Enerson.pdf

Samantha Enerson Petitioner V City Of Norton Shores Respondent · 26-001294-TT

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RECEIVED 

APR 2 9 2026 

MICHIGAN TAX TRIBUNAL 

, 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I, 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 

SAMANTHA 

L 

ENERSON 

Mailing Address (No., Street, £.0. Box or Rural Route} 

4731 ROOD RD 

City or Town 

State 

Zip Code 

NORTON SHORES 

MI 

49441 

Telephone Number 616-21 2-8243 

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

SAMANTHACOUGH@GMAIL.COM 

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

I 

First Name 

MI 

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 multiple parce! form for additional, contiguous parcels. 

How many parcels are you 

If yous are appeating more than one parcel, are they contiguous or adjoining? 

appealing? 

0 Yes* 

[| No** 

**|f No, you must file separate appeals for each parcel 

Property Address {No., Street) 

4731 ROOD RD 

City or Town 

County 

State 

ZIP Code 

NORTON SHORES 

MUSKEGON 

Mi 

49441

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 all that apply) 

True Cash and Taxable Value 

Taxable Value Only (calculation) 

Uncapping of Taxable Value 

Section 5: Explain the Reason for this Appeal 

Home was recently bought for $674,900 in August of 2025. At time of purchase an 

appraisal was done valuing the house at $700,000. Both of these figures are less than 

the $800,000 value the city is showing. 

| am attaching the appraisal report which also 

includes comparable home sales, 2 of which had values under $700,000. The home next 

to us is also listed for sale for $639,900. 

Section 6: Jurisdictional Issues 

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

No 

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

[|] July 

[ml] December 

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

Not required to attend 

0 Appealing a purported Clerical Error or Mutual Mistake of Fact (if yes, include explanation in Section §) 

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: 

Matted in petition.

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON 1. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 7: Valuation Information suse the multiple parcel form for additional, contiguous parcels. 

P 

f Number: 

Srest 

Tuber 27-173-000-0066-00 

Classification of Property: 

Real 

Personal [] {check one} 

Agriculturai] 

~~ Commercial 

£1 

Industrial 

[J 

Residential] 

 Timber-Cutover [1 

Developmental [3 Utiiity 

[1 (check one) 

Assessed Value {also known as State Equalized Value) established 

| Taxable Value established by the Board of Review: 

by the Board of Review: $400,000 

$400,000 

What do you betieve Is the fair market value (aiso known as true cash value)? 

$685,000 

What do you believe is the assessed value? (multiply true cash 

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

value by .6) 

$342 500 

assessed value) 

$342 500 

Fee Information 

Does the property have a Principal Residence Exemption of at least 60% as of the date of the filing of this petition for all tax years at 

issue? 

| Yes 

a No 

If you answered yes to the above question, you are not required to pay any filing 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 all tax years at 

issue, the filing fee is based on the greater of the State Equaiized 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 he 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 

$126.00 

$100,000.01 to $500,000.00 

$200.00 

$Over $600,000.00 

$300.00 

If the property Is 

NOT 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 

$250.00 

* Plus $26.00 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. 

Signature *required 

Petitiol 

’s Signature: 

“Tn Attorney/Authorized rene 

SL 

P= (NP 

“ne AIT 

NJ

Smeenge And Associates 

Uniform Residential Appraisal Report 

Fl # ESMI-0032430 

The pwpose 

of this summary appraisal regard 

Is 

to provide the lendefclient with an accurale, and adequately supported, opiplon 

of the market valie 

of the subject propery. 

Property Address 

4731 Rood Rd 

Oty 

Norton Shores 

Stale 

Mi 

ZeCode 

49444 

Sormower Chad Hulshlson 

Ownex of Pubio Record 

David J and Judith Glngras Trust 

County Muskedon: 

Legal Description 

Lot 66, Birchwood Shores Estates No. 3 

Assessor's Parcel # 

 27-173.000-0066-00 

Tax Year 

2024 

RE Taxes $ 

8148 

Neighborhood Name 

Mona Lake 

Map Reference 

34740 

Census Tract 0025.02 

Occupant 

OQ Owner 

{] Tenant 

[7] Vacant 

Spécial A 

$ 

0 

CJPUD 

HOA 0 

CT peryesr 

[7] por month 

Piopeity Rights Aopralsed 

DG) Foe Simple 

{| Leasehold 

[] Other {describe} 

Assignment Type 

DG Purchase Transaction 

[1 Refinance Transaction 

[] Olher (describe) 

Lender/CRt 

Team Mortgage Company LLG 

Addess 

500 Cascade West Parkway, Grand Rapids, Mi 49546 

Is the subject property currently offered for sale or has it been offered for sale In the twalve months prior to the effective date of this appralsal? 

Bes 

[Ho 

Report dala source(s} used, offesing price(s), and date(s). 

DOM 38;5ee Allached Addenda 

1% did 

{] did nok analyze the contrast for sai for the subject purchase ransaction. Explain tha results of the analysis of the contract for sale of why the analysis was net 

performed. 

Arms langth sale;Ses Attached Addenda 

Contract Price $674,900 

Dale of Contract 

07/23/2025 __ Is the property seller ihe ovmer of pubse record? 

Yes [No 

Data Sowrcels) 

Assessor 

Is there any linancial assistance (loan charges, sak concessions, gift or downpayment assistance, ele.) to be pald by any party on behalf of the bosrawsr? 

[Yes 

BQ ko 

Hf Yes, report 

the total dotfer amount and describe the items to be paid, 

$0: 

Hot 

ace and the racial composition of ihe neighborhood sre not appraisal factors. 

Neightorhood Chatactoristics 

4 

e-Unit Housing Trans: 

= 

C1 

One-OnHavstng 

| Preseniand Use% 

| 

Location 

{1 Urban 

Suburban 

[7] Ruwial 

Properly Values 

Increasing 

Stable 

[7] Declining 

PRICE 

AGE 

| One-Unt 

70% 

I Butt 

[BC Over 75% 

[] 25-75% 

 [[] Under 26% | Demand/Supply 

Shortage 

InBaknce 

[73 Over Supgly | 

§ (000) 

rs) 

| 2-4 Unk 

1% 

S Growtr 

{1 Rapid 

Stable 

[3 show 

Marketing Time 

Under 3 mis 

36mis 

[JOver6mhs | 315 

low 

0 

[Mut-Famly 

1% 

Neighborhood Bowndariss 

The lake front propartias on Mona Laks to the North, East, South and West. 

2,000 

High 

125 | Commercial 

8% 

2 

812 

Prd, 

45 

[Other 

20% 

Neighborhood Description 

See Attached Addenda 

Market Condtions 

(inchiding support for the abave conclusions) 

See Allached Addenda 

Dimensions _208,66x150x196.90x150.00 

Aea_30400 sf 

Ships Rectangular 

View_N;Res;Monalk 

Specific Zoning Classification 

R.3 

Zoning Description. 

Single Family Residential 

Zoning Compliance 

Legat 

[7] Legal Nonconforming (Grandiathered Use) 

{ ] Mo Zoning 

[) egal (descrioe) 

Is the highest and best usa of subect property as improved {or as progosed par plans and specifications) the present use? 

DG Yes 

[THe 

ifNo, describe 

See Attached 

Addenda 

Utitties 

Public 

(ther {(daserlbe) 

Pubic 

Other (describe) 

Oti-slte Improvemants - Type 

Public 

Private 

Beciiely 

50] 

Water 

[m] 

Steel Tarvia 

x 

[IW] 

[2 

I] 

Sacitary Sewer 

[5] 

Aly 

None 

O_O 

FEMA Special Flood Hazard Ares 

[Yes 

DO No 

FEMAFlood Zona 

X 

FEMAMaD # 

26121C0267E 

FEMA Map Date 

10/07/2021 

Are the ubRties and off-site improvements typical for he market area? 

OQ Yes 

[7] No If No, describe 

Ae here any adverse ste conditions of extemal factors { 

nls, 

, environmental conditions, land uses, ete)? 

[Yes 

(No 

if Yes describe 

See Attached Addenda 

 GeneralDeserfplion. 

: 

Foundation. 

= 

= 

IExteriorDascriplion. 

malerials/contition T interior 

+ 

malerials/condition 

Units DX] One [] Ong with Accessory 

Unt 

[DQ Concrete Slab 

[1 Crawl Space 

Foundation Wats 

Congrele Block/AG _ {Fotis 

Carpet-CT/AG 

# of Stories 

2 

Ful Basement 

DK) Partial 

Exterior Walls 

Wood-Brick/AG 

Wats 

DW-Wood/AG 

Type OQ Det. [7] At. 

[1 S-Det/End Unit [Basement Area 

1,198 sq.ft. |Root Surface 

CompShingle/AG 

|Fish 

Wd-Stained/AG 

__ | 

OG Existing ] Proposes [| Under Const, 

[Basement Finish 

50% [Cuttars 

& Downspoids 

 AtuminunvAG 

Bath Floor 

CYIAG 

Design (Style) 

Contemporary 

Ouisida Entry/Bxt 

|] Sump Pump 

[Window Type 

CasemenV/AG 

Bath Wainscot_Acyllc/AG 

Year Bk 

1988 

Evidence of [1] 

Som Saslasulated 

_insulated/AG 

Car Storage 

| 

| Hone 

Eifactive Age (Vis) 

18 

Dampness 

_[] Seftisment 

Setagns 

Combination/AG 

Driveway 

# of Cars 

8 

Altic 

Nong 

Heating [| FWA 

[DI HWBB 

[T| Radiant 

jAmeniti 

Woodstove(s) # 

0 

[Driveway Sudace 

Concrete 

Drop Stair 

[7 Stairs 

Other 

[Fuel N.Gas 

iT 

 Fuepiace(s) # 

0 

Fence Poof Area 

|X 

Garage 

# of Cars 

2 

Flooi 

Scutts 

[Cooing 

DQ) Centrat 

Al Conditioning 

3 PatioDeck WRC 

[] Porch None 

Capot 

 # of Cass 

0 

[] Finished 

[3 Heated 

[1 

nd 

C) Other 

Pool In Ground 

Other CE Bal 

Del. 

Slit 

Appliances OQ Refrigerator 

{| Range/Oven 

Dishvashsr 

Disposal 

DN Microwave 

[] WashenDiyer 

[7] Other (describa) 

Fished area above grade contalns; 

7 

Rooms 

3 

Bedrooms 

2.1_Baih{s) 

2,041 

Square Feet of Gross Living Area Above Grade 

fo] Addibonal features (special energy etficlent items, ate.) 

See Attached Addenda 

‘Dasciibe He condition of the property (including needed 1apalrs, detsridration, renovations, modeling, etc.) 

C4iNo updales in the prior 15 years; The utilities

Uniform Residential Appraisal Report 

fis # ESMI-0032430 

There are 

4 

comparable properties curently offered for sale 

in the subject nelghborhood ranging 

13 price from $280,000 

©$ 

1,695,000 

These are 

41 __ comparable sales 

in the subject neighboshood within the past twelve months ranging 

in sale price from § 

315,000 

08 

1,999,000 

E 

FEATURE 

i 

SUBJECT 

COMPARABLE SALE # 1 

COMPARABLE SALE # 2 

COMPARABLE SALE #3 

Address 

4731 Rood Rd 

3840 Highgate Rd 

4246 Lin Nan Ln 

447 Lakeshore Bivd 

Norton Shores, MI 49441 

Norton Shores, MI 49441 

Norton Shores, Mi 49441 

Norton Shores, MI 48444 

Donne Subject 

3 

: 

2,59 miles NE 

0.64 miles NW. 

2,66 miles NE 

it 

674,300) 

: 

$ 

esooo0l 

B 

e40000, 

$ 

812,000 

Sele Price/Gross 

Liv. Asa. 

$330.67 sufi$ 

340.68 sad 

Is 

__ssogs sen] 

S 

242.82 soft 

: 

2 

IMIChRIC #24047180;00M 41 

MIChRIC #26026459;D0M 3 

MichRIC #24062960;D0M 53 

Assessor 

| Assessor 

Assessor 

DESCRIPTION 

DESCRIPTION 

+6) $ Adjustment 

DESCRIPTION 

+{} § Adpstment 

DESCRIPTION 

+{) § Adustment 

Arral.th 

ArmLth 

ArmLih 

= 

{Conv;0 

Conv;0 

Convi0 

§11/24;010/24 

507/26;c06/25 

502/25:¢02/25 

N;Res;Monalk 

|N;Res:Monalk 

N;Res;Monalk 

B;Res;Monalk 

~75,000: 

Fee Simple 

Feg Simple 

Fee Simple 

Fee Simple 

30400 sf 

28750 sf 

0129840 sf 

0110890 sf 

+4900! 

N;Res:Monalk 

|N:Res;Monatk 

N;ResiMonalk 

BiRes:Monalk 

25,000 

DT2;Contemporg 

DT 1;Rambler 

0} DT1:Mid-Cent M; 

0iDT2; Traditional 

[1] 

Q4 

Q4 

Q4 

Q4 

37 

67 

076 

020 

IH] 

C4 

C3 

-29,900{C4 

C4 

Tota [Blwas.| Baths | Total | Bam | Baths 

Tota [Bdmms.] Baths. 

Total 

| Bem. | Baths 

7] 3211s] 

3 11 

+12,0000 

5 

| 

3 

{20 

+6000 

7 

5 

[30 

6.000 

2,041 

soft. 

1,996 

Sqft. 

0) 

1,680 soft. 

+16,200| 

3,344 

soft. 

-58,600 

Basement & Finishes 

1198s1708sfwo 

| 101651375sfn 

+1,8000sf 

+12,000}Osf 

+12,000 

Rooms Below Grads 

1rr0briObalo | 1rrObr0.0ba0o 

+12,0001 

424,000] 

+24,000 

J) Functional Utiy 

Adequate 

Adequate 

Adequate 

Adequate 

] Healing/Cootng 

HWBB CAC 

FWA CAC 

OjFWA CAC 

OJFWA CAC 

i} 

I Energy Efficient Rems 

None 

Nang 

Nong 

Nong 

ff GuagelCarport 

2gagdw 

2ga2dw 

0i2ga2dw 

0}29a2qd4dw 

-16,000 

Ef porctvPatoeck 

Dk,PtCE.B.1GP)| Patio, CE 

+41,000{£P, Patios 

+4,600| Deck,Patio.CE 

48,000 

9 

ace 

None 

2 FIP 

-5,00011 F/P. 

-2,500| None 

[£4 Additions) Features 

None 

None 

None 

None 

ff Water Front Feet 

150 Foot 

100 Foot 

+10,000124 Feet 

+5,200/40 Feet 

+22,000. 

fe tat Adustment (Tota) 

D+ 

[1-18 

11,9000 

+ 

[1-18 

65500 

[1+ 

B¢- 

[8 

109,700 

@ Adjusted Sale Price 

a 

Net Ad) 

18% 

Net Adj. 

10.2% 

Nat Adj. 

135% 

fe] of Comparables 

: 

{Gross Ad. 

120%|$ 

691,900{Gross Ad. 

11.0% 

(8 

705,500]610ss Al. 

31.0%|$ 

702,300 

all! DC did 

| did nol research 

the sals or ranger history of the subject properly and comparable sales. 1 40), expiein 

Hy research 

[10k 

did ot reveal any prior sales or transfers of he subjact property for tha thea years prior to the effective dale of this appralsal. 

Data Source(s} 

MIchRIC ang Assessor 

Myresearch 

[1 did 

DK] ia not reveal any prior sakes or ransfers of the comparable sakes for the year prior lo the dals of safe of the 

sale. 

Data Sowice(s) 

 MIChRIC and Assessor 

Report the results of the research and analysis of the prior sale of transfer history 

of the subject property and comparable sales (repost additional prior salss on page 3). 

TEM 

SUBJECT 

COMPARABLE SALE #1 

COMPARABLE SALE #2 

COMPARABLE SALE #3 

Date of Prior Sale/Transler 

Price of Prior SalefTranster 

Data Sourca(s} 

MichRIC/A 

or 

MichRIC/Assessor 

MichRIC/Assessor 

MichRIC/A 

or 

Effective Date of Data Source(s) 

08/05/2025 

08/05/2025 

08/05/2025 

08/05/2025 

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

There are no known reported sales of the subject property in the thirty 

six months prior to the date of this report. There are no reported sales or iransfers of the comparable propertias considered in the twelve months 

prior to the date of sale considered In this report or in the vear prior to the date of this report if the comparable is an active listing. 

Summary of Sales Comparison Approach 

See Attached Addenda

[Pvacasoro.__] 

Uniform Residential Appraisal Report 

File # ESMI-0032430 

The Intended User of this appraisal report is the Lender/Client. The Intended Use Is to evaluate the property that is the subject of this appraisal 

for a mortgage finance transaction, subject to the stated Scope of Work, purpose of the appraisal, feporting requirements of this appraisal report 

form, and the Definition of Marke! Value. No additional Intended Users are identified by the appraiser, 

See Certification Number 21 on page 5 of 6 of this report for additional clarification of the permitted users and uses of this report. 

The appraiser cerlifies and agrees that this appraisal report was prepared In accordance wilh the requirements of Title XI of the Financial 

Institutions, Reform, Recovery, and Enforcement Act (FIRREA) of 1989, as amended (12 U.S.C. 3331 et seq,), and any applicable implementing 

requlations in effect al the time the appraiser signs the appralsal certification. 

A Flood determination is provided within this report. The determination Is taken from basic sources and the determination made is is for general 

purposes only. Itis not to be considered as a determination of whether er not Flood Insurance should be required. 

Unless otherwise noted within this report, 

all of the photographs are original laken by this appralser. Michigan observes several seasons and It Is 

possible that the comparable photos could have been {aken In a different season. 

» 

BE NOTE: The appraiser has not identified any purchaser, borrower or seller as an intended user of this appralsal, and no such party should use or 

ely 

on this appralsal for any 

purpose. Such parties are advised to obtain an appraisal 

from an appraiser of thelr own choosing 

If they 

require an 

ppralsal for thelr own use. Any reference to of Use of this appralsal report by a purchaser, borrower or seller for thair own purposes, including 

without limitation for the purposes of a property purchase decision or an appraisal contingency in a purchase agreement, 

is af such party's own 

isk and Is not Intended or authorized by the appralser. 

Q 

I$) 

J 

Ee z 

e 

I= 

FE NOTE: The GLA for the subject was determined by the calculation of direct physical measurements taken on the Inspection date per ANSI 2765 

MN 2021 to the nearest 0.1 feet. No Information was available regarding the souice or method of determining the GLA in public records or other 

sources noted, When available, public records and MLS Data are reconciled as best possible with ANS] 2765 2021 for comparable GLA 

calculations. 

NOTE: On Interior inspection appralsals this appraiser will provide relative sample photographs of Smoke andfor CO Detectors. This appraiser Is 

not a code Inspector aor detector expert, The presence of detectors will be indicated when photographs are present, 

if no detectors are present, 

there will be no photographs provided. There is no guarantee implied that detectors, 

if present comply with any and all building or code 

requirements or that they are operable. Should the client require compliance and/or operation, 

a qualified contractor should be retained, When 

local code requires detectors when a property Is transferred, this appralser will note that information within this report when it is known. 

= 

_ 

COSTAPRROACHTO VALUE (nbtrequired) 

Provide adequate information fof the landerfclant to replicate the below cost figures and calculations. 

Support for the opirdon of she vahue (summary of comparable land sales or other methods for estimating site value) 

The estimated market value for the subject site if 

vacant ls $210,000. The site value was estimated after an examination of the most recent sales and listings of comparable vacant sites. A high 

slte to improvement value ratio Is common when appraising lake front properties as lake front iake Is limited and It gels a price premium. A high 

site to Improvement value ratio is anticipated by a potential buyer and is not considered adverse. 

BYESTMATED 

[| REPRODUCTION OR 

[| REPLACEMENT COST NEW 

OPINION OF SITE VALUE 

210,000 

F§ Sourcs of cost data 

DWELLING 

Sef.@$ 

bd Quality rating from cost service 

Effective dale of cost data 

SeR@s$ 

Fed Comments on Cost Approach (poss ing area cekulaions, depreciation, go) 

% The Cost Approach Is not completed dus to the age of the 

Barage/Carpait 

$A@Y 

B% improvements and the overly subjective depreciation estimates that 

Total Estimate of Cost-Hew 

would be required, 

Less 

Physical 

[Functional 

| Extemal 

Depreciation 

| 

! 

=§ 

i 

Dapraciated Cost of Improvements 

“As-Is* Value of Site Improvements 

I Ectimated Romaining Economic Lita (HUD and VA oly) 

52 Years 

|INDICATED VALUE BY COST APPROACH 

[+] 

a 

a 

© 

INCOME APPROACHTOVALUE (nolrequiied byFannielasy. 

~~ 

: 

fq Estimated Monthly Market Rent § 

0 

X_ Gross Rent Muipher 

0 

=$ 

[1] 

indicated Value by Incoms Approach 

fe Summary of income Approach (iacluGing support for markat rend and GRAY) 

The Income Approach was not developed as single family homes are seidom 

a used for incoma in the subject market area. 

= 

~~ PROJECTINFORMATION FOR PUDs 

(f 

spplicable) 

a 

Is the developer/buiider 

in control of the Homeownars’ Association (HOA)? 

[Yes 

[IN 

Unitype(s) 

[] Detached 

|) AMached 

Provide the folowing Infomation for PUD ONLY if the dsveloper/bulider Is in contrat of the HOA end the sublect property Is an attached dwelfng unit, 

Legal Nama of Project

Uniform Residential Appraisal Report 

Fila #_ ESMI-0032430 

This 

report 

form 

Is 

designed 

to 

report 

an 

appraisal 

of 

a 

one-unit 

properly 

or 

a 

ome-unit 

property 

with 

an 

accessory 

unit; 

. 

Including 

a 

unit 

I 

a 

planned 

unit 

development 

(PUD). 

This 

report 

form 

Is 

not 

designed 

to 

report 

an 

appraisal 

of 2 

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 

vaiue, 

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 

scopes 

of 

work 

to 

Include 

any 

additional 

research 

or analysis 

necessary 

based 

on 

the 

complexity 

of 

this 

appraisal 

assignment. 

Modifications 

or 

deletions 

to 

the 

certifications 

are 

also 

not 

permitted. 

However, 

additional 

certifications 

that 

do 

not 

constitule 

matertal 

alterations 

10 

this 

appraisal 

reporf, 

such 

as 

thoss 

required 

by 

law 

or those 

related 

to 

the 

appraiser's 

continuing 

education 

or 

membership 

in 

an 

appraisal 

organization, 

are 

permitted. 

SCOPE OF WORK: 

The 

scops 

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 

fimiting 

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 

Jeast 

the 

street, 

(4) 

research, 

verify, 

and 

analyze 

data 

from 

reliable 

public 

and/or 

private 

sources, 

and 

(5) 

report 

his 

or 

her 

analysls, 

opinions, 

and 

conclusions 

in 

this 

appraisal 

report. 

INTENDED USE: 

The 

intended 

use 

of 

this 

appraisal 

veport 

is 

for 

the 

lender/client 

to 

evaluate 

the 

property 

that 

Is 

the 

subject 

of 

this 

appraisal 

for 

a 

morigage 

finance 

transaction. 

INTENDED USER: 

The intended 

user 

of 

this appralsal 

report 

is 

the 

lender/elient. 

DEFINITION OF MARKET VALUE: 

~~ The 

most 

probable 

price 

which 

a 

property 

should 

bring 

In 

a 

compelitive 

and 

open 

market 

under 

all 

condilions 

requisite 

to 

a 

far 

sale, 

the 

buyer 

and 

seller, 

each 

acting 

prudently, 

knowledgeably 

and 

assuming 

the 

price 

is 

not 

affected 

by 

undue 

stimulus. 

Impliclt 

in 

this 

definition 

is 

the consummation 

of 

a 

sale 

as 

of 

a 

specified 

date 

and 

the 

passing 

of 

tile 

from 

seller 

to 

buyer 

under 

conditions 

whereby: 

(1) 

buyer 

and 

seller 

are 

typically 

motivated; 

(2) 

both 

paries 

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 

allowed 

for exposure 

in the 

open market; 

(4) 

payment 

is 

made 

In terms 

of 

cash 

in 

U. 

S. 

dollars 

or 

in terms 

of 

financial 

awangements 

comparable 

thereto; 

and 

(5) 

the 

price 

represents 

the 

normal 

consideration 

for 

the 

properly 

sold 

unaffected 

by 

speclal 

or 

creative 

financing 

or 

sales 

concesslons* 

granted 

by 

anyone 

associated 

with 

the 

sale. 

*Adjustments 

to 

the 

comparables 

must 

be 

made 

for 

special 

or 

creative 

financing 

or 

sales 

concesslons. 

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 

readlly 

Identifiable 

since 

the 

sefler 

pays 

these 

costs 

in 

vidually 

all 

sales 

transactions. 

Special 

or 

creative 

financing 

adjustments 

can 

be 

made 

to 

the 

comparable 

properly 

by 

comparisons 

to 

financing 

terms 

offered 

by 

a 

third 

party 

Institutional 

fender 

thal 

is 

not 

already 

Involved 

in 

the 

property 

or 

transaction. 

Any 

adjustment 

should 

not 

be 

calculated 

on 

a 

mechanical 

dollar 

for 

dollar 

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 

thal 

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 

appralser 

has 

provided 

a 

sketch 

in 

thls 

appraisal 

report 

to 

show 

the 

approximate 

dimensions 

of 

the 

Improvements. 

The 

sketch 

Is 

included 

only 

to 

assist 

the 

reader 

in 

visualizing 

the 

property 

and 

understanding 

the 

appraisers 

determination 

of 

Its 

size. 

| 

3. 

The 

appralser 

has 

examined 

the 

avallable 

fiood 

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 

guarantess, 

express 

or 

Implled, 

regarding 

thls 

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 

arrangements 

fo 

do 

so 

have 

been 

made 

beforehand, 

or 

as 

otherwise 

required 

by 

law. 

6. 

The 

appraiser 

has 

noted 

in 

this 

appraisal 

report 

any 

adverse 

conditions 

(such 

as 

needed 

repairs, 

deterioration, 

the 

presence 

of 

hazardous 

wastes, 

toxic 

substances, 

etc.) 

observed 

during 

the 

inspection 

of 

the 

subject 

property 

or 

that 

he 

or 

she 

became 

aware 

of 

during 

the 

research 

Involved 

in 

performing 

the 

appraisal. 

Unless 

otherwise 

stated 

fn 

this 

appraisal 

report, 

the 

appraiser 

has 

no 

knowledge 

of 

any 

hidden 

or 

unapparent 

physical 

deficlencles 

or 

adverse 

conditions 

of 

the 

property 

(such 

as, 

but 

not 

Hmited 

to, 

naseded 

repairs, 

deterioration, 

the 

presence 

of 

hazardous 

wastes, 

toxic 

substances,

Uniform Residential Appraisal Report 

Fils # ESMI-0032430 

APPRAISER'S CERTIFICATION: 

The Appraiser certifies 

and agrees 

that: 

1. 

| 

have, 

at 

a 

minimum, 

developed 

and 

reported 

this 

appralsai 

in 

accordance 

with 

the 

scope 

of 

work 

requirements 

stated 

in 

this 

appraisal 

report. 

2. 

| 

performed 

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 

stuctural 

Integsity 

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 

oplnion 

of 

the 

market 

value 

of 

the 

real 

property 

that 

is 

the 

subject 

of 

his 

report 

based 

on 

the 

sales 

comparison 

approach 

to 

valle. 

| 

have 

adequate 

comparable 

market 

data 

to 

develop 

a 

reliable 

sales 

comparison 

approach 

for 

this 

appraisal 

asslgnment. 

| 

futher 

cerfify 

that 

| 

considered 

the 

cast 

and 

Income 

approaches 

to 

value 

but 

did 

nol 

develop 

them, 

unless 

otherwise 

Indicated 

in 

this 

report. 

8. 

| 

researched, 

verliied, 

analyzed, 

and 

reported 

on 

any 

cument agreement 

for 

sale 

for 

the 

subject 

property, 

any 

offering 

for 

sale 

of the subject property 

in the twelve months 

prior 

to 

the 

effective 

date 

of 

this 

appraisal, 

and 

the 

prior 

sales 

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, 

verified, 

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 

sals, 

unless 

otherwise 

indicated 

in 

this 

report. 

7. 

1 

selected 

and used comparable 

sales 

that 

are 

locationally, 

physically, 

and functionally 

the 

most 

similar 

to 

the subjact property. 

8. 

| have not used comparable sales that were the resutt 

of combining 

a land sale with the contract purchase price 

of 

a home that 

fias been built or will be bull on the land. 

9. 

| 

have 

reported 

adjustments 

to 

the 

comparable 

sales 

that 

reflect 

the 

market's 

reaction 

to 

the 

differences 

betwsen 

the 

subject 

properly 

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 

experence 

In 

appraising 

this 

type 

of 

property 

In 

this 

market 

area. 

12. 

1 

am aware 

of, 

and have 

access 

lo, 

the necessary and appropriate 

public and 

private 

data sources, 

such 

as 

muiliple 

listing 

services, 

tax assessment 

records, 

public 

land 

records 

and 

other 

such 

data 

sources 

for 

the 

area 

In 

which 

the 

property 

Is 

located. 

13. 

| 

obtained 

the 

Information, 

estimates, 

and 

opinions 

furnished 

by 

other 

parties 

and 

expressed 

In 

this 

appralsal 

report 

from 

rellable 

sources 

that 

| 

belleve 

to 

be 

true 

and 

comect, 

14. 

| 

have 

taken 

Into 

consideration 

ihe 

factors 

that 

have 

an 

impact 

on 

value 

with 

respect 

to 

the 

subect 

neighborhood, 

subject 

property, 

and 

the 

proximity 

of 

the 

subject 

property 

to 

adverse 

Influsnces 

in 

the 

development 

of 

my 

opinion 

of 

market 

value. 

| 

have 

noted 

in 

this 

appraisal 

report 

any 

adverse 

conditions 

{such 

as, 

but 

not 

fimited 

to, 

needed 

repalrs, 

deterioration, 

the 

presence 

of 

hazardous 

wastes, 

toxic 

substances, 

adverse 

environmental 

conditions, 

etc.) 

observed 

during 

the 

Inspection 

of 

the 

sublect property 

or 

that 

| became 

aware 

of 

during 

the 

research 

Involved 

In 

performing 

this 

appraisal, 

| 

have 

considered 

these 

adverse 

conditions 

in 

my 

analysis 

of 

the 

properly 

value, 

and 

have 

reported 

on 

the 

effect 

of the 

conditions 

on 

the 

value 

and 

marketability 

of 

the 

subject 

propery. 

15. 

| 

have 

not 

knowingly 

withheld 

any 

significant 

information from 

this 

appraisal 

report 

and, 

to 

the 

best 

of 

my 

knowledge, 

ali 

statements 

and 

Information 

In 

this 

appraisal 

repo 

are 

tue 

and 

correct 

16. 

1 

stated 

In 

nls 

appraisal 

report my own 

personal, 

unblased, 

and 

professional 

analysis, 

opinions, 

and 

conclusions, 

whlch 

are 

subject 

only 

to 

the assumptions 

and 

limiting 

conditions 

in 

this 

appraisal 

repost. 

17. 

1 

have 

no present or prospective 

Interest 

in the property that 

is 

the subject of 

this 

report, 

and 

| have 

no present 

or 

prospactiva 

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 

appralsal 

report 

on 

the 

race, 

color, 

rsllgion, 

sex, 

age, 

marital 

status, 

handicap, 

familial 

status, 

or 

national 

origin 

of 

elther 

the 

prospective 

owners 

or 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 basls prohibited by law, 

18. 

My 

employment 

and/or compensation 

for 

performing 

this 

appralsal 

or 

any 

future 

or 

anticipated 

appraisals 

was 

not 

conditioned 

on 

any 

agreement 

or 

understanding, 

written 

or 

otherwise, 

thal 

| 

would 

report 

{or 

present 

analysis 

supporting} 

a 

predetermined 

specific 

value, 

a 

predetermined 

minimum 

value, 

a 

range 

or 

direction 

in 

valu, 

a 

value 

that 

favors 

the 

cause 

of 

any 

party, 

or 

the 

altalnment 

of 

a 

specific 

result 

or 

occurrence 

of 

a 

specific 

subsequent 

event 

(such 

as 

approval 

of 

a 

pending 

mortgage 

loan 

application).

Uniform Residential Appraisal Report 

File # ESMI-0032430 

21. 

The 

lender/cliont 

may 

disclose 

or 

distribute 

this 

appraisal 

report 

to: 

the 

borrower: 

another lender 

at 

the 

request 

of 

the 

borrower, 

the 

morigagee 

or 

is 

successors 

and 

assigns; 

morigage 

Insurers; 

goverment 

sponsored 

enterprises; 

other 

secondary 

market 

participants; 

data 

collection 

or 

reporting 

services; 

professional 

appraisal 

organizations; 

any 

department, 

agency, 

or 

instrumentality 

of 

the 

United 

States; 

and 

any 

state, 

the 

District 

of 

Columbia, 

or 

other 

jurisdictions; 

without 

having 

to 

obtain 

the 

appraiser's 

or 

supervisory 

appralsers 

(if 

applicable) 

consent. 

Such 

consent 

must 

be 

obtained 

before 

thls 

appraisal 

report may 

be disclosed 

or 

distributed 

to 

any 

other 

party 

(including, 

but 

not 

limited 

to, 

the 

public 

through 

advertising, 

public 

relations, 

news, 

sales, 

or 

other 

media). 

22. 

1 am aware 

that 

any disclosure 

or distribution 

of 

this appraisal 

report by me 

or the 

lender/cllent 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 

lender 

at 

the 

request 

of 

the 

borrower, 

the mortgages 

or 

its 

successors 

and 

assigns, 

morgage 

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, 

If 

this 

appraisal 

report 

was 

transmitted 

as 

an 

“slectronlc 

record® 

containing 

my 

‘electronic 

signature,” 

as 

those 

lerms 

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 

contalning 

my 

original 

hand 

written 

signature. 

25. 

Any 

intentional 

or 

negligent 

misrepresentalion(s) 

contained 

In 

this 

appraisal 

report 

may 

result 

in 

civit 

Habiiity 

and/or 

criminal 

penatiles 

Including, 

but 

not 

limited 

to, 

fine 

or 

Imprisonment 

or 

both 

under 

the 

provisions 

of 

Title 

18, 

Unlted 

States 

Code, 

Section 

1001, 

et 

seq, 

or 

similar 

State 

laws. 

SUPERVISORY APPRAISER'S CERTIFICATION; 

The 

Supervisory 

Appralser 

certifies 

and 

agrees 

that 

1. 

| 

directly 

supervised 

the 

appralser 

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. 

| accept 

full responsibility 

for the contents 

of 

this appraisal report 

including, 

but not 

fimited 

to, 

the appraiser's analysis, opinions, 

statements, 

conclusions, 

and 

the 

appraiser's 

certification, 

3. 

The 

appraiser 

Identified 

in 

this 

appraisal 

report 

is 

either 

a 

sub-contractor 

or 

an employes 

of 

the 

supervisory 

appraiser 

{or 

the 

appraisal 

firm), 

Is 

qualified 

to 

perform 

this 

appraisal, 

and 

is 

acceptablg 

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 

that 

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 

stale 

laws 

(excluding 

audio 

and 

video 

recordings), 

or 

a 

facsimile 

transmission 

of 

this 

appraisal 

report 

containing 

a 

copy 

or 

representation 

of my 

signature, 

tho 

appraisal 

report 

shall 

be 

as 

effective, 

enforceable 

and 

valld 

as 

if 

a 

paper 

version 

of 

this 

appraisal 

report 

were 

delivered 

containing 

my 

original 

hand 

written 

signature. 

APPRAISER 

SUPERVISORY APPRAISER (ONLY IF REQUIRED) 

Signature 

Oitlrwa 

Signature 

Namo 

David Smeonas 

7 

Name 

Company Name 

 Smeenge And Associates 

Company Name 

Company Address 

2165 Woodlark Drive 

Company Address 

Holland, M1 49424 

Telsphone Number 

616.786.3380 

Telephone Number 

Email Address 

dcsmeenge@charterminet 

Emall Address 

Date of Signature and Report 

08/07/2025 

Date of Signature 

Effective Date of Appraisal 

125 

State Certification # 

State Certification # 

or State License # 

or State License # 

State 

or Other (describe) 

State # 

Expiration Date of Certification or License 

State 

MI 

Expiration Date of Certification or License 

07/31/2026 

SUBJECT PROPERTY 

ADDRESS OF PROPERTY APPRAISED 

[0 Did not inspect subjoct property 

4731 Rood Rd 

{"] Did inspect exterior of subject praperty from street

Uniform Residential Appraisal Report 

Fila # ESMI-0032430 

FEATURE 

| 

SUBJECT 

COMPARABLE SALE # 4 

COMPARABLE SALE # 

§ 

COMPARABLE SALE # 6 

Agdiess 

4731 Rood Rd 

1636 Bayview Dr 

4217 Brasbuin Ct 

760 Bridgeview Bay Dr 

: 

Norton Shores, 

Mi 49441 

Norton Shores, Mi 49441 

Norton Shores, Mi 48441 

Norton Shores, MI 49441 

Proximity {5 Subject 

0.26 miles W 

0.66 miles NW. 

1.05 miles NE 

Sale Price 

3 

674,900} 

$ 

555,000] 

Is 

815,000] 

$ 

799,800 

Sag Price/Gross Liv, Area 

$ 

330675018 

416,04 sft. 

$361.26 sf] 

$411.47 sft 

Data Source(s) 

MichRIC #24057699;D0M 4 

MichRIC #24033996:00M 69 

MichRIC #26008930,00M 153 

Vedfication Source(s) 

Assessor 

Assessor 

Assessor 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+) § Adjustment 

DESCRIPTION 

+} $ Adjustment 

DESCRIPTION 

+ $ Adjustment 

Sales or financing 

Armin 

ArmLth 

Listing 

Concessions 

Cash;0. 

ConviQ 

Date of Sale/Time 

511/24;611/24 

509/24;¢08/24 

Active 

. Location 

NiRes:Monalk 

{N;Res;Monalk 

N:Res:Monakk 

B:ResiMLk-BRd 

-50,000 

[$f LeaseholdfFee Simple 

Fee Simple 

Fee Simple 

Fog Simple 

Fee Simple 

$4 Site 

30400 sf 

19166 sf 

+2,800{26572 sf 

+1,000{1.15 ac 

4,900 

fy View 

N:Res:Monalk 

{N;Res:Monalk 

N:Res;Monalk 

B:Res:Monatk 

25,000 

i Design (Sty) 

DT2:Contempord DT1:Rambler 

0{DT1;Rambler 

0lDT1;Cantempor 

0 

J uaity 

of Construction 

Q4 

Q4 

Q3 

-33,800[Q4 

4 Actua Age 

37 

89 

030 

[35 

i 

Ey Condition 

C4 

C6 

+40,000(C3 

-33,800/C4 

[5d Above Grade 

Tota) [Bd | Baths | Tota) 

| Bdms. | Bats 

Total [Bdms,| Baths 

Total 

J Bons. | Baths 

[i] Room count 

v1 

3l21] 

63 

[10 

+18,000 

3 

[1 

[14 

+12,0000 

4 

| 

2 J20 

+6,000 

FE Gross Living Area 

2,041 

sah. 

.1,334 

soft. 

431,800] 

2,256 sof. 

-9,700] 

1,944 soft 

[1] 

bel Basement & Finished 

1198sf708sfwo 

{1334sf513sfwo 

-1,400]2208s11510sfwo 

+ 

~10,100/1944s11867stwu 

7,500 

Rooms Below Grads 

ArQbri.0bato 

|1rr0bi0.0balo 

+12,0001 trr2br1.0balo 

-12,000] 1re3br2. ihalo 

-36,000 

Functional Ulty 

| Adequate 

Adequate 

Adequate 

Adequate 

Heating/Cooling 

HWBB CAC 

FWA None 

+3,000[ FWA CAC 

OIEWA CAC 

0 

Energy Efficient ems 

None 

None 

None 

None 

Garage/Carport 

2g88dw 

2ga2dw 

0[30aBdw 

-8,000]3gabdw 

+8,000 

PorchvPatiDeck 

Dk,PtLGE,B,IGPI[ Patio, CE 

+11,000{ Decks, Patio, CE 

+5,000]CP,Deck Patios 

+3,600 

| Firsplace 

None 

1E@. 

-2,500{2 FIP 

-5,000{1 FP 

-2,500 

Additional Features 

None 

None 

Nong 

None 

‘Water Front Feet 

150 Feet 

110 Feet 

+8,000{ 167 Feet 

-1,400{103 Feet 

+9,400 

Hel Adjustment (fotal) 

= 

5 + 

- 

18 

1227000 

[1+ 

X- 

[§ 

-95800] 

[1+ 

X- 

8 

-98,900 

Adjusted Sale Price 

Net Adj. 

2.1% 

Net Ad. 

118% 

et Adj. 

124% 

of Comparables 

Gross Adi. 

235%(8 

677,700{Gross Atl. 

162% 

]$ 

719,200i6ross Adj. 

19.1%[$ 

701,000 

Report the results of the research and analysis or the To sale or anster history 

of the subject property and compaiable sakes (report additional prior sales on page 3). 

TEM 

SUBJECT 

COMPARABLE SALE # 4 

COMPARABLE SALE # 5 

COMPARABLE SALE # 

6 

Date of Prior Sale/Transler 

IN Price of Por Sak/Transter 

f4 Data Source(s) 

MichRIC/Assessor 

MichRIC/Assessor 

MichRIC/Assessor 

MichRIC/Assessor 

bY Etective Date of Data Sourcals) 

08/05/2025 

08/05/2025 

08/08/2025 

08/05/2025 

rz Analysis of prior sale of transfer history of the subject property and comparable sais 

Analysis/Comments

Edward Jones 

3. Ensen 

413 

Keod 

Notfon Shoted tas 

Yay 

Mrhnigon Tox Teal 

HV] 

P.0. Box 202372 

0 72 dv 

lansing, My 

4909 

panlsosy

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