26-000458.pdf

Brad And Linda Bodine Joint Rev Trust Petitioner V City Of Lansing Respondent · 26-000458-TT

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RECEIVED 

Pa 

GAAS 

F 

Dn 

ul 

SEP 10-2026 

Ge 

MICHIGAN TAX TRIBUNAL 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

DIRECTOR 

Brad and Linda Bodine Joint Rev Trust 

| 

MICHIGAN TAX TRIBUNAL 

Petitioner(s) 

v 

MTT Docket No.26-000458 

City of Lansing 

, 

Respondent(s) 

PROOF OF SERVICE 

Brad S Bodine 

states that on 09/02/2026 

he/she 

[Name of person serving/mailing petition] 

[date of service] 

served a copy of the Appraisal 

relative to the above-captioned matter upon: 

[Provide name and address of the party/people being served] 

Teressa Bowers, MAAO 

Assessing Department 

124 W Michigan Ave 3rd Floor 

Lansing, MI 48933 

-) 

Brad S Bodine R= Iz = 

[Signature of person who is serving/mailing copy] 

Brad S Bodine

Petroff Appraisals 

File No. d2903medinah 

APPRAISAL OF 

Single Family Residential 

LOCATED AT: 

2903 Medinah Dr. 

Okemos, MI 48864 

CLIENT: 

Tom Fredericks Law Firm 

2335 Rowley Rd. 

Williamston, MI, 48895 

AS OF: 

December 31, 2025

Petroff Appraisals 

File No. d2903medinah 

August 19, 2026 

Tom Fredericks Law Firm 

2335 Rowley Rd. 

Williamston, Mi, 48895 

File Number: 

d2903medinah 

in accordance wlth your request, 

| have appraised the real property al: 

2903 Medinah Dr. 

Okemos, MI 48864 

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

The properly righls appraised are the fee simple interest in the site and improvements. 

in my opinion, the defined value of the properly as of 

December 31, 2025 

Is: 

$785,000 

Seven Hundred Eighty-Five Thousand Dollars 

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

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

Dougtes’J. Petroff

Summary Residential Appraisal Report 

Fie No. d2903medinah 

The purpose 

of this appraisal report Is lo provide he client with a credible opinion of fhe defined value of the subject propesty. given the intended use 

of the appraisal. 

Chent Nameflntended User Tom Fredericks Law Firm 

E-mail tomfredericks84@gmail.com 

Client Address 2335 Rowley Rd. 

City Witiiamston 

State MI 

ip 48895 

Additional 

User(s) 

The intended user of the report is Brad & Linda Bodine and said legal council Tom Fredericks with Tom Fredericks 

Law Firm, 

intended tise The intended use of the report is to establish a retrospective market value of the residential property for tax appeal. 

Peopeity Address 2003 Medinah Dr. 

City Okemos 

State ML 

Zip 48864 

fl Cwner of Public Record Brad & Linda Bodine 

Counly Ingham 

Legal Description Unit 31 Northpointe at College Fields 

j1 Assessors Parcet # 33-01-02-20-360-031 

Tax Yeas 2025 

RE. Taxes$ 15,000.00 

Bl Nelanborhood Name _Northpointe at College Fields 

Map Refesence 20620 

Census Tract 0050.03 

0 

[Xree 

simple 

[Teascrots 

[J Other (descrive) 

Myreseasch 

[XJdia 

{_Jaid not reveat any prtos sales of ranslers of he subject property tor the three yeass prior to the effective date of this appraisal. 

Prior Satefransfer: 

Date 01/31/2026 

Price $811,000 

Source(s} Assessor 

Analysis of prlor sak 

of lransfer history 

of the subject property (and comparable sales, if applicable) 

The prior sale was an arms length transaction that sold as a 

cash sale on 01/31/2025 for $811,000. 

SALES HISTORY. 

Offerings, options and contracts as 

of the effective dale of the appraisal 

None Noted 

Nafghtiortiood Ci 

sit 

One-UnitHousing Trends 

One Unit Housing 

Present Land Use % 

Location { 

turban 

{XIsuburban 

{_JRural 

Property Vatues 

{_Jincreasing_ 

{X] stable 

Declining 

PRICE 

AGE__ 

| One-nit 

70% 

suit {lover 75% 

{X)2575% 

Under 25% { DemandiSupply {J Shortage 

In Balance {_JOver Supply | $000} 

Gs) 

§2-4Unit 

% 

Gionth 

_{_JRapid___{X]stable 

Stow 

Marketing Time 

[_Junder3mths 

(X)36mins 

{_Joveremins 

150 Low 

O | Mutt Famity 

% 

Nelghborhood Boundarles The subject is bounded by: Mt. Hope Rd. fo the North, Okemos Rd. to 

900 High 

75 | Commercial 

% 

the East, Bennett Rd. to the South, Hagadom Rd. to the West. 

A480 Pred. 

35|Other Vacant 

30% 

Neighborhood Descriplion 

Properties in the neighborhood appear maintained and the neighborhood has service and amenities similar or 

consistent with other competitive neighborhoods in the subjects surrounding area. The subject is located in a newer development with 

most of the homes having golf course or wooded views and similar construction design throughout the neighborhood. 

NEIGHBORHOOD 

Market Conditions (incuding support for the above conclusions) 

See Attached Addendum 

Dimensions NIA 

Nea 18117 

Shape regular 

View Woods/Golf 

Specific Zoning Classification Residential 

Zoning Desgiption Residential 

Zoning Compliance 

XJteqal 

{_ Jieqal Honconforming (Grandiathered Use) | Jo Zoning 

LJ licgal (describe) 

Is the highest and best use of the subject property as improved {of as proposed per plans and specifications) the present se? 

X]ves [Wl] Ho 

if Ho, describe. 

tithes 

Public _ Other (describe) 

Public 

Other (describe) 

Offslieimprovements—-Type 

Public __ Private] 

Electricity 

X 

Water 

X 

Street Paved 

Gas 

Sanitary Sewer 

X 

Alley 

None Noted 

Site Comments 

See Attached Addendum 

GENERALDESCRIPTION 

FOUNDATION 

EXTERIOR DESCRIPTION 

materials 

INTERIOR 

Units [XJ one | JonewAccud LJ 

Concrete Slab 

Crat Space 

Foundation Walls 

Poured 

Floars 

Carpet/Hdwood 

fof Stories 

1 

|X} 

Full Basement 

Partial Basement 

| Exterior Walls 

StonefVinyl 

Walls 

Drywall 

Type (XIDet. 

[Jat 

[]sDel/End Unit | Basement Area 

2456 5.0. | Roof Suface 

Asphalt Shingles | Tiveinsh 

Wood 

Existing 

[Proposed 

_[__Junder Const. | Basement Finish 

80 % | Gutters 

& Downspouts Aluminum 

BalhEloor 

Ceramic 

Desh (Style) Ranch 

[X] Outslde Entry/Exit__ 1X) Sump Pump 

| Window Type 

Doublehung 

Bath Valnscol_Ceramic 

Year Built 2018 

Walkout 

Storm Sasiviasulsted Thermal 

Car Storage 

{J None 

Effective 

Age (Yes) 2-4 

Screens 

Yes 

CJowvenay 

sof cass 

Alc 

Heating OXJrwa [Jw 

[[_JRadiant 

i 

WoodStove(s)# 

| Driveway Surface Paved 

BR 

Joo sie 

 Jother 

[ Fuel Nat gas 

Freplace(s) 2 1 

__{X)Fence Iron 

XlGaage 

_tolcas 

3 

I 

(rion 

Cooking _{X] Central 

A Conditioning 

Patoeck Both 

[X)poich Covered [{ 

Jcapot 

 soicas

Summary Residential Appraisal Report 

Fle No. d2903medinah 

FEATURE 

I 

SUBJECT 

COMPARABLE SALE NO. 1 

COMPARABLE SALE HO. 2 

COMPARABLE SALE NO. 3 

2903 Medinah Dr. 

2832 Kittansett Dr. 

2904 Medinah Dr. 

2916 Medinah Dr. 

Address Okemos, MI 48864 

Okemos, MI 48864 

Okemos, Mi 48864 

Okemos, M] 48864 

‘Proximily 

to Subject 

0.71 miles SE 

0.02 miles NW 

0.06 miles SW. 

Sale Price. 

3 

$ 

695,000 

3 

775,000 

3 

750,000 

Sale Pricefross 

tv. Area 

{3 

0.00 sq.n. 

{$274.70 sq.11, 

$264.87 sq. 

$ 

247.04 sq. 

Dala Souce(s) 

GLARMLS#:284587 /0OM:131 

| GLARMLS#:281675 /DOM:1 

GLARMLS#:279236 /DOM:13 

Verification Source(s} 

Assessor 

Assessor 

Assessor 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

0. 

DESCRIPTION 

+38 Adpmtest 

DESCRIPTION 

1) § Adrdrart 

Sale of Financing 

Cash 

Conventional 

Conventional 

Concessions 

Concessions 

-10,000 | No Concessions 

No Concessions 

Date of SalefTime 

03/28/2025 

06/17/2024 

04/30/2024 

Location 

Suburban 

Suburban 

Suburban 

Suburban 

Leaseholdifee Simple 

| Fee Simple 

Fee Simple 

Fee Simple. 

Fee Simple 

Site 

37 acres 

.19 acres 

.37 acres 

28 acres 

View 

Woods/Golf 

Res/Gol 

Woods/Golf 

Res/Golf 

Fa Design (Style) 

Ranch 

Ranch 

2 Story 

2 Story 

P51 Cuatty 

of Construction. 

| Average 

Average 

Average 

Average 

Actual Age 

2018 

2007 

2019 

2021 

EY Condition 

Exceptional 

Exceptional 

Exceptional 

Exceptional 

5] Atove Grade 

Tod Jaoms| 

Bat 

Tod Jaams| 

Bats 

ug 

{sims] 

Bots 

Td 

[Bams| 

Bas 

& Room count 

8[2 

2.1 

712 

2.1 

0]814 

3 

-4000| 

9} 

4 

3.1 

8,000 

PY Gross Livog Aa 64.00 

2,456 sq.6. 

2,530 sq nt 

-4,736 

2,926 sq ft 

-30,080 

3,036 sq.n. 

-37,120 

8] Basemen! 

& Finished 

Full/Walkout 

Full/Walkout 

Fuiiiwalkout 

Full/Walkout 

Rooms Below Grade 

Finished 

Finished 

-6,000 | Finished 

+10,000 | Finished 

+10,000 

Funclional Utisty 

Average 

Average 

Average 

Average 

Heating/Cooling 

FWA/CAC 

FWA/CAC 

FWA/CAC 

FWA/CAC 

Energy Efficient lems 

_{ None 

None 

None 

None 

Garage/Carport 

3 Car Garage 

2 Car Garage 

+12,000{ 

3 Car Garage 

3 Car Garage 

PorcPatiofeck 

Patio/Deck,Porch | Similar 

Similar 

Similar. 

1FiP 

1FIP 

1EP 

1FP 

tn Ground Pool 

| No Pool 

+30,000 | No Poo} 

+30,000 | No Poot 

+30,000 

Outdoor Kitchen | No Kitchen 

+15,000 | No Kitchen 

+15,000] No Kitchen 

+15.000 

Net Adusient (ota) 

(J 

Is 

36264] 

KI: 

(J 

Ts 

20920] 

XJ. 

(J 

Ts 

9,880 

Adjusted Sale Price 

NetAd. 

5.2% 

Nethd. 

2.7% 

Nethd. 

1.3% 

of Comparables 

Guossad 

11.2% 

{3 

731,264 

|Gossad. 

11.5% 

795,920 | GrossAg, 

13.3% 

3 

759,880 

Summary of Sales Comparison Approach 

See Attached Addendum 

COSTAPPROACHTOVALUE 

Ske Value Comments 

The site value estimate is based on analysis of site sales, and abstraction of sie values from sales of improved 

properiies as well as knowledge of the appraiser in the subjects market. 

ESTIMATED 

| JREPRODUCTIONOR 

_{_JREPLACEMENT COST NEW 

OPINIONOF SITEVALUE oon 

Pl Source 

of cost data Marshall Swift/Local Builders 

Dwelling 

2,456 Sg.f1.@¢ 

Q 

b= Quality sating from cost service 

Effective date of cost data 

Bsmt; 2456 Sq.Ft. 

Sqfes 

[1] 

8 Comments on Cost Approach (gross Eving area calculations, depreciation, ele.) 

& 

GaragelCarport 716 

SeFL@s 

[ 

a 

Tolal Estimate 

of Cost New 

0 

© 

less 

Physicat 

| Functional 

| 

External 

Depreciation 

=3( 

[6] 

Depreciated Cost of Improvements... .........ooveeeieeeee.s.e, = 

[4] 

“Asis” Value of Ske dmprovements. 

.. ...... oo... = 

INDICATED VALUE BY COST APPROACH... 

0 

INCOME APPROACH 

TO VALUE 

Estimated Monthly arket Rent § 

NIA_X Gross Rent Wallpfir___ 

N/A = 

N/A Indicated Value by Income Appioach 

Summary of income Approach {including support for markel rel and GRM) N/A 

Methods andtechniques employed: |X] Sales Comparison Approach 

|_| CostApproach_|_] income Approach 1} Other:

Summary Residential Appraisal Report 

Fiie No. d2903medinah 

FEATURE 

I 

SUBJECT 

COMPARABLE SALE HO. 4 

COMPARABLE SALE HO. 5 

COMPARABLE SALE NO. 8 

2803 Medinah Dr. 

2767 Carnoustie Dr. 

2734 Carnoustie Dr. 

2772 Camoustie Dr. 

Address Okemos, Mi 48864 

Okemos, MI 48864 

Okemos, Mi 48864 

Okemos, 

Mi 48864 

Proximity to Subject 

0.57 miles SE 

0.57 miles SE 

0.54 miles SE 

Sale Price 

H 

3 

775,000 

3 

788,810 

$ 

849,900 

Sale PriceiGross 

tv. Area 

{ § 

0.00 sq.n 

|s 

277.68 sq.n. 

$ 

246.500 

$233.87 sq.n 

Dala Source(s) 

GLARMLS#:283675 /DOM:3 

| GLARMLS#:282881 /DOM:37 

| GLARMLS#:278687 /DOM:6 

Verification Source(s) 

Assessor 

Assessor 

Assessor. 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+} § Austen 

DESCRIPTION 

8. 

DESCRIPTION 

2) 8 

Adustrant 

Sale or Financing 

Conventional 

Conventional 

Conventional 

Concessions 

No Concessions 

Concessions 

7,888 No Concessions 

Date of Sale/Time. 

11/15/2024 

10/01/2024 

03/29/2024 

Location 

Suburban 

Suburban 

Suburban 

Suburban 

LeaseholdiFee Simple. 

Fee Simple 

Fee Simple 

Fee Simple 

Fee Simple 

Site 

37 acres 

-33 acres 

.35 acres 

31 acres 

View 

Woods/Golf 

Res/Golf 

Res/Golf 

Res/Golf 

Design {Style} 

Ranch 

2 Story 

2 Stary 

2 Story 

Quality of Construction 

1 Average 

Average 

Average 

Average 

Actual Age. 

2018 

2016 

2017 

2018 

Condition 

Exceptional 

Exceplional 

Exceptional 

Exceptional 

Above Grade 

Toa 

fByms) 

Bans 

Tod 

|Bdms) 

Bah 

Tod 

[Bins] 

Bos. 

Totel 

[Bams) 

Bohs 

Room Count 

812 

24 

1014 

2.1 

0l914 

3 

-4000/9]3 

24 

0 

Gross Living Area 64.00 

2,456 sq.0. 

2,791 59.00 

-21,440 

3,200 sgn. 

-47,616 

3,634 sq.0. 

-75,392 

Basement & Finished 

Fuli/iWatkout 

Full/Daylight 

+2,000 Full/Daylight 

+2,000 | Full/Daylight 

42,000 

Rooms Below Grade 

Finished 

Finished 

+10,000 | Part Finished 

+24,000] Finished 

~12,000 

Functional Uiity 

Average 

Average 

Average 

Average 

Heating/Cooling 

FWAI/CAG 

FWAICAC 

FWAJ/CAC 

FWAICAC 

Energy Efficlent tems] 

None 

None 

None 

None 

Garage/Carport 

3 Car Garage 

3 Car Garage 

3 Car Garage 

3 Car Garage 

PorchiPatiolDeck 

Patio/Deck, Porch | Similar 

Similar 

Similar. 

1FP 

1FiP 

1FP 

1FIP 

in Ground Pool 

{No Pool 

+30,000 | No Pool 

430,000 No Pool 

+30,000 

Outdoor Kitchen 

| No Kitchen 

+15,000 } No Kitchen 

+15,000 No Kitchen 

+15,000 

I net Adusiment (Total) 

N 

$ 

35560] 

BJ. 

[J- 

s 

11.496] 

[J 

XT 

40,392 

Adjusted Sale Price 

NetAd. 

4.6% 

NetAd. 

1.5% 

NetAd. 

4.8% 

$4 of Comparables 

GossAg. 

10.1%] 

810,560 jGossAd. 

16.5% 

18 

800,306 { GrossAd. 

15.8% 

|3 

809,508 

& Summary 

of Sales Comparison Approach 

SALES COMPARISON Al

Summary Residential Appraisal Report 

Fe No. d2003medinah 

Scope of Work, Assumptions and Limiting Conditions 

Scope of work is defined In the Uniform Standards of Professional Appraisal Practice as * the type and extent of research and analyses inan 

assignment.” in short, scape of work Is simply what the appraiser did and did not do during the course of the assignment. it includes, butis not 

fimited to: the extent towhich the property s Identified and inspected, the lype and extent of dataresearched, the type and extent of analyses appHied 

10 arrive at epinlons or conclusions. 

The scope of this appralsal and ensuing discussion in this report are specific to the needs of the client, other identified intended users and ta the 

intended use of the report. This report was prepared for the sole and exclusive use of the cent and other identified Intended users for the identified 

intended use and ils use by any other parties Is prohibited. The appraiser is not responsible for unauthorized use of the report, 

The appraiser's certification appearing in this appraisal report is subject to the following conditions and to such other specific conditions as are 

set forth by the appraiser in the report. All extraordinary assumptions and hypothetical conditions are stated In the report and might have affected the 

assignment results. 

1. The appralser assumes io responsibly for matters of a [egal nature affecting the property appraised or title thereto, nor does the appralser render any opinion as to the fitke, which is 

assumed [o be good and marketable. The property 

ls appraised as (hough under responsible ownership. 

2. Any skelch in this report may show approximale dimensions and Is Inchsded only to assis! the reader 

in visuakzing Lhe property. The appraiser has made ne survey 

of lhe property. 

3. The appraiser is nol required to give testimony or appear In cout! because of having made the appraisal with reference te the propesty in question, unless arrangements have been 

previously made thereto. 

4. Neither all, nor any part of the content 

of this report, copy 

of other media thereof (inchiding conclusions as lo the property vakie, the identity 

of the appraiser, professional designalions, 

of the firm with which the apptalser is connected), shall be used for any purposes by anyeste but the cen! and other intended users as Identified ln this report, nor shal it be conveyed by 

anyone to the pubic through advertising, public refations, news, sales, of other medla, witheul 

the written consent of the appraiser. 

5. The appraiser will not disclose the contents of his appralsal report unless required by applicable law 

of as specified in the Uniform Standards of Professional Appraisal Practice. 

6. Information, estimates, and opinions furnished to the appealser, and contained In the report, were obtalned from sources considered reliable and believed 10 be true and correct. 

Howeves, no responsiblity for accuracy of such items furnished lo the appealser is assumed by the appraiser. 

7. The appralser assumes thal these are no hidden of unapparert conditions of the property, subsof, of stuctures, which would render it more of fess vatuable, The appralser assumes 

no responsibility for such conditions, of for engineering of testing, which might be required fo discover such faclors. This appraisal is not an enviconmental assessment of the property and 

should nel be considered as such. 

8. The appralser specializes tn the vakiation of rea] property and Is not a home inspector, bulging contractor, structural engineer, of smiar expert, unless otherwise noted. The appralser 

id no conduct the Intensive type of field observations of the kind intended to seek and discover property defects. The viewing of the property and any improvements Is for purposes of 

developing an opinion of the defined value of the property, given the Intended use of this assignment. Statements regarding condition are based on surface observations only. The 

appraiser claims ao special expertise regarding issues including, but not imited to: foundation setilement, basement moisture problems, wood destroying (or other) insects, pest infestation, 

radon gas, lead based paint, mold or environmental issues. Unless otherwise Indicated, mechanical systems were nol activated of tested. 

This appraisal report shoud not 

be used to disclose the condition of the property as 

relates fo the presence/absence of defects, 

The cent is Invited and encouraged to employ qualified 

experls 

to Inspect and address areas of concen. Hf negative conditions are discovered, the opinion of value may be affected. 

Unless otherwise noted, the appraiser assumes the components that constitute the subject property impravement(s) are fundamentally sound and In 

working order, 

Any viewtng of the property by Ihe appraiser was fimiled to readily observable areas. Unless otherwise noted, attics and crawl space areas were net accessed. The appraiser did not move 

furmiluee, floor coverings or other Hem that may restrict he viewing of the property. 

9. Appraisals Involving hypothetical conditions refated fo completion of new construction, Tepalrs of alteration are based on the assumption that such completion, alteration of tepals wal 

be competently performed. 

10. Unless the intended use of this appralsat specifically inchudes Issues of propesty Insurance coverage, [hs appealsat should not be used for such pipases. Reproduction of 

Replacement cost figures used in the cost approach are for valualion purposes only, given The intended use 

of the assignment. The Definition of Value used 

in this assignment is unEkely 

to be consistent with the definition of lnsurable Vakie for piogerty Insurance coverageluse. 

11. The ACI General Purpose Appralsal Report (GPAR™) Is not intended for use In transactions that require a Fannie Mae 1004/Freddie Mac 70 form, 

also known as the Uniform Residential Appralsal Report (URAR). 

Additional Comments Related To Scope Of Work, Assumptions and Limiting Condltions

Summary Residential Appraisal Report 

File No. 02003medinah 

Appratser's Certification 

The appralser(s) certifies that, to the best of the appraiser's knowledge and bellef: 

1. The statements of fact contained 

in this report are true and correct. 

2. Thereporied analyses, opinions, and tonchustons arc Emited only by the reported assumptions and Emiting conditions and are lhe appraiser's persenal, impartial, and unblased 

picfessionat analyses, oplnlons, and conclusions. 

3. Unless olherwise stated, the appraiser has no presen 

of prospective inlerest in the property that Is fhe subject of this report and has no personal interest wilh respect to lhe parties 

involved, 

4. The appialser has no blas with respect lo lhe property that is the subject of this report of to the parties involved with ts assignment. 

5. The appraiser's engagement In this assignment was nol contingent! upon developing of reporting predetermined resus. 

6. The appraises’s compensation for completing this assignmenl is not contingent upon the development of reporting of a predetermined value or direction In value that favors the cause of 

the client, the amount of Lhe value opinion, the attainment of a stipulated result, of the occurrence of a subsequent event directly related to the intended use of this appraisal. 

7. The appraiser's analyses, opinlons, and condiustons were developed, and Is report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Praclice. 

8. Unless olhervse noted, lhe appraiser has made a personal inspection 

of the property that Is the subject 

of this report. 

9. Unless noted below, no one provided sigaificant real property appralsal assistance fo the appraiser signing his certification. Significant real property appraisal assislance provided by: 

Additlonat Certifications: 

Definitionof Value: 

 [X]MarketValue 

 [JOther value: 

Source 

of Defintion: Appraisal institute 2024-2026 USPAP. 

A type of value, stated as an opinion, that presumes the transfer of a propery (i.e., a right of ownership or a bundle of such rights), 

as of a certain date, under specific conditions set forth in the definition of the term identified by the appraiser as applicable in an 

appraisal. 

ADDRESS OF THE PROPERTY APPRAISED: 

2903 Medinah Dr. 

Okemos, Mi 48864 

EFFECTIVE DATE OF THE APPRAISAL: December 31, 2025 

APPRAISED VALUE OF THE SUBJECT PROPERTY $ 785,000 

APPRAISER 

SUPERVISORY APPRAISER

ADDENDUM 

Client: Yom Fredericks Law Firm 

File No.: d2803medinah 

Property Address: 2903 Medinah Dr. 

Case No. 

City: Okemos 

State: 

Mi 

Zip: 48864 

Neighborhood Market Conditions 

Financing was found to be readily available at historically acceptable rates of interest and at terms generally acceptable to 

the buyer. Marketing times are currently in balance and homes are selling with average to good frequency within the 

subjects market area. 

All information is taken from the local board of realtors and local assessors records. 

Properties in the 

subjects area appear maintained and the subject has services and amenities similar to and or consistent with other 

competitive properties In the subjects surrounding area. 

Site Comments 

No adverse conditions or encroachments were noted at the time of the inspection, A typlcal utility easement would not effect 

value of the property. The site has average site improvements, landscaping and typical maintenance. Appraiser can not 

guarantee that property is free of encroachments or easements, and recommends further investigation and survey if needed. 

| have not checked the land records for recorded easements and have reportedly apparent easements, encroachments and 

other apparent adverse conditions. Surface drainage appeared to be adequate at the date of the appraisal report, however, 

seasonal variation may occur. The appraiser is not qualified to render any specific opinions regarding drainage. 

Quality and Condition of Property 

The interior of the home is in exceptional condition with material finishes similar to most new construction in the 

neighborhood and features a foyer with double doors to the den, guest bedroom with walk in closet and 3pc bath, laundry 

room with utility tub, mud room with built in cabinets, quartz counters, bench seat and 2pc bath, kitchen with quartz counters, 

ceramic back splash, built in appliances and walk In pantry, a dining area wilh slider to the covered composite deck, living 

room with stone fireplace and built in shelves and a primary suite with two walk in closels, a 3pc bath with walk in ceramic 

and glass shower, soaker tub and door to the deck. The lower level is finished and features a rec room with slider to a 

stamped concrete patio and outdoor kitchen, wet bar with quartz counters, finished storage area with built in shelves a 

bedroom with daylight window and 4pc bath. 

Comments on Sales Comparison 

These sales are considered to be the best and most representative of the subject in the surrounding area. Gross living area 

is based on the ANSI standard of measurement and the above grade square footage. 

All other adjustments were market 

driven except as noted. 

| reviewed current active listings, pending sales, and closed sales to compile a group of sales that 

best represent the subjects amenities, quality of construction, and location/market area. The comparables used provide a 

range of viable alternatives to the subject, if one assumed all of the comparables and the subject were currently active on 

the market. The photographs of comparable sales used in this report were not necessarily taken at the time of the appraisal, 

as some archived photos are deemed a better photo based on time of day, angle of photo or individuals located within the 

frame of the photo. Therefore, photos wera used a from prior appraisals, MLS records or inspections and may show a 

for-sale sign that had not been removed as of yet, or a change in season. The sales used for the report are the most reliable 

and available to the appraiser. Had there been additional sales that were similar to the subject property, they would have 

been used in this report, however, this is not the case in the subjects area. 

All comparables were used for size, style, age, location to the subject, and similar settings and surroundings In the area. 

t 

searched a one mile radius from the subject from December 31, 2025 and back 12 months. Over that 12 month time frame 

there were 37 sales with a range of $160,000-$865,000 and a median value of $481,700. 

i searched the subjects neighborhood over the past 12 months for ranch style homes having competitive age, size, settings, 

amenities and conditions. 

| expanded my search for all style homes, staying within the subjects neighborhood as welt as 

adjoining competitive neighborhoods to the subject with gold course views and simifarilies to the subject. 

| further expanded 

my search back 24 months to find additional closed sales with similarities to the subject having golf course view and interior 

material finishes competitive to that of the subjects. 

| was able to view interior and exterior pictures of the comparables as well as comments from the Realtor as available to 

make a determination as to the condition and improvements that have been made to the comparables and how they relate to 

ihe subject. 

| made adjustments accordingly to all comparables not having an in ground pool as well as the outdoor kitchen area as they 

would be seen by the market as inferior in this area to the subject and therefore, an adjustment of an estimated cost to cure 

for those items was applied. 

After all adjustments were applied to the comparables, 

1 analyzed the comparables to determine a market value for the 

subject. in analyzing the comparables | calculated the average sales price, the average price per squars foot, the average 

adjusted values and the average adjusted price per square foot. The average price of the comparables was $772,285, with 

an average price per square foot of $257.44/sf. The adjusted price of the comparables was $784,573, with an average price 

per square foot of $262.44/sf. After assessing the comparables used in the report, along with the subject, 

| arrived ata 

market value. 

I refied on all comparables in the report when arriving at value and spread weight among all closed sales as they would show 

a range of age, size, settings, amenilies and condilions that would be a good indication of market value and what a buyer 

would have paid for a like property in the subjects immediate area. 

In my apinion, the subject with its improvements since the purchase on January 31, 2025 would have improved the overall 

marketability of the home, however, it is my opinion and based on competitive sales in the subjects immediate area, that the 

home was purchased above market value and would have trended more in line with the adjusted median value of the 

comparables used and relied upon in the report.

ADDENDUM 

Client: Tom Fredericks Law Fim 

File No; d2803medinah 

Property Address: 2903 Medinah Dr. 

Case No. 

City: Okemos. 

State: Mi 

Zip: 48864 

Certification #2 states that the appraiser performed a "complete visual inspection of the interior and 

exterior of the subject property." The appraiser viewed the roof from the ground if it was not obstructed 

from view at the time of the inspection. 

The appraiser is not an expert in mechanical systems and is 

not a "Home Inspector.” No one, including the client or any third parties, should rely on this report to 

identify the types of deficiencies in construction, structure or mechanical systems that a qualified home 

inspector would be called in to identify. If the client is concerned about the construction, structural or 

mechanical systems of the subject property, the client is invited and encouraged to hire an expert 

inspection in the specific area of concern. 

In Michigan, appraisers are required to be licensed and are regulated by the Department of Licensing 

and Regulatory Affairs, P.O. Box 30018, Lansing, ML 48909. 

In a sales transaction, I have been furnished a copy of the purchase agreement and am aware of its 

content unless stated to the contrary, and/or any change orders that have been brought to the appraisers 

attention by the builder in the case of new construction. 

Any party other than the named client that relies on this report does so at their own risk. 

The value of items other than real property is zero unless stated differently in the Comments and 

Conditions Section of the Appraisal report. The mortgage collateral in this appraisal is limited to real 

estate. 

Highest and best use conclusions are developed by analyzing and correlation that which is legally 

permissible, physically possible, economically feasible, maximally productive and which produces the 

greatest return, 

This appraisal report is a "Appraisal Report” which is intended to comply with the reporting 

requirements set forth under Standard Rule 2-2(a) of the Uniform Standards of Professional Appraisal 

Practice for an Appraisal Report. As such, it presents only summary discussions of the data, reasoning, 

and analysis that was used in the appraisal process to develop the appraisers opinion of value. 

Supporting documentation that is not provided with the report concerning that data, reasoning, and 

analysis is retained in the appraisers files. The depth of discussion contained in this report is specific to 

the needs of the client and for the intended use stated in the report. The appraiser is not responsible for 

unauthorized use of this report. 

The appraiser reserves the right to inform any future potential client of any prior assignment or service 

regarding the subject property, or any part thereof, in accordance with the provisions required within the 

Ethics Section of USPAP 2024-25. Such notification shall be of the fact of the existence of previous 

assignment or service performed within the prior 36 months and shall not include specifics or details of 

the analysis or the results of any conclusions drawn from such analysis. 

1 certify that to the best of my knowledge and belief; the reported analysis, opinions and conclusions 

were developed and this report has been prepared in conformity with the requirements of the Code of 

Professional Ethics and the Standards of the Professional Appraisal Practice of the Appraisal Institute.

SUBJECT PROPERTY PHOTO ADDENDUM 

File No.: 

d2903medinah 

Client: 

Tom Fredericks Law Firm 

Property Address: 2903 Medinah Dr. 

Case No.: 

City: Okemos 

Slate: MI 

Zip: 48864 

FRONT VIEW OF 

SUBJECT PROPERTY 

Appraised Date: December 31, 2025 

Appraised Value: $ 785,000 

REAR VIEW OF 

SUBJECT PROPERTY 

STREET SCENE

COMPARABLE PROPERTY PHOTO ADDENDUM 

Client: 

Tom Fredericks Law Firm 

File No.: 

_d2903medinah 

Property Address: 2903 Medinah Dr. 

Case No.: 

Cily: Okemos 

Slate: MI 

Zip: 48864 

COMPARABLE SALE #1 

2832 Kittansett Dr. 

Okemos, MI 48864 

Sale Date: 03/28/2025 

Sale Price: $ 695,000 

COMPARABLE SALE #2 

2904 Medinah Dr. 

Okemos, MI 48864 

Sale Date: 06/17/2024 

Sale Price: $ 775,000 

COMPARABLE SALE #3 

2916 Medinah Dr. 

Okemos, Mi 48864 

Sale Dale: 04/30/2024

COMPARABLE PROPERTY PHOTO ADDENDUM 

Client: 

Tom Fredericks Law Firm 

File No.: 

d2903medinah 

Properly Address: 2903 Medinah Dr. 

Case No. 

Cily: Okemos 

Slate: MI 

Zip: 48864 

COMPARABLE SALE #4 

2767 Carnoustie Dr. 

Okemos, MI 48864 

Sale Date: 11/15/2024 

Sale Price: $ 775,000 

COMPARABLE SALE #5 

2734 Carnoustie Dr. 

Okemos, MI 48864 

Sale Date: 10/01/2024 

Sale Price: $ 788,810 

COMPARABLE SALE #6 

2772 Carnoustie Dr. 

Okemos, MI 48864 

Sale Date: 03/29/2024

FLOORPLAN SKETCH 

Client: 

Tom Fredericks Law Firm 

tlie No: 

d2903medinah 

Properly Address: 2903 Medinah Dr. 

Case No.: 

City: Okemos 

State: MI 

Zip: 48864 

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LOCATION MAP 

Clienl: 

Tom Fredericks Law Firm 

File No.: 

d2903medinah 

Property Address: 2903 Medinah Dr. 

Case No.: 

City: Okemos 

Slate: MI 

Zip: 48864 

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2772 Carnoustie Dr. 

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Okemos, MI 48564 

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FLOOD MAP 

Client: 

_Tom Fredericks Law Firm 

File No.: 

d2903medinah 

Property Address: 2903 Medinah Dr. 

Case No.: 

Cily: Okemos 

State: MI 

Zip: 48864 

. 

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FLOOD INFORMATION 

Community: City of Lansing 

Map Number: 26065C0154D 

Panel: 26065C0154 

Zone: X 

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Subject 

2903 MEDINAH DR 

OKEMOS, MI 48864 

et 

LEGEND 

| 

= FEMA Special 

Flood 

Hazard Area 

- 

High Risk 

[15] 

w= Moderate 

and Minimal Risk Areas 

Road View: 

Property is NOT in a FEMA Special Flood Hazard Ares

Client: 

Tom Fredericks Law Firm 

File No.: 

d2903medinah 

Properly Address: 2903 Medinah Dr. 

Case No.: 

Cily: Okemos 

Slate: MI 

Zip: 48864

Client: 

Tom Fredericks Law Firm 

File No.: 

_d2903medinah 

Properly Address: 2903 Medinah Dr. 

Case No.: 

Cily: Okemos 

State: MI 

Zip: 48864

Client: 

Tom Fredericks Law Firm 

File No.: 

_d2903medinah 

Property Address: 2903 Medinah Dr. 

Case No. 

Cily: Okemos 

Slate: MI 

Zip: 48864

PIDINE 

| Pte MEDINA DRIVE 

Demos Mi HE8eH 

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| asin, ML

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