Ceputis.pdf
Eric A Ceputis, Petitioner V Township Of Lake, Respondent · 24-003819-TT
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RECEIVED AUG 07 2024 MICHIGAN TAX TRIBUNATATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS GOVERNOR LANSING PROPERTY TAX APPEAL PETITION FORM VALUATION / EXEMPTION / CLASSIFICATION APPEAL Do not use this form to appeal Principal Residence Exemption, Qualified Agricultural Exemption, Special Assessment, or Non-Property tax disputes. (e.g. Board of Review Decision or Notice of Uncapping) with thi submit this document, you may be held in default. Pursuant to Michigan Tax Tribunal Rule (TTR) 277(3), you MUST submit a copy of the notice giving rise to the appeal is Small Claims Petition, if applicable. If you do not Section 1: Petitioner’s Contact Information 847-858-5589 First Name M.l. Last Name/Company Name Eric A Ceputis Mailing Address (No., Street, P.O. Box or Rural Route) 5078 Wildwood Dr City or Town State ZIP Code Bridgman MI 149106 Telephone Number Fax Number eceputis@icloud.com E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail) Representative’s Contact Information Section 2: Petitioner’s Attorney/Authorized First Name MLL Last Name Firm Name (if any) Address (No., Street, P.O. Box or Rural Route) City or Town State ZIP Code Telephone Number Fax Number E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail) Section 3: Subject Property Information parcels are you | [] ves* [0] No** How many If you are appealing more than one parcel, are they contiguous or adjoining? appealing? *If yes, use a multiple parcel form for information regarding any contiguous parcels. **If no, you must file separate appeals for each non-contiguous or non-adjoining parcel or you will be defaulted. MARLON |. BROWN, DPA DIRECTOR
Page 2
r=
STATE OF MICHIGAN
GRETCHEN WHITMER
DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS
MARLON I. BROWN, DPA
GOVERNOR
LANSING
DIRECTOR
Section 4: Issues Being Appealed (check all that apply)
[\@ True Cash and Taxable Value
O Poverty Exemption
[0 Taxable Value Only (calculation)
[J pisabled Veterans Exemption
[J Uncapping of Taxable Value
[ eligible Manufacturing Personal Property (ESA)
[C1 Exemption from Taxation (other than the denial of a
{J classification
Principal Residence or Qualified Agricultural Exemption)
Section 5: Explain the Reason for this Appeal
We believe the Assessed Value is being stated far above Market Value. Enclosed is a
recent appraisal (03/07/2024) showing the MV to be $400,000, which at a per acre
value of around $60,000 for unimproved land, seems fair and correct even in our own
investigations. Also enclosed is an appraisal done in 2020 and the result was $300,000.
This is why we asked for the AV to be somewhere in between the two appraisals, or
$350,000. Please also note that the land only has a very small buildable site due to
Critical Dunes restrictions. Furthermore, the AV in 2023 was $259,500 —much more in
line with the MV our assessors were stating both in 2020 and in 2024. The township
assessor inexplicably increased the market value in 2024 by $693,800. Even though the
township Board of Review has agreed to adjust their AV from $953,300 to $750,000,
this amount is still wildly overstated at about 2x what we believe to be an honest and
true assessment of market value. We have no obvious explanation for this apparent
overreach by their assessor, but it is so clearly out of touch with the market so are
appealing here in the name of fairness and honesty. Thank you.
Section 6: Jurisdictional Issues
Year(s) you are appealing:
2024
Did you protest the assessment at a Board of Review (BOR)?
Yes
[0] No
if Yes, check which BOR you attended AND attach the BOR decision:
March
[I] July
Od December
if No, check the applicable reason(s):
|] Not required to attend
[J Assessment Change Notice was not received by Petitioner
[I] Appealing a purported Clerical Error or Mutual Mistake of Fact (if yes, include explanation in Section 5)
Appealing within 35 days of State Tax Commission Order
[M] Appealing within 35 days of receipt of Notice of UncappingPage 3
STATE OF MICHIGAN
GRETCHEN WHITMER
DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS
MARLON I. BROWN, DPA
GOVERNOR
LANSING
DIRECTOR
Section 7: Valuation Information *use the multiple parcel form for additional, contiguous parcels.
Parcel Identification Number:
11-11-8600-0022-01-0
Classification of Property:
Real
Personal
(check one)
Agricultural
Commercial
Industrial
Residential
Timber-Cutover
Developmental
Utility
(check one)
Current Assessed Value (also known as State Equalized Value) as established by the BOR:
750,000
Current Taxable Value as established by the BOR:
261,349
What do you believe is the fair market value {also known as True Cash Value)?
350,000
Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value.
175,000
If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value.
400,000
Section 8: Classification Information *oniy the Mi Dep't of Treasury may appeal this issue to the Tribunal*
Parcel Identification Number:
Current Classification of Property as established by Board of Review:
Real
Personal
(check one)
a
Agricultural
Commercial
Industrial
Residential
Timber-Cutover
Developmental
Utility
(check one)
What do you believe is the property's classification?
Real
Personal
{check one)
Od
Agricultural
Commercial
Industrial
Residential
Timber-Cutover
Developmental
Utility
(check one)
Ifimproved property, how is the property currently being used?
if improved property, for what use was the property designed?Page 4
STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Fee Information Does the subject property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition? O Yes No Are you appealing ONLY the denial of a Poverty Exemption or Disabled Veterans Exemption? O Yes No If you answered yes to either or both of the above questions, you are not required to pay any filing fees. The filing fee is based on the greater of the State Equalized Value or Taxable Value in contention. If you are appealing more than one parcel, the parcel with the highest State Equalized Value or Taxable Value in contention will be used to determine your filing fee, plus $25.00 will be added for each additional parce! being appealed, not to exceed a total filing fee of $1,000. If your property is residential property (see MCL 206.762) and the State Equalized Value or Taxable Value in contention is: Filing Fee is: $100,000.00 and under $125.00 $100,000.01 to $500,000.00 $200.00 $Over $500,000.00 $300.00 If your property is NOT residential property (see MCL 205.762) and the State Equalized Value or Taxable Value in contention is: Filing Fee is: $100,000.00 and under $260.00 * Plus $25.00 for each additional parcel, as indicated above. if your property is NOT residential property and the State Equatized Value or Taxable Value in contention is $100,000.01 or greater the appeal does not qualify for Small Claims. Therefore, an Entire Tribunal petition must be filed. Signature *required el thorized]Representative’s Signature: Isl ’ - 3 [¥) Vv
Page 5
Michigan Department of Treasury 618 (Rev. 11-12) f 7 | Petition to Board of Review 2 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) Eric A Ceputis Rev Trust; Eric A Ceputis Trustee Eric A Ceputis and David W Williams (owners) Township or City . County Lake Charter Township Berrien The undersigned protests the assessed vatue andlor 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) 11-11-8600-0022-01-0 4918 OAK LN Protested tem |X] Assessed Value Tentative Taxable Value [| Classification [1 Qualified Agricuttural Property Exemption 1. PROTEST OF ASSESSMENT perty ptio (Complete this section for a protest of assessed value and/or tentative taxable value) Assessed Amount Quner's Estimate of True Cash Value Tentative Taxable Value Year 953,300 350,000 $175,000 2024 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 211.34¢ of the Michigan Compiled Laws. The Board of Review shall not be influenced by the effect that a particutar classification has on that property's status as a homeowner's principal residence or qualified agricuftural property.) Classification of property on this year's assessment rolt Classification should be (check one of the following): 1 Agricultural 1 Industrial [1] Timber Cutover 1 Utility (Personal Property Only) [] Commercial 7] Residential 1 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 taxabte value and/or classification and/or quatified agricultural property exemption assume a clerical error in this valuation, a 367% increase for a vacant lot. Appraised in 12/21 at $300,000. In 3/24
Page 6
~Form 618, Pages 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
/
Parcet Code
1. ASSESSED VALUE
Disposition by Board of Review. The Board of Review must LS se
[J Denied
DJ Pssessed Value Changed From
53,300
|]
759, gpg
Record of vote - Board or three member committee
pfiboard
Is&
Chairperson:
Yes 1 vo
Member: X Yes
[_|No
Be
Member: XI Yes [No ya
Reason for board action
Marked Valve
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 Agricultura
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.govitaxtrib.
2. TENTATIVE TAXABLE VALUE
Disposition by Board of Review, The Board of Review must state the reason for its action below.
$Benied
[] Tentative Taxable Value Changed From
Ze, 349
1
Zell, 3 7
Record of vote - Board or three member committee of board
Chairperson: [»d'Yes
[ | No a
Member: §{ Yes
[_]No
078
Member: KX
Yes [Ino
T
ig
Initials
initials
Reason for board action
2 22
2, of
Zs ye: A
If you disagree with the decision of the Board of Review regarding tentative taxable value, you may appeal that decision by filing a patition with the
Michigan Tax Tribunal at P.O. Box 30232, Lansing, Ml 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.
[| Denied
[] Classification Changed From
to
Record of vote - Board or three member committee of board
Chairperson: [| Yes
[ | No
Reason for board action
Member: [| Yes
[| No
Member:
[
| Yes
[_]No
Initials
initials
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.
[J Exemption Request Denied
{1 Exemption percent modified from
% to
%
Record of vote - Board or three member committee of boardPage 7
Greenline Group, LLC 4103 Tomahawk Way Saint Joseph, MI 49085 ono David Williams & Eric A Ceputis 229 E Lake Shore Dr No 2W NPP La SM- Chicago, IL 60611 From LOZ RE: David Williams & Eric A Ceputis 4918 Oak Ln Bridgman, MI 49106-9554 File No. 00008278 Case No. Dear Mr. Williams & Mr. Ceputis: In accordance with your request, | have personally inspected and prepa property located at: 4918 Oak Ln, Bridgman, MI 49106-9¢ The purpose of this appraisal is to estimate the market value of the property described in the body of this appraisal report. Enclosed, please find the appraisal report which describes certain data gathered during our investigation of the property. The methods of approach and reasoning in the valuation of the various physical and economic factors of the subject property are contained in this report. An inspection of the property and a study of pertinent factors, including valuation trends and an analysis of neighborhood data, led the appraiser to the conclusion that the market value, as of 03/07/2024 The opinion of value expressed in this report is contingent upon the limiting conditions attached to this report. It has been a pleasure to assist you, gher service to you in the future, please let me know. Signature: Andrew J. Vinton, SRA
Page 8
APPRAISAL REPORT of 4918 Oak Ln Bridgman, MI 49106-9554 As Of: 03/07/2024 Prepared For: David Williams & Eric A Ceputis 229 E Lake Shore Dr No 2W Chicago, IL. 60611 Prepared By: Andrew J. Vinton, SRA Greenline Group, LLC 4103 Tomahawk Way Saint Joseph, MI 49085
Page 9
I I eR ti ase INU. Owner Eric A Ceputis Revocable Trust Census Tract 0111.01 Map Reference 021-26 Property Address 4918 Oak Ln City Bridgman County Berrien State mi Zip Code. 49106-9554 Legal Description SPLIT/COMBINED ON 01/24/2014 FROM 11-8600-0018-01-1; LOT 22 WILDWOOD SUBJ TO PRIVATE ROADS Sale Price § N/A Date of Sale N/A Property Rights Appraised Fee [Leasehold Coe Minimis PUD Actual Real Estate Taxes $7,403 (y) Loan Charges tobe paid by seller§ N/A Other Sales Concessions N.A Client David Williams & Eric A Ceputis Address 229 E Lake Shore Dr No 2W, Chicago, IL 60611 Occupant Vacant Land Appraiser Andrew J. Vinton, SRA Instructions to Appraiser None Intended User David Williams & Eric Ceputis Intended Use To Determine the Fee Simple Estate Market Value for a Potential Tax Appehl Location [J urban [XT Suburban BE Rural Good Avg. Fair Poor Built Up [J over7s% 25% to 75% Under 25% Employment Stability Growth Rate [| Fully Dev. [| Rapid Steady ] Slow Convenience to Employment Property Values [| Increasing Stable Declining Convenience lo Shopping Demand/Supply [in Balance Oversupply Convenience fo Schools Marketing Time — 4-6 Mos. Over 6 Mos. Adequacy of Public Transportation Present Land Use_67_%1 Family _1 _%2-4 Family %Apts____ %Condo_15_% Commercial| Recreational Facilities __ %lndustial ___%Vacant_2 % Vacant Adequacy of Utilities Change In Present Land Use [__] Not Likely [Cuikely() Taking Place (*) | Property of Compalibiity ‘) From Vacant To Single-Family Protection from Detrimental Conditions Predominate Occupancy Owner [Tenant % Vacant Police and Fire Protection Single Family Price Range ~~ $ 250 to$ 7,500 PredominantValue$__ 750 General Appearance of Properties Single Family Age 1 ymsto _175 yrs. Predominant Age 39 yrs| Appeal to Market L JL 7] Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools, view, noise): Seecomments- Neighborhood Descriptios Dimensions Irregular - See Attached GIS Map = 7.48 ac _Tcomer Lot Zoning Classification R-1, Single-Family Residential Present improvements |X Jdo [__]do not conform to zoning regulations Highest and best use [X]Present use, [—Toter (specify) Single-Family Residential. This is the only legally permissible use of the site and results in the highest possible value. Public Other (Describe) OFF SITE IMPROVEMENTS Topo Sloping, Wooded Dune Elec. Available Street Access [__] Publi Private| Size Above Average Gas None Surface Grav Shape Mostly Rectangular Waler Available Maintenance |_| Public [X] Private| View B;SeasonalLk San. Sewer|__| None H Storm Sewer H Curb/Gulter | Drainage Appears Adequate [_] Underground Elect. & Tel. Sidewalk Street Lights | Is the property located in a HUD identified Special Flood Hazard Ardat No[_|Ves Comments (favorable or unfavorable including any apparent adverse easements, encroachments or other adverse conditions): See Additional Comments The undersigned has recited three recent sales of properties most similar and proximate to subject and has considered these in the market analysis. The description includes a dollar adjustment reflecting market reaction to those items of significant variation between the subject and comparable properties. If a significant item in the comparable property is superior to or more favorable than he subject property, a minus (-) adjustment is made thus reducing the indicated value of subject; if a significant item in the comparable is inferior lo or less favorable than the subject property, a plus (+) adjustment is made thus increasing the indicated value of the subject. For the Market Data Analysis 1 See grid below [X]see narrative altachment [SUBJECT PROPERTY, COMPARABLE NO.1 COMPARABLE NO.2 COMPARABLE NO.3 Address 4918 Oak Ln 0 Lakefront Lot 11 Wildwood Dr 3187 Oak Ln Bridgman, MI 49106-9554 Sawyer, M1 49125 Bridgman, M1 49106 Stevensville, MI 49127 Proximity to Subject | ) 5.30 miles S 0.48 miles NE 5.83 miles NE Sales Price $ NIA aly $312,000 | $ 200,000 i 3 600,000 $ [1] $ 2,080,000 $ 41,152 $ 1,463,415 Data Source SWMRIC#22049165,D0M 8 SWMRIC#20018593;DOM 298 | SWMRIC#22020820;,DOM 82 Date of Sale and DESCRIPTION DESCRIPTION Ad Siment DESCRIPTION AdiSment DESCRIPTION didiment | Time Adjustment N/A 03/17/2023 06/08/2021 +50,0008 09/13/2022 +60,000 Location B;Res;LakeAccess | B;Res;LakeAccess B;Res;LakeAccess B;Res:LakeAccess Site/View 7.48 ac/SeasonalLk | 0.15 ac/SeasonalLk +73,3000 4.86 ac/Woods +76,200 0.41 ac/Lake -100,00¢ Topography Sloping Sloping Sloping Level -100,0001 Utilities Elec/Water Gas/Elec/Wir/Swr -10,000) Elec/Water Gas/Elec/Wir/Swr -10,000 Street Type Private/Gravel Private/Gravel Private/Gravel Private/Paved Asphalf Other Item Site Work (Driveway) None +25,000) None +25,000 None +10,000 Sales or Financing None ArmLth;Cash ArmLth;Cash ArmLth;Cash Concessions None None None None Net Adi (Total) ) ~[ [XIPus|_ Minus] 588.300 | [XJPius[ Minus] § 151,200 | [ [Plus] X]0sinus| $ -140,000 Indicated Value Net=28% | Net: iN 5 of Subject | Gross=35% | § 400,300 $ 351,200 | s 460,000 Comments on Market Data **SEE ADDITIONAL COMMENTS**
Page 10
OMM Greenline Group, LLC File No. 00008278 Case No. Owner Eric A Ceputis Revocable Trust Property Address 4918 Oak Ln City Bridgman County Berrien State mi ZipCode 49106-9554 Client David Williams & Eric A Ceputis Address 229 E Lake Shore Dr No 2W, Chicago, IL 60611 The undersigned has recited three recent sales of properties most similar and proximate to subject and has considered these in the market analysis. The description includes a dollar adjustment reflecting market reaction to those items of significant variation between the subject and comparable properties. If a significant item in the comparable property is superior to or more favorable than the subject property, a minus (-) adjustment is made thus reducing the indicated value of subject; if a significant item in the: comparable is inferior to or less favorable than lhe subject property, a plus (+) adjustment is made thus increasing the indicated value of the subject. | SUBJECT PROPERTY] COMPARABLE NO. 4 COMPARABLE NO. 5 COMPARABLE NO. 6 4918 Oak Ln VIL Concetta Dr Main Dr Bridgman, MI 49106 Harbert, MI 49115 Proximity to Subject 1.07 miles 6.72 miles § Sales Price [$125,000 | 425000 5 PTE ls 5 [i ERE 141,667 | Is Data Source SWMRIC#22037935,D0M,35 SWMRIC#21005363;DON.0 Dale of Sale and DESCRIPTION DESCRIPTION | Adjisifnent| DESCRIPTION | Adjiitihent DESCRIPTION filskien Time Adjustment N/A 10/28/2022 +12,500) 03/02/2021 +106,250 Location B;Res;LakeAccess | B;Res;LakeAccess B:Res;LakeAccess -63,750 Site/View 7.48 ac/SeasonalLk | 23522 sf/Res;Woods| +119,400 3.00 ac/Res;Wds +50,000 Topography Sloping Sloping Generally Level -100,000 Utilities Elec/Water Gas/Elec/Water Gas/Elec/Water/Swr -10,000 Street Type Private/Gravel _|Private/Paved Asphall 0 Private/Gravel Other Item Site Work (Driveway) None +25,000 None +10,000 Sales or Financing None ArmLth;Cash ArmLth;Cash Concessions None None None Net Adi (Total) X Plus [Minus § 156,900 s[X [Minus § 7,500 | [XJPus [ Minus § 0 Indicated Value i 0% | of Subject $ 281,900 $ 417,500 0 Comments on Market Data
Page 11
Greenline Group, LLC
File No.
00008278
Case No.
This appraisal report is subject to the scope of work, intended use, infended user, definition of market value, statement of
assumptions and limiting conditions, and certifications. The appraiser may expand the scope of work to include any additional
research or analysis necessary based on the complexity of this appraisal assignment.
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 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.
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 sate, 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 aliowed for exposure in the open market; (4) payment
is made in terms of cash in U. 8. dolfars 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 institutionat
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 dolfar 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
fo it, except for information that he or she became aware of during the research invoived in performing this appraisal. The
appraiser assumes that the fitie is good and marketable and wilf not render any opinions about the title.
2. 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 appraisat 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.
3. 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.
4. The appraiser has noted in this appraisal report any adverse conditions (such as 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 deficiencies or adverse conditions of the property {such as, but not fimited to, 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.Page 12
Greenline Group, LLC
File No.
00008278
Case 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.
2.1 performed a complete visual inspection of the subject property.
3.
| performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal
Practice that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in
place at the time this appraisal report was prepared.
4.
| developed my opinion of the market value of the real property that is the subject of this report based on the sales
comparison approach to value.
| have adequate comparable market data to develop a reliable sales comparison approach
for this appraisat assignment.
| further certify that | considered the cost and income approaches to value but did not develop
them, unless otherwise indicated in this report.
5.
| 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 manths prior to the effective date of this appraisal, and the prior sales of the subject
property for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report.
6.
| researched, verified, analyzed, and reported on the prior sales of the comparable sales for
a minimum of one year prior
to the date of sale of the comparable sale, unless otherwise indicated in this report.
7.
| selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property.
8.
{ have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subject
property and the comparable sales.
9.
| verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest in
the sale of the subject property.
10.
1 have knowledge and experience in appraising this type of property in this market area.
41.
| am aware of, and have access fo, 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.
12.1 obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from
reliable sources that t believe to be true and correct.
13.
[ 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.
|
have noted in this appraisal report any adverse conditions (such as, the presence of hazardous wastes, toxic substances,
adverse environmental conditions, etc.) observed during the inspection of the subject property or that | became aware of during
{he research involved in performing this appraisal.
| 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.
14.
| have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, ail
statements and information in this appraisal report are true and correct.
15.
{ 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.
16.
I have no present or prospective interest in the property that is the subject of this report, and
| have no present or
prospective personal interest or bias with respect to the participants in the transaction.
| did not base, either partially or
completely, my analysis andfor opinion of market value in this appraisal repost 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.
17. 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.Page 13
Greenline Group, LLC
File No.
00008278
Case No.
21. 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.
SUPERVISORY APPRAISER'S CERTIFICATION: The Supervisory Appraiser certifies and agrees that:
1.1 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.
t 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 vos of this apyyai 2 profs deiversd containing my original hand written signature.
APPRAISER
SUPERVISORY APPRAISER (ONLY IF REQUIRED)
Signature
Signature
Name
Andrew J. Vinton,
§
Name
Company Name Greenline Group, LLC
Company Name
Company Address 4103 Tomahawk Way
Company Address
Saint Joseph, Ml 49085
Telephone Number 2699328477
Telephone Number
Email Address drew.vinton@gmail.com
Emaii Address
Date of Signature and Report 03/10/2024
Date of Signature
Effective Date of Appraisal 03/07/2024
State Certification #
State Certification #
1205008043
or State License #
or State License #
State
or Other {describe}
State #
Expiration Date of Certification or LicensePage 14
Greenline Group, LLC COMMENT ADDENDUM Fite No. 00008278 Case No. Borrower David Williams & Eric A Ceputis Properly Address 4918 Qak Ln Cily_Bridgman County Berrien Slate. 1%] ZipCode 49106-9554 Lender/Cliient David Williams & Eric A Ceputis Address 229 E Lake Shore Dr No 2W, Chicago, IL 60611 SCOPE OF WORK Far this assignment the appraiser has inspected the subject site and the exterior of the comparables, cbtained information related to the subject and comparables from the City of Bridgman, Lake Township, Lincoln Township, Chikaming Township, and other municipalities up and down the shoreline of Lake Michigan. 1 have also driven the area around the subject to gain insight info the neighborhood influences which may affect the property. Data necessary in the valuation approaches deemed applicable has been researched from Greater Bridgman/Sawyer/New Buffalo, verified, adjusted, and reconciled into indications of value. The individuat value indications have been reconciled to determine the final estimate of market value. NEIGHBORHOOD DESCRIPTION The subject property is located within a private development known as Wildwood. The neighborhood is situated along Lake Michigan with private, gravel roads and a densely wooded, rolling topography. The subject has a +/- $1700 per year association fee which covers road maintenance, association beach maintenance, etc. There are rarely any assessments in the project with road maintenance and maintenance of the beach and walking paths being the only necessary cause for an assessment. The development is located north of the City of Bridgman in Lake Township and is comprised of a variety of ages and styles of structures situated in a wooded, dune setting along Lake Michigan. Wildwood has two association access points on the north and south ends of the developments with private access for lakefront property owners in between. This neighborhood still features a wide, sandy beach along Lake Michigan and is appealing to potential buyers given this factor. Many similar developments along the take (i.e. Grand Beach, Forest Beach, efc.) no tonger feature beaches given the high water levels of Lake Michigan. MARKET CONDITIONS **0n March 11th 2020, the WHO (World Health Organization) declared coronavirus (Covid-18) a giobal outbreak pandemic. The market has been active over the past 48 months since the anset of the pandemic. The market has improved with median sale prices increasing significantly over the past 4 years as demand has exceeded supply since the middie of 2020. inventory of lake influenced sites remains low with few available, It appears the market has stabilized after a tengthy period of increasing median sale prices in this lakefront area. Property values have been stable over the past 12 months but very few sales have occurred as inventory remains low. SUBJECT SITE DESCRIPTION AND LEGAL DESCRIPTIONS The subject site is in a wooded dune setting near the shoreline of Lake Michigan. The property features a severely rolling topagraphy and although the site is 7.48 acres in size only a small portion of the site is buildable. According to the property owner they have been working for 7 years or so to establish a building spot on the property that would be approved by the State of Michigan Department of Environmental, Great Lakes, and Energy (EGLE). The development of the property for a building site has been challenging given its topography. The property is situated within a critical dunes designation (designated by the Michigan Department of Environment, Great Lakes, and Energy). The critical dunes area designation requires a permit for any changes being made to the area that would significantly alter the critical dune area. The permitis based upon a law established under the Natural Resources and Environmental Protection Act (Sand Dunes Protection and Management). There is an application process to obtain a permit from the Michigan Department of EGLE for any sort of development, The subject property does have a permit in place for a single-family residence with a footprint of 2,620 sfand a detached garage with a footprint of 480 sf. The permit was recently issued (03/05/2024) after many years of planning and revising different plans. | have not been provided with a survey of the property (I have attached the original plat map from the State of Michigan as well as a GIS map) and the site size reported throughout this report is based upon review of the Berrien County GIS mapping system and that reported in Lake Charter Township assessment records. The subject site measures +- 7.48 acres in size. The site offers a seasonal view of Lake Michigan (through trees during the late fall/winter/early Spring) and the association access to the beach is almost directly across the street from the site. The beach area is shared with other members of the Wildwood Association. Lots in the Wildwood Association are targer than most properties in the area, however, the topography of the sites have significantly more contour and development is considerably more difficult than those on an typical lot along Lake Michigan. SALES COMPARISON ANALYSIS 1 searched for comparable properties situated near the shoreline of Lake Michigan from the Michigan/Indiana state line up to South Haven. The subject parcel is unique given the large size of the parcel as well as the severely stoping topography of the site. Although the site measures +/- 7.48 acres in size only a small portion has typical utility and given the location in a critical dunes designated area the development is extremely challenging and limited to a very small portion of the property. Development costs are significantly higher than a level site that is ready for development. Few parcels are available along the lakeshore and the majority of those which have sold in recent years were ready for development or were mostly level sites with little to no issues for development. The subject is situated near an association beach and offers a seasonal view of Lake Michigan through the densely wooded area between the home and the lake. 1 attempted to find sales of similar properties, however, very few were found. The majority of sales are much smaller sites, however, given the severely sloping topography of the subject site and the limited usable area these are the most similar sales available. Properties in Wildwood cannot necessarily be valued on a per acre basis as all feature considerable surplus land with little to no contributory value and the primary value of the properties is in the ability for a reasonably sized building footprint as well as the access to a wide, sandy association beach. The sales included in the analysis represent a varlety of locations, sizes, and topographies but are the
Page 15
Greenline Group, LLC
COMMENT ADDENDUM
File No.
00008278
Case No.
Borrower
David Williams & Eric A Ceputis
Property Address
4918 Oak Ln
City
Bridgman
County
Berrien
Stale
1%]
ZipCode
49106-9554
tenden/Client
David Williams & Erle A Ceputis
Address 229 E Lake Shore Dr No 2W, Chicago,
IL 60611
This property features a mostly level building site and offers a better view of Lake Michigan given the lack of dense woods
between the site and the lake. The site is much smaller than the subject but appears to offer more usable area and a large
building envelope. Comparable #4 is a nearby sale in the Woodland Shores Association within the City of Bridgman. This
site features a similar topography to the subject, being a sioping site on a wooded dune, but offers far less land area.
In
addition, the site is situated further from association beach access and does not offer a seasonal view of the lake.
Comparable #5 is a large, wooded homesite in the nearby community of Harbert. This property offers deeded access to
association beach along Lake Michigan. The site is smaller than the subject but has supertor utility given its generally level
topography. The location is reasonably similar and this sale has been included for additional support. The property was used
in a paired sale analysis with Comparable #2 in the analysis to determine site size and topography adjustments.
{ also considered the recent sale of another property in Wildwood Association, a few tots from the subject, but this property is
a beachfront property with a full, panoramic view of Lake Michigan and given its setting along the association beach and view
of the fake
1 did not feel this was a reasonable comparable to the subject.
Lot 16 in Wildwood sold for $1,925,000 on
09/13/2023. This is a beachfront property with +/- 290 feet of frontage on the association beach and a year round view of
Lake Michigan.
Some site improvements have been completed on the subject site with a driveway from Oak Ln up to the future building area,
some tree clearing has been completed, etc. These improvements have some contributory value, especially to a property ina
similar densely wooded dune setting. Adjustments have been applied to the comparable properties to reflect this factor.
Lesser adjustments have been applied to sites with level topographies as these sites have tower development costs,
Overall, the comparabie data is considered fair to average with few truly simitar sales found. Comparables #1 and #2 are
most similar and assigned primary consideration in the final reconciliation of value as these are the most similar sales found.
Time adjustments utilized in the analysis are reflective of paired sales analyses of recent and historical land sales in the
marketplace. A rate of 26% was used for those sales which occurred prior to 2022. The prices appear to have stabilized
somewhat in 2022-2023 as interest rates Increased. The subject site features a significant amount of surplus land area. This
additional land area has little contributory value due to its fimited utility. The primary value in the subject site is based upon its
location near the shore of Lake Michigan and the seasonal view of the Jake. The site cannot be split into muttiple parcels and
is a singular building site. As previously discussed, properties in Witdwood are difficult to value on a per acre basis as
although the sites are larger than most they each have limited usable area due to the severely sloping terrain. The site
size/view adjustments applied factor in both the overall site size and view offered from each property. A $50,000 adjustment
was used for a seasonal view with a $100,000 adjustment for a fult view. Acreage adjustments vary with most adjusted at a
rate of $15,000 per acre. This has been reduced from a typical per acre adjustment given the limited utility of the subject site
due to its topography. Adjustments applied are based upon paired sales analyses of properties in the subject neighborhood
compared to those in the locations of the comparable properties.
ADDITIONAL COMMENTS
Parcel Number is 11-11-8600-0022-01-0
The purpose of this assignment is to determine the fee simple estate market value of the subject property for a potential tax
appeal.
The intended user(s) of this report are David Willams and Eric Ceputis.
Scope of Work-The appraiser researched necessary data from the City of Bridgman, Lake Township, Lincoln Township and
other municipal offices, SWMRIC MLS records, performed a visual inspection of the of the subject site and viewed the
comparable sites from the street, researched comparable data from the SWMRIC MLS system, Berrien County records, and
focal municipal offices, analyzed and reconciled the data to arrive at an “as is" estimate of market vatue for the subject site.
| have not provided a previous service andfor performed an appraisal on the subject property within the past three years.
The estimated reasonable exposure time of the subject property is 0 to 180 days.
No one provided significant professional assistance in the preparation of this appraisal report.Page 16
Greenline Group, LLC SUBJECT PHOTO ADDENDUM File No. 00008278 Case No. Borrower David Williams & Eric A Ceputis Property Address 4918 Oak Ln City Bridgman County Berrien Stale Mi Zip Code 49106-9554 Lender/Client David Williams & Eric A Ceputis Address 229 E Lake Shore Dr No 2W, Chicago, IL 60611 FRONT OF SUBJECT PROPERTY 4918 Oak Ln Bridgman, MI 49106-9554 TT ~—i| REAROF SUBJECT PROPERTY STREET SCENE
Page 17
Greenline Group, LLC SUBJECT PHOTO ADDENDUM File No. 00008278 Case No. Borrower David Williams & Eric A Ceputis Property Address 4918 Oak Ln City Bridgman County Berrien State Ml Zip Code 49106-9554 Lender/Client David Williams & Eric A Ceputis Address 229 E Lake Shore Dr No 2W, Chicago, IL 80611 Additional Street Scene Distant Seasonal Lake View Driveway
Page 18
Greenline Group, LLC SUBJECT PHOTO ADDENDUM File No. 00008278 Case No. Borrower David Williams & Eric A Ceputis Property Address 4918 Oak Ln City Bridgman County Berrien Slate Mi ZipCode 49106-9554 Lender/Client David Williams & Eric A Ceputis Address 229 E Lake Shore Dr No 2W, Chicago, IL 60611 Additional Front View of Site Stairs to Association Beach Association Beach
Page 19
Greenline Group, LLC COMMENT ADDENDUM File No. 00008278 Case No. Borrower David Williams & Eric A Ceputis. Property Address 4918 Oak Ln City Bridgman County Berrien Stale Ml ZipCode 49108-9554 tender/Client David Williams & Eric A Ceputis Address 229 E Lake Shore Dr No 2W, Chicago, iL 60811 The Estimate of Value is based on the conditions of and surrounding the subject on the day and time of the inspection. The appraiser's analysis, opinions, and conclusions were developed and this report has been prepared in conformity with the Uniform Standards of Professional Appraisal Practice. The departure provision has not been utilized. Appraisers are required to be licensed or certified by the Michigan Department of Licensing and Regulatory Affairs. The Depariment's address is: Michigan Department of Licensing and Regulatory Affairs Appraisal Division PO Box 30018 Lansing, Michigan 48909 The appraiser certifies that he is fully qualified and competent by training, knowledge, and experience to perform this appraisal. Furthermore, the assignment was not based upon a requested minimum vatuation, a specific valuation, or the approval of a loan. The appraiser's employment was not conditioned upon the appraisal producing a specific value and the appraiser's future employment is not dependent upon the appraisal producing a specific value. The appraiser's compensation and future employment are not based upon whether a loan application is approved. Neither the appraiser nor any person with an ownership interest in the company employing the appraiser is related to or has any ownership or other financial interest in either the builder/developer, seller, buyer, mortgage broker, or real estate broker/salesperson (or any person related to any of them) involved in the transaction for which this appraisal was requested or with the most recent sale of any property used as a comparable property in this appraisal. The appraiser is not aware of any facts which would disqualify him from being considered an independent appraiser. All comparable sales used in the Sales Comparison Approach have closed unless otherwise noted. All closing dates are listed in the Date of Sale category. This appraisal report, unless otherwise specifically noted, does not address in whole or part potentially hazardous building materials, including but not limited to urea formaldehyde foam insulation, asbestos, lead, including pipes or paint, or any other toxic materials, Furthermore, this appraisal report, unless otherwise specifically noted, does not address in whole or part environmental contamination or related issues, whether soil, aquifer or air-borne. Unless otherwise specifically noted, the presence of underground storage tanks was not searched for or observed. None of the appraisers in Greenline Group, LLC are qualified to detect the presence or non-presence concerning any of the above or to provide an opinion concerning any of the above. if these matters are a concern to the client, expert inspection and/or engineering services should be retained. If any hazardous substances or building materials are subsequently found on this property and determined to have been present at the time of appraisal, the indicated market value on this appraisal is void and the appraiser retains the right to adjust the market value of the property to reflect these defects.
Page 20
LUUATIVN NAF AUDUENUUN File NO. UUUUBZ(B Case No. Borrower David Williams & Eric A Ceputis Property Address 4918 Oak Ln City Bridgman County Berrien State MI Zip Code 49106-9554 Lender/Client David Williams & Eric A Ceputis Address 229 E Lake Shore Dr No 2W, Chicago, IL 60611 Saint Joy Chart Towns] e Lincoln Wavetland Beach Subjest Lake Shaigwoad Hills § Harbert | Weesaw (ve Turner Shores Lakeside rg
Page 21
Greenline Group, LLC COMPARABLES 1-2-3 File No. 00008278 Case No. Borrower David Williams & Eric A Ceputis Properly Address 4918 Oak Ln City Bridgman County Berrien State Mi ZipCode 49106-9554 Lender/Client David Williams & Eric A Ceputis Address 229 E Lake Shore Dr No 2W, Chicago, IL 60611 COMPARABLE SALE# 1 0 Lakefront Sawyer, MI 49125 COMPARABLE SALE # 2 Lot 11 Wildwood Dr Bridgman, MI 49106 COMPARABLE SALE# 3 3187 Oak Ln Stevensville, MI 49127
Page 22
David Williams & Eric A Ceputis Greenline Group, LLC COMPARABLES 4-5-6 File No. 00008278 Case No. Berrien Stale Mi Zip Code 49106-9554 David Williams & Eric A Ceputis Address 229 E Lake Shore Dr No 2W, Chicago. IL 60611 COMPARABLE SALE# 4 VIL Concetta Dr Bridgman, MI 49106 COMPARABLE SALE# 5 Main Dr Harbert, MI 49115 COMPARABLE SALE # 6
Page 23
Subject GIS Map File No. 00008278 Case No. Borrower David Williams & Eric A Ceputis Property Address 4918 Oak Ln City Bridgman County Berrien State MI ZipCode 49106-9554 Lender/Client David Williams & Eric A Ceputis Address 229 E Lake Shore Dr No 2W, Chicago, IL 60611
Page 24
Plat Map File No. 00008278 Case No. Borrower David Williams & Eric A Ceputis Property Address 4918 Oak Ln City Bridgman County Berrien State Ml __ Zip Code 49106-9554 Lender/Client David Williams & Eric A Ceputis Address 229 E Lake Shore Dr No 2W, Chicago, IL 60611 fog.0" PR E56" 270 wl) SEGAL Oy Rd Cet DECOR SECS, 16-5, FOR EEA EP TS Be, iam at RR ed
Page 25
Greenline Group, LLC FLOOD MAP ADDENDUM File No. 00008278 Case No. Borrower David Williams & Eric A Ceputis Property Address 4918 Oak Ln City Bridgman County Berrien State Mi Zip Code 49106-9554 Lender/Client David Williams & Eric A Ceputis Address 229 E Lake Shore Dr No 2W, Chicago, IL 60611 Za punpoon Flood Zones In Special Flood Hazard Area (Flood Zone): Out Bl Areas inundated by 100-year flooding Within 250 ft. of multiple flood zones? Not within 250 feet Areas inundated by 500-year flooding Community: 260036 Areas of undetermined but possible flood hazards Community Name: LAKE, CHARTER TOWNSHIP OF
Page 26
Greenline Group, LLC
FileNo.
00008278
APPRAISAL COMPLIANCE ADDENDUM
case no.
Borrower/Client David Williams & Eric A Ceputis
Address 4918 Oak Ln
Unit No.
Cily
Bridgman
Counly
Berrien
Stale
MI
Zip Code
49106-9554
Lender/Client
David Williams & Eric A Ceputis
This Appraisal Compliance Addendum is included to ensure this appraisal report meets all USPAP 2014 requirements.
APPRAISAL AND REPORT IDENTIFICATION
is Appraisal Report is one of the following types:
\ppraisal Report
This report was prepared in accordance with the requirements of the Appraisal Report option of USPAP Standards Rule 2-2(a).
estricted Appraisal Report
This report was prepared in accordance wilh the requirements of the Restricted Appraisal Report option of USPAP Standards Rule 2-2(b). The
intended user
of this report is limited to the identified client. This is a Restricted Appraisal Report and the rationale for how the appraiser arrived
atthe opinions and conclusions set forth in the report may not be understood properly without
the additional information in the appraiser's workfile.
ADDITIONAL CERTIFICATIONS
1 certif fy that, to the best of my knowledge and belief:
The statements of fact contained in this report are true and correct.
*
The reported analyses, opinions, and conclusions are limited only by the reported assumptions and are my personal, impartial, and unbiased professional analyses,
opinions, and conclusions.
+
Unless otherwise indicated,
| have no present or prospective interest in the property that s the subject of this report and no personal interest with respect fo parties involved
*
Unless otherwise indicated, | have performed no services, as an appraiser or in any other capacity, regarding the property thatis the subject of this report within the three-year
period immediately preceding acceptance of this assignment.
*
I have no bias wilh respect to the property thats the subject of this report or the parties involved wiith this assignment.
*
My engagement in this assignment
was not conlingent upon developing or reporting predetermined results.
*
My compensation for completing this assignment is not contingent upon the development
or reporting of a predetermined value or direction in value that favors the cause
of the client, the amount of the value opinion, the attainment of a stipulated result, or lhe occurrence of a subsequent event directly related to the intended use of
{his appraisal,
*
My analyses, opinions, and conclusions were developed and this report has been prepared, in conformity wilh the Uniform Standards of Professional Appraisal Practice that
were in effect at the time this report was prepared.
*
Unless olhenwise indicated,
| have made a personal inspection of the property that is the subject of this report.
*
Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceplions, the name of each
individual providing significant real property appraisal assistance is slaled elsewhere in this report).
*
This report has been prepared in accordance with Title XI of FIRREA as amended, and any implementing regulations.
PRIOR SERVICES
-
Ihave NOT performed services, as an appraiser or in another other capacily, regarding the property that is the subject of the report within the three-year period
immediately preceding acceptance of this assignment.
: Ch HAVE performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year period immediately
preceding acceptance of this assignment. Those services are described in the comments below.
PROPERTY INSPECTION
HAVE
made a personal inspection of the property thats the subject of this report.
have NOT
made a personal inspection of the property
that
is the subject
of this report.
APPRAISAL ASSISTANCE
Unless otherwise noled, no one provided significant real property appraisal assistance to the person signing this certification. If anyone did provide significant assistance, they
are hereby identified along with a summary of the extent of the assistance provided in the report.
None.
ADDITIONAL COMMENTS
Additional USPAP related issues requiring disclosure and/or any state mandated requirements:
MARKETING TIME AND EXPOSURE TIME FOR THE SUBJECT PROPERTY
[|
A reasonable marketing time for the subject property is
day(s) utilizing market conditions pertinent to Ihe appraisal assignment.
A reasonable exposure time for the subject property is
_ 0 to 180
day(s).
APPRAISER
SUPERVISORY APPRAISER (ONLY IF REQUIRED)Page 27
Appraiser's License File No. 00008278 Case No. Borrower David Williams & Eric A Ceputis Property Address 4918 Oak Ln City Bridgman County Berrien State MI Zip Code 49106-9554 Lender/Client David Williams & Eric A Ceputis Address 229 E Lake Shore Dr No 2W, Chicago, IL 60611 STATE OF MICHIGAN DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS BUREAU OF PROFESSIONAL LICENSING CERTIFIED GENERAL REAL ESTATE APPRAISER LICENSE ANDREW J VINTON i LICENTE Ho. EXPIRATION DATE — 1205008043 07/31/2084 2220104070) ft
Page 28
Greenline Group, LLC COMMENT ADDENDUM File No. 00008278 Case No. Borrower David Williams & Eric A Ceputis Property Address 4918 Oak Ln City Bridgman County Bemien State Mi Zip Code 49106-9554 LenderfCiient David Williams & Eric A Cepulis Address 229 E Lake Shore Dr No 2W, Chicago, IL 60811 | certify that, to the best of my knowledge and belief: |. The statements of fact contained in this report are true and correct. Il. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. Ill. | have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. Iv. I have not performed 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. V. | have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. VI. My engagement in this assignment was not contingent upon developing or reporting predetermined results. Vil. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated resuit, or the occurrence ofa subsequent event directly related to the intended use of this appraisal. Vii. My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Practice. IX. | have made a personal inspection of the property that is the subject of this report. X. No one provided significant real property appraisal assistance to the person signing this certification. XI. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Code of Professional Ethics and Standards of Professional Practice of the Appraisal institute. Xl. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. As of the date of this report, | have completed the continuing education program for Designated Members of the Appraisal Institute.
Page 29
LAND APPRAISAL REPORT
Page
# 1017
Fietlo.
2020113
Bonower
Tax code number 11-11-8600-0022-01-0
Census Tred
0111.00
Map Reference
Berrien
PoplyAdénss
Oak Lane
=|
Cty
Bridgman
Coury
Berrien,
sae
MI
IpCode
49106
2
Legal Deseipien
Lot 22, Wildwood, Subject lo Private Roads
£
Sale Price §
Date of Se
Loan Tem
§is.
Property Rights Appraiced
[SE
KE]
E74 Ach
Real Este Toes §
[4
Losn charges fo b piidby seer
Other
sles cones:
| LcelCrenl
David W. Williams
Mess
229 East Lake §
Occupant
pase
Joseph A. Farina
nsinulions o Appaiser
Location
[J vem
TX] stutan
J fat
APP RAL SKC
Bil Up
[] overs,
[X] 25%1075%
Under 26%
Emp
Growin Rale
[] fayoer.
[] Raia
Steaty
H Stow
Coit
i= (VEN
1010
Properly Values
[] tereasing
IX] stabs
[] pectin
Come
DemandiSuppiy
[] shortage
InBaance
[] oversunpy
Comit
Marketing Time
[] undera bios,
B< 46 Mos.
[] Orcs bios.
Ade
PessllandUse
_ 35W1Famly
_ %24Femy
HAs.
%Condo Commerc
Recte
a
_
Bhdosti Vaca)
_65%
_Open
Adequ
&
Change
in Pressni Land Use
[XX]
tot
vey
[] weir)
[] Teking Place
(*)
Preps.
z
(*) From
To
Protec
{=H
predominznl Occupancy
Ownir
[] venant
% Vacant
Pots
Single Family Prce Range
§ 200,000
10S_4,000,000
PrdomnVaS
400,000
Gener
Sige Family Age
New ys.lo
70
ys.
Predominant Ag:
35 y5.
appz
Comments including hase facto, favorab's of unfaveradle, affecting maiket2b
Vly (e.g. pubec parks, schoo, view, noise):
Wildwood area of Lake Charter Township, and is in the Bridgman School District. The subject n
Michigan.
Dimensions
See allached aerial photo
=
8
Sufi
Zoning classification
Single Family Residential
Preserl Improvements.
Highest and bes!
[] preseatuse
Oter (specily)
Improved with single family residence
Pui
One Deserve)
OFF SITE IMPROVEHENTS.
Tom
_Sloping/Appears lo be crilical dune area
{ ties.
a
Available
Street Access
[] pubic
pivalz
[Sze
Large for area
Gas
a
Sufxce
Gravel
Ship
Irregular
Water
[0
_Available
Valence
[J pubic
[3] pie
|View
Partial view of Lake Michigan
sn Sewer
[]
[C] stom Sevier
[J cuneuter ~~
|ommge
Appears adequale
[J
underground Elect.
Tel.
[] sidevax
[] Stestlghis
{isthe propery located na HUD denied Special Flood Hazard Area?
[to [ws
Goreme [2v0bis
of Lnfavorat's Wicking any apparent adverse easements, encrozchimarts, Gf Far adverse condoms):
This is a sloping and irregular parcel which is
large in size for the area. The sile size has been estimated by the appraiser. tis assumed for this appraisal thal the site will support a seplic
system.
The
undersigned
his
wedled
Wes
recent
sdes
of
properizs
most Smix
end
prowmale
lo
subjict
and
has
considered
hese
in
he
makel
amlysis.
The
descrplon
includes
a
dollr
agusiment
rsfecig
makel
re2clon
fo
those ems
of
Soficonl
vaigion
bibveen
We subd
and
comparable
popedes.
Il
a
signfcanl
fem
in
the
compuatle
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SUBJECT PROPERTY
COMPARABLE HO. 1
COMPARRBLE NO. 2
COMPARASLE 10.3
Address
Oak Lane
Valley Ridge Road
4635 Lake Streel
25 Wildwood Drive
Bridgman
Bridgman
Stevensville
Bridgman
Proximity lo Subject
0.52 miles S
1.70 miles NE
0.03 miles E
WE Ss pie
s
YT)
[s
225000]
-
=
[s
210000
Fl
rice
s
Is
Is
Is
=
Data Source
MLS Records 18003832
MLS Records 18040336
MLS Records 15023502
=
Dale of Sale 2nd
DESCRIPTION
DESCRIPTION
[235 Agus.
DESCRIPTION
[23s Adust.
DESCRIPTION
[+s Acs.
5]
Tims Adjustment
4-23-19
i
10-11-18
4
5-23-17
H
1] Location
Suburban
Suburban
:
Suburban
:
Suburban,
:
£3) Steviaw
8 A. Esl.INear lake
1.73 Acres/Inferior
_}
+200,000 | 0.13 Acre/Lake view
H
+75,000|
3.1 A/Near lake
H
+100,000
H
H
1
Sales of Financing
None
H
None
;
None
:
Concessions
:
:
:
Hel Ad. (ot)
Xi+
[1-
's
200000]
PG+ [1-5
75000]
DJ+
[1-
:S
100,000
Indicated Value
Fee
5
ol Subst
;
IsPage 30
Borrower Tax code number 11-11-8600-0022-01-0 fiello, 2020113 Piopedy Ades Oak Lane Gy Bridgman Sony Berrien ste MI pled: 49106 Lender/Client David W. Williams TABLE OF CONTENTS Land Aeriat Photo and Legal Description ......... Hood Map ....... Photograph Addendum Lecalion Map Slalement of Limiting Conditions ..
Page 31
Page #2017 Aerial Photo and Legal Description < Railctady foads artenal Reads ii Parcels Lakes Rivers I parcel Lae Michigan Parca ID 11-3 1-8400072-01-6 Alternate th wa Ownor Address WILLIAMS DAVIDW REVTR Se TepiRng Class 402 229 ELAKE SHORE DRE 2V/ Acreage nia CHICAGO IL 40611 Fronerwy Address ©, Oiswic gic Tax Description
Page 32
Flood Map Borrower Tax code number 11-11-8600-0022-01-0 Popeiy Addeess Oak Lane Gy Bridgman Comly Berrien Sate wml Lod 49108 Eender/Clisnt David W. Williams Prapared for dnseph A Farina Qak Lane Bridgman, Vi 19306 FTA 7
Page 33
Photograph Addendum Banowtr Tax code number 11-11-8600-0022:01-0 Popety ARiEss Oak Lane Si Bridgman townly Berrien Ste MI plate 49106 Lende/Client David W, Williams View of subject View of subject Street scene
Page 34
Location Map Page #5 of 7 Borrower Tax code number 11-11-8600-0022-01-0 Puapefy AGES Oak Lane Gy Bridgman Coty Bern sate WM) Tnlolz 49108 Lender/Client David W. Williams a la mode, inc. © "COMPARABLE No. 2 } 463% take Slract ) ils Ni SUBJECT | Wildwout Drive ak Lane 032 niles £ COMPARABLE No. 11 Valley Ridge Road
Page 35
[) 6oi7
finto. 2020113
DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and opan market
under ali 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
welt Informed or well advised, and each acting In what they consider thelr own best interests; (3) a reasonable time is alowed
for exposure In the open market; (4) payment is made in terms of cash in 1.8. 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. (Source: FDIC Interagency Appraisal and
Evaluation Guldelines, 2010.)
+ Adjustments to the comparables must be made for special or creative financing of sales concessions. No
adjustments are necessary for those costs which are normaly pald by sellers as a result of tradition or law In a
market area; these costs are readily identiflable since the seller pays these costs In vidually 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 caleulated on a mechanical dollar for dollar cost of the financing of concession but the
dofiar amount of any adjustment should approximate the market's reaction to the financing or concesslons based
an the appraiser's fudgment.
STATEMENT OF LIMITING CONDITIONS ARD CERTIFICATION
CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification that appears in the appraisal report is subject to the
following conditions:
1. The appraiser will not be responsible for matters of a legal nature that affect elther the property being appraised or the title
to it. The appraiser assumes that the title is good and marketable and, therefore, will not render any opinions about the title.
The property Is valued on the basis of it being under responsible ownership.
2. Any sketch provided In the appraisal report may show approximate dimensions of the improvements and Is Included only to
assist the reader of the report In visualizing the property. The appraiser has made no survey of the property.
3. The appraiser will not give testimony or appear in court because he or she made an appralsal of the property in question,
unless specific arrangements to do so have been made beforehand, or as otherwise required by law.
4. Any distribution of vafuation between land and improvements In the report applies only under the existing program of
utitization, These separate valuations of the land and improvements must not be used in conjunction with any other appralsal
and are invalid if they are so used.
5, The appralser has no knowledge of any hidden or unapparent conditions of the property or adverse environmental
conditions {Including the presence of hazardous waste, toxic substances, otc.) that would make the property more or less
valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied,
regarding the condition of the property. 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, This appraisal report must not be
considered an environmental assessment of the subject property.
6. The appraiser obtalned the information, estimates, and opinions that were expressed In the appraisal report from sources
that he or she considers to be reliable and belleves them to be true and correct. The appraiser does not assume respansibility
for the accuracy of such items that were furnished by other parties.
7. The appraiser will not disclose the contents of the appraisat report except as provided for in the Uniform Standards of
Professionat Appraisal Practice, and any applicable federal, state or local laws,
8. 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 completion of the improvements will be performed in a2 workmanitke
manner.
9. The appraiser must provide his or her prior written consent before the lendericllent specified In the appraisal report can
distribute the appraisal report (including conclusions about the property value, the appraiser's identlly and professional
designations, and references to any professional appraisal organizations or the firm with which the appraiser is associated) to
anyone other than the borrower; the mortgagee or Its successors and assigns; the mortgage Insurer; consultants; professional
appraisal organizations; any state or federally approved financial institution; or any department, agency, or instrumentality of
the United States or any state or the District of Columbia; except that the {ender/ciient may distribute the property description
the appraiser's prior writtenPage 36
Page #7 0t7 Folio. 2020113 CERTIFICATION: The appraiser certifies and agrees that: 1. The statements of fact contained in this report are true and correct. 2, The reported analyses, opinions, and conclusions are fimited only by the repored assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. 3. Unless otherwise indicated, | have no present or prospective Interest in the property that Is the subject of this report and no personal interest with respect to the parties involved. 4, Unless otherwise indicated, | have performed no services, as an appralser 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. 5. I have no bias with respect to the property that is the subject of this report of the parties involved with this assignment. 6, My engagement In this assignment was not contingent upon developing or reporting predetermined results, 7. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of tite client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 8. My analyses, opinions, and conclusions were developed, and this report has heen prepared, in conformity with the Uniform Standards of Professional Appralsat Practice that were in effect at the time this report was prepared. 9. Unless otherwise indicated, | have made a personal inspection of the Interior and exterior areas of the property that Is the subject of this report, 16. Unless otherwise indicated, no one provided significant real property appralsal assistance to the person(s) signing this certification (if there are exceptions, the name of each individual providing significant real property appraisal assistance is stated elsewhere In this report).
Page 37
Beaco NM" Berrien County, MI Terral 860070030202 9)0 SN Overview 11-11-8600:0029:-01 hat Legend + Railroads Roads — <all other values> = Interstate Major Arterial Minor Arterial Roads [J Parcels Lakes — Rivers [J Parcel Il Lake Michigan ¥. 11:11:8600:0022:015085F H11£11¥ 4600:00180220) Parcel ID 11-11-8600-0022-01-0 Alternate ID n/a Owner Address WILLIAMS DAVID W REV TRUST Sec/Twp/Rng n/a Class 402 229 ELAKE SHORE DRIVE 2W Property Address OAK LANE Acreage n/a CHICAGO IL 60611 BRIDGMAN District 11340 Brief Tax Description SPLIT/COMBINED ON 01/24/2014 FROM 11-8600-0018-01-1; LOT 22 WILDWOOD SUBJ TO PRIVATE ROADS (Note: Not to be used on legal documents) Date created: 3/10/2020 Last Data Uploaded: 3/10/2020 2:32:33 AM Developed SY) Schneider GEOSPATIAL
Page 38
This form is issued under the authority of P.A. 206 of 1893, Sec. 211.24c and Sec. 211.34c, as amended. L-4400 Notice of Assessment, LAKE CHARTER TOWNSHIP Taxable Valuation, and TOWNSHIP ASSESSOR re f 3220 Shawnee Road, PO Box 818 Property Classification Bridgman, Michigan 49106 THIS IS NOT A TAX BILL Parcel Code: 11-11-8600-0022-01-0 NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: Property Address: 4918 OAK LN PRINCIPAL RESIDENCE EXEMPTION TEMP - RETURN SERVICE REQUESTED 8 1661 % Exempt As "Homeowners Principal Residence": 0.00% TOU EE RTE EE ET TTR TW ET Tf EL % Exempt As "Qualified Agricultural Property": 0.00% CEPUTIS ERIC A REV TRUST % Exempt As "MBT Industrial Personal’: 0.00% C/O ERIC A CEPUTIS TRUSTEE 0 Ww : " 229 E LAKE SHORE DR UNIT 2W % Exempt As MET Commercial Personal": 0.00% CHICAGO IL 60611-1351 Exempt As "Qualified Forest Property": [] Yes No Exempt As "Development Property": [] Yes No ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 402 RESIDENTIAL-VACANT PRIOR YEAR'S CI ASSIFICATION: 402 RESIDENTIAL-VACANT LEGAL DESCRIPTION: SPLIT/COMBINED ON 01/24/2014 FROM 11-8600-0018-01-1; LOT 22 WILDWOOD SUBJ TO PRIVATE ROADS PRIO CURRENT CHANGE FROM TENTATIVI PRIOR YEAR TO YEA YEA CURRENT YEAR . TAXABLE VALUE: 248,904 261,349 12,445 . ASSESSED VALUE: . TENTATIVE EQUALIZATION FACTOR: 1.00000 . STATE EQUALIZED VALUE (SEV): 259,500 953,300 693,800 . There WAS or WAS NOT a transfer of ownership on this property in 2023: Was Not . ASSESSOR CHANGE REASON: Market Adjustment o|lo|s|w|n|= This change in taxable value will increase/decrease your 2024 tax bill by approximately $370. The 2024 Inflation Rate Multiplier is: 1.05 Questions regarding the Notice of Assessment, Taxable Valuation, and Property Classification may be directed to the following: Contact Name Phone Email SCOTT F. CUNNINGHAM (269) 465-6601 HROENICKE@HOTMAIL.COM March Board of Review Appeal Information: BOARD OF REVIEW MEETS AT LAKE TWP HALL 3320 SHAWNEE RD BRIDGMAN ON: MARCH 11 9AM-3PM/ MARCH 14 3PM-9PM. APPEALS MAY BE IN WRITING AND RECEIVED PRIOR TO MARCH 14, 2024.
Page 39
Guidance regarding Form 1019, Notice of Assessment, Taxable Valuation, and Property Classification Not less than 14 days before the first meeting of the Board of Review, the assessment notice shall be mailed to the property owner. Property taxes are calculated based on the Taxable Value (Line 1). State Equalized Value is the Assessed Value multiplied by the Equalization Factor, if any. State Equalized Value must approximate 50% of market value. The Taxable Value number entered in the "Change from Prior Year to Current Year” Column, does not indicate a change in your taxes. The change in your tax bill is estimated above Line 1. State Equalized Value is the Assessed Value multiplied by the Equalization Factor, if any. State Equalized Value must approximate 50% of market value. IF THERE WAS A TRANSFER OF OWNERSHIP on your property in 2023, your 2024 Taxable Value will be the same as your 2024 State Equalized Value. IF THERE WAS NOT A TRANSFER OF OWNERSHIP on your property in 2023, your 2024 Taxable Value is calculated by multiplying your 2023 Taxable Value by 1.05 (Inflation Rate Multiplier for the current year). Physical changes in your property may also increase or decrease your Taxable Value. Your 2024 Taxable Value cannot be higher than your 2024 State Equalized Value, The Taxable Value, the Assessed Value, the State Equalized Value, the Property Classification, or the Transfer of Ownership may be appealed by filing a protest with the Local Board of Review. Protests are made to the Board of Review by completing a Board of Review Petition Form. A Petition Form may be obtained directly from the local unit or from the Michigan Department of Treasury’s website at www.michigan.govitaxes. Click on the “Property Taxes” box, select “Forms and Instructions,” then click on “Board of Review” to obtain a “Petition to the Board of Review,” Form 618 (L-4035). The denial of an exemption from the local school operating tax for “qualified agricultural properties” may be appealed to the local Board of Review. The denial of an exemption from the local school operating tax for a “homeowner's principal residence” may be appealed to the Michigan Tax Tribunal by the filing of a petition within 35 days of issuance of this notice. The petition must be a form approved by the Michigan Tax Tribunal, which are available at www.michigan.gov/ taxtrib. Filing a protest with the Board of Review is necessary to protect your right to further appeal valuation and exemption disputes to the Michigan Tax Tribunal and classification appeals to the State Tax Commission. Properties classified Commercial Real, Industrial Real or Developmental Real may be appealed to the regular March Board of Review or to the Michigan Tax Tribunal by filing a petition by May 31. Commercial Personal, Industrial Personal, or Utility Personal Property may be appealed to the regular March Board of Review or to the Michigan Tax Tribunal by filing a petition by May 31 if a personal property statement was filed with the local unit prior to the commencement of the Board of Review as provided by MCL 211.19, except as otherwise provided by MCL 211.9m, 211.9n and 211.90. The petition must be a form approved by the Michigan Tax Tribunal, which are available at www.michigan.gov/taxtrib. To claim a PRE, complete the “Principal Residence Exemption Affidavit” (Form 2368) and file it with your township or city of the year of the claim. A valid affidavit filed on or before June 1 allows an owner to receive a PRE on the current year summer and winter tax levy and subsequent tax levies so long as it remains the owner's principal residence. A valid affidavit filed after June 1 and on or before November 1 allows an owner to receive a PRE on the current winter tax levy and subsequent tax levies so long as it remains the owner's principal residence.
Page 40
= oq uby IDicHIq (847) 858-5520 SHIP DATE: 30JuL24 DavIp WILL Iapg ACTIGT : 9.55 |g CAD: 8572165 Rosnass,