#2210075340,D0M 

FX-MLS#20221 069537: DOM8 

Verification Source(s) 

Lo 

‘| Assessor Rec's 

Assessor Rec's 

Assessor Rec's 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

(1S Adusiment 

DESCRIPTION 

-() 3 Adustmen: 

DESCRIPTION 

-{)§ Austen 

Sale or Financing 

= 

INone Noted 

10,000.00 

0| None Noted 

Concessions 

: 

. 

Cash 

Conventional 

Cash 

Date of Sale/Time 

hi 

{08/02/2021 

12/17/2021 

03/31/2023 

Location 

Residential 

Residential 

Residential 

Residential 

Leasehold/F 

ee Simple 

Fee Simple 

Fee Simple 

‘ 

Fee Simple 

Fee Simple 

Site 

19,602 Sq. Ft. 

12,197 Sq. Ft. 

5,000119,602 Sq. Ft. 

24,829 Sq. Ft. 

0 

View 

Other Res 

Other Res 

Other Res 

Other Res 

Design (Style) 

Tudor 

Tudor 

Tudor 

Tudor 

Quality of Construction 

| Brick/Stn/Stucco | Brick/Stn/Stucco 

Brick/Stn/Stucco 

Stone 

0 

Actual Age 

94 

97 

0196 

0]99 

Q 

Condition 

Average/Fair 

Similar 

0 | Superior 

-150,000 | Inferior 

150,000 

Above Grade 

Tol 

|Bdrms 

Baths 

Taw! 

|Bdams 

Baths 

To 

|Bms. 

Baths 

Toiai 

| Bom) 

Sams, 

Room Count 

1316 

341 

10, 

4 

3.1 

¢ 

0j12] 

6 

4.1 

-20,000,18} 

7 

6.1 

-60,000 

Gross Living Area 40.00 

4,809 sq. 

4,812 sq.ft 

Q 

3,242 sq.ft 

62,500 

8,308 

sq.ft 

-140,000 

Basement & Finistied 

Basement 

Basement 

Basement 

Basement 

Rooms Below Grade 

Part Finished 

Part Finished 

Prt Finished/Lav 

-4,000| 

Part Finished

1 

Based on the scope of work, assumptions, limiting conditions and appraiser's certification, my (our) opinion of the defined value ofthe real property that is 

the subject of this reportas of 

04/01/2021-03/31/2023 

, whichis the effective date of this appraisal, is: 

Single point $525,000 

[1] Range $ 

to$ 

8] Greater than 

0 Lessthan 

$ 

J 

subject to completion per plans and specifications on the basis of a hypothetical condition thal lhe improvements have been completed. 

This appraisal is made 

as is. 

0 subject Lo the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed 

[1] 

subject ta the following: 

Personal property has no contributory value. 

No conditions. 

R 

= 

[3] 

I= 

Of 

re 

[+ 

% 

Appraiser's Certification 

The appraiser(s) certifies that, to the best 

of the appraiser's knowledge and befief: 

1. 

Tne statements of fact contained in this reporl are true and correct, 

2. 

The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are the appraiser's personal, impartial, and unbiased 

professional analyses, opinions, and conclusions. 

3. 

Unless otherwise slated, the appraiser has no present of prospective interest in the property that is the subject of this report and has no personal interest with respect lo the parties 

involved 

4. 

Tne appraiser has no bias with respect to the property that is the subject of this report or to the parties involved wilh this assignment. 

5. 

The appraiser's engagement in this assignment was not contingent upon developing or reporting predetermined results 

6. 

The appraiser's compensation for completing this assignment is not contingent upon the development of reporting of a predelermined 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 \his appraisal 

7. 

The appraiser's analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. 

8. Unless otherwise noted, the appraiser has made a personal inspection of the property thal is the subject of this report, 

9. 

Unless noted, no one provided significant real property appraisal assistance lo the appraiser signing this certification. 

Signilicant reat property appraisal assistance provided by: 

CERTIFICATION 

Additional Certifications: 

| USPAP EXPOSURE TIME - estimated length of time that the property interest being appraised would have been offered on the market 

prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal. 

A reasonable estimate of 

exposure time for the subject is 30-165 days. 

| preformed an appraisal on 02/13/2024 for the same client of this report. 

| have 

performed no other services, as an appraiser or in any other tapacity, regarding the property that is the subject of this report within the 

three-year period immediately preceding acceptance of this assignment. 

ey 

Type of Value: 

Market Value 

7) other value: 

Source of Definition: 

"The Appraisal of Real Estate” Twelfth Edition, Appraisal Institute, Chicago, IL 

Definition of Value: The most probable price which a specified integest in real property is likely to bring under all of the following conditions: 

Consummation of a sale occurs as of a specified date. 

An open and competitive market exists for the property interest appraised. 

The buyer and seller are each acting prudently and knowledgeably. 

The price is not affected by undue stimulus. 

The buyer and seller are typically motivated. 

Both parties are acting in what they consider their best interest. 

Marketing efforts were adequate and a reasonable time was allowed for exposure to the open market. 

Payment was made in cash in U.S. dollars or in terms of nancial arrangements comparable thereto. 

O00 |NHOY OT 

1001 

| 

The price represents the normal consideration for the property sold, unaffected by special or creative 

financing or sales concessions granted by anyone associated with the sale. 

TYPE AND DEFINITION 

OF VALUE

Ihe appraiser's certiication appearing tn this appraisal report is subject to the following conditions and to such other specific conditions as are set torth by the appraiser inthe 

report. All extraordinary assumptions and hypothetical conditions are stated in the report and might have affected the assignment results. 

1. 

The appraiser assumes no responsibility for matters of a legal nalure affecting the properly appraised or lille therelo, 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 report may show approximate dimenstons 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 nol required (0 give testimony or appear in court because of havin made the appraisal with reference to Ihe property in question, unless arrangements have been 

previously made thereto. 

4. 

Neither all, nor any part of (he conlent of this report, capy or other media thereaf {including canclisions as to the property value, the identity of the appraiser, professional designations. 

or the fiem 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 report, nor shai it be conveyed by 

anyone (6 the public through advertising, public relations, news, sales, or olher media. without the wiritien consent of the appraiser. 

5. 

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 Lo the appraiser. and contained in the report, were obtained from sources considered reliable and believed to be true and correct 

However, no responsibilty for accuracy of such items furnisiied to the appraiser is assumed by the appraiser 

7. 

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

no responsibility for such conditions, or for engineering or testing, winch might be required to discover such factors. 

This appraisal is nol a ome inspection or environmental assessment 

of the property and should not be considered as such. 

8. The appraiser specializes in the valuation of real property and is nat a home inspector, building contractor, structural engineer, or similar “expert”, unless otherwise noted. 

The appraiser 

did not conduct the intensive ype of field observations of the kind intended to seek and discover properly defects. The viewing of the property and any improvements is for purposes of 

developing an opinion of the defined value of the property, given the tended use of this assignment. Statements regarding condition are based on surface observations only. The 

appraiser claims no special expertise regarding issues including, but nol imited to: foundation settlement, basement moisture problems, wood destroying (or other) insects, pest infestation, 

radon gas, lead based paint, mold or environmental issues. 

Unless otherwise indicatgd, niechanical systems were not aclivaled ur tested 

This appraisal report should not be used lo disclose the condition of the property as iL relales lo the presence/absence of defects. 

The client is invited and encouraged to employ qualified 

experts Lo inspect 

and address areas of concern. 

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

Unless otherwise noted, the appraiser assumes the components that constitute the subject property improvement{s) are fundamentatly sound and inworking order. 

Any viewing of the property by the appraiser was limited to readily observable areas. 

Unless otherwise noled, atlics and crawl space areas were not accessed. The appraiser did not move 

furniture, floor coverings or olher items that may restrict the viewing of the property. 

9. 

Appraisals involving hypothetical conditions related to competion of new construction, repairs or alteralion are based ot the assumption that such completion, alteration or repairs will 

be competently performed, 

% 

10. 

Unless the intended use of this appraisal specifically includes issues of property insurance coverage, this appraisal shoufd not be used for such purposes. Reproduction or 

Replacement cost figures used in the cost approach are for valuation purposes only, given the intended use of the assignment. 

The Definition of Value used in this assigmment is not 

consistent with the definition of Market Value for property insurance coverageluse unless atherwise staled by the appraiser. 

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

Data Source(s) 

FX-MLS#2220024838,D0M28 

Verification Source(s) 

: 

| 

Assessor Rec's 

i 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

-(} § Adgustment 

DESCRIPTION 

-) 3 Adustmert. 

DESCRIPTION 

“[) § Adustmerst 

Sale or Financing 

a 

None Noted 

Concessions 

| Conventional 

Dale of Sate/Time 

Gi 

+1 05/06/2022 

Location 

Residential 

Residential 

LeasehoidiFee Simple 

Fee Simple 

Fee Simple 

Site 

19,602 Sq. Ft. 

9,583 Sq. Ft. 

8,000 

View 

Other Res 

Other Res 

Design (Style) 

Tudor 

Tudor 

Quality of Construction 

Brick/Stn/Stucco | Brick 

[4] 

Actual Age 

94 

98 

[4] 

Condition 

Average/Fair 

Superior 

-50,000 

Above Grade 

Tol 

{Bens 

Bats 

tal | Beis 

Baths 

_ 

fot 

|Brms, 

Bits 

fora 

|Bdms. 

Baths 

Room Count 

13] 

6 

31 

10:56 

341 

0 

Gross Living Area40.00 

4,809 sq.ft. 

3,893 sq. 

bY 

36,500 

sq. ft. 

sq. ft. 

Basement & Finished 

Basement 

Basement 

Rooms Below Grade 

Part Finished 

Prt Finished/Lav 

-4,000 

Functional Utility 

Average 

Average 

Heating/Cooling 

Radiant 

Radiant 

Energy Efficient ltems 

Standard 

Standard 

Garage/Carporl 

3 Car Garage 

2 Car Garage 

10,000 

Porch/Patio/Deck 

Porch/Patio/Balc | Porch/Patio/Baic 

N 

Fireplace 

3 Fireplaces 

3 Fireplaces 

Nel Adjustment {Total} 

+ 

J - 

3 

500 

+ 

[BE 

$ 

[BA 

- 

$ 

2] Adjusted Sale Price 

Net Adj 

0.1% 

Nel Adj 

0.0% 

Net Adj 

% 

oof Comparables 

. 

Gross Adi, 

20.9% 

18 

520,500 | GossAdi 

0.0% 

1s 

Gross Adj, 

%1S 

24 

Summary of Sates Comparison Approach 

See Attached Addendum. 

gl 

t 

o

1 

I'he intended use of this appraisal is to assist the client in making a decision regarding the subject property for tax appeal. 

No other use is intended or authorized by the appraiser. The scope of this assignment is specific to the identified intended 

use. The effective date of the appraisal is based on 12/31/2023 as instructed by the client. 

Legal Description 

S WELLESLEY DRIVE 263 PALMER WOODS SUB L32 P16 PLATS, W C R 2/140 110 IRREG NEZH CERT 2007-3130 

RELATED PARCEL 27073130 

t 

Neighborhood Market Conditions 

General market conditions in the state of Ml are in a state of transition from previous correction to record levels of expansion 

and inflation, consistent with local, state and national trends.High area of FHA/VA financing. Supply and demand appear to 

be in balance. 

- Market values over the past twenty four months have shown gains. However the most recent twelve months 

the subjects sub-market has shown signs of stabilization (See Market Conditions Addendum). 

Seller's concessions are 

typical (From 

1 to 6%). Resale market is very competitive with prices reflecting that. Market time is anticipated to be 1-6 

months if properties are priced competitively and in good market condition. interest rates are rising and are having an impact 

on buying power. Multi-fist indicates a list/sale/ratio of 0 -100%. Financing is available from a variety of sources such as 

mortgage bankers, savings and loan institutions, and banks. 

Comments on Sales Comparison 

Adjustments to the comparables on the sales grid were calculated using quantitative data (paired sales) wherever possible. 

Some features of the subject requiring adjustment were determined using data accumulated from the appraiser's data base, 

peer discussions, education, and typical market reaction observed through the appraisers familiarity with the market. 

Concessions are typical within the subjects marketing area with the majority of sales reporting some type or amount of 

concession. Adjustments for typical concessions (from! 1-3%) are not considered appropriate in the marketing area unless 

the concessions significantly increase the comparable's sale price beyond what is typically expected by market participants. 

As stated in the signed certification page, adjustments for concessions when applicable are not made on a mechanical 

“doliar for dollar” basis. Rather, when applied, they are based on the markets reaction to the concession as supported by 

matched pairs analysis and/or the appraiser's judgment. 

The sales utilized in this report are located within the same marketing area as the subject and are considered comparable in 

general features such as location, utility, quality of construction and property appeal. Due to limited, recent sales similar to 

the subject in subject's immediate neighborhood, 

it was necessary to exceed typical time guideline. 

In this marketing area 

it 

is not uncommon to exceed these guideline. 

The comparables used are considered to be the best available and the most 

representative of the subject's surrounding market. All comparables were given equal consideration after adjustments. 

No GLA adjustment deemed necessary for differences of 200". Also all GLA adjustments are rounded to nearest $500. 

No 

measurable marketing difference between number of bedrooms. Any measurable marketing difference between bedroom 

count is accounted for in GLA and/or functional utility. 

No measurable marketing difference between style of homes in this 

immediate area. Due to the lack of comparable sales some of the subject's amenities have not been "bracketed" by the 

comparable sales, although a desirable component is pot always possible to accomplish when utilizing data from a particular 

neighborhood. 

Due to variance in amenities, more adjustments than normal were required. All homes however, are similar 

in overall buyer appeal, design, and utility as well as being within the market segment. Comparables exceed adjustment 

guidelines, however, the larger number of adjustments do not appear to have an adverse affect on the current estimated 

value of the subject property. Although the comparables appear to be in some ways dissimilar they would be considered 

alternatives to a market participant in the subjects area. 

A wider than desired range of pre and post adjusted sales range 

exists due to the subjects location, size, quality, condition and utility. This is not uncommon and is not felt to have any effect 

on the concluded market value. 

it is unfortunate that some of the market data does not'it typical guidelines in regards to adjustment, time and or distance. 

To force the data to conform would compromise the accuracy of this appraisal report. The comparable sales utilized in this 

report are considered the best available as of the effective date of this appraisal report. All comparables provide a good 

competitive similarity to the subject and were considered in the value. 

In view of the above facts and with the lack of better 

market data currently available, this appraiser feels that the most pertinent data was selected for comparative purposes. 

Final Reconciliation 

All comparables provide a good competitive similarity to the subject and were considered in the value. The comparables 

utilized reflect the subject and its area, consequently, all the adjustments are justifiable in determining indicated values. Most 

weight given to comparable #1 when reconciling the subjects value. Additional weight given to comp[arable #2. 

All sales 

are similar and indicative of the subject's value after adjustments. The subject was appraised on the low side of the value

FRONT VIEW OF 

SUBJECT PROPERTY 

Appraised Date: April 1, 2021 

Appraised Value: $ 525,000 

REAR VIEW OF 

SUBJECT PROPERTY 

STREET SCENE

Subject Street 

Subject Side 

Subject Side 

Subject Garage

Stairs 

Boiler 

— 

er 

Tank less water heater 

Basement Game Room

Basement Storage Room 

Basement Rec Room 

Fireplace 

Basement Work Room 

Foyer

Parlor / Family Room 

Family Room 

Dining Room 

Nook

Kitchen 

Work Station 

Kitchen 

Kitchen

Bedroom 

Bedroom 

Bathroom 

Bathroom

Bathroom 

Bathroom 

Bathroom 

Bathroom

Office 

Bedroom 

Bathroom 

Bedroom

Deferred Maintenance 

Deferred Maintenance 

Deferred Maintenance 

Deferred Maintenance 

4 

Master Bathroom Under Construction

Deferred Maintenance 

Deferred Maintenance 

Deferred Maintenance 

Deferred Maintenance

is 

Tr 

eT 

r= 

=i 

= - 

wy 

E23 

ac 

751 

B=78 5st 

151 

m= 

—

COMPARABLE SALE #1 

1506 STRATHCONA Dr 

Detroit, MI 48203 

Sale Date: 08/02/2021 

Sale Price: $ 485,000 

COMPARABLE SALE #2 

1920 LINCOLNSHIRE Dr 

Detroit, MI 48203 

Sale Date: 12/17/2021 

Sale Price: $ 700,000

COMPARABLE SALE #4 

19180 CANTERBURY Rd 

Detroit, MI 48203 

Sale Date: 05/06/2022 

Sale Price: $ 520,000 

COMPARABLE SALE #5 

Sale Date: 

Sale Price: $ 

COMPARABLE SALE #6

2549" 

110 

[ 

TT 

an 

i 

180

YENAISSAN 

Ww Bowling.Gen 

\ 

Tas 

SET 

Palm 

r Bark

Pu pHoIEnE 

Comparable Saie 

1 

1506 STRATHCONA Dr 

[sta 

Detroit, Mi 48203 

Comparable Sale 3 

§ 

041 miles NE 

19551 BURLINGTON Or 

l 

_— 

Detroit. 

M1 48203 

X 

Fi 

0 44 miles NE 

eT SRT ine Wi an Ng 

a 

a 

oo 

J 

Sms gp 

y 

= 

g 

[ 

AY 

k 

g 

3 

§ 

3 

2 

% 

4 

Comparable Sale 4 

i 

he, 

% 

5 

19150 CANTERBURY Rel 

g 

“y, 

5 

Detroit MI 45203 

| 

subject 

he 

gor 

Be 

B 

Ai. 

kd 

be 

mala 

| 

19160 Woodston Rd 

a 

S 

2) 

¥ 

’ 

pr 

S— 

Detroit. MI 48203 

Morey 

2 

wee 

padi + 

or 

i 

Ave 

pe 

A 

grordae 

AYE 

< 

oy, 

Comparable Sale 2 

! 

. 

i 

1920 LINCOLNSHIRE Dr 

A 

Ph, 

% 

Detroit Mi 43203 

i 

“omer 

) 

( 

0.02 miles SE 

i 

2 

Pe 

. Php 

VY Uoispoop 

Dames Park Dog Park 

; 

7 Mile

2 EER 

NC 

Te 

Rh NT 

" 

poo 

GRETCHEN UHITRCR 

Frio 

STATE 

OF 

MICHIGAN 

DEPARTMENT 

OF LICENSING 

AND 

REGULATORY 

AFFAIRS 

BUREAU 

OF PROFESSIONAL LICENSING 

CERTIFIED RESIDENTIAL 

REAL ESTATE APPRAISER LICENSE 

CHARLES MICHAEL GRESS 

{ 

LICERSD 

Noo 

EXPIRATION DATE 

1204005kkL5 

7/31/2024 

2222L040501

TOHIO MARINE 

HCC 

Houston, Casualty Company 

ADMINISTRATIVE OFFICES: 

$3403 NORTHWEST FREEWAY. HOLIBTON, TEXAS TIGA 

PROFESSIONAL LIABILITY ERRORS & OMISSIONS INSURANCE 

DECLARATIONS 

NOTICE: 

Phe insurance hereby evidenced bs written by 

an approved non-leensed insaeer in the State 

of (rhe and is not covered bn caso of insolvency 

by the Ohio nsursace Guaranty Association, 

t 

Named soared: 

Bade 

Amand Sg 

I 

AHreEs: 

43 

Terlecdin 

10E 

G Named insured’s Profession: 

raemar 

fy 

4 Produger 

+ Policy Nuimbor 

&. Palley Period 

» Kagsed Ingured. above) 

 Ratrogctive Date 

4. rnowledge Date: 

wagon Glan io 

CAEN 

1 

Limit of Liability 

sosing Loss 

Chbrres Hh 

4 Claim Expenses) 

g Loss arf Chaim Expenses) 

for each Claim inciudicg) Loss sod Claim Expenses) 

10 Deductibhs 

©4 

Prambum: 

wrgtiahve NSneEctinn Fog 

JS 

¥ 

4 Gyber Secure Coverage 

Net Purchisgad

{ 

t 

Statistical Market Analysis 

Status 

“ 

List 

Sold 

ListPrice 

Sold 

Salel 

Syft 

ListPrice Por 

Sold Price 

Days 

Cumulative 

Listings 

Volume 

Volume 

Price 

Liat 

Above 

SqFt Above 

Pur Sqft 

un 

Days on 

Grade 

Grade 

Above Grade Market 

Markat 

3,152,798 12,982,000 

Low 

249600 

| 

81 04) 

84.60) 

3] 

3 

Avg| 

597.854 

148.60] 

! 

56 

High! 1,399.000 

20287 

284 

Overall 

22113 

112.882.000 

| 

| 

! 

| 

| 

Hign 

[1 

001,300,000, 

10 

uz 87] 

Satection Crteng 

parable Fropecios 

Specified listings from the following search: 

i 

in Great Lakes 

MLS, Realconp, 

B8,-83114404 42431396); 

Status of Sold’ 

and "12/31/2023 

Properly type Residental; inside lhe map search Rectangle 

( 

Sold Date relative 366 days back: 

Expiration Dale between "1101/2 

Fannie Mae 1004MC Statistics 

Inventory Analysis 

Prior 7-12 Months 

Prior 4-6 Months 

Current 

- 3 Menthe 

2/12/2023 

- 8111/2023 

8112/2023 - 14/11/2028 

1192/2023 

- 2122024 

Totat # of Comparable Sates (Settled) 

| 

[3 

3 

Absorpuon 

Rate (fatal Saiesbtonns) 

2.07 

2.00 

«0g 

Total 

# of Active Listings 

3 {Aptive on SI 1U2023)] 

2 {Active on 131 1/2023) 

Months of Housing Supply (Tol 

Median Safe & list Price, Dom, Sale/List % 

Listings / Ab. Rate 

1 

Prior 4-6 Months 

Median Comparable Sale Price 

444,000 

Madian Comparable Sales DOM 

| 

15 

48 

ES 

Madan 

Comparable List Pace 

LABS.00F 

Bi%.500 

Median Comparzhle Listnge DOM 

36 

20)

Bruttell Roofing, Inc., 

10821 CAPITAL « OAK PARK, MI 

48237 

CONTRACT 

(248) 543-3040 e fax (248) 543-5810 

Page 

1 of 3 

Roofing That Werks! 

PROPOSAL SUBMITTED TO 

PHONE 

DATE 

Kathy Bass 

\ 

313-733-4489 

March 11, 2024 

STREET 

JOB NAME 

19160 Woodston 

Full Roof Replacement 

CITY, STATE, ZIP 

Detroit, MI 48203 

, 

JOB ADDRESS 

Same 

4 

ROOF REPLACEMENT — Roofs A & B 

Vermont Slate Company Slate Roof & Copper Standing Seam/Flatlock 

(See Attached Roof Plan) 

As requested, please find a proposal that outlines the installation of a new Vermont Slate Company 

roof system and copper panel roof systems for the above-mentioned residence. A Roof Plan is 

attached for your reference. 

Our proposal includes the removal of the existing slate and copper roof systems followed by the 

installation of a new Vermont Slate Company slate roof. Color of slate is to be chosen by owner from 

standard color options. We will be installing all new 160z copper flashings, drip edge and valleys for 

the slate roof areas. The existing copper halftround gutter, downspouts, flatlock roofs, and standing 

seam roofs are to be replaced with new 160z copper per industry standards. 

Thank you for the opportunity to be of service. 

We will perform the work outlined below in accordance with the attached Specifications including the for 

the sum of: 

Three Hundred Thirty-Nine Thousand Two Hundred Eighty-Four Dollars...................... $339,284.00 

Payment to be made as follows: 

Li 

TERMS - 1/3 Initial Payment 

— Balance due Net 10 Days. 

Scott Kania

Bruttell Roofing, Inc. 

SPECIFICATIONS 

10821 CAPITAL « OAK PARK, MI 

48237 

(248) 543-3040 » fax (248) 543-5810 

Page 2 of 3 

Roofing That Works! 

JOB NAME: 

DATE 

Full Roof Replacement 

March 11, 2024 

SLATE ROOF REPLACEMENT 

See Attached Roof Plan 

[ 

PREPARATION: 

Remove the existing slate, drip edge and accessories to the wood deck or suitable surface and dispose off-site. 

ICE & WATER SHIELD PROTECTION: 

Install two (2) full courses (6") of 40 mil (.040”) high temperature ice and water shield 

underlayment at eaves to protect against Ice damming. Ice and water shield will also be installed in 

all problems areas such as valleys and behind the ehimney. 

FELT UNDERLAYMENT: 

Install one layer #30 felt underlayment over the entire wood deck where not covered by ice and water shield. 

DRIP EDGE: 

Install new 16-ounce copper drip edge and rake edge where necessary. 

[ 

SLATE: 

Furnish and install new Vermont 16” tall x random width 1/4"- 3/8" slate that is manufactured by the Vermont Slate 

Company LLC. Color is to be chosen from standard color options. 

COUNTERFLASHINGS: 

Custom fabricate and install new 16-ounce copper flashings at all roof to wall area, and chimneys. Seal all 

necessary areas with a high-grade polyurethane sealant. 

SLATE RIDGE CAP: 

install new slate hip caps at all hip areas 

per industry standards. 

COPPER FLATLOCK: 

Fabricate and install new 160z copper panels that will be 16” x 22" in dimension. All seems will be fully soldered per 

industry standards. 

f 

COPPER STANDING SEAM: 

Custom fabricate and install new 160z copper panels that will be 11.5” in wide. All appropriate accessories are 

included in this system. 

CLEAN-UP: 

, 

All debris from our work will be cleaned up daily. 

R

Bruttell Roofing, Inc. 

SPECIFICATIONS 

10821 CAPITAL « OAK PARK, MI 

48237 

(248) 543-3040 » fax (248) 543-5810 

Page 3 of 3 

Roofing That Works! 

JOB NAME: 

DATE 

Full Roof Replacement 

March 11, 2024 

1. 

12, 

13. 

4 

NOTES and UNIT PRICES 

All carpentry is by others except as noted. 

Cost to clean up small debris and dirt as well as Interior protection of the building contents are not included in the costs above. 

The cost of a building permit is not included in the contract price. 

If a permit is requested or required, the cost will be added to the contract. 

Work to improve drainage is not included in the contract price exgept as specified. 

Deteriorated deck or structure or additional wet insulation, if encountered, should be repaired, removed and/or replaced. 

This work if necessary 

will be performed at an additional cost based on Time and materials or at a negotiated unit price. 

Plumbing work on drains is not included in the contract price. 

Moving or disconnecting the rooftop HVAC equipment is not included in the contract price unless specifically stated. We will make every effort to carefully 

wark around the HVAC equipment, gas piping, controls and conduit. 

However, 

if the equipment has to be lifted up and/or moved in order to do the specified 

work, this work is extra. Please note that roofing is heavy work involving cumbersome machinery and bulky materials. Our work requires that we get over and 

under existing gas piping and electrical conduit. Consequently, piping—especially old pipe or conduit—may not hold together when we move it or go over it. 

You can trust that we wil do our work in a responsible manner, but there may still be some damage to the piping, wiring or conduit. 

Repairs, 

if required, will 

be at additional cost. 

Hidden wiring or conduit, such as jow voltage wiring or line voltage conduit which is buried under the roofing or hidden under the deck, cannot be seen and 

therefore it is very difficult to avoid coming in contact with 

it and damaging 

it. 

If the owner is aware of such wiring or conduit, 

it is imperative that the owner 

provides a scale schematic drawing so that we can locate this wiring prior to starting work, The cost of repairs to damaged conduit, piping or wiring which was 

hidden, wilt be extra. 

All wiring should be in rigid conduit and mechanically protected to minimize the danger to our workers and the potential for damaging 

it. 

Consequential Damages: 

Bruttelf Roofing. Inc. does not warrant any water damage to the building or interior that may occur while the work specified in this 

contract is in progress. Considerable effort will be made to avoid gonditions that might cause a roof leak, however, aur work may require us to tie into or do 

staging on an old, deteriorated roof. A deteriorated roof is easily damaged by traffic and heavy equipment. 

It is very difficult to make a watertight temporary 

seal because this seal depends on the integrity of the old roofing in order to work. Also. at certain times of the year, weather can be extremely unpredictable 

and weather prediction at best is not as dependable as may be desired. Bruttell Roofing, lnc. will make a good faith attempt to provide adequate temporary 

seals as required and will schedule the work to be done when the weather and predicted weather is conducive to the proper execution of the work in order to 

minimize any risk. Bruttell Roofing, Inc. expressly limits its liability for consequential damage to: a) repairs to the roof in order to make it watertight; 

b) replacement of any water-damaged new roofing; and ¢) mitigation of any further damage to the building or contents, A written warranty will cover 

the completed work. 

For roof work in general and especially if a tear-off of existing roofing is required. please note the following: roof work and roof tear-offs disturb the deck. At a 

minimum dust or dirt attached to the underside of the deck will be dislodged. In addition, where fasteners are removed and around other penetrations, dirt will 

be able to filter into the building, Where the building has no intermediary ceiling, dust from the roof may cause a concern for the occupants below. No clean 

up of the interior is included unless specified in writing. 

Insulation availability and costs are volatile. World chemical shortages have caused materials to be in short supply and prices to change without notice. This 

fact may result in delays to the project and or price increases to this contract. If either or both of these conditions should occur we will notify the owner. The 

additional cost of the insulation will be passed on to the owner as an increase to the contract amount. 

Winter Work: This contract does not include extra work to remove ice and snow. Consequently, work done between November 15th and April 15th can be 

problematic if normal climatic conditions for late Fall and Winter prevail. 

If it is necessary to do the specified work when snow and ice are present, we will 

remove the ice and snow on a labor plus materials basis. (Labor rate will be $45.00/hr.) 

Ventilation, Condensation, Water Vapor & Mold: Bruttell Roofing, Inc does not represent itself as an expert in mechanical ventilation or vapor transmission. 

Problems such as excessive heat loss or vapor transmission that may cause the formation of condensation within or on the structure or the roofing system as

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