Opinion of Value.pdf
Elaine M Dunne Petitioner V Township Of Bedford Respondent · 26-000595-TT
Text extracted from the reviewed PDF, organized by page. OCR and reading order may contain errors; confirm details in the PDF below.
Page 1
Page | 0 Subject Property Aerial taken in 2024 Description of what was appraised at: 9570 Douglas Road Temperance MI 48182 Date of Value: 12-31-2026 Date report written: 7/1/2026
Page 2
Page | 1 Date report was written Michigan Tax Tribunal Ottawa State Office Building 611 W Ottawa Street 2nd Floor Lansing, MI 48913 Dear Michigan Tax Tribunal: Attached is an opinion of value of vacant land located at 9750 Douglas Road, Temperance MI, 48182. A physical inspection of the property was completed on 7/1/2026. Legal description is as follows: SEC 16 T8S R7E 1.72 A PT OF NW 1/4 OF NW 1/4 COM AT A PT 108 FT S 1 DEG 10' W FR THE NW COR OF SEC 16 TH S 1 DEG 10' W 390 FT TH N 67 DEG 33' E 225 FT TH N 57 DEG 17' E 36 FT TH N 30 DEG 05' E 110 FT TH N 21 DEG 12' E 70 FT TH N 74 DEG 16' W 122.18 FT TH N 64 DEG 47' W 213.50 FT TO POB This report contains XX pages and is presented as a proof of value for tax tribunal proceedings. The purpose of the report is to estimate the market value of fee simple title to the subject property as of: 12-31-2025 Market value is defined by The Appraisal Foundation as: 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 and knowledgeably, and assuming the price is not affected by undue stimulus. On the basis of my analysis, I estimate the market value of the subject property as of December 31, 2025 to be: Sixty Eight Thousand Eight Hundred Dollars ($68,800) Sincerely, Anthony E. Meyaard MMAO Bedford Township Assessor City of Holland Assessor’s office
Page 3
Page | 2 Summary of Salient Facts and Conclusions Purpose of Appraisal: Estimate market value for Michigan Tax Tribunal proceedings Property rights appraised: Unencumbered Fee Simple Interest Address of Property 9750 Douglas Road, Temperance MI, 48182. Parcel Number 02 016 018 00 Improvement description: Vacant Land Lot Size: 1.72 acres with 390’ of road frontage Zoning: AG-2 Assessed Value for 2026: $30,700 Taxable Value for 2009: $30,700 Highest & Best Use: Single family home development Sales Comparison Approach to Value: $68,800.00 Date of Appraisal: 12-31-2025 Date Report Written: 7/1/2026
Page 4
Page | 3 Site Description The subject property is buildable vacant land, triangular in shape containing 1.72 acres with 390 feet of road frontage along Douglas Road and approximately 313 feet deep at it’s deepest point with an average depth of approximately 195 feet. The property is level and abuts a drainage ditch on two sides. While not currently installed, electric and internet service is available to the site. Water and sewer would be provided via a private well and septic tank. There are no off-site improvements present such as sidewalks or street lights. Access to the site is from Douglas Road which is an asphalt paved road. It was verified with the Bedford Township Community Development and Planning Department that the subject site is considered a buildable lot. Minimum front yard setbacks are 67 feet with a minimum side yard setback of 15 feet and minimum rear yard setback of 35 feet.
Page 5
Page | 4 Improvement Description While the subject property is currently vacant, it was previously improved with a single- family home which was demolished in 2019. The only known remnants of the home is the old septic tank. Neighborhood Description The subject property is located near the center of Bedford Township in Monroe County in a rural residential community. The immediately surrounding neighborhood is made up of single-family homes on lots mostly ranging from 0.50 acres to 7 acres with the majority being around 2 acres. Homes in the area are mostly ranch style homes built in the 1960’s and 1970’s with some newer development scattered throughout.
Page 6
Page | 5 Legal Description SEC 16 T8S R7E 1.72 A PT OF NW 1/4 OF NW 1/4 COM AT A PT 108 FT S 1 DEG 10' W FR THE NW COR OF SEC 16 TH S 1 DEG 10' W 390 FT TH N 67 DEG 33' E 225 FT TH N 57 DEG 17' E 36 FT TH N 30 DEG 05' E 110 FT TH N 21 DEG 12' E 70 FT TH N 74 DEG 16' W 122.18 FT TH N 64 DEG 47' W 213.50 FT TO POB Sale History The subject property was listed on the market on 7-31-2025 and sold on 9-19-2025 from CSC&R Properties LLC to Kevin R & Elaine M Dunne for $48,000.00. The deed for this transaction is recorded with the Monroe County Register of Deeds office with a document number of 2025R16389.
Page 7
Page | 6 Sale Comparables Comp 1: Parcel No.: 02 019 025 02 Address: W Temperance Road Lambertville, MI 48144 Sale Date: 11/24/2025 Document Number: 2025R20300 Grantor: Brad A Helm Grantee: Cody & Taylor Clifton Lot Size: 2.5 acres Zoning: AG-2 Sale Price: $97,000 Price per Sq ft: $0.89 Price per Acre: $38,800
Page 8
Page | 7 Comp # 2 Parcel No.: 02 030 101 60 Address: Adler Road Lambertville, MI 48144 Sale Date: 10/31/2024 Document Number: 2024R16446 Grantor: Jeffrey & Nicole Minkowski Grantee: Black Oak Building Co Lot Size: 2.71 acres Zoning: R-2A Sale Price: $110,000.00 Price per Sq ft: $0.93 Price per Acre: $40,590
Page 9
Page | 8 Comp # 3 Parcel No.: 02 560 021 00 Address: W Rauch Road Temperance, MI 48182 Sale Date: 11/5/2025 Document Number: 2025R18344 Grantor: Jason & Kathryn Sondergeld Grantee: Robert & Amy Johnson Building Size: 2.3 acres Zoning: R-2B Sale Price: $94,900.00 Price per Sq ft: $0.95 Price per Acre: $41,261
Page 10
Page | 9 Comp # 4 Parcel No.: 02 021 005 10 Address: Jackman Road Temperance, MI 48182 Sale Date: 10/10/2025 Document Number: 2025R16907 Grantor: VTMGG LLC Grantee: Whell Holdings LLC Lot Size: 0.442 acres Zoning: R-2B Sale Price: $44,000.00 Price per Sq ft: $2.29 Price per Acre: $99,547
Page 11
Page | 10 Comp # 5 Parcel No.: 02 205 015 10 Address: Douglas Road Lambertville, MI 48144 Sale Date: 9/18/2025 Document Number: 2025R15712 Grantor: Kathleen Rearick Estate Grantee: Joseph Albring Lot Size: 0.46 acres Zoning: R-2A Sale Price: $25,000.00 Price per Sq ft: $1.25 Price per Acre: $54,348
Page 12
Page | 10 SUBJECT COMPARABLE 1 COMPARABLE 2 COMPARABLE 3 COMPARABLE 4 COMPARABLE 5 Address 9570 Douglas Rd Temperance MI 48182 V/L W Temperance Rd Lambertville, MI 48144 V/L Adler Road Lambertville, MI 48144 V/L Rauch Road Temperance, MI 48182 V/L Jackman Road Temperance, MI 48182 V/L Douglas Rd Lambertville, MI 48144 Parcel Number 02 016 018 00 02 019 025 02 02 030 101 60 02 560 021 00 02 021 005 10 02 205 015 10 Size (Acres) 1.72 acres 2.5 acres 2.71 acres 2.3 acres 0.442 acres 0.46 acres Size (Square Feet) 74,923 sq ft 108,900 sq ft 118,048 sq ft 100,188 sq ft 19,240 sq ft 20,000 sq ft Zoning AG-2 AG-2 R-2A R-2B R-2B R-2A Sale Date 7/31/2025 11/24/2025 10/31/2024 11/5/2025 10/10/2025 9/18/2025 Sale Price $48,000.00 $97,000.00 $110,000.00 $94,900.00 $44,000.00 $25,000.00 Document Number 2025R16389 2025R20300 2024R16446 2025R18344 2025R16907 2025R15712 Price per Acre $27,906.98 $38,800.00 $40,590.41 $41,260.87 $99,547.51 $54,347.83 Price per Sq ft $0.64 $0.89 $0.93 $0.95 $2.29 $1.25 Road Type Paved Paved (similar) Paved (similar) Paved (similar) Paved (similar) Paved (similar) Topography Mostly Level Mostly Level (similar) Mostly Level (similar) Mostly Level (similar) Mostly Level (similar) Mostly Level (similar) Land Cover Trees Trees (similar) Trees (similar) Trees (similar) Trees (similar) Trees (similar) Highest & Best Use Single-Family Development Single-Family Development Single-Family Development Single-Family Development Single-Family Development Single-Family Development Price per Acre $38,800.00 $40,590.41 $41,260.87 $99,547.51 $54,347.83 Price per Sq ft $0.89 $0.93 $0.95 $2.29 $1.25 Price per Acre $54,909.32 Price per Acre $40,217.09 Price per Sq ft $1.26 Price per Sq ft $0.92 Value indication (acre) $94,444.03 Value indication (acre) $69,173.40 IDENTIFICATION SALE DATA PHYSICAL CHARACTERISTICS VALUE INDICATION Average of all comparables Average of Comparable 1, 2, and 3
Page 13
Page | 11 Final Opinion of Value Based on the concept of value in exchange, the sales comparison approach to value compares the property being appraised with similar properties sold in the recent past.1 Five comparable vacant land sales were identified for this value opinion. Of the five, comparables 1, 2, and 3 are considered the most comparable to the subject property. No adjustments were applied to any of the comparable sales are they are all similar to the subject property when considering road type, topography, land cover, and highest and best use. No time adjustments were applied to the comparable sales as all sales have taken place with the last two years as is consistent with standard assessing practices. The most weight was placed on comparable sales 1 and 3 as they are both within 30 days of the date of value opinion (12/31/2025). Comparable 1 indicated a price per acre of $38,800.00 whereas comparable 3 indicated a price per acre of $41,260.87 per acre. Therefore, the concluded price per acres is $40,000.00. When applied to the subject property, this returns an overall value indication of $68,800.00 (40,000 x 1.72 ac). Sixty Eight Thousand Eight Hundred Dollars $68,800.00 1 IAAO, Property Assessment Valuation second edition, pg. 45