025-002732 8820 Windwood ECF Analysis.pdf
William P Esser, Petitioner V City Of Portage, Respondent · 25-002732-TT
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Neighborhoods Used: 4SF04.RES - 4SF04 - SE RESIDENTIAL GRP 4 ECF Analysis for: 10 - CITY OF PORTAGE Page: DB: City Of Portage Current 02/20/2025 02:43 PM 1/9 Single Family RANCH 81 142,012 114,765 1.237 Occupancy Style %Good ResidualValue CostByManual E.C.F. 09000-056-O 03/22/2024 4SF04 401 174,000 31,988 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1414 JONATHON DR Single Family Ranch 69 160,242 96,707 1.657 Occupancy Style %Good ResidualValue CostByManual E.C.F. 08640-051-O 03/21/2024 4SF04 401 187,500 27,258 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1722 CHARLES ST Single Family Bi-Level 69 199,631 178,263 1.120 Occupancy Style %Good ResidualValue CostByManual E.C.F. 01180-028-O 02/29/2024 4SF04 401 235,900 36,269 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 727 SOUTH SHORE DR Single Family Ranch 69 240,380 150,570 1.596 Occupancy Style %Good ResidualValue CostByManual E.C.F. 05640-048-B 02/27/2024 4SF04 401 288,000 47,620 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1400 LAKE AVE Single Family RANCH 63 97,130 72,488 1.340 Occupancy Style %Good ResidualValue CostByManual E.C.F. 01240-015-O 02/07/2024 4SF04 401 125,000 27,870 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1109 SHUMWAY AVE Single Family RANCH 63 168,005 157,495 1.067 Occupancy Style %Good ResidualValue CostByManual E.C.F. 00460-034-O 02/01/2024 4SF04 401 205,000 36,995 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8126 MONTE VISTA ST Single Family RANCH 80 65,239 50,858 1.283 Occupancy Style %Good ResidualValue CostByManual E.C.F. 07200-049-O 01/16/2024 4SF04 401 95,000 29,761 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8105 EDMONDS ST Single Family Ranch 74 230,653 215,145 1.072 Occupancy Style %Good ResidualValue CostByManual E.C.F. 06900-071-O 01/12/2024 4SF04 401 280,000 49,347 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8822 WARUF AVE
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Neighborhoods Used: 4SF04.RES - 4SF04 - SE RESIDENTIAL GRP 4 ECF Analysis for: 10 - CITY OF PORTAGE Page: DB: City Of Portage Current 02/20/2025 02:43 PM 2/9 Single Family Ranch 69 183,698 157,912 1.163 Occupancy Style %Good ResidualValue CostByManual E.C.F. 04140-008-O 01/12/2024 4SF04 401 214,000 30,302 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8820 S SPRINKLE RD Single Family Ranch 73 194,573 140,437 1.385 Occupancy Style %Good ResidualValue CostByManual E.C.F. 04683-147-O 12/29/2023 4SF04 401 224,500 29,927 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8139 MAYFIELD ST Single Family RANCH 77 175,675 114,611 1.533 Occupancy Style %Good ResidualValue CostByManual E.C.F. 07200-034-O 12/13/2023 4SF04 401 210,000 34,325 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 623 GRAND ST Single Family RANCH 63 159,821 129,379 1.235 Occupancy Style %Good ResidualValue CostByManual E.C.F. 00460-037-O 12/08/2023 4SF04 401 192,000 32,179 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1515 APPLECROFT AVE Single Family Two-Story 55 70,484 45,683 1.543 Occupancy Style %Good ResidualValue CostByManual E.C.F. 00023-075-O 09/01/2023 4SF04 401 100,000 29,516 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8131 PORTAGE RD Single Family Two-Story 64 175,007 117,705 1.487 Occupancy Style %Good ResidualValue CostByManual E.C.F. 00340-105-O 08/29/2023 4SF04 401 215,000 39,993 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8642 PORTAGE RD Single Family RANCH 63 214,491 186,999 1.147 Occupancy Style %Good ResidualValue CostByManual E.C.F. 00460-047-O 07/06/2023 4SF04 401 250,000 35,509 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1424 APPLECROFT AVE Single Family Ranch 64 223,850 141,282 1.584 Occupancy Style %Good ResidualValue CostByManual E.C.F. 06900-059-O 05/26/2023 4SF04 401 270,000 46,150 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 4125 LUM ST
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Neighborhoods Used: 4SF04.RES - 4SF04 - SE RESIDENTIAL GRP 4 ECF Analysis for: 10 - CITY OF PORTAGE Page: DB: City Of Portage Current 02/20/2025 02:43 PM 3/9 Single Family Ranch 59 101,806 93,157 1.093 Occupancy Style %Good ResidualValue CostByManual E.C.F. 08640-040-O 05/25/2023 4SF04 401 136,900 35,094 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 10919 PORTAGE RD Single Family Ranch 63 190,970 142,053 1.344 Occupancy Style %Good ResidualValue CostByManual E.C.F. 04683-155-A 05/17/2023 4SF04 401 220,000 29,030 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 913 PASMA AVE Single Family RANCH 68 207,328 171,258 1.211 Occupancy Style %Good ResidualValue CostByManual E.C.F. 00461-085-O 05/17/2023 4SF04 401 260,000 52,672 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1320 PLUMTREE AVE Single Family Ranch 63 127,890 114,274 1.119 Occupancy Style %Good ResidualValue CostByManual E.C.F. 04682-092-O 04/28/2023 4SF04 401 165,000 37,110 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8126 LORAC ST Single Family Ranch 69 129,955 85,869 1.513 Occupancy Style %Good ResidualValue CostByManual E.C.F. 08640-052-O 04/21/2023 4SF04 401 165,000 35,045 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1719 CHARLES ST Single Family Ranch 63 181,843 118,221 1.538 Occupancy Style %Good ResidualValue CostByManual E.C.F. 00024-145-O 04/21/2023 4SF04 401 215,000 33,157 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 3917 BISCAYNE AVE Single Family TRI-LEVEL 63 203,604 196,504 1.036 Occupancy Style %Good ResidualValue CostByManual E.C.F. 00022-135-O 04/20/2023 4SF04 401 325,000 121,396 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8322 NEWELL'S LN Single Family RANCH 85 194,614 160,742 1.211 Occupancy Style %Good ResidualValue CostByManual E.C.F. 01242-081-O 04/06/2023 4SF04 401 223,900 29,286 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1106 ORCHARD DR
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Neighborhoods Used: 4SF04.RES - 4SF04 - SE RESIDENTIAL GRP 4 ECF Analysis for: 10 - CITY OF PORTAGE Page: DB: City Of Portage Current 02/20/2025 02:43 PM 4/9 Single Family RANCH 58 119,335 86,204 1.384 Occupancy Style %Good ResidualValue CostByManual E.C.F. 09000-065-B 04/04/2023 4SF04 401 150,350 31,015 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1417 LAKE AVE Single Family Ranch 63 182,241 125,446 1.453 Occupancy Style %Good ResidualValue CostByManual E.C.F. 04683-168-O 03/07/2023 4SF04 401 210,000 27,759 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1125 APPLECROFT AVE Single Family RANCH 71 169,931 136,388 1.246 Occupancy Style %Good ResidualValue CostByManual E.C.F. 07200-054-O 03/03/2023 4SF04 401 199,000 29,069 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8123 EDMONDS ST Single Family RANCH 73 120,320 83,675 1.438 Occupancy Style %Good ResidualValue CostByManual E.C.F. 01240-014-O 02/10/2023 4SF04 401 155,000 34,680 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8409 BRUNING ST Single Family RANCH 68 170,264 169,751 1.003 Occupancy Style %Good ResidualValue CostByManual E.C.F. 09540-005-A 01/13/2023 4SF04 401 199,000 28,736 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 3910 HAYES ST Single Family RANCH 68 107,180 95,418 1.123 Occupancy Style %Good ResidualValue CostByManual E.C.F. 07200-032-O 12/21/2022 4SF04 401 142,500 35,320 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8030 EDMONDS ST Single Family RANCH 63 152,961 148,848 1.028 Occupancy Style %Good ResidualValue CostByManual E.C.F. 00460-046-O 12/20/2022 4SF04 401 190,225 37,264 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1420 APPLECROFT AVE Single Family RANCH 63 125,538 89,048 1.410 Occupancy Style %Good ResidualValue CostByManual E.C.F. 09000-063-B 12/07/2022 4SF04 401 156,800 31,262 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1327 LAKE AVE
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Neighborhoods Used: 4SF04.RES - 4SF04 - SE RESIDENTIAL GRP 4 ECF Analysis for: 10 - CITY OF PORTAGE Page: DB: City Of Portage Current 02/20/2025 02:43 PM 5/9 Single Family RANCH 71 109,121 84,785 1.287 Occupancy Style %Good ResidualValue CostByManual E.C.F. 01240-007-O 12/02/2022 4SF04 401 136,300 27,179 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8315 BRUNING ST Single Family Ranch 59 153,985 136,900 1.125 Occupancy Style %Good ResidualValue CostByManual E.C.F. 00023-235-O 11/28/2022 4SF04 401 189,900 35,915 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8603 NEWELL'S LN Single Family Ranch 69 260,223 242,146 1.075 Occupancy Style %Good ResidualValue CostByManual E.C.F. 06360-039-A 11/21/2022 4SF04 401 300,000 39,777 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1024 LAKEVIEW DR Single Family RANCH 63 198,783 159,823 1.244 Occupancy Style %Good ResidualValue CostByManual E.C.F. 00461-082-O 11/03/2022 4SF04 401 245,000 46,217 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1420 PLUMTREE AVE Single Family Ranch 69 184,373 165,406 1.115 Occupancy Style %Good ResidualValue CostByManual E.C.F. 06900-090-A 10/12/2022 4SF04 401 240,000 55,627 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 4118 GRAY ST Single Family Two-Story 74 216,651 173,900 1.246 Occupancy Style %Good ResidualValue CostByManual E.C.F. 06960-025-O 10/05/2022 4SF04 401 242,500 25,849 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8536 LOVERS LN Single Family TWO-STORY 68 151,188 121,654 1.243 Occupancy Style %Good ResidualValue CostByManual E.C.F. 09000-010-O 09/30/2022 4SF04 401 185,000 33,812 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1417 ORCHARD DR Single Family RANCH 63 152,821 129,379 1.181 Occupancy Style %Good ResidualValue CostByManual E.C.F. 00460-037-O 09/30/2022 4SF04 401 185,000 32,179 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1515 APPLECROFT AVE
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Neighborhoods Used: 4SF04.RES - 4SF04 - SE RESIDENTIAL GRP 4 ECF Analysis for: 10 - CITY OF PORTAGE Page: DB: City Of Portage Current 02/20/2025 02:43 PM 6/9 Single Family RANCH 80 146,675 96,995 1.512 Occupancy Style %Good ResidualValue CostByManual E.C.F. 01241-080-O 09/14/2022 4SF04 401 176,925 30,250 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1025 SHUMWAY AVE Single Family RANCH 63 123,308 74,624 1.652 Occupancy Style %Good ResidualValue CostByManual E.C.F. 01241-056-O 09/08/2022 4SF04 401 149,000 25,692 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 814 SHUMWAY AVE Single Family RANCH 69 122,336 89,360 1.369 Occupancy Style %Good ResidualValue CostByManual E.C.F. 01241-077-O 08/31/2022 4SF04 401 150,000 27,664 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1005 SHUMWAY AVE Single Family TWO-STORY 74 194,997 176,452 1.105 Occupancy Style %Good ResidualValue CostByManual E.C.F. 09540-007-O 08/24/2022 4SF04 401 235,000 40,003 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 3919 HAYES ST Single Family Ranch 64 199,754 159,659 1.251 Occupancy Style %Good ResidualValue CostByManual E.C.F. 08640-125-B 08/17/2022 4SF04 401 265,000 65,246 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 10905 WEAVER DR Single Family Ranch 69 210,266 132,739 1.584 Occupancy Style %Good ResidualValue CostByManual E.C.F. 04680-026-O 07/21/2022 4SF04 401 240,000 29,734 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8125 LAKE WOOD DR Single Family Two-Story 69 175,049 172,264 1.016 Occupancy Style %Good ResidualValue CostByManual E.C.F. 00340-072-O 07/20/2022 4SF04 401 220,000 44,951 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 2206 FOREST DR Single Family RANCH 63 199,364 157,123 1.269 Occupancy Style %Good ResidualValue CostByManual E.C.F. 00461-069-O 07/07/2022 4SF04 401 235,000 35,636 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1513 PLUMTREE AVE
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Neighborhoods Used: 4SF04.RES - 4SF04 - SE RESIDENTIAL GRP 4 ECF Analysis for: 10 - CITY OF PORTAGE Page: DB: City Of Portage Current 02/20/2025 02:43 PM 7/9 Single Family Ranch 59 164,796 147,985 1.114 Occupancy Style %Good ResidualValue CostByManual E.C.F. 00340-116-O 06/24/2022 4SF04 401 199,900 35,104 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8516 PORTAGE RD Single Family Two-Story 90 348,521 241,782 1.441 Occupancy Style %Good ResidualValue CostByManual E.C.F. 05640-022-O 06/24/2022 4SF04 401 398,700 50,179 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1622 FOREST DR Single Family Ranch 68 177,288 126,978 1.396 Occupancy Style %Good ResidualValue CostByManual E.C.F. 04141-058-O 06/10/2022 4SF04 401 210,000 32,712 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 3832 FLORINDA AVE Single Family TWO-STORY 58 142,636 130,233 1.095 Occupancy Style %Good ResidualValue CostByManual E.C.F. 00022-065-O 05/31/2022 4SF04 401 178,500 35,864 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8038 NEWELL'S LN Single Family RANCH 67 130,971 94,905 1.380 Occupancy Style %Good ResidualValue CostByManual E.C.F. 01241-058-O 05/25/2022 4SF04 401 159,500 28,529 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 802 SHUMWAY AVE Single Family RANCH 65 178,937 107,002 1.672 Occupancy Style %Good ResidualValue CostByManual E.C.F. 01242-083-O 05/20/2022 4SF04 401 206,000 27,063 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1124 ORCHARD DR Single Family Ranch 63 182,024 135,651 1.342 Occupancy Style %Good ResidualValue CostByManual E.C.F. 04683-129-O 05/18/2022 4SF04 401 221,000 38,976 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8118 SOUTHFIELD ST Single Family RANCH 63 139,363 137,612 1.013 Occupancy Style %Good ResidualValue CostByManual E.C.F. 09000-041-O 05/05/2022 4SF04 401 195,000 55,637 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 1413 JONATHON DR
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Neighborhoods Used: 4SF04.RES - 4SF04 - SE RESIDENTIAL GRP 4 ECF Analysis for: 10 - CITY OF PORTAGE Page: DB: City Of Portage Current 02/20/2025 02:43 PM 8/9 Single Family RANCH 81 120,181 89,074 1.349 Occupancy Style %Good ResidualValue CostByManual E.C.F. 01240-006-O 04/11/2022 4SF04 401 147,000 26,819 Parcel Number ** Valid Sale ** Class AdjSalePrice LandValue 8309 BRUNING ST
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Neighborhoods Used: 4SF04.RES - 4SF04 - SE RESIDENTIAL GRP 4 ECF Analysis for: 10 - CITY OF PORTAGE Page: DB: City Of Portage Current 02/20/2025 02:43 PM 9/9 Maximum E.C.F. (Commercial): 10.00 Max # of C/I Buildings: 30 Minimum E.C.F. (Commercial): 0.00 Maximum E.C.F. (Agricultural): 10.00 Max # of Ag. Buildings: 30 Minimum E.C.F. (Agricultural): 0.00 Maximum E.C.F. (Residential): 10.00 Max # of Res. Buildings: 10 Minimum E.C.F. (Residential): 0.00 ---------------------------------------------------------------------------------------------------- Neighborhood(s): 4SF04 - RES - 4SF04 - SE RESIDENTIAL GRP 4 Use Infl. Adj. Sale Prices: Show Costs and Residuals: Show Invalid Data : X Show Valid Data : X Analyze by %Good: Analyze by Style: Terms Selected: All Ending Date: 03/31/2024 Starting Date: 04/01/2022 <<<<<<<<<<<<<< Settings for this Analysis >>>>>>>>>>>>>> Commercial E.C.F. : 1.000 (0) Agricultural E.C.F. : 1.000 (0) Town Home E.C.F. : 1.000 (0) Mobile Home E.C.F. : 1.000 (0) Single Family E.C.F. : 1.264 (57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) TWO-STORY 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) TRI-LEVEL 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) RANCH 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) QUAD-LEVEL 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) MANUFACTURED 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) GARAGE ONLY 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) CONTEMP 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) BI-LEVEL 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) 1.264(57) * Style * 91..100 81..90 71..80 61..70 51..60 0..50 <<<<<<< Economic Condition Factor Estimates (# of data points) >>>>>>> After Application of E.C.F.s 9.83 11.69 0.997 57 0 9.70 11.48 0.998 1.293 1.251 Sales Sales Dispersion (%) Variation (%) Differential Mean Median # Valid # Invalid Coefficient of Coefficient of Price Related <<<<<<<<<<<<<< Statistics for this Analysis >>>>>>>>>>>>>>