Draplin.pdf
Dennis J Draplin Petitioner V Township Of Argentine Respondent · 26-000932-TT
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GRETCHEN WHITMER GOVERNOR STATE OF MICHIGAN LANSING DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS RECEIVED APR 0 8 2026 MICHIGAN TAX TRIBUNAL MARLON |. BROWN, DPA DIRECTOR VALUATION / UNCAPPING PROPERTY TAX APPEAL PETITION FORM Do not use this form to appeal Classification, Principal Residence Exemption, Qualified Agricultural Exemption, Other Exemptions, Special Assessments, or Non-Property tax disputes. default. 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 Section 1: Petitioner’s Contact Information First Name Dennis J Draplin M.I Last Name/Company Name 15193 Longfellow Dr Mailing Address (No., Street, P.O. Box or Rural Route) City or Town Byron State ZIP Code Mi 48418 Telephone Number 248-231-5739 DJDRAPLIN@AOL.COM Email Address (do not enter unless you want MTT to send all correspondence via email) Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information First Name M.I. 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 parcel form for additional, contiguous parcels. How many parcels are you appealing? If you are appealing more than one parcel, are they contiguous or adjoining? Yes* [74] No** **If No, you must file separate appeals for each parcel Property Address (No., Street) 15193 Longfellow Dr City or Town Argentine Township ©" Genesee State Mi ZIP Code 48418
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STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Section 4: Check which of the following you are appealing (check al that apply) True Cash and Taxable Value [0 Taxable Value Only (calculation) [J uncapping of Taxable Value Section 5: Explain the Reason for this Appeal | have owned the the property since 2005 there was 760 square foot cottage on the property when it was purchased.| built A garage on the property in 2007. | had the cottage demolished in 2024 and started construction for our new primary residence. The new housed was completed in September of 2025. | had a professional appraisal performed on our property in March of 2026 That in 155,900 less than the State Equalized Value. | have included a copy of the appraisal. Section 6: Jurisdictional Issues Did you protest the assessment at a Board of Review (BOR)? Yes a No If Yes, check which BOR you attended: March [i] July O December If No, please check the applicable reason(s): J Not required to attend 0 Appealing a purported Clerical Error or Mutual Mistake of Fact (if yes, include explanation in Section 5) (| Appealing within 35 days of State Tax Commission Order O Appealing within 35 days of receipt of Notice of Uncapping [J other If you checked “other” above, explain:
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STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Section 7: Valuation Information use the multiple parcel form for additional, contiguous parcels. Pi | Number: erect fume 01-29-200-0017 Classification of Property: Real] Personal [J (check one) Agricultural J Commercial (1 Industrial (J Residential @ Timber-Cutover (1 Developmental [1 Utility [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: 513,400 513,400 What do you believe is the fair market value (also known as true cash value)? $715,000 What do you believe is the assessed value? (multiply true cash What do you believe is the taxable value? (cannot exceed value by.5) 357 500 assessed value) 357,500 Fee Information Does the property 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? MA ves [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 Equalized 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 be 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 $125.00 $100,000.01 to $500,000.00 $200.00 $Over $500,000.00 $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 $260.00 * Plus $25.00 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. Si [+] nature *Required Pet er or BS Name 's Signature: Isl pe S = 2
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TRI-COUNTY APPRAISAL COMPANY PH: 989-845-6504 FAX: 989-845-7952 Fik No. 26-0377d APPRAISAL OF LOCATED AT: 15193 Longfellow Dr Byron, MI 48418 CLIENT: Dennis Draplin 15193 Longfellow Dr Byron, MI, 48418 AS OF: March 25, 2026
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TRI-COUNTY APPRAISAL COMPANY PH: 989-845-6504 FAX: 989-845-7952 Fike No. 26-0377d 03/25/2026 Dennis Draplin 15193 Longfellow Dr Byron, MI, 48418 File Number: 26-0377d Dear Client, In accordance with your request, Ihave appraised the real property at: 15193 Longfellow Dr Byron, MI 48418 ‘The purpose of this appraisal is to develop an opinion of the defined value of the subject property, as improved. The property rights appraised are the fee simple interest in the site and improvements. In my opinion, the defined value of the property as of March 25, 2026 is: $715,000 Seven Hundred Fifteen 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. Sincerely, [LS & Zr David C. List
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Residential Appraisal Report File No. 26-0377d “The purpose of this appraisal reports to provide the client with a credible opinion of the defined value of the subject property, given the intended use of the appraisal. Chent Name/Intended User Dennis Draplin E-mail djdraplin@aol.com Client Address 15193 Longfellow Dr Ciy Byron State MI Zp 48418 Additional Intended User(s) This appraisal is prepared for the sole and exclusive use of the client named in this report. Intended Use market value Property Address 15193 Longfellow Dr City Byron State MI Zp 48418 Owner of Public Record Dennis & Nancy Draplin County Genesee Legal Description S 110 FT OF N 660 FT OF SE 1/4 OF NE 1/4 SEC 29 T5N R5E 3.33 A (74) - Argentine Township Assessor's Parcel # 01-29-200-017 Tax Year 2025 RE. Taxes $ 7,679.00 Neighborhood Name Argentine Township Mp Reference 25G16-Universal Maps Census Tract 0130.01 a. Fee Simple (J Leaschod [J Other (describe) My research ()did_[X] did not reveal any prior sakes or transfers ofthe subject property forthe thee years prior o the cfective date of his appraisal. Prior Sak/Transfer: Date n/a Price N/a Source(s) public records Analysis of prior sak or transfer history of the subject property (and comparable sakes, ifapplicable) No prior sales or listings found for the subject property within the last 3 years. Offerings, options and contracts as ofthe effective date of the appraisal None Neighborhood Characteristics One-Unit Housing Trends One-Unit Housing PresentLand Use % Location Urban Suburban |X) Rural Property Values Increasing XJ Stable Declining PRICE AGE | One-Unit 35 %)| Built-Up Over 75% (X)25-75% Under25% | Demand/Supply Shortage XJ In Balance [J Over Supply | $000) 01s) | 2-4 Unit % Growh [ JRapid ~~ (X)stable Slow Marketing Time (XJ Under3 mths [)3-6 mihs Over 6mths 500 Low 1 | Muli Family %| Neighborhood Boundaries Subject is located east of the village of Byron in a residential area. 1,500 High 50 | Commercial % Boundaries: North-Grand Blanc Rd, South-Lovejoy Rd, East-Seymour Rd, West-Sheridan Rd 700 Pred. 25 | Other (vac) 65 %| Neighborhood Description The subject is located in a stable neighborhood consisting of homes of similar style & quality. It is within a reasonable proximity to all necessary amenities such as schools, shopping & employment centers and is adequately protected by police & fire depts. Subject property is located in central Michigan and has a strong economic base linked to agriculture, industry, government & colleges located in Byron, Linden, & Flint. Market Conditions (including support for the above conclusions) See Attached Addendum Dimensions 110 x 1320 Ara 3.33 ac Shape basically rectangular View Campground Specific Zoning Chssification R-2 Zoning Description Residential Zoning Compliance Legal [J Legal Nonconforming (GrandEithered Use) No Zoning Mega (describe) Is the highest and best use ofthe subject propertyas improved (oras proposed per plans and specifications) the presentuse? (XJ Yes [_JNo IfNo, describe. See Attached Addendum Utilities. Public Other (describe) Public Other (describe) Off-site Improvements —Type Public Private kectricity X Water X] Private well Street paved X; Gas X LP Sanitary Sewer XJ Private system Alley none sie Comments No apparent adverse easements or encroachments were noted-see title insurance policy for exact status. This site is typical for the area in terms of size and appeal. Private well and septic systems are typical for the area; this does not affect subject's marktability. GENERAL DESCRIPTION FOUNDATION EXTERIORDESCRIPTION __ mterials INIERIOR materals Units e (Jone wie wit (J Concrete Sb] Crawd Space| Foundation Wals___cement/ave Floors wd,vnl,cer/ave #ofStores 1 XJ Full Basement Partial Basement _| Exterior Walls vinyl/ave Walls drywall/ave ct. (Jar [(JSDet/End Unit | Basement Arca 2406 sq. | Roof Surice asphall/ave TrinFinsh __ wood/ave tng [J Proposed [J Under Const. | Basement Finish 0%] Gutiers &Downspouts aluminum/ave BathFloor __ceramic/ave Design(Styk) ranch Outside Entry/Exit Sump Punp | Window Type casement/ave Bath Wainscot_ceramic/ave Year Buit 2024 Storm Sash/insubted_n/a CarStomge [J None Effective Age (Vis) 1 Screens comblave [JDieway #ofCars Ate None WAIL Jw [J Radiant] Amenities WoodStove(s) #0 _| Driveway Surface cement, gravel Drop Stair Stairs [Fuel gas XJ Fireplace(s) # 1 Fence NONE X)Garage #ofCars 9 Floor XJ Scutte Central Air Conditioning. Patioxck pt,dk (X] Porch covered Carport #of Cars OQ
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Residential Appraisal Report Fike No. 26-0377d FEATURE | SURIECT COMPARABLE SALENO. 1 COMPARABLE SALE NO. 2 COMPARABLE SALE NO, 3 15193 Longfellow Dr 9120 Pineview Lake Dr 16516 W Horseshoe Trl 16018 Moran Dr Address Byron, MI 48418 Linden, MI 48451 Linden, MI 48451 Linden, MI 48451 Proximity to Subject 2.14 miles SE 4.73 miles SE 2.83 miles SE Sak Price s s 575,000 $ 581,500 $s 684,000 Sak Price/Gross Liv. Aca | § 0.00 sq.fi [$ 226.56 sq. fi $ 228.85 sq. $ 305.90 sq.ft Data Source(s) fimls #60401548 fimls #60392358 fimls #60393990 Verification Source(s) Genesee Co. Equalization Genesee Co Equalization Genesee Co Equalization++ VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION 10S Astrea DESCRIPTION 0S Aston DESCRIPTION +S Adpsment Sak or Financing. cash/DOM:41 conv/DOM:35 conv/DOM:62 Concessions 0 0 0 Date of Sak/Time 08/01/2025 0]07/15/2025 008/28/2025 0 Location N;WitrFr; N;WtrFr; N;WirFr; B:Wir; -50,000 LeasehoklFee Simple | fee simple. fee simple fee simple fee simple Site 3.33 ac 29621 sf 21,200 | 24157 sf 22,200 18295 sf 23,300 View campground/k frnt | lake front -5,000 | lake front -5,000 | lake front -5,000 Design (Styk) ranch ranch contemporary 0 | contemporary [1] Quality of Construction | good good good good Actual Age 2 22 20,000 29 27,000(23 21,000 3 Condition good good good good Z Above Grade Toul [Bs] pas Toul [Bims| Bus -10,000 | ro [Bim] mus -20,000 | Teo [mis] mois -10,000 P4 Room Count 6[2 2.1 6[3 2.0 5000/8 | 4 3.1 -10,000( 6 | 3 24 El Gruss Living Ava 100.00 2,406 sq. fi 2,538 sq. fi -13,200 2,541 sq. -13,500 2,236 sq fi 17,000 = Basement &Fmished 2406sf0sfwo 2538sf1573sfin -32,800 | 1995sf1597sf -27,800 | 1104sf1100sfwo -9,000 | Roons Below Grade Unfinished 1rr0br0.1ba0o -2,000 | 1rr0br0.0ba0o 0 1rr1br0.0ba0o 0 4) Functional Utility walkout bsmnt standard 10,000 | walkout bsmnt standard 10,000 1 Heating Cooling fla-c.a. fla-c.a. fla-c.a. fla-c.a. fl Een Efficient lems | none none none none Garage/Carport 3ga3dw 2ga2dw 10,000 | 2ga2dw 10,000 | 2ga2dw 10,000 Porch/PatioDeck cvpch,cvpt,2cvdk | cvpeh,dk,pt 0 cvpeh,dk dk, patio 5,000 additional features 1-fireplace 1-fireplace 1-fireplace 1-fireplace additional features | none none none none additional features | pole barn none 40,000 | none 40,000 | pole barn Net Adjustment (Total + (J- Is 43,200 OTs 22,900] (XJ+ s 12,300 Adjusted Sak Price NetAd. 7.5% neta 3.9% NetAd 1.8% of Comparables Goss Aly 29.4% 618,200 | Goss Adi 30.2%) § 604,400 | Gross Adi 23.4%] 696,300 Summary of Sales Comparison Approach See Altached Addendum The appraiser certifies and agrees that this appraisal was prepared in accordance with 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 regulations in effect at the time the appraiser signs the appraisal certification. ll Discussion ofmethods and techniques employed, including reason for excluding anapproachtovalie: See Attached Addendum Reconciliation comments: See Attached Addendum ON
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Residential Appraisal Report
Fike No. 26-0377d
FEATURE
[
SUBJECT
COMPARABLE SAIENO, 4
COMPARABLE SALE NO. §
COMPARABLE SALE NO. 6
15193 Longfellow Dr
6402 Hartwood Dr
11570 Silver Lake Rd
6233 Mack Rd
Address Byron, M1 48418
Fenton, MI 48430
Byron, MI 48418
Howell, MI 48855
Proximity to Subject
3.34 miles SE
1.07 miles NW
7.69 miles SE
Sale Price
$s
s
670,000
$s
825,000
Ny
815,000
Salk Price/Gross
Liv. Area | $
0.00 sq.ft
|$
335.00 sq fi
S
298.70 sq.
S$
419.89 sq.ft
Duta Source(s)
fmls#60375669
fimls #60389169
fmls#60405794
Verification Source(s)
Genesee Co Equalization
Genesee Co Equalization
Livingston Co Equalization
VALLE ADJUSTMENTS
DESCRIPTION
DESCRIPTION
10S Afpstment
DESCRIPTION
108 Adpstmeat
DESCRIPTION
2S Adpsment
Sak or Financing.
conv/DOM:70
cash/DOM:3
conv/DOM:8
Concessions
0
0
0
Date of Sak/Time
06/30/2025
005/01/2025
0]07/22/2025
0
Location
N;WtrFr;
B:Wtr;
-50,000 | N;River;
0 | B;WtrFr;
-50,000
LeasehoklFee Simple
| fee simple
fee simple
fee simple
fee simple
Site
3.33 ac
28,970 sf
21,300(17.50 ac
-113,400|4.98 ac
-13,200
View
campground/lk fmt _| lake front
-5,000 [ wooded
5,000 | lake front
-5,000
Design (Style)
ranch
colonial
0
[log cabin
0{ranch
Quality
of Construction
| good
good
good
good
Actual Age
2
35
33,000]
15
13,000{9
7,000
Condition
good
good
good
good
Above Grade
Tool [Bans]
mos
Tool [Bims|
puts
-20,000 | reat [noms]
mots
-10,000 | Tout |mim|
ats
Room Count
62
2.1
84
2.1
613
2.0
5,000|
6 | 2
2.0
-5,000
Gross Living
Area 100.00
2,406 sq. fi
2,000 sq fi
40,600
2,762 sq. f.
-35,600
1,941 sq fi.
46,500
Basement &Finshed
2406sf0sfwo
1207sf1176sfin
-11,500 | 2132sf2132sfwo
-39,900 | 1759sf0sf
6,500
Rooms Below Grade
Unfinished
rec, .5 bath
-2,000 | rec,bath,other
0
Unfinished
0
Functional Utlty
walkout bsmnt
walkout bsmnt
standard
10.000 | walkout bsmnt
Heating/Cooling,
fla-c.a.
fla-c.a.
geoth-c.a.
-5,000|f/a-c.a.
Energy Efficient tems | none
none
none
none
Garage/Carport
3ga3dw
2ga2dw
10,000 | 3ga3dw.
3ga3dw
Porch/PativDeck
cvpceh,cvpt,2cvdk | 2 dk's patio
0 | cvpch,dk,pt
0 | cvpch,dk,pt
0
additional features
1-fireplace
1-fireplace
none
3,000 | 1-fireplace
additional features
none
none
indr pool
-10,000 | none
additional features
pole barn
none
40,000 | pole bldg
none
40,000
Net Adjustment (Total
Xe
O-
Is
56400
[J+
(XJ-
Js
177.900]
(J+
[J-
[s
26,800
Adjusted Sake Price
Netadi
8.4%
NetAdp
-21.6%
NetAdj
3.3%
of Comparables
Goss Adj 34.8%|$
726,400 | Goss Adi 30.3%
$
647,100 | Gross Adj 21.3%]
S
841,800
Summary
of Sales Comparison Approach
SON APPROACHPage 9
Residential Appraisal Report Fil No. 26-0377d 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, scope ofwork is simply wha the appraiser did and did not do during the course ofthe assignment. Itincludes, but is not limited to: the extent to which the property is identified and inspected, the type and extent ofdata researched, the type and extent ofanalyses applied to arrive at opinions or conclusions. The scope ofthis appraisaland ensuing discussion in this reportare specific to the needs ofthe client, other identified intended users and to the intended use ofthe report. This report was prepared for the sole and exclusive use ofthe clientand other identified intended users for the identified intended use and its use by any other parties is prohibited. The appraiser is not responsible for unauthorized use ofthe 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 appraiser assunxs no responsibility for mutters ofa kgal nature affecting the property appraised or (tk thereto, nor does the appraiser render any opinion as to the tlk, which is assumed to be good and marketable. ‘The properly s appraised as though under responsible ownership. 2. Any sketch inthis report may showapproximate dimensions and is inchided only to assist the reader in visualizing the property. The appraiser has made no suney ofthe property. 3. The appraiser s not required to give testimony or appear in court because of having made the appraisal with reference to the property in question, unless amangemens have been previously made thereto. 4. Neither al, nor any part of the content of this repoit, copy or other media thereof (inchiding conclusions as to the property vakue, the identity ofthe appraiser, professional designations, or the fim with which the appraiser i connected), shall be used for any purposes by anyone but the client and other intended users as identified i ths report, nor shallit be conveyed by anyone to the public through advertising, publi relations, news, sakes, or other media, without the written consent ofthe appraiser. 5. ‘The appraiser wil not disclose the contents of this appraisal report unless required by applicable law or as specified in the Uniform Standards of Professional Appraisal Practice. 6. Infommtion, estimates, and opinions fumished to the appraiser, and contained in the report, were obiained fom sources considered reliable and befieved to be true and comet. However, no responsiblity for accuracy of such items fimished to the appraiser is assumed by the appraiser. 7. ‘The appraiser assunws that there are no hidden or unapparent conditions of the property, subsoil or structures, which would render it more or ess vahiable. The appraiser assumes no responsibil for such conditions, or for engineering or testing. which might be required to discover such factors. This appraisals not an environmental assessment ofthe property and should not be considered as such. 8. ‘The appraiser specializes in the vahiation of real property and is not a hom inspector, bulking contractor, structural engineer, or sintlar “expert, unkss otherwise noted. The appraiser did not conduct the intense: type of fekd observations of the kind intended to seek and discover property defects. The viewing ofthe property and any improvements is for purposes of developing an opinion of the defined value of the gin the i use of this asi regarding condifon arc based on surfice observations only. The appraiser chims no special expertise regarding issues including, but not mited to: foundation settlement, basement moisture problems, wood destroying (or other) insects, pest infestation, radon gas, kad based paint, mol or environmental issucs. Unkess olhenvise indicated, mechanical systems were not activated or tested. “This appraisal report should not be used to disclose the condition of the property as i rehtes to the presence/absence of defects. ‘The client is invited and encouraged to employ qualified experts to inspect and address areas of concem. [fncgative conditions are discovered, the opinion of value may be affected. Unless otherwise noted, the appraiser assumes the components that constitute the subject property improvement(s) are fundamentally sound and in working order. Any viewing of the property by the appraiser was limited to readily observable areas. Unkess otherwise noted, attics and crawl space areas were not accessed. The appraiser did not move famiture, Boor coverings or other items that may restrict the viewing ofthe property. 9. Appraisals invohing hypothetical conditions rehted to completion of new construction, repairs or aleration are based on the assumption that such completion, aeration or repairs wil be competently performed. 10. Unless the intended use of his appraisal specially includes sues of property insurance coverage, this appraisal should not be used for such purposes. Reproduction or Replacement cost figures used in the cost approach are for vakuation purposes only, given the intended use ofthe assignment. The Definition of Value used in this assignment unlikely tobe consistent with the definition of Insurable Vahue for property insurance coverage/use. 11. The ACIGeneral Purpose Appraisal 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 Appraisal Report (URAR). Additional Comments Related To Scope Of Work, Assumptions and Limiting Conditions A complete visual inspection of the interior and exterior of the subject property was made on the effective date of this appraisal. A complete visual inspection includes only those areas which are readily observable. Observations were made regarding the subject's floor plan/layout, special amenities, neighborhood conformance, general overall condition and quality of materials. Exterior measurements were taken to calculate gross living area. A complete visual inspection does not include a determination of infestation, settlement or seepage. It is assumed that there are no latent or hidden structural defects or other apparent conditions which would affect the structural integrity of the subject property. As a part of this assignment zoning compliance has been reported, however no investigation has been made regarding the subject's conformance to local zoning or building requirements. Since the subject is a residential property located within a mainly residential neighborhood, an intensive highest and best use study was not warranted. | researched data on comparable land and improved sales through local multiple listing services, conversations with local real estate agents and public records. Exterior observations of all comparable sales were made, however comparable photos provided in this report may have been obtained from local MLS services or public records to more accurately portray the condition of the comparable at the lime of sale. When conflicting information was provided, the source considered most reliable was used. Construction costs were derived from published data sources and local building contractor's estimates when available. The cost and sales comparison approaches to value were applied to arrive at the estimated market value of the subject, however depending on the age of the subject property, the cost approach may have been given liltle or no weight and is discussed further in the final reconciliation section of this report.
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Residential Appraisal Report Fie No. 26-0377d Appraiser's Certification The appraiser(s) cenifies that, to the best ofthe appraiser's knowledge and belief: 1. The statements of fact contained in this report are true and comect. 2. The repoited analyses, opinions, and conclusions are fimted only by the reported assumptions and limiting condifons and are the appraiser's personal, impartial, and unbiased professional analyses, opinions, and conclusions. 3. Unless otherwise stated, the appraiser has no present or prospective interest in the property that is the subject of this report and has no personal interest wih respect o the partis nvohed. 4. The appraiser has no bias wih respect to the property that s the subject of this report or to the parties involved with ths assignment. 5. The appraiser's engagement in this assignment was not contingent upon developing of reporting predetentined resus. 6. The appraiser's compensation fr completing this assignment is not contingent upon the development or reporting ofa predetermined value or direction in value that fuvors the cause of the client, the amount ofthe vakue opinion, the attainment ofa stipulated result, or the occurrence ofa subsequent event dieelly related to the intended use of his appraisal. 7. The appraiser's analyses, opinions, and conchisions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. 8. Unkss otherwise noted, the appraiser has made a personal inspection of the property that is the subject of ths report 9. Unkss noted below, no one provided significant real property appraisal assistance to the appraser signing thi certification. Significant real property appraisal assistance provided by: Additional Certifications: In Michigan, appraisers are required to be licensed/certified and are regulated by the Michigan Department of Licensing and Regulatory Affairs, P.O. Box 30018, Lansing, MI 48909. Definition of Value: tarket Value (J Other Value: Source of Definition: The Appraisal of Real Estate The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting in what he considers his 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 arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions* granted by anyone associated with the sale. *Adjustments to the comparables must be made for special or creative financing or sales concessions. 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 readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third Party institutional lender that 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. ADDRESS OF THE PROPERTY APPRAISED: 15193 Longfellow Dr Byron, MI 48418 EFFECTIVE DATE OF THE APPRAISAL: 03/25/2026 APPRAISED VALUE OF THE SURIECT PROPERTY § 715,000 APPRAISER wn JA Zs SUPERVISORY APPRAISER Signature: Name: David C. List Name: Company Name: Tri-County Appraisal Company Company Name:
Page 11
ADDENDUM Client: Dennis Draplin File No.: 26-0377d Property Address: 15193 Longfellow Dr Case No.: City: Byron State: MI Zip: 48418 Neighborhood Market Conditions Conventional, FHA, VA & RD financing are readily available at rates & terms acceptable to the average purchaser with general marketing times ranging from 0-2 months for homes that are in average or better condition and priced competitively. Typical property values have been relatively stable over the past 12 months withstanding the volatile mortgage market due to the limited supply of available listings. 2022 brought a slight decline in market values due to sharp increases in mortgage rates after the federal reserve made several key interest rate increases. REO activity is minimal and is not a significant factor in this market area. MLS data reflects a listing to sale to list price ratio of approximately 100%. | have considered relevant competitive listings/contract offerings in performing this appraisal, and any trend indicated by that data is supported by the listing/offering information included in this report. Highest and Best Use The subject is a single family residence with its current improvements significantly contribuling to the overall market value. After reviewing the four criteria used to analyze highest and best use which are, legally permissible, physically possible, financially feasible and maximally productive, it was determined that the subject's current use, which is residential use, is its highest and best use. Adverse Environmental Conditions No apparent adverse environmental conditions were noted from a visual inspection of the property, surrounding area or public records. However, the appraiser is neither trained nor equipped to detect such conditions. Comments on Sales Comparison After a thorough search of the subject's general market area, the appraiser selected six similar sales from competing properties to complete this analysis. All were considered to be the best available at the time of this analysis. Attention (review board) Please note that the appraiser notes that we have a sale (15493 Duffield Rd. Byron, MI 48418) South of the subject on a larger neighboring lake that sold on 06/18/2025 in the same market area. This home is not considered a comparable due to the large difference in sq ft. This home has over 1,370 sq ft more than the subject property. With an additional 2,700 sq ft of finished lower level walkout basement. So over 4,070 sq ft of finished living area compared to the subject. The appraiser would not use this as a comparable due to such large differences. This comparables also had 6.56 acres and a pole bam. | wouldn't use this sale do to such large differences as this would not even be considered a comparable. The subject is a newer built home with no finished basement and only two bedrooms . tis located on a 37 acre lake with a view of the campground directly across the subject's property. location adjustments were made to comparables on superior lakes and or market areas. Comparable #1 is also located on a very small lake is similar in design, condition square ft and quality. Comparable #2 is also located on a very small lake and is comparable in sq ft, condition and quality. Comparable #3 is located on a much larger lake but is similar in sq ft, condition and quality. Lake adjustments were needed Comparable #4 is located on a much larger lake but is similar in sq ft, condition and quality. Lake adjustments were needed. Comparable #5 is located very close in distance to the subject is located on the river has similar sq ft, condition and quality. Comparable #6 is located on a small lake like the subject is similar in bedroom count, quality and design . Itis located in a superior location. Gross living area adjustments were made at $100.00 per sq. ft. for differences greater that 100 sq. ft. Basement adjustments were made at a rate of $10 per sq. ft. with an additional $20 per sq. ft. for finished area. A $5,000 adjustment was made for walk-out basements and a $2,000 adjustment was made for basement baths. The adjustments made in this analysis were based on historical market reaction and paired sales analysis and can be considered reasonable and typical for this market. The comparables used, after adjustment, provide an estimated market value range for the subject of $618,200 to $841,800, which is much wider than desired due to the very limited number of similar sales that were available. Most weight was put on comparables 5 and 6 . Comparable 5 due to location and 6 due to being a two bedroom comparable. Note: The subject's market value is above the predominant value for the area, however it is still well within the range for the neighborhood and is not considered lo be an over-improvement. Due to the lack of other recent, reliable and relevant data it was necessary lo use sales that exceed 6 months in date of sale and 5 miles in distance from the subject. No adjustment is warranted for exceeding these guidelines due to the stability of the current market, the lack of significant measurable appreciation and/or depreciation, and the fact that all comparables used are located in the subject's same general market area. The appraiser used paired analysis methods to determine location, site, view, sq ft, garage, room count, basement and finished rooms below grade. The subject and comparable sales are not identical in terms of architectural design (style). However, the market data for properties in this neighborhood and price range suggest that purchasers do not view this difference as relevant and therefore has no measurable effect on the sale price or value of such homes. Consequently, no adjustments were applied for differences in design. The comparables used are the closest and most recent sales found that have sold in the subjects market area in the past 12 months that most closely resembles the subject in square footage, design, location and appeal.
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ADDENDUM Client: Dennis Draplin Property Address: 15193 Longfellow Dr City: Byron State: MI Zip: 48418 and public records. At a minimum, a drive-by inspection was conducted of each comparable sale used in this report. When conflicting information was provided, the source considered most reliable was used. The sales comparison approach to value was applied to arrive at the estimated market value of the subject. Neither the cost nor income approaches to value were applied since they were not considered necessary to produce a credible result. 1 did not apply the income approach to value because it was not considered applicable to this assignment. The subject is not located in a market that is driven by income producing properties, therefore the quality and quantity or rental data available is not sufficient to produce a credible result. | did not apply the cost approach due to the difficulty in measuring accumulated depreciation in homes greater than 10 years of age. Personal property was not included or given any value in this appraisal. Final Reconciliation Sole weight was given to the value indicated in the sales comparison approach since it reflects the behavior of the market in this area. Neither the cost nor income approaches to value were used due to the age of the subject and the difficulty in measuring accumulated depreciation and the lack of rental activity in the subject's neighborhood. The digital photos have in no way been altered or modified. The signatures in this report are digital signatures, which are computer generated and printed in this report. The appraiser's signature is secured by a password which only the appraiser has access to. If any modifications were made on this appraisal, the signature would be eliminated. The predominale value may be higher or lower than the appraised value of the subject property. The subject's estimated market value is well within the range for the neighborhood and is neither over nor under improved. The predominate value, average or mean value is for the entire area of homes within the described boundaries of the neighborhood. Any measurement of central tendency identifies the middle in some manner. With the exception of the mode, there will always be 50% above and 50% below the center. The mode is the most frequent. The median is used to determine the central value of properties in the neighborhood. Consequently the subject value will almost always be either higher or lower than the median or mean. Conditions of Appraisal This appraisal is made "as is" and is prepared for the sole and exclusive use of the client named in this report. The appraiser is not a home inspector. This report should not be relied upon to disclose any conditions present in the subject property. The appraisal report does not guarantee that the property is free of defects. A professional home inspection is recommended if further information is needed regarding the condition of the home. 1 certify that, to the best of my knowledge and belief: - The statements of fact contained in this report are true and correct. - The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. - | have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. - I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. E My engagement in this assignment was not contingent upon developing or reporting predetermined resuls. - My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event direclly related to the intended use of this appraisal. - The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. . I have made a personal inspection of the property that is the subject of this report. = No one provided significant real property appraisal assistance to the person signing this certification. In Michigan, appraisers are required to be licensed/certified and are regulated by the Michigan Department of Licensing and Regulatory Affairs, P.O. Box 30018, Lansing, MI 48909. | certify that | hold an active license with the State of Michigan as a Certified Residential Appraiser.
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SUBJECT PROPERTY PHOTO ADDENDUM Client: Dennis Draplin File No.: 26-0377d Property Address: 15193 Longfellow Dr Case No.: City: Byron State: MI Zip: 48418 FRONT VIEW OF SUBJECTPROPERTY Appraised Date: March 25, 2026 Appraised Value: $715,000 REAR VIEW OF SUBJECTPROPERTY STREET SCENE
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Client: Dennis Draplin File No: 26-0377d Property Address: 15193 Longfellow Dr Case No.: City: Byron State: MI Zip: 48418 Kitchen Living Room Sunroom 1/2 Bath
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Client: Dennis Draplin File No.: 26-0377d Property Address: 15193 Longfellow Dr Case No.: City: Byron State: MI Zip: 48418 Bath 1 Bedroom 2 Bath 2 Basement
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Client: Dennis Draplin File No.: 26-0377d Property Address: 15193 Longfellow Dr Case No.: City: Byron State: MI Zip: 48418 Lake View View View Side
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COMPARABLE PROPERTY PHOTO ADDENDUM Client: Dennis Draplin File No.: 26-0377d Property Address: 15193 Longfellow Dr Case No.: City: Byron State: MI Zip: 48418 COMPARABLE SALE #1 9120 Pineview Lake Dr Linden, MI 48451 Sale Date: 08/01/2025 Sale Price: $ 575,000 COMPARABLE SALE #2 16516 W Horseshoe Trl Linden, MI 48451 Sale Date: 07/15/2025 Sale Price: $ 581,500 COMPARABLE SALE #3 16018 Moran Dr Linden, MI 48451 Sale Date: 08/28/2025
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COMPARABLE PROPERTY PHOTO ADDENDUM Client: Dennis Draplin File No.: 26-0377d Property Address: 15193 Longfellow Dr Case No.: City: Byron State: MI Zip: 48418 COMPARABLE SALE #4 6402 Hartwood Dr Fenton, MI 48430 Sale Date: 06/30/2025 Sale Price: $ 670,000 COMPARABLE SALE #5 11570 Silver Lake Rd Byron, MI 48418 Sale Date: 05/01/2025 Sale Price: $ 825,000 COMPARABLE SALE #6 6233 Mack Rd Howell, MI 48855 Sale Date: 07/22/2025
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FLOORPLAN SKETCH Client: Dennis Draplin File No.: 26-0377d Property Address: 15193 Longfellow Dr Case No.: City: Byron State: MI Zip: 48418 1 story (Full Basement Below) TT Sunroom Bedroom we Heak Living Room 20 sath Garage 70 wih ott Kitchen sedroam Ean Launery, we Ia IE 5 a 5 § chad pai Ly 22 LL 2 Basement Setby pets res Comments: “AREA CALCULATIONS SUMMARY LIVING AREA BREAKDOWN Code Description Not Size Net Totals : Breakdown Subtotals GLAL First Floor 2406.29 2406.29 First Floor BSMT Basement 2406.29 2406.29 x 13.0 167.70 GAR Garage 1381.80 x 6.2 411.06 Garage 2100.00 3481.80 x 54.8 756.24 $743 Porch 187.05 x 17.0 219.30 Deck 283.80 x 52.0 57.20 Pozch 283.80 754.65 0.5 x x 5.8 45.24 x 14.8 118.10 x 26.7 239.65 x 65.7 336.82 0.5 x x 2 6.96 0.5 x x 2.1 5.97
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LOCATION MAP Client: Dennis Draplin File No: 26-0377d Property Address: 15193 Longfellow Dr Case No.: City: Byron State: MI Zip: 48418
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PLAT MAP Client: Dennis Draplin File No.: 26-0377d Property Address: 15193 Longfellow Dr Case No.: City: Byron State: MI Zip: 48418 Road Dus E1320" 29.200-017 13a Duss 110°
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Client: Dennis Draplin File No.: 26-0377d Property Address: 15193 Longfellow Dr Case No.: City: Byron State: MI Zip: 48418 ssErcick sme la STATE OF MICHIGAN DEPARTHENT OF LICENSING AND REGULATORY AFFAIRS BUREAU OF PROFESSIONAL LICENSING CERTIFIED RESIDENTIAL REAL ESTATE APPRAISER LICENSE DAVID CHARLES LIST SER ] La
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FLOOD MAP Client: Dennis Draplin File No.: 26-0377d Property Address: 15193 Longfellow Dr Case No.: City: Byron State: MI Zip: 48418 LEGEND FE] = en special Floss Hazard Acea High Risk = = Modzrate and Minimal Risk Areas Road View! EB = Water
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Subjoct 15193 Lonafeliow Dr Byron, }l 48448 poglelov-br—s= \ j= [ ian > = | ; pat v li A PCE, SEE
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: ny Nancy and Dennis Draplin y D ¥ 15193 Longfellow Dr. x, Byron, MI 48418-9709 £3, Y > Vil C HAGAN DEPARTMENT DE MICHIGAN. THN TRI PO BoA S014 PNG IRE PAT EXPECTED DELIVERY DAY: 04/04/26 Ta 9505 5107 4346 6091 8913 64