Exhibits.pdf
Daniel S Carlson Business Trust, Petitioner V City Of Farmington Hills, Respondent · 25-002827-TT
Text extracted from the reviewed PDF, organized by page. OCR and reading order may contain errors; confirm details in the PDF below.
Page 1
Exhibit 1
Page 2
CITY OF FARMINGTON HILLS Municipal Disclosure Annual Filing* County of Oakland, State of Michigan CUSIP #s: 311164, 672411; See above for Issue numers (Due by December 31 annually; FYE June 30) Filed on behalf of: Name: Thomas Skrobola Date: Title: Finance Director / Treasurer Employer: City of Farmington Hills Address: 31555 W. Eleven Mile Rd. Farmington Hills, MI 48336 CITY OF FARMINGTON HILLS Issuer and/or Obligated Party: BASE CUSIP # 311164 December 23, 2025 *This Annual Disclosure document and the information contained herein are subject to completion and amendment. Information herein has been obtained from the City's other sources believed to be reliable, but the accuracy or completeness of such information is not guaranteed by, PFM Financial Advisors LLC, the City's Financial Advisor. 2016 Capital Improvement Bonds (Limited Tax), Orig. Amount: $8,475,000, dated 7/12/16, CUSIP # L62 to N37 2017 Capital Improvement Bonds (Limited Tax), Orig. Amt. $1,225,000, dated 6/1/17, CUSIP # N86 to P92 2019 Capital Improvement Bonds (Limited Tax), Orig. Amt. $23,925,000, dated 10/1/19, CUSIP # Q26 to S57 BASE CUSIP # 672411 Number of Pages Including Cover: 10 Oakland County Farmington Hills Water Supply System Refunding Bond, Series 2021A, Orig. Amt. $3,990,000, dated 5/19/21, CUSIP # Y74 to 2A2 Oakland County Farmington Hills Water Supply System Refunding Bond, Series 2021B, Orig. Amt. $5,470,000, dated 8/31/21, CUSIP # 2B0 to 2P9 2023 Capital Improvements Bonds (Limited Tax General Obligation), dated 3/15/23, orig. amt. $6,285,000, CUSIP # S65 to U47 2025 Capital Improvement Bonds (Limited Tax General Obligation), dated 6/26/25, orig. amt. $7,475,000, CUSIP # U54 to W86 Annual Disclosure Filing Cover Sheet
Page 3
CITY OF FARMINGTON HILLS City of Percent Farmington Hills Change 2020 U.S. Census 83,986 5.32% 2010 U.S. Census 79,740 -2.89% 2000 U.S. Census 82,111 9.99% 1990 U.S. Census 74,652 ---- Property Levy/ Value as Valuation State Total IFT of 12/31 Year Equalized Value Change Taxable Value1 2 Change Value 2024 2025 $6,454,895,660 4.89% $4,716,004,380 4.39% $3,605,610 2023 2024 6,153,802,280 7.53% 4,517,580,420 6.59% 3,659,790 2022 2023 5,722,759,540 9.26% 4,238,124,340 6.56% 3,512,890 2021 2022 5,237,966,510 6.71% 3,977,078,890 6.62% 3,369,780 2020 2021 4,908,706,890 5.51% 3,730,230,260 3.70% 221,760 2025 Percent of Taxable Value1 Total Breakdown by Class: Real Property $4,480,173,220 95.00% Personal Property 235,831,160 5.00% TOTAL $4,716,004,380 100.00% Breakdown by Use: Commercial $1,009,811,110 21.41% Industrial 162,267,970 3.44% Residential 3,308,094,140 70.15% Personal Property 235,831,160 5.00% TOTAL $4,716,004,380 100.00% Source: U.S. Census Bureau & SEMCOG Source: Oakland County Equalization Department POPULATION: PROPERTY VALUATIONS – HISTORICAL VALUATIONS: VALUATION COMPOSITION: 2 2025 Taxable Value includes Disabled Veterans Exemptions in the amount of $17,726,380 . Oakland County Farmington Hills Water Supply System Refunding Bond, Series 2021B, Orig. Amt. $5,470,000, dated 8/31/21, CUSIP # 2B0 to 2P9 BASE CUSIP # 311164 BASE CUSIP # 672411 1 Does not include the IFT Value. 1 Does not include the IFT Value. Source: Oakland County Equalization Department Annual Disclosure Document CITY OF FARMINGTON HILLS County of Oakland, State of Michigan 2016 Capital Improvement Bonds (Limited Tax), Orig. Amount: $8,475,000, dated 7/12/16, CUSIP # L62 to N37 2017 Capital Improvement Bonds (Limited Tax), Orig. Amt. $1,225,000, dated 6/1/17, CUSIP # N86 to P92 2019 Capital Improvement Bonds (Limited Tax), Orig. Amt. $23,925,000, dated 10/1/19, CUSIP # Q26 to S57 DUE: DECEMBER 31st ANNUALLY Oakland County Farmington Hills Water Supply System Refunding Bond, Series 2021A, Orig. Amt. $3,990,000, dated 5/19/21, CUSIP # Y74 to 2A2 2023 Capital Improvements Bonds (Limited Tax General Obligation), dated 3/15/23, orig. amt. $6,285,000, CUSIP # S65 to U47 2025 Capital Improvement Bonds (Limited Tax General Obligation), dated 6/26/25, orig. amt. $7,475,000, CUSIP # U54 to W86 Page 2 of 10
Page 4
Exhibit 2
Page 5
Rob Gavin No Shepard’s Signal™ As of: October 23, 2026 1:09 PM Z Wcy Realty v. Twp. of Fairhaven Court of Appeals of Michigan August 7, 2012, Decided No. 296496 Reporter 2012 Mich. App. LEXIS 1550 *; 2012 WL 3198468 WCY REALTY, L.L.C., Petitioner-Appellant, v TOWNSHIP OF FAIRHAVEN, Respondent-Appellee. Notice: THIS IS AN UNPUBLISHED OPINION. IN ACCORDANCE WITH MICHIGAN COURT OF APPEALS RULES, UNPUBLISHED OPINIONS ARE NOT PRECEDENTIALLY BINDING UNDER THE RULES OF STARE DECISIS. Prior History: [*1] Tax Tribunal. LC No. 00-327937. Core Terms valuation, appraisal, disclosure, purchase price, property value, township, auction, comparable property, hearing referee, residential, estimate Judges: Before: GLEICHER, P.J., and SAAD and BECKERING, JJ. Opinion PER CURIAM. Petitioner WCY Realty, L.L.C. purchased approximately 13.25 acres of property in Fairhaven Township with frontage on Saginaw Bay and Lake Huron for $797,500 at a 2004 auction. WCY challenged the Township's subsequent determination that the property had a true cash value (TCV) of $876,000 for the 2006 tax year and $859,400 for the 2007 tax year. Basically, WCY claimed that it was duped into paying for a real estate developer's waterfront paradise, but actually received a duck-hunting swamp. WCY therefore argued that the property's purchase price was not indicative of its TCV. Both the local board of review and the Michigan Tax Tribunal (MTT) affirmed the Township's valuation over WCY's objections. On appeal, WCY challenges the MTT's admission of an "appraisal" report from the Township's "assessor," arguing that she was unqualified to render an expert opinion as she was not a licensed real estate appraiser. The challenged report is actually a "valuation disclosure," which the Township's witness was more than qualified to prepare. Moreover, the MTT's ultimate ruling was based on competent, material, [*2] and substantial evidence and has a sound footing in law. Accordingly, WCY's appellate challenges lack merit and we affirm the MTT judgment. I. STANDARD OF REVIEW Absent a claim of fraud, we review MTT decisions "for misapplication of the law or adoption of a wrong principle." Briggs Tax Serv, LLC v Detroit Pub Sch, 485 Mich 69, 75; 780 NW2d 753 (2010). The MTT's factual findings are "conclusive if they are supported by 'competent, material, and substantial evidence on the whole record.'" Id.
Page 6
Page 2 of 6 "Substantial evidence is the amount of evidence that a reasonable person would accept as being sufficient to support a conclusion; it may be substantially less than a preponderance of the evidence." Wayne Co v Mich State Tax Comm, 261 Mich App 174, 186-187; 682 NW2d 100 (2004). As with any executive tribunal's judgment, we may not interfere with the MTT's "credibility determinations" or resolutions as to conflicting evidence. Dep't of Community Health v Risch, 274 Mich App 365, 372; 733 NW2d 403 (2007). We "may not set aside factual findings supported by evidence merely because alternative findings could also have been supported by evidence on the record or because the court may have reached a different [*3] result." Id. at 373. And we may not second-guess the MTT's discretionary decisions regarding the weight to assign to the evidence. Great Lakes Div of Nat'l Steel Corp v City of Ecorse, 227 Mich App 379, 404; 576 NW2d 667 (1998). II. VALERIE MCCALLUM'S TESTIMONY AND REPORT WERE PROPERLY ADMITTED INTO EVIDENCE WCY challenges the MTT's denial of its motion in limine to bar the testimony of the Township's assessor, Valerie McCallum, and to strike McCallum's valuation disclosure, which was entitled "Complete Appraisal," from the record. We "review the [MTT's] rulings regarding evidentiary issues if they involve errors of law." Georgetown Place Coop v City of Taylor, 226 Mich App 33, 50; 572 NW2d 232 (1997). McCallum assessed WCY's property in the 2006 and 2007 tax years as part of her employer's contract with the Township to provide property tax assessment services. To make an "annual assessment of property" on a township's behalf, a person must be certified by the state assessor's board "as having successfully completed training in a school of assessment practices or by the passage of a test" approved and conducted by the board. MCL 211.10d(1). Such tax assessments are specifically excluded [*4] from the occupational code's regulation of real estate appraisers. MCL 339.260(a)(iii). During the 2006 and 2007 assessments, McCallum was a state-certified level I assessor. In preparation for WCY's MTT appeal, McCallum authored a "Complete Appraisal." WCY argues that neither McCallum's "appraisal" nor her testimony was admissible at the MTT hearing because she was not a licensed appraiser. See MCL 339.2607 (an unlicensed person shall not act as an appraiser and shall not hold him or herself out as a licensed appraiser). Contrary to WCY's assertion, McCallum did not act as an "appraiser" in valuing the property. As such we need not consider McCallum's qualifications to prepare and submit an appraisal report. We are not bound to blindly accept a party's or witness's characterization of a document and may independently adjudge its nature by its contents. See, e.g., Manning v Amerman, 229 Mich App 608, 613; 582 NW2d 539 (1998) (we must "look beyond a plaintiff's choice of labels to the true nature of a plaintiff's claim"). McCallum's report was actually a "valuation disclosure," a document required to be presented in all MTT appeals before the entire tribunal. As a certified assessor, [*5] McCallum was qualified to prepare that report. As the MTT hearing referee observed, a party is not required to produce "appraisals" in MTT proceedings. Instead, a party must offer a "valuation disclosure" to support its position regarding a property's taxable value. Mich Admin Code, R 205.1101(1)(m) provides: "Valuation disclosure" means documentary or other tangible evidence in a property tax appeal which a party relies upon in support of the party's contention as to the [TCV] of the subject property or any portion thereof and which contains the party's value conclusions and data, valuation methodology, analysis, or reasoning in support of the contention. See also R 205.1252 and R 205.1283. Rule 205.1252(1) in turn provides, "A party's valuation disclosure in a property tax appeal shall be filed with the [MTT] and exchanged with the opposing party as provided by order of the [MTT]." And Rule 205.1283 addresses the admission of evidence at an MTT hearing: (1) The [MTT] may admit and give probative effect to evidence of a type commonly relied upon by reasonably prudent persons in the conduct of their affairs. Irrelevant, immaterial, or unduly repetitious evidence may be excluded. Effect [*6] shall be given to the rules of privilege recognized by law. * * * 2012 Mich. App. LEXIS 1550, *2
Page 7
Page 3 of 6 (3) Without leave of the [MTT], a witness may not testify as to the value of property without submission of a valuation disclosure containing that person's value conclusions and the basis for the conclusions. This does not, however, preclude an expert witness from rebutting another party's valuation evidence or testifying as to the value of the property in issue if the expert witness's value conclusions were adopted by the party and included in the party's valuation disclosure. (4) If a witness is not testifying as to the value of property or as an expert witness, then his or her testimony in the form of opinions or inferences is limited to opinions or inferences that are rationally based on the perception of the witness and that are helpful to a clear understanding of his or her testimony or the determination of a fact in issue. See rule 701 of the Michigan rules of evidence. Had the Legislature intended to limit MTT evidence to "appraisal" reports prepared by licensed "appraisers," it easily could have done so. Instead, the Legislature required parties to present "valuation disclosures" and broadly described those documents' [*7] contents. Under the plain language of the MTT rules, the Township was not required to submit an appraisal prepared by an appraiser. In any event, an "appraisal" and an "assessment" are substantively similar and both would meet the administrative requirements for a "valuation disclosure." An appraisal is a privately procured evaluation to confirm the value of a home, usually in connection with a mortgage application or in advance of placing a house on the market. An assessment is a government-initiated evaluation of a home's value to determine the property tax amount. See Home appraisal vs. assessment: What is the difference?, Official Site of the National Association of REALTORS®, <http://www.realtor.com/home-values/HomeValuesFaq.aspx?source=web> (accessed July 5, 2012). Nothing in McCallum's report goes beyond the contents of a valuation disclosure. McCallum measured the property's dimensions, calculated the length of its water fronts, and considered the ratio of buildable area to marsh lands. McCallum inspected the buildings and improvements on the property. When WCY challenged her assessment, McCallum searched for other properties against which to compare her assessment and determined [*8] that no additional value adjustments were necessary. It is true that an appraiser would embark on the same sort of investigation, albeit for a private person or company rather than for a governmental entity. That McCallum was an assessor did not render her incompetent to form a valuation opinion. The extent of McCallum's expertise and qualifications affected only the weight of her report and testimony, not its admissibility. Accordingly, the MTT did not err in admitting this evidence. III. DETERMINATION OF TRUE CASH VALUE SUPPORTED BY RECORD EVIDENCE WCY challenges the MTT's determination of the property's TCV in 2006 and 2007. We conclude that the MTT's findings are supported by competent, material, and substantial evidence on the whole record and that it committed no error of law in reaching its judgment. We are therefore bound to affirm. TCV is defined in the general property tax act, MCL 211.1 et seq. as follows: As used in this act, "[TCV]" means the usual selling price at the place where the property to which the term is applied is at the time of assessment, being the price that could be obtained for the property at private sale, and not at auction sale except as otherwise provided [*9] in this section, or at forced sale. The usual selling price may include sales at public auction held by a nongovernmental agency or person if those sales have become a common method of acquisition in the jurisdiction for the class of property being valued. The usual selling price does not include sales at public auction if the sale is part of a liquidation of the seller's assets in a bankruptcy proceeding or if the seller is unable to use common marketing technique to obtain the usual selling price for the property . . . . [MCL 211.27(1).] "'[TCV] is synonymous with 'fair market value.'" Huron Ridge LP v Ypsilanti Twp, 275 Mich App 23, 28; 737 NW2d 187 (2007). The assessed TCV must "reflect the probable price that a willing buyer and a willing seller would arrive at through arm's length negotiation." Id. The petitioner, not the taxing authority, bears the burden of establishing the property's TCV. MCL 205.737(3). 2012 Mich. App. LEXIS 1550, *6
Page 8
Page 4 of 6 WCY first contends that the MTT improperly accepted WCY's purchase price as presumptive evidence of the property's TCV in violation of MCL 211.27(5), which provided at all relevant times1: Beginning December 31, 1994, the purchase price paid in a transfer of property is not the [*10] presumptive [TCV] of the property transferred. In determining the [TCV] of transferred property, an assessing officer shall assess that property using the same valuation method used to value all other property of that same classification in the assessing jurisdiction. As used in this subsection, "purchase price" means the total consideration agreed to in an arms-length transaction and not at a forced sale paid by the purchaser of the property, stated in dollars, whether or not paid in dollars. [Emphasis added.] Contrary to WCY's assertion, the MTT did not accept this purchase price evidence as conclusive of the property's TCV. Rather, the MTT considered WCY's purchase price along with other relevant evidence to calculate the property's TCV. The statutes do not preclude consideration of purchase price in reaching a valuation judgment. Great Lakes Div of Nat'l Steel Corp, 227 Mich App at 405; Jones & Laughlin Steel Corp v City of Warren, 193 Mich App 348, 353-354; 483 NW2d 416 (1992). Moreover, the MTT was not precluded from considering WCY's purchase price even though the [*11] property was purchased at an auction. The MTT hearing referee acknowledged that auction sale prices are relevant evidence but are not necessarily conclusive proof of TCV. Accordingly, we find no error in this regard. WCY also accuses the MTT hearing referee of ignoring factors within McCallum's valuation disclosure revealing her overestimation of the property's value. Specifically, WCY asserts that the house and pole barn were in poor condition and should have reduced the property's value. McCallum testified, however, that she visited the property and found the structures to be well maintained and functional for hunting, fishing, and recreation purposes. WCY asserts that the property's value should have been reduced because the previous owners removed most of the personal property from the house and the pole barn. Yet WCY fails to support that any removed personal property affected its auction bid or the Township's valuation of the real property and fixtures. WCY further claims that the MTT relied on dissimilar properties provided by the Township as "comparables" to calculate value and ignored more similar properties provided by WCY. "The [MTT] is under a duty to apply its expertise [*12] to the facts of a case to determine the appropriate method of arriving at the [TCV] of property, utilizing an approach that provides the most accurate valuation under the circumstances." Jones & Laughlin Steel Corp, 193 Mich App at 353. Determining a property's TCV "is not an exact science;" it involves many judgment calls and "reasonable approximation." Great Lakes Div of Nat'l Steel, 227 Mich App at 398. "The three most common approaches to valuation are the capitalization-of-income approach, the sales-comparison or market approach, and the cost-less-depreciation approach." Jones & Laughlin Steel Corp, 193 Mich App at 353. Here, the MTT used the sales-comparison/ market and the cost-less-depreciation approaches to value WCY's property. The market or sales-comparison approach require[es] an analysis of recent sales of similar properties, a comparison of the sales with the subject property, and adjustments to the sale prices of the comparable properties to reflect differences between the properties. It has been described as the only approach that directly reflects the balance of supply and demand for property in marketplace trading. [Great Lakes Div of Nat'l Steel Corp, 227 Mich App at 391 [*13] (citations omitted).] "In reality the cost approach is another type of comparative or market data approach. The land is considered to be unimproved and valued by methods [stated elsewhere in the State Tax Comm Assessor's Manual]. The reproduction cost or replacement cost of the improvements is developed by comparison with the cost of new improvements, based on current prices of labor and materials for construction of similar improvements." * * * 1 The statute was amended by 2010 PA 340, effective December 21, 2010. The amendment is not applicable to this case. 2012 Mich. App. LEXIS 1550, *9
Page 9
Page 5 of 6 "For most structures, depreciation must be deducted from this estimate of cost new because an old or used property is usually less valuable than a similar new one. This loss in value (depreciation) may be divided into three categories which are often estimated separately: physical deterioration, functional obsolescence, and economic obsolescence." 1 State Tax Comm Assessor's Manual, Ch VI, p 4. [Antisdale v City of Galesburg, 420 Mich 265, 276-277 n 1; 362 NW2d 632 (1984).] Both parties provided comparable properties for the MTT's consideration. McCallum determined that the property's "highest and best use" was private residential for recreational purposes, i.e., as a vacation home used primarily for hunting and fishing. McCallum made this decision [*14] based on the historical use of the land for that very purpose. "Normally, existing use may be indicative of the use to which a potential buyer would put the property and is, therefore, relevant to the fair market value of the property." Safran Printing Co v Detroit, 88 Mich App 376, 382; 276 NW2d 602 (1979). WCY's appraisal expert, on the other hand, determined that the property would be most valuable for conservation or preservation purposes. The appraiser noted that the lake frontage was comprised of marsh lands and the buildable area was quite small. Based on the parties' disagreement over the best use for the property, they provided very different comparables. Unable to find similar sized properties with the same type of rudimentary housing, McCallum compared the subject property to smaller lakefront parcels, which were purchased with the goal of razing an existing structure and building a new house. WCY's expert found large lakeside properties without houses and with significant wetland areas. Both witnesses "adjusted" the subject property's estimated value based on differences between it and the selected comparable properties. Ultimately, because of their highly divergent views [*15] of the property's utility, McCallum valued the property at over $850,000, while WCY's appraiser estimated the property's value near only $250,000. We discern no clear legal error or lack of evidentiary support for the MTT's decision such that our interference would be permitted. We acknowledge that WCY's appraiser is more experienced than McCallum. However, the witnesses' relative experience goes to the weight of the evidence, a factor solely within the MTT's discretion. Great Lakes Div of Nat'l Steel, 227 Mich App at 404. The MTT accepted McCallum's opinion that the property could be used for residential purposes and therefore was of higher value than WCY estimated. This was a reasonable choice given that the property had been used as a vacation home for many years. The MTT found that McCallum's comparable properties more accurately reflected the value of such residential/recreational lakefront land. WCY also argues that it was improper to value the property as "lakefront" as the shoreline is actually swamp, marsh, and submerged land with no beach. WCY ignores that the property has access to a Great Lake and Saginaw Bay through a canal that is already equipped with a dock. The property [*16] is located on a peninsula with significant water frontage. WCY's suggested comparable properties had either little to no water access or were so consumed by wetlands that they could not be used for residential purposes. Again, we find no clear legal error in the MTT's classification of the property based on the record evidence. Finally, WCY rebutted the Township's assessment by presenting evidence of residential properties that WCY felt were more akin to the subject property than the comparables provided by the Township. The MTT hearing referee refused to consider this evidence because WCY did not use those specific comparables in support of its own appraised value. Specifically, the hearing referee characterized WCY as attempting to shift the burden onto the Township to support its valuation decision rather than accepting its legal burden to refute the Township's valuation. We discern no error in that ruling. Affirmed. /s/ Elizabeth L. Gleicher /s/ Henry William Saad /s/ Jane M. Beckering 2012 Mich. App. LEXIS 1550, *13
Page 10
Page 6 of 6 End of Document 2012 Mich. App. LEXIS 1550, *16
Page 11
Exhibit 3
Page 12
Rob Gavin
No Shepard’s Signal™
As of: October 23, 2026 1:10 PM Z
Sullivan v. City of Grosse Pointe Farms
Court of Appeals of Michigan
September 16, 2014, Decided
No. 316384
Reporter
2014 Mich. App. LEXIS 1715 *
BRIAN R. SULLIVAN, Petitioner-Appellant, v CITY OF GROSSE POINTE FARMS, Respondent-Appellee.
Notice: THIS IS AN UNPUBLISHED OPINION. IN ACCORDANCE WITH MICHIGAN COURT OF APPEALS
RULES, UNPUBLISHED OPINIONS ARE NOT PRECEDENTIALLY BINDING UNDER THE RULES OF STARE
DECISIS.
Prior History: [*1] Tax Tribunal. LC No. 00-443674.
Core Terms
subject property, cash value, tax year, valuation, purchase price, taxable value, appraisal, substantial evidence
Judges: Before: DONOFRIO, P.J., and OWENS and BORRELLO, JJ.
Opinion
PER CURIAM.
Petitioner appeals as of right from a final opinion and judgment of the Michigan Tax Tribunal (MTT) establishing the
true cash value, state equalized value, and taxable value of real property located in the city of Grosse Pointe Farms
("respondent") for the 2012 tax year. For the reasons set forth in this opinion, we affirm.
I. BASIC FACTS AND PROCEDURAL HISTORY
In March 2011, petitioner purchased residential real property located in Grosse Pointe Farms, Michigan ("subject
property"), for $528,900. The original taxable value of the subject property for the 2012 tax year was $343,400.
Petitioner protested the original taxable value of the subject property for the 2012 tax year before the 2012 March
Board of Review. After a hearing, the Board of Review lowered the taxable value of subject property to $300,000
due to a reduction in the square footage.
Petitioner appealed the Board of Review's decision to the MTT and asserted that the true cash value of the subject
property for the 2012 tax year is $529,000, and the taxable value for the 2012 tax year is $264,500. Respondent
and petitioner both submitted [*2] sales comparables to the MTT, and after a hearing, a proposed opinion and
judgment was entered. Petitioner filed objections to the proposed opinion and judgment; however, the MTT upheld
the Board of Review's assessment of the subject property. The MTT determined that the subject property's true
cash value, state equalized value, and taxable value for the 2012 tax year are $600,000, $300,000, and $300,000,
respectively. The MTT entered a final opinion and order that adopted the proposed opinion and judgment and
incorporated it by reference. It is from this final opinion and order that petitioner appeals.Page 13
Page 2 of 4 II. STANDARD OF REVIEW Our review of a decision of the MTT is narrow. Absent fraud, our Court's review of a MTT decision is limited to determining whether the MTT made an error of law or adopted a wrong legal principle. Const 1963, art 6, § 28; Meijer, Inc v City of Midland, 240 Mich App 1, 5; 610 NW2d 242 (2000). The MTT's factual findings are upheld unless they are not supported by competent, material, and substantial evidence. Georgetown Place Co-op v City of Taylor, 226 Mich App 33, 43; 572 NW2d 232 (1997). The MTT's failure to base its decision on competent, material, and substantial evidence is an error of law requiring reversal. Oldenburg v Dryden Twp, 198 Mich App 696, 698; 499 NW2d 416 (1993). Substantial evidence is any evidence that reasonable minds would accept as sufficient to support the MTT's decision. Detroit Lions, Inc v City of Dearborn, 302 Mich App 676, 691; 840 NW2d 168 (2013) [*3] , citing In re Grant, 250 Mich App 13, 18-19; 645 NW2d 79 (2002). Moreover, substantial evidence must be more than a scintilla of evidence, although it may be substantially less than a preponderance of the evidence. Meijer, Inc, 240 Mich App at 5. III. ANALYSIS As was argued before the MTT, on appeal, petitioner argues that he met the burden of establishing that the true cash value of the subject property for the 2012 tax year is $528,900, and that the MTT committed an error of law in excluding the purchase price of the subject property from consideration. The Michigan Constitution provides that the true cash value is necessary to determine a property's proper tax. Const 1963, art 9, §3. The "true cash value" of a property is defined as: the usual selling price at the place where the property to which the term is applied is at the time of assessment, being the price that could be obtained for the property at private sale, and not at auction sale except as otherwise provided in this section, or at forced sale. [MCL 211.27(1).] The "true cash value" of property is synonymous with the "fair market value" of the property. Huron Ridge, LP v Ypsilanti Twp, 275 Mich App 23, 28; 737 NW2d 187 (2007). "[T]he purchase price paid in a transfer of property is not the presumptive true cash value of the property transferred." MCL 211.27(6). The term "purchase price" means "the total consideration agreed to in an arms-length transaction and not as a forced sale paid by the purchaser of the property." Id. The burden of establishing the "true cash value" is on [*4] the petitioner. MCL 205.737(3). Even if the petitioner fails to meet its burden, the MTT must determine the property's true cash value "utilizing an approach that provides the most accurate valuation under the circumstances. . . ." Jones & Laughlin Steel Corp v City of Warren, 193 Mich App 348, 353; 483 NW2d 416 (1992). The MTT is not bound to accept either party's theory of valuation, and has a duty to make an independent determination of true cash value. Great Lakes Div of Nat'l Steel Corp v City of Ecorse, 227 Mich. App. 379, 390; 576 N.W.2d 667 (1998). Because MCL 211.27(1) does not mandate a single method to arrive at the true cash value, our Supreme Court recognizes certain appraisal methods as the traditionally favored methods of calculating a property's true cash value. However, "[a]ny method which is recognized as accurate and reasonably related to fair market valuation is an acceptable indicator of true cash value." Huron Ridge, LP, 275 Mich App at 28. As a result of the broad legislative definition, "it has fallen to the courts to approve or disapprove of specific methods of determining true cash value, guided by those available expressions of legislative intent." Antisdale v Galesburg, 420 Mich 265, 276; 362 NW2d 632 (1984). See also, Huron Ridge, LP, 275 Mich App at 28- 29. Petitioner paid $528,900 for the subject property in March 2011 after successfully bidding on the property as a part of a private sale. Although petitioner provided evidence that the price he paid for the property was "the total consideration agreed [*5] to in an arms-length transaction and not as a forced sale paid by the purchaser of the property," MCL 211.27(6), his argument disregards the time at which the sale occurred. Petitioner purchased the 2014 Mich. App. LEXIS 1715, *2
Page 14
Page 3 of 4
subject property in March of 2011 for $528,900, which is nine months before the 2012 tax day on MCL 211.2(2),1
December 31, 2011. Moreover, he attached as evidence of the true cash value the appraisal of the subject property
at the time the sale was consummated, but did not provide any evidence of the true cash value of the home as of
December 31, 2011. Given that the true cash value of a property is measured at the time of the tax day, and
petitioner presented no evidence of the value of the property on that particular date, we cannot find that the MTT
erred in finding that petitioner failed to meet the burden of establishing the true cash value of the subject property
for the 2012 tax year.
Furthermore, contrary to petitioner's arguments on appeal, the MTT did not entirely dismiss petitioner's purchase
price when reaching its decision. [*6] Rather, the MTT concluded that the subject property was purchased
significantly before the tax day and was not time adjusted. Accordingly, we are compelled to affirm the decision of
the MTT because the date of the sale was considered in determining how relevant the purchase price was to the
valuation of the property for the 2012 tax year. Furthermore, although the MTT held that the purchase price of the
subject property is not the presumptive true cash value, we note that prior decisions of this Court do not require the
MTT to accept petitioner's theory of the true cash value. Jones & Laughlin Steel Corp, 193 Mich App at 353.
Consequently, given our standard of review on such matters, we cannot hold that the MTT committed an error of
law when it rejected petitioner's theory that true cash value of the subject property was the purchase price. Id.
Petitioner next contends that the MTT erred in a number of its findings concerning the valuation of the subject
property.
Petitioner first argues that the MTT improperly treated respondent's broker price opinions ("BPOs") as comparables
and then erroneously held that they were "better" than his comparables due to their location. On appeal, petitioner
fails to provide any legal authority in [*7] support of his contention that it is an error of law for the MTT to find that a
BPO is more reliable than an appraisal. Because a party may not merely announce a position and provide no legal
authority to support it, this issue is waived. Nat'l Waterworks, Inc v Int'l Fidelity & Surety, Ltd, 275 Mich App 256,
265; 739 NW2d 121 (2007). However, even if we were to consider this argument, the record reveals that the MTT
made an independent determination that the true cash value of the subject property, as adjusted for the change in
square footage and size of the garage, supports the Board of Review's assessment. Therefore, petitioner is not
entitled to relief on this issue.
Petitioner next argues that the MTT erred when it treated the location of comparables as dispositive in determining
the valuation of the subject property. However, our review of the record evidence leads us to a contrary conclusion.
The MTT did not solely rely on the location of the comparables used by petitioner and respondent in their respective
valuations of the subject property. Rather, the MTT found the comparables used by respondent to be more reliable
than the comparables used by petitioner for several reasons apart from location, including the date of sale, size,
and quality. Again, our review of the record [*8] reveals that the MTT found that respondent's comparables were
more reliable because they were sold closer to the relevant tax date. This was not error. MCL 211.2(2). The MTT
further found that even if it were to remove the location adjustment from respondent's comparables, those adjusted
sales prices would still support the current assessed and taxable values of the subject property. Therefore, the MTT
did not treat location of the comparables alone as dispositive, and petitioner is not entitled to relief on this issue.
Next, petitioner asserts that respondent's assessor improperly and arbitrarily adjusted the value of the subject
property upward in order to account for the difference in value between the subject property and comparables.
However, we cannot glean from petitioner's appeal a sufficient factual basis for his claim. Our review of the record
leads us to conclude that respondent's sales comparison analysis indicates that respondent's assessor made
adjustments to the comparables on the basis of location, quality of construction, age, room count and gross living
area, garage size, and the number of fireplaces. Therefore, a review of the record indicates that the adjustments
were not merely [*9] arbitrary and baseless. Accordingly, petitioner is not entitled to relief on this issue.
1 The taxable status of real property for a tax year is determined by the value of the property on December 31 of the immediately
preceding year, which is considered the "tax day."
2014 Mich. App. LEXIS 1715, *5Page 15
Page 4 of 4 Petitioner also argues that the MTT erred in concluding that he benefited from the purchase of the subject property. In the final opinion and judgment, MTT specifically held: although Petitioner contends that the condition of the subject property warrants a further reduction, Petitioner benefited from this when he purchased the subject property, Petitioner's appraisal indicates that the condition of the subject property is "average" as compared to competing homes (and in fact states that the cost to cure for repairs would only be $2,250), and even if the Tribunal were to apply the $75,000 adjustment that Petitioner's appraisal applied for the comparables that were considered "good" to Respondent's adjusted sales prices of $674,020-$741,380, which includes an adjustment to account for the subject property only having 5,000 square feet and a three-car garage, the adjusted sales price minus a $75,000 adjustment would still support the values as determined by the Board of Review. Although the MTT stated that petitioner benefited from the condition of the property when he purchased it, this was not the [*10] basis from which the MTT made its determination of the true cash value and taxable value of the subject property. The MTT recognized that petitioner's appraisal indicated that the subject property was in average condition, as opposed to respondent's determination that the subject property was in good condition. The MTT held that even if it were to apply the $75,000 reduction in value that petitioner's appraiser applied to comparables that were in good condition, the adjustment to respondent's comparables for the change in the condition would still support the assessment values as determined by the Board of Review. Given that petitioner's own appraisal when the subject property was purchased in March 2011 listed the condition of the subject property as average, and the reduction in value to respondent's comparables still supported the MTT's determination of the value of the subject property, the MTT's findings were supported by competent, material, and substantial evidence. Georgetown Place Co-op, 226 Mich App at 43. Petitioner next contends that the MTT committed legal error in concluding that he benefited from the purchase price and taxed the subject property as if maintenance had been provided. MCL 211.27(2) provides, in pertinent part: [*11] The assessor shall not consider the increase in true cash value that is a result of expenditures for normal repairs, replacement, and maintenance in determining the true cash value of property for assessment purposes until the property is sold. Despite petitioner's assertion that the MTT accepted respondent's argument that the assessment for the subject property should be higher due to maintenance that will be conducted in the future, nothing in the record supports this claim. As discussed above, the MTT's statement that petitioner benefited from the condition of the property when he purchased it had no effect on the valuation of the subject property. The MTT did not make any specific reference to increasing the true cash value as a result of expenditures for normal repairs, replacement, and maintenance. MCL 211.27(2). Instead, the MTT emphasized that petitioner's comparables were not reliable indicators of the true cash value based on the time in which the comparables were sold. The MTT also stated that any adjustment to the location and condition of the property would have no effect of the Board of Review's determination of the valuation of the property. Therefore, the MTT did not tax petitioner [*12] on the basis that expenditures for normal repairs and maintenance would be made to the subject property, and accordingly, petitioner is not entitled to relief on this issue. Affirmed. No costs are awarded. MCR 7.219(A). /s/ Pat M. Donofrio /s/ Donald S. Owens /s/ Stephen L. Borrello End of Document 2014 Mich. App. LEXIS 1715, *9
Page 16
Exhibit 4
Page 17
Realcomp Online https://matrix.realcomponline.com/Matrix/Printing/PrintOptions.asp... 32781 W Eleven Mile Road, Farmington Hills 48336-1007 MLS#: 20230099036 Area: 02231 - Farmington Hills Short Sale: No LP: $1,590,000 P Type: Residential DOM: N/63/63 Trans Type: Sale OLP: $1,590,000 Status: Released - Unconditionally Withdrawn ERTS/FS a Location Information Garage: Yes Lot Information County: Oakland Tot Grg Sp: 8.0 Acreage: 2.77 City: Farmington Hills Grg Sz: 2 Car, 6 or MLot Dim: 240.00X385.00 Mailing City: ~~ Farmington Hills Grg Dim: Rd Front Ft: 240 Side of Str: Ss Grg Feat: Carport, Direct Access, Electricity, Door Opener, Side Entrance, Heated, Attached, Detached School Dist: ~~ Farmington Location: S of Eleven Mile/E of Farmington Road Directions: South side of 11 mile road; east of Farmington Road Square Footage Contact Information Saft Source: Appraiser 5 Name: NOAH Est Fin Abv Gr: 6,747 5.1 Phone: (248) 867-4877 Est Fin Lower: 5,500 18 Est Tot Lower: 6,328 Arch Sty: Ranch Est Tot Fin: 12,247 Arch Lvl: 1 Story Price/SqFt: $235.66 Site Desc: Sprinkler(s), Wooded Waterfront Information General Information Wtrfrnt Name: Year Built: 1954 Water Facilities: Year Remod: 1990 Water Features: Water Frt Feet: Listing Information Listing Date: 11/29/2023 List Type/Level Of Service: Exclusive Right to Sell/Full Service } . . Arrange Appointments, Accept/Present Offers, Advise on Offers, Assist with Counteroffers, Activation Date: 11/29/2023 Srvcs Offered: Negotiate for Seller Pending Date: Off Mkt Date: 01/31/2024 BMK Date: Contingency Date: Land DWP: Land Int Rate: % Land Payment: Land Cntrt Term: Protect Period: 180 Restrictions: Exclusions: Possession: At Close Terms Offered: Cash, Conventional MLS Source: ~~ REALCOMP Originating MLS# ~~ 20230099036 Listing Exemptions: Includes: Features Pets Allowed : Yes Entry Location: Ground Level Foundation: Basement Fndtn Material: Poured Basement: Finished, Walk-Out Access Exterior Feat: Spa/Hot-tub, Lighting, Gazebo, Pool - Inground Exterlor: Brick, Wood Cnstret Feat: Fireplc Fuel: Gas, Natural Fireplace Loc: Family Room, Great Room, Living Room, Primary Bedroom Out Buildings: Second Garage Fencing: Appliances: Vented Exhaust Fan, Built-In Electric Oven, Built-In Refrigerator, Conv: n Oven, Dish ", DI , Dryer, Gas Cooktop, Microwave, Stainless Steel Appliance(s), Trash Compactor, Washer, Bar Fridge Interior Feat: Cable Available, Central Vacuum, High Spd Internet Avail, Tub, ity Alarm (o ), Sound System, Spa/Hot-tub, Water Softener (owned), Wet Bar Heat & Fuel: Natural Gas, Forced Air, Zoned Cooling: Attic Fan, Ceiling Fan(s), Central Air Wir Htr Fuel: Natural Gas Road: Paved Water Source: ~~ Well (Existing) Sewer: Sewer (Sewer-Sanitary), Septic Tank (Existing) Room Information Room Level Dimen Elooring Room Level Dimen Elooring Bath - Full Basement 7x5 Ceramic Bath - Full Basement 7x5 Ceramic Bath - Full First/Entry 13 x8 Ceramic Bath - Full Basement 20x14 Carpet Bath - Lav First/Entry 8 x5 Ceramic Bath - Primary First/Entry 11 x5 Ceramic Bedroom Basement 20x16 Carpet Bedroom First/Entry 14x12 Carpet Bedroom Basement 20x14 Carpet Bedroom Basement 20x 16 Carpet Bedroom - Primary ~~ First/Entry 20 x 20 Carpet Breakfast Nook/Room First/Entry 14 x11 Wood Dining Room First/Entry 13 x12 Wood Family Room First/Entry 31 x 26 Wood Game Room Basement 36 x40 Ceramic Great Room First/Entry 32x15 Wood Great Room First/Entry 60 x 40 Wood Kitchen First/Entry 14x12 Wood Laundry Area/Room Basement 12x9 Ceramic Library (Study) First/Entry 15x12 ‘Wood Living Room Basement 30 x25 Ceramic ‘Three Season Room First/Entry 18 x 11 Ceramic Other First/Entry 21 x9 Wood Other First/Entry 17 x 10 Wood — Legal/Tax/Financial Property ID: 2322126064 Subdivision: RIDGEWOOD Ownership: Standard (Private) Occupant: Owner Tax Summer: $18,910 Tax Winter: $5,652 Homestead: Yes Oth/Sp Asmnt:64.00 SEV: $443,590 Taxable Value: $438,760 Existing Lease: No Home Warranty:No Legal Desc: TiN, ROE, SEC 22 RIDGEWOOD LOT 42 EXC BEG AT SW LOT COR, TH N 44 FT, TH S 65-22-48 E 107.25 FT, TH N 89-36-00 W 97.50 FT TO BEG, ALSO E 125 FT OF LOTS 45 & 46 7-9-01 FR 063 — — Agent/Office Information List Office: Max Broock, REALTORS®-Bloomfleld Hills List Office Ph: (248) 644-4700 List Agent: MELANIE S BISHOP [f List Agent Ph:(248) 644-4700 Co-list Agent: ~~ NOAH S COHEN [gf Co-List Agent Ph:(248) 644-4700 Listing Exemptions: Access: Appointment/LockBox LB Location: Front Door Remarks Public An entertainers dream! This rare gem on approximately 3 acres, offering an impressive 12,000+ square feet of finished living space will Remarks: WOW you! The open floor plan seamlessly integrates the stonework and intricate mill-work throughout. The office boasts exquisite wood wainscot and built-ins, while the kitchen sparkles with granite counters, stainless steel appli and cu wood The great room and family room, each with field stone fireplaces, feature vaulted ceilings with and tons of for an abundance of natural light. Throughout the house, three wet bars add a touch of convenience and elegance. The primary suite is a retreat, featuring a jetted tub and stall shower, while additional bedrooms offer en suite baths. Outside, a pool with a hot tub awaits, surrounded by serene landscaping. The property includes a remarkable 6 car heated detached garage, a 2 car attached garage, and an additional carport, ensuring ample space for vehicles and storage. This residence blends sophistication, comfort, and functionality for an unparalleled living experience. 1of2 9/8/2025, 11:58 AM
Page 18
Realcomp Online 20f2 REALTOR® Remarks: https://matrix.realcomponline.com/Matrix/Printing/PrintOptions.asp... An entertainers dream! This rare gem on approximately 3 acres, offering an impressive 12,000+ square feet of finished living space will WOW you! The open floor plan seamlessly integrates the stonework and intricate mill-work throughout. The office boasts exquisite wood wainscot and built-ins, while the kitchen sparkles with granite counters, stainless steel appliances and custom wood cabinets. The great room and family room, each with field stone fireplaces, feature vaulted ceilings with extensive beams and tons of windows for an abundance of natural light. Throughout the house, three wet bars add a touch of convenience and elegance. The primary suite is a retreat, featuring a jetted tub and stall shower, while additional bedrooms offer en suite baths. Outside, a pool with a hot tub awaits, surrounded by serene landscaping. The property includes a remarkable 6 car heated detached garage, a 2 car attached garage, and an additional carport, ensuring ample space for vehicles and storage. This resid blends sophisti comfort, and functionality for an unparalleled living experience. BATVAI — Notices and Disclaimers 1. Through this platform, users MUST NOT IN ANY WAY: (i) make offers of broker compensation; (ii) disclose broker compensation; (iii) represent brokerage services are free or available at no cost unless no financial compensation from any source will be received; or (iv) make any concession limited to or conditioned on the retention of or payment to another broker or representative. ANY DISCOVERED VIOLATION OF THE FOREGOING SHOULD BE IMMEDIATELY REPORTED BY THE DISCOVERING PARTY TO REALCOMP II LTD FOR APPROPRIATE ACTION. 2. Broker commissions are not set by law and are fully negotiable. 3. The accuracy of all information transmitted herewith, regardless of source, though deemed reliable, is not guaranteed or warranted. All information should be independently verified. Copyright® Bealcomp IL Ltd, All Rights Reserved. 9/8/2025, 11:58 AM
Page 19
Exhibit 5
Page 20
3/10/25, 10:28 AM
Realcomp Online
+ Criteria
[0 Map
EH Results
Previous
Next
-40f29
Checked ®
All: None: Page
Grid Single Line display
Display
Full
v
at
1
+ perpage
(J
32781 W Eleven Mile Road, Farmington Hills 48336-1007
MLS#:
20240012860
Area:
02231 - Farmington Hills
Short Sale:
No
LP: $1,590,000 @
P Type:
Residential
DOM:
N/69/69
Trans Type:
Sale
OLP:
$1,590,000
Status:
Released - Unconditionally Withdrawn
ERTS/FS
Location Information
Garage:
Yes
Lot
Information
County:
Oakland
Tot Grg Sp: 8.0
Acreage:
2.77
City:
Farmington Hills Grg Sz:
2 Car, 6 or MLot Dim:
240.00X385.00
Mailing City:
~~ Farmington Hills Grg Dim:
Rd Front Ft:
240
Side of Str:
Ss
Grg Feat:
Carport, Direct Access, Electricity, Door Opener, Side
Entrance, Heated, Attached, Detached
School Dist:
Farmington
Location:
S of Eleven Mile/E of Farmington Road
Directions:
South side of 11 mile road; east of Farmington Road
Square Footage
Layout
nf
nf
{
Sqft Source:
Appraiser
Beds:
5
Name:
NOAH
Est Fin Abv Gr: 6,747
Baths:
5.1
Phone:
(248) 867-4877
Est Fin Lower:
5,500
Rooms:
18
Est Tot Lower:
6,328
Arch Sty:
Ranch
Est Tot Fin:
12,247
Arch Lvl:
1 Story
Price/SqFt:
$235.66
Site Desc:
Sprinkler(s), Wooded
Waterfront Information
General Information
Wtrfrnt Name:
Year Built:
1954
Water Facilities:
Year Remod: 1990
Water Features:
Water Frt Feet:
Listing Information
Listing Date:
03/06/2024
List Type/Level Of Service:Exclusive Right to Sell/Full Service
Activation Date:
03/06/2024
Srves Offered:
[oom Appointments, Accept/Present Offers, Advise on Offers, Assist with Counteroffers,
Pending Date:
Off Mkt Date:
05/14/2024
BMK Date:
Contingency Date:
Land DWP:
Land Int Rate:
%
Land Payment:
Land Cntrt Term:
Protect Period:
180
Restrictions:
Exclusions:
Possession:
At Close
Terms Offered:
Cash, Conventional
MLS Source:
REALCOMP
Originating MLS#
20240012860
Includes:
Features
Pets Allowed:
Yes
Entry Location: Ground Level
Foundation:
Basement
Fndtn Material: Poured
Basement:
Finished, Walk-Out Access
Exterior Feat:
Spa/Hot-tub, Lighting, Gazebo, Pool - Inground
Exterior:
Brick, Wood
Cnstrct Feat:
Firepic Fuel:
Gas, Natural
Fireplace Loc:
Family Room, Great Room, Living Room, Primary Bedroom
Out Buildings:
~~ Second Garage
Fencing:
Appliances:
Vented Exhaust Fan, Built-In Electric Oven, Built-In Refrigerator, Convection Oven, Dishwasher, Disposal, Dryer, Gas Cooktop, Microwave,
Interior Feat:
Stainless Steel Appliance(s), Trash Compactor, Washer, Bar Fridge
Cable Available, Central Vacuum, High Spd Internet Avail, Jetted Tub, Security Alarm (owned), Sound System, Spa/Hot-tub, Water
Softener (owned), Wet Bar
Heat & Fuel:
Natural Gas, Forced Air, Zoned
Cooling:
Attic Fan, Ceiling Fan(s), Central Air
Wir Htr Fuel:
Natural Gas
Road:
Paved
Water Source:
Well (Existing)
Sewer:
Public Sewer (Sewer-Sanitary), Septic Tank (Existing)
Room Information
Room
Level
Dimen
Elooring
Room
Level
Dimen
Elooring
Bath - Full
Basement
7x5
Ceramic
Bath ~ Full
Basement
7x5
Ceramic
Bath - Full
First/Entry 13x 8
Ceramic
Bath - Full
Basement
20x14
Carpet
Bath - Lav
First/Entry 8x5
Ceramic
Bath - Primary
First/Entry 11x 5
Ceramic
Bedroom
Basement
20x16
Carpet
Bedroom
First/Entry 14x12
Carpet
Bedroom
Basement
20x 14
Carpet
Bedroom
Basement
20x16
Carpet
Bedroom - Primary
First/Entry
20 x 20
Carpet
Breakfast Nook/Room First/Entry 14 x 11
Wood
Dining Room
First/Entry 13x12
Wood
Family Room
First/Entry 31x 26
Wood
Game Room
Basement
36 x 40
Ceramic
Great Room
First/Entry 32x 15
Wood
Great Room
First/Entry 60 x 40
Wood
Kitchen
First/Entry 14 x12
Wood
Laundry Area/Room
Basement
12x9
Ceramic
Library (Study)
First/Entry 15x 12
Wood
Living Room
Basement
30 x 25
Ceramic
Three Season Room
First/Entry 18 x 11
Ceramic
Other
First/Entry 21x 9
Wood
Other
First/Entry
17 x 10
Wood
Legal/Tax/Financial
Property ID:
2322126064
Subdivision:
~~ RIDGEWOOD
Ownership:
Standard (Private)
Occupant:
Owner
Tax Summer:
$18,910
Tax Winter:
$5,652
Homestead:
Yes
0Oth/Sp Asmnt:64.00
SEV:
$443,590
Taxable Value:
$438,760
Existing Lease:
No
Home Warranty:No
Legal Desc:
TiN, R9E, SEC 22 RIDGEWOOD LOT 42 EXC BEG AT SW LOT COR, TH N 44 FT, TH S 65-22-48 E 107.25 FT, TH N 89-36-00 W 97.50 FT TO
BEG, ALSO E 125 FT OF LOTS 45 & 46 7-9-01 FR 063
Agent/Office Information
List Office:
Max Broock, REALTORS®-Bloomfield Hills
List Office Ph:(248) 644-4700
List Agent:
MELANIE
S BISHOP
[3g
List Agent Ph: (248) 644-4700
Co-list Agent:
~~ NOAH
S COHEN
[ig
Co-List Agent Ph: (248) 644-4700
Listing Exemptions:
Access: Appointment/LockBox
LB Location: Front Door
Remarks
Public
An entertainers dream! This rare gem on approximately 3 acres, offering an impressive 12,000+ square feet of finished living space will
Remarks:
WOW youl! The open floor plan seamlessly integrates the stonework and intricate mill-work throughout. The office boasts exquisite wood
wainscot and built-ins, while the kitchen sparkles with granite counters,
1!
steel appli
and
m
d cabinets. The great
room and family room, each with field stone fireplaces, feature vaulted ceilings with extensive beams and tons of windows for an
abundance of natural light. Throughout the house, three wet bars add a touch of convenience and elegance. The primary suite is a retreat,
https://matrix.realcomponline.com/Matrix/Results.aspx?c=H4sIAAAAAAAEAItWMjc2MVHSUTKFYjNzJZ280pwcJELJOAXDDD(hZAQyylgJpp9E7QNAU. .
ci
1/2Page 21
3/10/25, 10:28 AM Realcomp Online REALTOR® Remarks: featuring a jetted tub and stall shower, while additional bedrooms offer en suite baths. Outside, a pool with a hot tub awaits, surrounded by serene landscaping. The property incl a remar! 6 car det: garage, a 2 car attached garage, and an additional carport, ensuring ample space for vehicles and storage. This residence blends sophistication, comfort, and functionality for an unparalleled living experience. An entertainers dream! This rare gem on approximately 3 acres, offering an impressive 12,000+ square feet of finished living space will WOW you! The open floor plan seamlessly integrates the stonework and intricate mill-work throughout. The office boasts exquisite wood wainscot and built-ins, while the kitchen sparkles with granite counters, stainless steel appliances and custom wood cabinets. The great room and family room, each with field stone fireplaces, feature vaulted ceilings with extensive beams and tons of windows for an abundance of natural light. Throughout the house, three wet bars add a touch of convenience and elegance. The primary suite is a retreat, featuring a jetted tub and stall shower, while additional bedrooms offer en suite baths. Outside, a pool with a hot tub awaits, surrounded by serene landscaping. The property includes a remarkable 6 car heated detached | garage, a 2 car attached garage, and an additional carport, ensuring ample space for vehicles and storage. This r comfort, and functionality for an unparalleled living experience. BATVAL Notices and Disclaimers. 1. Through this platform, users MUST NOT IN ANY WAY: (i) make offers of broker compensation; (ii) disclose broker compensation; (iii) represent brokerage services are free or available at no cost unless no financial compensation from any source will be received; or (Iv) make any concession limited to or conditioned on the retention of or payment to another broker or representative. ANY DISCOVERED VIOLATION OF THE FOREGOING SHOULD BE IMMEDIATELY REPORTED BY THE DISCOVERING PARTY TO REALCOMP II LTD FOR APPROPRIATE ACTION. 2. Broker commissions are not set by law and are fully negotiable. 3. The accuracy of all information transmitted herewith, regardless of source, though deemed reliable, is not guaranteed or warranted. All information should be independently verified. Copyright® Realcomp II Ltd. All Rights Reserved. Street Number is like '32781*' Found 29 results in 0.02 seconds. https://matrix.realcomponline.com/Matrix/Resuits.aspx?c=H4sIAAAAAAAEAI'WMjc2MVHSUTKFYjNzJZ280pwcJELJOAXDDD(hZAQyylgJppSE7QNAU.... 2/2
Page 22
Exhibit 6
Page 23
3/10/25, 10:25 AM Realcomp Online = Criteria [DO Map EB Results Previous Next -20f29 Checked ®@ All None: Page Grid Single Line display Display Full vat 1 + perpage 3 (J 32781 W Eleven Mile Road, Farmington Hills 48336-1007 MLS#: 20240074294 Area: 02231 - Farmington Hills Short Sale: No LP: $999,900 P Type: Residential DOM: N/60/60 Trans Type: Sale OLP: $999,900 Status: Re-Llsted - Unconditionally Withdrawn ERTS/FS Location Information Yes Lot Information County: Oakland Tot Grg Sp: 18.5 Acreage: 2.77 City: Farmington Hills Grg Sz: 2 Car, 3 Car, Lot Dim: 240.00X385.00 Mailing City: ~~ Farmington Hills Grg Dim: Rd Front Ft: 240 Side of Str: Ss Grg Feat: Carport, Direct Access, Electricity, Door Opener, Side Entrance, Heated, Attached, Detached School Dist: ~~ Farmington Location: S of Eleven Mile/E of Farmington Road Directions: South side of 11 mile road; east of Farmington Road Square Footage Layout Contact Information Sqft Source: Public Records Beds: 5 Name: NOAH Est Fin Abv Gr: 6,747 Baths: 5.1 Phone: (248) 867-4877 Est Fin Lower: 5,500 Rooms: 18 Est Tot Lower: 6,328 Arch Sty: Ranch Est Tot Fin: 12,247 Arch Lvl: 1 Story Price/SqFt: $148.2 Site Desc: Sprinkler(s), Wooded Waterfront Information General Information 1/64 Wtrfrnt Name: Year Bui 1954 Water Facilities: Year Remod: 1990 Water Features: EEcann © Remine pro gy Water Frt Feet: Transaction SRR" @C0-0p 0 Report Bad Data Stats Listing Information Listing Date: 08/22/2024 List Type/Level Of Service: Exclusive Right to Sell/Full Service . A Arrange Appointments, Accept/Present Offers, Advise on Offers, Assist with Counteroffers, Activation Date: 10/02/2024 Srves Offered: Negotiate for Seller ’ ’ ’ B Pending Date: Off Mkt Date: 10/21/2024 BMK Date: Contingency Date: Land DWP: Land Int Rate: % Land Payment: Land Cntrt Term: Protect Period: 180 Restrictions: Exclusions: Possession: At Close Terms Offered: Cash, Conventional MLS Source: ~~ REALCOMP Originating MLS# ~~ 20240074294 Includes: Features Pets Allowed: Yes Entry Location: Foundation: Basement Fndtn Materi Basement: Finished, Walk-Out Access Exterior Feat: Spa/Hot-tub, Whole House Generator, Lighting, Gazebo, Pool - Inground Exterior: Brick, Wood Cnstrct Feat: Fireplc Fuel: Gas, Natural Fireplace Loc: Family Room, Great Room, Living Room, Primary Bedroom Porch Type: Porch - Covered, Deck, Porch Out Buildings: Second Garage Fencing: Appliances: Vented Exhaust Fan, Built-In Electric Oven, Built-In Refrigerator, Convection Oven, Dishwasher, Disposal, Dryer, Gas Cooktop, Microwave, Interior Feat: Stainless Steel Appliance(s), Trash Compactor, Washer, Bar Fridge Cable Available, Central Vacuum, High Spd Internet Avail, Jetted Tub, Security Alarm (owned), Sound System, Spa/Hot-tub, Water Softener (owned), Wet Bar Heat & Fuel: Natural Gas, Forced Air, Zoned Cooling: Attic Fan, Ceiling Fan(s), Central Air Natural Gas Road: Paved Well (Existing) Sewer: Public Sewer (Sewer-Sanitary), Septic Tank (Existing) Room Information Level Dimen Elooring Room Level Dimen Hooring. Basement 7x5 Ceramic Bath = Full Basement 7x5 Ceramic First/Entry 13x 8 Ceramic Bath ~ Full Basement 20x 14 Carpet First/Entry 8x5 Ceramic Bath - Primary First/Entry 11x 5 Ceramic Basement 20x 16 Carpet Bedroom First/Entry 14 x 12 Carpet Basement 20x 14 Carpet Bedroom Basement 20x 16 Carpet Bedroom - Primary First/Entry 20 x 20 Carpet Breakfast Nook/Room First/Entry 14 x 11 Wood Dining Room First/Entry 13x12 Wood Family Room First/Entry 31 x 26 Wood Game Room Basement 36 x 40 Ceramic Great Room First/Entry 32x15 Wood Great Room First/Entry 60 x 40 Wood Kitchen First/Entry 14x12 Wood Laundry Area/Room Basement 12x9 Ceramic Library (Study) First/Entry 15x 12 Wood Living Room Basement 30x25 Ceramic Three Season Room First/Entry 18 x 11 Ceramic Other First/Entry 21x 9 Wood Other First/Entry 17 x 10 Wood Legal/Tax/Financial Property ID: 2322126064 Subdivision: RIDGEWOOD Ownership: Standard (Private) Occupant: Owner Tax Summer: $19,795 Tax Winter: $5,796 Homestead: No Oth/Sp Asmnt: 65.00 SEV: $531,310 Taxable Value: $460,690 Existing Lease: No Home Warranty:No Legal Desc: TIN, ROE, SEC 22 RIDGEWOOD LOT 42 EXC BEG AT SW LOT COR, TH N 44 FT, TH S 65-22-48 E 107.25 FT, TH N 89-36-00 W 97.50 FT TO BEG, ALSO E 125 FT OF LOTS 45 & 46 7-9-01 FR 063 Agent/Office Information List Office: KW Domain List Office Ph:(248) 590-0800 List Agent: MELANIE S BISHOP [if List Agent Ph: (248) 867-7800 Co-list Agent: ~~ NOAH S COHEN [ig Co-List Agent Ph:(248) 867-4877 Listing Exemptions: Access: Appointment/LockBox LB Location: Front Door Remarks Public An entertainers dream! This rare gem on approximately 3 acres, offering an impressive 12,000+ square feet of finished living space will Remarks: WOW you! The open floor plan seamlessly integrates the stonework and intricate mill-work thr hout. The office b exquisite d wainscot and built-ins, while the kitchen sparkles with granite counters, stainless steel appliances and custom wood cabinets. The great room and family room, each with field stone fireplaces, feature vaulted ceilings with extensive beams and tons of windows for an https://matrix.realcomponline.com/Matrix/Results.aspx?c=H4sSIAAAAAAAEAItWMjc2MVHSUTKFYjNzJZ280pwcJELJOAXDDD(hZAQyylAJpp9E7QNA... 12
Page 24
3/10/25, 10:25 AM Realcomp Online REALTOR® Remarks: abundance of natural light. Throughout the house, three wet bars add a touch of convenience and elegance. The primary suite is a retreat, featuring a jetted tub and stall shower, while additional bedrooms offer en suite baths. Outside, a pool with a hot tub awaits, surrounded by serene landscaping. The property includes a remarkable 6 car heated detached garage, a 2 car attached garage, and an additional carport, ensuring ample space for vehicles and storage. This residence blends sophistication, comfort, and functionality for an unparalleled living experience. An entertainers dream! This rare gem on approximately 3 acres, offering an Impressive 12,000+ square feet of finished living space will WOW you! The open floor plan seamlessly integrates the stonework and intricate mill-work thr hout. The office b exquisite wainscot and built-ins, while the kitchen sparkles with granite counters, inl steel appli; and m wood cabinets. The great room and family rool ach with field stone fireplaces, feature vaulted ceilings with extensive beams and tons of windows for an abundance of natural light. Throughout the house, three wet bars add a touch of convenience and elegance. The primary suite is a retreat, featuring a jetted tub and stall shower, while additional bedrooms offer en suite baths. Outside, a pool with a hot tub awaits, surrounded by serene landscaping. The property includes a remarkable 6 car heated detached garage, a 2 car attached garage, and an additional carport, ensuring ample space for vehicles and storage. This residence blends sophistication, comfort, and functionality unparalleled living experience. BATVAI Notices and Disclaimers 1. Through this platform, users MUST NOT IN ANY WAY: (i) make offers of broker compensation; (i) disclose broker compensation; (il) represent brokerage services are free or available at no cost unless no financial compensation from any source will be received; or (iv) make any concession limited to or conditioned on the retention of or payment to another broker or representative. ANY DISCOVERED VIOLATION OF THE FOREGOING SHOULD BE IMMEDIATELY REPORTED BY THE DISCOVERING PARTY TO REALCOMP IT LTD FOR APPROPRIATE ACTION. 2. Broker commissions are not set by law and are fully negotiable. 3. The accuracy of all information transmitted herewith, regardless of source, though deemed reliable, is not guaranteed or warranted. All information should be independently verified. Copyright® RBealcomp II Ltd. All Rights Reserved. Street Number Is like '32781* Found 29 results in 0.02 seconds. https:/matrix.realcomponline.com/Matrix/Results.aspx?c=H4sIAAAAAAAEAItWMjc2MVHSUTKFYjNzJZ280pwcJELJOAXDDD(hZAQyyIAJpp9E7QNA... 2/2
Page 25
Exhibit 7
Page 26
3/10/25, 10:27 AM
Realcomp Online
3% Criteria
[0 Map
EB Results
Previous
Next
-10f29
Checked ®@
All: None
- Page
Grid Single Line display
Display ; Full
Vv
at'1
Vv perpage
{3
(0
32781 W Eleven Mile Road, Farmington Hills 48336-1007
MLS#:
20240079503
Area:
02231 - Farmington Hills
Short Sale:
No
LP:
$950,000 @
P Type:
Residential
DOM:
Y/77/77
Trans Type:
Sale
OLP:
$950,000
Status:
Sold
ERTS/FS
SP:
$900,000
Location Information
Garage:
Yes
Lot
Information
County:
Oakland
Tot Grg Sp: 18.5
Acreage:
2.77
City:
Farmington Hills Grg Sz:
2 Car, 3 Car, Lot Dim:
240.00%385.00
Mailing City:
~~ Farmington Hills Grg Dim:
Rd Front Ft:
240
Sideof Str:
§
Grg Feat:
Carport, Direct Access, Electricity, Door Opener, Side
Entrance, Heated, Attached, Detached
School Dist:
~~ Farmington
Location:
S of Eleven Mile/E of Farmington Road
Directions:
South side of 11 mile road; east of Farmington Road
Square Footage
Layout
Contact Information
Sqft Source:
Public Records
3
5
Name:
NOAH
Est Fin Abv Gr: 6,747
5.1
Phone:
(248) 867-4877
Est Fin Lower:
5,500
18
Est Tot Lower:
6,328
Ranch
Est Tot Fin:
12,247
1 Story
Price/SqFt:
$140.8
Site Desc:
Sprinkler(s), Wooded
General Information
Year Built:
1954
Year Remod: 1990
Wtrfrnt Name:
Water Facilitie:
Water Features:
Water Frt Feet:
Listing Information
Listing Date:
10/21/2024
List Type/Level Of Service: Exclusive Right to Sell/Full Service
"
A
t/P
i
Offers,
ith
ffers,
Activation Date:
10/21/2024
Srvcs Offered:
Rogotta ror meats; Accept/Present Offers, Advise on
- Asalat with
Countero
’
Pending Date:
11/18/2024
Off Mkt Date:
11/18/2024
BMK Date:
Contingency Date:
ABO Date:
11/07/2024
Land DWP:
Land Int Rate:
~~ %
Land Payment:
Land Cntrt Term:
Protect Period:
180
Restrictions:
Exclusions:
Possession:
At Close
Terms Offered:
Cash, Conventional
MLS Source:
~~ REALCOMP
Originating MLS#
20240079503
Includes:
Features
Pets Allowed:
Yes
Entry Location: Ground Level
Foundation:
Basement
Fndtn Material: Poured
Basement:
Finished, Walk-Out Access
Exterior Feat:
Spa/Hot-tub, Whole House Generator, Lighting, Gazebo, Pool - Inground
Exterior:
Brick, Wood
Cnstrct Feat:
Fireplc Fuel:
Gas, Natural
Fireplace Loc:
Family Room, Great Room, Living Room, Primary Bedroom
Porch Type:
Porch - Covered, Deck, Porch
Out Buildings:
Second Garage
Fencing:
Appliances:
Vented Exhaust Fan, Built-In Electric Oven, Built-In Refrigerator, Ct
n Oven, Dish
her, Di:
I,
Dryer, Gas Cooktop, Microwave,
Stainless Steel Appliance(s), Trash Compactor, Washer, Bar Fridge
Interior Feat:
Cable Available, Central Vacuum, High Spd Internet Avail, Jetted Tub, Security Alarm (owned), Sound System, Spa/Hot-tub, Water
Softener (owned), Wet Bar
Heat & Fuel:
Natural Gas, Forced Air, Zoned
Cooling:
Attic Fan, Ceiling Fan(s), Central Air
Wir Htr Fuel:
Natural Gas
Road:
Paved
Water Source:
~~ Well (Existing)
Sewer:
Public Sewer (Sewer-Sanitary), Septic Tank (Existing)
Room Information
Room
Level
Dimen
Flooring
Room
Level
Dimen
Flooring,
Bath = Full
Basement
7x5
Ceramic
Bath - Full
Basement
7x5
Ceramic
Bath ~ Full
First/Entry 13x 8
Ceramic
Bath - Full
Basement
20x 14
Carpet
Bath - Lav
First/Entry 8x5
Ceramic
Bath ~ Primary
First/Entry 11x 5
Ceramic
Bedroom
Basement
20x 16
Carpet
Bedroom
First/Entry 14x 12
Carpet
Bedroom
Basement
20x 14
Carpet
Bedroom
Basement
20x 16
Carpet
Bedroom - Primary
First/Entry 20 x 20
Carpet
Breakfast Nook/Room First/Entry
14 x 11
Wood
Dining Room
First/Entry 13x12
Wood
Family Room
First/Entry 31x 26
Wood
Game Room
Basement
36 x 40
Ceramic
Great Room
First/Entry 32x 15
Wood
Great Room
First/Entry
60 x 40
Wood
Kitchen
First/Entry
14 x 12
Wood
Laundry Area/Room
Basement
12x9
Ceramic
Library (Study)
First/Entry 15x 12
Wood
Living Room
Basement
30x 25
Ceramic
Three Season Room
First/Entry
18 x 11
Ceramic
_Other
First/Entry 21x 9
Wood
Other
First/Entry
17 x 10
Wood
Legal/Tax/Financial
Property ID:
2322126064
Subdivision:
RIDGEWOOD
Ownership:
Standard (Private)
Occupant:
Owner
Tax Summer:
$19,795
Tax Winter:
$5,796
Homestead:
No
Oth/Sp Asmnt:
SEV:
$531,310
Taxable Value:
$460,690
Existing Lease:
No
Home Warranty:No
Legal Desc:
TiN, ROE, SEC 22 RIDGEWOOD LOT 42 EXC BEG AT SW LOT COR, TH N 44 FT, TH S 65-22-48 E 107.25 FT, TH N 89-36-00 W 97.50 FT TO
BEG, ALSO E 125 FT OF LOTS 45 & 46 7-9-01 FR 063
Agent/Office Information
List Office:
KW Domain
List Office Ph: (248) 590-0800
List Agent:
MELANIE
S BISHOP
[ig
248) 867-7800
Co-list Agent:
~~ NOAH
S COHEN
[yg
248) 867-4877
Listing Exemptions:
Access: Appointment/LockBox
LB Location: Front Door
Remarks
Public
An entertainers dream! This rare gem on approximately 3 acres, offering an impressive 12,000+ square feet of finished living space will
Remarks:
WOW youl The open floor plan seamlessly integrates the stonework and intricate mill-work throughout. The office boasts exquisite wood
wainscot and built-ins, while the kitchen sparkles with granite counters, stainless steel appliances and custom wood cabinets. The great
https://matrix.realcomponline.com/Matrix/Results.aspx?c=H4sIAAAAAAAEAItWMjc2MVHSUTKFYjNzJZ280pwcJELJOAXDDD(hZAQyykAJppOE7QNA. .
1/2Page 27
3/10/25, 10:27 AM Realcomp Online room and family room, each with field stone fireplaces, feature vaulted ceilings with extensive beams and tons of windows for an abundance of natural light. Throughout the house, three wet bars add a touch of convenience and elegance. The primary suite is a retreat, featuring a jetted tub and stall shower, while additional bedrooms offer en suite baths. Outside, a pool with a hot tub awaits, surrounded by serene landscaping. The property includes a remarkable 6 car heated detached garage, a 2 car attached garage, and an additional carport, ensuring ample space for vehicles and storage. This residence blends sophistication, comfort, and functionality for an unparalleled living experience. REALTOR® An entertainers dream! This rare gem on approximately 3 acres, offering an impressive 12,000+ e feet of finished living will Remarks: WOW you! The open floor plan seamlessly integrates the stonework and intricate mill-work throughout. The office boasts exquisite wood wainscot and built-ins, while the kitchen sparkles with granite counters, stainless steel appliances and custom wood cabinets. The great room and family room, each with field stone fireplaces, feature vaulted ceilings with extensive beams and tons of windows for an abundance of natural light. Throughout the house, three wet bars add a touch of convenience and elegance. The primary suite is a retreat, featuring a jetted tub and stall shower, while additional bedrooms offer en suite baths. Outside, a pool with a hot tub awaits, surrounded by serene landscaping. The property includes a remarkable 6 car heated detached garage, a 2 car attached garage, and an additional carport, ensuring ample space for vehicles and storage. This resid phi comfort, and functionality for an unparalleled living experience. BATVAL Sold Information Sold Date: 11/25/24 Sold Price: $900,000 Short Sale: No SP/LP:94.74% 3rd Party Appr: Finance Code: Contract SP/SqFt Abv: $133.39 SP/OLP:94.74% Selling Office: ~~ Carlson Premier Realty, Selling Office Ph: (248) 406-0620 Selling Agent: John Carlson Selling Agent Ph: (248) 396-8489 Co-Selling Agent: Co-Selling Agt Ph: Sell Concessions: Sell Concession Comments: Notices and Disclaimers 1. Through this platform, users MUST NOT IN ANY WAY: (i) make offers of broker compensation; (il) disclose broker compensation; (iil) represent brokerage services are free or available at no cost unless no financial compensation from any source will be received; or (iv) make any concession limited to or conditioned on the retention of or payment to another broker or representative. ANY DISCOVERED VIOLATION OF THE FOREGOING SHOULD BE IMMEDIATELY REPORTED BY THE DISCOVERING PARTY TO REALCOMP If LTD FOR APPROPRIATE ACTION. 2. Broker commissions are not set by law and are fully negotiable, 3. The accuracy of all information transmitted herewith, regardless of source, though deemed reliable, is not guaranteed or warranted. All information should be independently verified. Copyright® Realcomn IL Ltd All Rights Reserved. Street Number is like '32781*' Found 29 results in 0.02 seconds. https://matrix.realcomponline.com/Matrix/Results.aspx?c=H4sIAAAAAAAEAItWMjc2MVHSUTKFYjNzJZ280pwcJELJOAXDDD(hZAQyykAJppSE7QNA... 212
Page 28
Exhibit 8
Page 29
2% Es bX) SISYTATES s Gazeng Bon x om (of Seclr 3c = Wood Deck NT, oN 3 3 Sek ser si ~ 1997" 3 Eg 2165 ©® 5 mit ree Swi: Pood = 35 Fourksn iv 7 pr a = Bp 10 Bd a 16 Sek 5 153k i] Fre Fonm: Paver P=a ol 199 5g 5 =? Basser da Carport w) sedric “3T weou me is a3 TOR Burm Walk-Oct: ol 0 or a TSK |. 240 T577} rem For Paver Suffice 13 7 ~| 1584a=7|3 EB] i =r prog = j122ger 2 5 2357 ert 137 FO = =a = ed N = y F pd CGP Nar 2 iki SET xi 120 LF 120 =3 wo 133k 3 a —- ss] 1s < CCP "183" ES Fae 9900 =f . 3] Heper "Hemet" Bo = 22s] C= KEG & kd xa = > pr 0g ] 19110 =f € -109 a0 £) a fo SSimmger (Weg We a. LA 35 WFD 240 2-B-D16054 IT21 Seven Vila 74 22-23~22-126-064 CARLSON, DANIEL S. CARLSON, PAMELA 0. 32781 ELEVEN MILE 9/16/2025
Page 30
Exhibit 9
Page 31
SN . | NL S$ wv. Te ee w | $3 <u Lt on /) vy AM = Sa, 2 - Now 1X > nt 1 | | ~~ i h A i! AJ f= Ee — a LHI — D AJ 1s - wig ~~ | 8 a8 | » A ly ) Te n \F* <r Nn "A - hi» £2 — 4, - - aN Ry = | » +i) | - —_ md = 4 - Realcomp HANESTIOWGEEE REI)
Page 32
-\' ¢ J AS SR £ Ed L M kp dD > gi fa (| [0 I in | 5 AY he Serie P| p< n ! \ vg I 7 - Al Tg - | | ER S= 2 | 8 ¥ 15 =} oo 1 LL) — i Tl — —m a qq] Bo y on SA y= Case Real — mm Real omy
Page 33
ier | ¢ i" / & of ) V2 J Ps \ a | 3 ] W » 8 = p Pe k hs 8 Ll jt Ac ~~ EY EI NA ~~ TIEAST Ls wy » \ il © 1So— i DR [£2 [ 'N FW Np pn | | I wv SE — ad = —p SS Se NE a = ORs CZ SA > 4 a T 2” 7, E _— 10 As Beda BEL See Ss Realcomp
Page 34
aN:
EJ
a.
aR
==
pS
fi
| |
|X)
~~
d i
) Ee
ims
inER
[|]
IL
| [1 11{[]RLLLE
ni
R80 .am,
od
iin
Eg
GgPage 35
Pa — = ~ 4 Pe a us TT Tr IIE | |] | HN TImT In HR] [3 i [[[1T [1] HTEE + A ’ Bi r Realcom
Page 36
1 I xT TI 11 TTL =A \ Bo Realtors
Page 37
-— | 7 <@ if b By =] 3 al ud < Max Bro Realtors alcomy
Page 38
§ = = « Broock Realtors
Page 39
> | ( $1 nN | RD ch ELIS Ne A! | rx (|
Page 40
Exhibit 10
Page 41
32781 ELEVEN MILE FARMINGTON HILLS, MI 48336]1007 Parcel #22]23]22]126]064 Customer Name: CARLSON, DANIEL S. Owner CARLSON, DANIEL S. CARLSON, PAMELA O. 32781 ELEVEN MILE FARMINGTON HILLS, MI 48336]1007 Taxpayer SEE OWNER INFORMATION Property Class 401 RESIDENTIAL]IMPROVED School District FARMINGTON PUBLIC SCH DIST TOP 20 Not Available User Number Index Not Available User Alpha 1 Not Available User Alpha 3 Not Available Historical District Not Available User Alpha 2 Not Available Unit 22 FARMINGTON HILLS Assessed Value $571,500 Taxable Value $571,500 State Equalized Value $571,500 Date of Last Name Change Not Available Notes Not Available Census Block Group Not Available Exemption No Data to Display Principal Residence Exemption Information Effective Date 05/05/2025 Previous Year Information Zoning Code No Data to Display Land Value $124,320 Renaissance Zone Not Available ECF Neighborhood Not Available Lot Dimensions/Comments No Data to Display Total Acres 2.767 Land Improvements $54,774 Renaissance Zone Expiration Date Not Available Mortgage Code Not Available Owner and Taxpayer Information General Information for Tax Year 2026 Principal Residence Exemption June 1st Final 2026 100.0000% 100.0000% Year MBOR Assessed Final SEV Final Taxable 2025 $568,580 $568,580 $568,580 2024 $531,310 $531,310 $460,690 2023 $443,590 $443,590 $438,760 Land Information ← → Parcel Number - 22-23-22-126-064 | City of Farmington Hills... https://bsaonline.com/SiteSearch/PropertyDetails?uid=316&... 1 of 4 10/22/26, 9:01 AM
Page 42
Neighborhood Enterprise Zone No T1N, R9E, SEC 22 RIDGEWOOD LOT 42 EXC BEG AT SW LOT COR, TH N 44 FT, TH S 65]22]48 E 107.25 FT, TH N 89]36]00 W 97.50 FT TO BEG, ALSO E 125 FT OF LOTS 45 & 46 7]9]01 FR 063 General Floor Area 6,747 sq ft Garage Area 2,376 sq ft Foundation Size 6,582 sq ft Estimated TCV Not Available Basement Area 5,510 sq ft Year Built 1954 Occupancy Single Family Effective Age 61 yrs Percent Complete 100% AC w/Separate Ducts No Year Remodeled 1990 Class BC Tri-Level No Heat Forced Heat & Cool Wood Stove Add-on No Basement Rooms Not Available 1st Floor Rooms 9 2nd Floor Rooms 0 Bedrooms 5 Water Public Water Sewer No Data to Display Style RANCH Area Detail - Basic Building Area Area Detail - Overhangs Basement Finish Recreation 0 sq ft Lot(s) Frontage Depth Total Frontage: 365.00 ft Average Depth: 305.00 ft Lot 1 240.00 ft 385.00 ft Lot 2 125.00 ft 225.00 ft Legal Description Sale History Sale Date Sale Price Instrument Grantor Grantee Terms of Sale Liber/Page 11/25/2024 $900,000.00 WD MARIT, CLAUDIU CARLSON, DANIEL S. BUSINESS TRUST 03]ARM'S LENGTH 59839o215 06/19/2020 $715,000.00 WD FERRIS STATE UNIVERSITY MARIT, CLAUDIU 13]GOVERNMENT 54454o690 07/01/1967 $54,000.00 WD 03]ARM'S LENGTH 0000o000 Building Information - 6747 sq ft RANCH LResidential) Height Foundation Exterior Area Heated 1 Story Basement Brick 2,360 sq ft 1 Story 1 Story Crawl Space Brick 255 sq ft 1 Story 1 Story Basement Brick 2,898 sq ft 1 Story 1 Story Slab Brick 1,069 sq ft 1 Story Area Story Height Exterior Included in Size for Rates 165 sq ft 1 Story Brick Yes Parcel Number - 22-23-22-126-064 | City of Farmington Hills... https://bsaonline.com/SiteSearch/PropertyDetails?uid=316&... 2 of 4 10/22/26, 9:01 AM
Page 43
Living Area 3,467 sq ft Walk Out Doors 6 Recreation % Good 0% Living Area % Good 0% No Concrete Floor Area 0 sq ft Plumbing Information 3 Fixture Bath 5 Separate Shower 1 Ceramic Tub Alcove 5 2 Fixture Bath 1 Ceramic Tile Floor 6 Built-In Information Cook Top 1 Garbage Disposal 1 Jacuzzi Replaces Tub 1 Microwave 1 Dishwasher 1 Vented Hood 1 Oven 1 Central Vacuum 1 Fireplace Information 2nd Same Stack 1 Exterior 1 Story 2 Two Sided 1 Raised Hearth 4 Garage Information Area 465 sq ft Foundation 42 Inch Year Built 1954 Auto Doors 0 Area 1,911 sq ft Foundation 18 Inch Year Built No Data to Display Auto Doors 0 Exterior Brick Common Wall 1 Wall Finished Yes Mech Doors 0 Exterior Siding Common Wall Detached Finished Yes Mech Doors 0 Carport Information Area 322 sq ft Roof Type Wood Shingle Porch Information CCP L1 Story) 153 sq ft CGEP L1 Story) 252 sq ft WCP L1 Story) 224 sq ft CCP L1 Story) 80 sq ft WPP 80 sq ft Foundation Standard Parcel Number - 22-23-22-126-064 | City of Farmington Hills... https://bsaonline.com/SiteSearch/PropertyDetails?uid=316&... 3 of 4 10/22/26, 9:01 AM
Page 44
Foundation Basement Foundation Standard Foundation Standard Foundation Standard Deck Information Treated Wood 728 sq ft Parcel Number - 22-23-22-126-064 | City of Farmington Hills... https://bsaonline.com/SiteSearch/PropertyDetails?uid=316&... 4 of 4 10/22/26, 9:01 AM
Page 45
Exhibit 11
Page 46
AFFIDAVIT OF DANIEL S. CARLSON DANIEL S. CARLSON, being first duly sworn, deposes and states as follows: 1. That he has personal knowledge of matters stated herein and if called as a withess would testify to them. That he and his wife Pamela Carlson are the current owners of the property located at 32781 West 11 Mile Road in Farmington Hills, Michigan, (the “Subject Property”), pursuant to a land contract entered into on May 5, 2025 with the Daniel S. Carlson Business Trust. That he is a beneficiary of the Daniel S. Carlson Business Trust. The Subject Property was in need of substantial amounts of normal repairs, replacements, and maintenance, which had evidently been neglected for some years. We have found it necessary to perform the following work so far: A. moow om Replaced old and not working kitchen appliances, appx. $22,000. Replaced 1 entire HVAC unit (not functional), appx. $15,000. Replaced Hot Water heater (not functional), appx. $5,000. Replace furnace in garage (cracked), appx. $6,000. All bedroom floors were carpet that smelled bad and was not fit for human use. Appx $15,000. Multiple Rounds of Roofing repairs, $3,500. G. Mold Remediation, $8,500. . Remove old rusted and out of code fence with a new safe one and remove old and not functional koi pond. Appx. $31,000. Replace Gazebo (hazardous, infested with ants and not safe for use). Appx $10,000. Replace Gutters (not functional), appx. $14,000. Replace rotted soffits and cover with metal, $30,000. All windows in the house were warped and from 1990, providing no insulation and many had broken seals. We replaced the 1990 Anderson windows with new Anderson windows. So far about $80,000. . Replace old toilets, appx. $1,600. Repair and replace all dangerous electrical issues, including 2 boxes from 1990 that the electrician said would render the home uninsurable. Appx. $12,000. Repairs to Deck and Deck Railing, appx. $25,000. (these repairs ended up being insufficient). Replace Pool Pump and Sand (dying), appx.$4,500.
Page 47
Q. Broken Plumbing Pipe in Basement and flush old pipes: appx. $2,000. R. Hook home to a different well to replace failing well. Appx. $25,000. S. Insulate Attic, appx. $13,000. 5. The following repairs are still needed: A. Upon inspection to determine condition for winter, two more furnaces were determined to be in need of replacement. We have an estimate of $14,500 for the two of them. B. Replace the rest of the windows, appx. $75,000- $100,000. C. This fall: Repair and Renovate the Pool (tile falling off, may be leaking. Replace old dangerous lights and main drain for safety). $95,000. D. Need to completely replace the deck, appx. $30,000-$40,000. 6. In sum, since acquiring the Subject Property, we have spent over $300,000 on necessary repairs, replacements and maintenance, and are facing additional such costs in an amount somewhere between $215,000-$250,000. 7. That the electric bill for the Subject Property is typically $500 to $1,200 per month. 8. That the natural gas bill for the Subject Property is typically $100 to $800 per month. 9. Further Deponent Sayeth Not. Po Daniel S. Carlson STATE OF MICHIGAN ) COUNTY OF OAKLAND) Subscribed and sworn before me in Oakland County, Michigan on [ 0] 83/ 2020 by Daniel S. Carlson, an individual. /s/ Name (print): Robert J. Gavin Notary Public, State of Michigan, County of Oakland My commission expires 10/05/2031.
Page 48
Exhibit 12
Page 49
File No. APPRAISAL OF LOCATED AT: FOR: BORROWER: AS OF: BY: R25-056 Paul & Associates Real Estate Services Certified General Real Estate Appraiser Buolus (Paul) Ghraib, ASA June 16, 2025 Daniel S Carlson Business Trust Traverse City, MI, 49686 416 E Front St. State Savings Bank Farmington Hills, MI 48336-1007 32781 W 11 Mile Rd.
Page 50
File No. File Number: In accordance with your request, I have appraised the real property at: The purpose of this appraisal is to develop an opinion of the market 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 market value of the property as of is: The attached report contains the description, analysis and supportive data for the conclusions, final opinion of value, descriptive photographs, limiting conditions and appropriate certifications. R25-056 Paul & Associates Real Estate Services License #1205001818 Certified General Real Estate Appraiser Buolus (Paul) Ghraib, ASA Nine Hundred Twenty-Five Thousand Dollars $925,000 June 16, 2025 Farmington Hills, MI 48336-1007 32781 W 11 Mile Rd. R25-056 Traverse City, MI, 49686 416 E Front St. State Savings Bank None 06/23/2025
Page 51
Uniform Residential Appraisal Report File No. The purpose of this summary appraisal report is to provide the lender/client with an accurate, and adequately supported, opinion of the market value of the subject property. Property Address City State Zip Code Borrower Owner of Public Record County Legal Description Assessor's Parcel # Tax Year R.E. Taxes $ Neighborhood Name Map Reference Census Tract Occupant Owner Tenant Vacant Special Assessments $ PUD HOA $ per year per month Property Rights Appraised Fee Simple Leasehold Other (describe) Assignment Type Purchase Transaction Refinance Transaction Other (describe) Lender/Client Address Is the subject property currently offered for sale or has it been offered for sale in the twelve months prior to the effective date of this appraisal? Yes No Report data source(s) used, offering price(s), and date(s). SUBJECT I did did not analyze the contract for sale for the subject purchase transaction. Explain the results of the analysis of the contract for sale or why the analysis was not performed. Contract Price $ Date of Contract Is the property seller the owner of public record? Yes No Data Source(s) Is there any financial assistance (loan charges, sale concessions, gift or downpayment assistance, etc.) to be paid by any party on behalf of the borrower? Yes No If Yes, report the total dollar amount and describe the items to be paid. CONTRACT Neighborhood Characteristics One-Unit Housing Trends One-Unit Housing Present Land Use % Note: Race and the racial composition of the neighborhood are not appraisal factors. Location Urban Suburban Rural Property Values Increasing Stable Declining PRICE AGE One-Unit % Built-Up Over 75% 25-75% Under 25% Demand/Supply Shortage In Balance Over Supply $(000) (yrs) 2-4 Unit % Growth Rapid Stable Slow Marketing Time Under 3 mths 3-6 mths Over 6 mths Low Multi-Family % Neighborhood Boundaries High Commercial % Pred. Other % Neighborhood Description Market Conditions (including support for the above conclusions) NEIGHBORHOOD Dimensions Area Shape View Specific Zoning Classification Zoning Description Zoning Compliance Legal Legal Nonconforming (Grandfathered Use) No Zoning Illegal (describe) Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use? Yes No If No, describe. Utilities Public Other (describe) Public Other (describe) Off-site Improvements—Type Public Private Electricity Water Street Gas Sanitary Sewer Alley FEMA Special Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map Date Are the utilities and off-site improvements typical for the market area? Yes No If No, describe. Are there any adverse site conditions or external factors (easements, encroachments, environmental conditions, land uses, etc.)? Yes No If Yes, describe. SITE GENERAL DESCRIPTION FOUNDATION EXTERIOR DESCRIPTION materials/condition INTERIOR materials/condition Units One One with Accessory Unit Concrete Slab Crawl Space Foundation Walls Floors # of Stories Full Basement Partial Basement Exterior Walls Walls Type Det. Att. S-Det./End Unit Basement Area sq. ft. Roof Surface Trim/Finish Existing Proposed Under Const. Basement Finish % Gutters & Downspouts Bath Floor Design (Style) Outside Entry/Exit Sump Pump Window Type Bath Wainscot Year Built Evidence of Infestation Storm Sash/Insulated Car Storage None Effective Age (Yrs) Dampness Settlement Screens Driveway # of Cars Attic None Heating FWA HWBB Radiant Amenities WoodStove(s) # Driveway Surface Drop Stair Stairs Other Fuel Fireplace(s) # Fence Garage # of Cars Floor Scuttle Cooling Central Air Conditioning Patio/Deck Porch Carport # of Cars Finished Heated Individual Other Pool Other Att. Det. Built-in Appliances Refrigerator Range/Oven Dishwasher Disposal Microwave Washer/Dryer Other (describe) Finished area above grade contains: Rooms Bedrooms Bath(s) Square Feet of Gross Living Area Above Grade Additional features (special energy efficient items, etc.). Describe the condition of the property (including needed repairs, deterioration, renovations, remodeling, etc.). Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? Yes No If Yes, describe. Does the property generally conform to the neighborhood (functional utility, style, condition, use, construction, etc.)? Yes No If No, describe. IMPROVEMENTS Page 1 of 6 Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005 Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 R25-056 Paul & Associates Real Estate Services DOM 77; MLS # 20240079503 New 10/21/2024 for $950,000, ABA on 11/07/2024 Pending on 11/18/2024. Sold on 11/27/2024 for $900,000. X 416 E Front St., Traverse City, MI 49686 State Savings Bank X X 0 0 X 26125-1670.00 02231 Ridgewood Neighborhood 26,020 2024 22-23-22-126-064 See Attached Addendum. Oakland Daniel S Carlson Business Trust Daniel S Carlson Business Trust 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. X See attached addendum. See attached addendum. 20 Park 15 0 0 65 61 78 18 441 1,000 305 The subject's neighborhood boundaries are considered to be I-696 Fwy. to the north, W 10 Mile Rd. to the south, Power Rd. to the east, and Farmington Rd. to the west. X X X X X X The subject site is generally level at street slopes in rear. Public utilities. No adverse site conditions that may influence marketability were noted. X X 09/29/2006 26125C0651F X X None X Asphalt X Well X X X See attached addendum. X X One Family Residential District RA-1 N;Res; L Shape 2.77 ac See Plat Map X X C4;No updates in the prior 15 years;The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has been adequately maintained and requires only minimal repairs to building components/mechanical systems and cosmetic repairs. All major building components have been adequately maintained and are functionally adequate. The dwelling appears to have a standard compliment of energy efficient items. These items are consistent with market expectations in the subject's neighborhood for improvements of similar age, quality and price range. 6,747 5.1 5 14 Hood Fan X P X X X X X X X 0 5 X Asphalt 5 X C.Tile/Average C.Tile/Average Wood/Painted/Avg Drywall/Painted/Avg Wood/Tile/Avg. None In-Ground X Concrete X Patio X Metal Gate X 1 X 0 Mesh/Average Thermal/Average Vinyl/Average Aluminum/Average Asphalt/Average Brick/Average Poured Concrete/Avg. X Nat. Gas X 90 5510 X X 25 1954 Ranch X X 1.0 X
Page 52
Uniform Residential Appraisal Report File No. There are comparable properties currently offered for sale in the subject neighborhood ranging in price from $ to $ . There are comparable sales in the subject neighborhood within the past twelve months ranging in sale price from $ to $ . FEATURE SUBJECT Address Proximity to Subject Sale Price $ Sale Price/Gross Liv. Area $ sq. ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION Sale or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple Site View Design (Style) Quality of Construction Actual Age Condition Above Grade Total Bdrms. Baths Room Count Gross Living Area sq. ft. Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Net Adjustment (Total) Adjusted Sale Price of Comparables COMPARABLE SALE NO. 1 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ COMPARABLE SALE NO. 2 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ COMPARABLE SALE NO. 3 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ I did did not research the sale or transfer history of the subject property and comparable sales. If not, explain My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. Data source(s) My research did did not reveal any prior sales or transfers of the comparable sales for the year prior to the date of sale of the comparable sale. Data source(s) Report the results of the research and analysis of the prior sale or transfer history of the subject property and comparable sales (report additional prior sales on page 3). ITEM SUBJECT Date of Prior Sale/Transfer Price of Prior Sale/Transfer Data Source(s) Effective Date of Data Source(s) COMPARABLE SALE NO. 1 COMPARABLE SALE NO. 2 COMPARABLE SALE NO. 3 Analysis of prior sale or transfer history of the subject property and comparable sales Summary of Sales Comparison Approach. Indicated Value by Sales Comparison Approach $ SALES COMPARISON APPROACH Indicated Value by: Sales Comparison Approach $ Cost Approach (if developed) $ Income Approach (if developed) $ This appraisal is made "as is," subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed, subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed, or subject to the following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair: Based on a complete visual inspection of the interior and exterior areas of the subject property, defined scope of work, statement of assumptions and limiting conditions, and appraiser’s certification, my (our) opinion of the market value, as defined, of the real property that is the subject of this report is $ as of , which is the date of inspection and the effective date of this appraisal. RECONCILIATION Page 2 of 6 Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005 Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 R25-056 Paul & Associates Real Estate Services 995,000 945,000 4 1,095,000 925,000 2 Yes In-Ground Pool Porch/Patio 5ga5dw See Page One FWA C/Air Average 1rr1br0.0ba0o 5510sf4959sfwo 6,747 60 5.1 5 14 C4 71 Q3 DT1.0;Ranch N;Res; 2.77 ac Fee Simple N;BsyRd; 0.00 Farmington Hills, MI 48336 32781 W 11 Mile Rd. 906,800 25.4 -4.0 38,200 X 12,000 No Porch/Patio 10,000 3ga3dw 0 See Comments FWA C/Air Average -7,000 1rr0br1.0ba0o 0 3839sf1792sfwo 24,200 6,343 15,000 3.2 4 15 -113,400 C3 0 31 Q3 0 DT2.0;Colonial N;Res; 39,900 40946 sf Fee Simple -18,900 N;Res; s04/25;c03/25 Conv;0 ArmLth Inspection/Assessor/PRD Realcomp #20250015075;DOM 5 148.98 945,000 1.26 miles NE Farmington Hills, MI 48334 26823 Shady Creek 1,039,400 37.7 8.3 79,400 X 12,000 No Porch/Patio 5,000 4ga4dw 0 See Comments FWA C/Air Average -7,000 1rr0br1.0ba0o 0 2756sf2000sfwo 132,500 4,538 20,000 3.3 4 10 -115,200 C3 0 28 Q3 0 DT2.0;Colonial N;Res; 51,300 17990 sf Fee Simple -19,200 N;Res; s05/25;c05/25 Conv;0 ArmLth Inspection/Assessor/PRD Realcomp #20250020232;DOM 9 211.55 960,000 1.14 miles NW Farmington Hills, MI 48331 26732 Wembley Ct. 1,122,300 46.1 18.1 172,300 X 12,000 No Porch/Patio 10,000 3gd3dw 0 See Comments FWA C/Air Average 0 33,000 2482sf0sfin 182,600 3,703 15,000 3.2 5 10 -114,000 C3 0 8 Q3 0 DT2.0;Colonial N;Res; 52,700 15246 sf Fee Simple -19,000 N;Res; s12/24;c12/24 Conv;0 ArmLth Inspection/Assessor/PRD Realcomp #20240081111;DOM 9 256.55 950,000 4.12 miles NW Farmington Hills, MI 48331 31238 Estate Woods Ct. Realcomp MLS/ Assessor X Realcomp MLS/ Assessor X X 06/16/2025 Assessor Records $900,000 11/25/2024 06/16/2025 Realcomp MLS/ Assessor 06/16/2025 Realcomp MLS/ Assessor 06/16/2025 Realcomp MLS/ Assessor Market Value 925,000 See attached addendum. According to the City of Farmington Hills Assessor's Records, the current owner purchased the subject on 11/25/2024 for $900,000. On 5/5/2025 there was a land contract sale between Daniel S Carlson Business Trust (grantor) and Daniel S Carlson (grantee) for $900,000. This was a pocket to pocket non arms length transaction. All comparables utilized did not have a prior sale or transfer history for one year prior from the effective date of this appraisal report. 06/16/2025 925,000 X Market value was calculated through the sales comparison approach. The cost approach was not developed due to the age of the subject. The income approach was considered; however, was not developed due to the subject being owner occupied. 0 0 925,000 Paul & Associates
Page 53
Uniform Residential Appraisal Report File No. ADDITIONAL COMMENTS COST APPROACH TO VALUE (not required by Fannie Mae) Provide adequate information for the lender/client to replicate the below cost figures and calculations. Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value) ESTIMATED REPRODUCTION OR REPLACEMENT COST NEW Source of cost data Quality rating from cost service Effective date of cost data Comments on Cost Approach (gross living area calculations, depreciation, etc.) Estimated Remaining Economic Life (HUD and VA only) Years OPINION OF SITE VALUE . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .= $ Dwelling Sq. Ft. @ $ .. .. .. .. .. .. = $ Sq. Ft. @ $ .. .. .. .. .. .. = $ Garage/Carport Sq. Ft. @ $ .. .. .. .. .. .. = $ Total Estimate of Cost-New . .. .. .. .. .. . = $ Less Physical Functional External Depreciation = $ ( ) Depreciated Cost of Improvements .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. = $ "As-is" Value of Site Improvements . .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. . = $ INDICATED VALUE BY COST APPROACH . .. .. .. .. .. .. .. .. .. .. . = $ COST APPROACH INCOME APPROACH TO VALUE (not required by Fannie Mae) Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ Indicated Value by Income Approach Summary of Income Approach (including support for market rent and GRM) INCOME PROJECT INFORMATION FOR PUDs (if applicable) Is the developer/builder in control of the Homeowners' Association (HOA)? Yes No Unit type(s) Detached Attached Provide the following information for PUDs ONLY if the developer/builder is in control of the HOA and the subject property is an attached dwelling unit. Legal name of project Total number of phases Total number of units Total number of units sold Total number of units rented Total number of units for sale Data source(s) Was the project created by the conversion of an existing building(s) into a PUD? Yes No If Yes, date of conversion. Does the project contain any multi-dwelling units? Yes No Data source(s) Are the units, common elements, and recreation facilities complete? Yes No If No, describe the status of completion. Are the common elements leased to or by the Homeowners' Association? Yes No If Yes, describe the rental terms and options. Describe common elements and recreational facilities. PUD INFORMATION Page 3 of 6 Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005 Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 R25-056 Paul & Associates Real Estate Services 124,000 35 Cost figures were taken from Marshall and Swift Residential Cost Handbook with local multiplier added and supported by local builders. Total Economic Life: 60 Effective Age: 25 Due to lack of vacant residential land sales in acreage. This appraiser utilized the assessors records land value of $124,320. Say $124,000. The income approach is not applicable.
Page 54
Uniform Residential Appraisal Report File No. This report form is designed to report an appraisal of a one-unit property or a one-unit property with an accessory unit; including a unit in a planned unit development (PUD). This report form is not designed to report an appraisal of a 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 value, 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 scope 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 constitute material alterations to this appraisal report, such as those required by law or those related to the appraiser’s continuing education or membership in an appraisal organization, are permitted. SCOPE OF WORK: The scope 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 limiting 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 least the street, (4) research, verify, and analyze data from reliable public and/or private sources, and (5) report his or her analysis, opinions, and conclusions in this appraisal report. INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the property that is the subject of this appraisal for a mortgage finance transaction. INTENDED USER: The intended user of this appraisal report is the lender/client. DEFINITION OF MARKET VALUE: 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 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 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. 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 that 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 appraiser has provided a sketch in this 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 appraiser’s determination of its size. 3. The appraiser has examined the available flood 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 guarantees, express or implied, regarding this 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 to do so have been made beforehand, or as otherwise required by law. 5. 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 this appraisal. Unless otherwise stated in this appraisal report, the appraiser has no knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the property (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered as an environmental assessment of the property. 6. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or alterations on the assumption that the completion, repairs, or alterations of the subject property will be performed in a professional manner. Page 4 of 6 Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005 Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 R25-056 Paul & Associates Real Estate Services
Page 55
Uniform Residential Appraisal Report File No. APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: 1. I have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in this appraisal report. 2. I performed a complete visual inspection of the interior and exterior areas of the subject property. I reported the condition of the improvements in factual, specific terms. I identified and reported the physical deficiencies that could affect the livability, soundness, or structural integrity of the property. 3. I 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. I developed my opinion of the market value of the real property that is the subject of this report based on the sales comparison approach to value. I have adequate comparable market data to develop a reliable sales comparison approach for this appraisal assignment. I further certify that I considered the cost and income approaches to value but did not develop them, unless otherwise indicated in this report. 5. I researched, verified, analyzed, and reported on any current 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. I 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 sale, unless otherwise indicated in this report. 7. I selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property. 8. I have not used comparable sales that were the result of combining a land sale with the contract purchase price of a home that has been built or will be built on the land. 9. I have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subject property and the comparable sales. 10. I 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. I have knowledge and experience in appraising this type of property in this market area. 12. I am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listing services, tax assessment records, public land records and other such data sources for the area in which the property is located. 13. I obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from reliable sources that I believe to be true and correct. 14. I have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subject property, and the proximity of the subject property to adverse influences in the development of my opinion of market value. I have noted in this appraisal report any adverse conditions (such as, but not limited to, needed repairs, deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) observed during the inspection of the subject property or that I became aware of during the research involved in performing this appraisal. I have considered these adverse conditions in my analysis of the property value, and have reported on the effect of the conditions on the value and marketability of the subject property. 15. I have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, all statements and information in this appraisal report are true and correct. 16. I stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the assumptions and limiting conditions in this appraisal report. 17. I have no present or prospective interest in the property that is the subject of this report, and I have no present or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital status, handicap, familial status, or national origin of either 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 basis prohibited by law. 18. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not conditioned on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) a predetermined specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause of any party, or the attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pending mortgage loan application). 19. I personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If I relied on significant real property appraisal assistance from any individual or individuals in the performance of this appraisal or the preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take no responsibility for it. 20. I identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization that ordered and will receive this appraisal report. 21. The lender/client may disclose or distribute this appraisal report to: the borrower; another lender at the request of the borrower; the mortgagee or its successors and assigns; mortgage insurers; government 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 appraiser’s (if applicable) consent. Such consent must be obtained before this 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). Page 5 of 6 Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005 Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 R25-056 Paul & Associates Real Estate Services
Page 56
Uniform Residential Appraisal Report File No. 22. I am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certain laws and regulations. Further, I 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 mortgagee or its successors and assigns, mortgage 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 “electronic record” containing my “electronic signature,” as those terms 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 containing my original hand written signature. 25. Any intentional or negligent misrepresentation(s) contained in this appraisal report may result in civil liability and/or criminal penalties including, but not limited to, fine or imprisonment or both under the provisions of Title 18, United States Code, Section 1001, et seq., or similar state laws. SUPERVISORY APPRAISER'S CERTIFICATION: The Supervisory Appraiser certifies and agrees that: 1. I directly supervised the appraiser 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. I accept full responsibility for the contents of this appraisal report including, but not limited 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 employee of the supervisory appraiser (or the appraisal firm), is qualified to perform this appraisal, and is acceptable 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 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 containing my original hand written signature. APPRAISER Signature Name Company Name Company Address Telephone Number Email Address Date of Signature and Report Effective Date of Appraisal State Certification # or State License # or Other (describe) State # State Expiration Date of Certification or License ADDRESS OF PROPERTY APPRAISED APPRAISED VALUE OF SUBJECT PROPERTY $ LENDER/CLIENT Name Company Name Company Address Email Address SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Name Company Name Company Address Telephone Number Email Address Date of Signature State Certification # or State License # State Expiration Date of Certification or License SUBJECT PROPERTY Did not inspect subject property Did inspect exterior of subject property from street Date of Inspection Did inspect interior and exterior of subject property Date of Inspection COMPARABLE SALES Did not inspect exterior of comparable sales from street Did inspect exterior of comparable sales from street Date of Inspection Page 6 of 6 Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005 Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 R25-056 Paul & Associates Real Estate Services We certify that this appraiser has disclosed to the client that we have not performed an appraisal or any other services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. Traverse City, MI 49686 416 E Front St. State Savings Bank None 925,000 Farmington Hills, MI 48336-1007 32781 W 11 Mile Rd. 07/31/2026 MI 1205001818 06/16/2025 06/23/2025 office@paulandassociatesrealestate.com 734-779-9800 Northville, MI 48167 455 E Cady St. Suite 150 Paul and Associates Real Estate Services Buolus (Paul) Ghraib, ASA Paul & Associates
Page 57
Uniform Residential Appraisal Report File No. FEATURE SUBJECT Address Proximity to Subject Sale Price $ Sale Price/Gross Liv. Area $ sq. ft. Data Source(s) Verification Source(s) VALUE ADJUSTMENTS DESCRIPTION Sale or Financing Concessions Date of Sale/Time Location Leasehold/Fee Simple Site View Design (Style) Quality of Construction Actual Age Condition Above Grade Total Bdrms. Baths Room Count Gross Living Area sq. ft. Basement & Finished Rooms Below Grade Functional Utility Heating/Cooling Energy Efficient Items Garage/Carport Porch/Patio/Deck Net Adjustment (Total) Adjusted Sale Price of Comparables COMPARABLE SALE NO. 4 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ COMPARABLE SALE NO. 5 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ COMPARABLE SALE NO. 6 $ $ sq. ft. DESCRIPTION +(-) $ Adjustment Total Bdrms. Baths sq. ft. + - $ Net Adj. % Gross Adj. % $ ITEM SUBJECT Date of Prior Sale/Transfer Price of Prior Sale/Transfer Data Source(s) Effective Date of Data Source(s) COMPARABLE SALE NO. 4 COMPARABLE SALE NO. 5 COMPARABLE SALE NO. 6 Summary of Sales Comparison Approach SALES COMPARISON APPROACH Fannie Mae Form 1004 March 2005 Freddie Mac Form 70 March 2005 Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 R25-056 Paul & Associates Real Estate Services Yes In-Ground Pool Porch/Patio 5ga5dw See Page One FWA C/Air Average 1rr1br0.0ba0o 5510sf4959sfwo 6,747 60 5.1 5 14 C4 71 Q3 DT1.0;Ranch N;Res; 2.77 ac Fee Simple N;BsyRd; 0.00 Farmington Hills, MI 48336 32781 W 11 Mile Rd. 968,500 26.7 -2.7 26,500 X 12,000 No 0 Porch/Deck 10,000 3gd3dw 0 See Comments FWA C/Air Average -7,000 1rr0br1.0ba0o 8,000 3168sf2500sfin 38,600 6,103 5,000 4.2 5 15 -119,400 C3 0 31 Q3 0 DT2.0;Colonial N;Res; 46,200 28314 sf Fee Simple -19,900 N;Res; s04/25;c03/25 Cash;0 ArmLth Inspection/Assessor/PRD Realcomp #20250007838;DOM 12 163.03 995,000 4.28 miles NW West Bloomfield, MI 48322 4907 Peggy St. 1,197,700 35.0 29.5 272,700 X 12,000 No 0 Porch/Deck 10,000 3gd3dw 0 See Comments FWA C/Air Average -7,000 1rr0br1.0ba0o 8,000 3162sf2700sfin 215,100 3,162 20,000 3.1 4 15 C4 0 25 Q3 DT1.0;Ranch N;Res; 33,100 1.25 ac Fee Simple -18,500 N;Res; Active ; Listing Inspection/Assessor/PRD Realcomp #20250027995;DOM 57 292.54 925,000 2.29 miles NW Farmington Hills, MI 48331 28468 Schroeder St. 1,068,300 26.8 -2.4 26,700 X 12,000 No 0 Porch/Deck 10,000 3gd3dw 0 See Comments FWA C/Air Average -7,000 1rr0br1.0ba0o 8,000 3275sf2293sfin 45,200 5,994 5,000 4.2 5 18 -131,400 C3 0 34 Q3 0 DT2.0;Colonial N;Res; 53,400 13939 sf Fee Simple -21,900 N;Res; Active ; Listing Inspection/Assessor/PRD Realcomp #2021003665;DOM 21 182.68 1,095,000 3.66 miles NW West Bloomfield, MI 48322 6212 Bromley Ct. 06/16/2025 Assessor Records $900,000 11/25/2024 06/16/2025 Realcomp MLS/ Assessor 06/16/2025 Realcomp MLS/ Assessor 06/16/2025 Realcomp MLS/ Assessor See Attached Addendum.
Page 58
Uniform Appraisal Dataset Definitions File No. Condition Ratings and Definitions C1 The improvements have been very recently constructed and have not previously been occupied. The entire structure and all components are new and the dwelling features no physical depreciation.* *Note: Newly constructed improvements that feature recycled materials and/or components can be considered new dwellings provided that the dwelling is placed on a 100% new foundation and the recycled materials and the recycled components have been rehabilitated/re-manufactured into like-new condition. Recently constructed improvements that have not been previously occupied are not considered "new" if they have any significant physical depreciation (i.e., newly constructed dwellings that have been vacant for an extended period of time without adequate maintenance or upkeep). C2 The improvements feature no deferred maintenance, little or no physical depreciation, and require no repairs. Virtually all building components are new or have been recently repaired, refinished, or rehabilitated. All outdated components and finishes have been updated and/or replaced with components that meet current standards. Dwellings in this category either are almost new or have been recently completely renovated and are similar in condition to new construction. *Note: The improvements represent a relatively new property that is well maintained with no deferred maintenance and little or no physical depreciation, or an older property that has been recently completely renovated. C3 The improvements are well maintained and feature limited physical depreciation due to normal wear and tear. Some components, but not every major building component, may be updated or recently rehabilitated. The structure has been well maintained. *Note: The improvement is in its first-cycle of replacing short-lived building components (appliances, floor coverings, HVAC, etc.) and is being well maintained. Its estimated effective age is less than its actual age. It also may reflect a property in which the majority of short-lived building components have been replaced but not to the level of a complete renovation. C4 The improvements feature some minor deferred maintenance and physical deterioration due to normal wear and tear. The dwelling has been adequately maintained and requires only minimal repairs to building components/mechanical systems and cosmetic repairs. All major building components have been adequately maintained and are functionally adequate. *Note: The estimated effective age may be close to or equal to its actual age. It reflects a property in which some of the short-lived building components have been replaced, and some short-lived building components are at or near the end of their physical life expectancy; however, they still function adequately. Most minor repairs have been addressed on an ongoing basis resulting in an adequately maintained property. C5 The improvements feature obvious deferred maintenance and are in need of some significant repairs. Some building components need repairs, rehabilitation, or updating. The functional utility and overall livability is somewhat diminished due to condition, but the dwelling remains useable and functional as a residence. *Note: Some significant repairs are needed to the improvements due to the lack of adequate maintenance. It reflects a property in which many of its short-lived building components are at the end of or have exceeded their physical life expectancy but remain functional. C6 The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severe enough to affect the safety, soundness, or structural integrity of the improvements. The improvements are in need of substantial repairs and rehabilitation, including many or most major components. *Note: Substantial repairs are needed to the improvements due to the lack of adequate maintenance or property damage. It reflects a property with conditions severe enough to affect the safety, soundness, or structural integrity of the improvements. Quality Ratings and Definitions Q1 Dwellings with this quality rating are usually unique structures that are individually designed by an architect for a specified user. Such residences typically are constructed from detailed architectural plans and specifications and feature an exceptionally high level of workmanship and exceptionally high-grade materials throughout the interior and exterior of the structure. The design features exceptionally high-quality exterior refinements and ornamentation, and exceptionally high-quality interior refinements. The workmanship, materials, and finishes throughout the dwelling are of exceptionally high quality. Q2 Dwellings with this quality rating are often custom designed for construction on an individual property owner's site. However, dwellings in this quality grade are also found in high-quality tract developments featuring residences constructed from individual plans or from highly modified or upgraded plans. The design features detailed, high-quality exterior ornamentation, high-quality interior refinements, and detail. The workmanship, materials, and finishes throughout the dwelling are generally of high or very high quality. Q3 Dwellings with this quality rating are residences of higher quality built from individual or readily available designer plans in above-standard residential tract developments or on an individual property owner's site. The design includes significant exterior ornamentation and interiors that are well finished. The workmanship exceeds acceptable standards and many materials and finishes throughout the dwelling have been upgraded from "stock" standards. Q4 Dwellings with this quality rating meet or exceed the requirements of applicable building codes. Standard or modified standard building plans are utilized and the design includes adequate fenestration and some exterior ornamentation and interior refinements. Materials, workmanship, finish, and equipment are of stock or builder grade and may feature some upgrades. Q5 Dwellings with this quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature a plain design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minimal exterior ornamentation and limited interior detail. These dwellings meet minimum building codes and are constructed with inexpensive, stock materials with limited refinements and upgrades. Q6 Dwellings with this quality rating are of basic quality and lower cost; some may not be suitable for year-round occupancy. Such dwellings are often built with simple plans or without plans, often utilizing the lowest quality building materials. Such dwellings are often built or expanded by persons who are professionally unskilled or possess only minimal construction skills. Electrical, plumbing, and other mechanical systems and equipment may be minimal or non-existent. Older dwellings may feature one or more substandard or non-conforming additions to the original structure. Definitions of Not Updated, Updated, and Remodeled Not Updated Little or no updating or modernization. This description includes, but is not limited to, new homes. Residential properties of fifteen years of age or less often reflect an original condition with no updating, if no major components have been replaced or updated. Those over fifteen years of age are also considered not updated if the appliances, fixtures, and finishes are predominantly dated. An area that is 'Not Updated' may still be well maintained and fully functional, and this rating does not necessarily imply deferred maintenance or physical /functional deterioration. Updated The area of the home has been modified to meet current market expectations. These modifications are limited in terms of both scope and cost. An updated area of the home should have an improved look and feel, or functional utility. Changes that constitute updates include refurbishment and/or replacing components to meet existing market expectations. Updates do not include significant alterations to the existing structure. Remodeled Significant finish and/or structural changes have been made that increase utility and appeal through complete replacement and/ or expansion. A remodeled area reflects fundamental changes that include multiple alterations. These alterations may include some or all of the following: replacement of a major component (cabinet(s), bathtub, or bathroom tile), relocation of plumbing/gas fixtures/appliances, significant structural alterations (relocating walls, and/or the addition of square footage). This would include a complete gutting and rebuild. Explanation of Bathroom Count The number of full and half baths is reported by separating the two values by a period. The full bath is represented to the left of the period. The half bath count is represented to the right of the period. Three-quarter baths are to be counted as a full bath in all cases. Quarter baths (baths that feature only toilet) are not to be included in the bathroom count. Uniform Appraisal Dataset Definitions Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 R25-056 Paul & Associates Real Estate Services
Page 59
Uniform Appraisal Dataset Definitions File No. Abbreviations Used in Data Standardization Text Abbrev. Full Name Appropriate Fields ac Acres Area, Site AdjPrk Adjacent to Park Location AdjPwr Adjacent to Power Lines Location A Adverse Location & View ArmLth Arms Length Sale Sale or Financing Concessions AT Attached Structure Design(Style) ba Bathroom(s) Basement & Finished Rooms Below Grade br Bedroom Basement & Finished Rooms Below Grade B Beneficial Location & View BsyRd Busy Road Location cp Carport Garage/Carport Cash Cash Sale or Financing Concessions CtySky City View Skyline View View CtyStr City Street View View Comm Commercial Influence Location c Contracted Date Date of Sale/Time Conv Conventional Sale or Financing Concessions cv Covered Garage/Carport CrtOrd Court Ordered Sale Sale or Financing Concessions DOM Days On Market Data Sources DT Detached Structure Design(Style) dw Driveway Garage/Carport Estate Estate Sale Sale or Financing Concessions e Expiration Date Date of Sale/Time FHA Federal Housing Authority Sale or Financing Concessions g Garage Garage/Carport ga Garage - Attached Garage/Carport gbi Garage - Built-in Garage/Carport gd Garage - Detached Garage/Carport GR Garden Structure Design(Style) GlfCse Golf Course Location Glfvw Golf Course View View HR High Rise Structure Design(Style) Ind Industrial Location & View Abbrev. Full Name Appropriate Fields in Interior Only Stairs Basement & Finished Rooms Below Grade Lndfl Landfill Location LtdSght Limited Sight View Listing Listing Sale or Financing Concessions MR Mid-Rise Structure Design(Style) Mtn Mountain View View N Neutral Location & View NonArm Non-Arms Length Sale Sale or Financing Concessions op Open Garage/Carport o Other Basement & Finished Rooms Below Grade O Other Design(Style) Prk Park View View Pstrl Pastoral View View PwrLn Power Lines View PubTrn Public Transportation Location rr Recreational (Rec) Room Basement & Finished Rooms Below Grade Relo Relocation Sale Sale or Financing Concessions REO REO Sale Sale or Financing Concessions Res Residential Location & View RT Row or Townhouse Design(Style) RH Rural Housing - USDA Sale or Financing Concessions SD Semi-detached Structure Design(Style) s Settlement Date Date of Sale/Time Short Short Sale Sale or Financing Concessions sf Square Feet Area, Site, Basement sqm Square Meters Area, Site, Basement Unk Unknown Date of Sale/Time VA Veterans Administration Sale or Financing Concessions wo Walk Out Basement Basement & Finished Rooms Below Grade wu Walk Up Basement Basement & Finished Rooms Below Grade WtrFr Water Frontage Location Wtr Water View View w Withdrawn Date Date of Sale/Time Woods Woods View View Other Appraiser-Defined Abbreviations Abbrev. Full Name Appropriate Fields Abbrev. Full Name Appropriate Fields Uniform Appraisal Dataset Definitions Produced using ACI software, 800.234.8727 www.aciweb.com 1004_05UAD 12182015 UAD Version 9/2011 R25-056 Paul & Associates Real Estate Services
Page 60
ADDENDUM Borrower: Daniel S Carlson Business Trust File No.: R25-056 Property Address: 32781 W 11 Mile Rd. Case No.: City: Farmington Hills State: MI Zip: 48336-1007 Lender: State Savings Bank Addendum Page 1 of 4 Legal Description: T1N, R9E, SEC 22 RIDGEWOOD LOT 42 EXC BEG AT SW LOT COR, TH N 44 FT, TH S 65-22-48 E 107.25 FT, TH N 89-36-00 W 97.50 FT TO BEG, ALSO E 125 FT OF LOTS 45 & 46 7-9-01 FR 063 Scope of the Appraisal The scope of the appraisal encompasses the necessary research and analysis to prepare a report according to the present or future use as set forth in this appraisal report. The analysis of this report is an appraisal report in conformance with Standard Rule 2-2 as of 2024, as promulgated by the Appraisal foundation, to produce a credible report consistent with intended use of the report even though this appraisal report form states this is a summary appraisal report. In order to complete the report, this appraiser, has completed the following steps, gather, confirm and analyze data from: - Visual inspection of the subject's exterior and interior. All utilities such as gas, water, and electricity, were on and functional at the time of inspection. - Interviewed the owner was interviewed, at the time of inspection. - Touring the surrounding neighborhood to collect factual information about the subject area, it’s market condition, and confirm information with various sources. - Collect data from various resources about the Oakland County, and City of Farmington Hills Assessor and neighborhood analysis and condition. - Collect data from various resources about market, sub-market, economic condition, market trends. - Verify information about the subject and comparables with City of Farmington Hills website. - Check appraiser's data sources which were collected and gathered through the years in his office. - Check all multi-list data, such as local MLS boards and other local publication for comparables sales similar to the subject. - Prepared a highest and best use analysis of the subject site as if vacant and as improved. As Improved-Residential & As Vacant-Residential - Collect and confirm market data and information to consider and develop the three traditional approaches to value - The conclusions derived in this analysis report, are based in the information and are subject to the limited conditions and assumptions stated in this report. Client and Intended User This report is intended for the sole use of State Savings Bank. Reproduction of this report for any other reason, individual, or company is strictly prohibited by Paul & Associates, Real Estate Services - the appraising company for the subject property. Intended Use The intended use of this appraisal report is to estimate the market value of the subject in as in condition and as of the effective date of inspection. The property rights being appraised is the fee simple interest as of 6/16/2025, which is the effective date of this appraisal report. Neighborhood Description The subject is located in the City of Farmington Hills of Oakland and State of Michigan. Majority of the homes in the subject's neighborhood are ranch and colonial design (styles) with brick and vinyl/wood exterior and were primarily built during the 1970's. Homes offers 4-5 bedrooms, 2-3 full bathrooms and 2 car garages attached. The subject is close proximity to downtown areas, schools, parks, lakes, country clubs, golf courses and commercial/retail. Neighborhood Market Conditions According to the 1004 MC and this appraiser's understanding of the subject's market area, properties similar to the subject appear to be stable in market value over the past twelve months. Exposure and marketing time is under 3 months. Conventional and F.H.A. mortgages are available with interest rates between 6.0% and 7.5%. Highest & Best Use Highest and best use is defined in The Dictionary of Real Estate Appraising as: The reasonably probable and legal use of vacant land or an improved property, which is physically possible, appropriately supported, financially feasible and that results in the highest value. Highest and best use is usually determined under two different premises: highest and best use of the site as though vacant and highest and best use of the property as improved. Based on the above criteria, the subject does conform with the surrounding properties and is currently at its highest and best use. As Vacant: Single Family Residential As Improved: Single Family Residential COMMENTS
Page 61
ADDENDUM Borrower: Daniel S Carlson Business Trust File No.: R25-056 Property Address: 32781 W 11 Mile Rd. Case No.: City: Farmington Hills State: MI Zip: 48336-1007 Lender: State Savings Bank Addendum Page 2 of 4 Due to the subjects larger gross building area and located on a main road this appraiser had to expand to the neighboring city of West Bloomfield Twp. within a 5 mile radius from the subject property. The adjusted sale price of comparables has a wide range due to this appraiser had tried to bracket the gross living area. Comments on Sales Comparison Approach For an estimation of value for single family homes, the sales comparison approach is the strongest approach. The comparables used are considered to be the best and most reliable indicators for the subject's market value. CONDITION OF SALE - All comparables were sold as arm's length transactions; therefore, no adjustments were applied. CONCESSIONS - No adjustments were applied for sellers concessions. DATE OF SALE/TIME - All comparables are sold within the past twelve months in stable market conditions and no adjustments were applied. LOCATION - The subject is located on a main road 11 Mile Rd. with a 45 MPH speed limit. An adjustment of 2% was applied to comparables located on a residential street. Due to the lack of comparable sales similar to the subject this appraiser had to expand to a 5 mile radius in the West Bloomfield Twp. The subject property is on a main road; however this appraiser was unable to bracket the main road adjustment. SITE - The subject lot size is 2.77/ac. An adjustment of $0.50/sf. was adjusted for the difference in lot size. This appraiser was unable to bracket the lot size. VIEW - All comparables have residential views, similar to the subject; therefore, no adjustments were applied. DESIGN (STYLE) - The subject is a ranch design style. No adjustments were applied for design style. AGE - The subject was built in 1954. No adjustments were applied for age. This adjustment was applied from the condition adjustment. CONDITION - The subject is in a C-4 condition. An adjustment of 12% was applied for a C-3 condition. GLA - An adjustment of $60.00/sf. was applied for comparable sales GBA difference greater than 50/sf, and rounded to the nearest 100sf. BATHROOMS - An adjustment of $5,000 was applied for a half bathroom above grade and $10,000 was applied for a full bathroom. FOUNDATION The subject has a finished basement. A upward adjustment of of $25,000 was applied for a finished basement, $8,000 was applied non walkout basement, $7,000 was applied for a full bathroom below grade. ENERGY EFFICIENT ITEMS - Based on the data collected, the subject and comparables utilized appear to have a similar compliment of energy efficient items that are consistent with market expectations for the age, quality and price range. All comparables have similar energy efficient items as the subject and no adjustments were applied. GARAGE/CARPORT - The subject has a five car garage. An adjustment of $5,000 was applied for each bay. This appraiser was unable to bracket the garage count. COOLING - No adjustments were applied for central air. DECK/PATIO - No adjustments were applied for a deck or patio. IN-GROUND POOL - An adjustment of $12,000 was applied for a in-ground pool. This appraiser was unable to bracket the pool adjustment. All adjustment amounts were extracted and supported by paired sale analysis, interviewing local agents active in the subject's area and Marshal and Swift Residential Code Handbook (12/2024). Reconciliation After considering all three approaches to value for an opinion of market value for a single family home, the sales comparison approach is the strongest and most reliable. Adjustments were made for items of significant difference between the comparables and the subject. After a thorough scan of the subject's market area, four comparable sales were utilized for this appraisal report, three comparables sold within the past ninety days from the effective date of this appraisal report, and all other comparables sold with twelve months and two currently listed for sale. These six comparables are considered to be the best and most reliable indicators for the subject's market value. Comparables #1, #2 and #4 are the most recent sales. Comparable #3 was utilized as additional support. Comparables #5 & #6 are active listing. Based on the direct sales comparison approach, it is the opinion of this appraiser that the subject's market value falls within the adjusted sale prices of comparable sales #1 - #4 and with support from comparable listings #5 & #6 and stands at
Page 62
ADDENDUM Borrower: Daniel S Carlson Business Trust File No.: R25-056 Property Address: 32781 W 11 Mile Rd. Case No.: City: Farmington Hills State: MI Zip: 48336-1007 Lender: State Savings Bank Addendum Page 3 of 4 $925,000 as market value, in as is condition. The subject was purchased on 11/25/2024 for $900,000. The subject's market value of $925,000 which is well supported by the comparable sale utilized in which three comparables were sold within 90 days of the effective date of this appraisal report. The subject's market was thoroughly analyzed and the selection of comparables reflect the most recent sales and most similar to the subject in location, foundation, year built, design (style), size, condition and quality and fully support the opinion of market value developed. Search Parameters Realcomp MLS with specific information being: sales from the past twelve months from the effective date of this appraisal report, within five miles of the subject, and similar in location, year built, design (style), size, condition and quality. Predominant Value The opinion of market value developed does vary by more than 10% of the predominant value located on page one of this appraisal report. Due to the larger gross building area and lot size. The subject is overbuilt for the area, The average gross living area is from 1,800/sf. - 2,500/sf. and 3,600/sf. on the higher side. The average sale price in Farmington Hills is $238,665. Adjustment Guidelines The adjustments guidelines were exceeded in order to create an accurate and creditable appraisal report. Reasonable Exposure Time Estimated length of time that the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal. Comment: Reasonable exposure time is a retrospective opinion based on an analysis of past events assuming a competitive and open market. In contrast, Advisory Opinion 7 (AO-7), Marketing time Opinions, defines Reasonable Marketing Time An opinion of the amount of time it might take to sell a real or personal property interest at the concluded market value level during the period immediately after the effective date of an appraisal. In other words, exposure time occurs before the effective date of the appraisal, whereas marketing time occurs after the effective date. An estimate of exposure time is required by USPAP for market value appraisal assignments (see Standards Rules 1-2(c)(iv) and 7-2(c)iv)), whereas an estimated of marketing time is not mandated by USPAP (but maybe required by the client and so becomes an assignment condition in those assignments). For additional guidance, see SMT-6 and AO-7. This was taken from USPAP Advisory Opinions 2024 Edition, page F-76, copyright by The Appraisal Foundation. The estimated reasonable exposure and marketing time of the subject is under 3 months given the conditions stated in this report. Competency Disclosure The appraiser has been licensed as a real estate broker and in business since 1981, and a full-time residential/commercial appraiser since 1991. This appraiser has performed many appraisals on a variety of types of properties over the last 42 years. Further, this appraiser has extensive knowledge and experience in the field of developing, site selection, servicing, managing, and consulting for residential, commercial/retail buildings, gasoline service stations, truck stops, industrial buildings, apartment building, bowling centers, vacant land, golf courses, office buildings, mixed-use buildings, and carwashes. All necessary steps have been taken to complete this report in accordance to the competency rule of USPAP. Additional Comments A signature can be represented by a handwritten mark, a digital image controlled by a personalized identification number, or other media, where the appraiser has sole personalized control of the affixing signature. Appraiser's are required to be licensed by the State of Michigan Department of Licensing and Regulatory Affair, Corporations, Securities & Commercial Licensing Bureau, P.O. Box 30018, Lansing , MI 48909. This appraiser is licensed according to Michigan Law. We certify that this appraiser has disclosed to the client that we have not performed an appraisal or any other services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. No employee, director, officer or agent of the lender, or any other third party acting as a joint venture partner, independent contractor, appraisal management company, or partner in behalf of the lender has influenced or attempted to influence the development, reporting or review of this assignment through coercion extortion, collusion, compensation, instruction, inducement, intimidation, bribery or in any other manner. I have not been contacted by anyone other than the intended user (lender/client as identified on the first page of the report), borrower or designated contact to make an appointment to enter the property. I agree to immediately report any unauthorized contacts either personally by phone or electronically to vendor management. Raney Rizkallah, Limited Real Estate Appraiser License #1201073359, assisted in inspecting the subject, and gathering information pertaining to the subject property. ANSI Measurement Standards Appraisers will be required to use the Square Footage-Method for Calculating: ANSI® Z765-2021 (American National Standards Institute®) Measuring Standard for measuring, calculating, and reporting gross living area (GLA) and non-GLA
Page 63
ADDENDUM Borrower: Daniel S Carlson Business Trust File No.: R25-056 Property Address: 32781 W 11 Mile Rd. Case No.: City: Farmington Hills State: MI Zip: 48336-1007 Lender: State Savings Bank Addendum Page 4 of 4 areas of subject properties for appraisals requiring interior and exterior inspections with effective dates of April 1, 2022 or later for loans sold to Fannie Mae. The new ANSI Measurement Standards require appraisers to measure the interior (gross living area) and exterior (gross building area) of the subject. Hypothetical Conditions A condition, directly related to a specific assignment, which is contrary to what is known by the appraiser to exist on the effective date of the assignment results but is used for the purpose of analysis. Comment: Hypothetical conditions are contrary to known facts about physical, legal, or economic characteristics of the subject property; or about conditions external to the property, such as market conditions or trends; or about the integrity of data used in an analysis. This was taken from USPAP 2024. This appraisal report is based on the following hypothetical conditions None. Extraordinary Assumption An assignment-specific assumption as of the effective date regarding uncertain information used in an analysis which, if found to be false, could alter the appraiser’s opinions or conclusions. Comment: Uncertain information might include physical, legal or economic characteristics of the subject property; or conditions external to the property, such as market conditions or trends; or the integrity of data used in an analysis. This was taken from USPAP 2024. This appraisal report is based on the following extraordinary assumptions None.
Page 64
Market Conditions Addendum to the Appraisal Report File No. The purpose of this addendum is to provide the lender/client with a clear and accurate understanding of the market trends and conditions prevalent in the subject neighborhood. This is a required addendum for all appraisal reports with an effective date on or after April 1, 2009. Property Address City State Zip Code Borrower Instructions: The appraiser must use the information required on this form as the basis for his/her conclusions, and must provide support for those conclusions, regarding housing trends and overall market conditions as reported in the Neighborhood section of the appraisal report form. The appraiser must fill in all the information to the extent it is available and reliable and must provide analysis as indicated below. If any required data is unavailable or is considered unreliable, the appraiser must provide an explanation. It is recognized that not all data sources will be able to provide data for the shaded areas below; if it is available, however, the appraiser must include the data in the analysis. If data sources provide the required information as an average instead of the median, the appraiser should report the available figure and identify it as an average. Sales and listings must be properties that compete with the subject property, determined by applying the criteria that would be used by a prospective buyer of the subject property. The appraiser must explain any anomalies in the data, such as seasonal markets, new construction, foreclosures, etc. Inventory Analysis Total # of Comparable Sales (Settled) Absorption Rate (Total Sales/Months) Total # of Comparable Active Listings Months of Housing Supply (Total Listings/Ab.Rate) Median Sale & List Price, DOM, Sale/List % Median Comparable Sale Price Median Comparable Sales Days on Market Median Comparable List Price Median Comparable Listings Days on Market Median Sale Price as % of List Price Seller-(developer, builder, etc.)paid financial assistance prevalent? Increasing Increasing Declining Declining Increasing Declining Increasing Declining Increasing Declining Stable Stable Stable Stable Stable Stable Stable Stable Stable Stable Declining Declining Increasing Increasing Declining Increasing Declining Increasing Declining Increasing Yes No Prior 7-12 Months Prior 7-12 Months Prior 4-6 Months Prior 4-6 Months Current - 3 Months Current - 3 Months Overall Trend Overall Trend Explain in detail the seller concessions trends for the past 12 months (e.g., seller contributions increased from 3% to 5%, increasing use of buydowns, closing costs, condo fees, options, etc.). Are foreclosure sales (REO sales) a factor in the market? Yes No If yes, explain (including the trends in listings and sales of foreclosed properties). Cite data sources for above information. Summarize the above information as support for your conclusions in the Neighborhood section of the appraisal report form. If you used any additional information, such as an analysis of pending sales and/or expired and withdrawn listings, to formulate your conclusions, provide both an explanation and support for your conclusions. MARKET RESEARCH & ANALYSIS If the subject is a unit in a condominium or cooperative project , complete the following: Project Name: Subject Project Data Total # of Comparable Sales (Settled) Absorption Rate (Total Sales/Months) Total # of Active Comparable Listings Months of Unit Supply (Total Listings/Ab. Rate) Increasing Increasing Declining Declining Stable Stable Stable Stable Declining Declining Increasing Increasing Prior 7-12 Months Prior 4-6 Months Current - 3 Months Overall Trend Are foreclosure sales (REO sales) a factor in the project? Yes No If yes, indicate the number of REO listings and explain the trends in listings and sales of foreclosed properties. Summarize the above trends and address the impact on the subject unit and project. CONDO / CO-OP PROJECTS APPRAISER Signature Name Company Name Company Address State License/Certification # State Email Address SUPERVISORY APPRAISER (ONLY IF REQUIRED) Signature Name Company Name Company Address State License/Certification # State Email Address APPRAISER Page 1 of 1 Freddie Mac Form 71 March 2009 Fannie Mae Form 1004MC March 2009 Produced using ACI software, 800.234.8727 www.aciweb.com 1004MC_2009 090909 R25-056 Paul & Associates Real Estate Services Daniel S Carlson Business Trust 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. X X X X X X X X 97.00% 39 1,010,000 9 960,000 2.00 2 1.00 3 0.00% N/A N/A 0 0 N/A N/A 0.00 0 103.00% N/A N/A 9 950,000 N/A N/A 0.17 1 The 1004MC addendum is an analysis of sales and listings that are deemed suitable substitutions for the subject property to a typical buyer in this market and values have not been adjusted for differences to the subject. Due to the extremely limited amount of comparable sales noted within the past twelve months, the data in this 1004MC addendum is not deemed to be statistically reliable. However, based on a market analysis of all sales within the subject's market, it is the opinion of this appraiser that there has been stable in market value over the past twelve months. This is also supported by conversations with local assessors and agents active in the area. Typical exposure and marketing time for a home similar to the subject is under 3 months. The local Realcomp MLS survey utilized for this report does not provide number of listings for prior periods; therefore, it was noted as N/A for the designated shaded areas. Realcomp MLS with specific information being: sales from the past twelve months from the effective date of this appraisal report, within five miles of the subject, and similar in location, year built, design (style), size, condition and quality. According to a local Realcomp MLS survey, there were a total of 27 sales within the subject's market, 2 or 1% of which sold as REO or short sales. X Seller concessions in the area range from 2% - 6% of the sale price and typically assist with paying the purchaser's closing cost. office@paulandassociatesrealestate.com MI 1205001818 Northville, MI 48167 455 E Cady St. Suite 150 Paul and Associates Real Estate Services Buolus (Paul) Ghraib, ASA
Page 65
FLOORPLAN SKETCH Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust
Page 66
SUBJECT PROPERTY PHOTO ADDENDUM Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: FRONT VIEW OF SUBJECT PROPERTY Appraised Date: Appraised Value: $ REAR VIEW OF SUBJECT PROPERTY STREET SCENE State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust 925,000 June 16, 2025
Page 67
Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT6 State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust Entrance Office Living room Living Room Dining Room Kitchen Nook
Page 68
Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT6 State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust Kitchen Kitchen Sun Room Full Bathroom Family Room Full Bathroom
Page 69
Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT6 State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust Full Bathroom Bedroom Living Room Living Room Living Room Half Bathroom
Page 70
Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT6 State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust Ballroom Ballroom Primary Bedroom Primary Bathroom Primary Bathroom 2nd Picture Bedroom
Page 71
Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT6 State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust Full Bathroom Furnace Electrical Panel Tankless Hot Water Tank Basement Bedroom
Page 72
Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT6 State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust Full Bathroom Basement Basement Hot Water Tank Furnace Electrical Panel
Page 73
Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT6 State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust Furnace Garage Interior Garage Garage Interior In-Ground Pool House Side View
Page 74
Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: Produced using ACI software, 800.234.8727 www.aciweb.com PHT6 State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust Backyard Patio Home Generator Street View
Page 75
COMPARABLE PROPERTY PHOTO ADDENDUM Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: COMPARABLE SALE #1 Sale Date: Sale Price: $ COMPARABLE SALE #2 Sale Date: Sale Price: $ COMPARABLE SALE #3 Sale Date: Sale Price: $ State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust 945,000 s04/25;c03/25 Farmington Hills, MI 48334 26823 Shady Creek 960,000 s05/25;c05/25 Farmington Hills, MI 48331 26732 Wembley Ct. 950,000 s12/24;c12/24 Farmington Hills, MI 48331 31238 Estate Woods Ct.
Page 76
COMPARABLE PROPERTY PHOTO ADDENDUM Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: COMPARABLE SALE #4 Sale Date: Sale Price: $ COMPARABLE SALE #5 Sale Date: Sale Price: $ COMPARABLE SALE #6 Sale Date: Sale Price: $ State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust 995,000 s04/25;c03/25 West Bloomfield, MI 48322 4907 Peggy St. 925,000 Active Farmington Hills, MI 48331 28468 Schroeder St. 1,095,000 Active West Bloomfield, MI 48322 6212 Bromley Ct.
Page 77
LOCATION MAP Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust
Page 78
Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust Flood Map
Page 79
Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust Aerial Images
Page 80
Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust Plat Map
Page 81
Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust Market Trend
Page 82
Borrower: File No.: Property Address: Case No.: City: State: Zip: Lender: State Savings Bank 48336-1007 MI Farmington Hills 32781 W 11 Mile Rd. R25-056 Daniel S Carlson Business Trust Appraiser's License
Page 83
Exhibit 13
Page 84
Michigan Department of Treasury 618 (Rev. 11-12) Petition to Board of Review L-4035 This form is issued under the authority of P.A. 206 of 1893, as amended. Filing is voluntary, however you may not appeal to the Michigan Tax Tribunal or the State Tax Commission unless you first protest to the Board of Review. TO BE COMPLETED BY OWNER OR OWNER'S AGENT Owner's Name (Please Print or Type) Petitioner's Name (If Other than Owner. Please Print or Type) John E. Carlson, Tee of Daniel S. Carlson Business Trust Township or City . County Farmington Hills Oakland The undersigned protests the assessed value and/or the tentative taxable value and/or the property classification and/or the qualified agricultural property exemption of the following described property: Property Identified (Parcel code required. Property address & legal description optional) 22-23-22-126-064 327891 W. Eleven Mile Road Protested Item [x] Assessed Value J Tentative Taxable Value ] Classification [] Qualified Agricultural Property Exemption 1. PROTEST OF ASSESSMENT (Complete this section for a protest of assessed value and/or tentative taxable value) Assessed Amount Owner's Estimate of True Cash Value Tentative Taxable Value Year $568,580 $900,000 $568,580 2025 2. PROTEST OF CLASSIFICATION (Complete this section for a request to change the classification. The Board of Review must make their decision regarding classification in accordance with Section 211.34c of the Michigan Compiled Laws. The Board of Review shall not be influenced by the effect that a particular classification has on that property's status as a homeowner's principal residence or qualified agricultural property.) Classification of property on this year's assessment roll Classification should be (check one of the following): OJ Agricultural | Industrial OJ Timber Cutover | Utility (Personal Property Only) ] Commercial J Residential [7] Developmental 3. PROTEST OF EXEMPTION FOR QUALIFIED AGRICULTURAL PROPERTY (If the assessor has denied or changed the percentage of the exemption from the 18 mills of local school operating tax for qualified agricultural property, the owner may appeal this action to the March Board of Review. THE BOARD OF REVIEW HAS NO AUTHORITY TO CONSIDER OR ACT UPON THE EXEMPTION FROM THE 18 SCHOOL OPERATING MILLS FOR HOMEOWNER'S PRINCIPAL RESIDENCE PROPERTIES.) Percent qualified agricultural exemption granted by assessor (Enter 0 if exemption Percent qualified agricultural exemption requested by owner (Enter 100 if full denied) exemption requested) 4. REASON FOR PROTEST State reason(s) for protest of assessed value and/or the tentative taxable value and/or classification and/or qualified agricultural property exemption Property assessment reflects a true cash value far in excess of actual market value or usual selling price. Petitioner purchase property in arm's length transaction on November 25, 2024 for $300,000. This property is not comparable to other single family homes and is best valued by direct reference to the market. Also see attached. CERTIFICATION Signature Trustee joes 03/11/2025 lon E. Carlson Address Phone Number clo Shifman & Carlson PC, 33533 W. 12 Mile, #295 (248) 406-0620 www.michigan.gov/treasury
Page 85
Form 618, Page 2 FOR BOARD OF REVIEW USE ONLY INSTRUCTIONS: Incorporate a copy of this form and the assigned number in the Board of Review minutes. Petition Number Parcel Code 1. ASSESSED VALUE Disposition by Board of Review. The Board of Review must state freceasonioriesatontelon [J Denied |] Assessed Value Changed From to] Record of vote - Board or three member committee of board Chairperson: [] Yes [J No — Member: [| Yes [| No wie Member: [J Yes [[]No Reason for board action Initials If you disagree with the decision of the Board of Review regarding tentative assessed value, you may appeal that decision by filing a petition with the Michigan Tax Tribunal at P.O. Box 30232, Lansing, MI 48909. Commercial Real, Industrial Real, Developmental Real, Commercial Personal, Industrial Personal and Utility Personal Property may be appealed by May 31. Agricultural Real, Residential Real, Timber-Cutover Real and Agricultural Personal Property may be appealed by July 31. The petition must be filed on a Michigan Tax Tribunal form or a form approved by the Michigan Tax Tribunal. Michigan Tax Tribunal forms are available at www.michigan.gov/taxtrib. 2. TENTATIVE TAXABLE VALUE Disposition by Board of Review. The Board of Review must state the reason for its action below. [[] Denied [] Tentative Taxable Value Changed From to Record of vote - Board or three member committee of board Chairperson: [_] Yes [ ] No Member: [| Yes [|] No Member: [| Yes [_]No Initials Initials Initials Reason for board action If you disagree with the decision of the Board of Review regarding tentative taxable value, you may appeal that decision by filing a petition with the Michigan Tax Tribunal at P.O. Box 30232, Lansing, MI 48909. Commercial Real, Industrial Real, Developmental Real, Commercial Personal, Industrial Personal and Utility Personal Property may be appealed by May 31. Agricultural Real, Residential Real, Timber-Cutover Real and Agricultural Personal Property may be appealed by July 31. The petition must be filed on a Michigan Tax Tribunal form or a form approved by the Michigan Tax Tribunal. Michigan Tax Tribunal forms are available at www.michigan.gov/taxtrib. 3. CLASSIFICATION Disposition by Board of Review. The Board of Review must state the reason for its action below. [J Denied [| Classification Changed From to Record of vote - Board or three member committee of board Chairperson: [| Yes [ | No a Member: [| Yes [| No Reason for board action a Member: [ Yes [[JNo Initials If you disagree with the decision of the Board of Review regarding classification, you may appeal by sending Form 2167 to the State Tax Commission at P.O. Box 30471, Lansing, MI 48909 by June 30. 4. QUALIFIED AGRICULTURAL PROPERTY EXEMPTION Disposition by Board of Review. The Board of Review must state the reason for its action below. [] Exemption Request Denied [] Exemption percent modified from % to % Record of vote - Board or three member committee of board Chairperson: [] Yes [ [No ——— Member: [| Yes [_] No Reason for board action Initials Member: 1H) Yes 0 Ne Initials If you disagree with the decision of the Board of Review regarding tentative taxable value, you may appeal that decision by filing a petition with the Michigan Tax Tribunal at P.O. Box 30232, Lansing, MI 48908 by July 31. The petition must be filed on a Michigan Tax Tribunal form or a form approved by the Michigan Tax Tribunal. Michigan Tax Tribunal forms are available at www.michigan.gov/taxtrib. 5. ADJOURNMENT Date of Final adjournment of Board of Review Board of Review Secretary Signature Date
Page 86
Signluel? Completed Document Audit Report Completed with SignWell.com Title: Board of review form eleven mile for signature Document 1D: dbeb470c-031b-45a2-9295-605157b84bd8 Time Zone: (GMT+00:00) Coordinated Universal Time Files Board of review form eleven mile for signature.pdf - 2 pages Mar 11, 2025 14:33:31 UTC Activity B, Joann Brown created the document Mar 11, 2025 (jorown@carlsonpremier.com) 14:33:49 UTC IP: 24.172.177.26 <4 Joann Brown sent the document to jcarlson@cgolaw.com Mar 11. 2025 14:34:42 UTC 1P:24.172.177.26 ® john E, carlson first viewed document (jcarlson@cgolaw.com) Mar 11, 2025 14:40:14 UIC IP: 23.115.90.137 + john E. carlson signed the document (jcarlson@cgolaw.com) Mar 11, 2025 14:41:00 UTC 1P:23.115.90.137
Page 87
IH BST IFMAN & CARLSON sc March 11, 2025 Board of Review City of Farmington Hills 31555 W. Eleven Mile Road Farmington Hills, MI 48336 Re: Appeal of Assessment 32781 West Eleven Mile Road Tax ID No: 23-22-126-064 Honorable Board Members: On behalf of my client, the Daniel S. Carlson Business Trust, the owner of the above property, I am appealing the 2025 assessment of that property. The property has been assessed at $568,580, indicating an estimated true cash value of $1,137,160. The property owner recently paid $900,000 for this property and there is no good reason to believe it has a higher value than its recent selling price. According to the MLS, the property was on the market for 77 days, ample exposure to the market to indicate the limited de- mand for this property. (copy attached). The property was listed for $950,000 and, as noted, fi- nally sold at $900,000, substantially below the value indicated by the assessment. In fact, the property has been on the market from time to time over the last few years, at higher prices and with no takers. In November of 2023, it was listed for $1,590,000 and withdrawn when it didn’t sell. (See attached listing) It was listed again in March of 2024 for $1,500,000 and again did not sell. In August of 2024, it was listed yet again, this time at $999,000 and again withdrawn when it did not sell. (See attached listing). As noted above, the property was listed once again in October, 2024 for a price of $950,000 and this time was sold to the Petitioner for $900,000. My client’s purchase was at arms length and, given the history of the prior owner’s attempts to sell, would appear to represent the upper end of the value of this property. Don’t be misled by the square footage of the residence. This building was originally a standard ranch house, built in 1954 according to City records, to which a large addition was later attached. The addition was large, but was not likely to enhance the value of the house as a single family residence. A sketch of the property, taken from the assessor’s records, reflects that the addition consists primarily of a large hall and gathering space, providing the then-owner with walls to hang his many hunting trophies, (i.e., animal heads), room to walk through and look at them, and a gathering space at one end to serve food and drinks to those guests. The room at the left bottom of the sketch, which says ‘1983, is a large open room (doors on three sides), with a large fire- place in the middle with three separate openings. You can see the addition just above that room on the sketch, and the walkway with 17 foot wide openings on each side to the lower level. Be- 33533 WEST TWELVE MILE ROAD, SUITE « FARMINGTON HILLS, MICHIGAN 48331-3259 TELEPHONE: (248) 406-0620 * (800) 799-8851 FAX: (248) 406-0218
Page 88
City of Farmington Hills Board of Review March 11, 2025 Page 2 cause of the institutional nature of the addition, the owner eventually donated the property to Fer- tis State University. Evidently that didn’t pan out for them, because the property was soon sold to a private party who also seemed unable to find a reasonable use for it and put it on the market. Despite the square footage of this house, what is there is a house with a small kitchen, and four bedrooms, two of them much separated from the other two, and a great deal of space to heat, cool, light, and otherwise maintain. The costs of operating the house are excessive for a house serving a family of five; monthly electric costs have been between $500 and $650 per month. Gas costs have been $300-500 per month. Obviously the large yard is very nice, although again coming with a high price to maintain. I think this is what is known as functional obsolescence; the extraordinary costs of maintaining the excessive and less than useful space in the house means that the extra space detracts from the value of the property rather than increases it. It seems foolish to look at sales of other houses in an attempt to value this one. Nothing out there, in my experience, is remotely comparable. All of this is to say that the $900,000 paid for this property by my client seems likely to be the top of the market for it. Since the value which should be reflected by the assessment is the price at which a willing buyer and a willing seller would agree, or the “usual selling price”, the assess- ment should be reduced to reflect a true cash value not in excess of the recent selling price of $900,000 or lower, given the truly limited market for a house such as this, and this house in par- ticular as shown by the multi-year effort to sell it at steeply declining listing prices. Thank you for your consideration. Sincerely, John A. Carlson (P27410) (248) 396-8489 jearlson@shifmancarlsonlaw.com
Page 89
Exhibit 14
Page 90
FOIA COORDINATORS CITY CLERK: FOIA-CLERKEFHGOY.COM CITY OF FARMINGTON HILLS Sia a a FREEDOM OF INFORMATION ACT POLICE RECORDS: Fler ct on REQUEST FOR PUBLIC RECORDS 248.871-2720; 248.871-2721 Fax FIRE RECORDS: FOIA-FD@FHGOV.COM 248.871-2820; 248.871-2801 Fax APPLICANT NAME: John A. Carlson COMPANY: Shifman & Carlson PC ADDRESS: 33533 West 12 Mile, Suite 295 CITY: Farmington Hlills STATE: Mi ZIP: 48331 PHONE: (248) 406-0620 FAX: (248) 406-0218 EMAIL: jcarlson@shifmancarlsonlaw.com REQUESTED INFORMATION: (Please be as specific as possible and include names, property address and/or property ID number, dates, etc. where applicable) A copy of the written procedures applicable to assessment appeals to City Board of Review. I REQUEST THE RECORDS AS FOLLOWS: [] PAPER COPY ELECTRONIC COPY TO INSPECT THE RECORDS FEES PAPER COPIES: 81/2 “x 11” - Black and White $0.05 per page 81/2 “x 11” - Color Copies $0.10 per page 8 1/2 “ x 14” - Black and White $0.05 per page 81/2“ x 14” - Color Copies $0.10 per page Plan sheets exceeding 8 14” x 14” $0.25 per page If it is determined that the volume of a set of plans is too large for the City to copy, these will be sent out and the requestor will be charged for the actual costs to prepare the document. COPIES WILL BE DOUBLE-SIDED IF AVAILABLE AND COSTS LESS NON-PAPER PHYSICAL MEDIA: Computer Disc w/sleeve $0.54 each DVD wi/sleeve $0.56 each Page 1 of 2
Page 91
City of Farmington Hills Freedom of Information Act Request ELECTRONIC COPIES: There will be no charge for copies of documents that are already available electronically or can be scanned in without first printing off a copy from another source or software system. MAILING COSTS: Actual cost of mailing records in a reasonable and economical manner. The City may charge for the least expensive form of postal delivery confirmation. The City will charge for costs associated with expedited shipping or insurance if specifically stipulated by the requestor. WAIVERS AND REDUCTIONS: $20.00 for indigence or nonprofit organization as further described in the Farmington Hills Procedures and Guidelines document. If the estimated cost for such records exceeds $50.00, the City will require a good-faith deposit equal to one- half the total estimated cost. All fees must be paid in full before the material is released. Applicant’s Signature: vet Of 20 PIN The City’s Freedom of Information Act (FOIA) Procedures and Guidelines and Public Summary can be found on the city website at www.fhgov.com EE EE EE EE EE Le FOR OFFICE USE ONLY EE TE ET ETT) Date Filed: 5-Day Deadline: Extension Deadline (if applicable) Deposit Received: Date Paid in Full Date Request Fulfilled: Response sent via Mail/E-mail/Picked up in person: Page 2 of 2
Page 92
Exhibit 15
Page 93
FARMINGTON HILLS OFFICE OF CITY CLERK an April 9, 2025 VIA E-MAIL John A. Carlson Shifman & Carlson PC 33533 W. 12 Mile, Suite 295 Farmington Hills, MI 48331 jcarlson@shifmancarlsonlaw.com Re: Freedom of Information Act Request Dear John A. Carlson: This letter is in response to your Freedom of Information Act request submitted to the City Clerks Office via email on April 8, 2025, requesting an electronic copy of the written procedures applicable to assessment appeals to the City Board of Review. Pursuant to the Freedom of Information Act, your request has been granted in full. Please use the following link to access the information: Assessment Appeal Procedure - City of Farmington Hills, MI . There is no charge for the requested information as it was available electronically and with minimal research. The City’s specific protocol for responding to FOIA requests is set forth in the Public Summary and the City’s Procedure and Guidelines available on its website at: www.fhgov.com. Paper copies of the aforementioned documents are also available at the City Clerk's Office. Please contact me at 248-871-2420 if you have any questions. Sincerely, CITY OF FARMINGTON HILLS Carly Lindahl, MMC, MiPMC II City Clerk /nm 31555 West Eleven Mile Road e Farmington Hills MI 48336 e 248.871-2410 Phone » 248.871.2411 Fax
Page 94
Exhibit 16
Page 95
7/23/25, 1:47 PM Assessment Appeal Procedure - City of Farmington Hills, MI Deer population management information FARMINGTON 7 HiLs Assessment Appeal Procedure | + SHOW DEPARTMENT MENU Notices of annual changes in property tax assessments are mailed to all r~ "ents each year in February. Residents who wish to appeal the a..ssed or taxable value of their property by the Assessors Office may do so to the local Board of Review. The Board of Review meets annually during the second week of March. Residents may appeal in person, by scheduling an appointment with the Assessor's Office or by letter. Letters must be received before the last day of the scheduled Board of Review meetings. Residents who appeal their values will need to provide market evidence if they believe that the assessment on the home is excessive. Residents may also appeal to the Board of Review if the taxes levied against their property create a financial hardship. To appeal based on hardship, you must complete and submit the City’s Application For Property Tax Relief, found below, to the Assessor's Office. Board of Review The Board of Review is made up of Three-members of our community who have education, knowledge, or experience in property valuation. They are appointed for a three-year term. The Board of Review meets 3 times a year in March, July, and December. https://www.fhgov.com/department-and-services/finance/assessing/assessment-appeal-procedure/ 1/3
Page 96
7/23/25, 1:47 PM Assessment Appeal Procedure - City of Farmington Hills, MI The March Board of Review meets annually to hear valuation appeals by property owners. This is the only time a residential property owner can appeal the values proposed by the Assessor. The July and December Board of Review has limited authority. They are only authorized to correct Qualified Errors. These errors are limited to clerical errors and mutual mistakes of fact. In addition, they may hear a request for certain exemptions such as Poverty If a property owner is not satisfied with the decision of the Board of Review, they may appeal the decision to the Michigan Tax Tribunal at www.michigan.gov/taxtrib Residential Exemptions Michigan law allows for several types of exemptions from property taxes. These Include: Principal Residence Exemptions, Disabled Veteran Exemption and Poverty Exemption. Unfortunately, an exemption for Seniors or property owners with no school aged children does not exist. Principal Residence Exemption (PRE)-An exemption from a portion of the School Operating Tax if you own and occupy a home as your principal residence. (Formerly known as Homestead). This exemption must be claimed in writing by filing form 2368 Homeowners Principal Residence Exemption Affidavit. Disabled Veterans Exemption-Residential property owners may qualify if they have been determined to be permanently and totally disabled or 100% unemployable by the Department of Veteran's Affairs. Application for this exemption must be made annually and documentation supporting your eligibility under the law is required. Poverty Exemption-As required under the General Property Tax Act, this program is available to Residential property owners who meet the policy guidelines. The Income guidelines are based on the Federal Poverty Income level determined by the US Department of Health and Human Services. An asset test is also required. Annual application for this exemption is required with documentation supporting eligibility. This program may reduce or eliminate tax liability and guidelines are updated annually. @ Application For Property Tax Relief If you have any questions or concerns about assessments, contact the Assessor's Office at (248) 871-2470. MATTHEW A. DINGMAN, City Assessor https://www.fhgov.com/department-and-services/finance/assessing/assessment-appeal-procedure/
Page 97
7/23/25, 1:47 PM Assessment Appeal Procedure - City of Farmington Hills, MI City of Farmington Hills, Ml 31555 W. Eleven Mile Rd. Farmington Hills, MI 48336-1103 Phone: (248) 871-2400 City Hall Regular Hours of Operation: Mon-Fri, 8:30 AM - 4:30 PM Employee Connection Copyright s, 2025. City of Farmington Hills, MI, All Rights Rese ved. HuniCHS'", a product of Muniweb®, an Ingstion® conn: https://www.fhgov.com/department-and-services/finance/assessing/assessment-appeal-procedure/