25_002714 Land Analysis.pdf
James Staros, Petitioner V Township Of Chikaming, Respondent · 25-002714-TT
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NORTH OF WILSON SOUTH OF HARBERT EAST OF RED ARROW 6700 - 7800 YOUNGREN 6200 - 7100 HARBERT 8125 - Down - Warren Woods 7260 - Down - East Parcel Number Street Address Sale Date Sale Price Instr. Terms of Sale Adj. Sale $ Asd. when Sold Asd/Adj. Sale Cur. Appraisal Land Residual Est. Land Value Effec. Front Depth Net Acres Total Acres Dollars/FF Dollars/Acre Dollars/SqFt Actual Front ECF Area Liber/Page Other Parcels in Sale Land Table Gravel Paved Inspected Date Class Rate Group 1 07-8650-0015-00-3 MARQUETTE RD 07/01/2022 $42,000 WD 03-ARM'S LENGTH $42,000 $29,500 70.24 $70,640 $42,000 $70,640 80.0 160.0 0.29 0.29 $525 $142,857 $3.28 80.00 '4202 3379/1504 4170 E OF RA SOUTH OF HARBERT 1 0 07/28/1987 402 4170 E OF RA & 07-0016-0008-01-3 7818 YOUNGREN RD 02/23/2024 $177,500 WD 03-ARM'S LENGTH $177,500 $40,200 22.65 $108,389 $135,336 $66,225 75.0 200.0 0.34 0.34 $1,804 $393,419 $9.03 75.00 '4101 3421/1691 4170 E OF RA SOUTH OF HARBERT 0 1 01/01/2000 401 4170 E OF RA & 07-7600-0007-00-9 16044 BUTTERFIELD RD 05/02/2022 $340,000 WD 03-ARM'S LENGTH $340,000 $110,400 32.47 $312,299 $216,400 $116,556 132.0 133.0 0.40 0.40 $1,639 $536,973 $12.33 132.00 '4202 3374/0240 4170 E OF RA SOUTH OF HARBERT 0 1 12/26/2019 401 4170 E OF RA & 07-7600-0012-00-2 16045 CANTERBURY RD 08/01/2022 $379,000 WD 03-ARM'S LENGTH $379,000 $107,600 28.39 $454,773 $242,000 $116,556 132.0 133.0 0.40 0.40 $1,833 $600,496 $13.79 132.00 '4202 3381/2571 4170 E OF RA SOUTH OF HARBERT 0 1 05/10/2022 401 4170 E OF RA & 07-0015-0024-00-2 7080 YOUNGREN RD 09/25/2023 $599,000 WD 03-ARM'S LENGTH $599,000 $140,100 23.39 $348,301 $338,999 $88,300 100.0 250.0 0.57 0.57 $3,390 $590,591 $13.56 100.00 '4101 3413/3471 4170 E OF RA SOUTH OF HARBERT 0 1 06/16/2022 401 4170 E OF RA & Totals: $1,537,500 $1,537,500 $427,800 $1,294,402 $974,735 $458,277 519.0 2.02 2.02 Sale. Ratio => 27.82 Average Average Average Std. Dev. => 19.86 per FF=> $1,878 per Net Acre=> 483,020.32 per SqFt=> $11.09 1 Acre or Less 0 - 1 Acre Parcel Number Street Address Sale Date Sale Price Instr. Terms of Sale Adj. Sale $ Asd. when Sold Asd/Adj. Sale Cur. Appraisal Land Residual Est. Land Value Effec. Front Depth Net Acres Total Acres Dollars/FF Dollars/Acre Dollars/SqFt Actual Front ECF Area Liber/Page Other Parcels in Sale Land Table Gravel Paved Inspected Date Class Rate Group 1 07-0020-0003-06-1 14731 BROWN RD 08/19/2022 $370,000 WD 03-ARM'S LENGTH $370,000 $143,000 38.65 $459,455 $209,800 $158,940 180.0 329.0 1.36 1.36 $1,166 $154,265 $3.54 180.00 '4101 3384/1248 4170 E OF RA SOUTH OF HARBERT 0 1 08/30/2022 401 4170 E OF RA & 07-0015-0020-05-8 7238 YOUNGREN RD 06/03/2022 $425,000 WD 03-ARM'S LENGTH $425,000 $189,500 44.59 $435,285 $139,600 $72,964 240.0 305.3 1.68 1.68 $582 $83,095 $1.91 240.00 '4101 3376/3383 4170 E OF RA SOUTH OF HARBERT 0 1 06/16/2022 401 4170 E OF RA & 07-0027-0004-02-1 6866 W WARREN WOODS RD 07/15/2022 $537,000 WD 03-ARM'S LENGTH $537,000 $161,700 30.11 $405,899 $337,400 $103,501 0.0 0.0 2.85 2.85 #DIV/0! $118,386 $2.72 0.00 '4101 4170 E OF RA SOUTH OF HARBERT 0 1 07/19/1995 401 07-0016-0022-09-1 13986 PRAIRIE RD 08/10/2023 $730,000 WD 03-ARM'S LENGTH $730,000 $221,500 30.34 $495,484 $385,400 $102,338 158.0 655.0 3.03 3.03 $2,439 $127,195 $2.92 158.00 '4101 3409/3176 4170 E OF RA SOUTH OF HARBERT 0 1 10/15/2019 401 4170 E OF RA & Totals: $2,062,000 $2,062,000 $715,700 $1,796,123 $1,072,200 $437,743 578.0 8.92 8.92 Sale. Ratio => 34.71 Average Average Average Std. Dev. => 7.01 per FF=> $1,855 per Net Acre=> 120,201.79 per SqFt=> $2.76 1 - 3 Acres Parcel Number Street Address Sale Date Sale Price Instr. Terms of Sale Adj. Sale $ Asd. when Sold Asd/Adj. Sale Cur. Appraisal Land Residual Est. Land Value Effec. Front Depth Net Acres Total Acres Dollars/FF Dollars/Acre Dollars/SqFt Actual Front ECF Area Liber/Page Other Parcels in Sale Land Table Gravel Paved Inspected Date Class Rate Group 1 07-0016-0022-09-1 13986 PRAIRIE RD 08/10/2023 $730,000 WD 03-ARM'S LENGTH $730,000 $221,500 30.34 $495,484 $385,400 $102,338 158.0 655.0 3.03 3.03 $2,439 $127,195 $2.92 158.00 '4101 3409/3176 4170 E OF RA SOUTH OF HARBERT 0 1 10/15/2019 401 4170 E OF RA & 07-0015-0023-01-4 14391 PRAIRIE RD 08/26/2022 $475,000 WD 03-ARM'S LENGTH $475,000 $197,800 41.64 $521,029 $338,600 $322,045 205.0 210.0 5.49 0.99 $1,652 $61,698 $1.42 205.00 '4101 3385/3490 07-0015-0023-05-7 4170 E OF RA SOUTH OF HARBERT 1 0 09/12/2002 401 4170 E OF RA & 07-0028-0002-03-5 7511 W WARREN WOODS RD 01/03/2024 $400,000 WD 03-ARM'S LENGTH $400,000 $151,000 37.75 $411,768 $193,584 $205,352 0.0 0.0 6.08 6.08 #DIV/0! $31,839 $0.73 0.00 '4101 3418/2453 4170 E OF RA SOUTH OF HARBERT 0 1 06/15/2023 401 4170 E OF RA & 07-0016-0024-00-1 7538 YOUNGREN RD 05/27/2022 $450,000 WD 03-ARM'S LENGTH $450,000 $154,400 34.31 $637,808 $356,000 $236,425 0.0 0.0 7.00 7.00 #DIV/0! $50,857 $1.17 0.00 '4101 3376/1541 4170 E OF RA SOUTH OF HARBERT 0 1 02/21/2024 401 Totals: $2,055,000 $2,055,000 $724,700 $2,066,089 $1,273,584 $866,160 363.0 21.60 17.10 Sale. Ratio => 35.27 Average Average Average Std. Dev. => 4.82 per FF=> $3,508 per Net Acre=> 58,967.68 per SqFt=> $1.35 3 - 10 Acres Parcel Number Street Address Sale Date Sale Price Instr. Terms of Sale Adj. Sale $ Asd. when Sold Asd/Adj. Sale Cur. Appraisal Land Residual Est. Land Value Effec. Front Depth Net Acres Total Acres Dollars/FF Dollars/Acre Dollars/SqFt Actual Front ECF Area Liber/Page Other Parcels in Sale Land Table Gravel Paved Inspected Date Class Rate Group 1 07-0023-0017-12-1 14736 FLYNN RD 06/24/2022 $299,000 WD 03-ARM'S LENGTH $299,000 $111,900 37.42 $383,629 $277,514 $362,143 0.0 0.0 11.71 11.71 #DIV/0! $23,699 $0.54 0.00 '4101 3378/3040 4170 E OF RA SOUTH OF HARBERT 0 0 NOT INSPECTED 402 07-0024-0001-01-0 14763 FLYNN RD 04/21/2022 $690,000 WD 03-ARM'S LENGTH $690,000 $213,600 30.96 $947,613 $164,836 $422,449 0.0 0.0 13.66 13.66 #DIV/0! $12,067 $0.28 0.00 '4101 3372/1624 4170 E OF RA SOUTH OF HARBERT 0 0 04/26/2018 401 07-0015-0023-06-5 14317 PRAIRIE RD 07/12/2022 $850,000 WD 03-ARM'S LENGTH $850,000 $527,100 62.01 $1,435,320 $157,600 $694,907 0.0 0.0 22.47 22.47 #DIV/0! $7,014 $0.16 0.00 '4101 3380/3026 4170 E OF RA SOUTH OF HARBERT 1 0 06/28/2022 401 07-0023-0017-00-7 5867 INDIAN TRAIL RD 02/23/2024 $570,000 WD 03-ARM'S LENGTH $570,000 $478,800 84.00 $1,282,365 $370,045 $1,082,410 0.0 0.0 35.00 35.00 #DIV/0! $10,573 $0.24 0.00 '4101 4170 E OF RA SOUTH OF HARBERT 0 1 01/18/1901 401 07-0022-0004-05-5 7042 EAST ROAD 06/30/2023 $1,802,000 WD 03-ARM'S LENGTH $1,802,000 $839,900 46.61 $2,543,541 $1,265,000 $1,805,114 0.0 0.0 57.84 5.74 #DIV/0! $21,871 $0.50 0.00 '4101 3408/1056 07-0022-0004-06-3 4170 E OF RA SOUTH OF HARBERT 0 1 07/18/2023 401 Totals: $4,211,000 $4,211,000 $2,171,300 $6,592,468 $2,234,995 $4,367,023 0.0 140.68 88.58 Sale. Ratio => 51.56 Average Average Average Std. Dev. => 21.26 per FF=> #DIV/0! per Net Acre=> 15,887.08 per SqFt=> $0.36 15 - 100 Acres Parcel Number Street Address Sale Date Sale Price Instr. Terms of Sale Adj. Sale $ Asd. when Sold Asd/Adj. Sale Cur. Appraisal Land Residual Est. Land Value Effec. Front Depth Net Acres Total Acres Dollars/FF Dollars/Acre Dollars/SqFt Actual Front ECF Area Liber/Page Other Parcels in Sale Land Table Gravel Paved Inspected Date Class Rate Group 1 07-3040-0006-00-1 13868 JANE WAY 05/02/2023 $899,000 WD 03-ARM'S LENGTH $899,000 $294,100 32.71 $737,333 $318,541 $156,874 177.7 147.0 0.60 0.60 $1,793 $530,902 $12.19 177.66 '4101 4170 E OF RA SOUTH OF HARBERT 0 0 08/10/2023 401 4170 JANEWAY 07-3040-0008-00-4 13889 JANE WAY 11/06/2023 $550,000 WD 03-ARM'S LENGTH $550,000 $190,700 34.67 $450,134 $213,473 $113,607 128.7 141.0 0.42 0.42 $1,659 $513,156 $11.78 128.66 '4101 3415/2897 4170 E OF RA SOUTH OF HARBERT 0 0 08/17/2020 401 4170 JANEWAY 07-3040-0009-00-1 13779 JANE WAY 05/04/2022 $65,000 WD 03-ARM'S LENGTH $65,000 $26,100 40.15 $321,141 $65,000 $95,065 102.3 140.8 0.33 0.33 $635 $196,375 $4.51 102.33 '4101 3374/0821 4170 E OF RA SOUTH OF HARBERT 0 0 08/10/2023 401 4170 JANEWAY 07-3040-0015-00-1 13785 JANE WAY 06/16/2023 $180,000 WD 03-ARM'S LENGTH $180,000 $102,600 57.00 $68,357 $180,000 $68,357 350.0 175.5 1.40 1.40 $514 $128,571 $2.95 111.33 '4101 07-3040-0016-00-7, 07-3040-0017-00-3 4170 E OF RA SOUTH OF HARBERT 0 0 11/17/2009 402 4170 JANEWAY Totals: $1,694,000 $1,694,000 $613,500 $1,576,965 $777,014 $433,903 758.7 2.75 2.75 Sale. Ratio => 36.22 Average Average Average Std. Dev. => 11.04 per FF=> $1,024 per Net Acre=> 282,859.12 per SqFt=> $6.49 Janeway Parcel Number Street Address Sale Date Sale Price Instr. Terms of Sale Adj. Sale $ Asd. when Sold Asd/Adj. Sale Cur. Appraisal Land Residual Est. Land Value Effec. Front Depth Net Acres Total Acres Dollars/FF Dollars/Acre Dollars/SqFt Actual Front ECF Area Liber/Page Other Parcels in Sale Land Table Gravel Paved Inspected Date Class Rate Group 1 07-9200-0006-00-8 14245 WILDWOOD LANE 04/07/2023 $740,000 WD 03-ARM'S LENGTH $740,000 $157,200 21.24 $530,279 $282,859 $73,138 0.0 0.0 1.63 29.40 #DIV/0! $173,320 $3.98 0.00 '4202 3402/1681 4290 SOUTH & EAST OF RA 0 0 04/11/2023 401 Totals: $740,000 $740,000 $157,200 $530,279 $282,859 $73,138 0.0 1.63 29.40 Sale. Ratio => 21.24 Average Average Average Std. Dev. => #DIV/0! per FF=> #DIV/0! per Net Acre=> 173,320.47 per SqFt=> $3.98