Cramer.pdf

Ryan D Cramer, Petitioner V City Of Huntington Woods, Respondent · 24-003639-TT

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RECEIVED 

JUL 09 204 

MICHIGAN T, AX TR 

To Whom It May Concern, 

IBUNAL 

| have attached the following documents for your review: the purchase agreement with 

the listing broker, the bank appraisal from the mortgage company, and the information from 

Cooper/Glass & Max Broock Real Estate. 

| am protesting the city of Huntington Woods’ evaluation given the other two sources that 

value the home at 450K USD, one from the listing agency, and 480K USD from the bank 

appraisal against the mortgage. The listing agents have sold nearly $1B USD in homes in the 

Huntington Woods neighborhood for the last 30 years. They advertise the pricing strategy as 

one of their key assets. Both agents, Cooper & Glass, live in Huntington Woods. The appraisal 

did not take into consideration the condition of the house, which it sold so cheap, as you'll see in 

the pictures. The home has a rear deck that has rotted to the point of needing a complete 

rebuild. The kitchen appliances are the original 1955 installed appliances, the flooring and 

lighting is original. The floor is peeling, lights are not working, and the entire house needs an 

electrical overhaul. The home will need 10s of thousands of dollars of renovations over the next 

few years to bring this up to current standards. This home was listed at a price that matched 

some of the other homes we viewed in similar conditions. 

Moreover, if the listing agent and seller of the home truly believed the home was worth 

more, they would have rejected our off and raised the price. However, they accepted our offer, 

and as we are currently discovering with the number of unforeseen problems that continue to 

reveal themselves, we believe the 450K was more than fair, and maybe even overpriced at that 

number. 

We hope that you will consider our 2 sources as confirmation that the home has been 

overvalued by the Oakland County assessor and that our request is the correct one. 

Thank you for your time, 

Ryan Cramer

Hey Ryan! Thanks for reaching out. Hope you and Melissa are doing well!!! 

| remember the sale 

of your Ferndale home and the purchase of your Huntington Woods home well. We were in a 

bind because we sold your house, and you needed a home to live ASAP so we overpaid in a 

crazy market unfortunately so you wouldn't be homeless. 

| still can’t believe we pulled it off and 

again, thanks for your patience. 

You asked me what the fair market value of your home would be in today’s market, and 

| would 

recommend listing it between $400-$425k. 

| know that’s not the news you want to hear but 

| 

believe hard work and honesty are the backbone of my business. 

| would never lie to a client 

because my reputation is everything. 

| wish 

| could tell you your home was work $600k or 

something crazy but 

| think that if listed at that number you would ultimately end up selling your 

home below my estimated number above. 

I trust this doesn't come as a surprise for you as we knew that we were overpaying in a bidding 

war for the home. 

If 

| remember correctly, we had to bring cash to close to bridge an appraisal 

gap too because of a low appraisal from lender? 

Hope this answers your question and that all is well with you both. Don't be discouraged with 

what I'm telling you because 

| think that if you put $100k into the home you'd get maybe $125k- 

$150k in value over the years if the market stays the same. 

Best, 

Brandon Curry 

Sotheby's HOUR 

atnoon com | 313.303.7263 tssommams | Real 

Eitate| 

Signature

8 

Ga) 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

PROPERTY TAX APPEAL PETITION FORM 

VALUATION / EXEMPTION / CLASSIFICATION APPEAL 

Do not use this form to appeal Principal Residence Exemption, Qualified Agricultural Exemption, Special Assessment, or 

Non-Property tax disputes. 

Pursuant 

to Michigan Tax Tribunal Rule (TTR) 277(3), you MUST submit a copy of the notice giving rise to the appeal 

(e.g. Board of Review Decision or Notice of Uncapping) with this Small Claims Petition, if applicable. If you do not 

submit this document, you may be held in default. 

Section 1: Petitioner’s Contact Information 

First Name 

M.1. 

Last Name/Company Name 

van 

D 

raw ey” 

Mailing Address {Noi Street, P.O. Box or Rural 

ES 

24380 

Vere 

(Lea 

City or Ig 

State 

ZIP Code 

Hott anton 

nds 

MI | 

450670 

Telephone Number 

Fax Number 

Af€-390 -47%o0 

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

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

First Name 

M.I. 

Last Name 

Firm Name (if any) 

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

City or Town 

State 

ZIP Code 

Telephone Number 

Fax Number 

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

Section 3: Subject Property Information 

How many 

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

parcels areyou | [[] yes* 

[] No** 

appealing? 

*If yes, use a multiple parcel form for information regarding any contiguous parcels. 

**If no, you must file separate appeals for each non-contiguous or non-adjoining parcel or you will be defaulted.

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON |. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 4: Issues Being Appealed (check ali that apply) 

a True Cash and Taxable Value 

O Poverty Exemption 

p= Taxable Value Only (calculation) 

0 Disabled Veterans Exemption 

[J Uncapping of Taxable Value 

[O Eligible Manufacturing Personal Property (ESA) 

[0 Exemption from Taxation (other than the denial of a 

[O Classification 

Principal Residence or Qualified Agricultural Exemption) 

Section 5: Explain the Reason for this Appeal 

ki: 

ered A Agency 

§ Cooper [Glass 

owes 

who 

Poe 

Mo 

tow Mago Wood 

ond 

have 

sold avec willows 

\ 

Be 

dollars 

‘a ome s 

va 

Hout 

ng ton Wood 

5 

set 

Hhe 

Fading 

{rece 

at 

7450 

800.00 o5D 

The Bauk a praisal 

was 

done 

low PE 

Depot 

Lhe 

oA 

of 

Dear barn 

Mice yam i 

opp radsa| 

was 

480,600 

¢° 

OSD 

an 

[30/2023 

T am 

peotesting 

the 

cigs 

aibosct Sow 

o€ #5Y0 20.40 

had 

Velever sbesld be betwee o BOE and 4¥0E 

tok 

iro 

higher, 

Section 6: Jurisdictional Issues 

Year(s) you are appealing: 

Did you protest the assessment at a Board of Review (B80R)? PJ Yes 

No 

If Yes, check which BOR you attended AND attach the BOR decision: 

March 

O July 

(| December 

If No, check the applicable reason(s): 

Not required to attend 

O Assessment Change Notice was not received by Petitioner 

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

Od Appealing within 35 days of State Tax Commission Order 

Appealing within 35 days of receipt of Notice of Uncapping

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 4: Issues Being Appealed (check ali that apply) 

[J True Cash and Taxable Value 

{J Poverty Exemption 

aS Taxable Value Only (calculation) 

[1 Disabled Veterans Exemption 

[ml] Uncapping of Taxable Value 

[J Eligible Manufacturing Personal Property (ESA} 

[J Exemption from Taxation (other than the denial of a 

O Classification 

Principal Residence or Qualified Agricultural Exemption) 

Section 5: Explain the Reason for this Appeal 

The 

Listing 

aged 

set 

flee 

price 

ot 

3 746, 00, 

The 

bender / Baw 

= ppraise d 

Hoe 

a 

af 

#930, 0ow 

Hew 

Can 

lee 

cdg 

{e (/ 

NE 

My 

home 

Ts 

wierd 

A 590,000 

jue 

So 

He, 

A. 

Cun 

MW crease 

wy 

Property 

Hayes 

by 

early 

EK 3,000 

Tuts 

PEA 

Thad 

is 

£90 00 

OQ wvel 

Hae 

course 

oft 

He 

loan. 

Section 6: Jurisdictional Issues 

Year(s) you are appealing: 

Did you protest the assessment at a Board of Review (BOR)? [4] Yes 

1] No 

If Yes, check which BOR you attended AND attach the BOR decision: ® March 

[W] July 

[Mm] December 

If No, check the applicable reason(s): 

Not required to attend 

[Ml] Assessment Change Notice was not received by Petitioner 

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 

[] Appealing within 35 days of receipt of Notice of Uncapping

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON 1. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

PROPERTY TAX APPEAL PETITION FORM 

VALUATION / EXEMPTION / CLASSIFICATION APPEAL 

Do not use this form to appeal Principal Residence Exemption, Qualified Agricultural Exemption, Special Assessment, or 

Non-Property tax disputes. 

Pursuant to Michigan Tax Tribunal Rule (TTR) 277(3}, you MUST submit a copy of the notice giving rise to the appeal 

{e.g. Board of Review Decision or Notice of Uncapping) with this Small Claims Petition, if applicable. If you do not 

submit this document, you may be held in default. 

Section 1: Petitioner’s Contact Information 

First Name 

M.L 

Last Name/Company Name 

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

City or Town 

State 

ZIP Code 

Telephone Number 

Fax Number 

E-mall Address {do not enter unless you want MTT to send all correspondence via e-mait} 

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

{} 

First Name 

M.I. 

Last Name 

Firm Name (if any) 

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

| 

City or Town 

State 

ZIP Code 

Telephone Number 

Fax Number 

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

Section 3: Subject Property Information 

How many 

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

parcelsareyou | [] ves* 

[] No** 

appealing? 

*If yes, use a multiple parcel form for information regarding any contiguous parcels. 

**If no, you must file separate appeals for each non-contiguous or non-adjoining parce! or you will be defaulted.

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 Identification Number: 

3) -Q5-21 -17F- 00d 

Classification of Property: 

Real 

Peg 

(check one) 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

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

Current Taxable Value as established by the BOR: 

a72. BO 

What do you believe is the fair market value 

(also known as True Cash Value)? 

456,000 

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

225,600 

If you believe the Taxable Value differs from your bp) of heeemep Value, enter your contention of Taxable Value. 

Xe lxve 

Puc 

assessed 

valve 

Ts 

ty 230 

Foo Lgl 

Section 8: Classification Information “only the i Dep't of Treasury may appeal this issue to the Tribunal* 

Parcel Identification Number: 

3%-25-21 

178 ~60Y 

Current Classification of Property as established by Board of Review: 

Real 

Personal 

(check one) 

0 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

What do you believe is the property’s classification? 

Real 

Pe 

(check one) 

O 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

If improved property, how is the property curfently being used? 

\ 

Resiew Sal 

pur 

Pronary 

home 

Ifimproved property, for what use was the property FE 

Reside 

Tq,

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Fee Information 

Does the subject property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition? 

Oa Yes EH No 

Are you appealing ONLY the denial of a Poverty Exemption or Disabled Veterans Exemption? 

O Yes 

Evo 

If you answered yes to either or both of the above questions, you are not required to pay any filing fees. 

The filing fee is based on the greater of the State Equalized Value or Taxable Value in contention. 

If you are appealing more than one 

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

$25.00 will be added for each additional parcel being appealed, not to exceed a total filing fee of $1,000. 

If your property is residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 and under 

25.00 

$100,000.01 to $500,000.00 

[$200.00 

$Over $500,000.00 

$300.00 

If your property is 

NOT residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 and under 

$250.00 

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

If your property is 

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

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

Signature “required 

Petitigher or Attorney/A 

rized Rep) 

rials Signature: 

Isl 

:

American Land Title Association 

ALTA Settlement Statement - Selle 

Adopted 05-01-2015] 

File No./Escrow No.: 90206120 

Interstate Title, inc. 

Print Date & Time: 12/11/23 1:25 PM 

ALTA Universal ID: 0245150 

Officer/Escrow Officer: 

’ 

19500 Victor Parkway, Suite 530 

Danielle L. Abraham 

Livonia, Ml 48152-1061 

I 

{ 

{ 

M 

ntexstate/Title 

Settlement Location: 

Signature Sotheby's International Realty 

415 South Old Woodward 

Birmingham, MI 48009 

Property Address: 

26380 York Rd 

Huntington Woods, MI 48070 

Purchaser/Borrower: 

Ryan Cramer 

563 W. Lewiston Ave 

Ferndale, MI 48220 

See Addendum for Additional Purchaser(s}/Borrower(s) 

Sellar: 

Ronald Schaffa 

26380 York Rd. 

: 

Huntington Woods, Mi 48070 

Lender: 

Northpointe Bank 

3333 Deposit Drive NE 

Grand Rapids, MI 49546 

Loan Number: 

5007000513 

Settlement Date: 

12/12/2023 

Dishursement Date: 

12/12/2023 

Additional dates per state requirements: 

2 

{Financial 

Sale Price of Property 

$450,000.00) 

{Prorations/Adjustments 

City Property Taxes from 12/12/2023 thru 06/30/2024 

$4,372.32) 

County Property Taxes from 12/12/2023 thru 11/30/2024 

$338.77 

Title Charges & Escrow / Settlement Charges 

[Title - Owner's Title Insurance to Capital Title Insurance Agency 

$2,403.50

Valuation Depot LLC 

1906 Byrd St 

Dearborn, MI 48124 

(313) 848-5002 

12/06/2023 

Northpointe Bank 

3333 Deposit Dr NE 

Grand Rapids, MI 49546 

Re: 

Property: 

26380 York Rd 

Huntington Woods, MI 48070 

Borrower: 

Ryan Cramer 8 Melissa Kuznar 

File No: 

5007000513 

Opinion of Value: $ 

480,000 

Effective Date: 

11/30/2023 

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 reparted above is as of the stated effective date and is contingent upon the certification and 

limiting conditions attached. 

1t has been 2 pleasure to assist you. Please do not hesitate to contact me or any of my staff if we can be of additional 

service to you. 

Sincerely, 

Yaka, 

Zachary Berry 

License or Certification #: 1204078413 

State: MI 

Expires: 07/31/2025 

info@valuationdepot.com

APPRAISAL OF REAL PROPERTY 

LOCATED AT 

26380 York Rd 

Huntington Woods, MI 48070 

TIN, R11E, SEC 21 HUNTINGTON WOODS SUB LOT 133 

FOR 

Northpointe Bank 

3333 Deposit Dr NE 

Grand Rapids, MI 49546 

OPINION OF VALUE 

480,000 

AS OF 

11/30/2023 

BY

Valuaticn Depot LLC 

Uniform Residential Appraisal Report 

Fit 5007000583 

The purpose 

of 

this summary appraisal report 

is 

to provide the lenderfclient with an accwiale, and adequately supported, opinion 

of the market value 

of the subject properly. 

Property Address 

26380 York Rd 

City 

Huntington Woods 

Stale 

tp 

Zip Code 

43070 

Borrower 

Ryan Cramer & Melissa Kuznar 

Owner of Public Record 

Ronald Schaffa 

County Oakland 

Legal Description 

TiN, R11E, SEC 21 HUNTINGTON WOODS SUB LOT 133 

_— 

Assessor's Parcel # 

 32-25-21-178-004 

. 

Tax Year 

2022 

RE TaxesS 

7.900 

5 Neighborhood Name 

Huntington Woods- Huntington Wds 

Map Reference 

47664 

Census Tract 

1880.01 

fod Occupant 

[1] Owner 

[1] Tenant 

[i] Vacant 

Special 

nts 

0 

{JPUD 

 HOAS 0 

(7) per year 

[7] per month 

[3 Property Rights Appraised] Fee Simple 

[1] Leasehold 

[] Other (describe) 

Bg Assignment Type 

DX Purchase Transaction 

[] Refinance Transaction 

{1 Other (describe) 

Lender/Clisnt 

 Northpointe Bank 

Address 

3333 Deposit Dr NE, Grand Rapids, MI 49546 

Is the subject properly currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal? 

D Yes 

[ho 

Report data source(s) used offering price(s). and date(s). 

DOM O;RealcompMLS - The subject property was not offered for sale on the local MLS, rather. 

marketed For Sale By Qwner (FSBO) 

1 0 did 

[] did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sate or why the analysis was not 

performed. 

Arms length sale;Buyer agrees to pay the sum of $450,000 to the seller, Contract date is 11/21/2023. 

S 

Bq Contract Price § 450,000 

Date of Contract 

11/21/2023 

Is the properly seller the owner of public record? 

Dd Yes {No 

Dala Sources) 

Public Record 

E=4 

I5 there any financial assistance (1oan charges, sale concessions, gift or downpayment assistance, fc.) to be paid by any party on behalf of the borrower? 

[Yes 

[Xo 

F< 

If Yes, report the total doliar amount and describe the items to be paid. 

$0; 

Of 

Note: Race and the racial composition of the neighborhood are not appraisal factors. 

= 

WeghomoodCharensis 

| 

Ore UniApig ends 

= 

One-UniHowig 

| Present 

ang Use % 

Location 

[] Urban 

D4 Suburban 

[1] Rural 

Property Values 

[| Increasing 

[pq Stable 

[1 Declining 

PRICE 

AGE 

{ One-Unit 

90 % 

PN Buit-Up 

DX) Over 75% 

[1 25-75% 

[1] Under 25% | Demand/Supply 

[| Shortage 

Bq In Balance 

[1] Over Supply | 

$ (006) 

(yrs) 

{2-4 Und 

0% 

J Growth 

[J Rapid 

IX] Stable 

[] Stow 

Marketing Time 

Under3mins 

[ 

]3-6mihs 

 [) Overbmihs 

| 

280 

Low 

17 

Multi-Family 

5% 

3 Neighborhood Boundaries 

Neighborhood Bounded By: 

W Eleven Mite Rd to the North, 

W 10 Mile Rd to 

1,343 

High 

97 

|Commercial 

5% 

I] the South, Scotia Rd to the West and Woodward Ave to the East. 

478 

Ped 

77 

{Other 

0% 

pi] Neighborhood Description 

No factors noted that would negatively affect marketability 

within the neighborhood. Subject located within a 2 mile proximity to major 

FH public services including schools, shopping, employment, community center's, & places of civic meeting. The subject property is located in the Berkley School District. 

Although the subject's value is higher than predominant vale, it falls within the markets typical vatue range. There Is no negative effect on marketability 

Market Conditions (including Support for the above conclusions) 

See attached addenda, 

Dimensions 

50,00 X 128.00 

Alea 

6400 sf 

Shape 

Rectangular 

View _ACommercial; 

Specific Zoning Classification 

RT 

Zoning Description 

Single Family Residential 

Zoning Compliance 

{X] Legal 

[_] Legal Nencorforming {Grandiathered Use) 

{1} No Zoning 

[1] iiegal {describe) 

Is the highest and best use of subject property as improved (or as proposed per plans and specifications) the present use? 

Dd Yes 

[] No 

HN, describe 

Uliifies 

Public 

Other (describe) 

Publlc__ 

Other (describe) 

Off-site Improvements - Type 

Public 

Private 

Hetinly 

D4 

[J 

Water 

x 

Stieet Asphalt 

KO 

2] Gas 

x 

[i 

Sanitary Sewer 

[3 

[Hl 

Alley 

None 

0. 

[I 

FEMA Special Flood Hazard Area 

[JYes 

DX No 

FEMAFiood Zone 

X 

FEMA Map # 

 26125C0682F 

FEMA Map Date 

09/29/2006 

Are the lilities and off-site improvements typical for the marke! area? 

Dd Yes 

[1 No 

Ifo, describe 

Are there any adverse site conditions or external factors 

3 

ments, envir 

conditions, land uses, etc.)? 

Yes 

[] No 

If Yes, describe 

No easements, encroachments or iitegal use of zoning noted. The subject property is located next to and has views of commercial structures. The subject property suffers 

from externat obsolescence due to having adverse views of commercial structures. This appears to have a negative effect on marketability. 

General Description 

Foundation 

Exterior Description: 

haterials/condition { Interior 

materials/condition 

Units DS) One [] One with Accessory Ut 

{{] Concrete Slab 

[] Craw Space 

Foundation Walls 

ConcBlock/Avg 

Floors 

WaodVinyl/Avg 

# of Stories 

2 

i] Full 

[] Partial Basement 

[Exterior Walls 

Brick/Avg 

Walls 

Plaster/W.Pnl/Avg 

Type [3 Det [] Ati. 

[1] S-Det/End Unit {Basement Area 

1,224 

sq.ft. [Roof Sudace 

AShingle/Avg 

TimFnish 

 Paint/Wood/Avg 

5] Existing 

[1] Proposed 

[1] Under Const. {Basement Finish 

20% [Gutiers 

& Downspouts Aluminum/Avg 

Bath floor 

Ceramic/Avg 

Design (Style) 

Colonial 

{1 Outside Entry/Bxt 

[1] Sump Pump 

[Window Type 

DH/Stider/Avg 

Bath Wainscot_Ceramic/Avg 

Year Built 

1955 

Evidence of 

[7] Infestation 

Storm Sash/insulated _ Yes/Avg 

Car Storage 

{| None 

Effective Age (Y1s) 

25 

[] Dampress 

 [] Settlement 

Screens 

Yes/Avg 

Driveway 

# of Cars 

1 

Attic 

[Nore 

Heating DE] FWA 

| 

| HWBB 

[ 

] Radiant [Amenities 

[] Woodstove(s) # 

0 

[Driveway Surface 

Concrete 

("1 Drop Stair 

[7] Stairs 

[1] Other 

leet Gas 

DC Fireplace(s) # 

1 

D< Fence cncyc-tink 

[0 Garage 

# of Cars 

2 

[] Floor 

Scuttle 

Coating 

Central 

Air Conditioning 

Dq Patioeck Conc 

[XK Porch Conc/Unc. [[ 1 Carport 

# of Cars 

0 

I [] Finished 

[]) Heated 

1 Individual 

|} Other 

1 Pool None 

[7] Other None 

[1 An 

$4 Det. 

£7] Buittin 

EA Aopliances 

Refrigerator 

BQ Range/Oven 

DA] Dishwasher 

$¢] Disposal 

[1 Microwave 

Washer/Dryer 

{J Other (describe) 

Finished area above grade contains: 

8 

Rooms 

4 

Bedrooms 

2.1 

Bathis) 

2,448 

Square Feet of Gross Living Area Above Grade 

Addtional features {special energy efficient items, elc.). 

The subject property features standard energy efficient items. See attached addenda.

Uniform Residential Appraisal Report 

ie Soeroconts 

There are 

4 

comparable properdes 

cusrently offered for 

sale 

in 

the 

subject neighborhood 

ranging 

in price from $384,900 

to$ 

749,000 

There are 

40 

comparable sales 

in the subject neighborhood within the past twelve months ranging 

in sale price from 

§ 

280.000 

to 

1,343,000 

FEATURE 

| 

SUBJECT 

COMPARABLE SALE # 1 

COMPARABLE SALE # 2 

COMPARABLE SALE # 3 

Address 

26380 York Rd 

26665 York Rd 

26010 York Rd 

26100 York Rd 

Huntington Woods, Ml 48070 

Huntington Woods, MI 48070 

Huntington Woods, M1 48070 

Huntington Woods, MI 48070 

Prodmity to Subject 

0.12 miles NW 

0.22 miles SE 

0.13 mites SE 

Sele Price 

$ 

450000 

: 

$ 

455,000) 

3 

arspool. 

[8 

501,500 

Sale Price/Gross Li. Area 

9 

18382018 

23333 sqft 

$s 

asmst[FEEE 

ls 

oso wi 

: 

= 

Data Source(s) 

- 

[Realcomp#70221060668,DOM 90 

{Realcomp#20230011436,00M 12 

___|Realcomp#20230029016,00M 11 

Verification Source(s) 

: 

Assessor/Public Records 

Assessor/Public Records 

Assessor/Public Records 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+) § Adj 

DESCRIPTION 

+{-) $ Adjusiment 

DESGRIPTION 

+{) § Ad 

Sales or Financing 

- 

Arlt 

Armlth 

Armith 

Concessions 

- 

Conv,0 

Conv;2700 

0]Conv;1500 

0 

Dale of Sale/Time 

2 

$03/23:<02/23 

503/22;c03/23 

$05/23;¢04/23 

Location 

NiRes; 

N.Res; 

N;Res; 

NiRes; 

Leasehold/Fee Simple 

Fee Simple 

Fee Simple 

Fee Simple 

Fee Simple 

Site 

6400 sf 

8150 sf 

0[7000 sf 

0[7000 sf 

9 

View 

A:Commercial; 

_{N;Res; 

-45,500; A,Commercial; 

ACommerclal; 

Design (Style) 

DIZ Colonial 

__{DY2Colonial 

DT2Colonial 

DTLS5;8ungalow 

0 

Quality of Construction 

Q4 

Q4 

Q4 

04 

Actual Age 

68 

88 

+2,000{76 

083 

[4] 

Congition 

C4 

C4 

3 

-47,500{C3 

50,150] 

Above Grade 

Tota) 

| Bdems. | Baths | Total | Sams | Baths 

Total 

[Bdrms. | Bains 

Totat 

| Bdrms. | Baths 

Room Count 

stator 

7] 

31a 

+4000 

5 

| 

3 

[1a 

+4000 73 

[21 

0 

Gross Living Area 

2448 soft. 

1,950 sqft 

+37,400] 

1,506 sat 

+70,700] 

1,996 saft 

+33,900 

Basement & Finished 

12245f245sfin 

 9315f450sfin 

-1,170}7265f726sfin 

-4,640)9875f600sfin 

-4,730 

Rooms Below Grade 

1rr0br0.1alo 

 [1rr0br0.0balo 

0}1rr0brl.0ba0o 

Ql1rrObrl Gbado 

[4] 

Functional Ugity 

Average 

Average 

Average 

Average 

Heating/Cooling 

FWA C/Air 

FWA C/Air 

FWA C/Air 

FWA,C/Air 

Energy Efficient items 

Standard 

Standard 

Standard 

Standard 

Garage/Carport 

2gd1dw 

2qd2dw 

0|2galdw 

0{2gd2dw 

[ 

Porch/PatioDeck 

Porch/Patio 

Porch/Patio 

Porch/Patio 

Porch/Deck 

[4 

Net Adjustment (Total) 

S| 

(0+ 

X- 

1s 

-3,270) 

+ 

[1-18 

22560 

[1+ 

Bq 

- 

[8 

-20,930 

Adjusted Sale Price 

i 

- 

Netad, 

07% 

Net Adj. 

47% 

Net Adj. 

42% 

of Comparables 

Gross Adj. 

19.8% 

|$ 

451,730|Gross Adj. 

26.7% 

|$ 

497,560[Gross Adj. 

17.7% 

|$ 

480,520 

| DG 

did 

[1 did no research the sale or Tanslor Tistiy of the subject property and comparable sales. X not, explain 

My research 

Bq did 

[7] did rot reveal any prior sales or transfers of the subject properly for the three years prior to the effective date of this appraisal. 

Daia Seurce(s) 

_Realcamp/Public Records 

My research 

{1 did 

[3] did not reveal any prior sales of transfers of the comparable sales for the year prior to the date of sale of ihe comparable sale. 

Data Source(s) 

Realcomp/Public Records 

Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3). 

{TEM 

SUBJECT 

COMPARABLE SALE #1 

COMPARABLE SALE #2 

COMPARABLE SALE #3 

Date of Prior Sale/Transfer 

01/14/2021 

Price of Prior Sale/Transfer 

$0 

Data Source(s) 

Realcomp/Public Records _ 

|Realcomp/Public Records 

|Realcomp/Public Records 

| Realcomp/Public Records 

Effective Date of Data Source(s) 

11/30/2023 

11/30/2023 

11/30/2023 

11/30/2023 

Analysis of prior sae or transfer history of the subject propery and comparable sales 

The subject does have an additional sale/transfer on 01/14/2021 in the 

amount of $0 as a WAR/DEED. Minimal information is available regarding this transaction via data sources utilized. Comp #1 does not have an 

additional sale/transfer within the prior 12 months. Comp #2 does not have an additional sale/transfer within the prior 12 months. Comp #3 does 

not have an additional sale/transfer within the prior 12 months. 

Summary of Sales Comparison Approach 

Comps #1 - #4 were given most & equal weight in his report, Comp #1 & #4 most reflective of the subject property's condition, Camp #4 reflective of the 

subject property's 

fealures, & utility, Comps #2 & #3 most reflective of the subject property's external influences. All saleg/listings utiized in this report are located within the subject's immediate 

neighborhood boundaries and are considered the most reliable indicators of value, At this time, no adjustment could be extracted from the market betvreen different homes which vary in bedtaom count. 

Oitferences were further considered and adjusted for in GLA, Na adjustment wias made to sales which contained sellers concessions below 6% as this is considered common for the market and reflective of curtent 

market conditions. Due to the lack of similar safes which sold within the fast 12 months, the re 

10% one line, not and gross adjustments may 

have been exceeded for the comparable sales. Exceeding 

the 

in this instance is not considered to be detrimental tg the final value estinate. Buc Lo the ack of similar comparable sales which sofd within he last six months, it was netessary to exceed six month 

guidelines 

this report, No time adjustment can be extracted from the market between similar sales which sold within the fast 12 months. Due to the lack of similar stings i the market area, only 1 listing could 

be provided in this report. Mo adjustment was made to the listing provided (Comp #5) due to the stability of the market. The fisting price presented is believed to be an accurate reffection of the current market.

Uniform Residential Appraisal Report 

ANS-769063 

File # 5007000513 

FEATURE 

7 

SUBJECT 

COMPARABLE SALE # 4 

COMPARABLE SALE # § 

COMPARABLE SALE # 6 

Address 

26380 York Rd 

8125 Concord Rd 

26697 Humber St 

26560 Dundee Rd 

Huntington Woods, MI 48070 

Huntington Woods, MI 48070 

Huntington Woods, MI 480670 

Huntington Woods, MI 480670 

Proximity to Subject 

{0.17 miles S 

0.39 miles NW 

0.12 miles W 

TB 

asooo0f 

Is 

625,000 

Is 

565,000) 

Is 

599,900 

Ss 

1g3sasaftls 

22140 soft] 

$266.38 sft 

|s 

$2429 suk 

= 

Data Source(s) 

 [Realcomp#20230056723,D0M 7 

Realcomp#20230066504,D00M 7 

Realcomp#20230095646,D0M 10 

Verification Source(s) 

. 

|Assessor/Public Records 

Assessor/Public Records 

Assessor/Public Records 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+) § Adjustment 

DESCRIPTION 

+() § Adjustment 

DESCRIPTION 

+{) $ Adjustment 

Sales or financing 

Armlth 

Armith 

Listing 

Concessions 

Conv;15000 

0jConv0 

None;0 

Datg of Sale/Time 

= 

508/23:c07/23 | _ 

$09/23:¢08/23 

11/23 

J Location 

N;Res; 

N;Res; 

N;Res; 

N;Res; 

I] Leaschold/Fee Simple 

fee Simple 

Fee Simple 

Fee Simple 

Fee Simple 

7] Site 

___|6400 sf 

6720 sf 

0[7000 sf 

0[7000 sf 

0 

el View 

_|ACommercial, 

_[N:Res; 

-62,500| N;Res; 

-56,500]N;Res; 

-59,990! 

hd Design (Style) 

DT2,Colontal 

DT2;Colonial 

D12;Colonial 

DT2;Colonail 

[1] 

2 Quality of Constniction 

Q4 

Q4 

Q4 

Q4 

Actual Age 

68 

68 

82 

0{87 

[1] 

[4 Condition 

C4 

[of 

C3 

-56,500/C4 

fe Avove Grace 

Tolai 

| Baims, 

| Baths | Total | Bm. | Baths 

Total [8drms. | Baths 

Tolal 

| Bdrms. | Baths 

P74 Room Count 

8 

a 

21] 

9] 

a2 

of 

813 

[20 

+20000 

9 

4 

[20 

+2,000 

FE Grass Living Area 

2,448 saft 

2,823 sift 

-28,100) 

2121 saft 

+24,500) 

2477 saft 

0 

hi Basement & Finished 

1224sf245sfin 

 |9135f400sfin 

+3,110,1090sf327sfin 

0890sf178sfin 

+3,340 

Rooms Below Grade 

LrrQbr0.1bao | 1rrObri.Obalo 

0l1rr0br0.0balo 

0{1rr0br0.0balo 

0 

Functional tity 

Average 

Average 

Average 

Average 

Heating/Cooling 

FWA,C/Air 

FWA,C/Air 

FWA,C/AIr 

FWA,C/AIr 

Energy Efficient fiems 

Standard 

Standard 

Standard 

Standard 

Garage/Carport 

2qd1ldw 

2ga2dw 

0]2gd1dw 

2qd1ldw 

PorchyPatio/Deck 

Porch/Patio 

Porch/Patio 

Porch/Patio 

Porch/Patio 

Net A 

(Total) 

1+ 

Bg- 

|s 

87490 

[J+ 

D4- 

Is 

86500] 

[1+ 

D- 

1§ 

-54,650 

Adjusted Sate Price 

oo 

Net Ad). 

140% 

Net 

Ad). 

153% 

Net Adj. 

9.1% 

of Comparables 

- 

Gross Adj, 

15.0% 

|$ 

537,510{Gr0ss Adj. 

24.7 %($ 

478,500] Gross Adi. 

10.9%]$ 

545.250 

Report the results of the tesearch and analysis of the pric sale or transfer history 

of the subject property and comparable sales {reporl additional prior sales on page 3}. 

ITEM 

SUBJECT 

COMPARABLE SALE # 4 

COMPARABLE SALE # 5 

COMPARABLE SALE # § 

Date of Prior Sale/Transfer 

01/14/2021 

Price of Prior Sale/Transfer 

$0 

Data Source(s) 

Realcomp/Public Records 

Realcompy/Pubiic Records 

Realcompy/Public Records 

Realcompy/Public Records 

Effective Date of Data Source(s) 

11/30/2023 

11/30/2023 

11/30/2023 

11/30/2023 

Analysis of prior sale or transfer history of the subject property and comparable sales 

Comp #4 does not have an additional sale/transfer within the prior 12 

SALE HISTORY 

months, Comp #5 does not have an additional sale/transfer within the prior 12 months, Comp #6 does not have an additional sale/transfer within 

the prior 12 months. 

Analysis/Comments 

See attached addenda 

ALYSIS 

/ COMMENTS

Uniform Residential Appraisal Report 

ANS-763063 

File # 5007000513 

See attached addenda. 

ADDITIONAL COMMENTS 

COST APPROACH TO VALUE (not required by Fannie Mae) 

Provide adequate information for the lender/client te replicate the below cost figures and calculations. 

Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value) 

See attached addenda 

FF ESTMATED 

[] REPRODUCTION OR 

(5¢) REPLACEMENT COST NEW 

OPINION OF SITEVALUE _______ 

125,000 

3 Source of cost dat 

Marshall And Swift 

DWELLING 

2448 

Soft 

@$ 

160.00 

391,680 

4 Quality rating from cost service 

Avg 

Effective date of costdata 

Current 

Basement 

1,224 SOR. @$ 

35.00 .. 

42,840 

4 Comments on Gost Approach (gross living area calculations, depreciation, etc.) 

Porch/Patio 

20,000 

2 See attached addenda. 

Garage/Carporl 

528 Saft @$ 

3000. 

15,840 

ul 

Total Esfimate of Cost-tew 

470.360 

Less 

Physical 

Functional 

External 

Depreciation 

195,999] 

195,999) 

Depreciated Cost of Improvements 

274,361. 

"Asis" Value of Site Improvements 

20,000 

Estimated Remaining Economic Life (HUD and VA only) 

35 Years INDICATED VALUE BY COST APPROACK 

419,361 

mn 

: 

: 

. 

INCOME APPROACH TO VALUE {not required by Fanille Mae) 

b= Estimated Monthly Market Rent $ 

0 

X Grogs Rent Multiplier 

0 

=$ 

0 

Indicated Value by income Approach 

23 Summary of income Approach (including support for market rent and GRIM) 

N/A 

"PROJECT INFORMATION FOR PUDs (if applicable) 

Is the developer/builder in control 

of the Homeowiers' Association (HOA)? 

[1Yes 

[No 

 Unittype(s) 

[J Detached 

[ ] Atlached 

Provide the following information for PUDs ONLY if the developer/buiider is in control of the HOA and the subject property is an atlached dwelling und.

Uniform Residential Appraisal Report 

Fle# 500700003 

This 

report 

form 

is 

designed 

to 

report 

an 

appraisal 

of 

a 

one-unit 

properly 

or 

a 

one-unit 

property 

with 

an 

accessory 

unit 

including 

a 

unit 

in 

a 

planned 

unit 

development 

(PUD). 

This 

report 

form 

is 

not 

designed 

to 

report 

an 

appraisal 

of 

a 

manufactured 

home 

or 

a 

unit 

in 

a 

condominium 

or 

cooperative 

project. 

This 

appraisal 

report 

is 

subject 

to 

the 

following 

scope 

of 

work, 

intended 

use, 

intended 

user, 

definition 

of 

market 

value, 

statement 

of 

assumptions 

and 

limiting 

conditions, 

and 

cerdifications. 

Modifications, 

additions, 

or 

deletions 

to 

the 

intended 

use, 

intended 

user, 

definition 

of 

market 

value, 

or 

assumptions 

and 

limiting 

conditions 

are 

not 

permitted. 

The 

appraiser 

may 

expand 

the 

scope 

of 

work 

io 

include 

any 

additional 

research 

or 

analysis 

necessary 

based 

on 

the 

complexity 

of 

this 

appraisal 

assignment. 

Modifications 

or 

deletions 

to 

the 

certifications 

are 

also 

not 

permitted. 

However, 

additional 

certifications 

that 

do 

not 

constitute 

material 

alterations 

to 

this 

appraisal 

report, 

such 

as 

those 

required 

by 

law 

or 

those 

related 

to 

the 

appraiser's 

continuing 

education 

or 

membership 

in 

an 

appraisal 

organization, 

are 

permitted. 

SCOPE OF WORK: 

The 

scope 

of 

work 

for 

this 

appraisal 

is 

defined 

by 

the 

complexity 

of 

this 

appraisal 

assignment 

and 

the 

reporting 

requirements 

of 

this 

appraisal 

report 

form, 

including 

the 

following 

definition 

of 

market 

value, 

statement 

of 

assumptions 

and 

limiting 

conditions, 

and 

certifications. 

The 

appraiser 

must, 

at 

a 

minimum: 

(1) 

perform 

a 

complete 

visual 

inspection 

of 

the 

Interior 

and 

exterior 

areas 

of 

the 

subject 

property, 

(2) 

inspect 

the 

neighborhood, 

(3) 

inspect 

each 

of 

the 

comparable 

safes 

from 

at 

least 

the 

street, 

(4) 

research, 

verify, 

and 

analyze 

data 

from 

reliable 

public 

and/or 

private 

sources, 

and 

(5) 

report 

his 

or 

her 

analysis, 

opinions, 

and 

conclusions 

in 

this 

appraisal 

report. 

INTENDED USE: 

The 

intended 

use 

of 

this 

appraisal 

report 

is 

for 

the 

lender/client 

to 

evaluate 

the 

property 

that 

is 

the 

subject 

of 

this 

appraisal 

for 

a 

mortgage 

finance 

transaction. 

INTENDED USER: 

The 

intended 

user 

of 

this 

appraisal 

report 

Is 

the 

lender/client. 

DEFINITION OF MARKET VALUE: 

~~ 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, 

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 

file 

from 

seller 

to 

buyer 

under 

conditions 

whereby: 

(1) 

buyer 

and 

seller 

are 

typically 

motivated; 

(2) 

both 

parties 

are 

well 

informed 

or 

well 

advised, 

and 

each 

acting 

in 

what 

he 

or 

she 

considers 

his 

or 

her 

own 

best 

interest; 

(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. 

*Adjustments 

to 

the 

comparables 

must 

be 

made 

for 

special 

or 

creafive 

financing 

or 

sales 

concessions. 

No 

adjustments 

are 

necessary 

for 

those 

costs 

which 

are 

normally 

paid 

by 

sellers 

as 

a 

result 

of 

tradition 

or 

faw 

in 

a 

market 

area; 

thess 

costs 

are 

readily 

identifiable 

since 

the 

seller 

pays 

these 

costs 

in 

virtually 

all 

sales 

transactions. 

Special 

or 

creative 

financing 

adjustments 

can 

be 

made 

to 

the 

comparable 

property 

by 

comparisons 

io 

financing 

terms 

offered 

by 

a 

third 

parly 

institutional 

lender 

that 

is 

not 

already 

involved 

in 

ihe 

property 

or 

transaction. 

Any 

adjustment 

should 

not 

be 

calculated 

on 

a 

mechanical 

dollar 

for 

dollar 

cost 

of 

the 

financing 

or 

concession 

but 

the 

dollar 

amount 

of 

any 

adjustment 

should 

approximate 

the 

market's 

reaction 

to 

the 

financing 

or 

concessions 

based 

on 

the 

appraisers 

judgment. 

STATEMENT 

OF ASSUMPTIONS AND LIMITING CONDITIONS: 

The 

appraiser's 

certification 

in 

this 

report 

is 

subject 

to 

the 

following 

assumptions 

and 

limiting 

conditions: 

1. 

The 

appraiser 

will 

not 

be 

responsible 

for 

matters 

of 

a 

legal 

nature 

that 

affect 

either 

the 

property 

being 

appraised 

or 

the 

fitie 

to 

it, 

except 

for 

information 

that 

he 

or 

she 

became 

aware 

of 

during 

the 

research 

involved 

in 

performing 

this 

appraisal. 

The 

appraiser 

assumes 

that 

the 

title 

is 

good 

and 

marketable 

and 

will 

not 

render 

any 

opinions 

about 

the 

title. 

2. 

The 

appraiser 

has 

provided 

a 

sketch 

in 

this 

appraisal 

report 

to 

show 

the 

approximate 

dimensions 

of 

the 

improvements. 

The 

sketch 

is 

included 

only 

to 

assist 

the 

reader 

in 

visualizing 

the 

property 

and 

understanding 

the 

appraiser's 

determination 

of 

its 

size. 

3. 

The 

appraiser 

has 

examined 

the 

available 

flood 

maps 

that 

are 

provided 

by 

the 

Federal 

Emergency 

Management 

Agency 

(or 

other 

data 

sources) 

and 

has 

noted 

in 

this 

appraisal 

report 

whether 

any 

portion 

of 

the 

subject 

site 

is 

located 

in 

an 

identified 

Special 

Flood 

Hazard 

Area, 

Because 

the 

appraiser 

is 

not 

a 

surveyor, 

he 

or 

she 

makes 

no 

guarantees, 

express 

or 

implied, 

regarding 

this 

determination. 

4. 

The 

appraiser 

will 

not 

give 

testimony 

or 

appear 

in 

court 

because 

he 

or 

she 

made 

an 

appraisal 

of 

the 

propery 

in 

question, 

unless 

specific 

arrangements 

fo 

do 

so 

have 

been 

made 

beforehand, 

or 

as 

otherwise 

required 

by 

law. 

5. 

The 

appraiser 

has 

noted 

in 

this 

appraisal 

report 

any 

adverse 

conditions 

(such 

as 

needed 

repairs, 

deterioration, 

the 

presence 

of 

hazardous 

wastes, 

toxic 

substances, 

etc.) 

observed 

during 

the 

inspection 

of 

the 

subject 

property 

or 

that 

he 

or 

she 

became 

aware 

of 

during 

the 

research 

involved 

In 

performing 

the 

appraisal. 

Uniess 

otherwise 

stated 

in 

this 

appraisal 

report, 

the 

appraiser 

has 

no 

knowledge 

of 

any 

hidden 

or 

unapparent 

physical 

deficiencies 

or 

adverse 

conditions 

of 

the 

property 

(such 

as, 

but 

not 

fimited 

fo. 

needed 

repairs, 

deterioration, 

the 

presence 

of 

hazardous 

wastes, 

toxic 

substances,

Uniform Residential Appraisal Report 

Fink 590700050 

APPRAISER'S CERTIFICATION: 

The 

Appraiser 

certifies 

and 

agrees 

that 

1. 

| 

have, 

at 

a 

minimum, 

developed 

and 

reported 

this 

appraisal 

in 

accordance 

with 

the 

scope 

of 

work 

requirements 

stated 

in 

this 

appraisal 

report, 

2. 

| 

performed 

a 

complete 

visual 

inspection 

of 

the 

interior 

and 

exterior 

areas 

of 

the 

subject 

propery. 

1 

reported 

the 

condition 

of 

the 

improvements 

in 

factual, 

specific 

terms. 

| 

Identified 

and 

reported 

the 

physical 

deficiencies 

that 

could 

affect 

the 

livability, 

soundness, 

or 

structural 

integrity 

of 

the 

property. 

3. 

| 

performed 

this 

appraisal 

in 

accordance 

with 

the 

requirements 

of 

the 

Uniform 

Standards 

of 

Professionai 

Appraisal 

Practice 

that 

were 

adopted 

and 

promulgated 

by 

the 

Appraisal 

Standards 

Board 

of 

The 

Appraisal 

Foundation 

and 

that 

were 

in 

place 

at 

the 

time 

this 

appraisal 

report 

was 

prepared, 

4. 

| 

developed 

my 

opinion 

of 

the 

market 

value 

of 

the 

real 

property 

that 

is 

the 

subject 

of 

this 

report 

based 

on 

the 

sales 

comparison 

approach 

to 

valug. 

| 

have 

adequate 

comparable 

market 

data 

to 

develop 

a 

reliable 

sales 

comparison 

approach 

for 

this 

appraisal 

assignment. 

| 

further 

cerfify 

that 

| 

considered 

the 

cost 

and 

income 

approaches 

to 

value 

but 

did 

not 

develop 

them, 

unless 

otherwise 

Indicated 

in 

this 

report. 

5. 

| 

researched, 

verified, 

analyzed, 

and 

reported 

on 

any 

current 

agreement 

for 

sale 

for 

the 

subject 

properly, 

any 

offering 

for 

sale 

of 

the 

subject 

property 

in 

ihe twelve 

months 

prior 

to 

the 

effective 

date 

of 

this 

appraisal, 

and 

the 

prior 

sales 

of 

the 

subject 

property 

for 

a 

minimum 

of 

three 

years 

prior 

to 

the 

effective 

date 

of 

this 

appraisal, 

unless 

otherwise 

Indicated 

in 

this 

report. 

6. 

1 

researched, 

verified, 

analyzed, 

and 

reported 

on 

the 

prior 

sales 

of 

the 

comparable 

sales 

for 

a 

minimum 

of 

one 

year 

prior 

to 

the 

date 

of 

sale 

of 

the 

comparable 

sale, 

unless 

otherwise 

indicated 

in 

this 

report. 

7. 

1 selected 

and used comparable 

sales 

that 

are 

locationatly, 

physically, 

and 

functionally 

the 

most similar 

to 

the subject propery. 

8. 

| have 

not used comparable 

sales that were 

the 

result 

of combining 

a 

land 

sale 

with the contract purchase 

price 

of 

a home 

that 

has been 

built or will 

be 

built on the land. 

9. 

| 

have 

reported 

adjustments 

to 

the 

comparable 

sales 

that 

reflect 

the 

market's 

reaction 

to 

the 

differences 

between 

the 

subject 

property 

and 

the 

comparable 

sales. 

10. 

| 

verified, 

from 

a disinterested 

source, 

all 

information 

in 

this 

report 

that 

was 

provided 

by 

parties who 

have 

a 

financial 

interest 

in 

the 

sale 

or 

financing 

of 

the 

subject 

property. 

11. 

) 

have 

knowledge 

and 

experience 

In 

appraising 

this 

type 

of 

property 

in 

this 

market 

area. 

12. 

| 

am 

aware 

of, 

and 

have 

access 

to, 

the 

necessary 

and 

appropriate 

public 

and 

private 

data 

sources, 

such 

as 

multiple 

listing 

services, 

tax assessment 

records, 

public 

land 

records 

and 

other such 

data 

sources 

for 

the 

area 

in 

which 

the 

property 

is 

located. 

13. 

I 

obtained 

the 

information, 

estimates, 

and 

opinions 

furnished 

by 

other 

parties 

and 

expressed 

in 

this 

appraisal 

report 

from 

reliable 

sources 

that 

| 

believe 

to 

be 

true 

and 

correct. 

14. 

| 

have 

taken 

into 

consideration 

the 

factors 

that 

have 

an 

impact 

on 

value 

with 

respect 

lo 

the 

subject 

neighborhood, 

subject 

property, 

and 

the 

proximity 

of 

the 

subject 

property 

to 

adverse 

influences 

in 

the 

development 

of 

my 

opinion 

of 

market 

value. 

| 

have 

noted 

In 

this 

appraisal 

report 

any 

adverse 

condifions 

(such 

as, 

but 

not 

limited 

to, 

needed 

repairs, 

deterioration, 

the 

presence 

of 

hazardous 

wastes, 

foxic 

substances, 

adverse 

environmental 

conditions, 

etc.) 

observed 

during 

the 

inspection 

of 

the 

subject 

properly 

or 

that 

| 

became 

aware 

of 

during 

the 

research 

Involved 

in 

performing 

this 

appraisal. 

| 

have 

considered hese 

adverse 

conditions 

in 

my 

analysis 

of 

the properly value, 

and have 

reported 

on 

the 

effect 

of 

the conditions 

on 

the 

value 

and 

marketability 

of 

the 

subject 

property. 

15. 

| 

have 

not 

knowingly 

withheld 

any 

significant 

information 

from 

this 

appraisal 

report 

and, 

to 

the 

best 

of 

my 

knowledge, 

all 

statements 

and 

information 

in 

this 

appraisal 

report 

are 

true 

and 

correct. 

16. 

| 

stated 

in 

this 

appraisal 

report 

my 

own 

personal, 

unbiased, 

and 

professional 

analysis, 

opinions, 

and 

conclusions, 

which 

are 

subject 

only 

fo 

the assumptions 

and 

limiting 

conditions 

in 

this 

appraisal 

report. 

17. 

| have 

no present or prospective 

interest 

in 

the property that 

is 

the subject 

of 

this report, 

and 

| have 

no present 

or 

prospective 

personal 

interest 

or 

bias 

with 

respect 

to 

the 

participants 

in 

the 

transaction. 

) 

did 

not 

base, 

either 

partially 

or 

completely, 

my 

analysis 

and/or opinion 

of 

market 

value 

in 

this 

appraisal 

report 

on 

the 

race, 

color, 

religion, 

sex, 

age, 

marital 

status, 

handicap, 

famifial 

status, 

or 

national 

origin 

of 

either 

the 

prospective owners 

or occupants 

of 

the 

subject 

property 

or 

of 

the 

present 

owners 

or occupants 

of 

the 

properties 

in 

ihe 

vicinity 

of 

the 

subject 

property 

or 

on 

any 

other 

basis 

prohibited 

by 

law. 

18. 

My 

employment 

and/or 

compensation 

for 

performing 

this 

appraisal 

or 

any 

future 

or 

anticipated 

appraisals 

was 

not 

conditioned 

on 

any 

agreement 

or 

understanding, 

written 

or 

otherwise, 

that 

| 

would 

report 

(or 

present 

analysis 

supporting) 

a 

predetermined 

specific 

value, 

a 

predetermined 

minimum 

value, 

a 

range 

or 

direction 

in 

value, 

a 

value 

that 

favors 

the 

cause 

of 

any 

pary, 

or 

the 

aftalnment 

of 

a 

specific 

result 

or 

occurrence 

of 

a 

specific 

subsequent 

event 

(such 

as 

approval 

of 

a 

pending

ANS-769063 

Uniform Residential Appraisal Report 

File# 5007000513 

21, 

The 

lender/client 

may 

disclose 

or 

distribute 

this 

appraisal 

report 

to: 

the 

borrower; 

another 

lender 

at 

the 

request 

of 

the 

borrower; 

the 

mortgagee 

or 

its 

successors 

and 

assigns; 

mortgage 

Insurers; 

govemment 

sponsorsd 

enterprises; 

other 

secondary 

market 

participants; 

data 

collection 

or 

reporting 

services; 

professional 

appraisal 

organizations; 

any 

department, 

agency, 

or 

instrumentality 

of 

the 

United 

States; 

and 

any 

state, 

the 

District 

of 

Columbia, 

or 

other 

jurisdictions; 

without 

having 

to 

obtain 

the 

appraiser's 

or 

supervisory 

appraiser's 

(if 

applicable) 

consent. 

Such 

consent 

must 

be 

obtained 

before 

this 

appraisal 

report 

may 

be 

disclosed 

or 

distributed 

to 

any 

other 

party 

(including, 

but 

not 

limited 

to, 

the 

public 

through 

advertising, 

public 

relations, 

news, 

sales, 

or 

other 

media). 

22. 

| 

am 

aware 

that 

any 

disclosure 

or 

distribution 

of 

this 

appraisal 

report 

by 

me 

or 

the 

lender/ciient 

may 

be 

subject 

fo 

certain 

laws 

and 

regufations. 

Further, 

| 

am 

also 

subject 

to 

the 

provisions 

of 

the 

Uniform 

Standards 

of 

Professional 

Appraisal 

Practice 

that 

pertain 

to 

disclosure 

or 

distribution 

by 

me. 

23. 

The 

borrower, 

another 

lender 

at 

the 

request 

of 

the 

borrower, 

the 

morigagee 

or 

its 

successors 

and 

assigns, 

motigage 

insurers, 

govemment 

sponsored 

enterprises, 

and 

other 

secondary 

market 

participants 

may 

rely 

on 

this 

appraisal 

report 

as 

part 

of 

any 

mortgage 

finance 

transaction 

that 

involves 

any 

one 

or 

more 

of these 

parties. 

24. 

If 

this 

appraisal 

report 

was 

transmitted 

as 

an 

“electronic 

record" 

containing 

my 

“electronic 

signature, 

as 

those 

terms 

are 

defined 

in 

applicable 

federal 

and/or 

state 

laws 

(excluding 

audio 

and 

video 

recordings). 

or 

a 

facsimile 

transmission 

of 

this 

appraisal 

report 

containing 

a 

copy 

or 

representation 

of 

my 

signature, 

the 

appraisal 

report 

shall 

be 

as 

effective, 

enforceable 

and 

valid 

as 

if 

a 

paper 

version 

of 

this 

appraisal 

report 

were 

delivered 

containing 

my 

original 

hand 

written 

signature. 

25. 

Any 

intentional 

or 

negligent 

misrepresentation(s} 

contained 

in 

this 

appraisal 

report 

may 

result 

in 

civil 

liability 

and/or 

criminal 

penalties 

including, 

but 

not 

limited 

to, 

fine 

or 

imprisonment 

or 

both 

under 

the 

provisions 

of 

Title 

18, 

United 

States 

Code, 

Section 

1001, 

et 

seq, 

or 

similar 

state 

faws. 

SUPERVISORY APPRAISER'S GERTIFICATION: 

The 

Supervisory 

Appraiser 

cerfifies 

and 

agrees 

that: 

1. 

| 

directly 

supervised 

the 

appraiser 

for 

this 

appraisal 

assignment, 

have 

read 

the 

appraisal 

report, 

and 

agree 

with 

the 

appraiser's 

analysis, 

opinions, 

statements, 

conclusions, 

and 

the 

appraiser's 

certification. 

2. 

| 

accept 

full 

responsibility 

for 

the 

contents 

of 

this 

appraisal 

report 

including, 

but 

not 

limited 

to, 

the 

appraiser's 

analysis, 

opinions, 

statements, 

conclusions, 

and 

the 

appraiser's 

certification. 

3. 

The 

appraiser 

identified 

in 

this 

appraisal 

report 

is 

either 

a 

sub-contractor 

or 

an 

employee 

of 

the 

supervisory 

appraiser 

(or 

the 

appraisal 

firm), 

is 

gualified 

to 

perform 

this 

appraisal, 

and 

is 

acceptable 

to 

perform 

this 

appraisal 

under 

the 

applicable 

state 

law. 

4. 

This 

appraisal 

report 

complies 

with 

the 

Uniform 

Standards 

of 

Professional 

Appraisal 

Practice 

that 

were 

adopled 

and 

promulgated 

by 

the 

Appraisal 

Standards 

Board 

of 

The 

Appraisal 

Foundation 

and 

that 

were 

in 

place 

at 

the 

time 

this 

appraisal 

report 

was 

prepared. 

5. 

)f 

this 

appraisal 

report 

was 

transmitted 

as 

an 

“electronic 

record" 

containing 

my 

“electronic 

signature.” 

as 

those 

terms 

are 

defined 

in 

applicable 

federal 

and/or 

state 

laws 

(excluding 

audio 

and 

video 

recordings). 

or 

a 

facsimile 

transmission 

of 

this 

appraisal 

report 

containing 

a 

copy 

or 

representation 

of 

my 

signature, 

the 

appraisal 

report 

shall 

be 

as 

effective, 

enforceable 

and 

valid 

as 

if 

a 

paper 

version 

of 

this 

appraisal 

report 

were 

delivered 

containing 

my 

original 

hand 

written 

signature. 

APPRAISER 

SUPERVISORY APPRAISER (ONLY IF REQUIRED) 

Signature 

44, Bey 

Signature 

Name 

Zachary Berd 

Name 

Company Name 

Valuation Depot LLC 

Company Name 

Company Address 

1906 Byrd St 

Company Address 

Dearborn, MI 48124 

Telephone Number 

(313) 848-5002 

Teiephone Number 

Email Address 

info@valuationdepot.com 

Emall Address 

Date of Signature and Report 

12/06/2023 

Date of Signature 

Effective Date of Appraisal 

11/30/2023 

State Certification # 

State Certification # 

1204078413 

or State License # 

or State License # 

State 

or Other {describe) 

State # 

Expiration Date of Certification or Licenss 

State 

m1 

Expiration Date of Certification or License 

07/31/2025 

SUBJECT PROPERTY 

[3 Did not inspect subject property 

[1] Did inspsct exterior 

of subject property from street 

ADDRESS OF PROPERTY APPRAISED

Market Conditions Addendum to the Appraisal Report 

rue. somracoss 

The purpose of this addendum is to provide the lender/client with a clear and accurate understanding of the market frends and conditions prevalent in the subject 

neighborhood. This is a required addendum for all appraisal reports with an effective date on or afler April 1, 2009. 

Property Address 

26380 York Rd 

City Huntington Woods 

State M1 

IP Code 48070 

Bormower 

Ryan Cramer & Melissa Kuznar 

Instructions: The appraiser must use the information required on this form as the basis fos hiser conclusions, and must provide support for those conclusions, regarding 

housing trends and overall marke! conditions as reported in the Neighborhood section of the appraisal report form. The appraiser must fil in all the information to the extent 

itis available and reliable ang mus! provide analysis as indicated below. ¥ any required dala is unavailable or is considered unreliable, the appraiser must provide an 

explanation. #t is recognized that nol all data sources will be able to provide data for the shaded areas below; 1 

it is available, however, the appraiser must include the data 

in the analysis. if dala sources provide the required information as an average instead of the median, the appraiser should report the available figure and identify it as an 

average. Sales and listings must be properties that compete with the subject properly, determined by applying ihe criteria that would be used by a prospective buyer of the 

subject property. The appraiser must explain any anomalies in the data, such as seasonal markets, new construction, foreclosures, etc. 

Inventory Analysls 

Prior 7-12 Months 

Prior 4-6 Months 

Current - 3 Months 

Qverall Trend 

Total # of Comparable Sales (Settled) 

22 

10 

8 

Increasing 

Stable 

Declining 

Absorption Rate (Tolal Sales/Monthis) 

3.67 

3.33 

2.67 

[1] Increasing 

Sable 

{1 Declining 

Total # of Comparable Active Listings 

0; 

1 

4 

Declining: 

‘Stable: 

fricreaging 

Months of Housing Supply (Total Listings/Ab. Rate) 

0 

03 

15 

Declining 

Stale: 

Increasing 

Median Sole & List Price; DOM, Sate/List % 

Prior 7-12 Months 

Prior 4-6 Months 

Current ~ 3 Months 

Overall Trend 

Median Comparable Sale Price 

$462,450 

$483,500 

$438 000 

Increasing 

Sable 

Declining 

Median Comparable Sales Days an Market 

10 

4 

75 

{1 Declining 

Stable 

[| Increasing 

2 Median Comparable List Price 

0 

$384,900 

$434,700 

fncmasing 

Stable 

IL 

Detling 

$31 Median Comparable Listings Days on Market 

0 

29 

16 

Declining 

Stable 

Increasing: 

E4 Median Sale Price as % of List Price 

100.28 

106.19 

10635 

[Increasing |DQ Stable 

Decliing 

Selier-(devetoper, builder, elc.)paid financial assistance prevalent? 

Dd Yes 

| 

| No 

Declining 

Stable 

Ingreasing 

z Explain in detail the seller concessions trends for the past 12 months (e.q., seller contributions increased from 3% to 5%, increasing use of buydowns, closing costs, condo 

[£9 fees, options, etc). 

REALCOMP indicates there were 40 closed sales during the past 12 months and 16 of those sales contained seller 

7] concessions which is 40% of the total transactions in this market area. Prior Months 7-12: 22 Sales; 8 with concessions; 36% of sales for this 

[=] period. 4-6: 10 Sales; 6 with concessions; 60% of sales for this period. 0-3: 8 Sales; 2 with concessions; 25% of sales for this period. The 

& concessions ranged between $1,000 and $15,000. The median concession amount is $2,600. 

. 

© 

EH Are foreclosure sales (REQ sales) a factor in the market? 

[Ives 

DXHo 

 Hyes, , explain (including the frends in listings and sales of foreclosed properties). 

The data used in the grid above does not indicate there were any REO/Short sales or other distressed properties associated with the reported 

transactions. However, this is not a mandatory reporting field for agents and there may be some distressed sales that were not reported. It is 

beyond the scope of this assignment to confirm each sale used in the Market Conditions Report. 

Cite data sources for above information. 

REALCOMP was the data source used to complete the Market Conditions Addendum, 11/30/2023 

Summarize the above information as support for your conclusions in the Neighborhood section of the appraisal report form. If you used any additional information, such as 

an analysis of pending sales andfor expired and withdrawn listings, to formulate your conclusions, provide both an explanation and support for your conclusions, 

Search results consisted of sales, active listings, and pending sales with transaction dates within the prior 12 months, located within one {1) mile 

of the subject property, within +/- 20% above grade GLA of similar style properties. The overall trend of the subjects market is considered 

stable though, due to the smaller sample size, differing condition ratings, differences in total GLA, & limited data, the results of the above 

analysis depict what appears to be a declining market. As the market is not considered to be declining at this time, the results of the 1004MC 

are deemed not reliable & hold little to no weight in this report. 

Ifthe subject is 

a unitina 

Of 

COOP 

toject, 

complete 

the 

: 

Project Name: 

Subject Project Data 

Prior 7-12 Months 

Prior 4-6 Months 

Curent - 3 Months 

Overall Trend 

Total # of Comparable Sales (Settled) 

Increasing 

Stable 

Declining 

Absorption Rate {Tolal Sales/Months) 

[J] Increasing |{ 1 Stable 

[| Declining 

Total # of Active Comparable Listings 

Declining. 

Stable: 

Increasing 

Months of Unit Supply {Total Listings/Ab.Rate) 

Decliniag: 

Stable 

Increasing 

" Are foreclosure sales (REO sales) a factor in the project? 

[Yes 

[J No 

yes, indicate the oumber of RED listings and explain the trends in 

istings and sales of 

5 foreclosed properties. 

_ 

8 

- 

— 

3 

—_— 

3 6 

o 

Q 

o 

<Q 5 

- 

-. 

- 

[2] 

3 Summarize the above trends and address the impact on the subject urit and project.

Supplemental Addendum 

Filg No. 5007000513 

Borouer 

Ryan Cramer & Melissa Kuznar. 

Property Address 

26380 York Rd 

City 

Huntington Woods 

County Qakland 

Stale 

MI 

Zip Code 

48070 

Lender/Client 

Northpointe Bank 

Scope Of Work 

The scope of the appraisal encompasses the necessary research and analysis to prepare a report in accordance with the intended use. Subject property data was based on the physical inspection 

of the propety exterior, interior and any plans/specifications provided, Additional data vias compiled trom public records, multi-Fst services, local realtors and the intemet, Comparable sales and 

listings were inspected from the exterior and additional comparable information vas gathered through public records, muti-list services and focal realtors. 

Purpose Of The Appraisal 

The purpose of the appraisal i¢ to estimate the marke value of the subject property as defined herein, under highest and best use conditions. The appraisal establishes the value of the property 

for mortgage insurance purposes only. The estimate of lhe value is to be used solely by the client as basis for a lending decision, intended for use in a mortgage finance transaction only. This 

report is not intended for any other use or users. 

URAR: Cost Appreach Comments 

Land value was delermined by the abstraction method with reference from assessors data. Land to improvement ratio regarded as “vithin typical range of area’. There is no negative impact on 

marketability or value. Cost approach figures were oblained from the Marshat And Swit cost book. Depreciation taken based on the effective age of the impravements. Total econormic utility of 

improvement estimated at 60 years, which is typical of Southeastern Michigan housing in general. Remaining economic life of Lhe subject is estimated at 35 years based on total economic fife 

estimate of 60 years minus effective age. 

URAR: Neighborhood - Market Conditions 

The real estate market in the subject's immediate area appears to been trending positively over the last 12 months and this trend is expected to continue for the foreseeable future, Distressed 

sales appear lo exert ro influence in the area. The expanded market of Southeast Michigan appears to be following the same trend and continues to improve. 

A variety of financing oplions are 

ceadily available at rates and terms generally acceptable to the quaified buyer. Seller financing concessions between 3%-6% loan discounts, or alher market concessians are typical for the market 

over the past year. 

URAR: Site - Highest and Best Use 

The highest and best use of the subject praperty is a continuation of the current use. The subject property is legally improved, has the appropriate structure, appropriately supported and 

financially feasible. 

The (our aforementioned conclusions result in the highest value. 

URAR: Basement Area Square Feet/Below Grade Roam Count 

Below-grade areo/finished area and room counts are nal included in the overall faom count of the subject property or comparable sales, These rooms are accounted for in the “Basement & 

Finished Rooms Below Grade" section of the comparable sales grid and are given consideration when determining whether a basement is finished, partially finished or unlinished. The calculations 

for below-grade GLA Is the sum of finished areas on levels that are wholly or partially below-grade. Only finished above-grade areas can be used in calculating and reporting of above-grade rom 

count and square footage for the gross living area. Fannie Mae consiters a level to be befaw-grade if any portion of i 

is below-grade, regardless of the quality of its finish of the window area of 

any room. 

The appraiser uses a 95/50/0 formula to calculate the estimated finished basement area. Full finished basements are calculated at 95% of the basement area, recagnizing that an approximate 5% 

of the basement area contains (he fuinace/vater heater; Part finished basements are calculated at 50% of the basement area; Unfinished basements are calculated at 0% of the basement area. 

This methodology is only for estimation purpases only and is based on realtor data an the MLS ticket for the comparable sala. To maintain continuity, this method is wtlized for the subject 35 well 

Actual finished basement area may vary. 

URAR: Above Grade Total GLA 

The GLA utilized in this appraisal report is from measurements taken by the appraiser at the time of inspection &s the sum of finished areas entirely above -grade. The measurements 

/GLA was 

then verified using Public Record and Assessor Data. No information 

was available regarding the source ar method of determining the GLA in public records or ather sources noted, GLA variances 

within 100 sqft, between the appraisers measurements and the GLA on fie with Public Record and/or Assessor data is cansidared acceptable and does not warrant an adjustment in the subject 

property's market area. 

The GLA for the subject wos determined by the calculation of direct physical measurements, to the inch or 10th foot, taken on the inspection date per ANSI 2765 2021. In some instances, whole or 

half foot measurements may be reflected. Appraiser cannot warrant that comp’ 

s reported sites were measured under the same method. Finished square footage calculations far this house were 

made based on measured dimensions only and may include unfinished areas, openings in floors not associated vith stairs, or operings in floors exceeding the area of associated stairs. 

URAR: Improvements - Additional Features - Smoke/CO Detectors 

The Stille-DeRossett-Hale Single State Construction Code Act, 1972 PA 230. contains the construction code standards for Michigan, PA 230 requires the adoption of natianally recognized codes 

which require smoke detectors/alarms for various types of buildings. Additionally, Michigan law requires smoke alarms in all existing residential occupancy buildings built prior to November 6, 

1974. Although nat a requirement by Michigan State Law, smoke detectors & CO delectars were observed at the time of inspection. 

URAR: Sates Comparison Analysis - Summary of Sales Comparison Approach 

Compelitive properties in the subject praperly's neightiorhond or market area are analyzed and then compared to the subject property. Adjustments for the differences that exist between the 

subject property and the comparable sates/listings are made, resulting in an indication of value for the subject property. The sales comparison approach is considered more refiable than the cost 

approach as an indicator of market value. 

The appraiser selected six (6) comparable sales/listings regarded as best representation of subject features and 

available as of the 

| date. Comparable 

search consisted of sales, 

active listings and pending sales with transaction dates vithin the por 12 months, located within one (1 mile of the subjact property, within «/- 20% above grade GLA of similar style properties. 

Due (6 the tack of similat/relevant sales, it was necessary to exceed the +/+ 20% above grade GLA guidelines. The search was then narrowed down by selecting recent comparable sales listings 

with the most similar features in categories suth as room count, GLA, condition, garage bay count, elc. Adjustments were applied for marginal differences in; condition, GLA, roam count and 

additional amenities. Adjustment amounts were determined from dialague with focal realtors, appraisers wark files and paired safes analysis. Condition adjustments were made based on MLS 

listing agent photos and remarks. Most often, market participants are concerned vith the candition of the improvements (as of its respective sale date) regardless of ils original construction date 

Furthermore, the quality of materials and workmanship play a much greater rofe of material importance vs. when a house was built. As such, “age adjustments” are nat typically applied with 

overall “quality” and "condition being more relevant to the valuatian analysis. 

GLA adjusted @ $75/sqt for differences exceeding 100 sqft Due to the fack of comparable sales sofd, the appraiser was unable to locate relevant comparable sales inferior in fot size to that of the 

subject property. Variances in lot sizes not exceeding 4,356 do not warrant an adjustment a5 they are deemed within range of the subject ammenities/Teatures B in this instance, is not considered 

to be detrimental to the fina! value estimate. Utilizing paired safes analysis & comparable sales exceeding 1 year of the effective date of this report, the appraiser 

was able to extract an adjustment 

of $.50/sqit lor lot sizes exceeding 4.356 sqft. Basements were adjusted @ $5,000. Due to the lack of of market data available, the appraiser vias unable to extract individual adjustments for areas 

below belov-grade. As a result, basements were futher adjusted @ $10/sqft of basement area and $20/5at 

of finished area exceeding 200 saft. Its typical 

of 

finishad/partially finshed basements 

to have & ‘rec-rooin' and a laundry room. An extraordinary assumption is made that a finished/partially finished basement has a ‘rec: room’ and a faundry room when not clearly indicated on the 

MLS listing ticket. When making condition rating adjustments, consideration is given ta kitchen components, bath components, floor coverings, overall cosmetic condition and overall 

design/appeat Condition rating adjusted @ approximately 10% per condition rating. Baths adjusted @ $4,000 for ful bath and $2,000 for half bath. Utilizing paired safes analysis, 2n adjustment 

of 10% was extracted for differing extemal influences. If there is a variance noted on the safes grid, a market reaction fe. adjustment) may not be made because the variance is found 

inconsequential to the overall analysis. A "0" 1nay be placed on the giid to let the reader know the appraiser ac 

ges 

the variance but has 

that an 

is not 

URAR; Additional Comments 

The appraiser he fol been informed, ror has any knovdedge of the existence of any adverse health or environmental influences which, if known could have any impact on the market value of the 

subject property. The valuation contained herein is not valid if any hozardous items are found in the subject property and is not stated within the appraisal report including, but not limited to; 

wear formaldehyde foam insulation, radon gas, asbestos product, lead based produc, taxic molds including black mold and any other toxic waste contaminants. 

The appraiseris not qualified/competent with regard to structural inatters, mechanical systems, plumbing/electrical systems or other complex components of a home. The appraiser has performed 

only a cosmetic" inspection. A “cosmetic” inspectian cansists of those details which would readily be idettifiable by a “typical” purchaser, ie. wom carpel, broken windows, etc 

Uhave performed no prior services, as an appraiser of in any other capacity, regarding the property that is the subject of this report, within the three (3) year period immediately preceding 

acceptance of ths assignuenl. Appraisers are required to be licensed and are regulated by the Michigan Department of Licensing and Reguatory Alfais, P.O. Box 30018, Lansing, Michigan 48905. 

The subject property is localed within 15 miles from my office. This assignment requires geographic compelency as part of the scope of work 1 have spent sufficient time in the subjects market 

and understand the nuances of Ihe local market and the supply and demand factors relating to the specific property type and the location involved. Such understanding vill not be imparted solely

Subject Photo Page 

Borrower 

Ryan Cramer & Melissa Kuznar 

Property Address 

26380 York Rd 

City 

Huntington Woods 

County Oakland 

State 

MI 

Zip Code 

48070 

Lender/Client 

Northpointe Bank 

Sales Price 

Gross Living Area 

Total Rooms 

Total Bedrooms 

Total Bathrooms 

Location 

View 

Site 

Quality 

Age 

Subject Front 

26380 York Rd 

450,000 

2,448 

8 

4 

21 

N;Res; 

ACommercial; 

6400 sf 

Q4 

68 

Subject Rear 

Subject Street

Photograph Addendum 

Borrower 

Ryan Cramer & Melissa Kuznar 

Property Address 

26380 York Rd 

City 

Huntington Woods 

County Oakland 

Stale 

MI 

Zip Code 48070 

Lender/Client 

_Northpointe Bank 

Street 

Side 1 

Side 2 

Side 3

Photograph Addendum 

Borrower 

Ryan Cramer & Melissa Kuznar 

Property Address 

26380 York Rd 

City 

Huntington Woods 

County Oakland 

State 

m1 

Zip Code 

48070 

Lender/Client 

__Northpointe Bank 

Garage 

Garage Interior 

Covered Patio 

Foyer

Photograph Addendum 

Bormower 

Ryan Cramer & Melissa Kuznar 

Property Address 

26380 York Rd 

City 

Huntington Woods 

County Qakland 

State 

M1 

Zip Code 

48070 

Lender/Client 

_Northpointe Bank 

Dining Room 

Breakfast 

Kitchen View #1 

Kitchen View #2

Photograph Addendum 

Borrower 

Ryan Cramer & Melissa Kuznar 

Property Address 

26380 York Rd 

City 

Huntington Woods 

County_Oakland 

State 

MI 

Zip Code 

48070 

Lender/Client 

__Northpointe Bank 

Bath 

Bath 

(Jack & Jill) 

Bedroom 

1 

Bedroom 2

Photograph Addendum 

Bomower 

Ryan Cramer & Melissa Kuznar 

— 

Property Address 

26380 York Rd 

City 

Huntington Woods 

County Oakland 

State 

MI 

Zip Code 

48070 

Lender/Client 

__Northpointe Bank 

Basement Rec View #1 

Basement Rec View #2 

Basement Lav 

Basement Storage

Photograph Addendum 

Bomower 

Ryan Cramer & Melissa Kuznar 

Property Address 

26380 York Rd 

City 

Huntington Woods 

County Oakland 

State 

MI 

Zip Code 

48070 

Lender/Client 

_Northpointe Bank 

Electrical Panel

Comparable Photo Page 

Bomower 

Ryan Cramer & Melissa Kuznar 

Property Address 

26380 York Rd 

City 

Huntington Woods 

County Oakland 

Stale 

MI 

Zip Code 

48070 

Lender/Client 

Northpointe Bank 

Comparable 

1 

26665 York Rd 

Prox. to Subject 

0.12 miles NW 

Sale Price 

455,000 

Gross Living Area 

1,950 

Total Rooms 

7 

Total Bedrooms 

3 

Total Bathrooms 

11 

Location 

N;Res; 

View 

N;Res; 

Site 

8150 sf 

Quality 

Q4 

Age 

88 

Comparable 

2 

26010 York Rd 

Prox. to Subject 

0.22 miles SE 

Sale Price 

475,000 

Gross Living Area 

1,506 

Total Rooms 

5 

Total Bedrooms 

3 

Total Bathrooms 

11 

Location 

N;Res; 

View 

A,Commercial; 

Site 

7000 sf 

Quality 

Q4 

Age 

76 

Comparable 

3 

26100 York Rd 

Prox. to Subject 

0.13 miles SE 

Sale Price 

501,500 

Gross Living Area 

1,996 

Total Rooms 

7 

Total Bedrooms 

3 

Total Bathrooms 

21 

Location 

N;Res; 

View 

ACommercial;

Comparable Photo Page 

Borrower 

Ryan Cramer & Melissa Kuznar 

Property Address 

26380 York Rd 

[ City. 

Huntington Woods 

County Oakland 

State 

MI 

Zip Code 

48070 

Lender/Client 

_Northpointe Bank 

Comparable 

4 

8125 Concord Rd 

Prox. to Subject 

0.17 miles S 

Sale Price 

625,000 

Gross Living Area 

2,823 

Total Rooms 

9 

Total Bedrooms 

4 

Total Bathrooms 

21 

Location 

N;Res; 

View 

NiRes; 

Site 

6720 sf 

Quality 

Q4 

Age 

68 

Comparable 5 

26697 Humber St 

Prox. to Subject 

0.39 miles NW 

Sale Price 

565,000 

Gross Living Area 

2,121 

Total Rooms 

8 

Total Bedrooms 

3 

Total Bathrooms 

20 

Location 

NiRes; 

View 

N;Res; 

Site 

7000 sf 

Quality 

Q4 

Age 

82 

Comparable 

6 

26560 Dundee Rd 

Prox. to Subject 

0.12 miles W 

Sale Price 

599,900 

Gross Living Area 

~~ 2,477 

Total Rooms 

9 

Total Bedrooms 

4 

Total Bathrooms 

20 

Location 

N;Res; 

View 

N;Res; 

Site 

7000 sf

Aerial Map 

Borrower 

Ryan Cramer 

& Melissa Kuznar 

Property Address 

26380 York Rd 

City 

Huntington Woods 

County Qakland 

State 

MI 

Zip Code 

48070 

Lender/Client 

__Northpointe Bank 

SUBJECT T 

26380 York Rd

Building Sketch 

Borrower 

Ryan Cramer & Melissa Kuznar 

_ 

Property Address 

26380 York Rd 

City 

Huntington Woods 

County Oakland 

Stale 

MI 

Zip Code 

48070 

Lender/Gllent 

 Northpointe Bank 

32.20 

Bedroom 4 

Bedroom 3 

+ 

13 

& P 4 

“ 

g 

eat 

g 

6] 

coveane 

|g 

Landing. second Floor 

4 

essa) 

122286 S00) 

221 

Bath 

Bedroom 2 

« 

Bedroom 1 

El 

Oack som 

i 

pl 

hn 

sks 

bling Ram 

. 

N 

5 

TPR 

a 

14.9% 

528501) 

w 

nr 

g 

san 

rst 

Floar 

i 

Lv 

(223a6508 

Living Room. 

Laundry 

22ft 

8 

5 

+ 

Pd 

B 

] 

Recreation 

w a 

Basement 

tb 

3 

3 

We 

passssen 

& 

El 

Uti 

Storage 

14.9ft 

TOTAL Sheich by ala mode. 

Area Calculations Summary 

Living Area 

: 

= 

= 

i 

i 

{Hi 

Calculation Details: 

Fist Floor 

1223.95 ft 

32.2% 237 = 763.1 

14.6 x 149 = 217.5 

126 x 19.3 = 243.2 

Second Floor 

1223.95q ft 

322x237 = 7631 

146 x 149 = 2175 

126 x 19.3 = 2432 

Total Living Area (Rounded): 

24485q ft 

Non-living Area 

: 

i

Location Map 

Borrower 

_Ryan Cramer & Melissa Kuznar 

Property Address 

26380 York Rd 

City 

Huntington Woods 

County Oakland 

State 

MI 

Zip Code 

48070 

Lender/Client 

__Northpointe Bank 

3 

W Twelve Mile Rd 

Twelve Mile ru 

rovers 

d 

: 

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Twelve Mile Re 

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= 

Penia Ave 

Gatalpa 

§ 

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Catalpa Dr 

£33 

3 

9 

al 

9 

3 

2 

8 

ne 

3 

Forest Ave 

ati 

§ 

H 

4 

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cpwN 

i 

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2 

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Godwin Ave 

on fil 

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1 

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Lavimonr dvd 

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5 

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COMPARABLE No. 5 

COMPARABLENo. 1 

§ 

\B 

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3 

z 

o 

26697 Humber 5t 

gosonYok 

Rd 

EH 

§ 

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§ 

0.39 miles NW 

i324 

mies 

NW 

"on, 

H 

a 

P 

hy 

pri 

. 

H 

Green Garden Cl 

W Eleven Mile Rd 

Ri 

0 

on 

Development Cen 

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Royal 0k) 

2 

oyal 

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3 

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2 Hingoton Ave 

i 

SUBJECT 

A 

5 Lasatio Bi 

i 

26380 York Rd 

st edit 

2 

- 

Palin Family Den 

3 

Borgman Ave 

COMPARABLE No. 6 

3 

ESS 4 

» 

Huntington Woof 

26560 Dundee Rd 

2 

west 

E6hsty 

ReKtineS 

: 

lligator Park 

Oakland Communit 

- 

£ 

Hodine Ave 

§ 

COMPARABLE No. 3 

26100 Yark Rd 

| 

E Lincoln Ay 

Scotia Park TNA 

0.13 miles SE 

Lincoln Dr 

COMPARABLE No. 4 

a 

J 

8 

8125 Concord Rd 

3. 

£ Hodson Ave 

Vernon Ave 

ana 

Fel 

Ludlow Ave 

§ 

€ Harrisan Av 

COMPARABLE No. 2 

i 

2 

3 

i 

7 

oo 

mm 

26010 York Rd 

# 

f 

£ 

Arctic Ring of Life” 

| 

0.22 miles SE 

Qu Fithess 

H 

H 

Polar Bear & Sea Otter 

- 

& 

[=] 

1 

Y 

4 TH 

+ 

Titony Ln 

Rhode Island 

E Mutya / 

0 

Il 

Cotton Family 

2 

Walf Wilderness 

W 

© 

Kemington § 

gg 

g 

ER 

£ 

3 

H 

Fl 

Woadata Park Bivd 

A 

& 

2 

g 

a 

H 

Devs 

2 

5 

é 

1 

3 

7 

| 

Paplat Park vd

Public Records 

Oakland County Public Records ~ Full Detail Report 

Location & Ownership 

Property Address: 

26380 York Road 

Property 10: 

2521176004 

City/State/Zip: 

Huntington Woods, Michigan, 48070- 

Owner Name: 

Ronald Schaffa 

Lat/Long: 

42.485147 / -83.156083 

Taxpayer Address; 

26380 York Road 

Census Tract: 

1880.01 

City/State/Zip: 

Huntington Woods, Michigan, 48070-13 Black Group: 

2 

City/Village/ Town; 

Huntington Woods 

School District: ~~ Barkley 

Subdivision: 

HUNYINGYON WOODS SUB - 

Property Category: 

Residential 

HUNTINGTON WDS 

MLS Area: 

02254 - Huntington Woods 

401 - RESIDENTIAL, IMPROVED 

Lega Description: 

TAN, R11E, SEC 21 HUNTINGTON Woops sunt Tor 13s 

Taxes 

Year 

Season 

Admin Fea 

Asmnt 

or 

Tl.Seasonat 

2023 

5 

$7,885.65 

$36.98 

$0.00 

$0.00 

$7,922.13 

2022 

w 

$331.40 

$3.31 

$0.00 

$0.00 

$334.71 

2022 

5 

$7,530.92 

$34.75 

$0.00 

$0.00 

$7,565.67 

2021 

w 

$354.36 

43.54 

$0.00 

$0.00 

$357.90 

2021 

5 

$7,393.66 

$33.86 

40.00 

$0.00 

$2,427.52 

2020 

w 

$377.86 

$3.77 

$0.00 

$0.00 

4381.63 

2020 

s 

$7,425.74 

$33.55 

$0.00 

$0.00 

$7,459.29 

2019 

w 

$360.60 

$2.60 

$0.00 

$0.00 

$364.20 

2019 

s 

$7,018.69 

$33.68 

$0.00 

$0.00 

$7,052.57 

Assessments 

Year 

Taxable Val 

Hmstd % 

2023 

$176,840 

100 

2022 

$168,420 

$250,020 

100 

$7,900.38 

2021 

$163,040 

$248,380 

100 

$7,785.42 

2020 

$160,790 

$249,720 

100 

$7,840.92 

2019 

$157,800 

$242,030 

100 

$7,416.77 

Teansfer Information 

Grantor 

Grantee 

Record Date Deed Date 

Sale Price 

Degd Tvne 

Liber/Pag: 

RONALD SCHAFFA 

RONALD SCHAFFA 

01/29/2021 

01/14/2021 

55580310 

HERZIG NOEMI HAYDEE ~~ SCHAFFA RONALD 

03/21/2003 

11/18/2002 

oo 

28450/0649 

SCHAFFA NOEMI H 

SCHAFFA RONALD B 

11/15/2002 

11/11/2002 

DEED 

0060/0000 

Other Recordings 

Obligeg 

Obtigor 

Record Data Doc Datg 

Amount DocTyps 

 Liber/Page 

NEWREZ LLC 

SCHAFFA RONALD 

06/29/2020 

06/18/2020 

$228,000 

MTG 

5416/0670 

COMMUNITY CHOICE CU 

SCHASFA RONALD 

02/01/2013 

12/14/2012 

$26400 

MTG 

45296/0204 

SHORE MORTGAGE 

SCHAFFA RONALD 

11/20/2012 

11/08/2012 

$265,205 

MTG 

44986/0545 

COMMUNITY CHOICE CU 

SEMAFFA RONALD 

09/29/2011 

09/16/2011 

$20,000 

MTG 

4342170878 

HALL FINANCIAL PARTNERS SCHAFFA RONALD 

08/23/2011 

 0B/12/2011 

$268,000 

MTG 

43308/0674 

GMAC MORTGAGE CORP 

SCHAFFA RONALD B 

10/13/2005 

03/31/2005 

$132,000 

MTG 

36424/0807 

FIRST ADVANTAGE MORTGA SCHAFFA RONALD 

03/21/2005 

02/23/2005 

$300,000 

MTG 

5163/0093 

GMAC MORTGAGE CORP 

SCHAFFA RONALD 

09/09/2004 

06/21/2604 

$200,000 

MTG 

33994/0804 

Characteristics 

Living Area SF: 

2434 

Bedrooms: 

4 

Basement Sqft: 

1217 

Bathrooms: 

22 

1955 

Pool: 

Brick 

Garage Features: 

2 Story 

Garage Year Built: 

Cofonlal 

Garage Sqft: 

528 

Basement 

Garage Width: 

Garage Capacity: 

2 

Forced Alr 

Gas Service: 

Natural Gas 

Sawer: 

Central Air: 

Yes 

Well: 

£1 Porch Type: 

Parch - Concrete Covered 

Septic: 

#1 Porch/Dimensions: 

 / 

Storm Sewer:

ANS-769063 

USPAP ADDENDUM 

File No. 5007000513 

Borrower 

Ryan Cramer & Melissa Kuznar 

Property Address 

26380 York Rd 

City 

Huntington Woods 

County Oakland 

Stale mi 

Zip Code 48070 

Lender 

Northpointe Bank 

This report was prepared under the following USPAP reporting option: 

DQ Appraisal Report 

This report was prepared in accordance with USPAP Standards Rule 2-2(a). 

[1 Restricted Appraisal Report 

This report was prepared in accordance with USPAP Standards Rule 2-2(b). 

Reasonable Exposure Time 

My opinion of a reasonable exposure time for the subject property at the marke! value stated in this report 

is: 

< 90 days 

A reasonable exposure time for the subject property at the opinion of value indicated is estimated to be fess than 90 days and was derived 

based on a review of current market area data. 

Additional Certifications 

| certify that, to the best of my knowledge and belief: 

PX Ihave NOT performed services, as an appraiser 

of in any other capacity, regarding the properly thatis the subject of this reporl within the 

three-year period immediately preceding acceptance of this assignment. 

[7] 

HAVE performed services, as an appraiser or in anolher capacity, regarding the property that is the subject of this report within the three-year 

period immediately preceding acceptance of this assignment. Those services are described in the comments below. 

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

- The reported analyses, opinians, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased 

professional analyses, opinions, and conclusions. 

- Unless otherwise indicated, 

| have no present or prospective interest in the property that Is the subfect of this report and no personal interest wilh respect to the parties 

Involved. 

- thave no blas with respect to the property that Is the subject of this report or the parties involved wilh this assignment. 

- My engagement In this assignment was not contingent upon developing of reporting predetermined resulls. 

- My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in valug that favors the cause of 

the client, the amount of the valug opinion, the attainment of a stipulated resull, or the occurence 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 that 

were in effect at the time this report was prepared. 

- Unless otherwise indicated, 

| have made a persona! inspection of the property that is the subject of this report. 

- Unless otherwise Indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceptions, the name of each 

individual providing signiticant real property appraisal assistance is stated elsewhere in this report). 

Additional Comments 

Ihave performed no prior services as an appraiser, regarding the property that is the subject of this report, within the three (3) year period 

immediately preceding acceptance of this assignment.

Appraiser Independence Certification 

Appraiser Independence Certification 

I do hereby certify, 

have followed the appraiser independence safeguards in compliance with 

Appraisal Independence and any applicable state laws 

| may be required to comply with, This 

includes but is not limited to the following: 

tam currently licensed and/or certified by the state in which the property to be 

appraised is located. 

My license is the appropriate license for the appraisal assignment(s} and is reflected on 

the appraisal report. 

t certify that there has been no sanction against me for any reason that would impair my 

ability to perform appraisals pursuant to the required guidelines. 

| assert that no employee, director, officer, or agent of the Client named in this report, or any 

other third party acting as joint venture partner, independent contractor, appraisal management 

company, or partner on behalf 

of the Lender named in this report, influenced, or attempted to 

influence the development, reporting, result, or review of my appraisal through coercion, 

extortion, collusion, compensation, inducement, intimidation, bribery, or any other manner. 

[further assert that the Client named in this report has never participated in any of the following 

prohibited behavior in our business refationship: 

1 

Withholding or threatening to withhold timely payment or partial payment for an 

appraisal report; 

Withholding or threatening to withhold future business with me, or demoting or 

terminating or threatening to demote or terminate me; 

Expressly or impliedly promising future business, promotions, or increased compensation 

for myself; 

Conditioning the ordering of my appraisal report or the payment of my appraisal fee or 

salary or bonus on the opinion, conclusion, or valuation to be reached, or on a 

preliminary value estimate requested from me; 

Requesting that 

| provide an estimated, predetermined, or desired valuation in an 

appraisal report prior to the completion of the appraisal report, or requesting that 

| 

provide estimated values or comparable sales at any time prior to my completion of an 

appraisal report; 

Provided me an anticipated, estimated, encouraged, or desired value for a subject 

property or a proposed or target amount to be loaned to the borrower, except that a 

copy of the sales contract 

for purchase transactions may be provided; 

Provided to me, or my appraisal company, or any entity or person related to me as 

appraiser, appraisal company stock, or other financial or non-financial benefits;

License 

a 

673385 

SER, 

STATE 

OF MICHIGAN 

DEPARTMENT 

OF 

LICENSING 

AND REGULATORY AFFAIRS 

BUREAU 

OF PROFESSIONAL LICENSING 

CERTIFIED RESIDENTIAL REAL ESTATE APPRAISER LICENSE 

ZACHARY 

BERRY 

LICENSE No. 

EXPIRATION DATE 

1204078413 

07/31/2025 

23184040703

DocusSign Envelope ID: AE479659-4B28-4966-8852-07E6E662B09C 

Signature | Sotheby's 

INTERNATIONAL REALTY 

PURCHASE AGREEMENT 

MLS# 

TISTING BROKER, MAX BROQEK 

SELLING BROKER 

Signatyre 

Sotheby's 

International 

Realty Bham 

LisTING AGENT LAURIE GLASS & Dana Cooper 

SELLING AG 

BIRNEA ERG ia 

H 

AGENT ID #370331 & 371199 OFFICE ID 

_005477 

AGENTS ID# 

U0 

oFFIcE Ip 190803 

PHONE 

PHONE 

(248) 644-7000 

(248) 644-7000 

1. 

PROPERTY DESCRIPTION: The undersigned Buyer hereby offers and agrees to purchase property located In Michigan, City/Township/Village 

of HUNTINGTON WOODS 

County of Qakland Count 

Tax ID# 32-25-21-178-004 

Legal Description 

1 

1 

21 

N WOODS SUB Ko) 

133 

Also commonly known as26380 YORK RD 

Zip 48070 

Property described above shall include all available sub surface and mineral rights, 

all fixtures, improvements and appurtenances now in or 

on 

property, 

including 

all built-in 

appliances 

and equipment, shelving, 

cabinets, 

all lighting fixtures, ceiling 

fans, attached carpeting, all 

window treatments and hardware, attached mirrors, telephone system and instruments designed for system, television antennae, satellite 

dishes (if owned) and complete rotor equipment, storm doors, storm windows, screens, awnings, garage door openers and transmitters, water 

softeners and security systems 

(if owned), mailboxes, fences, fireplace inserts, doors, screens, 

gas logs, 

grates, 

gas attachments and 

equipment, attached humidifiers, all landscaping, fuel in tanks, central vacuum and attachments, and 

REFRIGERATOR, STOVE, WASHING MACHINE, DRYER 

Seller shall provide a 

bill of sale for all including personal property at closing. Exclusions specified in listing contract that are NOT 

specifically excluded herein shall be included in this sale. 

2 

PRICE: Buyer agrees to pay the sum of FOUr Hundred Fifty 

T housand Dollars 

Dollars 

$450,000.00 

)in consideration for which Seller will provide a warranty deed subject to existing building and use restrictions 

and easements and rights of way of record and all municipal encumbrances and other recorded encumbrances. 

3. 

THE SALE TO BE CONSUMMATED BY: (USE PARAGRAPH 

[JA 

M]Bor[Jc 

A. CASH SALE. 

B. CASH SALE WITH NEW MORTGAGE. Delivery of the usual Warranty Deed conveying a marketable title. Payment of purchase money is 

to be made in cash or certified check. 

This agreement 

is contingent upon 

the Buyer being 

able 

to secure 

a @ 

conventional 

or O 

FHA/VA (see attached FHA/VA Addendum made a part of hereof) mortgage not contingent upon sale or closing of other assets, in the amount 

of 

and pay10%+ 

down 

plus mortgage costs, pre-paid items, adjustments and flood insurance (if 

required) in cash. Buyer agrees to apply for such amortgage within 

days from acceptance of this 

offer at his own expense. Buyer agrees that in connection with said application to lender, they will promptly comply with lender's request for necessary 

information required to process the loan application. If a firm commitment for such mortgage cannot be obtained within 

30 

days from date of 

acceptance, at Seller's option, this offer can be declared null and void and the Purchaser's deposit shall be returned. Written evidence of mortgage 

denial shall be immediately presented to Seller. The parties agree that if the appraised value of the Property is less than the Purchase Price, 

Buyer may declare this Agreement null and void and the Deposit shall be returned. 

C. 

SALE BY LAND CONTRACT/MORTGAGE ASSUMPTION/SELLER FINANCING. 

(See appropriate land contract financing addendum attached and made a part hereof.) 

4. 

EARNEST MONEY: Buyer is tendering with offer $0.00 

in the form of a check. Anadditional 

$9,000.00 

shall 

be deposited within 5 

calendar days of final acceptance making total earnest monies on deposit $2, 

. 

All 

monies shall be deposited by Broker/escrow agent in accordance with rules and regulations of the State of Michigan and applied to 

purchase price at closing. Earnest monies shall be disbursed ONLY in accordance with either: (a.) the terms hereof; (b.) a fully executed 

mutual release; or (c.) upon order of appropriate authority. If offer made is not accepted by Seller, earnest monies shall be returned to 

uyer. 

5. 

ACKNOWLEDGMENT OF EARNEST MONEY DEPOSIT: Received by (Company):

DocusSign Envelope ID: AE479659-4B28-4966-8852-07E6E662B09C 

Signature | Sotheby’s 

INTERNATIONAL REALTY 

8. 

POSSESSION: Seller shall deliver possession to Buyer # at closing or [I within 

days after closing (closing to apply if 

no choice is made.) If possession is not delivered at closing, from and including day of closing, through date of vacating property, 

SELLER SHALL PAY the sum of §, 

perday. Designated escrow agent shall retain from amount due Seller the sum 

of 1_1/2 times 

daily fee, times total days for said occupancy. Designated escrow agent shall disburse occupancy fee due Buyer 

every 30 days, upon written request from Buyer. Seller shall be entitled to any unused portion of occupancy fee as determined by 

date property is vacated and keys surrendered to [I Buyer OJ Listing Broker OJ Selling Broker. Seller is legally obligated to 

deliver possession as specified herein. 

If Seller FAILS to deliver possession as specified herein, Seller shall pay TWICE the daily 

occupancy fee per day and 

shall be liable for cost of eviction, actual attorney fees, damages and other costs incurred by Buyer in 

obtaining possession and collecting any amount due. Brokers have no obligation, implied or otherwise, as to condition of premises or 

for seeing that premises are vacated on date specified. 

9. 

AVAILABILITY OF HOME PROTECTION PLANS: Buyer and Seller acknowledge having been advised of availability of home protection 

plans. Buyer [J Accepts # Declines (check one) 

a ACHOSA Home Buyers Warranty at a costof $ 

Paid by O Seller 0 Buyer Othet 

4 

10. 

SEWER AND WATER CHARGES: Seller agrees to pay for all sewer and water charges to date of) CLOSING 

0 POSSESSION (possession will apply if no choice has been made.) Designated escrow agent shall retain from amount due Seller at 

closing $300.00, or more if needed for final water and sewer charges. After water and sewer bills are verified paid, any unused 

portion shall be returned toSeller. 

11. 

TITLE EVIDENCE AND SURVEY: Seller agrees to furnish Purchaser a Commitment of Title insurance prior to closing and after closing, 

an Advantage (Eagle-type) Policy in the amount of the purchase price, bearing date later than the acceptance hereof and guaranteeing 

the title in the condition required for performance of this Agreement. The Advantage (Eagle-type) Policy is to be provided 

by a Title 

Company approved by the Listing Broker. Commitment shall be “marked up" at closing insuring through the date of recording. Buyer to 

secure and pay for survey, if survey is desired by Buyer. 

12. 

TITLE OBJECTIONS: If objection 

to title 

is made, based upon written 

notice that 

title 

is not 

in marketable condition required 

for 

performance hereunder, Seller shall have 30 calendar days from date notified in writing of particular defect claimed, to either: (a.) remedy 

title; or (b.) obtain title insurance satisfactory to Buyer. Buyer agrees to complete sale within 10 calendar days of written notification or 

by date specified if later. If Seller is unable or unwilling to remedy title within time specified, Buyer will waive requirement in writing within 

10 calendar days of written notification thereof, or Agreement may become null and void at Buyer's option. 

[ 

13. 

TAXES: All property taxes due and payable on or before date of closing shall be paid by Seller. Current taxes shall be prorated and 

adjusted as of date 

of closing 

in accordance with due date of municipality or taxing unit(s) 

in which property 

is located. Buyer 

acknowledges that property taxes are subject to change. 

If taxes are not paid in advance, see addendum made a part hereof. Seller 

shall pay transfer taxes and other costs required to convey title. Buyer shall pay all costs for recording the warrantydeed. 

14. 

ASSESSMENTS: Seller shall discharge 

in full 

all public authority charges confirmed by said municipality or taxing unit(s) (special 

assessments, water, sewer, paving charges, etc.) which are currently due and payable. Buyer is responsible for other assessments 

including, but not limited to, capital and lateral charges (assessed, but value not yet determined) which are confirmed and become due 

and payable after closing. 

15. 

CONDOMINIUM/HOMEOWNERS ASSOCIATION ASSESSMENTS: Current dues shall be prorated to date of closing. Any 

delinquent condominium/homeowner association dues/assessments/liens shall be paid by Seller at closing. Any and all dues/ 

assessments/liens confirmed and becoming due and payable after closing will be paid by Buyer. (See Condominium Addendum 

made a part hereof if applicable.) 

16. 

RISK OF LOSS: Seller is responsible for any damage to the Property, except for normal wear and tear until the closing or possession. 

whichever is later. 

17. 

DISCLAIMER OF BROKER(S) AND RELEASE: Broker(s) and Broker(s) agents specifically disclaim responsibility for the condition 

of 

property and/or for performance of Agreement by the parties. Parties acknowledge that they are not relying on any representation or 

warranties that may have been made other than those in writing, and the parties waive and release and relinquish any and all claims or 

causes of action against the Broker(s), their officers, directors, employees and/or their agents for the condition of the Property or the 

performance of this Agreement by the parties. Broker(s) and its agents are not experts in the areas of law, tax, financing, surveying, 

structural conditions, hazardous conditions, or engineering, and Buyer acknowledges that Buyer has been advised to seek professional 

advice from experts in these areas. Buyer and Seller agree that any legal action against the Broker or their agents which are related to 

this transaction, the condition of the property or in anyway arising out of the provisions of this Agreement or the services rendered, or 

the time provided by law or shall be forever

DocusSign Envelope ID: AE479659-4B28-4966-8852-07E6E662B09C 

Signature 

21. 

22, 

26. 

27. 

28. 

29. 

30. 

31. 

Sotheby's 

INTERNATIONAL REALTY 

SUCCESSORS AND ASSIGNS: This Agreement shall bind executors, administrators, successors and assigns of the parties. 

FACSIMILE/ELECTRONIC AUTHORITY: Parties agree that this offer, any counteroffer or acceptance, may be delivered by use of 

facsimile/electronic authority with signatures, and that initials and modifications shall be deemed valid and binding upon the parties as if 

original signatures. 

TIME IS OF THE ESSENCE: Buyer and Seller understand 

that no extensions 

of time limits contained 

herein are expected 

or 

agreed to unless specified in writing and signed by both Buyer and Seller. Time is of the essence. 

SELLER’S DISCLOSURE STATEMENT: (Buyer(s) to initial only one.) 

A 

With Disclosure: Buyer has, prior to writing this offer, received Seller's Disclosure Statement. 

Nithout Disclosure: All Parties understand that Seller's Disclosure Statement was not available at time this offer was written. 

Shall provide Buyer with a Seller's Disclosure Statement with Seller's acceptance of this offer pursuant to Public Act 92 of 1993. 

DEFAULT: 

A. 

BUYER: In the event Buyer fails to fulfill obligations set forth herein or fails to close this transaction by time and manner 

provided, Seller may elect to enforce terms herein, declare sale void, retain deposit (per Paragraph 4), and/or seek available legal or 

equitable remedies. 

If a sale is not consummated because of the Buyer(s) failure to perform, 25% of the deposit made shall be 

retained by Signature Sotheby's International Realty. 

B. 

SELLER: In the event Seller fails to fulfill obligations set forth herein or fails to close this transaction by time or manner 

provided, Buyer may elect to enforce terms herein, declare sale void, be entitled to refund of deposit (per Paragraph 4), and/or seek 

available legal or equitable remedies. 

FEES: Buyer agrees to pay closing fees charged by lender and/or Title Company and a processing fee of $365.00 payable to selling 

Broker at closing. Seller shall pay transfer fees and other costs required to convey title. 

TIME LIMIT: Buyeris making this offervaliduntil_10:00 

CJAM#@PMon November 21st, 2023 oruntilwithdrawnin writing. 

COUNTEROFFER: In the event Seller makes any written changes to terms and conditions herein, such changes, if initialed and Seller 

Acceptance executed, shall constitute a counteroffer by Seller to Buyer, which shall remain valid until 

OAM OPMon 

. Acceptance of counteroffer by Buyer occurs when Buyer initials each change, signs Buyer Acknowledgment 

of Acceptance (bottom line), and delivers notice to Seller by time stipulated above. 

ADDITIONAL DOCUMENTS ATTACHED: The Seller's Disclosure Statement, Lead Based Paint Disclosure, Agency Relationship 

Disclosure, plus the following checked items are also attached hereto and made a part hereof. 

O FHA/VA Addendum 

O Unplatted Land Addendum 

[J Contingency Sales Agreement 

[J Swimming Pool Addendum 

O Get An Inspection 

0 Private Road Addendum 

O Condominium Addendum 

O Additional (General) Conditions 

O Well & SepticAddendum 

0 Financing Addendum 

O Vacant Land Addendum 

[m} 

WELL AND SEPTIC SYSTEM INSPECTION: See attached addendum made a part hereof, if applicable. 

PROPERTY INSPECTION/DUE DILIGENCE CONTINGENCY: Note: Inspections required by FHA, VA, lenders, or municipalities are not 

made for, nor should they 

be relied upon by, Buyer. Broker(s) recommend that Buyer conduct independent private inspection(s) of property 

at Buyers expense. Due diligence may include, but is not limited to, any inspection(s) or research deemed necessary by Buyer, 

including: structural integrity, condition of mechanical systems, environmental status, health or safety conditions, surveys or 

infestation. To ensure intended use of premises 

it is recommended that Buyer research: square footage; building and use 

restrictions; easement; ordinances; regulations; school district; and/or property tax status. 

If buyer DOES NOT notify Seller, in writing, 

within 

calendar days from date of final acceptance of Agreement that Buyer is dissatisfied with results of due diligence, 

Agreement shall be binding without regard to inspection(s). 

If Buyer notifies Seller, in writing and within specified time, that, in Buyer's 

sole judgment, Buyer is dissatisfied with results of due diligence, Buyer shall do one, or a combination, of the following within the 

contingency period stated above. 

A. Present to Seller an amendment for mutual agreement that cites a list of repairs and/or conditions to be remedied. 

B. Present to Seller an amendment for mutual agreement with a credit to be applied against the purchase price, and/or a price 

reduction, in full satisfaction of inspection contingency.

DocuSign Envelope ID: AE479659-4B28-4966-8852-07E6E662B09C 

Signature 

| Sotheby's 

32. 

33. 

35. 

36. 

37. 

38. 

39. 

40. 

INTERNATIONAL REALTY 

SQUARE FOOTAGE CLAUSE: BUYER IS AWARE THAT ANY REFERENCE TO THE SQUARE FOOTAGE OF THE REAL 

PROPERTY OR IMPROVEMENTS THEREON IS APPROXIMATE. IF SQUARE FOOTAGE IS A MATERIAL MATTER TO 

THE BUYER, IT MUST BE VERIFIED BY THE BUYER DURING THE INSPECTION PERIOD. 

FLOOD INSURANCE: Buyer may, at his expense, obtain a Floodplain Certification within 

calendar days from the date of Seller's 

acceptance of this Agreement. If the Certification discloses that the property is in a Special Flood Hazard Area, Buyer may notify Seller, 

in writing, within 

days from the date of the Certification that Buyer declares this Agreement null and void and the deposit shall 

be returned to the Buyer. Failure to notify Seller that the property is in a Special Flood Hazard Area within this same time period shall 

constitute a waiver of Buyer's right to terminate the Agreement under this paragraph and Buyer agrees to obtain a policy of flood insurance 

if required to do so by the mortgage lender. 

MUNICIPAL INSPECTIONS: If the municipality where the property is located requires an inspection prior to sale, Sellers will pay for 

necessary inspections and required repairs, if any, and obtain written approval of municipality. 

LEAD-BASED PAINT DISCLOSURE/INSPECTION: (For residential housing built prior to 1978.) 

A. 

Buyer acknowledges that prior to signing the Agreement, Buyer has received and reviewed a copy of the Lead-Based Paint 

Seller's Form 

completed 

by 

the Seller on 

the terms of which are incorporated herein by reference. 

B. 

Buyer shall have a, 

day opportunity after date of Agreement to conduct an inspection of property for presence of 

lead-based paint and/or lead-based hazards. (Federal regulations require a 10 day or other mutually agreed upon period of time.) If Buyer 

is not satisfied with results of this inspection, upon notice of Buyer to Seller within this period, Agreement shall be terminated any deposit 

shall be refunded to Buyer 

C. 

Buyer hereby waives an opportunity to conduct a risk assessment or inspection for presence of lead-based paint and/or lead- 

based painthazards. 

LIABILITY OF BUYER FOR DAMAGE: Buyer shall be solely responsible for any and all damage to property as a result of any and all 

inspection(s) of property authorized by or conducted by Buyer. Buyer shall pay for any and all necessary repairs to restore property to its 

condition prior to inspection(s) or shall reimburse Seller for actual cost of such restoration. 

BUYER ACCEPTANCE OF CONDITION: If Buyer elects to close regardless of conditions disclosed in due diligence period, Buyer shall be 

deemed to have accepted property in its “AS IS" condition. Buyer hereby knowingly waives, releases and relinquishes any and all claims or 

causes of action against Brokers, their officers, directors, employees and/or their agents for condition of property. 

SHOWINGS: Seller agrees not to allow property to be shown after inspection contingency is removed or has expired. 

LEGAL COUNSEL RECOMMENDATION: BROKER(S) RECOMMEND(S) THAT ALL PARTIES TO THIS AGREEMENT RETAIN AN 

ATTORNEY TO PROTECT THEIRINTERESTS. 

OTHER TERMS AND CONDITIONS: 

INSPECTION FOR INFORMATIONAL PURPOSES ONLY: PASS/FAIL 

BUYER SIGNATURE AND ACKNOWLEDGMENT OF RECEIPT: Buyer hereby makes this offer with terms and conditions contained herein. 

WITNESS, 

BUYER 

(===>) 

pate 

November 19th, 2023 

BUYER 

Ye) 

SELLER SIGNATURE: Seller hereby agrees to terms and conditions contained hersirps3gbigraainowledges receipt of a copy of Agreement. 

WITNESS 

serier | Ronald Schaffa 

049C3FFO3AADATA

DocuSign Envelope iD: AE479659-4B28-4966-8852-07E6E662809C 

Signature 

Sotheby's 

INTERNATIONAL REALTY 

Disclosure Regarding Real Estate 

Agency Relationships 

Before you disclose confidential information to a real estate ficensee regarding a real estate transaction, you should 

understand what type of agency relationship you have with that licensee. 

A real estate transaction is a transaction involving the 

sale or lease of any legal or equitable interest in real estate consisting of not less than 

1 or not more than 4 residential dwelling 

units or consisting of a building site for a residential unit on either a lot as defined in section 102 of the land division act, 1967 PA 

288, MCL 560.102, or a condominium unit as defined in section 4 of the condominium act, 1978 PA 59, MCL 559.104. 

Michigan law requires real estate licensees who are acting as agents of sellers or buyers of real estate property to 

advise the potential sellers or buyers with whom they work of the nature of their agency relationship. 

A broker or salesperson may function in any of the following capacities: 

represent the seller as an authorized seller's agent or subagent 

represent the buyer as an authorized buyer's agent or subagent 

represent both the seller and buyer as a disclosed dual agent, authorized by both the seller and buyer 

represent neither the seller or the buyer as an agent, but provide services authorized by the seller or buyer 

to complete a transaction as a transaction coordinator 

SELLER'S AGENTS 

A seller's agent, under a 

listing agreement with the seller, acts solely on behalf of the seller. 

A seller can authorize a 

seller's agent to work with subagents, buyer's agents and/or transaction coordinators. 

A subagent of the seller is one who has 

agreed to work with the listing agent, and who, like the listing agent, acts solely on behalf of the seller. 

Seller's agents and their 

subagents will disclose to the seller known information about the buyer which may be used to the benefit of the seller. 

The duties that a seller's agent and subagent owes to the seller include: 

promoting the best interests of the seller 

fully disclosing to the seller all facts that might affect or influence the seller's decision to accept an offer to purchase 

keeping confidential the seller's motivations for selling 

presenting all offers to the seller 

disclosing the identities of all buyers and all information about the willingness of those buyers to complete the sale 

or to offer a higher price 

BUYER'S AGENTS 

A buyer's agent, under a buyer's agency agreement with the buyer, acts solely on behalf of the buyer. 

A subagent of 

the buyer is one who has agreed to work with the buyer's agent and who, like the buyer's agent, acts solely on behalf of the 

buyer. 

Buyer's agents and their subagents will disclose to the buyer known information about the seller which may be used to 

benefit the buyer, 

The duties a buyer's agent and subagent owe to the buyer include: 

. 

promoting the best interests of the buyer 

fully disclosing to the buyer all facts that might affect or influence the buyer's decision to tender an offer to 

purchase 

keeping confidential the buyer's motivations for buying 

presenting all offers on behalf of the buyer 

disclosing to the buyer all information about the willingness of the seller to complete the sale or to accept a lower 

price 

DUAL AGENTS 

A real estate licensee can be the agent of both the seller and the buyer in a transaction, but only with the knowledge

DocuSign Envelope ID: AE479659-4B28-4966-8852-07E6E662B09C 

TRANSACTION COORDINATOR 

A transaction coordinator is a licensee who 

is not acting as an agent of either the seller or the buyer, yet 

is 

providing services to complete a real estate transaction. 

The transaction coordinator is not an agent for either party and therefore owes no fiduciary duty to either party. 

The 

transactional coordinator is not the advocate of either party and therefore has no obligation to “negotiate” for either party. 

The 

responsibilities of the transaction coordinator typically include: 

providing access to and the showing of the property 

providing access 

to market information 

providing assistance in the preparation of a buy and sell agreement which reflects the terms of the parties’ 

agreement 

presenting a buy and sell agreement and any subsequent counter-offers 

assisting all parties in undertaking all steps necessary to carry out the agreement, such as the execution of 

documents, the obtaining of financing, the obtaining of inspection, etc. 

DESIGNATED AGENCY 

A buyer or seller with 

a designated agency agreement 

is represented only by agents specifically named 

in the 

agreement. 

Any agents of the firm not named in the agreement do not represent the buyer or seller. 

The named “designated” 

agent acts solely on behalf of his or her client and may only share confidential information about the client with the agent's 

supervisory broker who is also named in the agreement. 

Other agents in the firm have no duties to the buyer or seller and may 

act solely on behalf of another party in the transaction. 

LICENSEE DISCLOSURE (Check One) 

| hereby disclose that the agency status of the licensee name below is: 

[111s 

|< 

| 

Seller's agent (I will not be representing the buyer unless otherwise agreed in writing.) 

Buyer's agent 

Dual agent 

Transaction coordinator (A licensee who is not acting as an agent of either the seller or the buyer.) 

None of the above 

AFFILIATED LICENSEE DISCLOSURE (Check One) 

Check here if acting as a designated agent. Only the licensee's broker and a named supervisory broker 

have the same agency relationship as the licensee named below. 

If the other party in a transaction is 

represented by an affiliated licensee, then the licensee's broker and all named supervisory brokers shall 

be considered disclosed consensual dual agents. 

i 

Check here if not acting as a designated agent. 

All affiliated licensees have the same agency 

relationship as the licensee named below. 

Further, this form was provided to the buyer or seller before disclosure of any confidential information. 

Licensee 

Date 

Licensee 

Date 

“The undersigned 

DOES 

_¥ 

DOES NOT have an agency relationship with any other real estate licensee. 

If 

an agency relationship exists, the undersigned is represented as a 

SELLER 

_¥ 

BUYER. 

ACKNOWLEDGMENT: 

By signing below, the parties confirm that they have received and read the information 

in this agency disclosure 

statement and that this form was provided to them before the disclosure of any confidential information specific to the

DocuSign Envelope ID: AE479659-4B28-4966-8852-07E6E662B09C 

Signature 

Sotheby's 

Exclusive Buyer Agency Agreement 

INTERNATIONAL RFAITY 

Brokerage Firm:_Signature Sotheby's International Realty Bham 

(“Brokerage Firm”) 

Designated Agent(s):_ Brandon Curry 

Supervisory Broker: 

Buyer(s): Ruan Cramer, Melissa Kuznar 

(“Buyer”) 

1. 

10. 

11. 

PURPOSE: 

Brokerage Firm and Buyer hereby designate the agent(s) listed above as the Buyer’s Designated Agent to assist Buyer in 

purchasing real estate. 

Buyer shall have an agency relation with ONLY Brokerage Firm and the Designated Agent and the Supervisory 

Broker named above. 

Buyer acknowledges that neither Designated Agent nor Supervisory Broker is acting as attorney, tax advisor, 

surveyor, appraiser, environmental expert or structural or mechanical engineer, and that Buyer should contact professionals on these 

matters. 

TERM/CANCELLATION: 

This agreement is entered into this 19th day of 

November 

2023. 

This Agreement shall 

expire on 

December 31 

2023 

. 

This Agreement may be cancelled only by the mutual consent of the parties in 

writing. 

COMMISSION: 

In the event Buyer contracts to purchase real property, and the commission is not paid by the Seller, Buyer will pay 

Brokerage Firm a Commission equal to _3 

% of the purchase price. The Commission is due and payable upon closing; provided however, 

that if the transaction does not close because of any default on the part of the Buyer, the Commission shall become immediately due and 

payable. 

The Commission obligation shall apply to any purchase agreements executed during the term of this agreement, or during any 

extension of this agreement. 

The Commission obligation will also apply to purchase agreements executed within 180 days after the 

expiration or other termination of this agreement, if the property acquired was presented to Buyer during the term of this agreement. 

CONFIDENTIAL INFORMATION: 

Designated Agent and Supervisory Broker will preserve any confidential information obtained 

during another agency relationship or in a prior or pending transaction or business relationship. 

CONFLICT OF INTEREST (BUYERS): 

Buyer acknowledges that Designated Agent may represent other Buyers desirous of 

purchasing property similar to the desired property. 

CONFLICT OF INTEREST (SELLERS): 

In the event Buyer elects to make a bona fide offer on real property listed by Designated 

Agent, Designated Agent shall act as disclosed dual agent of both Buyer and the Seller pursuant to a written agreement. 

NON-DISCRIMINATION: 

It is agreed by Brokerage Firm and Buyer, parties to this Agreement, that as required by law, discrimination 

because of religion, race, color, national origin, age, sex, disability, familial status or marital status by said parties in respect to the purchase 

of the desired property is prohibited. 

ELECTRIC COMMUNICATIONS: 

The parties agree that this agreement, any modification of this agreement and any written 

communication in connection with this agreement may be delivered by electronic mail or by fax via the contact information set forth 

above. Any such communication shall be deemed delivered at the time it is sent or transmitted. 

ENTIRE AGREEMENT: This Agreement constitutes the entire agreement between the parties, and any prior agreements, whether oral 

or written, have been merged and integrated into this Agreement. 

ENFORCEMENT: 

In the event Broker is required to enforce the terms of this contract, as to the Buyer by way of an action filed in court, 

arbitration or mediation, Broker shall be entitled to receive from Buyer its actual costs and attorney fees incurred in doing so. 

OTHER:

Qirnatiira 

DocuSign Envelope ID: AE479659-4B28-4966-8852-07E6E662B09C 

Sotheby's 

AFFILIATED BUSINESS ARRANGEMENT DISCLOSURE 

INTERNATIONAL REALTY 

Ryan Cramer, Melissa Kuznar 

Date: 

Print Name(s) 

Property Address: 26380 YORK RD, HUNTINGTON WOODS, MI 48070 

Signature Sotheby’s International Realty can arrange to provide title insurance and closing services through its affiliate, Interstate Title, 

Inc. 

Signature Sotheby’s makes this disclosure to give you notice that it has business relationships with this company. The owner of 

Signature Sotheby’s is the beneficial owner of Interstate Title, Inc. 

Because of this relationship, this referral may provide Signature 

Sotheby’s a financial or other benefit. 

Set forth below are the estimated charges or range of charges for the settlement services listed. You are NOT required to use the listed 

providers as a condition for settlement of your purchase or sale of the subject property. 

THERE ARE OTHER SETTLEMENT 

SERVICE PROVIDERS AVAILABLE WITH SIMILAR SERVICES. 

YOU ARE FREE TO SHOP AROUND TO DETERMINE 

THAT YOU ARE RECEIVING THE BEST SERVICES AND THE BEST RATE FOR THESE SERVICES. 

Interstate Title, Inc. 

SELLER CHARGES: 

Title Insurance Premium 

Seller (Owner’s Policy) 

Transfer Tax on Deed (Seller) 

Overnight Express Fee 

(Seller) 

Wire Out (Seller) 

Closing fee (with New Mortgage sale) - Seller 

Closing fee (split closing) 

- Seller 

Recording Fees (Buyer & Seller) 

Release Tracking Fee (Seller) 

BUYER CHARGES: 

Title Insurance Premium 

Buyet/Borrower (Loan Policy) 

Purchase Closing Fee 

(New Mortgage - Buyer) 

Cash/Land Contract Closing Fee (Buyer) 

Deed Escrow Fee — (Land Contract Buyer) 

Recording Processing Fee (Cash/Land Contract - Buyer) 

Recording Fees (Buyer & Seller) 

Based on sales price of property 

$8.60 per $1,000.00 based on sales price 

$30.00 

$30.00 per wire 

$200.00 

$300.00 

Based on county where property is located 

$35.00 per payoff 

Based on loan amount 

$575.00 

$275.00 

$150.00 

$35.00 

Based on county where property is located

LEAD-BASED PAINT 

A) 

BROOCK 

DISCLOSURE 

oe 

1895 

REALTOR® 6pPastons 

PURPOSE OF THIS STATEMENT: The information provided in this statement is required to be provided by all sellers of residential 

housing built before 1978. This statement is required by the Residential Lead-Based Hazard Reduction Act of 1992 (42 U.S.C. 4852d). 

RE: THE PROPERTY KNOWN AS 26380 York Road 

Huntington Woods 

48070 

(Street) 

(City) 

(Zip Code) 

THE RESIDENCE AT THIS ADDRE 

/AS CONSTRUCTED AFTER JANUARY 1, 1978: (Seller must check one.) 

[] Yes 

No 

[J Unknown 

If Yes is checked, omit the rest of 

this Disclosure and sign below, otherwise, complete the following portion. 

LEAD WARNING STATEMENT 

Every Purchaser of any interest in residential real property on which a residential dwelling was built prior to 1978 is notified that such 

property may present exposure to lead from lead-based paint that may place young children at risk of developing lead poisoning. Lead 

poisoning 

in young children may produce permanent neurological damage, 

including 

learning 

disabilities, 

reduced 

intelligence 

quotient, behavioral problems and impaired memory. Lead poisoning also poses particular risk to pregnant women. The Seller of any 

interest in residential real property 

is required to provide the Purchaser with any information on lead-based paint hazards from risk 

assessments or inspections in the Seller's possession and notify the Purchaser of any known lead-based hazards. A risk assessment 

or inspection for possible lead-based paint hazards is recommended prior to purchase. 

SELLER'S DISCLOSURE 

1 

S 

1. 

Presence of lead-based paint and/or lead-based paint hazards. (Check the appropriate box below.) 

(Seller mustinitial) 

[] Known lead-based paint and/or lead-based paint hazards are present in the housing. (Explain.) 

7 

seller has no knowledge of lead-based paint and/or lead-based paint hazards in the housing. 

/ S 

Records and reports available to the Seller: (Check the appropriate box below.) 

(Seller mdSt ina) 

[] Seller has provided Purchaser 

with all available records and reports pertaining to lead-based paint and/or 

lead-based paint hazards in the housing. (List documents below.) 

J 

seter has no reports or records pertaining 

to lead-based paint and/or lead-based paint hazards in the 

housing. 

= 

bier 

© 

Seller acknowledges that agents have informed Seller of Seller's obligation under 42 U.S.C. 4852d. 

CKNOWLEDGEMENT 

Purchaser has received copies of all information listed above and the attached 

Purchaser has received the pamphlet Protect Your Family From Lead in Your Home. 

As set forth in the Sales Contract, Purchaser has (Check the appropriate box below): 

(Pung sere 

[J Received 

a 

10-day opportunity 

(or mutually agreed 

upon 

period) 

to conduct 

a 

risk assessment 

or 

inspection for the presence of lead-based paint and/or lead-based paint hazards. 

aived the opportunity to conduct a risk assessment or inspection for the presence of lead-based paint 

d/or lead-based paint hazards. 

GEMENT 

7. 

Agent has informed Seller 

of Seller's obligation under 42 U.S.C. 4852d and 

is aware 

of his/her 

responsibility to ensure compliance.

RE: THE PROPERTY KNOWN AS 26380 York Road 

Huntington Woods 

48070 

(Street) 

(City) 

(Zip Code) 

RESPONSIBILITIES OF SELLERS UNDER 

RESIDENTIAL LEAD-BASED PAINT HAZARD REDUCTION ACT 

Federal law now imposes the requirements listed below on sellers of residential housing built prior 

to 1978. 

1. 

Seller must disclose the presence of any lead-based paint hazards actually known to Seller. This 

disclosure must be made prior Seller's acceptance of Purchaser's offer. An offer may not be 

accepted 

until 

after the disclosure requirements are satisfied and 

Purchaser has had 

an 

opportunity to review the disclosure language, and to amend the offer, if Purchaser wishes. 

a. 

If Seller is aware of the presence of lead-based paint and/or lead-based paint hazards in 

the property being sold, the disclosure must include any information available concerning 

the known lead-based paint and/or lead-based paint hazard, including the following: 

i. 

Seller's basis for determining the lead-based paint and/or lead-based paint 

hazards exist; 

ii. 

The location of the lead-based paint and/or lead-based paint hazards; and 

iii. 

The condition of the painted surfaces. 

b. 

If a lead-based paint hazard 

is not known 

to Seller, the disclosure must include 

a 

statement disclaiming such knowledge. 

c. 

Seller must provide a 

list of any records and reports available to Seller pertaining to 

lead-based paint and/lead-based paint hazards, copies of which must be provided to 

Purchaser. 

(If no 

such 

records 

or reports 

exist, 

the disclosure statement should 

affirmatively so state.) 

d. 

The disclosure must include the government-mandated Lead Warning Statement, found 

on page one of this form. 

2. 

Seller must provide Purchaser with 

a copy of the federal pamphlet entitled Protect Your Family 

From Lead In Your Home. A copy of this pamphlet is available from your REALTOR®. 

3. 

Seller must permit Purchaser a ten (10) day period (unless the parties mutually agree, in writing, 

upon a different period of time) to have the property tested for lead-based paint before Purchaser 

becomes obligated under the Sales Contract. 

A civil fine of $10,000 may be levied against any seller or real estate agent who fails to live up to the 

. obligations imposed by this law.

H 

Seller's Disclosure Statement 

26380 

York Road 

Huntington Woods 

Street 

City 

Property Address: 

MICHIGAN 

Purpose of Statement: This statement is 

a disclosure of the condition of the property in compliance with the Seller Disclosure Act. This statement is a 

disclosure of the condition and information concerning the property, known by the Seller. Unless otherwise advised, the Seller does not possess any 

expertise in construction, architecture, engineering or any other specific area related to the construction or condition of the improvements on the property 

or the land. Also, unless otherwise advised, the Seller has not conducted any inspection of generally inaccessible areas such as the foundation or roof. 

THIS STATEMENT 

IS NOT A WARRANTY OF ANY KIND BY THE SELLER OR BY ANY AGENT REPRESENTING THE SELLER 

IN THIS 

TRANSACTION, AND IS NOT A SUBSTITUTION FOR ANY INSPECTIONS OR WARRANTIES THE BUYER MAY WISH TO OBTAIN. 

Seller's Disclosure: The Seller discloses the following information with the knowledge that even though this is not a warranty, the Seller specifically 

makes the following representations based on the Seller's knowledge at the signing of this document. Upon receiving this statement from the Seller, the 

Seller's Agent is required to provide a copy to the Buyer or the Agent of the Buyer. The Seller authorizes its Agent(s) to provide a copy of this statement to 

any prospective Buyer in connection with any actual or anticipated sale of property. The following are representations made solely by the Seller and are 

not the representations of the Seller's Agent(s), 

if any. This information 

is a disclosure only and 

is not intended to be 

a part of any contract 

between Buyer and Seller. 

Instructions to the Seller: (1) Answer ALL questions. (2) Report known conditions affecting the property. (3) Attach additional pages with your signature 

if additional space is required. (4) Complete this form yourself. (5) If some items do not apply to your property, check NOT AVAILABLE. If you do not know 

the facts, check UNKNOWN. FAILURE TO PROVIDE A PURCHASER WITH A SIGNED DISCLOSURE STATEMENT WILL ENABLE A PURCHASER TO 

TERMINATE AN OTHERWISE BINDING PURCHASE AGREEMENT 

Appliances/Systems/Services: The items below are in working order. (The items listed below are included in the sale of the property only if the purchase 

agreement so provides.) 

Not 

Yes 

No 

Unknown 

Not 

Yes 

vd Unknown 

Available 

Ayala 

Rangefoven 

Lawn sprinkler system 

Nos 

Dishwasher 

\, 

Water heater 

Refrigerator 

~ 

Ns 

Plumbing system 

Hood/fan 

Water softener/ 

Disposal 

{ 

conditioner 

{rd 

TV antenna, TV rotor 

Well & pump 

{ 

& controls 

NG 

Septic tank & drain 

Ve 

field 

Electric System 

Sump pump 

hd 

Garage door opener & 

remote control 

City water system 

Alarm system 

Vv 

City sewer system 

Intercom 

NG 

Central air conditioning 

Central vacuum 

vd 

Central heating system 

Ld 

Attic fan 

A 

Wall furnace 

N— 

Pool heater, wall liner 

wo 

Humidifier 

vr 

& equipment 

Electronic air filter 

Microwave 

oa 

Solar heating system 

or 

Trash compactor 

a 

No 

Fireplace & chimney 

Ceiling fan 

Wood burning system 

Sauna/hot tub 

2 

Dryer 

A 

Washer 

(= 

Explanations (attach additional sheets, if necessary): 

UNLESS OTHERWISE AGREED, ALL HOUSEHOLD APPLIANCES ARE SOLD IN WORKING ORDER EXCEPT AS NOTED, WITHOUT WARRANTY 

BEYOND DATE OF CLOSING. 

Property conditions, improvements & additional information: 

1. 

Basement/Crawlspace: Has there been evidence of 

water? 

. 

/ 

yes 

no 

If yes, please explain: 

200 To 

- bay 

Ann, diol

Seller's Disclosure Statement 

Property Address: 

26380 

York Road 

Huntington Woods 

MICHIGAN 

Street 

City 

5. 

Septic tanks/drain fields: Condition, 

if known: 

6. 

Heating system: Type/approximate age: 

0 ons 

7 

Plumbing system: Type: copper 

Igalvanized 

_» 

other 

Any known problems? 

8: 

Electrical system: Any known problems? __ NQ 

9. 

History of Infestation, if any: (termites, carpenter ants, etc.) 

__ © 

10. 

Environmental problems: Are you aware of any substances, materials or products that may be an environmental hazard such as, but not limited 

to, asbestos, radon gas, formaldehyde, lead-based paint, fuel or chemical storage tanks and contaminated soil on property. 

unknown 

yes 

no \~ 

If yes, please explain: 

11. 

Flood Insurance: Do you have flood insurance on the property? 

unknown 

yes 

no_\~ 

12. 

Mineral Rights: Do you own the mineral rights? 

unknown 

__\~ 

yes 

no 

Other Items: Are you aware of any of the following: 

1. 

Features of the property shared in common with the adjoining landowners, such as walls, fences, roads and driveways, or other features whose use 

or responsibility for maintenarice may have an effect on the property? 

unknown 

yes 

no 

2: 

Any encroachments, easements, zoning violations or nonconforming uses? 

unknown 

yes 

no 

3. 

Any "common areas" (facilities like pools, tennis courts, walkways or other areas co-owned with others), or a homeowners association that has any 

authority over the property? 

unknown 

yes 

no_ 

4. 

Structural modifications, alterations or repairs made without necessary permits or licensed contractors? 

unknown 

yes 

no_ 

5. 

Settling, flooding, drainage, structural or grading problems? 

unknown 

yes 

no__\~" 

6. 

Major damage to the property from fire, wind, floods, or landslides? 

unknown 

yes 

no__ 

7 

7. 

Any underground storage tanks? 

unknown 

yes 

no 

v 

8. 

Farm or farm operation in the vicinity; or proximity to a landfill, airport, shooting range, etc.? 

I 

unknown 

yes 

no 

8; 

Any outstanding utility assessments or fees, including any natural gas main extension surcharge? 

unknown 

yes 

no 

v 

10. 

Any outstanding municipal assessments or fees? 

unknown 

yes 

no__~ 

11. 

Any pending litigation that could affect the property or the Seller's right to convey the property? 

v 

unknown 

yes 

no 

If the answer to any of these questions i 

i 

Attach additional sheets, if necessary: pogall, Shear Hain Lek 

[a 

An 

ve 

¥ 

The Seller has lived in the residence on the property 

frdm 

Ana 

dX 

(date) to 

_ 7 ~apm]_ 

(date). 

The Seller has owned the property since 

[4 

' 

(date). 

The Seller has indicated above the conditions of all the items based on information known to the Seller. 

If any changes occur in the structural/mechanical/ 

appliance systems of this property from the date of this form to the date of closing, Seller will immediately disclose the changes to Buyer. In no event shall 

the parties hold the Broker liable for any representations not directly made by the Broker or Broker's Agent. 

Seller certifies that the information in this statement is true and correct to the best of Seller's knowledge as of the date of Seller's signature. 

BUYER SHOULD OBTAIN PROFESSIONAL ADVICE AND INSPECTIONS OF THE PROPERTY TO MORE FULLY DETERMINE THE CONDITION OF 

THE PROPERTY. THESE INSPECTIONS SHOULD TAKE INDOOR AIR AND WATER QUALITY INTO ACCOUNT, AS WELL AS ANY EVIDENCE OF 

UNUSUALLY HIGH LEVELS OF POTENTIAL ALLERGENS INCLUDING, BUT NOT LIMITED TO, HOUSEHOLD MOLD, MILDEW AND BACTERIA. 

BUYERS ARE ADVISED THAT CERTAIN INFORMATION COMPILED PURSUANT TO THE SEX OFFENDERS REGISTRATION ACT, 1994 PA 295, 

MCL 28,721 TO 28.732 IS AVAILABLE TO THE PUBLIC. BUYERS SEEKING SUCH INFORMATION SHOULD CONTACT THE APPROPRIATE LOCAL 

LAW ENFORCEMENT AGENCY OR SHERIFF'S DEPARTMENT DIRECTLY. 

BUYER IS ADVISED THAT THE STATE EQUALIZED VALUE OF THE PROPERTY, PRINCIPAL RESIDENCE EXEMPTION INFORMATION, AND 

OTHER REAL PROPERTY TAX INFORMATION IS AVAILABLE FROM THE APPROPRIATE LOCAL ASSESSOR'S OFFICE. BUYER SHOULD NOT 

ASSUME THAT BUYER'S FUTURE TAX BILLS ON THE PROPERTY WILL BE THE SAME AS THE SELLER'S PRESENT TAX BILLS. UNDER 

MICHIGAN LAW, REAL PROPERTY 9 

ATS CAN CHANGE SIGNIFICANTLY WHEN PROPERTY IS TRANSFERRED. 

Seller 

I~ 

AN 

27 

vate: _A/1N [23 

Seller 

Date: 

Buyer h 

— of this statement. 

Buyer 

— 

Date: 

Time

| 

3 KS wlio 

Ne-19 

- 

2 

37 

26d 

— 55 ye, 

VL~19 

& 

Forever 7

** Notice of March Board of Review Change ** 

FROM 

CITY OF HUNTINGTON WOODS 

MICHEAL R. LOHMEIER, ASSESSOR 

26815 SCOTIA ROAD 

HUNTINGTON WOODS MI 48070 

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

CeoMER RYAN 

PROPERTY IDENTIFICATION: 

UZNAR, MELISSA 

32-25-21-178-004 

26380 YORK RD 

SCHOOL DISTRICT: 63050 

PROPERTY ADDRESS 

26380 YORK RD 

HUNTINGTON WOODS MI 48070-1313 

THIS PROPERTY IS CLASSIFIED AS: 

401 

(RESIDENTIAL-IMPROVED) 

PRINCIPAL RESIDENCE/QUALIFIED AG EXEMPTION: 

100.00% 

MICHIGAN BUSINESS EXEMPTION: 

0.00% 

PRIOR YEAR'S CLASSIFICATION IF DIFFERENT: 

The Board of Review has Examined your 2024 Assessed Value and/or Capped Value and has made the following decision: 

PETITIONNUMBER 

001 

DATE: 

03/07/2024 

VALUE PRIOR MBOR | VALUE AFTER MBOR 

CHANGE 

1. ASSESSED VALUE 

’ 

290,580 

273,730 

-16,850 

2. CAPPED VALUE 

185,680 

185,680 

0 

3. TAXABLE VALUE 

290,580 

273,730 

-16,850 

4. TENTATIVE EQUALIZATION FACTOR: 

1.000 

a 

:....____ 

5. STATE EQUALIZED VALUE: 

290,580 

273,730 

-16,850 

6. There WAS/MAS NOT a transfer of ownership on this property in 2023. 

WAS 

The 2024 Capped Value Formula is the 

2023 Taxable Value, minus losses, increased by the Inflation Rate Multiplier of 5.0%, 

plus Additions. Taxable Value is the lower of Assessed Value or Capped Value unless an Ownership Transfer occurred. Your 

Taxes are Levied on the Taxable Amount. 

Further appeal of valuation may be made to the Michigan Tax Tribunal by filing a petition that can be obtained at 

www.michigan.gov/taxtrib (click Small Claims Tab) and mailed to PO Box 30232, Lansing, MI 48808 by May 31st for 

Commercial Real, Industrial Real, Developmental Real, Commercial Personal, Industrial Personal, and Utility Personal Property 

The final date for further appeal of valuation for Agricultural Real, Residential Real, Timber Cut-over Real, and Agricultural 

Personal Property is July 31st. 

Michigan Tax Tribunal Decisions received February through May are not reflected in this March Board of Review

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Fee Information 

Does the subject property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition? 

[} Yes 

O 

No 

Are you appealing ONLY the denlal of a Poverty Exemption or Disabled Veterans Exemption? 

0 Yes 

0 

No 

if you answered yes to either or both of the above questions, you are not required to pay any filing fees. 

The filing fee Is based on the greater of the State Equalized Value or Taxable Value in contention. 

If you are appealing more than one 

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

$25.00 will be added for each additional parcel being appealed, not to exceed a total filing fee of $1,000. 

if your property is residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 and under 

$125.00 v 

$100,000.01 to $500,000.00 

$200.00 

$0ver $600,000.00 

$300.00 

If your property is 

NOT residential property (see MCL. 205.762) and 

the State Equalized Value or Taxable Value In contention is: 

Filing Fee is: 

$100,000.00 and under 

$250.00 

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

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

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

Signature *required 

I. 

Presentative’s Signature: 

Ist 

: 

Fal)

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON |. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

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

Parcel Identification Number: 

Classification of Property: 

Real 

Personal 

(check one) 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

Current Assessed Value {aiso known as State Equalized Value) as established by the BOR: 

Current Taxable Value as established by the BOR: 

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

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

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

Section 8: Classification Information only the Mi Dep't of Treasury may appeal this issue to the Tribunal* 

Parcel Identification Number: 

Current Classification of Property as established by Board of Review: 

Real 

Personal 

{check one) 

0 

Agricultural 

Commerclal 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

What do you believe Is the property’s classification? 

Real 

Personal 

(check one) 

0 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

If improved property, how is the property currently being used? 

If improved property, for what use was the property designed?

ABET 

Eo) B 

STATE OF MICHIGAN 

GRETGHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

PAPER FILING INSTRUCTIONS FOR 

VALUATION/EXEMPTION/CLASSIFICATION APPEAL. 

Follow these instructions for filing this small claims petition. For any questions that are 

not answered in these instructions, see the Tribunal's website at 

www.michigan.gov/taxtrib or contact the Tribunal at 517-335-9760. 

Mail the completed form to: 

Michigan Tax Tribunal 

611 W. Ottawa St., Lansing, Ml 48933 

U.S. Postal Mailing Address: PO BOX 30232, Lansing, Mi 48909 

Other Carriers (UPS, FedEx, DHL): 

2nd Floor MTT, 2407 N. Grand River Avenue, Lansing, MI 48906 

Section 1: Petitioner’s Contact Information: “Petitioner” is the person, business, or 

entity filing the appeal. 

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

Petitioner does not have to be represented by an attorney or authorized representative 

to file an appeal with the Tribunal. 

{f Petitioner is represented, provide all contact 

information for the attorney or authorized representative. If Petitioner elects to have an 

attorney or authorized representative, only the attorney or authorized representative will 

receive notices and documents from the Tribunal. 

IMPORTANT: 

If the contact information for Petitioner, or the attorney or authorized 

representative, if listed, includes an email address, the Tribunal will use that email 

address to electronically serve all future documents issued by the Tribunal. A request by 

Petitioner or Petitioner's attorney or authorized representative to opt out of electronic 

service once an email address is provided must be made in writing. 

Section 3: Subject Property Information: 

+ 

How many parcels are you appealing: List the number of parcels under 

appeal. 

« 

Are they contiguous or adjoining: If multiple parcels are being appealed, 

indicate whether the parcels are adjoining. If multiple parcels are being appealed, 

a separate petition must be filed for each non-adjoining parcel being appealed. 

+ 

Property Address: Provide the address of all properties being appealed.

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON |. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 5: Explain the Reason for this Appeal: Explain the reason(s) for the appeal. 

Section 6: Jurisdictional Issues: 

Year(s) you are appealing: List the tax year(s) being appealed. If more than one 

year is being appealed, explain the reason(s). 

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

whether Petitioner protested the assessment to a BOR. 

If Yes, check which BOR you attended: Check which month Petitioner 

attended the BOR. 

If No, check the applicable reasons: 

If Petitioner did not attend a BOR, indicate 

why you did not attend. 

Did you request a Poverty Exemption at the BOR: Indicate whether Petitioner 

requested a poverty exemption at the BOR. 

If Yes, check which BOR considered your application AND attach the BOR 

decision: 

If Petitioner requested a poverty exemption at a BOR, indicate which 

month the exemption was requested at the BOR. 

If No, explain why: 

If Petitioner did not request a poverty exemption at 

a BOR, 

explain the reason(s) the poverty exemption was not requested at a BOR. 

Section 7: Valuation Information: Use the Multiple Parcel Form for additional parcels, 

if necessary. True cash value is the property's 

“usual selling price” or market price. 

Taxable Value is the lesser of the property's State Equalized Value or its capped value. 

Taxable value may only increase by the rate of inflation or 5% (whichever is less) in a 

given year, unless there are additions to the property. 

Parcel Identification Number: Each parcel number being appealed must be 

listed. 

Classification of Property: Check the classification of the property being 

appealed. 

Current Assessed Value (also known as State Equalized Value) as 

established by the BOR: Provide the current state equalized value (which is 

50% of the true cash value), for the year(s) under appeal. (NOTE: this 

information can be found on the Notice of Assessment or from the decision of the 

BOR). 

Current Taxable Value as established by the BOR: Provide the current 

taxable value, for the year(s) under appeal. (NOTE: this information can be found

& 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON |. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

« 

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

Value, enter your contention of Taxable Value: List Petitioner's belief of the 

taxable value of the property for each tax year at issue. 

*If a parcel is being appealed for multiple years, provide the information for each year, 

for each parcel under appeal. Use a separate sheet of paper, if necessary. 

Section 8: Classification Information 

« 

Parcel Identification Number: Each parcel number being appealed must be 

listed. 

o 

Current Classification of Property as Established by BOR: Check the 

classification of the property being appealed. 

« 

What do you believe is the property’s classification: Check what you believe 

the classification of the property is. 

+ 

If improved property, how is the property currently being used: Explain the 

current use of the property. 

+ 

[If improved property, for what use was the property designed: Explain what 

the property was designed to be used for. 

Fee Information: 

+ 

Does the subject property have a Principal Residence Exemption of at least 

50% as of the date of the filing of this petition: 

If the property at issue has a 

principal residence exemption of 50% or more at the time of the filing of the 

petition, no fee is required. 

s 

Are you appealing ONLY the denial of a Poverty Exemption: There is no fee 

for filing a poverty exemption appeal. However, 

if you are filing both a valuation 

and poverty exemption appeal, you must still pay the filing fee due for the 

valuation portion if you answered “no” to the question above. 

Use the chart on the petition form to determine the fee. Add $25 for each additional, 

adjoining parcel that you are appealing, not to exceed a total fee of $1,000. If there is 

more than one adjoining parcel under appeal, use the parcel with the highest State 

Equalized Value or Taxable Value in contention for the base fee. 

If filing multiple 

petitions, a separate payment must be made for each individual appeal or petition. 

Checks, money orders, or other draft payments must be made payable to the State of 

Michigan.

oy 

el 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

REMINDERS: 

Pursuant to TTR 277, Petitioner shall provide the Tribunal a copy of the notice or 

action taken by the local board of review or other unit of government. 

You must submit the original, signed completed petition form to the Tribunal. You 

should also keep a copy for yourself. 

Multiple Parcel Attachment to Petition Form: Only use this form if you are appealing 

multiple contiguous (adjoining) parcels in the same appeal. Additional copies of this 

form can be used, as needed. 

If you are appealing only one parcel, disregard this form. 

See above instructions on Valuation Information for Each Parcel under Appeal. 

The Tribunal will issue a Notice of Filing after an answer is filed and indicate the case is 

ready for the scheduling of a hearing. (TTR 279(6)) 

The Tribunal will send a notice of hearing to the parties no less than 45 days in advance 

of the hearing. To check the status of your appeal, visit our website at 

www.michigan.gov/taxtrib and click on the “Docket Search” option.

** Notice of March Board of Review Change ** 

FROM 

CITY OF HUNTINGTON WOODS 

MICHEAL R. LOHMEIER, ASSESSOR 

26815 SCOTIA ROAD 

HUNTINGTON WOODS MI 48070 

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

PE GA 

PROPERTY IDENTIFICATION: 

, 

32-25-21-178-004 

26380 YORK RD 

HUNTINGTON WOODS MI 48070-1313 

SCHOOL DISTRICT: 63050 

PROPERTY ADDRESS 

26380 YORK RD 

THIS PROPERTY IS CLASSIFIED AS: 

401 

(RESIDENTIAL-IMPROVED) 

PRINCIPAL RESIDENCE/QUALIFIED AG EXEMPTION: 

100.00% 

MICHIGAN BUSINESS EXEMPTION: 

0.00% 

PRIOR YEAR'S CLASSIFICATION IF DIFFERENT: 

The Board of Review has Examined your 2024 Assessed Value and/or Capped Value and has made the following decision: 

PETITION NUMBER 

001 

DATE: 

03/07/2024 

VALUE PRIOR MBOR | VALUE AFTER MBOR 

CHANGE 

1. ASSESSED VALUE 

290,580 

273,730 

-16,850 

2. CAPPED VALUE 

185,680 

185,680 

0 

3. TAXABLE VALUE 

290,580 

273,730 

-16,850 

4. TENTATIVE EQUALIZATION FACTOR: 

1.000 

5. STATE EQUALIZED VALUE: 

6. There WAS/WAS NOT a transfer of ownership on this property in 2023. 

WAS 

290,580 

273,730 

| 

-16,850 

The 2024 Capped Value Formula is the 

2023 Taxable Value, minus losses, increased by the Inflation Rate Multiplier of 5.0%, 

plus Additions. Taxable Value is the lower of Assessed Value or Capped Value unless an Ownership Transfer occurred. Your 

Taxes are Levied on the Taxable Amount. 

Further appeal of valuation may be made to the Michigan Tax Tribunal by filing a petition that can be obtained at 

www.michigan.gov/taxtrib (click Small Claims Tab) and mailed to PO Box 30232, Lansing, M! 48909 by May 31st for 

Commercial Real, Industrial Real, Developmental Real, Commercial Personal, Industrial Personal, and Utility Personal Property 

The final date for further appeal of valuation for Agricultural Real, Residential Real, Timber Cut-over Real, and Agricultural 

Personal Property is July 31st. 

Michigan Tax Tribunal Decisions received February through May are not reflected in this March Board of Review

ANS-769063 

File No. 

5007000513 

UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM 

(Source: Fannie Mae UAD Appendix D: UAD Field-Specitic Standardization Requirements} 

Gondition Ratings and Definitions 

C1 

The improvements have been recently constructed and have nat been previously occupied. The entire structure and all components are new 

and the dwelling features no physica depreciation. 

Note: Newly constructed improvements that feature recycled or previously used materials and/or compenents can be considered new dwellings 

provided that the dwelling is placed on a 100 percent 

new foundation and the recycled materials and the recycled components have been 

rehabilitated/remanufactured into like-new condition. Improvements that have not been previously eccupied are not considered “new” if they 

have any significant physical depreciation (that is, newly constructed dwellings that have been vacant for an extended period of time without 

adequate maintenance or upkeep). 

c2 

The improvements feature no deferred maintenance, little or no physical depreciation, and require no repairs. Virtuatly ali building companents 

are new or have been recently repaired, refinished, or rehabilitated. All outdated components and finishes have been updated and/or replaced 

with components that meet current standards. Dwellings in this category are either almost new or have been recently completely renovated and 

are similar in condition 

to new construction. 

Note: The improvements represent a relatively new property that is well maintained with no deferred maintenance and little or ne physical 

depreciation, or an older property that has been recently completely renovated. 

c3 

The improvements are weil maintained and feature limited physical depreciation due to normal wear and tear. Some compenents, but not every 

major building component, may be updated or recently rehabilitated. The structure has been well maintained. 

Note: The improvement is in its first-cycle of replacing short-lived building components (appliances, floor coverings, HVAC, etc.) and is 

being well maintained. Its estimated effective age is less than its actual age. It also may reflect a property in which the majority of 

short-lived building components have Deen replaced but not to the level of a complete renovation. 

c4 

The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has been 

adequately maintained and requires enly minimal repairs to building companents/mechanical systems and cosmetic repairs. All major building 

components have been adequately maintained and are functionally adequate. 

Note: The estimated effective age may be close to or equal 10 its actual age. It reflects a property in which some of the short-lived building 

components have been replaced, and some short-lived building components are at or near the end of their physical life expectancy; however, 

they still function adequately. Most minor repairs have been addressed on an ongoing basis resulting in an adequately maintained property. 

cs 

The improvements feature obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs, 

rehabilitation, or updating. The functionat utility and overall livability is somewhat diminished due to condition, but the dwelling remains. 

useable and functional as a residence. 

Nate: Some significant repairs are needed to the improvements due to the lack of adequate maintenance. it reffects a property in which many 

of its short-lived building components are at the end of or have exceeded their physical life expectancy but remain functional. 

[:} 

The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety, 

soundness, or structural integrity of the improvements. The improvements are in need of substantial repairs and rehabilitation, including many 

or most major components. 

Note: Substantial repairs are needed to the improvements due to the lack of adequate maintenance or propery damage. It reflects a property 

with conditions severe enough to affect the safety, soundness, or structural integrity of the improvements. 

Quality Ratings and Definitions 

Ql

UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM 

(Source: Fannie Mae UAD Appendix D: UAD Field-Specific Standardization Requirements) 

Quality Ratings and Definitions (continued) 

Q3 

Dwellings with this quality rating are residences of higher quality buitt from individual of readily available designer plans in above-standard 

residential tract developments or on an individual property owner's site. The design includes significant exterior ornamentation and interiors 

that are wef! finished. The workmanship exceeds acceptable standards and many materials and finishes throughout the Gwelling have been 

upgraded from “stock” standards. 

a4 

Dwellings with this quality rating meet or exceed the requirements of applicable building codes. Standard or modified standard building plans 

are utilized and the design includes adequate fenestration and some exterior ornamentation and interior refinements. Materials, workmanship, 

finish, and equipment are of stock or builder grade and may feature some upgrades. 

Qs 

Dwellings with this quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature a 

plain design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minimal exterior ornamentation 

and limited interior detail. These dwellings meet minimum building codes and are constructed with inexpensive, stock materials 

with limited refinements and upgrades. 

Q6 

Dwellings with this quality rating are of basic quality and lower cost; some may nat 

be suitable for year-round occupancy. Such dwellings 

are often built with simple plans or without plans, often utilizing the lowest quality building materials. Such dwellings are often built or 

expanded by persons wha are professionally unskilled or possess only minimal construction skills. Electrical, plumbing, and other mechanical 

systems and equipment may be minimal or non-existent. Older dwellings may feature one or more substandard or non-conforming additions 

to the original structure 

Definitions of Not Updated, Updated, and Remodeled 

Not Updated 

Littte or no updating or medernization. This description includes, but is not limited to, new homes. 

Residential properties of fifteen years of age or tess often reflect an originat condition with ne updating, if no major 

components have been replaced or updated. Those over fifteen years of age are also considered not updated if the 

appliances, fixtures, and finishes are predominantly dated. An area that is ‘Not Updated" may still be welt maintained 

and fully functional, and this rating does not necessarily imply deferred maintenance or physical/functionat deterioration. 

Updated 

The area of the home has been modified to meet current market expectations. These modifications 

are limited in terms of both scope and cost. 

An updated area of the home shouid have an improved look and feel, or functional utility. Changes that constitute 

updates include refurbishment and/or reptacing components to meet existing market expectations. Updates do not 

include significant alterations to the existing structure. 

Remodeled 

Significant finish and/or structural changes have been made that increase utility and appeal through 

compete replacement and/or expansion. 

A remodeled area refiects fundamental changes that include multiple alterations. These alterations may include 

some or all of the folowing: replacement of a major component (cabinet(s), bathtub, or bathroom tile), relocation 

of plumbing/gas fixtures/appliances, significant structural alterations (refocating walls, and/or the addition of) 

square footage). This would include a complete gutting and rebuild. 

Explanation of Bathroom Count 

Three-quarter baths are counted as a full bath in all cases. Guarter balhs (baths that feature only a toitet) are not 

included in the bathroom count. The number of full and half baths is reported by separating the two values using a

UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM 

(Source: Fannie Mae UAD Appendix D: UAD Fietd-Specific Standardization Requirements) 

Abbreviations Used in Data Standardization Text 

‘Abbreviation’: 

Full Name 

Flelds Whera This Abbreviation May Appear 

A 

Adverse 

Location & View 

ac 

Acres 

Area, Site 

AdjPrk 

Adjacent {0 Park 

Location 

AdjPwr 

Adjacent fo Power Lines 

Location 

Armilth 

Arms Length Sale 

Sale or Financing Concessions 

AT 

Attached Structure 

Design (Style) 

B 

Beneficial 

Location & View 

ba 

Bathroom(s) 

Basement & Finished Rooms Below Grade 

br 

Bedroom 

Basement & Finished Rooms Below Grade 

BsyRd 

Busy Road 

Location 

c 

Contracted Date 

Oate of Sale/Time 

Cash 

Cash 

Sale or Financing Concessions 

Comm 

Commercial influence 

tocation 

Conv 

Conventional 

Sale or Financing Concessions 

cp 

Carport 

Garage/Carport 

CriOrd 

Court Ordered Sale 

Sale or Financing Concessions 

GtySky 

City View Skyline View 

View 

CtyStr 

City Street View 

View 

ov 

Covered 

Garage/Carport 

DOM 

Oays On Market 

Data Sources 

DT 

Detached Structure 

Design (Style) 

dw 

Driveway 

Garage/Carport 

[3 

Expiration Date 

Date of Sale/Time 

Estate 

Estate Sale 

Sale or Financing Concessions 

FHA 

Federal Housing Authority 

Sale or Financing Concessions 

g 

Garage 

Garage/Carport 

ga 

Attached Garage 

Garage/Carport 

gbi 

Built-in Garage 

Garage/Carport 

gd 

Detached Garage 

Garage/Carport 

GlfCss 

Golf Course 

Location 

Gifvw 

Goif Course View 

View 

GR 

Garden 

Design (Style) 

HR 

High Rise 

Design (Style) 

in 

Interior Only Stairs 

Basement & Finished Rooms Below Grade 

ind 

Industrial 

Location & View 

Listing 

Listing 

Sale or Financing Gongessions 

Lndfl 

Landfill 

Location 

LidSght 

Limited Sight 

View 

MR 

Mid-rise. 

Design (Style) 

Min 

Mountain View 

View 

N 

Neutral 

Location & View 

NonArm 

Non-Amms Length Sale 

Sale or Financing Concessions 

[4] 

Other 

Basement & Finished Rooms Below Grade 

[4] 

Other 

Design (Style) 

op 

Open 

Garage/Carport 

Prk 

Park View 

View 

Pstrl 

Pastoral View 

View 

Pwrln 

Power Lines 

View 

PubTra 

Public Transportation 

Location 

Relo 

Relocation Sale 

Sale or Financing Concessions 

REQ 

REO Sale 

Sale or Financing Concessions 

Res 

Residential 

Location & View 

RH 

USDA - Rural Housing 

Sale or Financing Concessions 

[id 

Recreational (Rec) Room 

Basement & Finished Rooms Below Grade 

RT 

Row or Townhouse 

Design (Style} 

Ss 

Seitiement Date 

Date of Sale/Time 

SO 

Semi-detached Structure 

Design {Style} 

Short 

Short Sale 

Sale or Financing Concessions 

si 

Square Feet 

Area, Site, Basement 

sqm 

Square Meters 

Area, Site 

Unk 

Unknown 

Date of Sale/Time

E&O Insurance 

Pam] ° 

ACCORD 

CERTIFICATE OF LIABILITY INSURANCE 

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THIS CERTIFICATE 18 ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS 

CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES 

BELOW. 

THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED 

REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER. 

PORTANT: 

If tho corlificato holdar 1s an ADDITIONAL INSURED, the policy{jes) musi be endorsed, 

If SUBROGATION 18 WAIVED, subject to tha 

terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights fo the 

certificate holder In teu of such endorsemant{s). 

PRODUCER 

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OREP - Organization 

of Real Estate Professionals Insurance Services, LLC 

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INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRAGT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS 

CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, 

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OF GPERATIONS{ LOCATIONS / VEHICLES (Attach ACQRD 10, Additional Remarks Schaduto, If mors space & required) 

REAL ESTATE APPRAISER ERRORS AND OMISSIONS LIABILTY INSURANCE 

RETROACTIVE DATE: 06/21/2022 

CERTIFICATE HOLDER 

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SHOULD ANY OF THE ABOVE DESCRIBED POLICES BE CANCELLED BEFORE THE 

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POLICY PROVISIONS, 

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Ca & 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON |. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

PAPER FILING INSTRUCTIONS FOR 

VALUATION/EXEMPTION/CLASSIFICATION APPEAL 

Follow these instructions for filing this small claims petition. For any questions that are 

not answered in these instructions, see the Tribunal’s website at 

www.michigan.gov/taxtrib or contact the Tribunal at 517-335-9760. 

Mail the completed form to: 

Michigan Tax Tribunal 

611 W. Ottawa St., Lansing, MI 48933 

U.S. Postal Mailing Address: PO BOX 30232, Lansing, MI 48909 

Other Carriers (UPS, FedEx, DHL): 

2nd Floor MTT, 2407 N. Grand River Avenue, Lansing, Ml 48906 

Section 1: Petitioner's Contact Information: “Petitioner” is the person, business, or 

entity filing the appeal. 

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

Petitioner does not have to be represented by an attorney or authorized representative 

to file an appeal with the Tribunal. 

If Petitioner is represented, provide all contact 

information for the attorney or authorized representative. If Petitioner elects to have an 

attorney or authorized representative, only the attorney or authorized representative will 

receive notices and documents from the Tribunal. 

IMPORTANT: If the contact information for Petitioner, or the attorney or authorized 

representative, if listed, includes an email address, the Tribunal will use that email 

address to electronically serve all future documents issued by the Tribunal. A request by 

Petitioner or Petitioner's attorney or authorized representative to opt out of electronic 

service once an email address is provided must be made in writing. 

Section 3: Subject Property Information: 

+ 

How many parcels are you appealing: List the number of parcels under 

appeal. 

+ 

Are they contiguous or adjoining: 

If multiple parcels are being appealed, 

indicate whether the parcels are adjoining. If multiple parcels are being appealed, 

a separate petition must be filed for each non-adjoining parcel being appealed. 

» 

Property Address: Provide the address of all properties being appealed.

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STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON |. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 5: Explain the Reason for this Appeal: Explain the reason(s) for the appeal. 

Section 6: Jurisdictional Issues: 

+ 

Year(s) you are appealing: List the tax year(s) being appealed. 

If more than one 

year is being appealed, explain the reason(s). 

+ 

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

whether Petitioner protested the assessment to a BOR. 

+ 

If Yes, check which BOR you attended: Check which month Petitioner 

attended the BOR. 

« 

If No, check the applicable reasons: 

If Petitioner did not attend a BOR, indicate 

why you did not attend. 

« 

Did you request a Poverty Exemption at the BOR: Indicate whether Petitioner 

requested a poverty exemption at the BOR. 

+ 

If Yes, check which BOR considered your application AND attach the BOR 

decision: 

If Petitioner requested a poverty exemption at a BOR, indicate which 

month the exemption was requested at the BOR. 

« 

If No, explain why: 

If Petitioner did not request a poverty exemption at a BOR, 

explain the reason(s) the poverty exemption was not requested at 

a BOR. 

Section 7: Valuation Information: Use the Multiple Parcel Form for additional parcels, 

if necessary. True cash value is the property's “usual selling price” or market price. 

Taxable Value is the lesser of the property's State Equalized Value or its capped vaiue. 

Taxable value may only increase by the rate of inflation or 5% (whichever is less) in a 

given year, unless there are additions to the property. 

« 

Parcel Identification Number: Each parcel number being appealed must be 

listed. 

« 

Classification of Property: Check the classification of the property being 

appealed. 

+ 

Current Assessed Value (also known as State Equalized Value) as 

established by the BOR: Provide the current state equalized value (which is 

50% of the true cash value), for the year(s) under appeal. (NOTE: this 

information can be found on the Notice of Assessment or from the decision of the 

BOR). 

¢ 

Current Taxable Value as established by the BOR: Provide the current 

taxable value, for the year(s) under appeal. (NOTE: this information can be found 

on the Notice of Assessment or from the decision of the BOR).

Korey 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

» 

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

Value, enter your contention of Taxable Value: List Petitioner's belief of the 

taxable value of the property for each tax year at issue. 

*If a parcel is being appealed for multiple years, provide the information for each year, 

for each parcel under appeal. Use a separate sheet of paper, if necessary. 

Section 8: Classification Information 

+ 

Parcel Identification Number: Each parcel number being appealed must be 

listed. 

+ 

Current Classification of Property as Established by BOR: Check the 

classification of the property being appealed. 

* 

What do you believe is the property’s classification: Check what you believe 

the classification of the property is. 

+ 

If improved property, how is the property currently being used: Explain the 

current use of the property. 

+ 

If improved property, for what use was the property designed: Explain what 

the property was designed to be used for. 

Fee Information: 

* 

Does the subject property have a Principal Residence Exemption of at least 

50% as of the date of the filing of this petition: 

If the property at issue has a 

principal residence exemption of 50% or more at the time of the filing of the 

petition, no fee is required. 

» 

Are you appealing ONLY the denial of a Poverty Exemption: There is no fee 

for filing a poverty exemption appeal. However, 

if you are filing both a valuation 

and poverty exemption appeal, you must still pay the filing fee due for the 

valuation portion if you answered “no” to the question above. 

Use the chart on the petition form to determine the fee. Add $25 for each additional, 

adjoining parce! that you are appealing, not to exceed a total fee of $1,000. 

If there is 

more than one adjoining parcel under appeal, use the parcel with the highest State 

Equalized Value or Taxable Value in contention for the base fee. 

If filing multiple 

petitions, a separate payment must be made for each individual appeal or petition. 

Checks, money orders, or other draft payments must be made payable to the State of 

Michigan.

| 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON 1. BROWN, DPA 

GOVERNOGR 

LANSING 

DIRECTOR 

REMINDERS: 

Pursuant to TTR 277, Petitioner shall provide the Tribunal a copy of the notice or 

action taken by the local board of review or other unit of government. 

You must submit the original, signed completed petition form to the Tribunal. You 

should also keep a copy for yourself. 

Multiple Parcel Attachment to Petition Form: Only use this form if you are appealing 

multiple contiguous (adjoining) parcels in the same appeal. Additional copies of this 

form can be used, as needed. 

If you are appealing only one parcel, disregard this form. 

See above instructions on Valuation Information for Each Parcel under Appeal. 

The Tribunal will issue a Notice of Filing after an answer is filed and indicate the case is 

ready for the scheduling of a hearing. (TTR 279(6)) 

The Tribunal will send a notice of hearing to the parties no less than 45 days in advance 

of the hearing. To check the status of your appeal, visit our website at 

www. michigan.gov/taxtrib and click on the “Docket Search” option.

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