Akrivis appraisal 2163 Craigend Ln Lake Orion MI 48362.pdf
The Kelly Pietras Living Trust Petitioner V Township Of Orion Respondent · 26-000698-TT
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Akrivis 920.716.8776 Page 1 | 24 question@akrivisteam.com Made in the United States of America Desktop Appraisal - Residential - Single Family Requested By: Kelly Pietras Institution: Individual Request Date: 6/17/2026 Evaluation ID: YeaYZzDw9HUhm7cDuqmx Author: Erin Sepmoree Intended user: Oakland County & Kelly Pietras 2163 Craigend Ln, Lake Orion, MI 48362 Effective date: 1/1/2026 Report date: 6/30/2026 Inspection: The author reviewed photos of the subject provided by the client for this report.
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Akrivis 920.716.8776 Page 2 | 24 question@akrivisteam.com Made in the United States of America EXECUTIVE SUMMARY Subject Information Property Type: Residential - Single Family Address: 2163 Craigend Ln, Lake Orion, MI 48362 Parcel ID(s): 09-04-301-032 Legal Description: T4N, R10E, SECS 4 & 9 OAKLAND COUNTY CONDOMINIUM PLAN NO 1386 TURNBERRY ON THE NEW COURSE AT INDIANWOOD UNIT 32 LIBER 23975 P 547 11-07-01 FR 09-176-019 Assessment: $330,510 (2026) Current & Proposed use: primary residence Site area: 0.21 acres Building SF: 3,301 SF Year built: 2018 Residential Style: 2 Story - Site Built (1 living unit) Subject zoning: SE, Suburban Estates Flood info: Flood Zone(s): X (unshaded) (FEMA Panel 26125C0218F, dated 9/29/2006) The subject is in a residential part of Lake Orion, MI. Recently, property values in the area have had modest growth. Sale History: The subject property previously sold on 7/30/2025 for $550,000. The property is not currently listed for sale. Current Listing: None Offer to Purchase: None Subject source(s): assessor records and general research
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Akrivis 920.716.8776 Page 3 | 24 question@akrivisteam.com Made in the United States of America Intended Use tax assessment Intended User(s) Oakland County & Kelly Pietras Marketing Period 0-3 months Exposure Time 0-3 months Extraordinary Assumptions The appraiser has not made an exterior or interior inspection of the subject property but has reviewed any third party data that has been provided. Extraordinary assumptions must be made that there are no adverse conditions associated with the improvements or the subject site; that the subject is adequately maintained, livable, and marketable; and that the subject has no functional/external obsolescence that would impact the results of this assignment, unless otherwise noted in the report. Additionally, this is a retrospective appraisal and an assumption is made that the subject is in similar condition as of the retrospective date vs report date. The value derived in this appraisal may differ if any of these conditions are found to be false. Hypothetical Conditions There are no hypothetical conditions made in this appraisal. Highest and Best Use There are no hypothetical conditions made in this appraisal. Interest Appraised Fee Simple Value Indications Approach Sales Approach $585,000 | $177 per SF Reconciled Market Value Retrospective $585,000
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Akrivis 920.716.8776 Page 4 | 24 question@akrivisteam.com Made in the United States of America SUBJECT PHOTOS
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Akrivis 920.716.8776 Page 15 | 24 question@akrivisteam.com Made in the United States of America SALES COMPARISON APPROACH 1 SUBJECT PROPERTY COMPARABLE 1 COMPARABLE 2 COMPARABLE 3 2163 Craigend Ln 108 Greenan Ln 84 Greenan Ln 418 Greenan Ln Lake Orion, MI 48362 Lake Orion, MI 48362 Lake Orion, MI 48362 Lake Orion, MI 48362 Subject Comp 1 Adj Comp 2 Adj Comp 3 Adj Sale Date 7/30/2025 12/19/2025 $855 11/26/2025 $2,330 8/29/2025 $8,164 Sale Price $550,000 $600,000 - $590,500 - $596,000 - Time-Adj Sale Price $550,000 $600,855 - $592,830 - $604,164 - Time-Adj $ per SF $167 $209 - $223 - $214 - Location Lake Orion, MI Lake Orion, MI - Lake Orion, MI - Lake Orion, MI - Site Acres 0.21 0.34 - 0.26 - 0.28 - Year Built 2018 2017 - 2021 - 2009 - Construction Quality average average - average - average - Property Condition average average - good ($80,000) good ($80,000) Building SF 3,301 3,933 - 2,656 - 2,828 - Finished SF above grade 3,301 2,872 $42,900 2,656 $64,500 2,828 $47,300 Finished SF basement 0 1,061 ($43,501) 0 - 0 - Outbuilding Value $0 $0 - $0 - $0 - Bedroom Count 4 4 - 4 - 3 - Bathrooms 3/0/0 4/0/1 ($16,200) 2/0/1 $5,600 2/0/1 $5,600 Parking Features 3/0/0 3/0/0 - 3/0/0 - 2/0/0 $11,000 Residential Style Details 2-Story 2-Story - 2-Story - 2-Story - Final Adjusted Value $584,054 $582,930 $588,064 Gross Adjustments $103,456 $152,430 $152,064 Net Adjustments ($15,946) ($7,570) ($7,936) 1 Please note that the table shown above may use rounded values. The exact values are calculated in a spreadsheet and can include many more decimal values than are feasible to display here. Sales Approach Indicated Value: $585,000 | $177 per SF
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Akrivis 920.716.8776 Page 16 | 24 question@akrivisteam.com Made in the United States of America The subject is a 4-bedroom residential property located in Lake Orion, MI. The search for comparable sales focused on similar properties in the subject's area that sold in the past twelve months prior to the effective date. When considering the comparable properties, we first applied a time adjustment of 4% per year, to account for changing values since the time of each comparables' sale. Then, we adjusted each comparable for various traits relative to the subject. Key adjustments included condition, finished living area, bath count and car storage. After adjustments, the comparable sales range in value from $583,000 - $588,000, which we reconciled to a market value indication of $585,000. Comparable Sale #1 is a residential property that sits on 0.34 acres of land, and we consider its location to be comparable to the subject’s. It is currently being used as a primary residence. The main structure was built in 2017 and has approximately 3,933 square feet of building area. We consider the property to be in average condition and the improvements are of average quality. Comparable Sale #2 is a residential property that sits on 0.26 acres of land, and we consider its location to be comparable to the subject’s. It is currently being used as a primary residence. The main structure was built in 2021 and has approximately 2,656 square feet of building area. We consider the property to be in good condition and the improvements are of average quality. Comparable Sale #3 is a residential property that sits on 0.28 acres of land, and we consider its location to be comparable to the subject’s. It is currently being used as a primary residence. The main structure was built in 2009 and has approximately 2,828 square feet of building area. We consider the property to be in good condition and the improvements are of average quality.
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Akrivis 920.716.8776 Page 17 | 24 question@akrivisteam.com Made in the United States of America COMPARABLE SALES MAP Property Pin Map Location Approx. Distance to Subject Subject S 2163 Craigend Ln, Lake Orion, MI 48362 N/A Comp 1 1 108 Greenan Ln, Lake Orion, MI 0.5 miles Comp 2 2 84 Greenan Ln, Lake Orion, MI 0.6 miles Comp 3 3 418 Greenan Ln, Lake Orion, MI 0.2 miles
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Akrivis 920.716.8776 Page 18 | 24 question@akrivisteam.com Made in the United States of America VALUE CONCLUSION This report considers the market value of the subject property as of the effective date of the report (the “as is” value on 1/1/2026). “MARKET VALUE” means the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: 1. Buyer and seller are typically motivated; 2. Both parties are well informed or well advised, and acting in what they consider their own best interests; 3. A reasonable time is allowed for exposure in the open market; 4. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and 5. 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. Source: 12 CFR § 34.42(h) (2022) There are three general approaches that are typically considered during the valuation process: the Sales Comparison Approach, the Income Approach, and the Cost Approach. Akrivis includes a Sales Comparison Approach with all of our standard valuation reports, and may include additional valuation approaches or other supplemental analyses at the request of the client or the discretion of the report’s author. Our concluded opinion of value is based on the indications of these analyses. Approach Sales Approach $585,000 | $177 per SF Reconciled Market Value Retrospective $585,000 The subject property is a 4-bedroom, two-story home located at 2163 Craigend Lane in Lake Orion, Michigan. Three sales with similar features were discovered and have been analyzed and adjusted for differences in attributes toward the attributes of the subject property. Erin Sepmoree erins@akrivisteam.com
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Akrivis 920.716.8776 Page 19 | 24 question@akrivisteam.com Made in the United States of America INTERNAL REVIEW FIRREA Compliance Report Development Report provides reasonable value as of the effective date 🗹 Report provides market value (e.g., not a broker opinion) 🗹 Report based on the subject's actual physical & market conditions 🗹 Report not based on unsupported assumptions 🗹 Report Content Identify the location of the property 🗹 Describe the property, as well as its current & projected use 🗹 Provide market value given actual condition, use, and zoning as of the effective date 🗹 Describe the methods used to confirm condition and extent of inspection (if any) 🗹 Describe the analysis performed and supporting information used 🗹 Internal Review Subject data complete 🗹 Inspection reviewed & verified 🗹 Maps reviewed & verified 🗹 Dissertations reviewed & verified 🗹 Relevant valuation approaches included & completed 🗹 Comparable properties & adjustments reviewed 🗹 Market data reviewed & verified 🗹 Subject data complete 🗹 Inspection reviewed & verified 🗹 Report source(s): local public data (e.g. assessors), contracted inspectors (e.g. WeGoLook, IVUEIT), third-party real estate market data (e.g. Zillow), and third-party map data (e.g. Google Maps) Erin Sepmoree
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Akrivis 920.716.8776 Page 20 | 24 question@akrivisteam.com Made in the United States of America ADDITIONS – SUBJECT TAX BILLS
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Akrivis 920.716.8776 Page 21 | 24 question@akrivisteam.com Made in the United States of America APPRAISER’S CERTIFICATION I certify that, to the best of my knowledge and belief: The statements of fact contained in this report are true and correct. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. I have no (or the specified) present or prospective interest in the property that is the subject of this report and no (or the specified) personal interest with respect to the parties involved. I have performed no (or the specified) 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 the agreement to perform this assignment. I have no bias with respect to the property that is the subject of this report or to the parties involved with this agreement. My engagement in this assignment was not contingent upon developing or reporting predetermined results. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal . My analyses, opinions, and conclusions were developed, and this report has been prepared in conformity with the Uniform Standards of Professional Appraisal Practice. The use of this report is subject to the requirements of the Appraisal Institute and the State of Michigan relating to review by its duly authorized representatives. I have not made a personal inspection of the property that is the subject of this report. As of the 1/1/2026 observation date, I have completed the Standards and Ethics Education Requirements for Candidates of the Appraisal Institute. Schuyler Van Dreel provided significant real property appraisal assistance to the person signing this certification. Erin Sepmoree erins@akrivisteam.com Michigan Certified General Appraiser #1205078397
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Akrivis 920.716.8776 Page 22 | 24 question@akrivisteam.com Made in the United States of America ASSUMPTIONS AND LIMITING CONDITIONS This appraisal is subject to the following underlying assumptions and limiting conditions: 1. The appraisal covers only that property legally described in this report, and the areas and dimensions as shown herein are assumed to be correct. 2. The appraisers have made no survey of the property and assume no responsibility in connection with such matters. Any sketch or identified survey of the property included in this report is only for purposes of assisting the reader in visualizing the property. 3. The appraisers assume no responsibility for matters involving legal or title considerations. 4. It is assumed that the subject property has a marketable title. 5. The data as compiled and utilized in this report have been secured from sources considered to be reliable; however, no responsibility for the accuracy of this information is assumed. 6. Responsible ownership and competent management are assumed. 7. The removal or loss of any portion of this report invalidates the entire appraisal. Further, the allocation of total value to land or to improvements, as shown in this report, is invalidated if used separately in conjunction with any other appraisal. 8. The distribution of the total valuation in this report between land and improvements applies only under the existing program of utilization. The separate valuations for land and buildings must not be used in conjunction with any other appraisal and are invalid if so used. 9. Unless otherwise stated in this report, the existence of hazardous material, which may or may not be present on the property, was not observed by the appraiser. The appraiser has no knowledge of the existence of such materials on or in the property. The appraiser, however, is not qualified to detect such substances. The presence of substances such as asbestos, urea-formaldehyde foam insulation, or other potentially hazardous materials may affect the value of the property. The value estimate is predicated on the assumption that there is no such material on or in the property that would cause a loss in value. No responsibility is assumed for any such conditions, or for any expertise or engineering knowledge required to discover them. The client is urged to retain an expert in this field if necessary. 10. The appraiser is held harmless from any liability arising from violations of or noncompliance with the Americans with Disabilities Act. 11. The appraisers are not required to give testimony or to attend court by reason of this appraisal unless prior arrangements have been made. 12. Values for various components of the subject parcel and improvements as contained within the report are valid only when making a summation and are not to be used independently for any purpose and must be considered invalid if so used. 13. Possession of this report or any copy thereof does not carry with it the right of publication nor may the same be used for any other purpose by anyone without the previous written consent of the appraiser or the applicant and, in any event, only in its entirety. 14. Neither all nor any part of the contents of this report shall be conveyed to the public through advertising, public relations, news, sales, or other media without the written consent and approval of the appraiser, particularly regarding the valuation conclusions and the identity of the appraiser, of the firm with which he is connected, or any of his associates. 15. This appraiser has no present or contemplated future interest in the property appraised. Neither the employment to make the appraisal, nor the compensation derived from it, is contingent upon the appraised value of the property. 16. This appraiser has no personal interest in or bias with respect to the subject matter of the appraisal report or the participants to the sale. The estimate of market value in the appraisal report is not based upon the race, color, or national origin of the prospective owners or occupants of the property appraised, or upon the race, color, or national origin of the present owners or occupants of the properties in the vicinity of the property appraised. 17. The appraisal assignment was not based on a requested minimum valuation, a specific valuation, or the approval of a loan. Neither may engagement to make this appraisal (or any future appraisals for this client) nor any compensation thereof are contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event. 18. This appraisal conforms to the Uniform Standards of Professional appraisal Practice (USPAP) adopted by the appraisal Standards Board of the appraisal Foundation in compliance with Title X1 of the Financial Institutions Reform, Recovery and Enforcement Act of 1989 (FIRREA).
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Akrivis 920.716.8776 Page 23 | 24 question@akrivisteam.com Made in the United States of America ANNOTATIONS This report is written as a Restricted Appraisal of real property, meeting (or exceeding) USPAP Standard 2. This report is for exclusive use by its intended user(s): Oakland County & Kelly Pietras. The intended use is for tax assessment. This Restricted Appraisal may not contain supporting rationale to fully understand the reasons for the opinions and conclusions set forth in this report. The Report contains only brief discussions or statements of the data and analysis used to estimate the market value of the subject property. The scope of the assignment and report content is specific to the needs of the client. The interest being appraised in this case is Fee Simple. Akrivis is not responsible for unauthorized use of this report. The author reviewed photos of the subject provided by the client for this report. Three generally accepted approaches to value are usually considered: A Sales Comparison Approach is typically utilized and developed to derive a probable estimate of market value for the subject property because similar sales can be utilized in the market. The Income Approach was considered but was not necessary or applicable in this instance because of the difficulty in estimating stabilized net income. The Cost Approach was considered but was not necessary or applicable in this instance because of the difficulty in estimating accrued depreciation. In instances where multiple approaches are employed, Akrivis will consider all approaches performed and will reconcile to a final suggested property value for the subject. Akrivis will utilize large commercial databases of comparable real property sales and other data from sources, all of which Akrivis reasonably believes to be reliable. However, no responsibility is assumed for the accuracy of any information supplied by third parties. Location, property condition, construction quality and building square footage will be researched and analyzed. All information will be verified with public records when possible or third-party sources deemed to be reliable. There are some assumptions and limited conditions for this report. The records from the tax assessor’s office may not be accurate, current, fully detailed, or complete. There may be other governmental or public records other than the tax assessor’s office with relevant information which were not known to nor used by Akrivis unless specifically referenced in this report. Akrivis has not obtained nor reviewed a survey, title report, engineering report, natural hazard report or other similar information regarding the subject Property. The subject is assumed to be compliant with relevant zoning regulations – if the subject’s specific zoning designation is not available, Akrivis may assume a general zoning designation. Unless stated otherwise, Akrivis projects that the subject’s future use will be the same as its current use. Main Data Source Listing (including, but not limited to) 1. CoStar 5. ProxyPics 2. SDS (Sales Data Service) 6. AssessorData.org 3. LoopNet 7. Zillow (residential citing) 4. Municipal & County Data 8. Google Earth
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Akrivis 920.716.8776 Page 24 | 24 question@akrivisteam.com Made in the United States of America We certify that, to the best of our knowledge and belief, the statements of facts contained in this report are true and correct. Our findings, opinions, and conclusions are limited only by the reported assumptions and limiting conditions. We have no present or prospective interest in the property or bias with respect to the property that is the subject of this report or to the parties involved. Our engagement and compensation in this assignment was not contingent upon developing or reporting predetermined results that favor the cause of the client. Competency Disclosure The appraiser has the appropriate experience to appraise a residential property such as the subject property and is familiar with the subject’s market. The appraiser took all steps necessary to produce a credible indication of value. Intended Use Limitation The purchaser acknowledges and agrees that they are commissioning an appraisal developed under a hybrid scope of work from Akrivis. Certain property data and observations may be provided by third-party sources. The appraiser relied on this information as described in the Scope of Work section of the report. Use of this report by parties other than the identified intended users is not intended by the appraiser. If the report is to be used in connection with legal matters, court proceedings, arbitration, or similar contexts, such use may require additional services beyond the scope of this assignment. If any representative of Akrivis is requested or required to provide expert testimony, appear in court, participate in depositions, or assist in legal proceedings related to this appraisal, the purchaser agrees to compensate Akrivis at its standard hourly rate for such services, in addition to reimbursement for related expenses, including but not limited to travel, preparation time, lodging, and administrative support. By ordering this hybrid appraisal, the purchaser confirms their understanding and acceptance of these terms and conditions.