MTT Docket 26-002253.pdf

Andrew J Geraghty Petitioner V City Of South Haven Respondent · 26-002253-TT

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202-30 

05/07/2026 01:27 

PM 

2026 BOARD OF REVIEW DECISION 

FROM 

CITY OF SOUTH HAVEN 

MICHELE ARGUE 

539 PHOENIX ST 

SOUTH HAVEN MI 49090 

NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: 

GERAGHTY ANDREW J & ASHLEY A 

12102 S QAK PARK AVENUE 

PALOS HEIGHTS IL 60463 

N 

PROPERTY IDENTIFICATION: (Parcel Code required. Property address 

and legal description optional): 

80-53-715-020-60 

261 BLACK RIVER ST 

C53A6 3-1-17 875-100 865-592 1214-90 1222-13 1659-511 * 

‘UNIT NO. 6 HARBORSIDE CONDOMINIUM TOGETHER 

‘WITH 

A 1/14 INTREST IN THE LAND AS DESCRIBED ON 

THE DEED RECORDED IN LIBER 775, PAGES 737 THROUGH 

TRINCL. 

iii 

: By 

THIS PROPERTY IS CLASSIFIED 

401 

(RESIDENTIAL-IMPROVED) % 

he, ii 

Thank you for attending this years March Board of Review. The Board has reviey 

to compute your assessment and taxable value. 

The Board has completed their review of parcel number 80-53-71 5 W 

Board of Review Comments 

{ hgintoriton you supplied and the data necessary 

[2026 ORIGINAL ASSESSED VALUE 

216,100 

Fr 

[2026 "BOARD OF REVIEW" ASSESSED VALUE' 

4 

216,100 

| 

(if the above amounts are the same, no rvsiggieveienngh) 

[2026 ORIGINAL TAXABLE VALUE & pi 

216,100 

| 

[2026 

"BOARD OF REVIEW" TAXABLE 

216,100 

Hl 

“EE 

| 2026 PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 

0.0000 

Please feel free to contact the assessor at fie address listed above or call if you have any questions. 

“Effective March 1, 2013, the Tribunal is no longer able to accept Small Claims letter appeals. Rather, you are required to file a petition to 

initiate a new Small Claims appeal. Petition forms are available on this website.” 

http://www.michigan.gov/taxtrib/0,4677,7-187-38254---,00.html

; 

KRORe-30 

oa 

nt en 

Leer 

Petition to Board of Review 

L4035 

This form Ie issued under the wuihority of PA. 206 of 1893, as sanded. Filing i voluntary; however. you may, not appeal 0 the Michigan Tax Tribunal unless you fist protest 

Yo the Board of Review, except when the propery is 

clasified 

as commercial 

al 

rol. or 

Tax Commission unless you first protest 10 the Board of Review. 

TO BE COMPLETED BY OWNER OR OWNER'S AGENT 

"Owner's Name (Please Print or Type) 

ental 

real. You may riot appeal property classification io the Stale 

Peliioner's 

Name (If Other (han Owner. Please Print or Type] 

ii} 

GERAGHTY ANDREW J & ASHLEY APRIL 

Andrew Geraghty 

Township or Clty 

County 

Year of Appeal 

South Haven 

Van Buren 

2026 

The undersigned protests the assessed value and/or the tentative taxable value and/or the property classification andlor the qualified 

of the 

property: 

Property i0entived (Parcel code required. Property address and legal description optional ) 

80-53-715-020-60 

Protested ftem: 

Assessed Value 

[] Tentative 

[] Taxable Status [] Classification 

[] Qualified Agricuitural 

Taxable Value 

(exemption) 

Property Exemption 

value 

with exempt status and denied o late filed 

Owner's Estimate of True Cash Value (Markel value) 

$380,000 

Se 

— 

| 

2 

VALUE 

Complete this section for a protest of Taxable Value. 

‘Reason: 

[] Value of Losses 

[C] Value of Additions 

[] Poverty Exemption 

[] Uncapping % 

SUNT 

Be 

A 

x 

to change the classification. The Board of Review must make their decision ragarding classification in accordance 

Compiled Laws. The Board of Review shall not be influenced by the effect that a particular classification has on 

rs 

or qualified 

Classcation 

of oper 

Gisiicaion 

Shad bu (Gwak one ol Fe olor 

0 

2025 (2 months later) for $377,000 

and

618, Page 2 

FOR BOARD OF REVIEW USE ONLY 

INSTRUCTIONS: Incorporate a copy of this form and the assigned number in the Board of Review minutes 

A o— 320 

So. 53-7(5-020- (0 

1. ASSESSED VALUE _ 

ies 

SRS 

Eads 

Disposition by Board of Review. The Board of Review must tats 

reason fo fs scion below. 

Denied 

[] Assessed value Changed From [ 

2/8 

(00 

Jo 

] 

Record of Vole — Board or three-member commjftee of board 

Member: 

PQves [| No KALB Member: 

[Yes [| No 

Initials 

Initials 

Chairperson 

Initials, 

Reason for Board Action 

ror ly 

ASSESSED 

Ifyou disagree with the decision of the Board of Reiss regarding tentative assessed value, you may appeal that decision by filing a petition with the Michigan Tax Tribunal 

at PO Box 30232, Lansing, MI 48909. C 

l, 

Real, De 

Real, 

Cor 

Personal, 

‘and Utility 

Property may 

be appealed by May 31. Agricultural Real, Resident Real, Timber-Cutover Real and Agricultural Personal Property may be appealed by July 31. The petition must be filed 

on a Michigan Tax Tribunal form or a form approved by the Michigan Tax Tribunal. 

Michigan Tax Tribunal forms are available at www.michigan gov/taxirb. 

2. TENTATIVE TAXABLE VALUE 

Disposition by Board of Review. The Board of Review must state the reason for ts action below. 

[X peniea 

[[] Tentative Taxable Value Changed From 

Ue (D0 

to 

(See attached L-4035A) 

‘Record of Vote — Board or three-member committee of board 

Chairperson: 

[)(] Yes [] 

No yi 

Member: 

Jp]. 

ves Cy ek BANA, 

ars 

[Jes [Ono 

ls 

Initials 

Initials, 

Reason for Board Action 

rrorerdy Assessed 

If you disagree with the decision of the Board of Review Jogarding tentative taxable value, you may appeal tha decision by ling a patton with the Michigan Tax Tribunal at 

PO Box 30232, Lansing MI 48909. C 

Real, 

eal, 

Developmental Real, Cor 

Industral 

and Utiity. 

Property may be 

appealed by May 31. Agricultural Real, Residential Real, Timber-Cutover Real and Agricultural Personal Property may be appealed by July 31. The pelition must be filed on 

2 Michigan Tox Tribunal fom o a fom approved by the Michigan Tax Tribunal. Michigan Tak Tribunal forms are avaiable at ww nicigan, county 

3. CLASSIFICATION 

hia 

Disposition by Board of Review. The Board of Review must State the reason for its action below. 

O Denied 

O Classification Changed From 

to 

Record of Vole — Board or three-member committee of board 

Chairperson: 

[] Yes [] No 

Member. 

[Jes [ne 

Member: 

[Dyes [Ino 

initials 

Initials, 

Initials 

Reason for Board Action 

If you disagree with the decision of the Board of Review regarding classification, you may appeal by sending Form 2167 to the State Tax Commission at PO Box 30471, 

Lansing MI 48909, by June 30. 

4. QUALIFIED 

AGRICULTURAL PROPERTY EXEMPTION 

Disposition by Board of Review. The Board of Review must state the reason for its action below. 

[] exemption Request Denied 

[[] Exemption percent modified from 

% to 

% 

‘Record of Vote — Board or three-member committee of board 

Chairperson: 

[] Yes [| No 

Member 

[J Yes [Jno 

Member: 

[J ves [no 

Tnitials 

Initials 

initials 

Reason for Board Action 

1 you disagree with the decision of the Board of Review regarding qualified agricultural property exemption, you may appeal that decision by fing a petition with the 

Michigan Tax Tribunal at PO Box 30232, Lansing MI 48909 by July 31. The petition must be fled on a Michigan Tax Tribunal form or a form approved by the Michigan Tax 

Tribunal. Michigan Tax Tribunal forms are available at www. 

michigan.gov/axiib. 

5. ADJOURNMENT 

3 

J 

Hits 

EE 

7: 

Sele 

Date of Final Adjoumment of Board of Review 

2 

| 

- 20 

wr 

Uh) Pr ard 

3.23 

20k 

J

see 

THIS IS NOT A TAX BILL 

L4400 

1073 (Rev 10:29 

Notice of Assessment, Taxable Valuation, and Property Classification 

“This form is issued unde the authority of Public Act 206 of 1893, Sec. 211.24c and Sec 211 34c, as amended. This is a model assessment notice to be used by the local assessor 

FROM CITY OF SOUTH HAVEN 

PARCEL IDENTIFICATION 

MICHELE ARGUE 

PARCEL NUMBER: 

80-53-715-020-60 

539 PHOENIX ST 

PROPERTY ADDRESS: 

SOUTH HAVEN MI 49090 

261 BLACK RIVER ST # 06 

SOUTH HAVEN, MI 49090 

SCHOOL DISTRICT CODE: 

~~ 80010 

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

EXEMPTIONS 

GERAGHTY ANDREW J & ASHLEY A 

% Exempt As "Homeowners Principal Residence”: 

00% 

12102 S QAK PARK AVENUE 

% Exempt 

As "Qualified Agricultural Property”: 

00% 

PALOS HEIGHTS IL 60463 

% Exempt 

As "MBT Industrial Personal": 

00% 

% Exempt 

As "MBT Commercial Personal": 

00% 

Exempt 

As "Disabled Veteran or Surviv 

Emus 

norSuniving 

yoo 

No 

Exempt 

As "Qualified Forest Property”: 

0 Yes 

[X] 

No 

Exempt 

As "Development Property”: 

[dYes 

[X] 

No 

LEGAL DESCRIPTION: 

C53A6 3-1-17 875-100 865-592 1214-90 1222-13 1659-511 

* UNIT NO. 6 HARBORSIDE CONDOMINIUM TOGETHER WITH A 1/14 

INTREST IN THE LAND AS DESCRIBED ON THE DEED RECORDED IN LIBER 775, PAGES 737 THROUGH 772 INCL. 

ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 

401 

Residential 

PRIOR YEAR'S CLASSIFICATION IF DIFFERENT: 

401 

Residential 

The change in taxable value will increase/decrease your tax bill 

PRIOR AMOUNT 

CURRENT TENTATIVE 

CHANGE FROM 

for the 2026 

year by approximately: 

$4786 

YEAR: 

2025 

AMOUNT YEAR: 

0c 

CURRENT YEAR 

1. TAXABLE VALUE: 

137,082 

216.100 

79.018 

2. ASSESSED VALUE: 

190,500 

216,100 

25600 

3. TENTATIVE EQUALIZATION FACTOR: 

1.000 

7 

- 

4. STATE EQUALIZED VALUE (SEV): 

190,500 

216,100] 

25,600 

5. WAS THERE A TRANSFER OF OWNERSHIP 112025 

THAT RESULTED IN A TAXABLE VALUE UNCAPPING? 

6. Assessor Change Reason(s): 

Yes [No 

The 2026 Inflation rate Multiplier is: 1.027 

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

Name: 

[Telephone Number. 

Email Address 

MICHELE ARGUE 

(269) 637-0745 

JWOODLEY@SOUTHHAVENMI.GOV 

March Board of Review Appeal Information. The Board of Review will meet at the following dates and times: 

THE LOCAL BOARD OF REVIEW WILL MEET AT CITY HALL, 539 PHOENIX ST ON TUESDAY, MARCH 10TH FROM 9:00 AM. 

- 

12:00 PM & 1:00 PM - 4:00 PM., AND THURSDAY, MARCH 12TH FROM 3:00 P.M. TO 9:00 PM. 

IF AN APPOINTMENT IS NEEDED PLEASE CALL (269) 637-0745 TO SCHEDULE ONE. APPEALS CAN BE MADE BY MAIL, FAX 

269-637-5319, OR EMAIL TO JWOODLEY@SOUTHHAVENMI.GOV 

. APPEALS BY MAIL MUST BE RECEIVED BY MARCH 12, 

2026. 

ALL APPEALS ARE TO BE ACCOMPANIED BY A COMPLETED BOARD OF REVIEW PETITION FORM #618. PLEASE CONTACT 

THE ASSESSOR'S OFFICE IF ADDITIONAL INFORMATION IS NEEDED

2026 PROPERTY TAX APPEAL SUMMARY 

A Case for Adjusting the State Equalized Value (SEV) 

Property Address: 

261 Black River St #6 

South Haven, MI 49090 

Property Owners: Andrew & Ashley Geraghty 

Parcel Code: 80-53-715-020-60 

Valuation Timeline & The Discrepancy 

2025 SEV 

PURCHASE (June 11, 2025) 

2026 SEV & MARKET VALUE 

$190,500 

(Prior to Purchase) 

$415,000 

(Included furniture & bookings) 

$432,200 (Market Value) 

$216,100 (SEV) 

The 2026 Assessed Market Value is $17,200 (approx. 4%) higher than the 

June 2025 purchase price. 

This increase lacks justification based on included assets, comparable sales, 

and shifting market conditions. 

Core Arguments for a Lower Assessment 

1. 

Purchase Included Non-Real Es- 

tate Assets 

The $415,000 purchase price does not rep- 

resent pure real estate value. 

The trans- 

action included substantial personal prop- 

erty and business revenue: 

+ Contents included: Furniture, electron- 

ics, and bedding. 

+ Guaranteed Revenue: 

Active 

Short- 

Term Rental (STR) bookings were already 

placed and transferred to the buyers at 

closing. 

*These 

non-assessable 

elements 

inflated 

the 

baseline purchase price. 

2. 

Direct Comparable Sale in Build- 

ing 

A 

highly 

relevant 

comparable 

sale 

oc- 

curred 

in the exact same building just 

two months after our purchase, reflecting 

the true, stabilized real estate value. 

Comparable Sale (August 2025): 

+ Price: $377,000 

+ Parcel Number: 80-53-715-020-30 

*This $377k sale strongly contradicts the city’s 

$432,200 valuation.

3. STR Market Oversupply & Falling 

Values 

At the time of purchase (June 2025), 

a 

moratorium on STR licensing created arti- 

ficial scarcity and pent-up demand, inflat- 

ing prices. 

Current Market Shift: 

The moratorium 

has now been lifted. This has flooded the 

market with new STR properties to meet 

demand. Basic economics dictate that as 

supply drastically increases, the premium 

value of existing STR properties will go 

down, not up. 

4. Unjustified 4% Value Increase 

The city’s assessment claims the real es- 

tate value increased by over 4% (an addi- 

tional $17,200) since the june 2025 pur- 

chase. 

There 

is no reasoning or market data 

to support 

a 4% appreciation over such 

a short period, especially when account- 

ing for the included personal assets in the 

original price and the downward pressure 

from the lifted STR moratorium. 

Summary & Requested Action 

The current assessed market value of $432,200 is artificially inflated. It fails to deduct the 

value of transferred personal property and STR bookings from the initial sale, ignores a direct 

$377,000 comparable sale within the same building, and contradicts the downward pricing 

pressure caused by the lifted STR moratorium. 

We respectfully request that the 2026 Assessed Market Value be lowered to $380,000 (an 

SEV of $190,000) to accurately reflect the true, uninflated real estate value of this 

property.

261 BLACK RIVER ST 

SOUTH HAVEN, MI 49090 

Parcel #80-53-715-020-30 

Property Owner: FLETCHER FAITH A 

Owner and Taxpayer Information 

FLETCHER FAITH A 

Owner 

23027 BLUEJAY AVE 

MATTAWAN, MI 49071 

Taxpayer 

SEE OWNER INFORMATION 

General Information for Tax Year 2025 

Property Class 

401 RESIDENTIAL-IMPROVED 

School District 

SOUTH HAVEN PUBLIC SCHOOLS 

Map # 

C53A3 

User Number ldx 

1 

User Alpha 1 

No Data to Display 

User Alpha 3 

No Data to Display 

Historical District 

No 

User Alpha 2 

No Data to Display 

Unit 

80-53 CITY OF SOUTH HAVEN 

Assessed Value 

$190,500 

Taxable Value 

$137,082 

State Equalized Value 

$190,500 

Date of Last Name Change 08/27/2025 

Notes 

Not Available 

Census Block Group 

No Data to Display 

Exemption 

No Data to Display 

Principal Residence Exemption Information 

Effective Date 

06/21/2021 

Principal Residence Exemption 

2025 

Previous Year Information 

. 

~ 

Year 

| 

MBOR Assessed 

2024 

$152,600 

2023 

$132,200 

2022 

$120,600 

Land Information 

Zoning Code 

Land Value 

$381,000 

Renaissance Zone 

No 

ECF Neighborhood 

AREA 2 

Lot Dimensions/Comments No Data to Display 

Total Acres 

Not Available 

Land Improvements 

$0 

Renaissance Zone 

Expiration Date 

Rerbate wai 

Mortgage Code 

No Data to Display 

Neighborhood Enterprise 

No 

Zone 

= 

~ 

Lot(s) 

!No lots found. 

Legal Description 

snes] 

100.0000% 

Final SEV| 

$152,600 

$132,200 

$120,600 

Frontage 

Final 

100.0000% 

Final Taxable 

$132,961 

$126,630 

$120,600

C53A3 3-1-17 873-124 851-591,592 1036-710 1706-442 1721-349 1782-754 *** UNIT NO. 3 HARBORSIDE CONDOMINIUM TOGETHER WITH A 1/14 INTEREST IN THE LANE 

AS DESCRIBED ON THE DEED RECORDED IN LIBER 775, PAGES 737 THROUGH 772 INCL AND AMENDMENTS THERETO. 

Land Division Act Information 

Date of Last Spiit/Combine No Data to Display 

Date Form Filed 

No Data to Display 

Date Created 

No Data to Display 

Acreage of Parent 

0.00 

Split Number 

[1] 

Parent Parcel 

No Data to Display 

Number of Splits Left 

Not Available 

Unallocated Div.s of Parent 0 

Unallocated Div.s 

0 

Transferred 

Rights Were Transferred 

No 

Courtesy Split 

No 

Sale History 

‘SaleDate 

| 

Sale Price] instrument] Grantor 

Grantee 

Terms of Sale 

Liber/Page 

|Comments 

08/22/2025 $377,500.00 WD 

KAWASKI JEFFREY THOMAS FLETCHER FAITH A 

03-ARM'S LENGTH 

1782-754 

06/16/2021 

$255,000.00 WD 

ARUNDEL JOHN T &ELLEN 

 KAWASKI JEFFREY THOMAS 03-ARM'S LENGTH 

1721-349 

M 

09/03/2020 

$0.00 WD 

ARUNDEL JOHN & ELLEN 

ARUNDEL JOHN T & ELLEN 

18-LIFE ESTATE 

1706-442 

M 

02/01/1995 

$0.00 OTH 

ASHLEY 

ARUNDEL 

21-NOT 

01036:00710 

USED/OTHER

261 BLACK RIVER ST 

SOUTH HAVEN, MI 49090 

Parcel #80-53-715-020-60 

Property Owner: GERAGHTY ANDREW J & ASHLEY APRIL 

Owner and Taxpayer Information 

GERAGHTY ANDREW J & ASHLEY APRIL 

Owner 

12102 S OAK PARK AVE 

PALOS HEIGHTS, IL 60463 

Taxpayer 

SEE OWNER INFORMATION 

General Information for Tax Year 2025 

Property Class 

401 RESIDENTIAL-IMPROVED 

School District 

SOUTH HAVEN PUBLIC SCHOOLS 

Map # 

C53A6 

User Number Idx 

1 

User Alpha 1 

No Data to Display 

User Alpha 3 

No Data to Display 

Historical District 

No 

User Alpha 2 

No Data to Display 

Unit 

80-53 CITY OF SOUTH HAVEN 

Assessed Value 

$190,500 

Taxable Value 

$137,082 

State Equalized Value 

$190,500 

Date of Last Name Change 10/09/2025 

Notes 

Not Available 

Census Block Group 

No Data to Display 

Exemption 

No Data to Display 

Principal Residence Exemption Information 

Effective Date 

No Data to Display 

Principal Residence Exemption 

2025 

Previous Year Information 

Year 

| 

MBOR Assessed 

2024 

$152,600 

2023 

$132,200 

2022 

$120,600 

Land Information 

Zoning Code 

Land Value 

$381,000 

Renaissance Zone 

No 

ECF Neighborhood 

AREA 2 

Lot Dimensions/Comments No Data to Display 

Total Acres 

Not Available 

Land improvements 

$0 

Renaissance Zone 

Expiration Date 

No Data to Display 

Mortgage Code 

No Data to Display 

Neighborhood Enterprise 

Ne 

zone 

Ne 

_ 

Lot(s) 

No lots found. 

Final SEV| 

$152,600 

$132,200 

$120,600 

Frontage| 

Legal Description 

June 1st 

0.0000% 

Final 

0.0000% 

Final Taxable 

$132,961 

$126,630 

$120,600 

Depth

CS3A6 3-1-17 875-100 865-592 1214-90 1222-13 1659-611 1718-717 1780-558 * UNIT NO. 6 HARBORSIDE CONDOMINIUM TOGETHER WITH A 1/14 INTREST IN THE LAND 

AS DESCRIBED ON THE DEED RECORDED IN LIBER 775, PAGES 737 THROUGH 772 INCL. 

Land Division Act Information 

Date of Last Spiit/Combine No Data to Display 

Date Form Filed 

No Data to Display 

Date Created 

No Data to Display 

Acreage of Parent 

0.00 

Split Number 

0 

Parent Parcel 

No Data to Display 

Number of Splits Left 

Not Available 

Unallocated Div.s of Parent 

0 

Unallocated Div.s 

Transferred 

¥ 

Rights Were Transferred 

No 

Courtesy Split 

No 

Sale History 

Sale Date | 

Sale price| Instrument [Grantor 

Grantee 

Terms of Sale 

[tiberrpage| comments 

06/11/2025 $415,000.00 WD 

JAHNKE MATTHEW J & 

GERAGHTY ANDREW J & 

03-ARM'S LENGTH 1780-558 

SAMANTHA C 

ASHLEY APRIL 

04/19/2021 $235,500.00 WD 

VANDERKOLK BRUCE & LYNN 

 JAHNKE MATTHEW J & 

03-ARM'S LENGTH 1718-717 

TRUSTEES 

SAMANTHA C 

1018/2017 

$000 QC 

VANDERKOLK BRUCE & LYNN 

 VANDERKOLK BRUCE &LYNN 

 14-INTO/OUT OF 

1659-511 

mM 

TRUSTEES 

TRUST

yr Approximately How Long was the property for sale? 

Days 

South Haven City Assessor-Property Sale Verification 

Parcel # / Class 80-53-715-020-60 

401 

[REC 

E ro nv; VER] 

{GH=HE 

Property Address: 

_261 BLACK RIVER ST # 06 

JUL 02205 

rc: 

Vacant 

 Tomproved 

al 

EET Ary 

Date PTA File 

06/12/25 L— 

hers A 

TTHEW 

1 & SAMANTHA C 

sun 

Source: PROPERTY 

TRANSFER AFFIDAVIT 

Sale Date: 06/12/25” 

Document Type PTA 

Liber/Page: 

Terms: 03-ARM'S LENGTH 

1a. Total Purchase Price $__7/5 coy 

1b. Type of Purchase or Sale: 

Please select from list below: 

Cash 

Mortgage Assumption* 

Auction 

_____ Land Contract* 

___ Second Mortgage* 

_______ Combinations 1-6 or other? Explain 

New Mortgage* 

Purchase Money Mortgage to Sellers* 

1c. *Specialty Type of Mortgage: 

Conventional 

FHA 

— FmHA 

_____ land Contract 

Wraparound or Blended Rate 

MSHDA 

Buydown 

__ Variable Rate 

ea UN 

Purchase Money Mortgage 

2. Was there 

(Personal Property) 

- 

Goodwill 

- (Inventory> 

- 

Nome 

included in the sale price 

If so, please attach a bill of sale. If a bill of sale was not provided please list any personal property such as furniture, 

fixtures, appliances, etc on the back of this form with each respective value at the time of the sale. 

3. Was the Sale listed with a Realtor? 

(Yes, 

No Who: 

4. How did you learn of the sale? 

MLS, 

Word of 

Mouth, 

Affiliated Parties, 

Sign, 

Auction, 

Bankruptcy, 

Months 

Yrs 

6. What was the original Asking price 119, 000 

7. Was there a Fee Appraisal Done? 

Yes 

Fee Appraisal Value: 

8. Were there any Family or Business Ties 

the buyer and seller? 

Yes (No) Relationship: 

9. Do you own any adjacent property to the sale? 

Yes/No 

10. Were there any unusual or extraordinary circumstanceS Tavolved with the sale/purchase transaction which may have 

influenced the stated amount of the sale/purchase price? If yes, please explain: 

13. Any Special Assessments or Back Taxes due at the time of sale? 

Yes (No 

11. Was the property leased from the seller by the buyer at the time of sale? 

_ N> 

If yes, was there an option to buy? 

Describe: 

14. Major Chang 

Yes {5 

has 

(Acer 

Signature: 

Date: 

_(~2G-R0asy, 708-339 -Ha5Y 

Making aes] FE 

ama 

ade 

ae 

a 

Tr 

to buildings or land following the sale? 

= 

Sale Price: 

$415,000 

Adjusted Sale Price: 

$415,000 

Reason for Adjustment: 

Cur Assd: 

$188,800 

Assd when sold: 

$190,500 

Ratio: 

45.90

ReecoX 

 Foenituce 

A 

3 

3 

Soo 

Sechonal 

coun 

# goo 

Dining fable 4 chic 

Ho 

Pato able + gnacs 

# oo 

Pakio 

Couch & Chairs 

ss Frid 

geo 

Enteckain ment Stand 

55 Oven 

# Jeo 

Nig 

stands x4 

£55 Dishuaghe” 

FS 

Coblee 

tuples 

To 

eo | i 

F900 

Weber Gps 

Geil 

$60 

Bunk beds + mattress 

FI° 

King sige bed § frime 

#US° 

Queen size bed 

+ fame 

Vow 

ees 

F tooo 

Washer | Dryer 

§o Colfee Maker 

Fox0 

[55 Mi Gro wave 

GC 

Hoo 

Becdn anaits X 

vento 

ff 350 

Lamps 

x 

(o 

Fro 

Linens 

Egpaprant 

B10 

Cleaning supphes 

$30 

GET 

LE 

#100 

Variax to lerrics 

BaD 

Approx 33 LG TVs 

X 2 fae Fi Thera 

H 

(oo 

Modem [Rowe 

ren 

mse 

6 100 

Nes} Seach 

Her mosisi— 

F100 

Hae doyers 3 mise. Smet elechronics 

(Reut 

Furniture 

Bg uso 

Eqif 

Hd gso 

Apphances 

8 3,400 

Inventory 

0 

H 13.850

Parcel Number: 

80-53-715-020-60 

Jurisdiction: 

CITY OF SOUTH HAVEN 

- VBC 

County: 

VAN BUREN 

Printed on 

0302/2026 

Grantor 

Grantee 

TTT 

sale] 

sale 

Inst. 

Terms of Sale 

Liber 

Verified 

Prent. 

Price 

Date 

Type 

& Page 

‘By 

Trans. 

JAHNKE MATTHEW 

J 

& SAMANT |GERAGHTY ANDREW 

J 

& ASHLE 

415,000 

06/11/2025 [WD 

03-ARM'S LENGTH 

 |1780/558 

PROPERTY TRANSFER | 100.0 

[VANDERKOLK BRUCE 

& 

LYNN 

JAHNKE MATTHEW 

J 

& SAMANT 

235,500, 

04/23/2021 

[WD 

03-ARM'S LENGTH 

1718/717 

PROPERTY TRANSFER 

100.0 

VANDERKOLK BRUCE 

& 

LYNN 

'VANDERKOLK BRUCE 

& 

LYNN 

T| 

[H 10/18/2017 

{QC 

14-INTO/OUT 

OF TRUST 

1659/511 

PROPERTY TRANSFER 

0.0 

VANDERKOLK 

la? ad 

10/13/1989 

[WD 

03-ARM'S LENGTH 

875/100 

BUYER/SELLER 

0.0 

Property Address 

Class: RESIDENTIAL-TMPRO 

|Zoning: R-2 

[Building Permit (s] 

Date 

Number 

Status 

261 

BLACK RIVER ST 

# 

06 

School: 

SOUTH HAVEN 

PUBLIC SCHOOLS 

P.R.E. 

0% 

[Owner's Name/Address 

[MAP 

¥: 

HARBORSIDE 

06 

— 

[GERAGHTY ANDREW 

J 

& ASHLEY 

A’ 

|S 

i 

e018 

138 fever. 

15 13 

errr 

eee - 

Neo 

& MO Ma smc 

2026 Est TCV 432, 136 TCV/TFA: 

415.12 

oo 

i 

PALOS HEIGHTS 

IL 60463 

[¥ [Improved 

7 

Vacant 

Land Value Estimates 

for Land Table 04C02.NORTH CITY CONDGS 

Public 

* 

Factors 

* 

Improvements 

Description 

Frontage 

Depth 

Front 

Depth 

Rate %Adj. Reason 

Value 

oT 

= 

— 

BiTE oad 

=== RATE TABLE RATE 

1 

4751 SqFt 37.35000 

100 

177,450 

ax 

Description 

Gravel Road 

0.11 Total Acres 

Total Est. Land Value 

= 

177,450 

C53A6 3-1-17 875-100 865-592 1214-30 

x 

[paved Road 

: 

1222-13 1659-511 

* UNIT NO. 

6 HARBORSIDE 

ly 

|srorm Sewer 

] 

CONDOMINIUM TOGETHER WITH A 1/14 INTREST 

sidewalk 

IN THE LAND AS DESCRIBED ON THE DEED 

% 

|Water 

{RECORDED IN LIBER 775, 

PAGES 737 THROUGH 

|x 

|geyer 

112! Het 

|x 

[Electric 

| 

Comments /Influences 

x 

[cas 

| 

“|x 

[curb 

Street Lights 

Standard Utilities 

Underground Utils. 

"Topography 

of 

1 

Site 

i 

[€ 

Level 

— 

Rolling 

X 

Low 

High 

Landscaped 

Swamp 

Wooded 

Pond 

X 

|Wwaterfront 

Ravine 

Wetland 

eee 

us 

Flood Plain 

Year 

Land 

Building 

Assessed’ 

Board 

of| 

Tribunal/ 

Taxable 

Value 

Value 

Value 

Review 

Other 

Value 

Who 

When 

What 

12026 

88,700 

127,400 

216, 100 

216, 1008 

| 

~ 

RE 

09/19/1985 

2075 

74,300 

116,200 

150, 500 

137, 082C 

The Equalizer. 

Copyright 

(c) 

1999 

- 2009.|cp 

01/11/2000 INSPECTED 

Licensed 

To: 

City 

of South Haven, 

County 

2024 

41,500) 

1102800) 

152; 600) 

13229618, 

of Van Buren, 

Michigan 

2023 

34,000] 

98,200 

132,200 

126, 630C 

*** Information herein deemed reliable but not guaranteed***

Residential Building 

1 of 

1 

Parcel Number: 

80-53-715-020-60 

Printed on 

03/02/2026 

Building Type 

(3) 

Roof (cont.) 

| 

(11) 

Heating/Cooling 

(15) Built-ins 

| 

(15) Fireplaces 

(16) Porches/Decks | (17) Garage 

| 

— 

al 

iii 

LE 

| 

Single Family 

Eavestrough 

X 

Gas 

0il 

| 

|Elec. 

Appliance Allow. 

| 

Interior 

1 Story |Area Type 

Year Built: 

3 

9] 

vp 

Mobile Home 

Insulation 

Wood | 

Coal| 

[Steam 

[Cook Top 

| 

Interior 

2 Story 

j=——zm——— 

Car Capacity: 

Ly 

In 

i 

i 

ow 

VY 

Tascer 

own Home 

0{Front Overhang 

Rand 

See 

ME 

Dishwasher 

| 

!2nd/same Stac 

. 

Class: 

Duplex 

0jother Overhang 

[Forced Ar w/a Ducts 

Garbage Disposal 

Two Sided 

Bal 

(Exterior: 

A-Frame 

li 

Forced pix wl Ducts 

Bath Heater 

| 

Exterior 

1 Story 

ood 

Balcony 

prick ven. 

(4) Interior 

- 

. 

, 

vent 

Fan 

Exterior 

2 Story 

Stone Ven. : 

X [Wood 

Frame 

TIT 

EE 

ers 

LLEGEELE) HASSROARH 

Hot Tub 

Prefab 

1 Story 

Common Wall: 

i 

Drywall [7 Plaster 

Elec. Coll. Radiant 

Unvented Hood 

| 

Prefab 

2 Story 

Foundation 

Building Style: 

_Poneled | 

Wood iG 

Radiant 

(in-floor) 

| 

vented Hood 

| 

|meat Circulator 

Finished 

? 

2 

STORY 

“3 Decoration 

Electric Wall Heat 

Intercom 

Raised Hearth 

} 

Auto. 

Doors: 

[Trim 

& Decoration 

\Space Heater 

ET 

TET 

[TT re 

ees SR 

P 

Jacuzzi Tub 

Wood Stove 

tech. 

Doors: 

oe 

RE 

[Ex 

[Xora 

| 

[Min 

Wall/Floor Furnace 

Jacuzzi repl.Tub 

Direct-vented Ga 

rea 

1985 

0 

— L177 x 

[Forced Heat 

& Cool 

| 

[ooo¥ 

habia 

Goo 

Condition: Good 

oe 

(of ICloants) 

Heat; Buh 

| 

[Microwave 

[last A. 

Storage Area: 

| [Bs Txord 

Smal _ No Heating/Cooling = 

|standard Range 

|EfZecs Bae: Poa 

Too 

= 

iiNo Cone. Floor: 

mod 

—TICentral Air 

Self Clean Range 

|Fl0OF 

Area: 

1, 

Ee 

Room List 

Doors 

[SoTid[X] H.C. 

wood FeERIEs 

sqina 

Total Base New : 

129,960 

E.C.F. 

‘Bsmnt Garage: 

H 

“Basement 

157 Floors ~~" hedyro———— 

[Trash compactor 

|TOtal Depr Cost: 

84,473 

x sos 

| 

1st Floor 

(12) Electric 

Central Vacuum 

Estimated T.C.V: 

254,686 

{Carport Area: 

1 

2nd Floor 

Sirchen: 

~ O7Amps Service 

| 

Security System 

| 

Root 

i 

er: 

20 

we 

cop 

Bedrooms 

Othess 

No./Qual. 

of Fixtures 

Cost Est. 

for Res. Bldg: 

1 

Town Home 

2 STORY 

cls 

c 

Blt 1985 

nl 

(1) 

Exterior 

IX 

[Ex 

in 

Exterior Units: 

0 

Interior Units: 

1 

Roof: 

In 

J 

Jord 

| 

TAI 

(11) 

Heating 

§ 

dH 

Cool 

X 

[Wood/Shingle 

(6) 

Ceilings 

a 

PTT oe 

eating 

System: 

Forces 

leat 

& 

Coo. 

Aluminun/Vinyl 

- 

jlio. of Elec, TT | Ground Area = 526 SF 

Floor Area = 1041 SF. 

(Many 

X [Ave. 

rev 

i Phy/Ab. Phy/Func/Econ/Comb. 

% Good=65/100/100/100/65 

Brick 

| 

A 

i 

i 

1137 

Plumbing 

Building Areas 

. 

. 

| 

Enauiation 

i 

erase FIER BT Stories 

Exterior 

Foundation 

size 

Cost New 

Depr. Cost 

-- 

rr 

rs 

= 

wverage 

Fixture(s 

1 

Story 

Siding 

Slab 

11 

12) Windows 

(7) Excavation 

© 

13 Fixture Batn 

3 

Sising 

be 

is 

| 

Many 

Large 

Basement: 

0 

S.F. 

. 

1 

2 Fixture Bath 

i 

Total: 

115,328 

74,962 

| 

X 

|Avg. 

X Avg. 

Crawl: 

0 

S.F. 

Softener, 

Auto 

Other Additions/Adjustments 

H 

Few 

Small 

Slab: 

526 

S.F. 

Softener, 

Manual 

| plumbing 

i 

Wood Sash 

| 

Height 

to Joists: 

0.0 

lal 

er Heat 

2 Fixture Bath 

1 

3,026 

1,967 

| 

Metal Sash 

oom 

o 

ing 

Porches 

Vingl Sash 

(8) Basement 

Extra Toilet 

cpp 

45 

1,193 

775 

in NON. 

Sink 

Double Hung 

Conc. Block 

Tn 

CEP 

2. 

L821 

1,138 

Horiz. Slide 

Poured Conc. 

eparate Shower 

Balcony 

oa 

iCeramic Tile Floor | 

Wood Balcony 

112 

4,855 

3,156 

sement 

uote: 

Ceramic Tile Wains 

Double Glass 

Treated Wood 

Water/Sewer 

Ceramic 

Tub Alcove 

Patio Doors 

Concrete 

Floor 

Public Matern 

1 

1,480 

962 

Vent 

F: 

i 

Storms 

& Screens 

(9) 

Basement Finish 

- 

ent 

Fan 

Public Sewer 

1 

1,480 

962 

[EES 

(14) Water/Sewer 

Built-Ins 

00! 

Recreation 

SF 

i 

PE 

Dishwasher 

1 

771 

501 

1 

public Water 

X 

Gable 

Gambrel 

Living 

SF 

& 

|pusive seve 

Totals: 

129, 960 

84,473 

| 

Hip 

| 

IMansard 

Walkout Doors 

(B) © 

|o-0 CT 

Notes: 

Flat 

|shed 

No Floor 

SE 

1000 Gal Septic 

ECF (NORTH CITY CONDOS) 

3.015 

=> TCV: 

254,686 

al 

Walkout Doors 

(A) 

[5000 cal Sentic 

X [Asphalt Shingle 

710) 

Floor Support 

al 

septic 

fz 

Lump Sum Items: 

; 

- 

Joists: 

Chimne; 

Brick 

Unsupported Len: 

~ 

SE [+1138 

k. 

*** Information herein deemed reliable but not guaranteed***

Parcel Numbe: 

80-53-715-020-60, Residential Building 

1 

Printed on 

03/02/2026 

15 Condo 

Bas 

2 

ED 

foe 

BIE 

30 

25 Condo 

Marl 

mas 

o| 

- 

r 

~N] son 

i 

crmms 

|| oad 

EES 

52 

18 Condo 

1981 

sf 

[rT 

**+ Information herein deemed reliable but not guaranteed+**

03/02/2026 

Valuation Report 

01:24 

PM 

DB: 

City Of South Haven 2026 

80-53-715-020-60 

2026 Est. 

T.C.V. 

GERAGHTY ANDREW 

J 

& ASHLEY A 

Property Class: 

401 

261 BLACK RIVER ST 

# 

06 

Map 

#: HARBORSIDE 

06 

CITY OF SOUTH HAVEN 

- VBC 

SOUTH HAVEN, 

MI 49090 

Land Value Estimates 

for Land Table 04C02.NORTH CITY CONDOS 

* Factors 

* 

Description 

Frontage 

Depth 

Front 

Depth 

Rate $Adj. 

Reason 

value 

RATE TABLE RATE 

1 

4751 SqFt 37.35000 

100 

177,450 

0.11 Total Acres 

Total Est. 

Land Value 

= 

177,450 

Cost Est. 

for Res. Bldg: 

1 

Town Home 

2 STORY 

[SERN 

Blt 1985 

Exterior Units: 

0 

Interior Units: 

1 

Roof: 

(11) Heating System: Forced Heat 

& Cool 

Ground Area 

= 526 SF 

Floor Area 

= 1041 SE. 

Phy/Ab. Phy/Func/Econ/Comb. 

$ Good=65/100/100/100/65 

Building Areas 

Stories 

Exterior 

Foundation 

size 

Cost New 

Depr. Cost 

1 story 

Siding 

slab 

11 

2 story 

siding 

slab 

515 

Total: 

115,328 

74,962 

Other Additions/Adjustments 

Plumbing 

2 Fixture Bath 

1 

3,026 

1,967 

Porches 

cep 

45 

1,193 

775 

cee 

79 

1,827 

1,188 

Balcony 

Wood Balcony 

12 

4,855 

3,156 

Water/Sewer 

Public Water 

1 

1,480 

962 

Public Sewer 

1 

1,480 

962 

Built-Ins 

Dishwasher 

3 

771 

501 

Totals: 

129,960 

84,473 

Notes: 

ECF (NORTH CITY CONDOS) 

3.015 => TCV: 

254,686 

2026 Est. T.C.V. 80-53-715-020-60 

- 

432,136 

Est. TCV/Total Floor Area 

= 415.12, Most recent sale 06/11/2025 for 415,000 

2025 Assessed 

MBOR 

S.E.V. 

Base 

for 

Cap 

IRM 

190,500 

190, 500 

190, 500 

137,082 

2.70 

2026 

New 

Eq. Adjustment 

Loss 

Additions 

Tax Adjustment 

Losses 

0 

25,600 

0 

° 

79,018 

[4 

2026 Assessed 

MBOR 

S.E.V. 

Capped 

=->Taxable<- 

PRE/MBT 

216,100 

216,100 

216,100 

140,783 

216,100 

0

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