Leduc.pdf

Eric Leduc Petitioner V Township Of West Bloomfield Respondent · 26-002501-TT

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GRETCHEN WHITMER 

GOVERNOR 

STATE OF MICHIGAN 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

LANSING 

RECEIVED 

MAY 2 9 2026 

MICHIGAN TAX TRIBUNAL 

MARLON |. BROWN, DPA 

DIRECTOR 

PROPERTY TAX APPEAL PETITION FORM 

VALUATION / UNCAPPING 

Do not use this form to appeal Classification, Principal Residence Exemption, Qualified Agricultural Exemption, Other 

Exemptions, Special Assessments, or Non-Property tax disputes. 

Pursuant to Tax Tribunal Rule (TTR) 279, you MUST submit a copy of the notice giving rise to the appeal {i.e., Board of 

Review Decision or other notice) with this petition, if applicable. 

if you do not submit this document, you may be held in 

default, 

Section 1: Petitioner’s Contact Information 

First Name 

ML 

Last Name/Company Name 

Eric 

Leduc 

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

5650 Swan St 

City or Town 

State 

ZIP Code 

West Bloomfield 

MI 

48322 

Telephone Number 248 943-21 97 

ericleduc2015@gmail.com 

Email Address (do not enter unless you want MTT to send all correspondence via email) 

Section 2: Petitioner’s Attorney/Author| ized Representative’s Contact Information 

First Name 

MA 

Last Name 

Firm Name (if any) 

Mailing Address {No., Street, P.0. Box or Rural Route} 

City or Town 

State 

ZIP Code 

Telephone Number 

Email Address (do not enter uniess you want MTT to send ali correspondence via email) 

Section 3: Subject Property Information suse the multiple parcel form for additional, contiguous parcels. 

How many parcels are you 

appealing? 

Yes* 

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

[I] No* 

**1f No, you must file separate appeals for each parcel 

Property Address (No., Street} 

5650 Swan St

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON 1. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 4: Check which of the following you are appealing (chock ai that apply) 

True Cash and Taxable Value 

[3 Taxable Value Only (calculation) 

[J Uncapping of Taxable Value 

Section 5: Explain the Reason for this Appeal 

See attached appraisal for the true cash ($680,000) and taxable/sev ($340,000) values. 

Section 6: Jurisdictional Issues 

Did you protest the assessment at a Board of Review (BOR)? 

Yes 

I] No 

If Yes, check which BOR you attended: [Nl] March 

0 July 

[WM] December 

If No, please check the applicable reason(s): 

[1 Not required to attend 

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

Appealing within 35 days of State Tax Commission Order 

a Appealing within 35 days of receipt of Notice of Uncapping 

Other 

If you checked “other” above, explain:

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

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

Parcel Number: 1 8-29-1 34-031 

Classification of Property: 

Real 

Personal [J (check one) 

Agricultural [J 

Commerciat [1 

Industrial [1 

Residential @d 

 Timber-Cutover [1 

Developmental [J 

Utility 0) (check one) 

Assessed Value (also known as State Equalized Value) established 

| Taxable Value established by the Board of Review: 

by the Board of Review; 

396,300 

What do you believe is the fair market value (also known as true cash value)? 

$680,000 

What do you believe is the assessed value? {multiply true cash 

What do you believe is the taxable value? (cannot exceed 

value by .5) 

$340,000 

assessed value} 

$340,000 

Fee Information 

Does the property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition for ail tax years at 

issue? 

ves 

[[] No 

If you answered yes to the above question, you are not required to pay any filing fees. 

If the property does not have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition for all tax years at 

issue, the filing fee is based on the greater of the State Equalized Value or Taxable Value in dispute. 

If you are appealing more than one 

parcel, the parcel with the highest State Equalized Value or Taxable Value in dispute will be used to determine your filing fee, plus $25.60 

will be added for each additional parcel being appealed, not to exceed a total filing fee of $1,000.00 

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 the property is 

NOT 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 

$250.00 

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

If the property is 

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

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

Signature “required 

Petitioner or Attorney/Authorized Representative’s Signature: 

Fer

** Notice of March Board of Review Decision ** 

FROM 

CHARTER TOWNSHIP OF WEST BLOOMFIELD 

(248) 451-4850 

3/17/2026 

BOARD OF REVIEW 

4550 WALNUT LAKE ROAD 

WEST BLOOMFIELD, Mi 48323 

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

LEDUC, ERIC 

PROPERTY 

5650 SWAN ST 

IDENTIFICATION: 

WEST BLOOMFIELD MI 48322 

X ~18-29-134-031 

SCHOOL DISTRICT: 

WALLED LAKE CONS SCH DIST 

PROPERTY ADDRESS: 

5650 SWAN ST 

THIS PROPERTY IS CLASSIFIED AS 

401 

(RESIDENTIAL-IMPROVED) 

PRIOR YEAR'S CLASSIFICATION IF DIFFERENT: 

402 

(RESIDENTIAL-VACANT) 

HOMESTEAD PERCENT: 

100% 

: The Board of Review has examined your 2026 Assessed Value and/or Capped Value and has made the following decision. 

PETITION NUMBER: 

103 

DATE: 

03/05/2026 

CHANGE REASON: 

Assessment Determined to be Ac 

FROM 

0 

CHANGE 

1. ASSESSED VALUE: 

396.300 

396,300 

0 

2. CAPPED VALUE: 

397,812 

397,812 

0 

3. TAXABLE VALUE: 

396,300 

396,300 

0 

4. TENTATIVE EQUALIZATION FACTOR: 

1.000 

5. STATE EQUALIZED VALUE: 

396,300 

| 

396,300 

| 

0 

6. There WAS/WAS NOT a transfer of ownership on this property in 2025: 

WAS 

if there was a transfer of ownership on your property in 2025, your 2026 Taxable Value will be the same as your 2026 State 

Equalized Value. 

If there Was not a transfer of ownership on your property in 2025, the Capped Value formula is used. The 2026 Capped Value 

formula is the 2025 Taxable Value, minus Losses, increased by the Inflation Rate Multiplier of 1.027 plus Additions. Taxable 

Value is the lower of Assessed Value or Capped Value. Your taxes are levied on the Taxable Value. 

Further appeal of valuation may be made to the Michigan Tax Tribunal by May 31, 2026 for commercial real, industrial real, 

developmental real, commercial personal, industrial personal, and utility personal property. The final date for further appeal to 

the Michigan Tax Tribunal of valuation for agricultural real, residential real, timber cut-over real, and agricultural personal

APPRAISAL OF REAL PROPERTY 

LOCATED AT 

5650 Swan St 

West Bloomfield, MI 48322 

See Attached Addendum 

FOR 

Eric Leduc 

5650 Swan St 

West Bloomfield, MI 48322 

OPINION OF VALUE 

$680,000 

AS OF 

12/31/2025

O'Neil Appraisal, LLC 

6739 Wellesley Terrace 

Clarkston, MI 48346 

248-674-3333 

05/13/2026 

Eric Leduc 

Eric Leduc 

5650 Swan St 

West Bloomfield, MI 48322 

Re: Property: 

5650 Swan St 

West Bloomfield, MI 48322 

Borrower: 

Eric Leduc 

File No.: 

20269081 

Opinion of Value: $ 

$680,000 

Effective Date: 

12/31/2025 

In accordance with your request, we have appraised the above referenced property. The report of that appraisal is 

attached. 

The purpose of the appraisal is to develop an opinion of market value for the property described in this appraisal 

report, as improved, in unencumbered fee simple title of ownership. 

This report is based on a physical analysis of the site and improvements, a locational analysis of the neighborhood 

and city, and an economic analysis of the market for properties such as the subject. The appraisal was developed and 

the report was prepared in accordance with the Uniform Standards of Professional Appraisal Practice. 

The opinion of value reported above is as of the stated effective date and is contingent upon the certification and 

limiting conditions attached. 

It has been a pleasure fo assist you. Please do not hesitate to contact me or any of my staff if we can be of additional 

service to you. 

Sincerely, 

Ray O'Neil, GAA, RAA 

State Certified General Appraiser 

State: MI 

Expires: 07/31/2024 

RayONeil@ONeilAppraisal.com

Boner 

Eric Ledug 

i 

Falb 

20269081 

Propzy Addess 

5650 Swan St 

Cay 

West Bloomfield 

Gort 

Oakiand 

’ 

SoM 

Ibe 4339 

tender/Client 

Eric Leduc 

TABLE OF CONTENTS 

Cover Page .. 

Letter of Transmittal 

1004 GPAR ... 

HAC Addendum .. 

14 

Photograph Addendum 1 

15 

Photograph Addendum 2 

16 

USPAP Compliance .. 

17 

Building Sketch 

. 

18 

Flood Map .... 

18 

Wetland Woodlands Plan Closeup 

20 

Vietiand Woodlands Plan 

2 

Plat Map 

... 

Overhead Photo Page 

Location Map ... 

Subject Photo Page 

Bxterior Photo Page 1 

Subject Photos interior 

Subject Photos Interior 

Subject Photos fnterior 

Subject Photos Interior 

Subject Photos Interior 

Subject Photos Interior 

Subiect Photos Interior 

Comp Photos 1-3 

Comp Photos 4- 

Listing History Page 

License Page .... 

Lang Sales - Page 1 

Land Sales - Page 2...

1004 GPAR 

Feo: 

20269081 

Popey Addis. 

5650 Swan 

St 

...."- West Bloomfield 

Mi 

2p Cote’ 48322 

Cody. 

Oakland 

Lege Dest 

See Altached Addendum 

; 

oo 

5 

Assissor's Parcel #: 

48-20-134-031 

= Tater 

2024 

RE TwisS 

9 263 

Special Bssasimans:S 

Saar 1 

Eric Leduc 

5 [corer of Record 

Eric Leduc 

j 

Occup 

3 

Tees 

Vaal 

Hendra Hous 

Pot Type 

[JPw 

[1] Condon 

("] Cooperate 

Ghee gestive) 

HAS 

per year 

pos noel 

Waste baea Hares 

PLEASANT LAKE HIGHLANDS 

4 

47664 

Cerss Bart 

4576.00 

Tre purpose of this appraisal is 10 gutlop en opinkon of. 

XX Mabet Value (a5 defn), or 

[i] hed typ2 of vue {ez 

iis report iefiacts 

the 

fokaning vals (Toot Current, ses commends). 

[7] Comer {te tasgeztion Date is the Effeckive 

 Restspactie 

[] Prosgeztae 

Approaches developed for 1s appraisal; 

5) 

Svs Compasson Apprcath 

3 Cost iggiozch 

Teams Appr 

{823 Rszorct2on Comments a7 Stam of ¥ 

Property Rights Appraised: 

Xi Fee Simple. 

[I] Leasehold 

Leaszd fra 

Diner (desendz) 

Titerdad Use: 

the 

orc 

The Intended Use is 1o evaluate the property that is the subject of this appraisal for tax purposes, subject to the stated Scope of 

Work, purpose 

of the appraisal, and Definition of Market Value. 

ASSIGNMENT: 

tendzd User(s) (by nem? of ys): 

The intended user is the client listed above as well as those inferested parties involved for tax purposes. 

St 

Eric Leduc 

Mees: 

5650 Swan St, West Bloomfield, Mf 48322 

Appraiser 

Ray O'Neil, GAA, RAA 

Muss: 

6739 Wellesley Terrace, Clarkston, MI 48346 

Tocatan 

Uibzn 

SC Sibu 

Rorel 

Fredominant 

Tae-Unit Housing 

Present Land Use 

Change in Lond Use 

Balu: 

NX Ber 75% 

B75 

Under 25% 

Occupancy 

PRICE 

ASE 

94 %| 3 Notlieely 

Groat fate: 

Rept 

MC Sati: 

Sin 

XK Onze 

${006) 

vis} 

2%] 

ey 

hPioress * 

Prapsry vues: 

Iesig 

HG Sat 

Decking 

Tenant 

485 

i 

A 

CTIA 

Demandisopply: 

DG Shortage 

InBatznce 

QurSppy 

|) Varn (95%) 

870 

Han 

qp0 

| Cormi 

2% 

Maesngtms: 

DC Under 3s. 

36 Mos. 

0:21 6 Mos 

Vaan (>5%) 

712 

Ped 

gq 

B 

z 

fos 

i 

Market Area Bourdarizs, Descrighion, and Market Cordions (including support 

for tha 2bove characteristis 

and ends): 

The subject is bounded to the north by 

i 

Walnut Lake Rd, to the east by Drake Rd, 

to the south by Maple Rd and to the west by Halsted Rd. See attached addendum for Market 

: 

| Conditions comments, 

5125x240 (effective) 

Sehr 

30,000 sf 

Toreng Classicaton. 

R15 

GET 

Ope Family Residential 

267g Comglance 

3 Led 

Legal norcondoning (gravitabersd) 

- 

[7] Bozorirg 

Aue COBRS applicable? 

[Yes 

[Ho 

Dd Unimgan 

Have the dacumsnts been i 

i to 

Ground Reet fil aspieastz) 

$s 

7 

Highest 

B Bast Use 8 improved: 

[3 Preszatuse, or 

[3 Other use {ex 

‘hetat Use 5 of Efzctive Date: 

Single Family Residential 

Use 35 apprzised in Us report 

Single Family Residential 

Summary of Highast & Bast Use: 

The subject is in a non-iransitionat area supporting the curcent residential use zoning for the highest and best 

2] 

use. 

0° 

E 

& | Utities 

Ofer 

Provider 

Description 

Off-site Improvements 

Trp 

RHC 

Pre | Toone 

Basically Level 

g Haticy 

[I 

Suet 

Asphalt 

Xo] 

fee 

Typical for area 

I 

B38 

[ma 

CubGutir 

None 

[shee 

Irregular (see plat map) 

_ 

Elva 

i} 

I EC 

N 

} 

£7] 

foe 

Appears Adequate 

Santry Sear 

Oo 

Swrtlighs 

None 

R 

al: 

Storm Seer 

[ 

None 

Ay 

Nong 

i 

DC bigslet 

[| Comarlot 

| 

JCudsSec 

|] Urdugoad iiss 

[7 Get (gests 

Food Hazard rea 

[TVs 

DQ lo 

FRAfbcdZom 

x 

FEI # 

 25125C0491F 

BANDE 

09/29/2006 

St Comments: 

The site is typical in terms of size and appeal. There are no readily apparent easements, encroachments or conditions. 

Generel Descripion 

Exierior Descapton 

Foundation 

Basement 

[Tore 

Hezling 

# 

tots 

1 

[3 pectin 

| Feondsson 

Concrete/Avg |S 

0% 

mmaseft 

1.081 

Typ 

GFA 

#otsores 

Exterior Walls 

Brk/Stone/Wood | test Spice 

gy 

GR 

go% 

Ful 

Gas 

Te 

Doe [a 

{7] 

| 

Foot Surtace 

Shingle/Avg 

Basement 

100% 

Cemy 

Drywall 

D250 (Styl) 

Colonial 

Gutters & Danspts. 

SumpPerg 

Wats 

Drywall 

Cooling 

XQ bistrg 

[J Prepossd 

[| Und Cons. | Windom Type 

ownzss 

[7] None noted | foo 

VT 

Cod 

Yes/Avg 

Actus Aga (Ys) 

0 

StoamiSerzzns 

Yes/Avg. 

ft 

None noted 

 |0MRENY 

None 

tet 

Elec Agar) 

4 

ie 

None noted 

£ terior Description 

‘Apshances 

Az 

[tens | Amentes 

Cer Stouage 

RED 

i Figers 

Ealeliug. 

i 

stars 

[Cf reeplezeisy 

#4 

Wodktawels) # 

 @ 

Guagp 

 #olews 

(glo)

1004 GPAR 

Fete: 

20268081 

Mywesench 

{10d 

DQ 6d notredealany prior ses co anstais of the suTCT proparty for 572 Diez years goice 1a the elf2ctve Bs of 14s 2pprasa. 

| 

Data Sours): 

Realcomp (RC), Realist (CareLogic), PRD and BS&A services were searched relative to the subject's location. 

& 

1st Pricr Subject 

Sate Transler 

Anxysis of sale trensier history 

ard or any cusent ageesment of s22 istog: 

The subject last sofd for $340,000 on 

Er 

12/23/2025 between related parties and was not considered arms length. The site sold on 8/24/2024 for 

Zi 

$25,000 which was openly marketed for 280 days and did appear lo be an arms length sale. Comp 

1, 

4 

f Swell: 

RCIOakiand County 

and 5 in the past 3 years. Comp 2 transferred on 8/13/2024 for SO via Quit Claim Deed to an unrelated 

2 

20 Price Sule 

Sb Trenster 

party. Comp 3 transferred on 10/4/2023 for $0 via Quit Claim Deed to an unrelated parly. Comp 6 

10a 

i" 

iransferred on 10/4/2023 for $0 via Quit Claim Deed to an unrelated party. 

Price: 

Seutelsh 

 RC/Oaktand County 

SAUES COMPARISON APPROACH Y0 VALUE 

(i developed) 

Tez S325 Comparison Appeach wes nol Geveiped or 17S akprased). 

FEATURE 

I 

SUBJECT 

CONPARABLE SALE # 1 

COMPARABLE SALE # 2 

COMPARABLE SALE #3 

Addiess 

5650 Swan St 

5900 Arimoore Dr 

7833 Traitside Ct 

7842 Trailside Ct 

West Bloomfield, MI 48322 

West Bloomfield, 

M| 48322 

West Bloomfield, MI 48323 

West Bloomfield, MI 48323 

Proximity to Subject 

1.30 miles W 

1.32 miles NW 

1.32 miles NW 

Sépcn 

s 

$540,000 

$745,009) 

Is 

65000 

53% Price GLA 

$ 

sats 

oaggq 

kat 

S 

 2g7.98 fat 

5 

265.89 fait] 

| 213 Source(s) 

Inspeglion 

RC #20251043346;,00M 111____IRC #20250031612,D0M 336 

___|RC #20251011662;,00M 635 

Veizaon Scurcels) 

PRD/Oakiand Coun|PRD/Oakland County Records 

_|PRD/Oakland County Records 

D/Oakland 

County Records 

VALUE ADJUSTRSENTS 

DESCRIPTION 

DESCRIPTION 

+) 

Aust 

DESCRIPTIGH 

DESCRIP! 

+S Ags. 

Sates et Financing 

Arml.th 

OfArmLth 

Oj ArmLth 

0 

Concessizas 

Conv;7500 

-7,500i 

Cony; 20000 

-20,000|Conv;0 

0 

0ste of Seeffime 

503/26,¢01/26 

01508/25;c08/25 

0[s07/25;c07/25 

[] 

| Rights Apgaalsed 

Fee Simple 

Fee Simple 

Fee Simple 

Fee Simple 

Locaten 

Residential 

Residential 

Residential 

Residential 

- 

ste 

30000 sf 

7308 sf 

0[5720 sf 

015801 sf 

0 

View 

in 

Residential: Woods 

Residential 

...0[Residential 

0lResidential 

. 

Desin Sty) 

Colonial 

. 

Colonial 

Cape Cod 

0|Cape Cod 

[1 

Quakty of Consincton 

BrickWood/Stone 

|Brick/Vinyi___ 

O|Brick/Stone/Vinyi 

0|Brick/Stone 

0 

] 

j 

0 

I 

2 

0 

fi 

Corgsen 

Average 

Average 

Average 

Foo Grace 

Tol 

[ams | 

Bens 

fren 

[gems | 

ems 

Ted 

[pam] 

ous 

Room Cart 

71a 

214 

[7] 

41 

21 

81 

4. 

21 

0 

Bross Living Area 

2.542 sf 

2,680 

Sif 

10,400] 

2.587 wh 

oo 

Basement & finished 

1081s1900sfin 

1519sf0sfin 

0[2082sf0sfwo 

-25,000[2088sf0sfin 

of 

Rocms Belo Grate 

110br1.0balo 

.+20,000 

+20,000] 

B 

+20,000 

Function) Uy 

Average 

Average 

oo 

Average 

Average 

— 

[feats 

GFA/CA 

GFAICA 

GFAICA 

_IGFAICA 

Eneigy 

Efe 

ems 

None Known 

None Known 

None Known 

. 

. 

None Known 

{Satan 

3galdw 

2ga2dw 

+10,000|2ga2dw 

i 

10,000{2ga2dw 

+10,000] 

2 | PorchPatiyDeck 

PrehiPatiDeck 

Prch/PatDeck 

PrchiPatiDeck 

Preh/PalDeck 

£ {Common Elements 

None _ 

Common Pool 

[None 

[None 

& 

Site Premium 

Standard 

Daylight 

-30,000(Walkout 

-50,000|Standard 

~ 

i 

3 LZ] 2) 

pe 

RH 

argo 

+ 

XS 

65,000] 

X 

* 

- 

It 

30,000) 

2 

us 3 

rice 

Het 

28% 

Het 

87 9 

Net 

4.5 

9 

| 

of Computes 

Gross 

12.2 98 

622,100] 

Gross 

16.8 &48 

680,000; 

Gross 

45 

ofS 

695,000] 

404 

Summary of 

Ses Comparison Approach 

Sales Comparison Analysis - Summary of Sales Comparison Approach 

The selected comparables are considered by the appraiser to be ihe best and most refiable indicators of the marke! conditions for the. 

‘subject property. See addendum for adjustment comments. 

Comparables 1 & 2 

had Seller concessions requiring an adjustment for the concession amount. 

All comparables exceed the 1 mile recommended 

guideline, due to a tack of available similar comparables with similar amenities, square 

footage and effective age in the immediate area of the subject within the required timeframe. 

All comparables are within the municipality same school district as the subject. 

Comparable § exceeds the recommended 8 manth guideline due to the limited number of sales in the subject's neighborhood within the 

required time frame. 

Comparables 

1, 

2, 

§ & 6 

sites were premium sites offering walkout or daylight basement options requiring an adjustment, 

All comparables were of similar quality level and did not warrant an adjustment, 

Comparables 1. 4, § & 6 square footage varies from the subject, requiring an adjustment. 

All comparables basement level varies requiring an adjustment.

ADDITIONAL COMPARABLE SALES 

Fete: 

20269081 

FEATURE 

| 

SUBJECT 

COMPARABLE SALE # 

4 

COMPARABLE SALE # 

5 

COTPARABLE SALE # 

8 

Addess 

5650 Swan St 

7885 Arimoore Dr 

7640 Larchwood Dr 

7837 Trailside Ct 

West Bloomfield, Mi 48322 

West Bloomfield, Mi 48322 

West Bloomfield, 

Mt 48322 

West Bloomfield, Ml 48323 

Prony 1 Sub 

1.30 miles W. 

_ 

0.97 miles W 

1.32 miles NW 

Satz Pie 

SU 

. 

s 

675,985 

$ 

720.000 

s 

723,800 

Sa Price GLA 

5 

MS 

255.48 Katt 

§ 

95532 fat 

S 

 ags.g2 

Katt 

DaSoucel) 

inspection 

RC #20250031124,D0M 96 

RC #20251027423;D0M 109 

__|RC #20240003577:00M 181 

Verizon Source(s) 

PRDfOakland CounjPRD/Qakland County Records _ [PRD/Oakland County Records 

__|PRD/Qakland County Records 

VALUE ADJUSTMENTS 

OESCRIPTION 

DESCRIPTION 

+) SAdust 

DESCRIPTION 

+4) 8 Feast 

DESCRIPTION 

+) § Aust 

Saks Fnenciag 

ArmLth 

OfArmLth 

O]ArmLth 

0 

Concessions 

Conv;0 

0fConv;¢ 

0]Conv:0 

0 

Dats of Seale 

A 

$06/25:¢05/25 

01s02/26;¢12/25 

0{s07/24;c04/24 

0 

Rights Aggeaised 

Fee Simple 

Fee Simple 

Fee Simple 

Fee Simple 

Loraton 

Residential 

Residentiat 

Residential 

Residential 

ste 

30000 sf 

8489 sf 

019275 sf 

ol4698sf 

View 

Residential Woods 

[Residential 

Residential 

. 

0|Residential 

[1] 

Design (St) 

Colonial 

Colonial 

Colonial 

Ranch 

21.700 

Quaity of Corstructon 

Brick/Wood/Stone 

_|Brick/Vinyl 

0|8rick/Stone/Viny! 

0|Brick/Stone 

[i 

Age 

0 

1 

] 

1 

2 

— 

9 

Condon 

Average 

Average 

. 

Average 

Average 

Aptise Brags 

Tet | Bdws 

Bats 

Ted | Bws 

Bshs 

Ted | 84s 

Bids 

-5,600 

Tet? | Bars 

-5,000] 

Room Court 

| 7.4 

21 

81 

4 

2.1 

of 

713! 

30 

of 

6] 

3 

2.0 

0 

Gross Living Area 

2,542 

sap 

2.649 st 

-8,000| 

2,820 sit 

-20,800 

1,876_sft 

+50,000 

Baseimsd & Finished 

1081s1900sfin 

1501sf0sfin 

0]1911sf0sfin 

0{1876s10sfwo 

-25,000) 

Rooms Below Grade 

1ri0br1,0balo 

+20,000 

_+20,000 

+20,000 

Functional Usity 

Average 

Average 

. 

Average 

Average 

Heating Cooling 

GFA/CA 

GFAICA 

GFA/CA 

GFAICA 

Encigy Ettcizt ems 

None Known 

None Known 

None Known 

.__INone Known 

Garage Garport 

3galdw 

2ga2dw 

+10,000{2ga2dw 

+10,000]2ga2dw 

+10,000 

Porch Peialack 

Prch/PatiDeck 

{Prch/Pat/Deck 

PrchiPayDeck 

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702.100 

Summary of 

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SALES COMPARISON APPROACH

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— 

Filo: 

20269081 

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X Scope of Work 

X Limiting Cond./Certfications 

Narrative Addendum 

X Photograph Addenda 

X Sketch Addendum 

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X Map Addenda 

X Additional Sales 

X Cost Addendum 

X Flood Addendum 

anu. House Addendum 

X Hypothetical Conditions 

X Extraordinary Assumplions 

Cleat Contact 

Eric Leduc 

Ericleduc 

Ell 

ericleduc2015@gmail.com 

Addiess 

5650 Swan St, West Bloomfield, 

MI 48322

Addendum Page 

Fe. 20269081 

Bomower 

Eric Leduc 

Pognyheiess 

5650 Sian St 

) 

[2] 

West Bloomfield 

iN 

Ce 

Oakland 

] 

82 

MI 

Bos 

48399 

Lender/Client 

Eric Leduc 

Prior Service Information: 

The appraiser has not provided a previous service regarding the subject property within three years prior to this assignment 

Statements on Hazardous Substance on Site: 

The appraiser is not qualified to identify the presence of hazardous substances which may affect the subject property. 

Hazardous substances may be defined as: all hazardous or toxic wastes, pollutants or contaminates, sither used in 

construction or stored on the subject property or adjoining properties. The substances are described as, but not limited to, 

Radon Gas, UFFl, Asbestos, PCB, Subsoil composition, proximily of illegal dumps, etc. The appraiser has not been provided 

with certification from the owner, client, or other authorities, that no hazardous substances are present which would adversely 

affect the property. Unless otherwise noted in the report, the valuation of the subject property assumes that it is free of all 

hazardous substances. 

Comments on Sates Comparison Approach: 

The appraiser enters a zero (0) in the grid of the Sales Comparison Approach to indicate to the reader that the particular item, 

which varies from the subject property, has been recognized and that no adjustment is deemed applicable. The differential is 

considered to be of no value, or may be of an offsetting value with another item, or no adjustment was applicable for reasons 

otherwise noted. 

The subject property was inspected and photographed on the date indicated. Comparables were inspected from the road and 

photographs were used from the appraiser files or multiple listing service. 

The sales comparison approach extracts data from closed sales of similar homes in the subject's marketing area and reflects 

Buyer/Seller reactions. The subject's compatibility to the neighborhood is average based on the fact that most of the homes in 

this area vary in style, age and design. The sales dates shown in the grid are the closing dates uniess otherwise noted. 

Closings may occur within days of the purchase agreement or they may occur months later; closing dates are the dates 

reported to the MLS. "DOM" is an acronym for "days on market”; the number of days between the listing date and the date that 

an agreement to purchase was signed; this data is obtained from the MLS if available. Shorter than average marketing periods 

may indicate a low supply or that the home was priced below market or that the home was more desirable in some manner 

than others on the market. 

Purpose, Function and Intended Use of the Appraisal: 

The purpose of the appraisal is to provide an opinion of market value of the subject property, as defined in this report, on behalf 

of the named Client as the intended user of the report. 

The only function of this report is to assist the client mentioned in this report in evaluating the subject property for tax appeal 

purposes as stated in the certification page. 

Clarification of Intended Use and intended User: 

The Intended User of this appraisal report is the Client. The Intended Use is to evaluale the property that is the subject of this 

appraisal for tax appeal purposes, subject lo the stated Scope of Work, purpose of the appraisal, reporting requirements of this 

appraisal report form, and Definition of Market Value. No additional Intended Users are identified by the appraiser. 

Appraiser License Information: 

When providing clients with an appraisal report that is to be used in federally-related real property financial transactions the 

appraiser is required to be licensed, or, certified, by the State of Michigan. When holding a license from the State of Michigan, 

the appraiser is regulated by the Bureau of Commercial Services, Department of Licensing and Regulatory Affairs, P.O. Box 

30018, Lansing, Mi 48909. 

The signatures contained in this reporl are digital signatures which are computer generated and printed on the report. The 

appraiser's signature is protected by a password to which only the appraiser has access. if any modifications are made to this 

report, the signatures would be eliminated. 

This form of certification has been approved by the Appraisal Foundation, which is located al 1029 Vermont Ave, NW, Ste 900, 

Washington, DC 20005. The Appraisal Foundation is authorized by congress as the source of appraiser standards and 

appraiser qualifications, This approval can be found in the statement on Appraisal Standards # 8 (SMT-8) on the electronic 

transmission of reports. The section reads as follow: 

Any software program used to electronically transfer a report must provide, at a minimum, a digital signature security feature for 

alt appraisers signing the report. The appraiser(s) should ensure the signature(s) are protecled and that only the appraiser(s) 

maintain control of the signature. This control may be maintained by passwords (e.g.; Pin Numbers), hardware devices {e.g.; 

secure cards) or other means. Electronically affixing a signature to a report carries the same level of authenticity and 

responsibility as an ink signature on a paper copy report. Appraisal Standards Board, Adopted 7/18/1995. 

Process of Collecting, Confirming and Reporting Data:

Addendum Page 

Ft 20269081 

Borrower 

Eric Leduc 

Prog hoes 

5650 Swan St 

oy 

Wast Bloomfield 

or 

© 

Oakland 

EE 

BUH 

48320 

LenderiClient 

Eric Leduc 

to the value of the property in question. The appraiser has provided an estimate of market value of only the fee simple interest 

because the subject is not bound by a tong term lease. A definition for fee simple interest is found below. 

Definition of Fee Simple Estate: 

Absolute ownership unencumbered by any other interest or estate subject only to the four powers of government. 

Financing Considerations: 

The appraised value assumes a sale under typical conventional mortgage financing in which no closing costs or other fees 

were paid by the seller. If the subject property did have closing costs paid by the seller, the appraiser nonetheless valued the 

property for a sale unaffected by such factors. Because of this, comparables sold under conventional financing need no 

adjustment. Sales with other than typical financing were adjusted based on the effect that such terms would have had on the 

sale price of the individual comparable. Many times, no premium is paid for other forms of financing even if points are paid by 

the selter. 

Site: 

Perceived value differences between the subject site and the site or sites of one or more of the comparables may have been 

significant enough to warrant an adjustment; site adjustments are based upon market data and are made in an attempt to 

simulate the perceptions and actions of prospective purchasers. Site adjustments relate to overall appeal, size, shape, 

frontage, topography, etc. and may not direclly relate to unit rates (i.e. price/s/f). 

Location: 

Perceived differences between the subject location and the location of one or more of the comparables may have been 

significant enough to warrant adjustment; location adjustments are normally based upon market data end are made in an 

altempt to simulate the perceptions and actions of prospective purchasers. 

Appraisal is Not a Survey: 

Itis assumed that the utilization of the land and improvements is within the boundaries of the property lines of the property 

described and that there are no encroachments or trespass unless noted in the report. No survey of the property has been 

made by the appraiser and no responsibility is assumed in connection with such matters. Any maps, plats, tegat descriptions or 

drawings reproduced and included in this report are intended only for the purpose of showing spatial relationships or giving a 

general idea of the property description. The reliability of information contained in any such map, description or drawing is 

assumed by the appraiser and cannot be guaranteed to be correct. A surveyor should be consulted if there is any concern on 

boundaries, setbacks, encroachments, legal description or other survey matlers. 

Appraisal is Not a Legal Opinion Titte and Boundaries: 

No responsibility is assumed for matters of a legal nalure that affects the title to the property nor is an opinion of title rendered. 

The value is given withoul regard to questions of title, boundaries, encumbrances or encroachments. We are not usually 

provided with information regarding the title or legal description and, in any event, we neither made a detailed examination of it 

nor do we give any legal opinion concerning it. 

Zoning: 

The appraiser has tried to use the most recently available zoning maps to determine the zoning of the subject properly. 

However, no notification is given to the appraiser when zoning changes. Zoning may be different than that stated and may 

severely limit the possible use of the property. 

If a property is a legal non-conforming use, it may not be able to have continued 

residential use if fully or partially destroyed or vacated for any tength of time. Zoning has only been checked as it relates to the 

highest and best use section of this report and any significant question regarding zoning should be addressed ta local zoning or 

land use officials. 

Building Codes: 

The appraiser has not checked for building code violations and the subject property may not conform to current building codes. 

Wells and Septic Systems, {when applicable): 

Well and seplic systems are common to many rural or suburban areas and usually provide adequate water and waste removal. 

However, well failure and septic failure involve substantial costs. Failure of the well and/or septic systems can cause sickness, 

birth defects and serious heaith problems. The marketability of the house will be affected by the failure of the well and/or septic 

system and serious financial loss may result. A water analysis and test of the septic system is considered a standard practice 

in the course of a real estate sale and is the sole responsibility of the owner or borrower, as the appraiser is not a professional 

in this area. Even if there is water at the house and waste appears to be removed, the well or septic systems may not have 

continued access to these systems and the property value could be severely impacted. The appraised value assumes that 

these systems are functional and adequate and located on the subject site. 

Presence of Hazardous Materials: 

The presence of hazardous substances, including without limitation asbestos, polychlorination biphenyls, petroleum leakage or 

other chemicals, which may or may not be present on or near the subject property, or other environmental conditions were not

Addendum Page 

F220. 20269081 

Bormower 

Eric Leduc 

_ 

Pegs Riies 

5650 Swan St 

Cr 

West Bloomfield 

tert 

Oakland 

S22 

Mi 

Dts: 

48322 

Lender/Client 

Eric Leduc 

childbearing age are most at risk from lead poisoning. The appraiser cannot detect whether a property has lead present on or in 

it and is not lrained to detect or remediate lead. The detection of lead in a property can only be done by a qualified firm or 

{aboratory. The full responsibility for tead or any hazardous substance ties with the client or user of this report. 

Radon: 

Radon is a cancer-causing radioactive gas. It occurs naturally and may seep into houses via the basement. Abnormally high 

concentrations of radon in a house may affect the marketability of the house. High levels of radon concentration may cause 

sickness or even cancer. The appraiser is nof a professional at radon detection. The appraiser therefore, recommends each 

home appraised receive a simple commercial test to measure radon levels. 

It can be run by any detection firm and if the results 

are posilive, correction is recommended. The responsibility for detection or remediation of radon lies with the property owner. 

Appraisal is Made with Limited Data: 

Appraisal reports are technical documents addressed to the specific needs of clients. In most cases, appraisals are made for 

mortgage companies and/or banks whose use for this report may be wholly different than that of the casual reader. Therefore, 

the reader should understand that this report was made with a limited amount of data and fimited ability to verify certain 

information. 

Information was verified when possible through public records, muiti-fisting services, real estate agents and/or exterior 

inspection. This includes verification that the comparables are actually closed sales and the transactions are arm's length. No 

verification technique is one-hundred percent accurate but the appraiser has made the assumption that all data is accurate as 

reported. 

From time to time, the indicated sizes of comparables shown in available sources such as MLS services or fisting sheets 

appears to be incorrect based on the appraiser's professional experience. 

If the size used in the MLS sheets does not correlate 

with other known data, the appraiser may use other methods to determine the size of comparables. These include assessor's 

sheets, physical inspection and use of interior room measurements along with a muitiplier to depict size based on exterior 

measurements. The deviation of comparable size from published sizes only indicated an attempt at higher accuracy in the final 

report. However, there are many limes that the exact size and features found in comparables cannot be confirmed except by an 

exterior inspection from the street. We have used three or more comparables in this report to eliminate the limited data 

associated with any single comparable. 

While no factors we believe to be significant but known fo the client have been knowingly withheld, it is always possible that we 

have information of significance which may be important to others but which, based on the original scope of this appraisal for 

mortgage or other purposes, was not included in the report to the client. A morigage company or other professional client may 

nol require data that may be important if the report is to be used for decision making outside the scope of the report. No 

decision should be made that is outside the scope of this report without first contacting the appraiser in writing for further 

clarification. 

Additional Scope of Work/Assignment Conditions 

Statement of Physical Condition: 

The appraiser has made a complete visual physical inspection of the subject property. The purpose is to ascertain the specifics 

of construction detail as refating to value or marketability, any areas of concern are noted in the report. However, the inspection 

in not to be construed as a full property inspection by a qualified home inspector. The conditions noted of the structural, 

heating, plumbing, or electrical systems or other mechanical items or components assessed are based on the appraiser's 

cursory inspection. The appraiser is not qualified to detect latent defects and ait structurat and mechanical items are assumed 

to be without defect since they are limited to a surface observation. If there are any items of obvious and superficial deficiency, 

they will be noted in the report as required. It is suggested that the interested party(ies) proceed with a mare intensive 

inspeclion by a professional inspection or qualified individual. 

Age/Condition adjustments: 

Differences in age are generally not adjusted for as physical age alone is not a true indicator of market reactions; the market 

pays greater attention to condition, updates, and overall appeal. if a home is “effectively” and substantially otder or newer than 

the subject, or if the market appears to be placing greal weight on age, then adjustments are made in the grid. 

Photographs of the Comparables: 

Photos of the comparable sales may have been laken at the time of their sale - this is intentional as it best represents the 

condition and appeal of the home at the time it sold as opposed to now when changes may have been made. Because of this, 

the photos may have yard signs or may reflect seasonal differences. None of the comparables are currently for sale unless 

noted in the appropriate section. 

Adverse environmental conditions: 

None were noted or apparent upon inspection of the subject proper and site or within the vicinity of the subject property through 

normal research of the area. This appraiser is not an expert in the identification of hazardous substances or other adverse 

environmental conditions. if the dwelling was buill prior to 1978, lead based paint may be present.

Addendum Page 

20269081 

Boovier 

Eric Leduc 

Pregady Ades 

5650 Swan St 

Cy 

West Bloonfield 

- 

Tt 

Oakland 

55m 

wl: 

4832) 

Lender/Client___ 

Eric Ledug 

+1004 GPAR: Market Area Description 

- Boundaties, Description, Conditions 

Neighborhood Market Conditions: 

The housing trends are indicated as stable to increasing according lo local MLS data. 

It should be noted this applies to the overall 

markelptace, but not all neighborhoeds. This is supported since sales prices have risen year over year in most area marketplaces 

due primarily fo the overall low residential listing inventory and low lending rates. Another contributing factor is employment 

remaining stable with fhe overall potential buyer poot being relatively constant as reflected in the number of sales. 

The market pricing over the past few years has followed seasonal market frends. The trends show the prime summer selling season 

generating the median price increases and the slower winter season showing retracting median pricing. This year is trending similarly 

with each year resulting in a net median price gain. 

It appears this trend will continue unit such time as inventory andfor interest 

rates change. 

Distressed sales are typically only used 

if the subject is in a distressed sale situation or the sale properly reflects the condition of the 

subject. Adjustments usually are made to the comparables if the concessions are present. 

MICHIGAN LEGISLATURE 

Michigan Compiled Laws Complete Through PA 35 of 2024 

Senate adjourned until Wednesday, April 24, 2024 10:00 AM 

House adjourned until Wednesday, April 24, 2024 12:00 PM 

Home Legislature 

Laws 

More 

Sign Up Log In 

MCL - Section 211.27 

Download Section 

Chapter 211 

Act 206 of 1893 

206-1893-ASSESSMENT-ROLL. 

4 Previous Section Next Section 

THE GENERAL PROPERTY TAX ACT (EXCERPT) 

Act 206 of 1893 

211.27 "True cash value” defined; considerations in determining value; indicating exclusions from true 

cash value on assessment roll; subsection (2} applicable only to residential property; repairs 

considered normal repairs, replacement, and maintenance; exclusions from real estate sales data; 

classification as agricultural real property; "present economic income" defined; applicability of 

subsection (5); "nonprofit cooperative housing corporation” defined; value of transferred property; 

"purchase price” defined; additional definitions; "standard tool" defined. 

Sec. 27. 

(1) As used in this act, "true cash value" means the usual selling price at the place where the property to 

which the term is applied is at the time of assessment, being the price that could be obtained for the property

Addendum Page 

et. 20260081 

Barrovier 

Eric Leduc 

Pugs Attes 

5650 Swan St 

S— 

[ 

West Bloomfield 

— 

tty 

Qakland 

48322 - 

LenderCienl___Eric Leduc 

quantity and value of standing timber; water power and privileges; minerals, quarries, or other valuable 

deposits not otherwise exempt under this act known to be available in the land and their value. In determining 

the true cash value of personal property owned by an electric utility cooperative, the assessor shall consider 

the number of kilowatt hours of electricity sold per mite of distribution fine compared 1o the average number of 

kilowatt hours of electricity sold per mile of distribution line for all electric utilities. 

(2) The assessor shall not consider the increase in true cash value that's a result of expenditures for normal 

repairs, replacement, and maintenance in determining the true cash value of property for assessment 

purposes until the property is sold. For the purpose of implementing this subsection, the assessor shall not 

increase the construction quality classification or reduce the effective age for depreciation purposes, except if 

the appraisal of the property was erroneous before nonconsideration of the normal repair, replacement, or 

maintenance, and shall not assign an economic condition factor to the property that differs from the economic 

condition factor assigned to simitar properties as defined by appraisal procedures applied in the jurisdiction. 

The increase in value attributable to the items included in subdivisions (a) to (g) that is known to the assessor 

and excluded from true cash value must be indicated on the assessment roll. This subsection applies only to 

residential property. The following repairs are considered normal maintenance if they are not part of a 

structural addition or completion: 

(a) Outside painting. 

{b} Repairing or replacing siding, roof, porches, steps, sidewalks, or drives. 

{c) Repainting, repairing, or replacing existing masonry. 

(d) Replacing awnings. 

{e} Adding or replacing gutters and downspouts. 

{f) 

Replacing storm windows or doors. 

(9) Insulating or weatherstripping. 

{hn} Complete rewiring. 

{i} 

Replacing plumbing and light fixtures. 

(j}. 

Replacing a furnace with a new furnace of the same type or replacing an oil or gas burner. 

{k) Repairing plaster, inside painting, or other redecorating. 

(1) New ceiling, wall, or floor surfacing. 

{m) Removing partitions to enlarge rooms. 

{n) Replacing an automatic hot water heater. 

{0} Replacing dated interior woodwork. 

(p} Installing, replacing, or repairing an alternative energy system, without regard to ownership of the 

system, with a generating capacity of not more than 150 kilowatts, the annual energy output of which does not 

exceed the annual energy consumption measured by the utility-provided electrical meter on the system to 

which it is connected. As used in this subdivision, "alternative energy system" means that term as defined in 

section 2 of the Michigan next energy authority act, 2002 PA 593, MCL 207.822. 

{q) Installing, replacing, or repairing a whole-home generator. 

{3) A city or township assessor, a county equalization department, or the state tax commission before 

utilizing real estate sales data on real property purchases, including purchases by land contract, to determine 

assessments or in making sales ratio studies to assess property or equalize assessments shall exclude from 

the sales data the following amounts allowed by subdivisions (a), (b}, and (c) fo the extent that the amounts are 

included in the real property purchase price and are so identified in the real estate sales data or certified to the 

assessor as provided in subdivision {d): 

(a) 

Amounts paid for obtaining financing of the purchase price of the property or the last conveyance of the 

property. 

f

Addendum Page 

Yet 20269081 

Borrower 

Eric Leduc 

. 

Pugsty Mins 

5650 Swan St 

So 

ty 

West Bloomfietd 

tery 

Oakland 

) 

Sze 

MI 

BOE 

48375 

Lender/Cliont 

Eric Leduc 

27a(7)(0). If an affidavit has not been filed, the property must be reviewed to determine if classification as 

agricultural real property under section 34c is correct or should be changed. The assessor for the local tax 

colfecting unit in which the property is located shall contact the property owner to determine why the property 

owner did not file an affidavit under section 27a(7){o}. Unless there are convincing facts to the contrary, the 

sale of property classified as agricultural real property under section 34c for which an affidavit under section 

27a{7)(o) has not been filed must not be included in a sales study. 

(5) As used in subsection (1), "present economic income" means for leased or rented property the ordinary, 

general, and usual economic return realized from the lease or rental of property negotiated under current, 

contemporary conditions between parties equally knowledgeable and familiar with real estate values. The 

actual income generated by the lease or rental of property is not the controlling indicator of its true cash value 

in all cases. This subsection does not apply to property subject to a lease entered into before January 1, 1984 

for which the terms of the lease governing the rental rate or tax liability have not been renegotiated after 

December 31, 1983. This subsection does not apply to a nonprofit housing cooperative subject to regulatory 

agreements between the state or federal government entered into before January 1, 1984. As used in this 

subsection, "nonprofit cooperative housing corporation" means a nonprofit cooperative housing corporation 

that is engaged in providing housing services to its stockholders and members and that does not pay dividends 

or interest upon stock or membership investment but that does distribute all earnings to its stockholders or 

members. 

’ 

(8) Except as otherwise provided in subsection (7), the purchase price paid in a transfer of property 

is not the presumptive true cash vaiue of the property transferred. In determining the true cash value 

of transferred property, an assessing officer shall assess that property using the same valuation 

method used to value ali other property of that same classification in the assessing jurisdiction. As 

used in this subsection and subsection {7}, "purchase price" means the total consideration agreed to 

in an arms-length transaction and not at a forced sale paid by the purchaser of the property, stated in 

dollars, whether or not paid in dollars. 

(7) For a transfer of eligible nonprofit housing property from a charitable nonprofit housing 

organization to a low-income person that occurs after December 31, 2010 through December 36, 2021, 

the purchase price paid is the presumptive true cash value of the eligible nonprofit housing property 

transferred. For a transfer of eligible nonprofit housing property from a charitable nonprofit housing 

organization to a low-income person that occurs on or after December 31, 2021, the loan amount 

stated in the closing disclosure form for the transfer is the presumptive true cash value of the eligible 

nenprofit housing property transferred. In the year immediately succeeding the year in which the 

transfer of eligible nonprofit housing property occurs and each year thereafter, the taxable value of the 

eligible nonprofit housing property must be adjusted as provided under section 27a. As used in this 

subsection: 

| 

(a) “Charitable nonprofit housing organization" means a charitable nonprofit organization the 

primary purpose of which is the construction or renovation of residential housing for conveyance to a 

low-income person. 

(b) “Eligible nonprofit housing property” means property owned by a charitable nonprofit housing 

organization, the ownership of which the charitable nonprofit housing organization intends to transfer 

to a low-income person after construction or renovation of the property is completed. 

{c) "Family income" and "statewide median gross income” mean those terms as defined in section 

11 of the state housing development authority act of 1966, 1966 PA 346, MCL 125.1411. 

{d) “Low-income person” means a person with a family income of not more than 80% of the 

statewide median gross income who is eligible to participate in the charitable nonprofit housing

Addendum Page 

Fi. 20269081 

Borrower 

Eric Leduc 

Progeny Address 

5650 Swan St 

oo 

Co 

West Bloomfield 

©% 

Oakland 

48322 

Lender/Client 

Eric Leduc 

History: 1893, Act 206, Eff. June 12, 1893 ;-- CL 1897, 3850 ;-- CL 1915, 4021 

;-- CL 1929, 3415 ;-- CL 

1948, 211.27 ;-- Am. 1951, Act 210, Eff. Sept. 28, 1951 ;-- Am. 1964, Act 275, Eff. Aug. 28, 1964 ;-- Am. 

1965, Act 409, Imd. Eff. Nov. 3, 1965 ;-- Am. 1969, Act 276, Imd. Eff. Aug. 11, 1969 ;-- Am. 1973, Act 109, 

Eff. Dec. 31, 1973 ;-- Am. 1976, Act 293, 

Imd. Eff. Oct. 26, 1976 ;-- Am. 1976, Act 411, Imd. Eff. Jan. 9, 1977 ;-- Am. 1978, Act 25, Imd. Eff. Feb. 21, 1978 

;-- Am. 1982, Act 539, Eff. Mar. 30, 1983 ;-- Am. 1983, Act 254, Imd. Eff. Dec. 29, 1983 ;-- Am. 1985, Act 200, 

Imd. Eff. Dec. 27, 1985 ;-- Am. 1989, Act 283, kid. Eff. Dec. 26, 1989 ;-- Am. 1994, Act 415, Imd. Eff. Dec. 29, 

1994 ;-- Am. 2002, Act 744, Imd. Eff. Dec. 30, 2002 ;--Am. 2003, Act 274, Imd. Eff. Jan. 8, 2004 ;--Am. 2010, Act 

340, Imd. Eff. Dec. 21, 2010 ;-- Am. 2012, Act 409, Irid. Eff. Dec. 20, 2012 ;-- Am. 2013, Act 162, Imd. Eff. Nov. 

12,2013 ;-- Am. 2019, Act 116, hid. Eff. Nov. 15, 2019 ;-Am. 2022, Act 156, Imd. Eff. July 19, 2022 ;--Am. 2022, 

Act 240, Imd. Eff. Dec. 14, 2022 Constitutionality: For the purpose of assessing taxes on real property, to the 

extent that creative financing represents something of value either to a seller or a buyer, it is not part of the real 

property, and cannot be included in the determination of the true cash value of the property. Washtenaw County v 

State Tax Commission, 422 Mich 346; 373 NW2d 697 (1985). 

Popular Name: Act 206 

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The Michigan Legislature Website is a free service of the Legislative Service Bureau in cooperation with the 

Michigan Legislative Council, the Michigan House of Representatives, the Michigan Senate, and the Library of 

Michigan. This site is intended to provide accurate and timely legislative information to the citizens of the State of 

Michigan and other interested parties. Additional historical documents can be found at 

https://www.michigan.govilibraryofmichigan. The information obtained from this site is not intended to replace official 

versions of that information and is subject to revision. The Legislature presents this information, without warranties, 

express or implied, regarding the accuracy of the information, timeliness, or completeness. If you believe the 

information is inaccurate, out-of-date, or incomplete or if you have problems accessing or reading the information, 

please send your concerns to the appropriate agency using the online Comment Form in the bar above this text.

Market Conditions Addendum to the Appraisal Report 

Fiello. 

20269081 

The purpose of tis eddencum is to provid the Inder clent with a czar 

znd accurate undzrstnd ng of the market trends and conditions 

in the subject 

neghborheod. This is a required addzndum for all appraisal reps with 2n effective date on or efter Apal 1, 2000. 

Property Address 

5650 Swan St 

CY West Bloomfield 

sz MI 

27 Cos: 48322 

Boone 

Eric Leduc 

Instructions: Tre appraise must use the information required on t's form as 13 basis for Fis er conclus 

5. 2nd must provide super for hase Conclusians, tequdng 

housing reds and overall market cendtons as reported in the Neighborhood section of the appraisal report fom. The appraiser must fil in 24 the information to the edent 

itis ava 

bis and refabls and must rode 

anes 

ap 

nth arch 

sis. I data Soucces provi 1 reguited info 

isn, Ie appraiser 

shold repo th 

2d 

by zpplyicg the criteria that would b2 used by a pr 

is 3 indicated bebow. 

If any requed data is unavalatls or is cons dered urneizti, the zpora 

n. His recognized that not all data sources wil be zbis to provid: data for the shaded areas below, 

if itis @ 

iat 

most pride an 

+, Ihe appre see must insu the data 

figure and 

idzntly it as zn 

webu of the 

Inventory Analysis 

Prior 7-12 Months 

Prior 4-6 Months. 

Curent = 3 Menths 

Ouerel Trend 

Toll # of Comparatis S: 

10 

2 

3 

| ereasig 

[|] sate 

NX Dedinm 

Absorpton Ratz (Toll Sakes/Months) 

167 

0.67 

1.00 

[] hereasing 

] Stable 

i Dating 

Total # of Comparable Actve Listings 

0 

0 

0 

[] Declining 

ped Stablz 

Increasing 

Months of Housing Supply (Total istngs/Ab Rete) 

0 

0 

0 

[] Declan 

|[] Sate 

NX licreasing 

Median Sale 

& List Price, DOM, Sale/List % 

Prior 7-12 Months 

Prior 4-6 Months. 

Curent 

3 Months 

Pike 

$722,495 

$629,500 

$720,000 

[] Incceasing 

IX Decking 

Days on Market 

30 

28.5 

109 

[] Dedham 

DY creasing 

Mzdizn Compzratis List Price. 

0 

0 

0 

Increasing 

[] Stablz 

[] Declining 

Madan Comparabls Listngs Days on Market 

0 

0 

0 

3 

Detling 

J Stable 

[] Increasing 

ce a5 % of List Price 

0 

0 

98.61 

[[] bereasing 

 [] Statlz 

| Declring 

1, bulder, ele. )peid nancial assistanca 

prey 

1] Yes 

XX to 

[] Declining 

X Statle 

[] Increasing 

fs, options, et). 

Explain in 0:21 Dh Se concessions ends for the past 12 mons (eg. seliar contribution 

increased from 3% 1 5%, cress] Use of Ly donns, Clos 

vg Cast, conda 

Market sales are predominately financed by conventional, FHA, & VA mortgages 

as interest rates remain favorable. 

Seller concession, discounts, buy downs, 

etc., 

are common lo the current market. Adjustments usually are made to the comps 

if the 

concession exceeds 3%-6% of the sale price, 

which is the average range in the marketplace. The amount 

of the concession is not typically 

in addition to the normal price, but rather at the expense of the seller as demonstrated by the comparables. 

MARKET RESEARCH & ANALYSIS 

Ave foreclosure s3'25 (REQ 

$3423) 

a factor 

in the market? 

[] Yes 

X to 

yes, Expl (clang the rds inT<tngs 

and 

S22 

made only if warranted. 

Due to the limitations of providing comparables, foreclosure sales, short sales and arms length are utilized in the analysis. Adjustments are 

Cte data sources for above information. 

effective date of 

The Market Conditions Addenda was completed with data from Realcomp Limited 

Il MLS with an 

Summarize the above information as support for your cochis'ons in the 

borhood section of th zppra 

ego form. 1 you Usz4 ery 293 tonal infor 

an analysis of pending seks andor expired and withdrain I3tings, o formula your conclusions, provide both an explon: 

ton, suzh as. 

en 2rd Support for your conclusions 

See Altached Addendum 

Tie subjects a unt Ina condom num of cooperative project, complete 

the following: 

Project lame: 

Subject Project Data 

Prior 7-12 1erths 

Prior 4-6 Wars 

Conent ~ 3 Mors 

[EEREL] 

Total 

# of Comparatiz S253 (Setled) 

1 

That 

TJ Dedinng 

Absorpton Ratz (Total S2ks/Moniis) 

[] Ieressing 

] 

Sule 

[| Dain 

Tota 

# of Active Comparatts Listings 

[] Decining 

[[] Stats 

[] hereasing 

Months of Unit Supply (Total Listings/Ab Ratz) 

[} Dating 

[] Stathe 

[] lnereasing 

Are foreclosure 52! 

foreclosed prop 

= (RED £225) a laclor 1 02 poet? 

[1] Yes 

[Jha 

yes, ing 

th numbze of REQ 156195 2rd expla n te trends in 

15tings ard 

of 

DO/CO-OPPROJECTS

Median Sa'z Price Per SV Trend 

<= 

Zolue 

 48322 

Li] 

Ste 

Wear Sx Price Per S41 6 Medan List Pics Pes S41 

“- tadaa st Prez Per Sa Trend 

Competing Market 

- Median Sale and List Price Per SqFt 

Cotly 

Oakland 

Photograph Addendum 

Eric Leduc 

5650 Swan St 

West Bloomfield 

Eric Leduc 

MW MedenSsiePice W Medan ListPrice <O- Medan 

Sz Puce To 

“On Mecsa 

Ust Prize Trend 

Competing Market - Median Sales and List Price 

Lender/Client 

Propzrty Address 

Borrower 

oz 

— 

0s

02/17

S021,

202/15

$2021

5202/1

5202/1

— 5202/1

Seozsr;

$2021.4

—— SC02/7,

Seoesry

— 5207/7

202/17

S2oz/1

#202, 

— 202,

7202/1/

202/17

istrgs Tren 

Competing Market - Total Sales and Listings 

W Total Saws 

W Tod listegs <0 Total Saks Trend 

= = Teal 

is 

Commi 

6 

5 

| 

4 

3 

2 

1 

0 

s 

9202/1

[o} 

9202/1

jo 

3 

9202/1

£ 

2 

5202/1

2 

E 

202/17

2% 

02rs

= 

: 

5202717

210 

202/24

PE 

S021,

EAE] 

20271,

QF 

Seozyy, 

213 

H 

Sz, 

Lm 

E 

21s

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5 

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i 

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283332888 ¢2% 

Ee 

28838 

|

Photograph Addendum 

Borrower 

Eric Leduc 

Popidy Addess 

5650 Swan St 

Cy 

West Bloomfield 

Coty 

Oakland 

sue 

MI 

Zplite 

48322 

Lender/Client 

Eric Leduc 

Competing Market 

- Average Sales Price 

[8 Arson sue pics 0 rage sep Tera 

| 

749,000 

| 

| 

729,000 

| 

709,000 

| 

689,000 

| 

669,000 

649,000 

629,000 

J 

1 

at 

I 

FI 

SR 

TO 

TO 

SN 

NN" 

NN" BU 

- 

B- J 

"3 

§ 8858585885885 

88%8 

SSSI FTSESFSFISTSES 

STF SFISFFSFIFTFITFA 

gS 

IR 

Comments: 

Comments:

Lon # 

USPAP Compliance Addendum 

Fe 920269081 

| Borrower 

Eric Leduc 

_ 

— 

| Property Aodiess 

5650 Swan St 

_ 

oo 

£2 

West Bloomfield 

tm 

Oakland 

Co 

se 

MI 

aCe 

48329 

Lender/Client 

Eric Leduc 

APPRAISAL AND REPORT IDENTIFICATION 

This Appraisal Report is on2 of the owing types: 

x 

Appraisal Report 

THs report 

was prepared in 2ccor 

wth the requirements 

of the Appra's3! Report opt 

on of USPAP Standards Ruz 

2-2(a). 

[[] 

Restricted Appraisal Report 

This repant was prepared in accordance wi 

the requirements 

of the Restricted Appra’s:l Report ogticn of USPAP Standards Ruts 2-2(b). The. 

Intends 

user of is reports [med 0 hs ident 

fod 

clent. This 

a Restricted 

Appre's2 

Report 2nd the rat ants for how the epgraser arsed 

atthe oginiens ard conclsions set forth in the report may not be understood progidy thot the add tana! information in the appraiser's webs. 

ADDITIONAL CERTIFICATIONS 

Icetity that, to the best 

of my broatzdge 

and belt: 

«The statzments of fact contd inthis report are true and correct. 

and untiased 

profess onal anslys 

The report ansly 

ses, apiniens, 2nd conclus ons are Lted arly 

by the reported assumprons and are my persons, imps 

pions. end conclusions. 

festa 

respect ote. 

Ihave no (or the specified) present or prospective interest in the propery that 

the Subject of his repart nd no (cr spac 

ed) persansl ic 

partesinohed. 

Ihave no bias with respect 

to tie propery thats the subject 

of ths report or the partes invatved wih ts assignment 

My engegemzatinthis asgnmert was rot contingent upon 

developing 

of reporting precatenmined resus. 

My Compensation for comping this ass gnmentis not contingent Lyon the 

development of reporting of a predetermined value 

or 

drectan in value hat favors the cause 

ofthe cle, the amount of the vele cpinicn. he atts mer 

of a stpuisted rest, or the occurence ofa subsequent event drecty relited ta the inten 

ths zppra'sal. 

pr SERVICES 

Ihave NOT performd services, as an appraiser or a any cther capacity, regarding 

the property that the Subject 

of is report vin 

the three-year period 

immed ately preceding acceptance of t's assignment. 

HAVE performed services, as an 2ppre'ser of In another capacity, 16931 ng the property thats the swbject of hs report witin the thiee-year period immed ately 

preced ng acceptance 

of this assignment. Those sences are described inthe commzris bela. 

PROPERTY INSPECTION 

Thsve NOT mas a personal inspection of the property that 

is the subject 

of 

1s regort. 

DC 

HAVE masz a personal inspecton of the property thatis th subject of 1s repon 

APPRAISAL ASSISTANCE 

e, 

rfess Gtherwise noted, io one povided s'gnficant real property appra's:l assistance to the person SQIY Hs 

Cert featon if anjons 

6 fronide sgnf cant assis 

ed along with a summzry 

of the extent 

ofthe assistance proved in the report 

ADDITIONAL COMMENTS 

Addtions| USPAP related Issues requiting disclosure and or any stste mandated requremsnts:

Building Sketch 

Barower 

Eric Leduc 

Popaty Addis 

5650 Swan St 

Gy 

West Bloomfield 

Cenly 

Oakland 

Swe 

My 

LoCo 

4832) 

Lender/Glient 

Eric Leduc 

28.5 

Bath 

Storage 

= 

utility 

“ 

135° 

Rec Room 

~ 

ar 

Basement 

ar 

EE 

gath 

Bedroom 

BH 

Bedroom 

| 

Second Floor 

Laundry 

a 

13.5 

Bl 

2 

Bedroom 

Bedroom 

5 

az 

20.0342 

3 Car Attached 

[781.45 Sq ft] 

Dining Room 

Kitchen 

2 uo 

First 

a 

Living Room 

» 

1 

Bath (haity 

2} 

| 

i 

i 

42.723¢

Flood Map 

Borrower 

Eric Leduc 

_ 

ms 

Property Address 

5650 Swan St 

—_— 

City 

West Bloomfield 

County Oakland 

State 

MI 

Zip Code 

48322 

Lender/Client 

Eric Leduc 

Prepared for O'Neil Appraisal. LLC 

InterFlood...... 

5650 Suan 

West Bloomfield, MI 48322 

oa 

Li 

Aft 

b 

eR 

EE AT 

* 

rh 

(ookelcire 

Rd! 

SPU DAISIER

Wetland/Woodlands Plan Closeup 

Borrower 

Eric Leduc 

nN 

oo 

oo 

Propady Addss 

5650 Swan 

St 

. 

N 

Cay 

West Bloomfield 

Coty 

Oakland 

a 

| 

Lplde 

48322 

Lender/Client 

Eric Leduc 

- Wr 

Som ©

Wetland/Woodlands Plan 

Borrower 

Eric Leduc 

oo 

PropetyAddess 

5650 Swan St 

i 

Cay 

West Bloomfield 

Courly 

Oakland 

sue 

mI 

plate 48322 

Lender/Client 

Eric Leduc

Plat Map 

Eric Leduc 

Borrovier 

Cety 

Oakland 

5650 Swan St 

West Bloomfield 

Property Addiess 

Ciy 

Eric Leduc 

Lender/Client 

Cg 

my 

es 

7500) 

2580 

E0100)

11] 

2 

| 

ale, 

It ke) 

Wisse Ra

Location Map 

Borrower 

Eric Leduc 

oo 

oo 

oo 

Propey Ades 

5650 Swan St 

B 

. 

cay 

West Bloomfield 

tery 

Oakland 

Se 

MI 

ple 

48322 

_ 

Lender/Client 

Eric Leduc 

a la mode, in 

> 

spy! KpbbeH 

= 

Te 

1 

’ 

Pleasant 

Lake 

——Elementary Schog 

OL) 

pajp23st 

i 

g 

4 

7837 Trailside Ct 

Y 

1.32 miles NW 

4 

| 7842 Trailside Ct 

1.32 miles NW 

7831 Trallside Ct 

.32 miles NW 

x Leytonstone BIVd 

x 

t 

a 

FF 

5900 Arimaore Dr 

{1 

1.30 miles Ww 

PY Pi 

7640 Larchwood Dr 

0.97 miles W 

7885 Arimoore Dr 

1.30 miles W

Subject Photo Page 

Borrower 

Eric Leduc 

Property Address 

5650 Swan St 

Cy 

West Bloomfield 

Cory 

Oakland 

se 

MI 

Zplue 48322 

Lender/Client 

Eric Leduc 

Subject Front 

5650 Swan St 

Sales Price 

Gross Living Area 

2,542 

Total Rooms 

7 

Total Bedrooms 

4 

Total Bathrooms 

21 

Location 

Residential 

View 

Residential; Woods 

Site 

30000 sf 

Quality 

Brick/Wood/Stone 

Age 

0 

Subject Rear 

Subject Street

Exterior Photo Page 

1 

Borrower 

Eric Leduc 

_ 

PuopstyAddess 

5650 Swan St 

a 

Cty 

West Bloomfield 

Coty 

Oakland 

a 

| 

Zplote 

48322 

Lender/Client 

Eric Leduc

Subject Interior Photo Page 

Bath 

Borrower 

Eric Leduc 

— 

Propsty Addess 

5650 Swan St 

oy 

West Bloomfield 

Coty 

Oakland 

a 

| 

pode 

48322 

Lender/Client 

Eric Leduc 

Rec Room 

5650 Swan St 

Sales Price 

Gross Living Area 

~~ 2,542 

Total Rooms 

7 

Total Bedrooms 

4 

Total Bathrooms 

2.1 

Location 

Residential 

View 

Residential;Woods 

Site 

30000 sf 

Quality 

Brick/Wood/Stone 

Age 

0 

Utility

Subject Interior Photo Page 

Borrovier 

Eric Leduc 

oo 

Popsty Addiess 

5650 Swan St 

B 

Cy 

West Bloomfield 

Cert 

Oakland 

IpCude 

48322 

Lender/Client 

Eric Leduc 

5650 Swan St 

Sales Price 

Gross Living Area 

Total Rooms 

Total Bedrooms 

Total Bathrooms 

Location 

View 

Site 

Quality 

Age 

Storage 

2,542 

7 

4 

24 

Residential 

Residential; Woods 

30000 sf 

Brick/Wood/Stone 

0 

Bath (Half) 

Living Room

Subject Interior Photo Page 

Borrower 

Eric Leduc 

Property Address 

5650 Swan St 

N 

N 

Cy 

West Bloomfield 

Corly 

Oakland 

BN 

sz 

MI 

IpCotz 

48322 

Lender/Client 

Eric Leduc 

Dining Room 

5650 Swan St 

Sales Price 

Gross Living Area 

2,542 

Total Rooms 

7 

Total Bedrooms 

4 

Total Bathrooms 

2.1 

Location 

Residential 

View 

Residential; Woods 

Site 

30000 sf 

Quality 

Brick/Wood/Stone 

Age 

0 

Kitchen 

Kitchen

Subject Interior Photo Page 

Borrower 

Eric Leduc 

N 

Propety Addiess 

5650 Swan St 

BN 

B 

oy 

West Bloomfield 

Coty 

Oakland 

sete 

mI 

LpCoie 

48322 

Lender/Client 

Eric Leduc 

Garage 

5650 Swan St 

Sales Price 

Gross Living Area 

~~ 2,542 

Total Rooms 

7 

Total Bedrooms 

4 

Total Bathrooms 

2 

Location 

Residential 

View 

Residential; Woods 

Site 

30000 sf 

Quality 

Brick/Wood/Stone 

Age 

0 

Garage 

Bedroom

Subject Interior Photo Page 

Borrower 

Eric Leduc 

Pupsty Ades 

5650 Swan St 

Le 

West Bloomfield 

Coty 

Oakland 

sate 

Mm 

Ipod 

48322 

Lender/Client 

Eric Leduc 

5650 Swan St 

Sales Price 

Gross Living Area 

Total Rooms 

Total Bedrooms 

Total Bathrooms 

Location 

View 

Site 

Quality 

Age 

Bedroom 

2,542 

7 

4 

24 

Residential 

Residential; Woods 

30000 sf 

Brick/Wood/Stone 

0 

Bath 

Bath

Subject Interior Photo Page 

Borrovier 

Eric Leduc 

Popsty Addiess 

5650 Swan St 

Ciy 

West Bloomfield 

Corly 

Oakland 

se 

MI 

poe 

48322 

Lender/Client 

Eric Leduc 

Laundry 

5650 Swan St 

Sales Price 

Gross Living Area 

2,542 

Total Rooms 

7 

Total Bedrooms 

4 

Total Bathrooms 

21 

Location 

Residential 

View 

Residential; Woods 

Site 

30000 sf 

Quality 

Brick/Wood/Stone 

Age 

0 

Bedroom 

Bath

Subject Interior Photo Page 

Borovier 

Eric Leduc 

— 

EE 

— 

Propedy Address 

5650 Swan St 

oo 

a 

Ory. 

West Bloomfield 

~teny 

Oakland 

Sete 

mM) 

IeCoce 

48322 

Lender/Client 

Eric Leduc 

Bedroom 

5650 Swan St 

Sales Price 

Gross Living Area 

2,542 

Total Rooms 

7 

Total Bedrooms 

4 

Total Bathrooms ~~ 2.1 

Location 

Residential 

View 

Residential; Woods 

Site 

30000 sf 

Quality 

Brick/Wood/Stone 

Age 

0

Comp Photos 1-3 

Borrower 

Eric Leduc 

oo 

Propady Addiess 

5650 Swan St 

City 

West Bloomfield 

Courty 

Oakland 

see 

MI 

ZpCoce 

48322 

Lender/Client 

Eric Leduc 

Comparable 

1 

5900 Arimoore Dr 

Prox. to Subject 

1.30 miles W 

Sale Price 

640,000 

Gross Living Area 

2,680 

Tolal Rooms 

7 

Total Bedrooms 

4 

Total Bathrooms 

2.1 

Location 

Residential 

View 

Residential 

Site 

7308 sf 

Quality 

Brick/Vinyl 

Age 

1 

Comparahle 

2 

7833 Trailside Ct 

Prox. lo Subject 

1.32 miles NW 

Sale Price 

745,000 

Gross Living Area 

2,587 

Total Rooms 

8 

Total Bedrooms 

4 

Total Bathrooms 

21 

Location 

Residential 

View 

Residential 

Site 

5720 sf 

Quality 

Brick/Stone/Vinyl 

Age 

2 

Comparable 

3 

7842 Trailside Ct 

Prox. to Subject 

1.32 miles NW 

Sale Price 

665,000 

Gross Living Area 

~~ 2,501 

Total Rooms 

8 

Total Bedrooms 

4

Comp Photos 4-6 

Borrovier 

Eric Leduc 

N 

oo 

Propzry Address 

5650 Swan St 

oo 

City 

West Bloomfield 

oo 

County 

Oakland 

See 

MI 

Iplode 

48322 

Lender/Client 

Eric Leduc 

Gomparahle 4 

7885 Arimoore Dr 

Prox. to Subject 

1.30 miles W 

Sale Price 

675,995 

Gross Living Area 

2,649 

Total Rooms 

8 

Total Bedrooms 

4 

Total Bathrooms 

21 

Location 

Residential 

View 

Residential 

Site 

8489 sf 

Quality 

Brick/Vinyl 

Age 

1 

Comparable 

5 

7640 Larchwood Dr 

Prox. to Subject 

0.97 miles W 

Sale Price 

720,000 

Gross Living Area 

2,820 

Total Rooms 

7 

Tolal Bedrooms 

3 

Total Bathrooms 

3.0 

Location 

Residential 

View 

Residential 

Site 

9275 sf 

Quality 

Brick/Stone/Vinyl 

Age 

1 

Comparable 6 

7837 Trailside Ct 

Prox. to Subject 

1.32 miles NW 

Sale Price 

723,800 

Gross Living Area 

1,876 

Total Rooms 

6 

Total Bedrooms 

3 

Total Bathrooms 

2.0

& 

Propedy 

ID 

1829134031 

1829134031 

1829134031 

1829134031 

1829134031 

1829134031 

1829134031 

1829134031 

1820134031 

1829124031 

1829134031 

1829134031 

1829134031 

1829134031 

Address 

5650 SWAN Street 

5650 SWAN Street 

5650 SWAN Street 

5650 SWAN Street 

5650 SWAN Street 

S650 SWAN Street 

5650 SWAN Street 

5650 SWAN Street 

5650 SWAN Street 

5650 SWAN Street 

5650 SWAN Street 

5650 SWAN Street 

5650 SWAN Street 

5650 SWAN Street 

mss 

2210026130 

2210026130 

2210026130 

2210026130 

2210026130 

2210026130 

219105509 

219105509 

219105509 

219105509 

219033628 

219033624 

9033624 

219033624 

Listing History Page 

Cha Type 

UT 

BHK 

PEND 

DOWN 

HEV 

NEW 

EXPD 

DOWN 

NEW 

NEW 

EXPD 

DOWN 

NEW 

NEW 

Chg Date 

03/07/2022 03:33:04 PM 

03/01/2022 04:12:14 Pl 

02/05/2022 07:31:38 AM 

06/24/2021 08:23:40 AM 

04/15/2021 03:28:58 PI 

04/15/2021 03:26:58 PM 

07/21/2020 12:10:11 AM 

01/03/2020 10:16:33 AM 

10/14/2019 09:13:42 AM 

10/14/2019 09:13:42 AM 

10/14/2019 12:10:14 AM 

05/29/2019 09:23:31 Fl 

04/15/2019 08:38:08 PH 

04/15/2019 08:38:08 Pi 

Chginto 

ACTV->UWTH 

PEND->ACTV 

ACTV->PEND 

$69,500->$64,500 

$69,500 

->ACTV 

ACTV->EXPD 

$69,500->$64,500 

$69,500 

->ACTV 

ACTV->EXPD 

$74,500->$69,500 

$74,500 

->ACTV 

@ 

List Agent Ful Namo 

sandy G Sersen 

Sandy G Sersen 

Sandy G Sersen 

Sandy G Sersen 

Sandy G Sersen 

Sandy G Sersen 

Sandy G Sersen 

sandy G Sersen 

Sandy G Sersen 

Sandy G Sersen 

Sandy G Sersen 

Sandy G Sersen 

Sandy G Sersen 

Sandy G Sersen 

List Ofc 

Name 

RE/MAX Dream Propert 

RE/MAX Dream Propert 

RE/MAX Dream Propert 

RE/MAX Dream Propert 

RE/MAX Dream Propert 

RE/MAX Dream Propert 

RE/MAX Dream Propert 

RE/MAX Dream Propert 

RE/MAX Dream Propert 

RE/MAX Dream Propert 

RE/MAX Dream Propert 

RE/MAX Dream Propert 

RE/MAX Dream Propert 

RE/MAX Dream Propert

NTATE 

OF 

RICHIGAN 

DEPARTRENT 

OF 

LICENNING 

AND REGULATORY 

AFFAIRN 

k 

BUREAU 

OF PROFENSIONAL 

LICENNING 

CERTIFIED GENERAL 

REAL EXTATE 

APPRAINER LICENSE 

RAYHOND. 

PARK 

§ NEIL 

[LT 

EsPIRATION LITE 

12050027219 

a?/3L/202h 

24136300537

Ray O'Nall 

Othe 

t Apgeaisel 

LL 

Ustingsasof ~ O27/2026 

at 

7:48AM 

Property Type: Vacant Land 

53t 

com 

Land Sales 

- Page 

1 

CMA 1 Line (Landscape) 

Status is Sid 01/01/2624 Listing Typa & ora of Exclusive Right To Lessa’, Exctusive RH to Sef, ‘Exchisie Agency, Unknoan (Dt Shave Listirgl Level of Service is cra of Ful Serves, Limtad 

Servos’, Erry Ory (MLS Eriry Ory), UnirannData Share Listings’ County Or Parish bs "OAK - Oailend County School Distt is Yia¥ed Lea’ Water Facilities & rol ons of Canal Fron, Dect 

Water Fiontsgs', Laka Fart, Privata Viste Frorts)e', ‘Stored Water Frortage’, 

Land 

Sold Propartics 

Usting# 

 Addross 

Area 

LotDim 

Acres 

Daw 

S$/Acra 

 CDOM 

 OdgPrice 

ListPrice 

Sold Price 

SPHOLP 

20240021264 L21 Ble Jay Way 

West Bloomfield Twp 

s0c120 

0.44 041524 

$178,571.43 

1 

S26000 

$2500 

 $25000 

10000 

2023007037¢ 5650 SVAN Street 

Vest Bloomfie'd Twp 

200x120 200x120 

069 0M2¥24 

$3231.83 

290 

 S44900 

$29,999 

$2500 

6568 

2024005873¢ Gladys Street 

Vihite Lake Twp 

240x100 

055 OV1025 

 S5454545 

195 

$4500 

 $45000 

S000 

6667 

20230018494 Vacant Red Arcow Drive 

Commerce Twp 

Inegdar 

360 02/05/24 

$833333 

326 

$99,000 

 $89900 

 $30000 

3003 

2024006294¢ 000 BALFOUR Street 

White Lake Twp 

200X178XE0X55 

033 050925 

 $9545455 

230 

$5000 

$45000 

 S3NE00 

70.00 

20250007 14C 6360 HAMBRO Street 

Wiest Bloomfie'd Twp 

megs 

058 0¥25/25 

 $5603448 

342 

$85000 

 $50000 

$32,500 

3824 

20261015381 40 Acorn Court 

Vitite Laka Twp 

130521504169 

086 002525 

$68,181.82 

35 

65000 

$65000 

 $45000 

6923 

2026002609¢ Leon Road 

Vialled Lake 

100012869¢114 

022 0521125 

 $226.818.18 

28 

$4950 

 $49900 

 $49900 

100.00 

2024007051€ Round Lake Road 

White Lake Twp 

sectanen tet 

028 11224 

$178,571.43 

45 

$S2000 

 $52900 

$50,000 

9452 

6805019204¢ 7361 CRESTMORE Street 

West Bloomfield Twp 

109100 

023 0221128 

 S26086957 

123 

$6450 

 $64900 

 SE0000 

9245 

2025100573 2015 Lame'la 

Voom 

105129 

027 

1211925 

$240740.74 

72 

$65000 

 $65000 

 $65000 

100.00 

2025001086¢ 5530 BLACKMOOR Street 

Commerc Tp 

1000x1200 

030 032725 

$233,333.33 

8 

$100000 

 $100000 

$7000 

70.00 

2024007350¢ 000 Decker 

Wa'led Lake 

sos 

196 011825 

$35714.29 

70 

§75000 

 $75000 

$7000 

9333 

20240942347 1798 BIRCHTON Streat 

Commercn Twp. 

164c1136155x102 

037 0200325 

$169,189.19 

210 

$99,000 

 $99000 

$70,000 

7071 

20240052865 8330 DICKERT Strect 

Commerce Twp. 

12800x 194.00 

057 

071126 

$131,57895 

3% 

S178000 

$100,000 

375000 

42.13 

20240020687 Mario Street 

Commerce Twp. 

109.00X200 00 

046 0412124 

$173,913.04 

1 

$80000 

$8000 

 SE0,000 

10000 

20240012557 0000 Lite Farm Lane 

West Bloomfie'd Twp 

Fregtar 

081 

041124 

 SULIMLA 

323 

$89,000 

 $39.000 

$9000 

101.12 

20240000307 933 N WIXOM Road 

Wixom 

9009 £25100 

052 102025 

 $17307692 

1073 

$95000 

 $95000 

$0000 

94.74 

2024059828 VL Fiagstafl 

West Bioomfie'd 

Twp 

102x183 x51 

173 

026 091024 

$380,769.23 

4 

S99000 

 $99000 

$99,000 

10000 

20240027634 9241 Richardson Road 

Commerce Twp 

121x270 

075 

0807/24 

 $133333.33 

3 

$100,000 

91.74 

20251014001 9345 Cedar Island Road ~~ White Lake Twp 

310:3500565c445 

415 

102325 

$2583.43 

El 

$107.00 

71.8% 

20240088751 7409 Muerdalo 

West Bloomfie'd Twp 

1702926170290 

114043025 

$9649123 

684 

$1000 

7338 

20230092132 3787 KERRIEL Court 

Commerce Twp 

16x 207 x 118x207 

056 080724 

$203,571.43 

219 

$114,000 

9500 

8102500042¢ 29500 Meadontrook Road 

Novi 

183c187x 1531187 

066 053025 

 S17424242 

117 

$115000 

9583 

2023009305¢ 00 Tranquil Court 

Commerco Twp 

250X175X243X73 

100 

09124124 

$120,000.00 

5 

$120,000 

8571 

20250037292 140 STARLING Street 

Commerce Twp 

10000x 125.00 

020 OB1E25 

 $462758.62 

" 

$140000 

9333 

2024008706¢ VAC Leytonstone 

West Bioomfie'd Twp 

1835x1084 

048 010225 

$291,666.67 

8 

$140000 

87.55 

Presented By: Ray O'Neil 

Featured properties may nit be sted by the ofice/agent presenting the brochure. 

Alinformation herein has net been verfied and Is not guaranteed. 

Copyright © 2026 Reatcomp. All rights reserved.

Land Sales 

- Page 2 

Ray O'Neil 

Appraisal LLE 

nyzaigons agai 

com 

Biv 

(245) 

674-3333 

Ustingsasof 

 O27/2026 

at 

T4BAM 

CMA 1 Line (Landscape) 

Proparty Type: Vacant Land 

Sold Proparties 

Usting# 

Address 

Ara 

Lot Dim 

Acces 

Dawe 

S§/Acro 

CDOM 

 OdgPrico 

 UistPrico 

SoM Price 

SPYOLP 

20240013382 1840 Loon Lake Road 

Commercs Twp 

165620 

235 0E2N24 

$64,255.32 

13 

$150.00 

$150000 

$151,000 

100.67 

20240010083 LOT EIGHT MARTELL Court 

Novi 

RREGULAR 

048 052224 

SM3T5000 

87 

S170000 

 $170000 

 $165000 

97.06 

20261018644 3291 Timberlake Drive 

Commerce Twp 

772311112191 

044 

0417/26 

$397,727.21 

0 

$175000 

$175000 

 §175000 

100.00 

5905013704€ 3470 Sutton Lane 

Commerce Twp 

10x 112 

036 090524 

$493,055.56 

95 

$199.000 

 $199000 

$177.50 

89.20 

50050183842 4705 Ha'sted Road 

Vest Bloomfield Twp 

183x276 

097 02025 

$226,804.12 

33 

$219.90 

 $219900 

 $220000 

100.05 

Sold Totals 

Usting Count: 

32 

Averages: 

083 

$18395244 

163 

S108.413 

 $103509 

$91,325 

£344 

UstPrco : 

High 

5219600 

Low 

§25000 

Madan 

$9000 

Modo 

$45,000 

Sold Prico : 

High 

$2000 

Low 

$25000 

 Madian 

$8500 

Modo 

$70,000 

YAcro 

High 

~~ $493,055.56 

Low 

$833333 

 Madian 

 SIZ4077.73 

Modo 

 $178571.43 

coom: 

163 

oP: 5108413 

LP: $103509 

sp: $91,325 

coo: 80 

OP: $99,450 

Lp: $99,000 

SP: $85,000 

Madlan: 

Presented By: Ray O'Nei 

Featured properties may not be listed by the ofice/agent presenting the brochure. 

AlInformation herein has net beon verfied and Is not guaranteed 

Copitight © 2026 Realcomp. All rights reserved.

Fics 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON |. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Lorie Leduc 

MICHIGAN TAX TRIBUNAL 

Petitioner(s) 

BY 

MTT Docket No. 

Mi chivan Toy 

Tr bunal, 

~J Respondent(s) 

PROOF OF SERVICE 

Ere 

feoluc 

states that on 

5/23/2063 

_ helshe 

[Name of person serving/mailing petition] 

[date of service] 

served a copy of the 

_ade ched clocamats relative to the above-captioned matter upon: 

" 

[Provide name and address of the party/people being served] 

Michigan 

Tox 

Tribwaal 

G1 

WW. 

Ollawa SH 

Longing, 

ML 48133 

A 

[Signature of person who is serving/mailing copy] 

Lorie Lede 

[Print/type name of person serving/mailing copy]

= 

Le 

So 

irre 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Lee 

Leolue 

: 

, 

MICHIGAN TAX TRIBUNAL 

Petitioner(s) 

v 

MTT Docket No. 

Rohext 

Se Ciptare 

Respondent(s) 

Cheefe= To wnship of West Biownndield Assessors 

PROOF OF SERVICE 

Eve 

Lede 

states thaton 

__§ /A) /0g3& 

 heishe 

[Name of person serving/mailing petition] 

[date of service] 

served a copy of the aadwc documents 

relative to the above-captioned matter upon: 

"[Provide name and address of the party/people being served] 

Robe ot 

See pluve 

Assessoc 

Claes Township of 

West [Bloevwlelel 

4560 

Wednut Lake 

youd 

West Blog mboeld, MI 48333 

Eo a 

A 

[Signature of person who is serving/mailing copy] 

Ere Leduc 

[Print/type name of person serving/mailing copy]

5650 

West Bloom Geld, 

MIL 48322 

Received 

MAY 28 

2026 

LARA 

on UL 

a A 

CU 

LR 

ETH A 

19589 

07.0 

5270 

4195 

5

I 

Te 

To

Michioen 

lax 

£ 

[1 

W. Otter 

Lansiney, 

MT 489

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