Forfa.pdf

Paul Forfa Petitioner V Township Of Huron Respondent · 26-001514-TT

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RECEIVED 

APR 27 2026 

MICHIGAN TAX TRIBUNAL 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON £. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

PROPERTY TAX APPEAL PETITION FORM 

VALUATION / UNCAPPING 

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

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

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

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

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

default. 

Section 1: Petitioner’s Contact Information 

First Name 

Ml. 

Last Name/Company Name 

Paul 

Forfa 

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

2585 Will Carleton Rd 

City or Town 

State 

ZIP Code 

Flat Rock 

Mi 

48134 

Telephone Number 

{8 -550-53-0f 

Email Address (do 

not enter untess you Fra 

MTT to send all correspondpnce via email) 

aad 

pavlfo fa 39 gana. Coun 

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

First Name 

Last Name 

Firm Name (if any} 

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

City or Town 

State 

ZIP Code 

Telephone Number 

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

Section 3: Subject Property Information “use the mutipte parcel form for additional, contiguous parcels, 

How many parcels are you 

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

appealing? 

iq 

Yes* 

No** 

et Address i ie 

< 

Cour Lo Hon 

7 va 

oun! 

5 ot 2 or 

Wow nL 

**If No, you must file separate appeals for each parcel 

State 

2iP Code 

HE13Y

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON |. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 4: Check which of the following you are appealing (check at that apply) 

Prue Cash and Taxable Value 

[J Taxable Value Only (calculation) 

| Uncapping of Taxable Value 

Section 5: Explain the Reason for this Appeal 

Purchased home, nh ROAST, aepronsecd Cosme 

in at #493000. SEV us $574, yoo. 

| was woahng 

Ba my Mov 

“fh Hb 

Na it 

moreh pond oh 

ound, Found cat 

he 

lef. 

| oped 

[ ag doy 

by 

| 

d 

would 

ofp RITNS 

Yoo 

ATR Hows Jy revieco 

ap prose And od pele Hh 

the 

SEV 

Section 6: Jurisdictional Issues 

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

KI No 

if Yes, check which BOR you attended: [] March 

O July 

J December 

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

| Not required to attend 

O 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 

Other 

if you checked “other” above, explain:

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON 1. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 7: Valuation Information *use the multiple parcet form for additional, contiguous parcels. 

Parcel Number: Ts 

j Y 0-9 q — oPD 

| -7 | 

Classification of Property: 

Real 

Personal {J (check one} 

Agricultural C1 Commercial J 

Industrial 

[1 

Residential X{_ 

Timber-Cutover [J 

Developmental [J 

Utility 

[J (check one) 

Assessed Value (also known as State Equalized Value) established 

| Taxable Value established by the Board of Review: 

by the Board of Review: 

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

UF 3 nee 

What do vou petieve is the dssessed Value? {multiply true cash 

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

value by 5) 

~ & 

£3,800 © 

assessed value) 

<4 [¥] 83 ono 

Fee Information 

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

issue? 

Yes 

[No 

if you answered yes to the above question, you are not required to pay any fiting fees. 

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

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

If you are appealing more than one 

parcel, the parcel with the highest State Equalized Value or Taxable Value in dispute will be used to determine your filing fee, plus $25.00 

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

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

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 and under 

$125.00 

$100,000.01 to $500,000.06 

$200.00 

$Over $500,000.00 

$300.00 

if the property is 

NOT residential properly (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 the property is 

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

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

Signat@ire red 

Ure *Reqiyjred 

Petitioner or Attorney/Authorized 

Repregkntative’s 

Signature:

Michigan Department of Treasury, 

1019 (Rev. 10.25) 

THIS 

IS 

NOT 

A TAX 

BILL 

L.-4400 

Notice of Assessment, Taxable Valuation, and Property Classification 

6224 

This form is issued under the authority of Public Act 206 of 1893, Sec. 211.24c and Sec.211.34¢, as amended. 

This is a model assessment notice te be used by the local assessor. 

FROM 

PARCEL IDENTIFICATION 

TOWNSHIP OF HURON 

PARCEL NUMBER: 

75 140 99 0001 707 

22950 HURON RIVER DR 

NEW BOSTON, MI 48164-9791 

PROPERTY ADDRESS: 

2595 WILL CARLETON RD 

FLAT ROCK, MI 48134-9717 

SCHOOL DISTRICT CODE: 

82340 

OWNER'S NAME AND ADDRESS/PERSON NAMED ON ASSESSMENT ROLL: 

EXEMPTIONS 

5224 

% Exempt As "Homeowners Principal Residence”; 

100.0000% 

AkkRXAXKERUTO 

*5-DIGIT 48134 

T15 

PL 

#4 

% Exempt As "Qualified Agricultural Properly™: 

0% 

FORFA, 

PAUL 

w 

: 

m 

o 

2595 WILL CARLETON RD 

% Exempt As "MBT Industrial Personal™ 

0% 

FLAT ROCK, 

MI 

48134-9717 

% Exempt 

As "MBT Commercial Personal” 

0% 

shud isl 

[HB 

frye 

foe fae 

ged) 

ef palpnangoge 

Exempt As "Disabled Veteran or 

[JYes 

[XI No 

Surviving Spouse" 

Exempt 

As "Qualified Forest Property” 

 [] Yes 

Xl No 

Exempt 

As "Development Property”: 

[Yes 

[X] No 

LEGAL DESCRIPTION: 

35H2B3 PT OF SE 1/4 SEC 35 T4S ROE DESC AS BEG S 87D 15M E 349.75 FT FROM S 1/4 COR OF SEC 35 TH N 02D 44M 57S E 

734.84 FT TH S 87D 13M 50S E 248 FT TH S 02D 44M 57S W 734.75 FT TH N 87D 15M W 248 FT TO POB 4.18AC 

ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 

401 

Residential 

PRIOR YEAR'S CLASSIFICATION 

401 

Residential 

The change in taxable value will increase/decrease 

CHANGE FROM 

g 

> 

PRIOR AMOUNT 

CURRENT TENTATIVE 

PRIOR YEAR TO 

your tax bill for the 2026 year by approximately: 

$5673 

YEAR: 

9925 

AMOUNT YEAR: 

oe 

CURRENT YEAR 

1. TAXABLE VALUE: 

157,938 

305,800 

147,862 

2. ASSESSED VALUE: 

287,200 

305,800 

18,600 

3. TENTATIVE EQUALIZATION FACTOR: 

1.000 

. 

- 

4. STATE EQUALIZED VALUE (SEV): 

287,200 

305,800 

18,600 

5. WAS THERE A TRANSFER OF OWNERSHIP IN 2025 THAT RESULTED IN A TAXABLE VALUE UNCAPPING? 

XlYes 

[1No 

6. Assessor Change Reason(s): 

Market Adjustment 

The 2026 Inflation rate Multiplier is: 1.027 

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

Name: 

JENNIFER STAMPER 

Telephone Number: 

Email Address: 

(734) 763-4466 

134 

WCA@HURONTOWNSHIP-MI.GOV 

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

Guidance regarding Form 1019, 

‘Notice of Assessment, Taxable Valuation, and Property Classification 

Not less than 14 days before the first meeting of the Board of Review, the assessment notice shall be mailed fo the 

property owner. 

Property taxes are calculated based on the Taxable Value (Line 1). State Equalized Value is the Assessed Value multiplied 

by the Equalization Factor, if any. State Equalized Value must approximate 50% of market value. 

The Taxable Value number entered in the “Change from Prior Year to Current Year” Column, does not indicate a change in 

your taxes. The change in your tax bill is estimated above Line 1. 

State Equalized Value is the Assessed Value multiplied by the Equalization Factor, if any. State Equalized Value must 

approximate 50% of market value. 

IF THERE WAS A TRANSFER OF OWNERSHIP on your property in 2025, your 2026 Taxable Value will be the same as 

your 2026 State Equalized Value. 

IF THERE WAS NOT A TRANSFER OF OWNERSHIP on your property in 2025, your 2026 Taxable Value is calculated 

by multiplying your 2025 Taxable Value by 1.027 (Inflation Rate Multiplier for the current year). Physical changes in your 

property may also increase or decrease your Taxable Value. Your 2026 Taxable Value cannot be higher than your 2026 

State Equalized Value. 

The Taxable Value, the Assessed Value, the State Equalized Value, the Property Classification, or the Transfer of 

Ownership may be appealed by filing a protest with the Local Board of Review. Protests are made to the Board of 

Review by completing a Board of Review Petition Form. A Petition Form may be obtained directly from the local 

unit or from the Michigan Department of Treasury’s website at www.michigan.gov/taxes. Click on the “Property 

Taxes” box, select “Forms and Instructions,” then click on “Board of Review” to obtain a “Petition to the Board 

of Review,” Form 618 (L-4035). 

The denial of an exemption from the local school operating tax for “qualified agricultural properties” may be appealed to 

the local Board of Review. The denial of an exemption from the local school operating tax for a “homeowner’s principal 

residence” may be appealed to the Michigan Tax Tribunal by filing a petition within 35 days of issuance of this notice. The 

petition must be a form approved by the Michigan Tax Tribunal, which are available at www.michigan.govitaxtrib. 

Filing a protest with the Board of Review is necessary to protect your right to further appeal exemption disputes and 

valuation disputes involving property classified Agricultural Real or Personal, Residential, or Timber-Cutover to the 

Michigan Tax Tribunal and classification appeals to the State Tax Commission. Properties classified Commercial Real, 

Industrial Real or Developmental Real may be appealed to the regular March Board of Review or to the Michigan Tax 

Tribunal by filing a petition by May 31. Commercial Personal, Industrial Personal, or Utility Personal Property may be 

appealed to the March Board of Review or to the Michigan Tax Tribunal by filing a petition by May 31 

if a personal property 

statement was filed with the local unit prior to the commencement of the Board of Review as provided by MCL 211.19, 

except as otherwise provided by MCL 211.9m, 211.9n and 211.90. An appeal of properties classified as Agricultural Real 

or Personal, Residential, or Timber-Cutover must be made to the Michigan Tax Tribunal by July 31. The petition must be a 

form approved by the Michigan Tax Tribunal, which are available at www.michigan.gov/taxtrib. 

To claim a PRE, complete the “Principal Residence Exemption Affidavit” (Form 2368) and file it with your township or 

city of the year of the claim. 

A valid affidavit fited on or before June 1 allows an owner to receive a PRE on the current 

year summer and winter tax levy and subsequent tax levies so long as it remains the owner's principal residence. 

A valid 

affidavit filed after June 1 and on or before November 1 allows an owner to receive a PRE on the-€usrent winter tax levy 

and subsequent tax levies so long as it remains the owner’s principal residence. 

7

310884 

Uniform Residential Appraisal Report 

Fre to. 25-0113 

(The 

purpose of this summary 

appraisal report is to 

provide the tender/client 

with an accurate, and adequately supported, opinion of the market vatue of the Subject 

ropeity. 

Property Address 2595 Will Carleton Rd 

Cay Flat Rock 

Sate MI 

ZipCode 48134 

Borgwer Paul Forfa 

Over 

of Public Record Kurt Compeau/Christina Compeau 

County Wayne 

Legal Description See Aflached Addendum 

Assessur's Parcel + 75140990001707 

Yax Year 2024 

RE.Tares$ 6,128 

Neighborhood Name Metes & Bounds 

Map Reference SMSA-2160 

Census Tract 5904.01 

Owner 

| 

JTenart 

{_Jvacont 

Speci Assessments § 0 

CJeun 

Hoas© 

oer year (permontn 

od 

Property 

Rights 

Appiaised 

Fee Simple 

L 

Orher (descrioe) 

ignament Type 

{X) Purchese Transaction 

Refinance Transaction |) Other (describe) 

LendesfCllent Advantage One Credit Union 

Address 23670 Telegraph Rd, Fiat Rock, Ml 48134 

Is the 

subject 

cxaently 

offered (or sale of has k been offered for sale inthe twelve months prior to he effective 

date of his 

appraisal? 

{X]ves | 

JNo 

‘Report data source(s) 

used, offering price(s), 

and dates). 

DOM 20;Has a pending sale as of 06/27/2025 for $505,000. The reference number is 

# 81025022723 as 

provided by 

RealComp, 

days on 

market is 20. The subject 

property 

is 

currently 

a_< continued in addendum > 

1 [XJ did [J 56 ot analyze 

the contract for sale fof the subject purchase iansaction. Explain the resus of the analysis of the contract for sale 

of why the analysis was not performed. 

Arms length sale;The apprasier has analyzed the sales contract and has deemed tis to be a 

typical arm's length 

purchase. 

5 

Contract Price $ 483,000 

Date 

of Convact 06/27/2025 

isthe 

seder 

the ower of 

record? 

(X)Yes | 

JNo 

Data Sourcels) 

Contract PRD. 

4 

15 ver any nancial assistance (oan charges sal cancessions, gf or downpayment assistance, ei) tobe paid by any party on behalf of the borrower? 

ves 

(XJno 

1 Yes, report the totat dodar amount and describe the tems 10 be paid. 

$0;;No financial assistance provided, 

Suburban 

{_JRueal 

Property Values 

|_Jincreasiny 

X) Stable 

Declining 

PRICE 

AGE 

| One-Unit 

80% 

Location 

J Buietp 

[X 

25-75% 

ides 25% | Demand/Supply | 

)Shonage 

Xin Batance |_J Over Supply | 

$(000} 

(rs) 

]2:AUnn 

0 %| 

fe} Grown 

Stale 

Stow 

Marketing Time 

(XJUndersmins 

{ 

Ja6mins 

| JOvers mins 

120 Low 

1 

| Molti-Eamdy 

% 

bd 

Neighoorhood Boundaries The sublect is located north of Carleton Rockwood Road, south of King 

775 thigh 

120 | Commercial 

10% 

*] Road, east of Sumpter Road, and west of the [-75 Expressway. 

440 Pred, 

35] 

Omer Vac 

10% 

Heighborhood Description See Attached Addendum 

Market Conditions (including suppor for the above concusions) 

See Attached Addendum 

Dimensons 248 x 732 

Aead.18 ac 

Shape Rectangular 

View N:Res; 

Specific Zoring 

Classification 

R1 

Zoning 

Deseription Planned Unit Development 

Zoning Compliance 

ogal 

| JCegal Honcorforming (Grandiathered Use) 

| Jo Zoning | 

Jiteqal (desciibe) See Attached Addendum 

fsthe highestand best use of the subject property as bmproved for 35 proposed per plans and specifications) the present use? 

X Tes 

No 

 KNo, destrive. See Attached 

Addendum 

Utillles 

Public 

Other 

(describe) 

Public ___ Other {describe) 

Qif:siteimprovaments—Type 

Public 

Private 

Electicty 

Water 

[18] 

Stes Paved 

Gas 

x 

Sanitary Sewer 

[x] Septic 

Nley None 

FEMA Special Flood Hazard Area 

| Yes (XINo 

FEMA Fiood Zone X 

FEMAMap# 

_26163CO505E 

FEMA Map Date 02/02/2012 

Ar the ies 3nd off-sks Improvements typical for the market area? 

[X)Yes | JNo 

Ko, deserve. 

Are there any adverse siz conditions of externa factors 

ence 

emdronmental 

condtions, 

bd uses, ec)? 

LJVes [XJNo 

Ki Yes, describe. See Alached 

Addendum 

{EXE 

Concrete Stab 

EX) Craw Space. 

Foundation Was ____ ConcretelAvg 

Floors, 

Carp-Lam/Avg 

#of Stories 

1 

(Crussasement 

{J partat 

Exterior Walls 

Brick/Avg 

Walls 

DrywalAvg 

T 

Det, 

(Jar 

()SDel/End Uni] Basement 

Area 0 

0. | Root Sutace 

AsphaltfAvg 

TrimFrish___ 

Wood/Avg 

X JExistr 

Proposed 

Under Const. | Basement Finish 

0 % | Gutters & Downspouts Aluminum/Ava 

Bahfioor 

_Laminate/Avg 

Design 

(Sty) 

Ranch 

Touside EnuryExe (J Soma Pump | Window Type 

VinylAvg 

BanWainscor Fiberglass/A\ 

Year Buix 1994 

Evidence of_[ 

Infestation 

Storm Sashvirsulated Yes/Avg 

CarStorage 

| 

Jtione 

Effective Age (Vrs) 20 

Joamoness 

Setemest 

Screens 

Yes/Avg 

Xorveney 

_toiCars 

2 

Ati 

None 

Heating ff Fwa 

[[_Jtwas | [ 

JRediant} 

Ameo 

WoodStove(s) £0 

| Driveway Stace Paved 

Drop Stak. 

Stairs 

Cote: 

Tru Gas 

Fregiace(s)# 0 

Fence None 

|(X]Garage 

#ofCars 

2 

Floor 

X) saute 

[XJ cena) air Contidoning 

X} Pavofeck Trex 

Porch Concrete Jl) Cag 

fofCars 

0 

(Drinishes 

Heated 

ngigust 

| Jower 

X)poo AbvGrnd 

(Jone: None 

a 

(Joe 

[Jenn 

ances | 

JRefrigerator 

[JRas 

0 

[X]Dishwasher 

(Disposal 

| IMicrowave 

| JWasherDryer [J ouner (escaive) 

Finlshed area above 

grade contains: 

6 Rooms 

3 Bediooms 

2.0 Bats} 

1,800 Squaro Feet of Gross Living Area Above Grade 

Addon features (special energy efficient kems, etc). 

None Noted

310984 

Uniform Residential Appraisal Report 

Fie No. 25-0113 

comparable 

properties. cunendy offered for sele Inthe subject Worhood sanging in price from $440,000 

to3 525,000 

a 

ing in sale price from$ 

400,000 

1s 

500,000 

4 

SUBJECT 

COMPARABLE SALE NO. 1 

COMPARABLE SALE HO. 2 

COMPARABLE SALE NO. 3 

2595 Will Carleton Rd 

12755 Rawsonville Rd 

42651 Bemis Rd 

5275 Carleton Rockwood Rd 

Address Flat Rock, Mi 48134 

Belleville, Mi 48111 

Sumpter Township, M1 48111 

| South Rockwood, M1 48179 

Proximity 

to 

Subject 

10.47 miles NW 

8.33 miles NW 

3.63 miles SE 

RICmp 20240006748; OOM 110 

|RICmp #20240077283:DOM 6 | RICmp #81025013354;00M 7 

Assessor/Ext Inspection 

Assessor/Ext Inspection 

Assessor/Ext Inspection 

VALUE ADJUSTMENTS 

DESCRIPTION 

+418 Adpetront 

DESCRIPTION 

+f) $ Adpsrert 

DESCRIPTION 

ry 

Sale or Financing 

ArmLth 

ArmLth 

ArmLth 

Cash:0 

Cash:0 

Conv,0 

$08/24;c05/24 

$11/24;¢10/24 

$05/25,c04/25 

N;Res; 

N;Res; 

NiRes; 

N;Res; 

Leasehold/Fee Simple 

| Fea Simple 

Fee Simple 

Fes Simple 

Fae Simple 

Site 

4.18 ac 

344 ac 

0{1.01ac 

+15,00015.00 ac 

[2] 

View, 

NiRes; 

N;Res; 

N;Res; 

NiRes; 

DT1;Ranch 

DT2,Cape Cod 

DT1%;Ranch 

DT1;Ranch 

Quality 

of Construction 

{ Q4 

Q4 

14,2501Q4 

13,1701 Q4 

31 

29 

20 

0}35 

g 

cs 

C3 

C4 

26,340 C4 

26,700 

Tool [Bams] 

sas 

| vow [Bema] 

Bae 

Tout [Bora] 

Eve 

Tou [ows] 

pots 

6[3] 

20 

[8ia{ 

21 

3000f7 13] 

21 

3000] 

6713] 

20 

Gross [Wing Area 35. 

1,800 sq 1. 

1,953 sq.t. 

-5,366 

2,163 sq.ft 

-12,708 

1,797 sq.n 

0 

Basement & Finished 

Osf 

Osf 

0sf 

1797sf0sfin 

-17.870 

Rooms Below Gage 

Fungtional tiky 

3-Bedroom 

4-Bedroom 

-5,000 | 3-Bedroom 

3-Bedroom 

4 Heating/Cooling 

FWA/Central 

FWA/Central 

FWA/MNone 

+3,0001 FWA/Central 

FE fregy Effcientitems 

| None 

None 

None 

None 

2ga2dw 

2dw 

+8,000 | 2ga2dw 

2ga2dw 

PoriDeck/FlaRm | Por/Deck/Patio 

0{Porch/Deck 

+3,000| Porch 

+5,000 

Qutbuilding 

1-Pole Ban 

1-Pole Bam 

1-Pole Bam 

1-Pole Bam 

X. 

[J 

Ts 

8895] 

OJ 

[J 

Js 

24805! 

J, 

(J 

Ts 

13,730 

Nea. 

1.8% 

Neth. 

10.2% 

NetAd. 

3.1% 

Gross 

A 

7.5%1% 

483,895 [Gossag 

17.4% 

18 

483,805 | GossAg. 

11.2% 

]3 

458,730 

Myresearch {_Joid_ {XJ 

6 not roveal any ovor sales 

or transfers of the subject peoperty 

fo the tres years prior to the effect dato of is appraisal 

Data sowrce(s) 

Public Record, Realcomp MLS, Paragon MLS 

Myresearch |_Joig [XJ notseveal any pric sats or transfers 

of the compara 

sates for the year pig 0 Ug dato of sale 

of the comparable sa. 

Data sorcefs) 

Public Record, Realcomp MLS, Paragon MLS 

Repo he resus of the research and analys's of the prior sale of transfer history of the subject property and comparable sales (report additional prior sates on page 3). 

TEM 

SUBJECT 

COMPARABLE SALE NO. 1 

COMPARABLE SALE NO, 2 

COMPARABLE SALE NO. 3 

Date of Prior SatefTransfer 

Price of Prior SafefTransfer. 

Data Soureafs) 

Public Records 

Public Records 

Public Records 

Public Records 

Effective Date of Data Source(s) 

| 07/04/2025 

07/04/2025 

07/04/2025 

07/04/2025 

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

No prior transfers of the subject or comparable sales were noted. 

Summary of Sales Comparison Approach. 

See Aftached Addendum

310984 

Uniform Residential Appraisal Report 

Floto, 25-0113 

The appraiser is knowledgeable of the geographic locale, has access to the local MLS for where the property is located and has 

appraised other properties in the overall location. 

At the time of inspection, there was no evidence that the subject has been impacted by any recent FEMA national disasters. 

Exposure Time: estimated length of tims that the property interest being appraised would have been offered on the market prior to the 

hypothetical consummation of a sale ai market value on the effective date of the appraisal. 

ADDITIONAL COMMENTS 

Provide adoguata information for th lenderfdiant 10 replicate the below cost figuras and calculations. 

‘Support forthe ofiion of se vawe (summary 

of comparalie land sates of other methods for estimating site vas) 

Land values were researched through the local MLS 

andlor 

of, 

Fd e5TwaTeD 

| JREPRODUCTIONOR 

 (XJREPLACEMENT COST NEW 

‘OPINION OF SITE VALUE 

80,000 

4 Source 

of cost dats M & S Handbook 

Dweting 

1,800 sg.Fr@s 

351.000 

bq Quaity rating from cost service Avg 

Eflectiva dale of cost data 2025 

SqfL@4 

0 

bY Comments on Cost Approach laross 

ving area calculations, depreciation, exc) 

I Due to the age of the subject, the cost approach was not 

| GarageiCarport 

673 Soft@s 

35.00 

zd 

23,555 

bi! considered o be reliable, Extensive physical depreciation results 

| Tolal Estate 

of Cost Hew 

. 

374,555 

in a less than credible value. 

Less 

100 

Prysical 

| Functional | 

_Externat 

Deprecation $74,911] 

74,911 

Depreciated 

Cost of Improvements 

289,644 

“As is" Value 

of Sit Improvements 

80,000 

INDICATED VALUE BY COST APPROACH 

45! 

H Esrnsted Morty Markl Fen § 

0 

X Gros 

Rem 

Midis 

0-3 

0 nfcted Vena by coms Agmosch 

g 2 Summary of income Approach (inching 

support fo mark fens and GRA) NIA 

ls the & 

de 

contol of he Homeowners Associaton (ION? __[ 

J¥es 

[ 

No 

_Unittypely) 

[ 

IDetached 

{ 

JAusehad

310984 

Uniform Residential Appraisal Report 

Fie No. 26-0113 

This report form is designed to report an appraisal of a one-unit property 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 appraisat 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 certifications. 

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 

to include any additional research or analysis necessary based on the complexity of this appralsal assignment, Modifications or 

deletions to the certifications are also not permitted. However, additional ceriifications that do not constilute material alterations 

to this appraisal report, such as those required by law or those related fo 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 sales 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 appraisat report. 

INTENDED USE: The intended use of this appraisal report is for the [ender/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 fandes/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 

title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed 

or well advised, and each acting in what he or she considers his or her own best interest; (3) a reasonable time is allowad 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 thersto; 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 creative financing or sales concessions. 

No adjustments are 

necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these 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 to financing terms offered by a third parly institutional lender that is not already 

involved in the property or iransaction. Any adjustment should not be calculated on a mechanical dollar for dolar 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 appraiser's 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 title 

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 

skefch 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 property in question, 

unless specific amangements to 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; elc.) observed during ths inspection of the subject properly or that he or she became aware of 

during the research involved in performing this appraisal. Unless 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 limited to, 

needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that 

would make the property less valuable, and has assumed that there are no such conditions and makes no guarantees or 

warranties, express or implied. The appraiser wilt not be responsible for any such conditions that do exist or for any engineering or 

testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of 

environmental hazards, this appraisal report must not be considered as an environmental assessment of the property. 

6. 

The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory

310884 

Uniform Residential Appraisal Report 

Fie No. 26-0113 

22. {am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certain laws 

and regulations, 

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 fender at the request of the borrower, the mortgagee or ils successors and assigns, mortgage insurers, 

government 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. 

[f this appraisal report was transmitted as an “electronic record” containing my “slectronic 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 endfor criminal 

penalties including, but not fimited to, fine or imprisonment or both under the provisions of Title 18, United States Code, Section 

1001, et seq., or similar state laws. 

SUPERVISORY APPRAISER'S CERTIFICATION: The Supetvisory Appraiser certifies and agrees thal’ 

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. 

1 accept full responsibility for the contents of this appraisal report including, but not iimited to, the appraiser's analysis, 

opinions, statements, conclusions, and the appraiser's certification, 

3, 

The appraiser identified in this appraisat report is either a sub-contractor or an employee of the supervisory appraiser (or the 

appraisal firm), is qualified 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 adopted and 

promulgated by the Appraisal Standards Board of The Appraisal Foundation and hat were in place at the time this appraisal 

report was prepared, 

5, 

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 faws (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 effactive, enforceable and valid as if a 

paper version of this appraisal report were delivered containing my original hand written signature, 

APPRAISER 

SUPERVISORY APPRAISER (ONLY {F REQUIRED) 

signature Pla thscar 7a bandit 

Signature 

Name Matthew Talacko 

Name 

Company Name Shoreview Appraisal Services 

Company Name 

Company Address 21609 Martin Rd 

Company Address 

Saint Clair Shores, MI 48081 

Telephone Number (586) 879-4502. 

B 

Telephone Number 

Email Address shoreviewappraisals@yahoo.co 

Email Address 

Date of Signalure and Report 07/09/2025 

Date of Signature 

Effective Date of Appraisal 07/04/2025 

State Certification # 

State Certification # 

or State License # 

or State License # 1203071115 

State 

or Other (describe) 

State # 

Expiration Date of Certification or License 

State MI 

Expiration Date of Certification or License 07/31/2025

310984 

Uniform Residential Appraisal Report 

FieNo. 25-0113 

APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: 

1. 

Ihave, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in this 

appraisal report. 

2. 

1performed a complete visual inspection of the interior and exterior areas of the subject property. 

| 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 Professional 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 fo value, 

| have adequate comparable market data to develop a reliable sales comparison approach for this appraisal 

assignment. 

| further certify 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 property, any offering for sale 

of the subject properly in the twelve months prior to the effective date of this appraisal, and the prior safes 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. 

| researched, verifieZ, 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. 

| selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property. 

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 fand. 

8. 

| 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 io, the necessary and appropriate public and private data sources, such as multiple listing 

services, tax assessment records, public fand records and other such data sources for the area in which the property is located. 

13. 

| obtained the information, estimates, and opinions fumished 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 to the subject neighborhood, subject 

property, and the proximity of the subject property to adverse influences in the development of my apinion of market value. 

| have 

noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the presence of 

hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the Inspection of the subject property 

or that | became aware of during the research involved in performing this appraisal. 

1 have considered these adverse conditions in 

my analysis of the property 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, alt 

statements and information in this appraisal report are true and correct, 

16. 

1 stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which are 

subject only to the assumptions and limiting conditions int this appraisal report. 

17. 

1 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, 

familial status, or national origin of either the prospective owners of occupants of the subject property or of the present owners or 

occupants of the properties in the 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 valus, a predetermined minimum value, a range or direction in value, a value that favors the cause of any party, or the 

attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pending morigage loan 

application). 

19. 

{ personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. 

If | relied on

310984 

Fie No. 26-0113 

Applied Valuation Services 

Advaniage One Credit Union 

23670 Telegraph Rd 

Flat Rock, Mi, 48134 

File Number: 

25-0113 

In accordance with your request, 

| have appraised the real property at: 

2595 Will Carleton Rd 

Flat Rock, MI 48134 

The purpose of this appraisal is to develop an opinion of the markel value of the subject property, as improved. 

The property rights appraised are the fee simple interest in the site and improvements. 

In my opinion, the market value of the property as of 

July 4, 2025 

is: 

$483,000 

Four Hundred Eighty-Three Thousand Dollars 

The attached report contains the description, analysis and supportive data for the conclusions, 

final opinion of value, descriptive photographs, limiting conditions and appropriate certifications. 

Respectfully submitted, 

Wattheo7abacks 

Matthew Talacko

310984 

File No. 25-0113 

APPRAISAL OF 

LOCATED AT: 

2595 Will Carleton Rd 

Flat Rock, MI 48134 

FOR: 

Advantage One Credit Union 

23670 Telegraph Rd 

Flat Rock, MI, 48134 

BORROWER: 

Paul Forfa 

AS OF:

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