Comp 2.pdf
Wenqing Ding, Petitioner V City Of Troy, Respondent · 25-002693-TT
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Researched and prepared by Kathy Huang Prepared exclusively for Prepared on July 10, 2025 "THIS ANALYSIS HAS NOT BEEN PERFORMED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE WHICH REQUIRE VALUERS TO ACT AS UNBIASED, DISINTERESTED THIRD PARTIES WITH IMPARTIALITY, OBJECTIVITY AND INDEPENDENCE AND WITHOUT ACCOMMODATION OF PERSONAL INTEREST. IT IS NOT TO BE CONSTRUED AS AN APPRAISAL AND MAY NOT BE USED AS SUCH FOR ANY PURPOSE." Subject Property 2361 OAK RIDGE Drive Troy, Michigan 48098-5327 Kathy Huang Braven Enterprises LLC hpy1008yin@gmail.com
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Researched and prepared by Kathy Huang Prepared exclusively for Subject Property 2361 OAK RIDGE Drive Troy, Michigan 48098-5327 Kathy Huang Braven Enterprises LLC hpy1008yin@gmail.com Prepared on July 10, 2025 Copyright: 2025 All rights reserved. This is a broker price opinion or comparative market analysis and should not be considered an appraisal or opinion of value. In making any decision that relies upon my work, you should know that I have not followed the guidelines for development of an appraisal or analysis contained in the Uniform Standards of Professional Appraisal Practice of the Appraisal Foundation.
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Summary of Comparable Listings This page summarizes the comparable listings contained in this market analysis. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Address Price Bds Baths Sqft ADOM Sold Listings 4 Status Date Lot Sz 3543 2361 OAK RIDGE Drive CDOM 0.34 S$/Sqft 25 25 $239.77 08/31/2023 $825,000 3.1 $650,000 4 10/25/2024 22 3,295 5268 COLLINGTON Drive 22 0.41 $197.27 2.2 $660,000 4 01/16/2025 96 2,827 5078 LONGVIEW Drive 96 0.54 $233.46 2.2 $692,500 4 11/14/2024 73 2,866 1677 HEATHERWOOD Drive 73 0.39 $241.63 3.1 $740,000 4 08/09/2024 5 3,254 4720 PIER Drive 5 0.61 $227.41 3.1 $785,000 4 09/05/2024 14 2,904 1501 HEATHERWOOD Drive 14 0.29 $270.32 2.1 Averages: 4.0 2.4 3,029 0.45 42 $234.02 42 $705,500 Median Low Average High Count $650,000 Comparable Price $692,500 $705,500 $785,000 5 Adjusted Comparable Price $650,000 $692,500 $705,500 $785,000 5 On Average, the 'Sold' status comparable listings sold in 42 days for $705,500 Researched and prepared by Kathy Huang Braven Enterprises LLC
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Summary of Comparable Listings This page summarizes the comparable listings contained in this market analysis. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Summary Status Total Avg $ Per SqFt Avg Price Avg CDOM High Low Median ACTIVE Coming Soon Contingent-CCS PENDING $692,500 $650,000 5 $785,000 42 SOLD $705,500 $234.02 EXPIRED Cond WTHDRWN Uncd WTHDRWN Accepting BO $692,500 $650,000 5 $785,000 42 Total $705,500 $234.02 Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Price Adjustments This page outlines the subject property versus comparables properties. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Subject Property 2361 OAK RIDGE Drive MLS# 20230058075 Status List Price $849,500 List Date 7/16/2023 Sold Price $825,000 Sold Date 8/31/2023 City Troy County Oakland Subdiv BEACH FOREST SUB ADOM 25 CDOM 25 Arch Level 2 Story Beds 4 Baths (F/H) 3 / 1 Style Colonial Fireplace No Garage Yes Garage Size 3 Car Heating Forced Air Cooling Central Air Yes Basement Bsmt Type Finished Sqft 3543 $LP/Sqft $239.77 Acreage 0.34 Lot Features Finish LLSF 1500 1989 Year Built $7,475 (S)/$1,536 (W) Tax Amount Price Total Adjustments Adjusted Price Adjust Details 5268 COLLINGTON Drive 20240062096 Sold $685,000 09/04/2024 $650,000 10/25/2024 0 Troy Oakland 0 CHELSEA VILLAGE SUB N 0 22 22 0 2 Story 4 0 2 / 2 0 / 0 Colonial 0 No 0 0 Yes 2 Car 0 Forced Air 0 Ceiling Fan(s), Central Air 0 0 Yes Finished 0 0 3,295 $207.89 0 0.41 0 0 900 0 0 1978 $5,185 (S)/$1,186 (W) 0/0 $0 $650,000 $650,000 Adjust Details 5078 LONGVIEW Drive 20240067589 Sold $649,900 09/10/2024 $660,000 01/16/2025 0 Troy Oakland 0 LONGVIEW ACRES SUB 0 96 96 0 2 Story 4 0 2 / 2 0 / 0 Colonial 0 No 0 0 Yes 2 Car 0 Forced Air 0 0 0 Yes Finished 0 0 2,827 $229.89 0 0.54 0 0 1,600 0 0 1979 $7,289 (S)/$1,592 (W) 0/0 $0 $660,000 $660,000 Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Price Adjustments This page outlines the subject property versus comparables properties. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Subject Property 2361 OAK RIDGE Drive MLS# 20230058075 Status List Price $849,500 List Date 7/16/2023 Sold Price $825,000 Sold Date 8/31/2023 City Troy County Oakland Subdiv BEACH FOREST SUB ADOM 25 CDOM 25 Arch Level 2 Story Beds 4 Baths (F/H) 3 / 1 Style Colonial Fireplace No Garage Yes Garage Size 3 Car Heating Forced Air Cooling Central Air Yes Basement Bsmt Type Finished Sqft 3543 $LP/Sqft $239.77 Acreage 0.34 Lot Features Finish LLSF 1500 1989 Year Built $7,475 (S)/$1,536 (W) Tax Amount Price Total Adjustments Adjusted Price Adjust Details 1677 HEATHERWOOD Drive 20240058312 Sold $725,000 08/09/2024 $692,500 11/14/2024 0 Troy Oakland 0 HEATHERWOOD ESTATES 0 73 73 0 2 Story 4 0 3 / 1 0 / 0 Colonial 0 Yes 0 0 Yes 2 Car 0 Forced Air 0 Ceiling Fan(s), Central Air 0 0 Yes Finished 0 0 2,866 $252.97 0 0.39 0 0 1,500 0 0 1989 $6,540 (S)/$1,481 (W) 0/0 $0 $692,500 $692,500 Adjust Details 4720 PIER Drive 20240051193 Sold $739,900 07/17/2024 $740,000 08/09/2024 0 Troy Oakland 0 OAK RIVER SUB NO 3 0 5 5 0 2 Story 4 0 3 / 1 0 / 0 Colonial 0 Yes 0 0 Yes 2 Car 0 Forced Air 0 Central Air 0 0 Yes Finished 0 0 3,254 $227.38 0 0.61 0 0 Sprinkler(s) 1,912 0 0 1987 $7,972 (S)/$1,823 (W) 0/0 $0 $740,000 $740,000 Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Price Adjustments This page outlines the subject property versus comparables properties. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Subject Property 2361 OAK RIDGE Drive MLS# 20230058075 Status List Price $849,500 List Date 7/16/2023 Sold Price $825,000 Sold Date 8/31/2023 City Troy County Oakland Subdiv BEACH FOREST SUB ADOM 25 CDOM 25 Arch Level 2 Story Beds 4 Baths (F/H) 3 / 1 Style Colonial Fireplace No Garage Yes Garage Size 3 Car Heating Forced Air Cooling Central Air Yes Basement Bsmt Type Finished Sqft 3543 $LP/Sqft $239.77 Acreage 0.34 Lot Features Finish LLSF 1500 1989 Year Built $7,475 (S)/$1,536 (W) Tax Amount Price Total Adjustments Adjusted Price Adjust Details 1501 HEATHERWOOD Drive 20240054124 Sold $774,000 07/30/2024 $785,000 09/05/2024 0 Troy Oakland 0 HEATHERWOOD ESTATES 0 14 14 0 2 Story 4 0 2 / 1 0 / 0 Colonial, Traditional 0 Yes 0 0 Yes 3 Car 0 Forced Air 0 Attic Fan, Ceiling Fan(s), Ce 0 0 Yes Finished 0 0 2,904 $266.53 0 0.29 0 0 Sprinkler(s), Wooded 900 0 0 1989 $7,039 (S)/$1,538 (W) 0/0 $0 $785,000 $785,000 Researched and prepared by Kathy Huang Braven Enterprises LLC
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Minimums and Maximums This page summarizes key fields of the listings in this analysis. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive The listings in this analysis can be summarized as follows: Listing Price between $649,900 and $774,000 Selling Price between $650,000 and $785,000 4 Bedrooms 2.0 to 3.0 Full Bathrooms and 1.0 to 2.0 Half Bathrooms 2,827 to 3,295 Square Feet $207.89 to $266.53 per Square Foot $197 to $270 per Sold Square Foot Year Built between 1978 and 1989 years 5 to 96 Cumulative Days on Market Researched and prepared by Kathy Huang Braven Enterprises LLC
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Number of Cumulative Days On Market This graph illustrates the number of cumulative days on market for the listings in this analysis. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive 0 20 40 60 80 100 5268 Collington Drive 1501 Heatherwood Drive 1677 Heatherwood Drive 5078 Longview Drive 4720 Pier Drive CDOM Address Days On Market Cumulative Days On Market Researched and prepared by Kathy Huang Braven Enterprises LLC
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List Price and Sale Price This graph illustrates the list price, along with sale price in Sold listings. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive 0K 100K 200K 300K 400K 500K 600K 700K 800K 5268 Collington Drive 1501 Heatherwood Drive 1677 Heatherwood Drive 5078 Longview Drive 4720 Pier Drive List Price Sold Price Address Price Price Graph Researched and prepared by Kathy Huang Braven Enterprises LLC
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Brief Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Address L/S Price Bds Bth Sqft MLS# CDOM Stat Date City Status: Sold S$/Sqft 4 3,295 Troy 5268 Collington Drive $650,000 20240062096 10/25/2024 2.2 22 $197.27 4 2,827 Troy 5078 Longview Drive $660,000 20240067589 01/16/2025 2.2 96 $233.46 4 2,866 Troy 1677 Heatherwood Drive $692,500 20240058312 11/14/2024 3.1 73 $241.63 4 3,254 Troy 4720 Pier Drive $740,000 20240051193 08/09/2024 3.1 5 $227.41 4 2,904 Troy 1501 Heatherwood Drive $785,000 20240054124 09/05/2024 2.1 14 $270.32 3,029 2.4 4 42 Averages: $234.02 $705,500 Researched and prepared by Kathy Huang 348235
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Brief Summary of Compared Listings This report summarizes the comparable listings contained in this market analysis. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Summary Status Total Avg $ Per SqFt Avg Price Avg CDOM High Low Median ACTIVE Coming Soon Contingent-CCS Accepting BO PENDING $692,500 $650,000 5 $785,000 42 SOLD $705,500 $234.02 EXPIRED Cond WTHDRWN Uncd WTHDRWN $692,500 $650,000 5 $785,000 42 Total $705,500 $234.02 Researched and prepared by Kathy Huang 348235
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CMA Pro Report These pages give a general overview of the selected properties. Thursday, July 10, 2025 Sold Properties 5268 COLLINGTON Drive 20240062096 4 Sold $685,000 L Price: FP: Built: Baths: Status: MLS #: Beds: CDOM: S Price: $650,000 S Date: 10/25/2024 Area: Oakland Rmks: Discover this outstanding executive colonial nestled in highly sought after West Troy and minutes from Troy High School. This home features spacious rooms that are perfect for both entertaining and everyday living. The recently updated kitchen is flooded with natural light and boasts an island, premium countertops, and high-end appliances, complemented by a charming butler’s pantry to cater to all your culinary needs. The kitchen flows seamlessly into the beautifully updated family room with built in bookcases and gorgeous stack stone fireplace. Private first floor office with French doors, a formal dining room and first floor laundry ensure a modern and comfortable lifestyle. Step out to an outdoor oasis with a built-in pool, large tiered deck overlooking a private, treed setting and beautiful green vistas—an ideal spot for relaxation or entertaining. Additional features include new roof in 2023, most rooms freshly painted in 2024, new flooring throughout and built-in central vacuum system. Finished basement and versatile third-floor room offers space for additional home office, playroom, or guest suite. This remarkable home offers a perfect blend of luxury, comfort, and modern living in a premier location. Don’t miss the opportunity to make this your dream home! 2/2 22 1978 Style: Colonial No Acreage: 0.41 Direct: N of Long Lake and E of Beach 5078 LONGVIEW Drive 20240067589 4 Sold $649,900 L Price: FP: Built: Baths: Status: MLS #: Beds: CDOM: S Price: $660,000 S Date: 1/16/2025 Area: Oakland Rmks: PRICE TO SALE. Come enter this dream split-level home in a scenic location that offers both privacy and natural beauty. This charming property features modern GE CAFFEE appliances, all less than three years old. Enjoy the beautiful setting with lush trees and a peaceful atmosphere. The home is located within the Troy School District and boasts brand-new windows and a patio door, updated in 2021, adding to the home's appeal and comfort. Don’t miss out on this perfect blend of modern convenience and natural beauty. 2/2 96 1979 Style: Colonial No Acreage: 0.54 Direct: E of Adams N off Long Lake Researched and prepared by
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CMA Pro Report These pages give a general overview of the selected properties. Thursday, July 10, 2025 Sold Properties 1677 HEATHERWOOD Drive 20240058312 4 Sold $725,000 L Price: FP: Built: Baths: Status: MLS #: Beds: CDOM: S Price: $692,500 S Date: 11/14/2024 Area: Oakland Rmks: Amazing Colonial in the super popular Heatherwood Estates Subdivision on the market for the first time! Nestled deep within the heart of the sub you will find this inviting 4-bedroom, 3.5-bath home that offers over 4,400 square feet of finished living space. Situated on a corner lot with mature trees and beautiful landscaping. Spacious updated Kitchen with granite counters and SS Appliances that flows into the 2-Story Family Room filled with tons of windows and natural light. Lovingly maintained by the original owner, super clean and gently lived in. Formal Dining Room, Living Room and stately home office. First floor Laundry and gorgeous hardwood floors. A fully finished Basement with a second Kitchen, full Bath and loads of storage. Beautifully manicured grounds, paver walkway and expansive Trex Deck. Desirable 2 car side entry garage. Featuring the Award Winning Trifecta of Troy Schools: Hamilton, Boulan and Troy High. The perfect location with all of the best Restaurants and Shopping nearby. Don’t miss the chance to own this exceptional home! 3/1 73 1989 Style: Colonial Yes Acreage: 0.39 Direct: North of Long Lake ~ West of Crooks. North on Northfield Parkway ~ Left onto Heatherwood 4720 PIER Drive 20240051193 4 Sold $739,900 L Price: FP: Built: Baths: Status: MLS #: Beds: CDOM: S Price: $740,000 S Date: 8/9/2024 Area: Oakland Rmks: Welcome to the highly sought after Oak River Subdivision of Troy with Award-Winning Troy Schools. Enjoy Ultimate Privacy, situated on a 0.61 acre lot on a cul-de-sac. Spacious Great Room with Custom Vaulted Ceilings, Wood-Burning Fireplace & plenty of natural light throughout. The Kitchen features 2 Skylights, Granite Counters with a center island & access to the Deck. Primary Bedroom with ensuite & walk-in closet. Three additional bedrooms and full bathroom upstairs. Floor-to-ceiling Wainscot with built-in shelving in the Office. Hardwood floors throughout the Foyer, Kitchen & Half Bathroom. New Luxury Vinyl Flooring throughout the Great Room, Living Room, Dining Room & Office. Enjoy the Finished Basement with Wet Bar & additional Full Bathroom. New Windows on the Front of the House in 2023. Newer Roof, HVAC & Trex Composite Deck. 3/1 5 1987 Style: Colonial Yes Acreage: 0.61 Direct: West of Coolidge Hwy, South of Long Lake Rd Researched and prepared by
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CMA Pro Report These pages give a general overview of the selected properties. Thursday, July 10, 2025 Sold Properties 1501 HEATHERWOOD Drive 20240054124 4 Sold $774,000 L Price: FP: Built: Baths: Status: MLS #: Beds: CDOM: S Price: $785,000 S Date: 9/5/2024 Area: Oakland Rmks: Welcome to this hard to find two story colonial in Western Troy backing to acres of woods. Upon entering you are greeted by a circular staircase in the spacious foyer. Library or office off the foyer is perfect for working from home. Formal Living and Dining rooms offer aboundant space for large gatherings. Center of the home kitchen features loads of cupboards and working island plus large eating area. Cathedral ceiling family room with fireplace and views of your wooded lot backing to nature area for additional privacy and viewing of wildlife in all seasons. Updated Primary Bathroom boasts heated floors, walk in shower and bidet. Three additional bedrooms and bath make up the second floor. Outstanding finished basement with seperate hobby and storage room await parties and fun times. Side turned three car garage, 1st floor laundry and an amazing deck off the family room in your backyard. All this with award winning Troy Schools, Hamilton Elementary, Boulan Park Middle and Troy High. Come see why this home is a rare find. 2/1 14 1989 Style: Colonial, Traditional Yes Acreage: 0.29 Direct: West off Northfield Parkway on Heatherwood. Northfield Parkway runs N off Long Lake Road and East off Coolidge. Sold Properties Total # of Listings Lowest Price Highest Price Average Price Avg. Price/SqFt Avg CDOM $650,000 $785,000 42 5 0K 200K 400K 600K 800K 1000K 1200K 1501 Heatherwood Drive 1677 Heatherwood Drive 4720 Pier Drive 5078 Longview Drive 5268 Collington Drive $705,500 $234.02 Researched and prepared by
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CMA Pro Report These pages give a general overview of the selected properties. Thursday, July 10, 2025 0.0K 200.0K 400.0K 600.0K 800.0K 1,000.0K Avg Price Min Price Max Price Summary Graph/Analysis Cumulative Analysis Listing Category Avg $ Per SF Average Price Lowest Price Highest Price $650,000 $785,000 Sold $705,500 $234.02 Totals / Averages $650,000 $785,000 $705,500 $234.02 Sold Property Analysis Address List Price Sold Price CDOM %SP/LP SP/Sqft 5268 COLLINGTON Drive %94.89 $197.27 $685,000 $650,000 22 5078 LONGVIEW Drive %88.12 $233.46 $649,900 $660,000 96 1677 HEATHERWOOD Drive %90.05 $241.63 $725,000 $692,500 73 4720 PIER Drive %100.01 $227.41 $739,900 $740,000 5 1501 HEATHERWOOD Drive %101.42 $270.32 $774,000 $785,000 14 42 %94.90 $234.02 Total Averages $714,760 $705,500 Property Summary S S Price Sold Date Sqft Bth Bds L Price Street Address CDOM Sold Researched and prepared by
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CMA Pro Report These pages give a general overview of the selected properties. Thursday, July 10, 2025 S S Price Sold Date Sqft Bth Bds L Price Street Address CDOM 5268 COLLINGTON Drive S $650,000 10/25/2024 4 3,295 $685,000 2/2 22 5078 LONGVIEW Drive S $660,000 01/16/2025 4 2,827 $649,900 2/2 96 1677 HEATHERWOOD Drive S $692,500 11/14/2024 4 2,866 $725,000 3/1 73 4720 PIER Drive S $740,000 08/09/2024 4 3,254 $739,900 3/1 5 1501 HEATHERWOOD Drive S $785,000 09/05/2024 4 2,904 $774,000 2/1 14 Researched and prepared by
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CMA 3-Up Comparison w/ Subject This page outlines the subject property versus comparables in a 3-column format. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive MLS # 20230058075 Property Type Residential Status Street Address 2361 OAK RIDGE Drive Town Troy ZIP 48098-5327 County Oakland Subdivision BEACH FOREST SUB Sq Ft 3543 Acreage 0.34 Lot Features Year Built 1989 Beds 4 Baths (F/H) 3 / 1 Style Colonial Original Price $849,500 Listing Date 7/16/2023 Listing Price $849,500 Price per SqFt $239.77 Sold Date 8/31/2023 Sold Price $825,000 CDOM 25 Taxes Paid $7,475 (S)/$1,536 (W) School District Troy Cooling Central Air Heating Forced Air Garage Yes Basement Yes Basement Type Finished Fireplace No Remarks WELCOME HOME...WARM AND INVITING IS THE FEELING AS YOU ENTER THROUGH THE CRYSTAL LEADED GLASS FRONT DOOR... NORTH FACING TROY COLONIAL IN MUCH SOUGHT AFTER BEACH FOREST SUBDIVISION. MOVE IN CONDITION DESCRIBES HOW THESE ORIGINAL OWNERS HAVE METICOUSLY MAINTAINED AND UPDATED MOST RECENTLY AS 2018. FEATURES INCLUDE: UPDATED FINISHED BASEMENT WITH AN 20240062096 Residential Sold 5268 COLLINGTON Drive Troy 48098-2442 Oakland CHELSEA VILLAGE SUB NO 1 3,295 0.41 1978 4 2 / 2 Colonial $685,000 09/04/2024 $685,000 $197.27 10/25/2024 $650,000 22 $5,185 (S)/$1,186 (W) Troy Ceiling Fan(s), Central Air Forced Air Yes Yes Finished No Discover this outstanding executive colonial nestled in highly sought after West Troy and minutes from Troy High School. This home features spacious rooms that are perfect for both entertaining and everyday living. The recently updated kitchen is flooded with natural light and boasts an island, premium countertops, and high-end appliances, complemented by a charming butler’s pantry to cater to all your culinary needs. The kitchen flows seamlessly into the beautifully updated family room with built 20240054124 Residential Sold 1501 HEATHERWOOD Drive Troy 48098-2678 Oakland HEATHERWOOD ESTATES NO 1 2,904 0.29 Sprinkler(s), Wooded 1989 4 2 / 1 Colonial, Traditional $774,000 07/30/2024 $774,000 $270.32 09/05/2024 $785,000 14 $7,039 (S)/$1,538 (W) Troy Attic Fan, Ceiling Fan(s), Central Air Forced Air Yes Yes Finished Yes Welcome to this hard to find two story colonial in Western Troy backing to acres of woods. Upon entering you are greeted by a circular staircase in the spacious foyer. Library or office off the foyer is perfect for working from home. Formal Living and Dining rooms offer aboundant space for large gatherings. Center of the home kitchen features loads of cupboards and working island plus large eating area. Cathedral ceiling family room with fireplace and views of your wooded lot backing to nature area for additional Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA 3-Up Comparison w/ Subject This page outlines the subject property versus comparables in a 3-column format. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive MLS # 20230058075 Property Type Residential Status Street Address 2361 OAK RIDGE Drive Town Troy ZIP 48098-5327 County Oakland Subdivision BEACH FOREST SUB Sq Ft 3543 Acreage 0.34 Lot Features Year Built 1989 Beds 4 Baths (F/H) 3 / 1 Style Colonial Original Price $849,500 Listing Date 7/16/2023 Listing Price $849,500 Price per SqFt $239.77 Sold Date 8/31/2023 Sold Price $825,000 CDOM 25 Taxes Paid $7,475 (S)/$1,536 (W) School District Troy Cooling Central Air Heating Forced Air Garage Yes Basement Yes Basement Type Finished Fireplace No Remarks WELCOME HOME...WARM AND INVITING IS THE FEELING AS YOU ENTER THROUGH THE CRYSTAL LEADED GLASS FRONT DOOR... NORTH FACING TROY COLONIAL IN MUCH SOUGHT AFTER BEACH FOREST SUBDIVISION. MOVE IN CONDITION DESCRIBES HOW THESE ORIGINAL OWNERS HAVE METICOUSLY MAINTAINED AND UPDATED MOST RECENTLY AS 2018. FEATURES INCLUDE: UPDATED FINISHED BASEMENT WITH AN 20240058312 Residential Sold 1677 HEATHERWOOD Drive Troy 48098-2688 Oakland HEATHERWOOD ESTATES NO 2 2,866 0.39 1989 4 3 / 1 Colonial $769,000 08/09/2024 $725,000 $241.63 11/14/2024 $692,500 73 $6,540 (S)/$1,481 (W) Troy Ceiling Fan(s), Central Air Forced Air Yes Yes Finished Yes Amazing Colonial in the super popular Heatherwood Estates Subdivision on the market for the first time! Nestled deep within the heart of the sub you will find this inviting 4-bedroom, 3.5-bath home that offers over 4,400 square feet of finished living space. Situated on a corner lot with mature trees and beautiful landscaping. Spacious updated Kitchen with granite counters and SS Appliances that flows into the 2-Story Family Room filled with tons of windows and natural light. Lovingly maintained by the original owner, 20240067589 Residential Sold 5078 LONGVIEW Drive Troy 48098-2351 Oakland LONGVIEW ACRES SUB 2,827 0.54 1979 4 2 / 2 Colonial $749,000 09/10/2024 $649,900 $233.46 01/16/2025 $660,000 96 $7,289 (S)/$1,592 (W) Troy Forced Air Yes Yes Finished No PRICE TO SALE. Come enter this dream split-level home in a scenic location that offers both privacy and natural beauty. This charming property features modern GE CAFFEE appliances, all less than three years old. Enjoy the beautiful setting with lush trees and a peaceful atmosphere. The home is located within the Troy School District and boasts brand-new windows and a patio door, updated in 2021, adding to the home's appeal and comfort. Don’t miss out on this perfect blend of modern convenience and natural Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA 3-Up Comparison w/ Subject This page outlines the subject property versus comparables in a 3-column format. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive MLS # 20230058075 Property Type Residential Status Street Address 2361 OAK RIDGE Drive Town Troy ZIP 48098-5327 County Oakland Subdivision BEACH FOREST SUB Sq Ft 3543 Acreage 0.34 Lot Features Year Built 1989 Beds 4 Baths (F/H) 3 / 1 Style Colonial Original Price $849,500 Listing Date 7/16/2023 Listing Price $849,500 Price per SqFt $239.77 Sold Date 8/31/2023 Sold Price $825,000 CDOM 25 Taxes Paid $7,475 (S)/$1,536 (W) School District Troy Cooling Central Air Heating Forced Air Garage Yes Basement Yes Basement Type Finished Fireplace No Remarks WELCOME HOME...WARM AND INVITING IS THE FEELING AS YOU ENTER THROUGH THE CRYSTAL LEADED GLASS FRONT DOOR... NORTH FACING TROY COLONIAL IN MUCH SOUGHT AFTER BEACH FOREST SUBDIVISION. MOVE IN CONDITION DESCRIBES HOW THESE ORIGINAL OWNERS HAVE METICOUSLY MAINTAINED AND UPDATED MOST RECENTLY AS 2018. FEATURES INCLUDE: UPDATED FINISHED BASEMENT WITH AN 20240051193 Residential Sold 4720 PIER Drive Troy 48098-4179 Oakland OAK RIVER SUB NO 3 3,254 0.61 Sprinkler(s) 1987 4 3 / 1 Colonial $739,900 07/17/2024 $739,900 $227.41 08/09/2024 $740,000 5 $7,972 (S)/$1,823 (W) Troy Central Air Forced Air Yes Yes Finished Yes Welcome to the highly sought after Oak River Subdivision of Troy with Award-Winning Troy Schools. Enjoy Ultimate Privacy, situated on a 0.61 acre lot on a cul-de-sac. Spacious Great Room with Custom Vaulted Ceilings, Wood-Burning Fireplace & plenty of natural light throughout. The Kitchen features 2 Skylights, Granite Counters with a center island & access to the Deck. Primary Bedroom with ensuite & walk-in closet. Three additional bedrooms and full bathroom upstairs. Floor-to-ceiling Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Address: Property Type: Residential 5268 COLLINGTON Drive 20240062096 MLS #: Sold Status: Sold Price: $650,000 Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Address: Property Type: Residential 1501 HEATHERWOOD Drive 20240054124 MLS #: Sold Status: Sold Price: $785,000 Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Address: Property Type: Residential 1677 HEATHERWOOD Drive 20240058312 MLS #: Sold Status: Sold Price: $692,500 Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Address: Property Type: Residential 5078 LONGVIEW Drive 20240067589 MLS #: Sold Status: Sold Price: $660,000 Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Address: Property Type: Residential 4720 PIER Drive 20240051193 MLS #: Sold Status: Sold Price: $740,000 Welcome to 4720 Pier Drive! Nicely Landscaped Front Yars Nicely Landscaped Front Yard Front Entrance with Paver Walkway Spacious 0.61 Acre Lot Spacious 0.61 Acre Lot Foyer Foyer Kitchen with Skylights & Center Island Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Kitchen with Skylights & Center Island Kitchen with Skylights & Center Island Access to the Trex Deck Great Room with Custom Vaulted Ceilings Great Room with Custom Vaulted Ceilings Natural Wood-Burning Fireplae Living Room Living Roonm Dining Room Dining Room Office with Wainscot & Built-In Shelving Office with Wainscot & Built-In Shelving Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Half Bathroom 1st Floor Laundry Room Staircase Primary Bedroom Primary Bedroom Primary Bedroom Walk-In Closet Primary Bedroom Walk-In Closet Primary Ensuite Primary Ensuite Bedroom 2 Bedroom 2 Bedroom 2 Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Full Bathroom Full Bathroom Bedroom 3 Bedroom 4 Bedrom Finished Basement Finished Basement Finished Basement Wet Bar Finished Storage in Basement Full Bathroom in Basement Researched and prepared by Kathy Huang Braven Enterprises LLC
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CMA Additional Photos This page shows all the additional photos for comparables. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive Newer Trex Deck Spacious Backyard 0.61 Acre Lot Backyard & Newer Trex Deck Nicely Landscaped Backyard Nicely Landscaped Backyard Welcome to Oak River of Troy! Researched and prepared by Kathy Huang Braven Enterprises LLC
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Pricing Recommendation This page suggests an estimated value based on a thorough analysis of your property. Thursday, July 10, 2025 Troy, 48098 2361 OAK RIDGE Drive After analyzing your property, comparable properties on the market now, recent sales and comparable properties that failed to sell, I conclude that in the current market, your property is most likely to sell for . Researched and prepared by Kathy Huang Braven Enterprises LLC