80-53-420-033-51 Documents.pdf
Matthew Dombroski Petitioner V City Of South Haven Respondent · 26-000849-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
2026-35
05/07/2026 01:27
BM
2026 BOARD OF REVIEW DECISION
FROM
CITY OF SOUTH HAVEN
MICHELE ARGUE
539 PHOENIX ST
SOUTH HAVEN MI 49090
NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL:
PROPERTY IDENTIFICATION; (Parcel Code required. Property address
and legal description optional.):
80-53-420-033-51
918 PHOENIX ST
Sopra MATTIE mu
Cr
Aye ch US
SCHAGAR-DOMBROSKI MIRIAM
I
5
I
515
W ARLINGTON PL
AT RT ANG 147 FT, THE PAR WITH SAIDNL 6.5 FT, THS
1
CHICAGO IL 60614
DEG 42'30"W 149.95 FT TO S L OF SAID LOT 33, TH
W ALG
SAID SL 38.82 FT, TH Nl DEGSILIEALG WLOF SAID
Thank you for attending this years March Board of Review. The Board has revi
a th i,
forttidtion you supplied and the data necessary
to compute your assessment and taxable value.
The Board has completed their review of parcel number 80-53-420-033-5
1;
They have made the following determination based on the information you
s
Board of Review Comments
dh
[2026 ORIGINAL ASSESSED VALUE
272,000
|
[2026 "BOARD OF REVIEW" ASSESSED VALUE
4
272,000
|
If the above amounts are the, same, no revisiops
have
5
2026 ORIGINAL TAXABLE VALUE 48 os
272,000
2026 "BOARD OF REVIEW" TAXABLE VAEME
272,000
Gi
2026 PRINCIPAL RESIDENCE EXEMETION/QUALIFIED AG
0.0000
Please feel free to contact the assessor ati{fie address listed above or call if you have any questions.
-
“Effective March 1, 2013, the Tribunal is no longer able to accept Stall Claims letter appeals. Rather, you are required to file a petition to
initiate a new Small Claims appeal. Petition forms are available on this website.”
http://www.michigan.gov/taxtrib/0,4677,7-187-38254---,00.htmlPage 2
D03U- XE Wigs Copatinart of Treasury | ede Ie 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 unless you first protest to the Board of Review, except when the property is classified as commercial real, industrial real, or developmental real. You may not appeal property classification to 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) Matthew Dombroski Michael Tyska, Petitioner's Authorized Representative Township or City County Year of Appeal City of South Haven Van Buren 2026 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 and legal description optional.) 918 Phoenix St. 80-53-420-033-51 Protested Item: Assessed Value O Tentative O Taxable Status O Classification O Qualified Agricultural Taxable Value (exemption) Property Exemption 1, PROTEST OF ASSESSMENT Complete this section for a protest of assessed value, including assessed value changes associated with exempt status and denied or late filed personal property forms. Assessed Value Owner's Estimate of True Cash Value (Market Value) $272,000 $332,000 2. PROTEST OF TAXABLE VALUE Complete this section for a protest of Taxable Value. Reason: O Value of Losses O Value of Additions O Poverty Exemption O Uncapping % 3. 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 O Industrial O Timber Cutover O Utility (Personal Property Only) Od Commercial O Residential O Developmental 4. 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 proper- ty, 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) REASON FOR PROTEST State reason(s) for protest of assessed value and/or the tentative taxable value and/or taxable status and/or classification and/or qualified agricultural property exemption The 2026 Assessed and Taxable Values are excessive and do not reflect the True Cash Value of the property. The owner purchased the property on 4/17/2025 for $332,000, this was listed on the MLS and is a good sale. Refer to supporting documentation. CERTIFICATION Signature Date Phone Number Michael Tyska EE Commis | 3/0/2026 (616) 648-4300 Address 6986 Adaridge Dr. SE, Ada, MI 49301
Page 3
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 . 2020 25 Q0-53- 420-0335] 1. ASSESSED VALUE Disposition by Board of Review, The Board of Review must state the reason for its action below. Denied OJ Assessed Value Changed From | 2 72 0 00 Jto [ ] Record of Vote — Board or three-member wn of board Chairperson: Yes 0 No 5 Member: A ves I} No yz. Od Yes [I No Initials initials Initials L Reason for Board Action - - Jor YY ASSEESED Hf you disagree with the decision of the Board af Review regarding tentative assessed value, you may appeal that decision by filing a petition with the Michigan Tax Tribunal at PO 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 appealad 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 avaitable at wiyw.michigan.goviastril. 2. TENTATIVE TAXABLE VALUE Disposition by Board of Review. The Board of Review must state the reason for its action below [39 penied A Tentative Taxable Value Changed From Je) 12 DOC to (See attached L-4035A) Record of Vote — Board or three-member “re of board Chairperson: [14 Yes 0 No Member: HH Yes | of ASB taro O Yes O No Thiflals initials “initials Reason for Board Action Jord) ASS ESD If you disagree with the decision of the Board of Review regarding tentative taxable value, you may appeal that decision by fiting a petition with the Michigan Tax Tribunal at PO Box 30232, Lansing MI 48909. Commercial Real, Industral 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.goviiaxieib. 3. CLASSIFICATION Disposition by Board of Review. The Board of Review must state the reason for its action below. 0 Denied O Classification Changed From to Record of Vote — Board or three-member committee of board Chairperson: O Yes O No Member: a Yes O No Member: I! Yes O No Initials Initials Initials Reason for Board Action 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 PO Box 30471, Lansing MI 48908, 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. 0 Exemption Request Denied [| Exemption percent modified from % to % Record of Vote — Board or three-member committee of board Chairperson: Od Yes | No Member: Od Yes [| No Member: OJ Yes O No Initials Initials Initials Reason for Board Action If you disagree with the decision of the Board of Review regarding qualified agricultural property exemption, you may appeal that decision by filing a pelition with the Michigan Tax Tribunal at PO Box 30232, Lansing Mi 48909 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 wyw,cplgan,govizsuio, 5. ADJOURNMENT Date of Final Adjournment of Board of Review 3-1 20 le Board of Review Secretary Signature felt Pro AE S23. AOR b
Page 4
Norma saggy Te THIS IS NOT A TAX BILL L-4400 Notice of Assessment, Taxable Valuation, and Property Classification This form is issued under the authority of Public Act 206 of 1893, Sec. 211.24c and Sec.211.34c, as amended. This is a model assessment notice lo be used by the local assessor. FROM CITY OF SOUTH HAVEN PARCEL IDENTIFICATION MICHELE ARGUE PARCEL NUMBER: 80-53-420-033-51 539 PHOENIX ST PROPERTY ADDRESS: SOUTH HAVEN MI 48090 918 PHOENIX ST SOUTH HAVEN, MI 48090 SCHOOL DISTRICT CODE: 80010 OWNER'S NAME & ADDRESS/PERSON NAMED ON ASSESSMENT ROLL: EXEMPTIONS DOMBROSK| MATTHEW RYAN % Exempt As "Homeowners Principal Residence": .00% SCHAGAR-DOMBROSKI MIRIAM Pr i o % Exempt As "Qualified Agricultural Property": .00% 515 W ARLINGTON PL % Exempt As "MBT Industrial Personal": .00% CHICAGO IL 60614 0 % Exempt As "MBT Commercial Personal: .00% Exempt As "Disabled Vet Survivii EL isabled Veteran or Surviving 0 Yes No Exempt As "Qualified Forest Property”: d0 Yes [X] No Exempt As "Development Property": J Yes No LEGAL DESCRIPTION: B39A 11-1-17 747-59 785-93,94 925-314 1026-07 * BEG AT NW COR OF LOT 33, TH E ALG N L OF SAID LOT 28.75 FT, TH S AT RT ANG 147 FT, TH E PAR WITH SAID N L 6.5 FT, TH S 1 DEG 42'30"W 149.95 FT TO S L OF SAID LOT 33, TH W ALG SAID S L 38.82 FT.THN 1 DEG 33'12"E ALG W L OF SAID LOT 297 FT TO BEG. ALSO S 135.20 FT OF LOT 32. TOGETHER WITH AN EASEMENT. A ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 401 Residential PRIOR YEAR'S CLASSIFICATION IF DIFFERENT: 401 Residential The change in taxable value will increase/decrease your tax bill PRIOR AMOUNT CURRENT TENTATIVE no for the 2026 year by approximately: $12258 YEAR: 2025 AMOUNT YEAR: 0c CURRENT YEAR .. TAXABLE VALUE: 99.059 272,000 172.941 2. ASSESSED VALUE: 270,400 272,000 1,600 3. TENTATIVE EQUALIZATION FACTOR: 1.000 4. STATE EQUALIZED VALUE (SEV): 270,400 272,000 1,600 5. WAS THERE A TRANSFER OF OWNERSHIP [12025 THAT RESULTED IN A TAXABLE VALUE UNCAPPING? [x] Yes 0 No 6. Assessor Change Reason(s): The 2026 Inflation rate Multiplier is: 1.027 Questions regarding the Notice of Assessment, Taxable Valuation, and Property Classification may be directed to the Following: Name: Telephone Number: Email Address: MICHELE ARGUE (269) 637-0745 JWOODLEY@SOUTHHAVENMI.GOV March Board of Review Appeal Information. The Board of Review will meet at the following dates and times: THE LOCAL BOARD OF REVIEW WILL MEET AT CITY HALL, 539 PHOENIX ST ON TUESDAY, MARCH 10TH FROM 8:00 A.M. - 12:00 PM & 1:00 PM - 4:00 P.M., AND THURSDAY, MARCH 12TH FROM 3:00 P.M. TO 9:00 P.M. IF AN APPOINTMENT IS NEEDED PLEASE CALL (269) 637-0745 TO SCHEDULE ONE. APPEALS CAN BE MADE BY MAIL, FAX 269-637-5319, OR EMAIL TO JWOODLEY@SOUTHHAVENMI.GOV . APPEALS BY MAIL MUST BE RECEIVED BY MARCH 12, 2026. ALL APPEALS ARE TO BE ACCOMPANIED BY A COMPLETED BOARD OF REVIEW PETITION FORM #618. PLEASE CONTACT HE ASSESSOR'S OFFICE IF ADDITIONAL INFORMATION IS NEEDED
Page 5
Parcel
Number:
80-53-420-033-51
Jurisdiction:
CITY OF SOUTH HAVEN
- VBC
County:
VAN BUREN
Printed on
06/29/2026
Grantor
Grantee
Sale!
Sale
|Inst.
[Terms
of
Sale
Liber
.
‘Verified
"Prent
Price
Date
Type
:&
Page
iBy
Trans.
-
i
—
po
1
FRANCISCO
STEVEN
F
&
KIMB
DOMBROSKI MATTHEW RYAN
:
332,000
04/17/2025
{WD
03-ARM'S
LENGTH
1778/228
PROPERTY TRANSFER
100.0
_—
Leu
En Sg
|
_—
i.
;
[Property Address
-
Class:
RESIDENTTAL-IMPRO |Zoning: R-1B
Building
Permit (s)
Date
Number
Status
918 PHOENIX ST
School: SOUTH HAVEN PUBLIC SCHOOLS
RESIDENTIAL ALT/REPAIR
03/13/2024
|PB240038
COMPLETED
oo
__|PRE.
0%
Cond.
1st
RES. ADD/ALTERZREPAIR
| 12/28/2011
pB110386
NO INSPEC-
.
[MAP
¥:
B39A
:
oT
DOMBROSKI MATTHEW RYAN
| a
ve
vy
WETS
SCHAGAR-DOMBROSKI
MIRIAM
a.
2026
Est
TCV 544,015
(1 mcL
211.27)
|
|
515
W ARLINGTON
PL
X {Improved
Vacant
Land Value Estim
able
0400B.RES
SOUTH
OF RIVER EAST
OF
LE
GRANG
CHICAGO IL 60614
Public
-
* Factors
*
7777107177
997
ARE BACK LOT
Improvements
pth
Front
Depth
Rate
%Adj.
Reason
Value
Fe
—
——-=1
|pirt Road
£87.00 1.0000 1.0000
0
100
0
Tax Description
B
Gravel Road
¥49.95 1.0000 1.0000
0
100
0
B39A 11-1-17 747-59 785-93,94 925-314
X
paved Road
99.00 135.20 1.0000 1.0000
0
100
0
1026-07
* BEG AT NW COR OF LOT
33,
TH
E
|x
Istorm Sewer
23432 SqFt 14.59000
90
REAR LAND DRAIN
307,686
ALG
N
L
OF SAID LOT
28.75
FT,
TH
S
AT
RT
Sidewalk
0.54
Total Acres
Total
Est.
Land Value
=
307,686
ANG
147
FT,
TH
E
PAR WITH
SAID
N
L
6.5
FT
X
iWater
TH
S
1
DEG 42'30"W 149.95
FT
TO
S
L OF
X
Sewer
TT
SAID LOT
33,
TH
W ALG SAID
S
L 38.82
FT,
ly
lplectric
Estimates
TH
N
1
DEG
33'12"E ALG
W
L
OF
SAID
LOT
Xx
|Gas
Rate
Size
% Good
Cash Value
297
FT TO BEG. ALSO
S 135.20
FT OF LOT
x
|curb
62.51
720
a4
19,803
32.
TOGETHER WITH
AN EASEMENT.
ASSESSOR'S
Street
Lights
Total
Estimated Land Improvements
True Cash Value
=
19,803
°
PLAT
OF ATHLETIC
FIELD ADDITION
TO SOUTH
Standard Utilitie
HAVEN,
*** COMBINATION
OF
Underground
Util
80~53-420-032-10
AND 80-53-420-033-50
ON
SE SS
25 AUGHST 1999
FQR
2000
Topography
of
'
/
Site
1X
Level
Rolling
.
X
\
Ravine
Wetland
SE
Flood
Plain
Year
Land
Building
Assessed
Board
of|
Tribunal/
Taxable
Value!
value
Value
Review
Other
Value
Who
When
What
12026
153,800,
118,200
272,000
272, 000M
272,0008
448342003351
.
aes
(JW
07/10/2024
INSPECTED
2025
150,700
113,700
270,400
99,059C
The Equalizer.
Copyright
(c)
1999
- 2009.|cp
02/04/2000 INSPECTED
57a
—
Licensed
To:
City
of South Haven,
County
[RE
10/23/1985
2024
103,300
115,300
28.600
——
96, 081C
of Van Buren,
Michigan
2023
72,000;
99, 600
171,600
91,506C
***
Information herein deemed reliable
but
not
guaranteed***Page 6
Residential Building
1
of
1
Parcel Number:
80-53-420-033-51
Printed
on
06/29/2026
Building
Type
(3)
Roof
(cont.}
Tn
Heating/Cooling
(15)
Built-ins
’
1
{15)
Fireplaces
(16) Porches/Decks
|
in
Garage
PT
1
he
J
]
X
!Single
Family
Eavestrough
“IX
Gas
0il
]
Elec.
Appliance Allow.
‘Interior
1 Story |Area Type
Year Built:
i
|
Mobile
Home
Insulation
Wood
Coal
Steam
Cook
Top
i
iInterior
2
Story
“TIETECE “i story) Car Capacity:
i
Town
Home
0|Front
Overhang
~—-
- WY Two
basis
Dishwasher
:
,2nd/Same
Stack
300 CGEP
(1
St o
Class:
CD
|
Duplex
0|Other Overhang
Force
ir w/o Ducts
Garbage Disposal
Two Sided
°r¥)
Exterior:
Siding
:
A-Frame
x
Forced pr
ws Ducts
Bath Heater
H
{Exterior
1
Story
f
Brick Ven.:
0
i
ex
o
:
;
-
ee
(4)
Interior
.
i
Vent
Fan
;
{Exterior
2
Story
Stone
Ven.:
0
1
X [Wood
Frame
bo
Electric Baseboard
Hot Tub
Prefab
1 Story
Common Wall:
Detachbe
|
oo}
Drywall
{Plaster
Elec.
Ceil. Radiant
Unvented Hood
|
‘Prefab
2 Story
Foundation:
42 Inch
|
“Building Style:
Paneled
|
Wood T&G
Radiant
{in
loor}
Vented Hood
H
Heat Circulator
;
Finished
7:
i
2
STORY
mT
ET
PA
Electric Wall
Heat
Intercom
:
Baised Hearth
Auto.
Doors:
0
|
Trim
&
Decoration
Space
Heater
;
:
!
NE BITTE REMGAETEd be re
yee en
WallsEL
Hs
Jacuzzi
Tub
ve
{Mech.
Doors:
0
;
Tex
|X X [ord
1
Min
a
oor
Furnace
Jacuzzi repl.Tub
ented
Ga
Area:
528
1920
0
_ {Ex
|X
ER
SS
Forced Heat
& Cool
Oven
$ Good:
0
|
“Condition: Good
het Closets
Heat
Pump
Microwave
a1
'
‘Storage Area:
0
:
liq
*
|oxd
lsmalll__.No Heating/Cooling
Standard Ran
1.626
-
*
~iNo Conc.
Floor:
0
i
ee
pp
C
t
1
Ai
’
CV
——
Room List
boors
|
Solid’ X 1H. C.
ood
Furnace
Base
New
:
238,720
E.C.F.
'Bsmnt Garage:
fi
I Basement
TTT Ty) Fisors
my
i.
:
i:Tofial
Depr
Cost:
144,255
KX
10501 Li
i1st Floor
ee
12)
Electric
:
imated T.C.V: 216,527
Carport Area:
2nd Floor
Kitchen:
CTO Amps Serviee
TT
:
Roof;
|
{Bedrooms
Other:
:
-
—
!
Le
eed
Other:
. No./Qual.
of Fixtures
%Bldg:
1
Single Family
2 STORY
Cls CD
Blt
1920
(1)
Exterior
i
X Ex.
T
"ord.
Min
m:
Forced Hot Water
X TWood/Shingle
(6) Ceilings
-
i
a
i
1024
SF
Floor Area
=
1626
SF.
{Luni num vinyl
[I
A
er
of Elec. Outlets
c/Econ/Comb.
% Good=59/100/160/100/59
Brick
i
i
.
[Many | IX
Ave.
=
[Few
{
i
a3
Plumbing
=
Exterior
Foundation
Size
Cost
New
Depr.
Cost
| rnsutation
—
Siding
Crawl
Space
844
Lo
es
NTE
Fh
a
Average Fixtures
Siding
Crawl Space
180
(2) Windows
(7) Excavation
'
1
3 Fixture Bat
:
Total:
180,147
106, 287
i
[Many
.
Large
Basement:
0
S.F.
’
2
Fixture
Ba
Other Additions/Adjustments
IX
Avg.
X
Avg.
Crawl:
1024
S.F.
Softener,
Au
I
pew
Small
: Slab:
0
S.F.
Softener
(1 Story)
36
1,133
668
Wood Sash 771
Height
to Joists:
0.0
c CGEP
(1
Story)
300
15,453
9,117
Metal Sash
Tea
sm
ee
‘Garages
vinyl
Sash
(8)
Basement
, Class:
CD Exterior:
Siding Foundation:
42
Inch
(Unfinished)
Double Hung
a Ione. Block
~~
TT
Base Cost
528
20,418
12,047
Horiz.
Slide
|Poured Conc.
Class:
CD Exterior:
Siding Foundation:
42
Inch
(Unfinished)
Casement
H
Istone
Base Cost
660
23,826
18,346
*
Double Glass
{Treated Wood
i
,
Common Wall:
2 Wall
1
-4,883
-3,760
Patio Doors
| _lconcrete Floor
er oer
,
Las
775
Storms
& Screens
9
Basement
Finish
ia
Public aver
1
1.313
775
ee
J
’
(3)
Roof
"TRecreation
SF
T Tooblic Water
—
°
Totals:
238,720
144,255
¥
[Gable
Gambrel
jLiving
SE
1
[public Sewer
Notes:
Hip
Mansard
{Walkout
Doors
(8)
ater
Well
{ ECF
(RES SOUTH
OF RIVER EAST
OF
LE GRANGE\BROADWAY
ST}
1.501
=>
TCV:
216,527
|
Flat
Shed
[arkons Doors. (a1
1000
Gal septic
|X
Asphalt
Shingle
(10)
Floor Support
|2000
Ga1
Septic
i
frre
—.
Lump
Sum
Items:
Chimney: Brick |
Soiste:
|
imney:
Unsupported
Len:
H—
em
1 Cntr.Supi.
!
***
Information herein deemed reliable
but
not guaranteed***Page 7
parcel Number: 80-53-420-033-51, Residential Building 1 oO ; Pool 8 79201 Conc Apron +++ Information herein deemed reliable but not guaranteed*** 16.00 [60 cop © 36.0 ft? 6.0° ° S 11U2SFRC © g440ft2 J 24.0° 22.0 13.0 bx FR Garage o ~ 528.0 ft =z 22.0 5 FR Garage © 660.0 ft Printed on 06/29/2026
Page 8
06/29/2026 Valuation Report DB: City Of South Haven 2026 11:04 AM 80-53-420-033-51 2026 Est. T.C.V. DOMBROSKI MATTHEW RYAN Property Class: 401 918 PHOENIX ST Map #: B39A CITY OF SOUTH HAVEN - VBC SOUTH HAVEN, MI 49090 Land Value Estimates for Land Table 0400B.RES SOUTH OF RIVER EAST OF LE GRANG * Factors * 10.17" & 99' ARE BACK LOT Description Frontage Depth Front Depth Rate %Adj. Reason Value 28.75 297.00 1.0000 1.0000 0 100 0 10.17 149.95 1.0000 1.0000 0 100 0 99.00 135.20 1.0000 1.0000 0 100 0 RATE TABLE RESIDENTIAL 23432 sgFt 14.59000 90 REAR LAND DRAIN 307,686 138 Actual Front Feet, 0.54 Total Acres Total Est. Land Value = 307,686 Land Improvement Cost Estimates Description Rate Size % Good Cash Value Pool: Gunite 62.51 720 44 19,803 Total Estimated Land Improvements True Cash Value = 19,803 Cost Est. for Res. Bldg: 1 Single Family 2 STORY Cls CD (11) Heating System: Forced Hot Water Ground Area = 1024 SF Floor Area = 1626 SF. Phy/Ab. Phy/Func/Econ/Comb. % Good=59/100/100/100/59 Building Areas Stories Exterior Foundation 1.5 Story siding Crawl Space 2 Story siding Crawl Space Other Additions/Adjustments Porches Cccp (1 Story) CGEP (1 Story) Garages Class: CD Exterior: Siding Foundation Base Cost 12,047 Class: CD Exterior: Siding Foundati (Unfinished) Base Cost 660 23,826 18,346 *77% Good Common Wall: 2 Wall 1 -4,883 -3,760 Water/Sewer Public Water 1 1,313 775 Public Sewer 1 1,313 775 Totals: 238,720 144,255 Notes: ECF (RES SOUTH OF RIVER EAST OF LE GRANGE\BROADWAY ST) 1.501 => TCV: 216,527 2026 Est. T.C.V. 80-53-420-033-51 = 544,016 Est. TCV/Total Floor Area = 334.57, Most recent sale 04/17/2025 for 332,000 MCL 211.27(2} nonconsideration value = 1, Adjusted Value = 544,015 2025 Assessed MBOR S.E.V. Base for Cap IRM 270,400 270,400 270,400 99,059 2.70 2026 New Eq. Adjustment Loss Additions Tax Adjustment Losses 0 1,600 [¢] Q 172,941 0 2026 Assessed MBOR S.E.V. Capped ->Taxable<- PRE/MBT 272,000 272,000 272,000 101,733 272,000 0
Page 9
March 9, 2026
City of South Haven
March Board of Review
539 Phoenix St.
South Haven, MI 49030
To Whom it May Concern:
The following items are included with the Petition to Board of Review for 918 Phoenix St. (Parcel No. 80-
53-420-033-51):
Authorization for Michael Tyska - Page 4
Notice of Assessment - Page 6
Definition of True Cash Value - Page 8
Assessing Record - Pages 10-11
Subject MLS Listing - Pages 13-19
Appraisal - Pages 21-59
Comparable Sales Map and MLS Listings - Pages 61-111
Nove WN
Please consider the following in this protest of assessment:
*
The Petitioner purchased the property on 4/17/2025 for $332,000.
©
This was an arm's length transaction, as noted on the assessing record on page 10.
o
The terms of the sale are consistent with True Cash Value as defined by the General
Property Tax Act provided on page 8.
o
The seller was well informed and well advised.
*
The property was listed for sale on the MLS in October 2024 and sold 6 months later after 3
price reductions. The listing history is provided on page 13 and is summarized below.
o
10/22/2024
$449,000
New Listing
11/15/2024
$429,000
Price Reduction
o
11/26/2024
$399,900
Price Reduction
o
12/31/2024
$379,900
Price Reduction
o
4/17/2025
$332,000
Sold
*
The appraisal completed at the time of purchase indicated a market value of $335,000, which
supports the purchase price of $332,000. Refer to pages 21-59.
*
The following comparable sale summary includes 6 sales, plus the subject property.
SqFt
$/SqFt
Total Fin
Above
Above
SqFtAll
Lot
Year
Sale
Address
Sold Date
Sold Price
Grade
Grade
levels
Acres
Built
1
731Phoenix St
12/22/2025
$290,000
2,183
$133
218
114
1920
2
213 Prospect St
9/24/2025
$320,000
1,546
$207
1,546
020
1800
3 {Subject} 918Phoenix St
4/17/2025
$332,000
1,430
$232
1,586
0.52
1920
4
317 Cherry St
12/15/2025
$342,000
1,959
$175
1,959
017
1920
5
1016 Phoenix St
8/22/2025
$355,000
1,574
$226
1,574
0.17
1960
3
66BaileyAve
2/2/2026
$365,000
1,818
$201
1,818
0.40
1900
7
727 Wilson St
11/19/2025
$369,000
1.651
$224
1,651
0.20
1910Page 10
A map and MLS listings for the comparable sales are included on pages 61-111. Alf sales are located between Broadway St. and Blue Star Hwy., and between Superior St. and Conger St. After considering the differences in square feet, acres, year built, and condition (refer to MLS photos), the sale price of $332,000 for the subject property is supported by the comparable sales. * The subject property indicates the highest $/SqFt Above Grade at $232. The 2026 Tentative Assessed and Taxable Values are excessive and do not reflect True Cash Value, as shown in the following table. City of South Haven Petitioner Difference 2026 Taxable Value $272,000 $166,000 2026 Assessed Value $272,000 $166,000 x 2 2 True Cash Value $544,000 $332,000 $212,000 ¢ The 2026 Assessed Value of $272,000 indicates a True Cash Value of $544,000. o If the home was truly worth 64% and $212,000 higher than the sale price, the property would not have sat on the market for 6 months. ® The seller was well informed and well advised. * The seller did not undersell the property by $212,000. ¢ The listing history and eventual sale price of $332,000 should be given primary consideration when determining True Cash Value. o Secondary consideration should be given to: * The appraised value of $335,000 at the time of purchase. * The comparable sales summary, which supports the purchase price of $332,000. = Phoenix St. is a busy road. » The property shares a driveway with the adjacent property to the east. In summary, | contend the 2026 True Cash Value is $332,000. Sincerely, Michael Tyska Petitioner's Authorized Representative
Page 11
Authorization for Michael Tyska
Page 12
detioop signature verification:
Petitioner's Authorized Representative
Matthew R. Dombroski, 515 W. Arlington Place, Chicago, IL 60614 {hereinafter “Petitioner”)
918 Phoenix Street, City of South Haven, Van Buren County, MI, Parcel No. 80-53-420-033-51 (hereinafter “Property”)
Michael Tyska, Fairwind Property Tax Consulting, LLC, 6986 Adaridge Drive SE, Ada, Mi 49301 (hereinafter “Petitioner's
Authorized Representative”)
Authorization.
By his signature below, Petitioner hereby authorizes Michael Tyska to act as the Petitioner's Authorized
Representative in the appeal of the 2026 Assessed and Taxable Values for the Property with the City of South Haven
Assessor, March Board of Review, and the Michigan Tax Tribunal.
Petitioner's Authorized Representative will provide services solely as a Property Tax Consultant. Petitioner's Authorized
Representative is a licensed Certified General Appraiser and a licensed Real Estate Salesperson in the State of Michigan.
All opinions of value, both written and verbal, provided by Petitioner's Authorized Representative are in the role of a
Property Tax Consultant, and not as a Certified General Appraiser or Real Estate Salesperson in the State of Michigan or
elsewhere. Written and verbal opinions of value provided by the Petitioner's Authorized Representative are not appraisals
and are not intended to meet the requirements set out in the Uniform Standards of Appraisal Practice. If an appraisal is
required as part of the consulting services provided by the Petitioner's Authorized Representative, the services of a
licensed appraiser, other than the Petitioner's Authorized Representative, shall be obtained.
Petitioner hereby authorizes Petitioner's Authorized Representative to file the necessary required documents and
supporting information for the appeal, and to communicate with and to receive communication from the City of South
Haven Assessor, March Board of Review, and the Michigan Tax Tribunal, regarding any and all matters related to the
appeal of the Property.
’
datloop verified
03/05/26 8:23 AM CST
QIOV-3T9U-HQRG-XHBW
Petitioner:
Matthew R. Dombroski
dotloop verified
Michael pate
03/05/26 8.51 AM EST
OB38-4DS8-XUPM-AMZQ
Petitioner's Authorized Representative:
Michael Tyska
Fairwind Property Tax Consulting, LLC
Pagelof1lPage 13
Notice of Assessment
Page 14
Michan Desartgnl of Tress THIS IS NOT A TAX BILL Notice of Assessment, Taxable Valuation, and Property Classification This form is issued under the authority of Public Act 206 of 1893, Sec. 211.24c and Sec.211.34c, as amended. This is a model assessment notice to be used by the local assessor. L-4400 FROM CITY OF SOUTH HAVEN MICHELE ARGUE 539 PHOENIX ST SOUTH HAVEN MI 43090 PARCEL IDENTIFICATION PARCEL NUMBER: 80-53-420-033-51 PROPERTY ADDRESS: 918 PHOENIX ST SOUTH HAVEN, MI 49090 SCHOOL DISTRICT CODE: 80010 OWNER'S NAME & ADDRESS/PERSON NAMED ON ASSESSMENT ROLL: DOMBROSKI MATTHEW RYAN SCHAGAR-DOMBROSKI MIRIAM 515 W ARLINGTON PL CHICAGO IL 60614 EXEMPTIONS 9% Exempt As "Homeowners Principal Residence": .00% 9% Exempt As "Qualified Agricultural Property": .00% % Exempt As "MBT Industrial Personal: .00% pt % Exempt As "MBT Commercial Personal”: 00% Exempt As "Disabled Veteran or Surviving Spouse": [0 Yes No Exempt As "Qualified Forest Property”: O Yes [X] No Exempt As "Development Property”: O Yes Xx No LEGAL DESCRIPTION: B39A 11-1-17 747-59 785-93 94 925-314 1026-07 * BEG AT NW COR OF LOT 33, TH E ALG N L OF SAID LOT 28.76 FT, TH SATRT ANG 147 FT, TH E PAR WITH SAID NL 6.5 FT, TH S 1 DEG 42'30"W 149.95 FT TO S L OF SAID LOT 33, TH W ALG SAID S L 38.82 ET. TH N 1 DEG 33'12'E ALG W L OF SAID LOT 297 FT TO BEG. ALSO § 135.20 FT OF LOT 32. TOGETHER WITH AN EASEMENT. ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 401 Residential PRIOR YEAR'S CLASSIFICATION IF DIFFERENT: 401 Residential The change in taxable value will increase/decrease your tax bill PRIOR AMOUNT CURRENT CHANGE FROM for the 2026 year by approximately: $12258 YEAR 2025 Teme As EURRENT EAR 1. TAXABLE VALUE: 99.059 272,000 172,941 2. ASSESSED VALUE: 270,400 272,000 1.600 3. TENTATIVE EQUALIZATION FACTOR! 1.000 4. STATE EQUALIZED VALUE (SEV): 270,400 272,000 1,600 5. WAS THERE A TRANSFER OF OWNERSHIP IN025 THAT RESULTED IN A TAXABLE VALUE UNCAPPING? [€] Yes 0 No 6. Assessor Change Reason(s): The 2026 Inflation rate Multiplier is: 1.027 Questions regarding the Notice of Assessment, Taxable Valuation, and Property Classification may be directed to the Following: Name: Telephone Number: MICHELE ARGUE (269) 637-0745 Email Address: JWOODLEY@SOUTHHAVENMI.GOV 2026. IF AN APPOINTMENT IS NEEDED PLEASE CALL (269) 637-0745 TO SC 269-637-5319, OR EMAIL TO JWOODLEY@SOUTHHAVENMI.GOV . APPEALS BY MAIL M March Board of Review Appeal Information. The Board of Review will meet at the following dates and times: THE LOCAL BOARD OF REVIEW WILL MEET AT CITY HALL, 539 PHOENIX ST ON TUESDAY, MARCH 10TH FROM 9:00 A.-M. - 12:00 PM & 1:00 PM - 4:00 P.M., AND THURSDAY, MARCH 12TH FROM 3:00 P.M. TO 9:00 P.M. HEDULE ONE. APPEALS CAN BE MADE BY MAIL, FAX UST BE RECEIVED BY MARCH 12, ALL APPEALS ARE TO BE ACCOMPANIED BY A COMPLETED BOARD OF REVIEW PETITION FORM #618. PLEASE CONTACT THE ASSESSOR'S OFFICE IF ADDITIONAL INFORMATION IS NEEDED
Page 15
Definition of True Cash Value
Page 16
The Petitioner purchased the Subject Property on 4/17/2025 for $332,000 and the terms of the sale are consistent with True Cash Value as defined by the General Property Tax Act (Excerpt) 206 of 1893, U.M.C.L. 211.27. As used in this act, "true cash value" 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 in this section, or at forced sale. ® This was a private sale, and not at auction or at a forced sale. ® This was an arm’s length transaction and the buyer (Petitioner) and seller were not related. * Both parties were well informed or well advised, and acting in what they consider their own best interests. ® Payment was made in terms of cash to the seller. ® The sale price represents the normal consideration for the Subject Property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. 'MCL 211.27(6). 2 See Prof Plaza LLC v City of Detroit, 250 Mich App 473, 476 (2002). 3 See Jones & Laughlin at 354, and Samonek v Norvell Twp, 208 Mich App 80; 527 NW2d 24 (1994).
Page 17
Assessing Record
Page 18
o ~ yxyPo23jurIENH JOU ING STYERT[21 PaWIIP UTSIBY UOTIPWIOJUT xxv uehTYDTW ‘uaing UBA JO 2905 '16 009 “1LT 009 ‘66 000°2L £202 3 v P " 7 GB6T/£2/0T dE Ajuno) ‘uaaeq yinos jo A3TD :0j PasuadT 018096 009 ’812 00€‘STT 00£ ‘£01 ¥Z0Z Q@g10adSNI 0002/¥0/Z0 d9 -600Z — 6661 (2) aubrakdop -zaztrenba oul 0650 ‘66 00% ‘0LZ 00L‘6TT 00L°0ST §Z0z QJ3LOI4SNI bZ0T/0T/LO ML = $000°zLe 000°2LZ 00Z’8TT 008 ‘€ST 9z0Z eum usum ouM antep 13430 MaTADY antea ante antea argexey, /Teunqri], Jo pieog pPassassy butprIng pueT ELE) ureyd pootd pueTiam autaey JuUOIIIDIEM puog papoom duwems padeospue] ubtH X MO] butrroy ToAST. X i 231s Ww Jo Aydezbodog VUUC dLA bbb lL LSUDUY HC . NO 05-€£€£0-0Zb-£5-08 ANY 0T-ZE£0-0Zb-£6-08 STTan punoibispun 40 NOTIVNIGHOD xxx °NAAWH , SSTITTITIN PIEpUElS HLNOS OL NOILIGAY UTdI1d DILITHIV J0 Lyd £08°61 = @nTeA ysed ani] sjuawasordwul pueT pIIPWIIST [eIOL saybyT 399235 S,MOSSESSY "INIWASVI NV HLIM MIHIFOOL ~ZE €08'6T vy ozL 15°29 23TUNg : 1004 qin. x I10T 30 1d 0Z°GET S OSTY "9F8 OL Ld L6Z anrea ysed pooo § 2z1§ 21ey uotidradsag Ses X 107 aI¥S 40 T M OTY @.ZT.£€ 93a T N HL S93PWT]ISy 1S0) JuawaAozdu] pue] 2TI30913. X ‘1d Z8°8€ 1 S AIYS 91¥ M HL ‘€€ 1OT AIVS ashes: X 40 TS OL 1d G6°6FT MuOE.Zh 930 T § HI , IBM X13 6°90 T N QIVS HLIM ¥¥d d HL ‘Ld LbT ONY 989 /L0€ = anTep pueT ‘3s3 [eIOL S2I0Y TeI0L pG°0Q ‘3993 IUOIJ TenIdY BET ATENIPTS Id I¥ S HL ‘Id 6L°87 1OT AI¥S J0 T N 9T¥ 989 ‘LOE NIVMA ONYT ¥¥3d 06 00065°bT 2abs zevez TYIINIAISIY FTAVL HIvH ANOS WAG, X 3 HL ‘€€ LOT 40 HOD MN IV 938 x L0-920T 0 00T © 0000°T 0000°T 0Z°SET 00°66 Peoy paned xX PTE-526 b6'€6-58L 6S-LbL LT-T-TT ¥6€d 0 . . . . peoy T3A®RI9 ¢ 00T © 0000°T 0000°T S6°6¥T LT°0T bt Ht uoradTIossd Xel 001 © 0000°T 0000°T 00°L6Z SL'8Z : antep uoseay -[pys 231ey yadsag 3Juoag yadag abejuoag uotidTaonsag sjuawaaoxdury LOT OYE F¥Y ,66 3 ,LI1°0T « SI103003 EIS CEE] P1909 TI O9¥IIHD ONYY¥D dT 40 LSYE ¥IATY 40 HINOS SITY €00F0 2Tdel pueT I0J s23ewrisy anes pueq jueoep paaoadur Xx Td NOLONITHY M STS pe ; i - WYTHIW 1XSOMEWOU-MYOVHOS LZ°11Z TOW T) STO’WbS ADL 3ST 9202 NUAM MAHLIVK TMSONEROA V6EE ‘# dVH SS2Ippy/aWeN S,13uMO -D3dSNI ON 98€01T8d 1102/82/21 MIVAFd/MALTY/AAY SEH IST ‘puod 0 ‘3°¥'d a3L3ATANOD 8€£00vZ8d ¥Z0Z/ET/€0 MIVAAN/ITV TYIINIAISEN STOOHDS DIT8Nd NIAVH HINOS :T00YdS 1S XINHOHd B16 snieas TaquInyN a3eq (s)3Twaag BuTPTTNE €I1-Y :BUTUOZ AONAWI-TYIINIAISAM :SSETD ssaappy A31zadoig 07001 W3IASNYML ALMIdO¥A 822/8LLT HIONFT S,WHV-£0 aM SZ0Z/LT/¥0 000 °ZEE NVAY MIHLLYW INSOMEWOQ AEWIN ¥ 4 NIAELS ODSIONVYA “suey, Ad abeg 3 adh a3eq 20114 Judxd patjTasp 13917 31eS Jo swisj “3sug a1eS ares EERULE 5) 103uRIDH 9202/50/€0 uo pajutig NZ¥OE NYA :A3unod DHA - NIAVH HINOS 40 ALID :UOTIDTPSTINC 16-££0-02p-£5-08 :I2quN [ad3eq
Page 19
-—
—
LeyDa3IUEIENG
JOU
ING ITQRTI] PaWSSP UTSIAY UOTIPWIOIUL
»xx
rang" 13Ud
sus
peazxoddnsun
Not
tASUWTYD
rsystor
iswe1r ung dunt
11oddng
10074
(01)
a7butys
3TeUdSY
X
stadas
1e5 0007
(¢)
$1000 100HTEM
T
oradss
TeD
0007
is
10074
ON
paus
ied
11am
1318p
ox
Te
pIesueR
diy
£25°912
LADD
<=
10S°1
(IS AVMOVOWE\IONY¥O dT 30 LSYd ¥3ATH 30 HLNOS S3d)
303
Zemas OTTANG
I
fa)
Sree EP
18 70WED
a1qe9
X
:s210N
-
i
S
H
.
,
R
Ze3em oT1qnd
1
is
uoT1eaIdYy
j004
(g}
SGZpET
0ZL'8€2
STe30L
Tomas
/151PM
(51)
SLL
£1€’1
1
Tamas >11dnd
/
ystut4
Juswased
(6)
SusaInNg
3
SWIOAS
Sil
£1671
1
I33EM OTIANd
ueq USA
10013 212I0U0D
51000
OTIRd
I9MIS/IVIBM
3a0D0TY
Qnl DIWeIs)
poom paiesiy
sse1H @ranog
09. '€-
£88
F-
1
TTeM
g
:T11eH UoumC)
SuTeM
ST1L DTWeIsd
2U03s
JusWESED
Lx
ave ‘gl
9z8’el
099
31soD ased
10014
3TTL 2TWRIAD
us
painod
APTS
ZTI0H
(P3USTUTIUA)
YDUI
Zh
:UOTIPPUNOZ
HUTPTS
:I0TIVINI QD SSID
12mous saexedas
Yoolg
-oued
puny a7Gnoa
Ly0°21
8Tv ‘0e
82s
sop sed
HUTS eIIXT
yseg
TAUTA
(paysTUTIun)
USUI
Zp
:uoTiepuncd
BuIPIS
1IOTIBIXA
GO
SSEID
1aT7TOl
BIAIXT
juswaseq
(8)
yses
[PIsW
ssbeien
putqunid
ON
yses
pooM
L116
€6b ST
00€
{Ax015
1)
4390
18H I31BM
1010S
070
:sistor 0 ubToH
~
os
899
£E1°T
9€
(Axo3s
1)
422
Tenuen
‘I2us3130S
ds
0
4PIs
Trews
Rel
ssysI0g
oany
‘13U33130S
“A's
Z01
TMeId
bay
X
; YX
siuaw3snlpy/sSuoTiIpPpY
13430
yjeg
8INIXTI
7
‘d's
0
:juswasey
obier
upp
827901
LyT081
tR3OL
y3eg
2I03XTI
€
1
uotieATIXT
(1)
smopuTM
(2)
081
aoeds MBID
buTpTS
A203
7
(sysanixTi
aberany
votieTNSUT
i22:)
aoeds
[meID
ButptsS
£10315
5° 1
Sutquntd
(511
3s0)
"adaq
M3N
1S0D
221g
uotiepunod
J0TI22IX3
$91103S
:
so1ag
seaiy burprTngd
M33
sang
x
Auer
-
-
Aya-
A
TAUTA/WOUTUNTY
65/00T/001/00T/65=P0CO
§
"quod/uod3/dund/Aud qv/Aud
$387300
‘0373
JO
‘ON
SbuTITED
(3)
S716uTYS POON
KX
“dS
9291
=
©dI¥ I00Td
3S
$Z01
=
PIIY¥ punoin
.
Lo
Is3eM
10H podIod
[weisAs buriesH
(11)
UT
pao
xq
X
xou30
101283xd
(1)
0z61
318
as sd
A¥OLS
7
ArTweg aTBuTS
[
:bpTg
's3¥ I0J
"1S IS0D
s2InINTa
JO "Tend/
ON
euao
J
wa1sAs A3TIndag
aoTaxas
sduy
§
Tusys1TH
10014
Puc
1jooyd
wnnoep
[BIIUID
10074
3S1
ipozy 110d1ED
£25912 ADL PRABWIIST
ques yseay
21132913
{ZT}
si0074
(5)
JusIssEy
1061
X
66Z
pH1
:1sod
1dsg
Teiol
eunes
JoeuINI
POOM
5
X
PI10S
s1o0d
1S TT
WOOY
rabeie:
‘10
,
.
Sen
:
ie
ae
abeieo
juwsg
40d
0ZL a
ee ies
sbuey uesTd ITS
ITY TeI3UID
0
:100[4
"DUOD ON
tp
eby
‘52333
abuey piepuels
BurTo0D/BUTIRBH
ON
Trews
pO
x
61
009 UOTITPUOD
0
:esay abriols
ao
:sseid
SABMOIDTH
dung eH
$1807) jo 9Z1§
pees
0
:PooD
%
uso
1003
»
1BOR PaDIO0i
y
0
0Z6T
RZG
1e2IY
se PIIUBA-IDBIIA
qn
1dex
1zzZnoep
sopuUINg 10013/T1BM
UT
pio
xX
Xd
paspowsy
ATTIRE
IL
0
:5400Q
"UJSKH
3A01S pooM
qny tzzuoep
I91e8H aoeds
UoTIRIODBG
¥ WIIL
AMOLS
7
0
:sxo0g
‘oany
y3jiedy
pasiey
wodIajuT
JesH
Tres
57115973
:
Conk
od we
Io
paysTuld
ZCJIBTNIITD
3e3H
PCOH
DP31USA
(200T73-UT)
JUETPEY
595 poom
pataued
12TALS
PTY
Y2ul
Zp
:UOT3IRpUNOI
K101S
Zz
qe3aad
POOH paluU3AUn
Juetpey
‘[T80
‘091d
1315014
TremkIg
auoe31vd
ITEM UOUMOD
A1035
1
9eJs1d
ang 30H
pieogaseg 211103714
sotie3uT
(1)
swe1d
PoOOM
X
0
:°uUsp
2U03§
K1015
¢
10Ta3IXY
uez
UIA
157M
10H pesiod
X
T1893
JA
1 Tua,
x
K103s
10T131X3
133B3H
uleg
A=
0
-
A AT
q
1
3
js
s3onQ
/M
ITY
padiod
BUBYIFAD
1BUI0
0
xa1dng
BUIPTS
:3OTIBIXI
co ooc
1)
aqoo oe
popTs omy
tesodstg sbeqres
s3ong
o/M 11y pasiod
BURY
ISAG
U0
UMo,
ap
:sseild
(Axo
)
00
¥OPIS
SWERS/puzZ
13ysesys tq
uey
0
3
0
BWOH
L
:Axtoedel
ard
3s
1
20
9¢
AI103S
7
I0TaBUl
do]
300d
wes1s
120d
poom
uoT3I®[NSUT
BwoH
STIACKW
ia71ng
Ieax
adAl B21¥
A1035
[
I0TI8IUL
-moTTY aoueiTddy
“o8Td
110
seg
ybnoiissaed
Aue
abuts
x
obe1es
((1)
s)YD2Q/SdYdIod
(91)
saverdextd
(S17)
sut-a7Ing
{ST}
butioon/butiead
(11)
T3ued)
Joow
(gf)
adAl butpiTng
9202/50/€0
uo pajutig
16-€€0-0ZF-£6-08
JIaqunN
T132>Ied
1
3o
1
BuipTing
[PTIUSPTISSYPage 20
Subject MLS Listing 12
Page 21
History for MLS # 24055660 918 Phoenix Street, South Haven, MI 49090 $332,000 + Status Soid Salling Member Status Status Selling Member Stas Prica Change Text, etc. Open House Price Change Price Change Open House Photos Documents New Documents Documents Price $332,000 $379,900 $379,900 $379,900 $379,900 $379,800 $379,900 $399,800 $399,800 $399,900 $429,000 $449,000 $449,000 $449,000 $449,000 $449,000 $449,000 % Change -5.0% -6.8% -4.5% Date 04/17/2025 04/29/2025 04/17/2025 04/17/2025 04/17/2025 03/07/2025 12/31/2024 12/18/2024 12/02/2024 11/26/2024 11/15/2024 10/29/2024 10/28/2024 10/25/2024 10/22/2024 10/22/2024 10/21/2024 DOM 135 189 177 177 177 136 70 57 41 35 24 oO Ow, ~~ CDOM Address 135 918 Phoenix Street 13
Page 22
Residential Sold Agent Detail Report 918 Phoenix Street, South Haven, MI 49090 $332,000 List Number: 24055660 Property Sub-Type: Single Family Status: Sold Area: Southwestern Michigan - S Residence List Price: $379,900 outh Haven City New Construction: No Original List Price: t County: Van Buren $449,000 137x135x99x162x29x 147x150 Possession: Close Of Escrow List Price/SqFt: $265.66 Waterfront: No Tax ID #: 80-53-420-033-51 Sold Price/SqFt: 232.17 ~ Water Access Y/N: Yes Road Frontage: 29 Days On Market: 135 Ownership Type: Private Owned Cumulative DOM: 135 LotAcres: 0.5224 Lot Square Footage: 22,756 Directions: Phoenix St. between Cherry St & Bailey St. ross Streets: Cherry & Bailey SqFt Source: Measured Upper Main Lower Bsmt Total Bedrooms 3 0 0 0 3 Full Baths 1 1 0 0 2 Half Baths 0 0 0 0 0 Fin/Level 651 779 0 156 1,586 (Finished All Levels) Total Sqft 0 156 1,430 (Sqft Above Grade) ROOMS/DIMENSIONS/LEVELS Architectural Style: Traditional Year Built: 1920 Dining Room 11x11 Main Primary Bedroom 13x13 Upper Bedroom 2 10x12 Upper Stories: 2 Water: Public Kitchen 24x13 Main Bathroom 1 6x5 Main Bedroom 3 11x12 Upper Manufactured Y/N: No Sewer: Public Sewer Living Room 14x13 Main Bathroom 2 8x5 Upper Other 24x10 Main Total Fireplaces: 1 Driveway: Asphalt; Shared Paved Main Level Primary: No #of Rms Above Grade: 6 Legal: B39A 11-1-17 747-59 785-93,94 925-314 1026-07 * BEG AT NW COR OF LOT SEV: 218,600 33, TH EALG N L OF SAID LOT 28.75 FT, TH S AT RT ANG 147 FT, THE PAR WITH Tax Ye SAID NL6.5FT, TH S 1 DEG 42'30"W 149.95 FT TO S L OF SAID LOT 33, TH WALG SAID SL 38.82 FT, TH N 1 DEG 33'12"E ALG W L OF SAID LOT 297 FT TO BEG. ALSO § 135.20 FT OF LOT 32. TOGETHER WITH AN EASEMENT. ASSESSOR'S PLAT OF ATHLETIC FIELD ADDITION TO S Taxable Value: 96,081 Seller's Annual Property Tax: 3,928.54 School District: South Haven Terms Available: Cash; Conventional Water Fea. Public Access 1 Mile or Less Heat Type: Hot Water; Radiant Water Type: Lake; River Ameniti Heat Source: Other Street Type: Paved; Public Exterior Features: 3 Season Room, Balcony Air Conditioning: Wall Unit(s) Exterior Material: Vinyl Siding Sale Conditions: None Fireplace: Gas Log; Living Room Roofing: Asphalt; Shingle Outbuildings: Kitchen Features: Eating Area; Pantry Substructure: Crawl Space; Michigan Basement Pool: In Ground Access Feat: Accessibility Features Garage Spaces: 4 Util Avail at Street: Electricity Available No Parking Detached; Garage Door Opener Utilities Attached: Cable Connected; Natural Gas Flooring: Vinyl; Wood Features: Connected Patio and Porch Deck Lot Description: Sidewalk Features: Laundry Gas Dryer Hookup; In Unit; Laundry Closet; Features: Washer Hookup Appliances: Built-In Electric Oven; Dishwasher; Disposal; Dryer; Freezer; Microwave; Refrigerator; Washer Additional Items: Ceiling Fan(s); Garage Door Opener; Gas/Wood Stove; Window Treatments Public Remarks: Welcome to your perfect retreat in the charming harbor town of South Haven! This lovingly maintained 3-bed,2-bath is just steps from the vibrant downtown. Start your mornings on the cozy front porch with a cup of coffee or unwind in the evenings with a view of the neighborhood. Inside, you'll love the spacious eat-in kitchen, featuring plenty of Bertch cabinetry and Anderson windows that flood the home with natural light. A unique highlight is the custom 20x40 swimming pool, featuring an 8-ft concrete pour, complemented by a spacious deck and an enclosed sunroom with insulated windows, perfect for year-round enjoyment. The primary suite offers a peaceful retreat with room-darkening shades for restful nights. For car enthusiasts or hobbyists, the insulated 4-car garage is a dream! Agent Only Remarks: % of lot to the west is buildable (Accessory structures are permitted, as long as they do not exceed the footprint of the principal structure (i.e., the home). Also, they can be no taller than 16 ft and 1 story. They cannot be used as dwellings). Shared driveway Same owner for 40 years! Seller: Francisco Steven F Listing Agreement: Exclusive Right To Sell RP: No Name Primary Phone ~~ Email Other List Off: @properties Christie's International RE. (satpr01) 269-469-0700 george@atproperties.com Fax: List Agt: Jennifer Vande Lune (s10784) 312-593-8707 jennifervandelune@atproperiies.com Mobile:312-593-8707 List Association: Southwestern Michigan Association of REALTORS Selling Off: eXp Realty (sexp02) 888-501-7085 mi.broker@expraalty.net Selling Agt: Van Homes Team(svanhomesteam) 269-369-0948 mikevan.reaitor@gmail.com Showing Instructions: Please use ShowingTime Listing Date: 10/22/2024 Status Change Date: 04/17/2025 Terms: Conventional Pending Date: 03/06/2025 Sold Date: 04/17/2025 Sold Sale Conditions: Not Applicable Sold Price: $332,000 All information deemed materially reliable but not guaranteed. Interested parties are encouraged to verify all information. Copyright 2026 MichRIC®, LLC All rights reserved. /DMCA Notica The property on this sheet has been made available on 03/09/2026 9:16 PM and may not be listed by the office/agent presenting this information. 14
Page 23
Photos for MLS # 24055660 918 Phoenix Street, South Haven, MI 49090 $332,000 Exterior Front 02_918Phoenix_2004_LowRes 03_918Phoenix_2035_LowRes 04_918Phoenix_2034_LowRes dat 06_918Phoenix_2032_LowRes 15
Page 24
ML3 # 24055660 918 Phoenix Strast, Scuth Haven, M! 49090 $332,000 07_918Phoenix_2041_LowRes 10_918Phoenix_2050_LowRes GEE ; 16
Page 25
MLS # 24055660 918 Phoenix Street, South Haven. Mi 49090 13_918Phoenix_2012_LowRes 17_918Phoenix_2018_LowRe: 14_918Phoenix_2014_LowRes 17
Page 26
MLS # 24055880 918 Phoenix Street, South Haven, Ml 49090 21_918Phoenix_900001_LowRes 23_918Phoenix_900000_LowRes 20_918Phoenix_2054_LowRes 22 918Phoenix 900002 LowRes 24_918-Phoenix_Floor-Plan_Web T r =e ! 7] [ rte — a kd —_— = = $332,000 18
Page 27
WL3 # 2403388¢ $18 Phcenix Streat, South Haven. MI 43080 $332,006 26_918Phoenix_403_FloorPian_lLowRes 25_918-Phoenix_Floor-Plan_Web r= 7 il at a = [ 27_918Phoenix_404_FloorPlan_LowRes 28_918Phoenix_405_FloorPlan_LowRes Te Al 1 Y [} BASEMENT 12 y 123 | | 19
Page 28
Appraisal 20
Page 29
Uniform Residential Appraisal Report Fle# USB-250306-01414-1 opinion of the market value of the subject property. Property Address 918 Phoenix St Cy SouthHaven Stale MI Zp Code 49090-1540 Borrower Matihew and Miriam Dombroski Owner of Public Record FRANCISCO Steven F County Van Buren Legal Description’ See Attached Addendum oo Assessor's Parcel #_ 80-53420-033-51 Tax Year 2024 RE Taxes § 4162 f South Haven . Map Reference 26/Van Buren Census Tract 0103.00 _ Tenant fi Vacant Special Assessments § 0 CIPUD HOASO J peryear (1 per month Property Rios Aoprased XlFee Simple Leasehold [_JOther (descrioe) Assignment Type [Purchase Transaction Refinance Transaction | _IOther (describe) Lender/Ciient US Bank, N.A Address 200 S 6th St, Minne Is the subject property currently offered fo sale or has t been offered for sale n the twelve months prior to the Report data sources) used. offering price(s), and date(s) DOM 93,Has a pending sale as of 03/07/2025 for $379,900 The reference number is #24055660 as. provided by SWMRIC MLS, days on market is 148 Had a price change as of 12/31/2024 for < continued in addendum > | [XJ 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 Arms length sale; Appears to be arms length Personal property includes: Refrigerator, Stove, Washer and Dryer. Thy value is attributed to personal property in this analysis Contract Price $ 332000 Date of Contract 03/28/2018 Is the property seller he owner of public record? X]Yes Is there any financial assistance (loan charges, sale concessions, git or downpayment assistance, etc ) to be paid by any party on ‘if Yes, report the total dollar amount and describe the items to be paid $0,;No financial assistance provided. appraisal? © ives CIN (ems typically transfer with real estate in this market. No J No Data Source(s) BSA Van Buren if of the borrower” Note: Race and te rac: othe Ct are not appraisal factors Location [Jurban [Suburban BCIRual Property Valves []increasing table [JDecinng PRICE AGE One-Unit 0% BultUp B0Over7s% []2575% []Under25% DemandiSuply BC)Shortage []inBalance [lOverSupply = $000) (ys) 24Unt 5% Stable [Slow Marketing Tme | Under3mins [13.6mths [lOverSmns = 250 Low 0 Tw 1 2600 High .) 99 Co 10 % poorod slay abe fl the Black il © the Har Ble’ Star Highway © the East, Aytworth . the 350 Pred 2 Oar vic oo 5% Neighborhood Description See Attached Addendum Market Conditions (including support or the above conclusions) See attached 1004MC form, Dimensions Irregular see legal description Awa 23435sf Shape Imegular View NRes, Specific Zoning Classification R-18 Zoning Descriy Residential (includes single family residential) Off-site improvements. Type Asphat_ None ‘Are the lites and of-ste improvements typical or the market area? r5e ste conditions or extemal factors (eas Crawl Space [Foundation Walls Conc/Avg Floors _ Wd/CptTile/Avg X] Partal Basement Nals Vn 3 “Iwas PIStriDWIAVG 448 sq ft | TimFoish WalAvg. a dL , uli? seul) Tie/Avg Design (Style) Bungalow | [x] Outside EntryExt [Sump Pum a FGITilelAvg. Year Bult 1920 | Evdenceof [infestation [stom Sasvinsuiated NonemNA _[carstorage [None Effective Age (¥1s) 50 [J Dampness __ [] Settement [Screens Partial/Avg. } ay #ofCas 2 Attic [Heating] FWA [J HWBB &) Radiant |Amenies | |WoodStove(s)# 0 _ |Driveway Surface Conc CJ prop tar CJ Other Fuel Gas |CFrepace(si# 0 [Jrence None [XI Garage #ofCas 2 In] Floor ad C oo Cooling x Central Air Conditioning lo/Deck Deck « ~ (my Carport #of Cars 0 [] Finished [] Heated 1 Individual [Jother None IG BC other Storage JT] An 8 Det [J Builtin Appliances [Refrigerator [J Range/Oven (XJ Dishwasher [] Disposal [TJ] Microwave [] Washer/Dryer [TJ] Other (describe) Finished area 8 Rooms 2 Bedrooms _ 20Bathls) 1479 Square Feetof Gross Living Area Above Grade ‘Addifional features (special anergy efficient lams, etc) See attached photos. Describe the condition of the property (including needed repairs, deterioration, renovations, remodeiing, etc) C4No updates in the prior 15 years Average condition overall Some dated decorating. MLS report a 20' x 40' Concrate pool Pool is covered al the lime of inspection. Attached fo the rear of the garage is a storage area which has doors opening to the rear yard. Are there any physical deficiencies or adverse conditions that affect the ivabiity, soundness, o strucural integrity of the property? ves EINo If Yes, describe See Attached Addendum. Does the property generally conform to the neighsarood (functional uly, style, condition, use, construction, etc)? Yes [INo_if No, describe Freddie Mac Form 70. March 2005 UAD Version 972011 Pal x1 5 Fannie Mae Form 1004 March 2005 21
Page 30
Uniform Residential Appraisal Report File # USB-250306-01414-1 Thereare 7 Data Source(s) SWMRIC #24038579.00M 14 County tax records comparable properties currently offered for sale in the subject neighborhood ranging in price from § 359800 lo§ 524300 Thereare 15 comparable sales in the subject neighborhood within the past tweive months ranging in sale price from § 269900 t0§ 549900 FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE #2 COMPARABLE SALE #3 Address 918 Phoenix St 758 Huron St 327 Cherry St 1032 Phoenix St South Haven, MI 43090-1540 South Haven, MI 49090 South Haven, MI 43090 South Haven MI 43090 Proximity to Subject 0.20 miles SW 0.08 miles SE 0.13 miles NE Sale Price $ 332000 H 311000 5 399000 § 285000 Sale Price/Gross Liv. Area § 22448 sqft § 186.00 sqft H 269.96 sqft $ 21269 sqft SWMRIC #24042696.00M 5 County tax records _ SWMRIC #24022756:00M 42 County tax records D. DESCRIPTION DESCRIPTION + (J$ Adustment DESCRIPTION + (-)§ Adjustment DESCRIPTION + [-)§ Adjustment Sale or Financing ArmLth 0 Amit 0 AmLth 0 Concessions Conv. 0__Convio 0. Convo 0 Date of Sale/Time $09/24,008124 : 0 s0924c082¢ 0 508124,c05/24 [) Location NiRes, ate NiRes; 2 A —__. NRes; LeaseholdiFee Simple l __ Fee Simple Fee Simple B Fee Simple Sie - 23435 sf Bisast 10000 10783 sf 0 aseast 10000 View NiRes; 8.Prk; 10000 | Nes; NRes; _ . Design (Style) DT2Bungalow DT2.8ungalow DT28ungaiow OT2Bungalow Quality of Construction Q4 [73 ) as 3 as AcualAge .; 108 - LL [I ——— SE Gh] ee 0 84 erro Condition . C4 B cs . c3 “40000 c4 BN Above Grade Total | Bdrms. Baths Total Bdrms. Baths . Total . Total ~ Bdms Bains Room Count Cl 2 20 6 3 20 _0:6 _ 2000 6 03 20 0 Gross Living Area 1479 saft 1672 sft 7000 1478 0.1340 aft. 5000 Basement & Finished ~~ 448s(0sfwu aarstostn "0 428s 0 Taasosin —r EK) Rooms Below Grade Foca Good . FR I A FIA CIA Nn Aq. _ 0 FIANoCA 3500 : | None _ . i . 29d20w. 8000 | tgd2dw $000 ! Patio/Deck, Porch . . 0 19000 stmt (Tota 3 Sr : 3 45% Adjusted Sale Price |Z Net Adj 68% of Comparables SESE SEAL Gross Ad). 17.7% | § 332000 | Gross Adj. 170 %/§ 373000 | Gross Ad) 156 % | § 329500 Data sources) SWMRIC MLS _ Report the resus of the research and analysis of he prior sale or vansfer history of he subject property and comparable sales (report additional prior sales on page 3) SUBJECT | COMPARABLESALE#1 | COMPARABLESALE®2 COMPARABLE SALE #3 SWMRIC MLS/BSEA [SWMRIC MLS/BS2A _ oan7i2024 f Sales Comparison Approach _ BE J See Attached Addendum Indicated Value by Sales Comparison Approach § 335000 i} ] Indicated Value by: Sales Comparison Approach § 335000 _ Incoma Approach (if developed) 3 0 The Income Approach is considered inapplicable due Lo the lack of data available, and that properties in the subject's marke! are typically purchased for owner occupancy. The Cost Approach is due to the age of the impr on the basis of 3 hy ‘condition that the impr have been This appraisal ismade & ‘ass’ [J subject to completion per plans and completed, [J subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs of alterations have been completed, or [1] subject o the Iy following required inspection based on the extraordinary assumption that the condition or deficiency does not require alteration or repair: as of 03/17/2025 UAD Version 9/2011 Freddie Mac Form 70 March 2005 Fannie Mae Form 1004 March 2005 22
Page 31
Uniform Residential Appraisal Report
Filed
USB-250306.01414-1
Scope of Work. The scape of work for this appraisal is defined by the complexity of the appraisal assignment and the reporting requirements of this appraisal report form, including
Ihe Definition of Market Value (Page 4), statement of assumptions and limiting conditions, and certifications. The appraiser has at
a minimum. performed a complete visual inspection
of the interior and exterior areas of the subject property. Inspected the neighborhood of the subject property. Inspected each of the comparable sales from at least the street
Researched, verified, and analyzed data from reliable public and/or private sources. Reported his analysis, opinions, and conclusions in this appraisal report
Appraisers Certification 2 on page 5 of this report states that the appraiser
has performed a “complete visual inspection” of the property. This “complete visual inspection” was
performed within the context of intended use and therefore for the intended user, the Lender/Client ited in the subject section of page
1. Therefore the appraiser's viewing of the
property is for valuation purposes only and is strictly for the following intended use: assisting the Lender/Client in evaluating the property for a mortgage finance transaction
The appraiser's viewing of the properly was limited to what was readily observable without moving fumiture, floor coverings, or personal property. Unless otherwise stated, the
appraiser did not view attics, crawlspaces, or any other area that would require the use of ladders or special equipment
The appraiser's viewing of the property was limited to surface areas only and can often be compromised by landscaping, placement
of personal property. or even weather conditions
Most importantly, the appraiser's viewing of the property is far di
from and much less
than the type of
ions
performed to discover property defects.
The scope of this assignment is specific to the needs of the Lender/Client as
identified in the Subject Section on Page
1 of this report. The Lender Client is the anly intended user Al
other parties that choose to rely on this appraisal report should recognize that the
assignment results were not developed of reported in a manner consistent with the needs or uses
of parties other than those identified by the intended user, as identified in the Subject Section on Page 1 of this repart
The scope of this assignment does not include any attempt at discovery (of reporting) of potentially adverse neighborhood influences such as, but not limited to: nearby criminal
activty, registered sex offenders, or interim rehabilitative facilities for felonious offenders
Gross Living Area is calculated using a method developed by the American National Standards Instiute, standard (ANSI 2765-2003) Actual measurements are made to the best of
the appraiser's ability during the course of the property inspection, When necessary, dimensions may be confirmed or utiized from existing surveys o public records
ESTIMATED
[IREPRODUCTION OR
REPLACEMENT COST NEW
‘Source of cost data_Local cost estimates from builders/office files
Qualty aii
oobi
Jo
ENctvedan
¢
3
§ Cotmonts
on Cat Appvaach {gross hong dees celowintions deprecietion,
6)
Land values are based on review of recent land sales and appraiser's files
~ Deprecited Cot of Improvemerts
“Asis” Value of Ste Improvemen
Estimated Remaining Economic Life (UD and VA ony)
=
~~
ca
g
Estimated Monthly Market Rent
0
XG
_
Indicated Value by Income Approach
(including support for market rent and GRM)
Is the developeribuider in control of the Homeowners’ Association (HOA)? _
Oves CINo
Unittypes) [Detached
[J Attached
Provide the following information for PUDs ONLY i the developer/buider is in control of the HOA and the subject property is an attached dweling unit
Legal Name of Project
Total number of phases
i
B
Total
number of units
Total number of units sold
Total number of units rented
BN
i
Total number of units for sale
Data source(s)
a
Was the project created by the conversion
of existing bulding(s)
nto
3 PUD?
[Yes [Io f Yes, date of conversion
.
Does the project contain any multi-dweling units?
~~
[]Yes
[]No_ Data source
Ave the units, common elements, and recreation faciifies complete?
Des [I No_IfNo, describe the status of completion
Ave the common slements leased to or by the Homeowners’ Association?
Clves [INo
if Yes, describe the rental terms and options.
Describe common elements and recreational faces
.
Freddie Mac Form 70
March 2005
UAD Version 9/2011
Page al
Fannie Mae Form 1004
March 2005
Al Ready
23Page 32
Uniform Residential Appraisal Report Fle# USB-250308-01414-! 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 unitina 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 fimiting 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 10 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 iender/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 fiood maps that are provided by the Federal Emergency Management Agency (ar 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 arangements 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. | Freddie Mac Form 70. March 2005 UAD Version 9/2011 Fae + of 8 Fannie Mae Farm 1004 March 2005 eady 24
Page 33
Uniform Residential Appraisal Report
Flot
USB-250306.01414.1
APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that:
1.1 have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in this
appraisal report.
2.
| performed a complete visual inspection of the interior and exterior areas of the subject property.
I reported the condition of the
improvements in factual, specific terms.
{ identified and reported the physical deficiencies that could affect the livability, soundness, or
structural integrity of the property
3.
| performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice that were
adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this
appraisal report was prepared
4.
t 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 vaiue.
| have adequate comparable market data to develop a reliable sales comparison approach for this appraisal
assignment.
| further certify that
| considered the cost and income approaches to value but did not develop them, uniess 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 months prior to the effective date of this appraisal, and the prior sales of the subject property for a
minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report,
6.
| researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior to the date
of sale of the comparable sale, unless otherwise indicated in this report.
7.1 selected and used comparable sales that are locationally, physically, and functionally the most similar to the subject property.
8.
| 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.
| verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest in the
sale or financing of the subject property.
11.
| have knowledge and experience in appraising this type of property in this market area
12.
| 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.
| obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from reliable
sources that | believe to be true and correct
14.
| 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, 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
| became aware
of during the 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.
15.
| 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
18.
| stated in this appraisal report my awn 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
| 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
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
| would report (or present analysis supporting) a predetermined specific
value, a predetermined minimum vaiue, 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.
| personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report.
If | 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,
| have named such individual(s) and disclosed the specific tasks performed in this appraisal report.
| certify that
any individual so named is qualified to perform the tasks.
| 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
| will take no responsibility for it
20.
| 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.
Freddie Mac Form: 70 March 2005
UAD Version 9/201
Pagesofg
Fannie Mae Form 1006 March 2005
AlReadyPage 34
Uniform Residential Appraisal Report
Fie #
_USB-250306-01414-1
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; professionat 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).
22.1 am aware that any disclosure or distribution of this appraisal report by me or the lendericlient may be subject to certain laws and
regutations. Further,
| am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice that pertain to
disclosure or distribution by me.
23.
The borrower, another lender at the request of the borrower, the 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.
| 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.
| 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 employae of the supervisory appraiser (of 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 flaws (excluding audio and video recordings), or & 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
-
SUPERVISORY APPRAISER (ONLY IF REQUIRED)
Sign:
Signature
Name
Matthew
O_Buist
Name
Company Name
_Acura Valuation,
Inc.
Company Name
Company Address
4525 Penny Lane SW
Company Address
Grandville
LM
49418
.
Telephone Number
616-395-0017
Telephone Number
Email Address
_mbuist@egl.net
Email Address
Date of Signature and Report 03/19/2025
Effective Date of Appraisal
03/17/2025
State Certification #
State Certification # 1204001369
or State License #
or State License #
State
or Other {describe}
State #
Expiration Date of Certification or License
State mi
Expiration Date of Certification or License 07/31/2026
Date of Signature
SUBJECT PROPERTY
ADDRESS QF PROPERTY APPRAISED
918 Phoenix St
South Haven
MI
49090-1540
APPRAISED VALUE OF SUBJECT PROPERTY §
335000
LENDER/CLIENT
Name
Appraisal Port
Company Name
yy § Bani N.A
Company Address 200 S 6th St
Minneapolis
. MN _ 55402
Email Address
ya
J Did not inspect subject property
J Did inspect exterior of subject property from street
Date of Inspection
[7 Did inspect interior and exterior of subject property
Date of Inspection
COMPARABLE SALES
3 0id not inspect exterior of comparable sales from street
[3 Did inspect extenor of comparable sales from sveet
Date of Inspection
Freddie Mac Comm 7 Mareh 2005
UAD Version 912011
Pages ais
Fanrie Mae Form 1004 Maren 2005
Al Ready
26Page 35
TEXT ADDENDUM
File#
USB-250306-01414-1
Borrower/Client
Matthew ang Miriam Dombroski
Property Address
918 Phoenix St
City
South Haven
County Van Buren
State
M!
Zip Cade 4908-1540
lender
US.
Bank, NA
Legal Description
B39A 11-1-17 747-59 785-9394 925-314 1026-07 * BEG AT NW COR OF LOT 33, TH E ALG N L OF SAID LOT 2875 FT, TH S AT RT ANG 147
FT. TH E PAR WITH SAID N L 6.5 FT, TH 5
1 DEG 42'30°W 149 95 FT TO $ L OF SAID LOT 33 THW ALG SAID S L 38 82 FT. TH N 1 DEG
3312'E ALG WL OF SAID LOT 297 FT TO BEG ALSO § 135.20 FT OF LOT 32 TOGETHER WITH AN EASEMENT ASSESSOR'S PLAT OF
ATHLETIC FIELD ADDITION TO SOUTH HAVEN.
*** COMBINATION OF 80-53-420-032-10 AND 80-53-420-033-50 ON 25 AUGUST 1999 FOR
2000
Twelve Month Listing History of Subject Property
Continued from Twelve Month Listing History of Subject Property: $379,900
The rafererce number 1s #24055660 as provided by SWMRIC MLS,
days on market is 70.Had a price change as of 11/26/2024 for $399,900.
The reference number Is #24055660 as provided by SWMRIC MLS, days
on market ts 35.Had a price change as of 11/15/2024 for $429,000.
The reference number is #24055660 as provided by SWMRIC MLS, days on
market Is 24 |s currently offered for sale or 10/22/2024 for $443,000
The reference number is #24055660 as provided by SWMRIC MLS, days on
markets 0.
SWMRIC MLS
Neighborhood Description
The subject is located in the City of South Haven. Downtown South Haven 1s located approximately 1/2 mile west. South Haven is a smal resort
community adjacent to Lake Michigan. South Havan is 2 wall known throughout the Midwest as a destination for summer travel. South Havens
beaches are considered to be included as top fresh water beaches in the world. Homes in the area are well maintained. Accessibility to all city
amenities {5 good for the area Employment stability 1s good in the area
Houses are varied in size, style, and age.
This area is considered rural as employment is dependant upon tourism or communities within commuting distance. Recreational facibties are
considered good. Properties in the upper end of neighborhood values are adjacent to Lake Michigan or the Black River This area is considered rural
due to ts low permanent population, limited employment opportunities, and seasonal influence.
Site Comments
Utilities are typical for the area and do not prohibit marketaility
Highest and best use is detarmined to be as single family residential. The subject improvements are legally permissible, financially feasible, and
maximal productive in their current use as single family residential The highest and best use as vacant would be as support for single family
residence
The subject 15 a single unit dwelling located on a site zoned for single unit use Only in this general sense it is considered ta"legally comply” with the
local zoning ordinance The appraiser has not made a detailed companson of every properly characteristic relative to local zoning and building
ordinances.
While no adverse site conditions or extemal factors were observed, many site related issues are beyond the scope of this assignment and the
expertise of the appraiser. Unless otherwise noted, standard utiity and right-of-way easements are insignificant to the value However, a current
Iscational or boundary survey, which was unavailable to the appraiser, may reveal encroachments, easements, zoning violations, or other matters of
interest that could warrant modification of the appraiser's analysis and opinions This appraisal is not an environmental assessment of the subject
property and should not be relied on as such.
Physical Deficiencies or Adverse Conditions
Estimated remaining economic life is 60-65 years.
Utilities were on and functioning at the time of inspection
The subject's attic 1s unfinished See photos This area appears to have been previously finished and is heated offering an area for additional living
space His not included in the GLA as tt is unfinished.
It does have value and 1s listed separately on the market gnd
Attre time of viewing, specific signs of infestation, dampness, ar settlement were not noticed by the appraiser. However, the appraiser ts not an
expert in this area and did not conduct the type of intensive inspection to discover infestabon, dampness, or settlement
If concerned, the
Lender/Client is invited to employ the services of an appropriate expert the the area of infestation, dampness, and/or settlement
The reader is directed to Limiting Condition 5 on page 4 of this report to understand the imitations on the appraiser's responsibilities relative to hidden
or unapparent physical deficiencies or adverse conditions of the property The appraisal should not be relied on as a substitute for a home inspection
The actual condition of items like foundation walls, exterior walls, and roof surface can be difficult to access. Often, significant portions of these items
can be hidden from view and even under the best conditions the appraiser can only view surface areas The origin of many problems related to
foundation walls, exterior walls, of roof surfaces are internal and thus hidden from the appraiser's view
The reader 1s reminded that Limiting Condition 5 on Page 4 of this report states that the “appraiser has no knowledge of hidden or unapparent
physical deficiencies or adverse conditions of he 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. exprass or implied The appraiser will not be responsible for any such conditions that do
exist o for any engineering testing that might be required to discover whether such conditions exist”
No "Needed Repairs" of significance were noted although it is possible that some may exist, especially f they were not readily visible to the
appraiser The reader is directed to Limiting Condition 5 on page 4 of this report to understand the limitations on the appraiser's responsibilves
relative to hidden or unapparent physical deficiencies or adverse conditions of the property
While no physical deficiencies or adverse conditions that affect livability, soundness of structural integrity were noted, such ems ara often beyond the
expertise of the apprasser. Issues of soundness or structural integrity are often related to areas that are unapparent or hidden from the appraiser's
view See Liming Condition § on page 4 and appraiser's comments related to “complete visual inspection” at the beginning of this section
The appraisal should not be relied on as a substitute for a home inspection
The apprarser is not an expert in other fields such as but not limited to home Inspection, building corstruction, pest control,
of structural engineering
An appraisal 1s not a substitute for a home inspection or an inspection by a qualified expar: in determining issues such as but not limited to foundation
settlement or stability, moisture problems, wood destroying (or other) insects, rodents, or pests. The client is encouraged tc employ the services of
appropriate experts to address any areas of concern
Form data: GLA Adjustment Factor
ES)
Comments on Sales Comparison
Sales #1 and #2 are most similar to the subject overafi, most recent, and are given greatest consideration.
Sale #3 supports the final estimate of
vaue
Sale #' 5 situated on a smaller site, across the street from a city park
Sale #2
is. updated and has been remodelled resulting n a condition
adustment Sale #3 is situated on a smafer site. The appraiser was not able to find more comparable sales with 2 bedrooms as does the subject
The search was extended by time and distance and none were found. The subject has a Den on the second level This room has a closet and would
be considered a sleeping room by the market
It 1s necessary to walk through this room fo enter the 2nd bedroom Marketabilty is not prohibited and
no adjustment 1s deemed necessary No sales with pools were available The value of the pool is extracted from market data
“CONTINUED ON NEXT PAGE"Page 36
TEXT ADDENDUM Fie# USB-250306-0144.¢ BorroweriClient Matthew and Miriam Dombroski Property Address $18 Phoenrx St City South Haven County Van Buren State M1 Zip Cade 49090-1540 Lender U.S Bank. NA Al sales represent the subject's value The appraiser made every effort to bracket property characteristics. Site adjustments reflect underlying land values and are not based on size alone. The appraiser is aware of the sales dates of the utilized sales. No sales mare current were available. This rural area is known to have several main roads, highways, and tran tracks. These are not considered neighborhood dividers and do not effect marketability. Some differences are acknowledged with a "0" adjustment If there is a noted difference and it is considered similar This is per the appraisers understanding of the UAD reporting requirements. Utlities were on and functioning at the time of inspection THE APPRAISER HAS NOT PERFORMED ANY SERVICE, APPRAISAL OR OTHER, FOR THE SUBJECT WITHIN THE 3 YEARS PRIOR TO ACCEPTING THE ASSIGNMENT. Support for the Opinion of Site Value Cost data is taken from Marshall and Swift's Cost handbook and is verified by appraiser's files and local cost data. land values are base on review of recent land sales and appraiser's files. Remaining economic life is estimated at 60-65 years Form data. Ecoromic Age Basis 100 Ending Addendum Appraisers are required to be licensed and are regulated by the Michigan Department of Consumer and industry Services, Licensing Oivision, P.O. Box 30018, Lansing, Michigan, 48909. APPRAISAL DEVELOPMENT AND REPORTING PROCESS The depth of discussion contained in this report is specific to the needs of the client and for the Intended use stated in the report. The appraiser is not responsible for the unauthorized use of this report The dala contained within this report is the property of the appraiser and is included only to support the final estimate of value (the Appraisal). No part of this report may be reproduced or processed in any form, or by any means either electronic or mechanical, including photocopying, and/or information storage and retrieval systems, without written permission from Matthew D. Buist, Appraiser, 4525 Penny Lane SW, Grandville, Mt, 49418, 616-395-0017 28
Page 37
Market Conditions Addendum to the Appraisal Report
:.; uss2soa0s014141
The purpose of this addendum is to provide the lendericient with a clear and accurate understanding of the market trends and conditions prevalent in the subject neighborhood.
This is a required addendum for all aporaisal reports with an effective date on or after April 1, 2009
Property Address
918 Phoenix St
City
South Haven
State MI
ZIP Code
43090-1540
Borrower
Matthew and Miriam Dombroski
instructions: The appraiser must use the information required on this form as the basis for hisier 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 fil in all the information to the extent it is available and refiable and must provide
analysis as indicated below.
f any required dala is unavailable or is considered unreliable, the appraiser must provide an explanation.
Its recognized that not all data sources will be able to
provide data for the shaded areas below,
if itis 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.
Prior 7-12 Months
Prior 4-5 Months
Current - 3 Months.
Overall Trend
Total # of Comparable Sales (Settled)
7
5
3
Absorption Rate (Total Sales/Months)
1.17
1.67
100
Total # of Comparable Active Listings
4
2
¥
Months of Housing Supply (Total Listings/Ab Rate)
342
1.20
7.00
List Price, DOM, Salailist
%
Prior 7-12 Months
Prior 4-6 Months
Curent - 3 Months
Overall Trend
Median Comparable Sale Price
347000
320000
370000
[increasing |
bc] stale
| [Tpeciining
Median Comparable Sales Days on Market
15
75
1 Degli
stable
| [J increasi
Median Comparable List Price
455000
crea
fable
De
Median Comparable Listings Days on Market
27
Af
28
=~
ir
Median Sale Price as % of List Price
98
{100
97
increasing
|
[i] Stable
Declining
Sellr-(developer, buider, etc) paid financial assistance prevalent? ___[X] Yes [I No
Decining | X] Stable
| [J
increa
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, dosing costs, condo fees, options, ec). _
Seller concessions are minimal with 0-30% averaging 3-6% seller contributions. This i typical of areas in West Michigan
Av
fo
foreclosure sles s (REQ sales) a factor in the market?
ves [m[ No Ifyes, expan (including th
the vends in 1 lstngs and sales of foreclosed properties).
.
As is typical of many West Michigan
areas, foreclosure competition 1s evideni. Many foreclosure properties are in poor condiion and in need of repairs. These properties do not
compete directly with residences in good condition
ite data sources
(above information. _
“SWMRIC MLS
Summarize the above information as support fr your conclusions in the Neighborhood section of the appraisal report form. f you used
any addiional 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.
The subject is in a very small segment of the market resulting in 0 itl information to adequately predict market trends. The appraiser has followed economic trends in this area for |
25 years, subscribes to several local news sources and consults with political and business leaders. The aconomic trend in this area is considered stable. This area is also heaviy
influenced by seasonal swings Volume is up as noted in the increasing active listings as the summer season approaches. Sales volume is reduced through the winter season when
tourism is reduced in this beach resort town.
if he subject is a unil in a condominium or cooperative
complete the following:
Project Name:
Subject Project Data
Prior 7-12 Months
Prior 4-6 Months
Curent
3 Months
Overal Trend
Total # of Comparable Sales (Settled)
[increasing | (J stable
| [7] Decining
Absorption Rate (Total SalesMonths)
in
[stable
| [J 0eck
Total # of Active Comparable Listings
Eis
]
3
Declining
_
|B
Months of Unit Supply (Total Listings/Ab. Rate)
Eis
5
dining
|
[stave | [increasing
Are foreclosure sales (REO sales) a factor in the oroject?
~~ [_]Yes
[JNo
If yes, indicate the number of REQ listings and explain the trends in listings and sales of
foreclosed properties,
i
~
Summarize the above trends and address the impact
on the subject uni and project
Signdftire
Signature
Appraiser Name
Matthew D_Buist
Supervisory Appraiser Name.
Company Name
Acura Valuation,
Inc.
Company Name
Company Address
4525 Penny Lane SW Grandville. MI 43418
Company Address
State License/Certification #
_1204001369
State
Mi_
State License/Certification #
State
Email Address
mbuist@egl.net
Email Address
Freddie Mac Form 71
March 2009
Page 10of 1
Fannie Mae Form 1004MC
March 2009
Al Ready
29Page 38
File 3_USB-250306-01414- UNIFORM APPRAISAL DATASET (UAD) DEFINITIONS ADDENDUM (Source: Fannie Mae UAD Appendix D: UAD Field-Specific Standardization Requirements} Condition Ratings and Definitions ct The improvements have been recently constructed and have nol been previously accupred. The entire structure and all components are new and the dwelling features no physical depreciation Note: Newly constructed improvements that feature recycled or previously used materials and/or components can be considered new dwellings provided that the dwelling is placed on 8 100 percent new foundation and the recycied materials and the recycled components have bean rehabiitated/remanufactured info ike-new condition Improvements thal have not been previously accupied are not considered “new” if thay have any significant physical depreciation (that is, 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, itfe of no physical depreciaton, and require no repairs Virtually ail building components are new or have been recently repaired. refinished, or rehabilitated. All outdated companents and finishes have been updated and/or replaced with components that meet current standards Dwellings in this category either are aimost new or have been recently completely renovated and are similar in condition to new construction Note: The improvements reprasent a relatively naw property that 1s wail maintained with no deferred maintenance and litle or nc physical depreciation, or an older property that has been recently completely renovated cs The unprovements are well maintained and fealure limited physical depreciation due (0 normal wear and tear Some components, but not every maar 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-fved building components (appliances, floor coverings, HVAC, etc.) and is being well maintained. 1ts estimated effective age is fess than is actual age. It also may reflect a property in which the majonty of short-lived building components have been replaced but not to the Jevel of a complefe renovation ca The improvements featura some minor deferred maintenance and physical detenoration due to normal wear and tear The dwelling has been adequately maintained and requires only minimal repairs lo building components/mechanical systems and casmetic repairs. All major buiiding companants have been adequately maintained and are functionally adequate Nate: Tha estimated effactive age may be close to or equal (0 its actual age. t reflects a property in which some of the short-lived building camponents have been replaced, aad some short-lived building components are at or near the end of their physical ife expectancy: however, they still function adequately. Most minor repairs have been addressed on an ongoing basis resufting in an adequately maintained property cs The improvements feature obvious deferred maintenance and are i need of same 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 ramains useable and functional as a residence. Nota: Some signiticant repairs ara needed to he improvements dus (o the lack of adequate maintenance It reflects a property in which many of its short-lived buriding components are at the end of or have exceeded their physical life expectancy but remain functional, ce The improvements have substantial damage or deferred maintenance with deficiencies or defects that are severs 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 th improvements due to the lack of adaquate maintenance or property damage t reflects a property with conditions severe enough to affect the safely. , or structural integnty of the impr 5. Quality Ratings and Definitions Qi 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 dataiied architectural plans ang specifications and featurs an sxceptianally high level of workmanship and exceptionally high-grade matenals throughout the interior and exterior of the structure, The design features excaptionally high-quality exterior refinements and omamentation, and exceptionally high-quality interior rafinsments, The warkmanstip, materials, and finishes throughout the dwelling are of exceptionally high quality. Qz Dwellings with this quality rating are often custom designed for construction on an individual property awner’s site. However, dwellings in this quality grade are also found in high-quality tract developments featuring residence constructed from individual plans ar from highly madified ar upgraded plans. The dasign features detailed, high quality exterior omamentation, high-quality interior refinements, and detail. The workmanship, materials. and finishes throughaut the dwelling are generally of high ar very high quaity. a3 Dwellings with this quailty rating are residences of higher quality built from individual of readily available designer plans in above-standard residential tract developments or an an Individual property owner's site The design includes significant exterior omamentation and interiors that are weil finished. The workmanship exceeds acceptable standards and many materials and finishes throughout the dwelling have bean upgraded from “stock” standards. Q4 Dwellings with this quality raling meat or exceed the requirements of appiicabie building codes Standard or modified standard building plans are utilized and the design includes adequate fanestration and some exterior omamentation and inlerior refinements. Materials, workmanship, finish, and equipment are of stock or builder grade and may featurs some upgrades, as Dwellings with Bis quality rating feature economy of construction and basic functionality as main considerations. Such dwellings feature a pian design using readily available or basic floor plans featuring minimal fenestration and basic finishes with minimal exterior omamentation and limited interior detail. These dwellings meet minimum building codes and are constructed with inexpensive, stock materials with imited refinements and upgrades. as Dwellings with this quality rating are of basic quality and lower cost; some may not be suitable for year-round accupancy. Such dwelfings are often built with simpis plans or without plans. often utiizing the (owe st quality building materials. Such dwellings are often buit or expanded by persans wha are professionally unskilled of possess only Minimal construction skills. Electrical, plumbing, and other mechanical systems and equipment may be minimal of non-existent. Older dwellings may feature ane 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 modemization. This description includes, sut is not limited to, new homas. Residential oraperties of fitsen years of age or less often reflect an original condition with no updaling, 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 stil be wef maintained and fully functional, and this rating does not necessary imply deferred maintenance or physical functional detenoration Updated The area of the home has been modified to mest current market expectations. These modifications are limited in tarms of both scope and cost. An updated area of the home should have an improved look and feel, or functional utiity. Changes that constitute updates include refurbishment and/or replacing camponents to meet existing market expacations. Updates do nat mclude significant alterations to the existing structure Remodeled Significant finish andfor structural changes have been made that increasa utility and appeal through complats replacamant and or expansion. A remadeled area reflects fundamental changes that include multiple afterations. These alterations may include same or ai of the following’ replacement of a major companent (cabinet(s), bathtub, or bathroom tle), relocation of plumbing/gas fixtures/appliances, significant structural alterations (refocating walls, and/or the addition afy square footage). This would include 2 complete gutting and rebuild Explanation of Bathroom Count Threa-quarter baths are counted as a full bath in all cases. Quarter baths (baths that feature oniy a toilet) are not included in the bathroom counl The number of full and half baths :5 reported by separating the two values using 8 period. wher the full bath count is represented to the left of the period and the naif bath count is represented to the right of the period. Example 3.2 indicates three fll baths and wo half baths. UADDEF 9.2011 (Updated 1/204) UAD Version 1/2014 A Ready 30
Page 39
Abbreviations Used in Data Standardization Taxt File # USB-250306.01¢44. Abbreviation Full Name Fields Where This Abbreviation May Appear A Adverse Location & View ac Acres Area, Site AdiPrk Adjacent to Park Location AdiPwr Adjacent ta Power Lines Location Amin Arms Length Sale Sale or Financing Concessians AT Attached Structure Design (Style) 8 Beneficial Location & View ba Bathroom(s) Basement & Finished Rooms Below Grade br Bedroom Basement & Finished Raoms Below Grade BsyRd Busy Read Locaton 3 Contracted Date Date of Sale/Time Cash Cash Sale of Financing Concessions Comm Commercial Influence Location Conv Conventional Sale or Financing Concessions w Carport Garage/Carport Crord Court Ordered Sale Sale or Financing Concessions CtySky City View Skyine View View Cyste City Street View View ov Covered Garage/Carport DOM Days On Market Data Sources or Detached Structure Design (Style) daw Driveway Garage/Carport e Expiration Date Date of Sale/Time Estate Estate Sale Sale or Financing Concessions. FHA Federal Housing Authority Sale or Financing Concessions 9 Garage Garage/Carport ga Attached Garage Garage/Carport gbi Built-in Garage Garage/Carport 9d Detached Garage Garage/Carport GiiCse Golf Course Location Gitvw Golf Course View View GR Garden Dosign (Style) HR High Rise Design (Styte) in Interior Only Stairs Basement & Finished Rooms Below Grade Ind Industrial Location & View Listing Listing Sale or Financing Cancessions Lndt Landfil Lacalon Lidsght Limited Sight View MR Mid-Rise Design (Style) Mtn Mountam View View N Neutral Location & View NonAm Non-Ams Length Sale Sale or Financing Concessions o Other Basement & Finished Rooms Below Grade ) Other Design (Style) op Open Garage/Carport Pric Park View View Pst Pastoral View View Pwo Power Lines View PubTrm Public Transportation Location Reio Relocation Sale Sale or Financing Concessions REO REO Sale Sale or Financing Concessions Res Residential Location & View RH USDA Rural Housing Sale or Financing Concessions " Recreational (Rec) Room Basement & Finished Rooms Below Grade RT Row or Townhouse Design (Slyle) 5 Settiement Date Date of SalefTime 3) Sem-detached Structure Design (Style) Short Short Sale Sale or Financing Concessions st Square Fest Area, Site, Basement sqm Square Meters Area Site Unk Unknown Date of SalefTime VA Velerans Administration Sale or Financing Concessions w Withdrawn Date Date of Sale(Time wa Walk Out Basement Basement & Finished Rooms Below Grade ‘Woods Woods View View wir Water View View WF Water Frontage Location wa Walk Up Basement Basement & Finished Rooms Below Grade WADDEF 92011 Updated 1/2014} AD Vefsion 172014 Al Ready
Page 40
INVOICE Invoice # USB-250306-01414-1 invoice Date 03/1712028 Fee 650.00 Due Date Lender or Client. us. Bank NA. Borrower: File No USB-250306-01414-1 Matthew and Minam Dombrosk 200 5 6th St 918 Phoenix St Minneapolis MN 55402 South Haven Mi 49090-1540 Item Cost Appraisal fee 650] Subtotal 650.00 0% 650.00) Total Amount Due Terms Cue upon receipt Please remit payment to: Matthew 0. Buist Acura Valvation Inc. 709 Lodge Ln Kalamazoo Ml 49009 Thank you 32
Page 41
TEXT ADDENDUM Fie # USB-250306-01414-1 Bomower/Client Matthew and Miriam Dombroski Property Address $18 Phoenix St Cly South Haven County State MI Zip Code 43090-1540 Lender * Form data Federal iD Number 38-2684192 33
Page 42
USPAP ADDENDUM
File No
53-250306-01414-1
Borrower
Matthew and Minam Dombraski
Property Address
918 Phoenix St
City
South Haven
County
Van Buren
State
Mt
Zip Cade 49090-1540
Lender
US. Bank, NA
This report was prepared under the following USPAP reporting option:
BC] Appraisal Report
This report was prepared in accordance with USPAP Standards Rule 2-2(a)
[Restricted Appraisal Report
This report was proparad in accordance wih USPAP Standards Rute 2:20)
Reasonable Exposure Time
My opinion of a reasonable exposure time for the subject property at the market value stated in ths report is: 90-180 days
Additionat Certifications
1 certify that, to the best of my knowledge and belief.
1 have NOT performed services, as an appraiser of 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.
0
| 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.
Additional Comments
APPRAISER:
.
SUPERVISORY APPRAISER: {oniy if required)
Signature
Signature
Name:
Matthew D. Bust
Name
Date Signed:
03/19/2025
Date Sigred
State Certification #.
1204001369
State Certification #:
or State License #
or State License #
or Other (describe)
State #
State:
State
Mt
Expiration Date of Certification or License
Exprration Date of Certfication or License.
07/31/2026
Supervisory Appraiser inspection of Subject Property:
Effective Date of Appraisal
0317/2025
[J pidnat
[7] Exterior-onty trom Street
[| interior and Extenor
USPAP 2014
Al ReadyPage 43
SUBJECT PHOTOGRAPH ADDENDUM File# USB-250306-01414-1 Borrower/Client Matthew and Mirnam Dombroski Property Address 918 Phoenix St City South Haven County Van Buren State MI Zip Code 49090-1540 Lender US Bank, NA FRONT OF SUBJECT PROPERTY Appraised Date: March 17, 2025 Appraised Value: $335000 REAR OF SUBJECT PROPERTY STREET SCENE 35
Page 44
ADDITIONAL PHOTOGRAPH ADDENDUM File § USB-250306-01414-1 Borrower/Client Matthew and Miriam Dombroski Property Address 918 Phoenix St City South Haven County Van Buren State MI Zip Code 49090-1540 Lender U.S. Bank, N.A Front 36
Page 45
ADDITIONAL PHOTOGRAPH ADDENDUM File # USB-250306-01414-1 Borrower/Client Matthew and Miriam Dombroski Property Address 918 Phoenix St Lender U.S Bank, NA City South Haven County Van Buren State MI Zip Code 49090-1540 " Garage/Storage Rear 37
Page 46
ADDITIONAL PHOTOGRAPH ADDENDUM Fie# _USB-250306-01414-1 Borrower/Client Matthew and Miriam Dombroski Property Address 918 Phoenix St City South Haven County Van Buren State MI Zip Code 49090-1540 Lender U.S Bank, N.A Rear/Left Kitchen 38
Page 47
ADDITIONAL PHOTOGRAPH ADDENDUM File# USB-250306-01414-1 Borrower/Client Matthew and Miriam Dombroskt Property Address 918 Phoenix St City South Haven County Van Buren State MI Zip Code Lender US. Bank, NA 49090-1540 | Kitchen dining area Dining room Living room 39
Page 48
ADDITIONAL PHOTOGRAPH ADDENDUM File # USB-250306-01414-1 Borrower/Client Matthew and Miriam Dombroski Property Address 918 Phoenix St City South Haven County Van Buren State MI Zip Code 49090-1540 Lender U.S. Bank, N.A. Walk in closet Laundry 40
Page 49
ADDITIONAL PHOTOGRAPH ADDENDUM File # USB-250306-01414-1 BarroweriClient Matthew and Miriam Dombroski Property Address 918 Phoenix St City South Haven County Van Buren State M| Zip Code 49090-1540 Lender US. Bank NA Bedroom (1) Den (walkthrough) 41
Page 50
ADDITIONAL PHOTOGRAPH ADDENDUM File # USB-250306-01414-1 Borrower/Client Matthew and Miriam Dombroski Property Address 918 Phoenix St City South Haven County Van Buren state M| Zip Code 49090-1540 Lender U.S. Bank, N.A Bath (2) Bedroom (2) Crawl 42
Page 51
ADDITIONAL PHOTOGRAPH ADDENDUM Fie # USB-250306.01414-1 Borrower/Client Matthew and Miriam Dombroski Property Address 918 Phoenix St City South Haven County Van Buren Lender US. Bank, NA. State MI ZipCode 43080-1540 Basement Water heater Pool equipment 43
Page 52
ADDITIONAL PHOTOGRAPH ADDENDUM Fle§ USB-250306-01414.1 Borrower/Client Matthew and Miriam Dombroski Property Address 918 Phoenix St City South Haven County Van Buren State MI Zip Code 49090-1540 Lender U.S. Bank, N.A, Garage Storage 44
Page 53
ADDITIONAL PHOTOGRAPH ADDENDUM File# USB-250306-01414-1 Borrower/Client Matthew and Miriam Dombroski Property Address $18 Phoenix St City South Haven County Van Buren State MI Zip Code 49090-1540 Lender U.S. Bank, NA Water on Electric on 1G pool 45
Page 54
ADDITIONAL PHOTOGRAPH ADDENDUM Filed USB-25030801414-1 Borrower/Client Matthew and Miriam Dombroski Property Address 918 Phoenix St City South Haven County Van Buren State MI Zip Code 49090-1540 Lender U.S Bank, N.A. IG pool
Page 55
ADDITIONAL PHOTOGRAPH ADDENDUM Fie USB-250306-01414-1 Barrower/Client Matthew and Miriam Dombroski Progerty Address 918 Phoenix St City Scuth Haven County Van Buren Lender US Bank. NA State MI Zip Code 43090C-* 540 47
Page 56
ADDITIONAL PHOTOGRAPH ADDENDUM File USB-250306-C1434.1 Barrower/Client Matthew and Miriam Dombroski Property Address 918 Phoenix St City South Haven County Van Buren State My Zip Code 49090-1540 Lender U.S Bank, NA 48
Page 57
COMPARABLES PHOTOGRAPH ADDENDUM Fie# USB-250306-01414-1 Borrower/Client Matthew and Miriam Dombrosk Property Address 918 Phoenix St Cy SouthHaven County Van Buren State M! Lender U.S. Bank N.A Comparable Sale 1 758 Huron St outh Haven Date of Sale Sale Price. Sq $ /Sq. Ft Comparable Sale 2 327 Cherry St SouthHaven MI 49090 Date of Sale. $09/24,c08/24 Sale Price Sq Ft $ /Sq Ft Comparable Sale 3 1032 Phoenix St Haven MI 49090 Date of Sale $08/24.c05) Sale Price Sq. Ft 49
Page 58
LOCATION MAP ADDENDUM File # USB-250306-01414-1 Borrower/Client Matthew and Miriam Dombroski Property Address 918 Phoenix St City South Haven Lender U.S. Bank, NA County Van Buren State MI Zip Code 49090-1540 Feet [+] w) wh. « mops any Anon > & 3 kJ = $ Av F Wells Si Ind Ave Suoect 918 Froene S1 South Haver Mi 49090. 1340 Comparable Sake : v 1032 Proenss St South Haven MI 3808(| & 013 miles NE - Michigan Martine Museum e Cs » ¢ Comparatie Sake 2 327 Cherry St | Cr South Maven MI 29090 | 0 08 mies SE Ji ——— £ mcr 3 3 — H 5 ¢ Hyde @ rent 5 5 Elon SUR Gaioy Museum 8 Cable $1 § BE i ( artwright 51 § id : i : $i T Sources ave EF Aylwarth Ave Ayiworth Ave 8 ayworth Ave 2 H 2 3 i 3 H = 1 wen : + JE ot as ot” Googie) La
Page 59
SKETCH ADDENDUM
Fle#
USB-250306-01414-1
Borrower/Client
Matthew and Miriam Dombroski
Property Address
918 Phoenix St
City
South Haven
County Van Buren
State
Mi
Zip Code 49090-1540
Lender
US.
Bank, N.A.
{
1
I]
i
a
ha)
H
1
2!
-
1]
=?
ood Deck
!
um
———
po
!
1
)
H
BY
I
“y
a
H
“Wood Deck
:
Dare
H
H
EE
FE)
1
gadrcem
Kitchen
3th
Bath
2 Car Detached
ible;
Liang
1 Slory
Peech
‘3 Ae Te
-
B
i Story Porch
A
Aris
121400Page 60
Barrower/Client Matthew and Miriam Dombroski File # USB-250306-01414-1 Property Address 918 Phoenix St City South Haven County Van Buren Lender US Bank, N.A State MI Zip Code 49090-1540 FLOOD INFORMATION Subject 918 Phoenix St South Haven, Mi 49090-1340 WF SOUTH HAVEN el Sky Flood
Page 61
Aerial map South Haven S Ban
Page 62
Aerial map File # USB-250306-01414-1 Borrower/Client Matthew and Miriam Dombroski Property Address 918 Phoenix St City South Haven County Van Buren State MI Zip Code 49090-1540 Lender U.S. Bank, N.A. AM 1915 40 I Fw - - # 54
Page 63
License File # USB-250306-01414-1 Borrower/Client Matthew and Miriam Dombrosk Property Address 918 Phoenix St City South Haven County Van Buren State Mi Zip Code 43090-1540 Lender US. Bank NA DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS BUREAU OF PHOFE SRIONAL LENSING P.0.B0X 30870 LANSING, WH 990 FFARTHE LI ERI bed aT aT IIo ine; ISTATE SPMRILIIR aR BATTHEN DOUGLAS BUILT Linease warren mate 32040032464 07/35 202% 2LANDANT4D HATTHEN DOUGLAS BUIST P09 LODGE LN KALAMAZOO. MI 43p0% COMPLAINT INFORMATION: THE ISSUANCE OF THIS LICENSE SHOULD MOY BE COME TALED RS A WAVER. DISIISSAL OR ACQUMESCENCE TO ANY COMPUNNTS OR VIOLATIONS PENNING AGAINST THE LICENSEE. ITS AGEWTS OR EMPLOYEES. FUTURE CONTACTS. TOA $HH0LA.D DIRE CT MQUIRKS REGARDING THIS LICENSE OR ADDRESS CHANGES TO THE (EPARTMENT OF LICENSING AMD SEGULATORY AFFAIRS 6Y EMAR. ING BPLHEL IMEC HIGAN GOV OR CALL S17) 241-4190 octetn enrmee ita STATE OF MICHIGAN PEPARTRENT OF LICENSING AND REGULATORY AFFAIRS BUREAY OF PRAFESSIONAL LICENSING CERTIFIED KESIBENTIAL REAL ESTATE APPRAISER LICENSE BATTHEW DOUGLAS BUISY Lalu a feianiim arg comer a as 13080033 277337202 2438uBATTYT SETS
Page 64
insurance
File #
USB-250308-01414-1
Borrower/Client
Matthew and Miriam Dombroski
Property Address
918 Phoenix St
City
South Haven
County Van Buren
Slate
MI
Zip Code 49090-1540
Lender
U.S. Bank, N.A
YA Aspen
Apes Nanesican insures o Compo
be
ete hele ae dy TE
APPRAISAL, VALUATION ANT PROPERTY SERVICES
PROFESSIONAL LIABILITY INSURANCE POLICY
DECLARATIONS
ari AE
sa
CLANK
.
,
[ERI
"
INSEE RED
MAUL
PYRO
EVENDE
REPORTING
PERIGH
RHONGHL
Ef
REIROM
IVY
BAT)
B
N
POLICY
PERI
L
i
ina)
LR Pe
3
[TTR EY
an
i
{
bo
Rr
oa Ba
;
t
kK)
FERYZOIS I
.
|
Edam
of Laban
[A
[Rr
1
R.
,
i
CE
ee me AE
dh Bet
be
i
x
1
—
Noe ee
ERT
56Page 65
Insurance File# USB-250306-01414-) Borrower/Client Matihew and Miriam Dombroski Property Address 918 Phoenix St City South Haven County Van Buren State MI Zip Code 49090-1540 Lender U.S. Bank, N.A Appraisal. Valuation and Property Services Professional Liability Iisurance Policy Named Lasaved: Lo) CAA ‘ Formy Somber Even date TE Cute CAREFLLLY. THEY EXDORSEMENT CHANCES THE PULK'Y. PLEANE READ IT MENL ADDITIONAL COVERED PROFESSIONALS ENIX) Thee chedrsean tt maditinn RK doc vader he bodhes iy SEPA AL AC VHON AN SPREE SE UES PROV GN YELL 0 SSRN LOLI Fr sstamlona eon yi Temi rag d,s hy 8 SATE AL TREE AR J LPT a NENT CTR TA IM 0 “Maswred” nas The nro ern Ika tg auk hehe see Bete fof the Seed descend: Loner HET Cn AEC her ters Lo wamions. alan mananad Ces Ped sy rien Ae ah ov Lum Tae og 57
Page 66
File # USB-250306-01414-1 BorroweriClient Matthew and Miriam Dombroski Proper Address 918 Phoenix St City South Haven County Van Buren State MI Zip Code 49090-1540 tender US Bank, NA CREFICN TY OF 1INSLRANCH " Co Cos ep Cee ' N a . ERIE LOMPANY AFFORDING CON | RAG [ES TNR 5 A 3 a ASPER AIT A EAE § pont f M “ - . BE a en Co wed N wi Cae + " . “or SRR PRRIPI ei Cn . DINCLMMBR: (i cn 0 ey “ FE Et [I I RNR [A wowae ge EER EI ON BA oe EEE ERE [CEE ERY) ' RN I La “ i i i i REE UE N ol Servines an flo in IN go Camcettati ri: eb SHOLTINANY OF FHE ABOY ¥ DESCRIBED POT CTE BE CANCELLED BEFORE THE EXPIRATION DATE THENIOR, YOUICE WILE 8B DEES FREE IN ACCORDANCE WET DHE POLICY PROVISIOAS, 58
Page 67
Al Ready PDF Generated on 03/19/2025 8:28:25 AM
Page 68
Comparable Sales Map and MLS Listings 60
Page 69
Street Map re Wilson 1 S i iS preggnH \ Py § Superior &1 Superior St aay Aopen ‘ + uy well East Wilson Sreet wk any Salk Amy eis ang Mic higan Ave Superior St superior $1 Map data ©2026 Legend 1.731 Phoenix Street, South Haven, MI 49090(25007583) 2.213 Prospect Street, South Haven, MI 49090(25037036) 3.918 Phoenix Street, South Haven, MI 49090(24055660) 4.317 Cherry Street, South Haven, MI 49090(25028641) 5.1016 Phoenix Street, South Haven, MI 43090(25006860) 6. 266 Bailey Avenue, South Haven, MI 49090(25062730) 7.727 Wilson Street, South Haven, MI 49090(25042140) | 7 Properties 61
Page 70
Residential Sold Agent Detail Report 731 Phoenix Street, South Haven, Mi 49090 $290,000 List Number: 25007583 Property Sub-Type: Single Family Residence Status: Sold Area: Southwestern Michigan - S New Construction: No List Price: $360,000 unicipality: South Haven City County: Van Buren Original List Price: $519,000 Possession: Negotiable List Price/SqFt: $164.91 Tax ID #: 805376501980 Sold Price/SqFt: 132.84 Road Frontage: 125 Days On Market: 276 Cumulative DOM: 276 Lot Acres: 1.14 Lot Square Footage: 49,658 Directions: From 1-196 N/US-31 N - exit 20B Turn Right onto Phoenix St Home will be on the right side about a ile down - watch for sign ross Streets: Prospect St & Pearl St SqFt Source: Measured Upper Main Lower Bsmt Total Bedrooms 3 0 0 0 3 1 0 0 0 1 0 1 0 0 1 1,092 1,091 0 0 2,183 (Finished All Levels) 0 969 2,183 (Sqft Above Grade) ROOMS/DIMENSIONS/LEVELS Architectural Style: Traditional Year Built: 1920 Dining Room 13x14 Main Primary Bathroom 13x11 Upper Bedroom2 13x15 Upper Stories: 2 Water: Public Kitchen 13x13 Main Primary Bedroom 17x14 Upper Bedroom3 16x12 Upper Sewer: Public Sewer Living Room ~~ 12x27 Main Other 9x12 Main Total Fireplaces: 1 Driveway: Asphalt Other 11x9 Main Main Level Primary: No Other 7x4 Main # of Rms Above Grade: 7 Legal: C218 1-17 702-141 875-468 1030-57 1585-655 1621-661 *** BEG AT SE COR SEV: 157,600 For Tax Year: 2023 OF LOT 19, TH W 125, TH NTOAPT 13.8" SOF N L OF LOT 19, TH NELY TO SE Tax Year: 2024 Homestead %: 100 COR OF LOT 11, TH ETO E L OF LOT 19, TH S TO BEG. BLK 5 HALE CONGER & Special Assmt/Type: None Known COADD. Taxable Value: 94,022 Seller's Annual Property Tax: 3,846 School District: South Haven Terms Cash; Conventional; FHA Water Fea. Public Access 1 Mile or Less Heat Type: Baseboard, Forced Air Available: Amenities: Heat Source: Electric; Natural Gas; Wood Water Type: Lake; Stream/Creek Exterior Features: Other Air Conditioning: ~~ Central Air Street Type: Paved; Public Sale Conditions: None Fireplace: Family Room, Living Room; Exterior Brick; Vinyl Siding Outbuildings: Wood Burning Material: Utilities Attached: Cable Connected; High Speed Internet; Kitchen Features: Eating Area; Mud Room Roofing: Composition Natural Gas Connected Access Windows: Replacement Access Feat: Accessibility Features: No Substructure: Full Security Features: Security System Garage 2 Flooring: Carpet; Ceramic Tile; Vinyl; Spaces: Wood Parking Detached; Garage Door Opener; Garage Patio and Porch Deck; Patio; Porch Features: Faces Front Features: Lot Description: Ravine Laundry Electric Dryer Hookup; Gas Dryer Hookup; In Features: Basement; Washer Hookup Appliances: Cooktop; Dishwasher, Disposal; Double Oven; Microwave; Range; Refrigerator Additional Items: Ceiling Fan(s); Garage Door Opener; Gas/Wood Stove; Generator Hook-up; Sump Pump; Window Treatments Public Remarks: This beautiful home blends historic charm with modern amenities. The spacious kitchen features high-end appliances, under-cabinet lighting, and luxury vinyl flooring. Enjoy restored hardwood floors, 12-ft ceilings, and abundant natural light throughout. Relax by the wood-burning fireplace or in the cozy sunroom. The full basement includes two egress windows, built-in shelving, and a workshop—offering extra potential. Outside, enjoy a 10x26 front porch, firepit, and basketball court. Set on over an acre with mature trees and a ravine, all just blocks from downtown festivals, the marina, beaches, and shops. Agent Only Remarks: Personal furniture in home can be purchase or left with the home with an acceptable offer Occupant Type: Owner Listing Agreement: Exclusive Right To Sell RP: No Name Primary Phone Email Other List Off: Red Shoe Realty(sshoe01) 269-262-0189 redshoeresalty 1 @gmail.com Fax: List Agt: Jennifer Inman (s5116) 269-635-2407 jeninmanreaitor@gmail.com Mobile: List Association: Southwestern Michigan Association of REALTORS Co-listing Office: Red Shoe Realty (sshoe01) 269-262-0189 Alt Agt: Cloe Mittan (s10777) 269-369-8407 cloemittanrealtor@gmail.com Selling Off: Cressy & Everett Real Estate (screv0s) 269-429-6666 mikebarber@cressyaverett.com Selling Agt: Jude Murray(s8545) 630-280-0077 judemurray@cressyeverstt.com Showing Instructions: Please use showing time Listing Date: 03/03/2025 Status Change Date: 12/22/2025 Terms: Cash Pending Date: 12/04/2025 Sold Date: 12/22/2025 Seller Concessions: 0 Sold Sale Conditions: Not Applicable Sold Price: $290,000 All information deemed materially reliable but not guaranteed. Interested parties are encouraged to verify ail information. Copyright 2026 MichRIC®, LLC All rights reserved. /DNICA Netics The property on this sheet has been made available on 03/09/2026 9:48 PM and may not be listed by the office/agent presenting this information.
Page 71
Photos for MLS # 25007583 731 Phoenix Street, South Haven, Mi 49090 $290,000 Front Front pr Front of Home Front of Home Front of Home Front Porch 63
Page 72
MLS # 25007583 731 Phoenix Street, South Haven, Mi 48090 $230,000 Living Room 64
Page 73
MLS # 25007533 731 Phoenix Street. South Haven, Mi 48050 $230,000 Kitchen Kitchen 65
Page 74
MLS # 25007383 731 Phoenix Street, South Haven, M! 42080 $280,000 Half Bath Primary Bedroom > = 66
Page 75
MLS # 25007383 731 Phoenix Street, South Haven, MI 49080 $280,000 3rd Bedroom 3rd Bedroom 2nd Floor Balcon, Upstairs Bathroom Upstairs Bathroom Mud Room 87
Page 76
731 Phoenix Street, South Haven, M! 4 Mud Room Laundry Area Basement 68
Page 77
MALS i 25007583 731 Phoenix Street, South Haven, Mi 49080 Back of Home Side View 69
Page 78
731-Phoenix-St-South-Haven-MI-49090-Wind $290,000 70
Page 79
MLS # 25007383 731 Phoenix Street, South Haven, Mi 49030 Beach Access Ariel View North Beach 2nd Floor Ariel View 3rd Floor Sint HR 5280 ,500 7
Page 80
Phoenix Street. South Haven, ii 49050 1st Floor Backyard Summer South Haven Sunset Winter 72
Page 81
Residential Sold Agent Detail Report 213 Prospect Street, South Haven, Mi 49090 $320,000 List Number: 25037036 Property Sub-Type: Single Family Residence Status: Sold ¥ Area: Southwestern Michigan - S New Construction: No List Price: $325,000 Municipality: South Haven City County: Van Buren Original List Price: $335,000 ~ Lot Dimensions: 66x132 Possession: Close Of Escrow List Price/SqFt: $210.22 aterfront: No Tax ID #: 80-53-764-008-50 Sold Price/SqFt: 206.99 Road Frontage: 66 Days On Market: 52 Ownership Type: Private Owned Cumulative DOM: 52 Association: No Lot Acres: 0.2 Lot Square Footage: 8,712 Directions: Head west on Phoenix St Turn right onto Bailey Ave Turn left onto Wilson St Turn right onto Prospect St Destination will be on the right _dCross Streets: Conger St and Wilson St SqFt Source: Public Records Upper Main Lower Bsmt Total 2 1 0 0 3 1 0 0 0 1 0 1 0 0 1 593 953 0 0 1,546 (Finished All Levels) Total Sqft 0 360 1,546 (Sqft Above Grade) Finished Below 0 Unfinished Below 360 Building Total SqFt: 1,546 Grade: Grade: ROOMS/DIMENSIONS/LEVELS Architectural Style: Traditional Year Built: 1800 Stories: 2 Water: Public Sewer: Public Sewer Total Fireplaces: 0 Driveway: Concrete Main Level Primary: Yes # of Rms Above Grade 8 Legal: C190 1-17 664-756 1548-723 *** S 1/2 OF LOTS 8 & 9 BLK 4 HALE CONGER SEV: 186,500 For Tax Year: 2025 High School: South Haven High School & COADD Tax Year: 2024 Homestead %: 0 Taxable Value: 186 500 Zoning: R-1B Special Assmt/Type: None Seller's Annual Property Tax: 2,162.69 School District: South Haven Terms Available: Cash, Conventional Sale Conditions:None Heat Type: Forced Air Street Type: Paved; Public Outbuildings: Heat Source: Natural Gas Exterior Vinyl Siding Util Avail at High Speed Internet Air Conditioning: Central Air Material: Street: Access Feat: Accessibility Roofing: Shingle Utilities Cable Connected; High Speed Internet; Natural Gas Features: No Windows: Bay/Bow; Insulated Windows Attached: Connected; Phone Connected Flooring: Vinyl, Wood Substructure: Crawl Space; Full Patio and Porch Patio Garage Spaces: 1 Features: Parking Detached; Garage Door Opener; Features: Garage Faces Front Lot Description: Level, Sidewalk Laundry Laundry Room; Main Level, Sink Features: Appliances: Dishwasher, Dryer; Range; Refrigerator; Washer Additional Items: Garage Door Opener; Sump Pump Public Remarks: Location, location, location!!! Just two blocks from the downtown and drawbridge Easy walking distance to shops, restaurants, marinas and beaches. Two story home with great space. Kitchen with solid surface counters, plenty of cabinetry and all appliances included. Large adjacent mudroom/laundry room is perfect for storage and extras. Washer and dryer included. Main floor bedroom with private half bath. Cozy living room with bow window and a cute three season porch just off the entry. Upper level features two additional bedrooms and a full bath with new shower, flooring, trim and paint. Oversized 1 car garage with plenty of concrete parking space for the boat Fenced in backyard. Agent Only Remarks: Occupant Type: Owner Listing Agreement: Exclusive Right To Sell RP: No Name Primary Phone Email Other List Off: Five Star Real Estate(k1769) 269-998-4062 Fax: List Agt: Jill Kingsbury (k266682) 269-207-7548 jillkingsbury@gmail.com Mobile:269-207-7548 List Association: Greater Kalamazoo Association of REALTORS Co-listing Office: Five Star Real Estate (k1769) 269-998-4062 Alt Agt: Kerry Keefer Fischer (k367418) 269-998-4062 kerry@keeferfischeitear.com Selling Off: Five Star Real Estate (k1769) 269-998-4062 Selling Agt: Jill Kingsbury (k266682) 269-207-7548 jillkingsbury@gmail.com Co-Selling Agt: Kerry Keefer Fischer(k367416) 269-998-4062 kerry@keeferfischerteam.com Showing Instructions: Showingtime. For one day codes, questions or offer submissions please contact Jill Kingsbury at 269-207-7548 Listing Date: 07/25/2025 Status Change Date: 09/25/2025 Terms: Cash Pending Date: 09/15/2025 Sold Date: 09/24/2025 Seller Concessions: 0 Sold Sale Conditions: Not Applicable Sold Price: $320,000 able but not guaranteed. interested parties are encouraged to verify all information. Copyright 2026 MichRIC®, LLC All rights reserved. /DMCA Natios The property on this sheet has been made available on 03/09/2026 9:48 PM and may not be listed by the office/agent presenting this information 73
Page 82
Photos for MLS # 25037036 213 Prospect Street, South Haven, Mi 49090 $320,000 213 Prospect St-101 213 Prospect St-102 74
Page 83
MLS # 25037238 213 Prospect Street, Scuth Haven, MI 42090 $320,000 213 Prospect St-112 - N 213 Prospect St-104 5 75
Page 84
213 Prospect Street, Scuth Haven, M! $320,000 213 Prospect St-122 213 Prospect St-113 213 Prospect St-114 213 Prospect St-116 213 Prospect St-117 76
Page 85
MLS # 25037038 213 Prospect Street, South Haven, Mi 49060 213 Prospect St-118 213 Prospect St-119 213 Prospect St-123 - . 213 Prospect St-124 $320,000 7
Page 86
MLS i# 25037038 213 Prospect Street. South Haven, Mi 43080 213 Prospect Si-125 $220,600 78
Page 87
Residential Soid Agent Detail Report 317 Cherry Street, South Haven, MI 49090 $342,000 List Number: 25028641 Property Sub-Type: Single Family Residence Status: Sold Area: Southwestern Michigan - S New Construction: No List Price: $379,000 Municipality: South Haven City County: Van Buren Original List Price: $399,000 Lot Dimensions: 75x100 Possession: Close Of Escrow List Price/SqFt: $193.47 Waterfront: No Tax ID #: 805342004100 Sold Price/SqFt: 174.58 Body of Water:Lake Michigan ~~ Road Frontage: 75 Days On Market: 141 Association: No Cumulative DOM: 141 Lot Acres: 0.1711 Lot Square Footage: 7,455 Directions: Pheonix to Cherry to Sign ®' Cross Streets: pheonix SqFt Source: Blueprint Upper Main Lower Bsmt Total Bedrooms 4 0 0 0 4 1 1 0 0 2 0 1 0 0 1 937 1,022 0 0 1,959 (Finished All Levels) Total Sqft 0 1,022 1,959 (Sqft Above Grade) Finished Below 0 Unfinished Below 792 Building Total SqFt: 1,584 Grade: Grade: ROOMS/DIMENSIONS/LEVELS Architectural Style: Cape Cod Year Built: 1920 Stories: 2 Water: Public Sewer: Public Sewer Total Fireplaces: 1 Driveway: Gravel Main Level Primary: Yes # of Rms Above Grade. 2 Legal: Legal: B46 11-1-17 847-308 891-22 994-681 1384-531 1521-412 1523-290 SEV: 161,100 For Tax Year: 2023 1542-365 LOT 41 ASSESSOR'S PLAT OF ATHLETIC FIELD ADDITION TO SOUTH Tax Year: 2024 Homestead %: 0 HAVEN. Special Assmt/Type: none known at time Taxable Value: 161,100 Seller's Annual Property Tax: 4,916 School District: South Haven Terms Available: Cash; Conventional Water Fea. Amenities: Public Access 1 Mile or Less Heat Type: Baseboard; Forced Air Water Type: Lake Landscape: Ground Cover; Shrubs/Hedges Heat Source: Natural Gas Street Type: Paved, Public Sale Conditions: None Air Conditioning: Central Air; Window Unit(s) Exterior Material: Vinyl Siding Outbuildings: Access Feat: Accessibility Features: No Roofing: Composition Util Avail at Street: Electricity Available; Natural Gas Available; Storm Sewer Patio and Porch Features: Porch Substructure: Michigan Basement Utilities Attached: Cable Connected; Natural Gas Connected Lot Description: Level, Sidewalk Laundry Features:In Basement Public Remarks: Charming South Haven Duplex - Prime Investment or Personal Retreat Nestled in the heart of South Haven, this versatile duplex offers an incredible investment opportunity just minutes from everything this vibrant lake town has to offer. Currently operated as a successful short-term rental, this property is city-approved to accommodate up to 12 guests—ideal for vacationers and multi-family stays. The home features two separate units: Unit One: 2 bedrooms, 1.5 baths, and a full kitchen Unit Two: 2 bedrooms, 1 bath, a loft for added sleeping or living space, and a full kitchen Outside, guests or owners can enjoy a large, fenced-in backyard complete with a cozy firepit, covered game area, and an outdoor dining space perfect for entertaining under the stars. Agent Only Remarks: If Short Term Renting, both sides have to be rented out as one unit. If long term renting, both sides can be rented out separately. Or you could rent one long term and the other ST, or use/live in one and STR the other. All information provided is to be verified by buyer and buyers agent. Showings based on availability between rentals. Offer fell through because buyer had never been to the property in person until two days before closing. Thought property wasn't as big as he thought it would be. Walked away from EMD Listing Agreement: Exclusive Agency RP: No Name Primary Phone ~~ Email Other List Off: Green Towne Coastal Realty(sgtcr01) 269-408-8626 mgreen8000@comcast.net Fax: List Agt: Ryan D Green (s4705) 269-208-4139 ryangreenrealestate@gmail.com Mobile:269-208-4139 List Association: Southwestern Michigan Association of REALTORS Selling Off: EXP Realty (sexp01) 888-501-7085 mi.broker@expreaity.com Selling Agt: Mary Macyauski(s9020) 269-767-0278 marybtm380@gmail.com Showing Instructions: Use ST. Certain dates blocked out for rentals Code for showings in Showingtime. Listing Date: 06/15/2025 Status Change Date: 12/16/2025 Terms: Conventional On-Market Date: 06/22/2025 Sold Date: 12/15/2025 Seller Concessions: 0 Pending Date: 11/14/2025 Sold Price: $342,000 Sold Sale Conditions: Not Applicable All information deemed materially reliable buf not guaranieed. Interested parties are encouraged to verify ail information. Copyright 2026 MichRIC®, LLC All rights reserved. /OMCA Notice The property on this sheet has been made available on 03/09/2026 9:48 PM and may not be listed by the office/agent presenting this information 79
Page 88
Photos for MLS # 25028641 317 Cherry Street, South Haven, Ml 49090 $342,000 3-web-or-mls-317-cherry-st 1-web-or-mis-317-cherry-st v - S5-web-or-mis-317-che 80
Page 89
317 Cherry Street. South Haven, Mi 490€0 9-web-or-mis-317-cherry-st 11-web-or-mlis-317-ches 13-web-or-mis-317-cherry-st $342,080 81
Page 90
317 Cheriy Street. South Haven, Mi 43080 14-web-or-mis-317-cherry-st 15-web-or-mis-317-cherry-st $342,000 82
Page 91
MLS # 25028841 317 Cherry Street. South Haven, Mi 43090 $342,000 20-web-or-mis-317-cherry-st 21-web-or-mis-317-cherry-st ~~ 22-web-or-mls-317-cherry-st 23-web-or-mis-317-cherry-st ) pT ied oi } q"" 25-web-or-m| 7am Is-317-cherry-st 83
Page 92
MLS # 25028641 317 Cherry Stresi, Seuth Haven. Mi 43080 $342,000 26-web-or-mis-317-cherry-st 27-web-or-mis-317-cherry-st 28-web-or-mls-317-cherry-st 29-web-or-mis-317-cherry-st 9 « 30-web-or-mls-317-cherry-st 84
Page 93
MLS # 25028841 317 Cherry Street. South Havan, Mi 4809C $342,000 32-web-or-mis-317-cherry-st 33-web-or-mis-317-cherry-st 34-web-or-mls-317-cherry-st 35-web-or-mls-317-cherry-st 36-web-or-mls-317-cherry-st 85
Page 94
LS # 25028641 317 Cherry Street. South Haven. Mi 49080 38-web-or-mls-317-cherry-st 40-web-or-mls-317-cherry-st i y i Br 42-web-or-mls-317-cherry-st 39-web-or-mis-317-cherry-st 41-web-or-mls-317-cherry-st $342,000 86
Page 95
MLS #23028641 317 Cherry Street. South Havan, Ml 48080 $342,000 44-web-or-mis-317-cherry-st 45-web-or-mis-317-cherry-st FF = oo vo G Toh TN 46-web-or-mls-317-cherry-st 47-web-or-mis-317-cherry-st ) [ 49-web-or-mls-317-cherry-st 87
Page 96
317 Cherry Street. South Haven, Wi 43080 50-web-or-mis-317-cherry-st 1MG_4539 88
Page 97
Residential 1016 Phoenix Street, South Haven, MI 49090 $355,000 Sold Agent Detail Report List Number: 25006860 Area: Southwestern Michigan - S New Construction: No Municipality: South Haven City County: Van Buren Lot Dimensions: 49.5x148.5 Tax ID #: 805342004400 Property Sub-Type: Single Family Residence Status: Sold List Price: $374,900 Original List Price: $374,900 List Price/SqFt: $238.18 Waterfront: No Bedrooms Full Baths Half Baths Fin/Level Total Sqft Architectural Style: Farmhouse Year Built: 1960 Stories: 2 Water: Public Sewer: Public Sewer Main Level Primary: No Legal: On file Taxable Value: 64,386 Seller's Annual Property Tax: 4,100 School District: South Haven Terms Available: Conventional, VA Loan Sale Conditions: Exterior Material: Vinyl Siding Outbuildings: Roofing: Composition Utilities Attached: Substructure: Full; Michigan Basement Garage Spaces: Parking Features: Garage Door Opener Road Frontage: 49.5 Directions: Phoenix between Cherry and Jones south side Cross Streets: Jones and Cherry Sold Price/SqFt: 225.54 Days On Market: 109 Cumulative DOM: 109 Lot Acres: 0.1687 Lot Square Footage: 7,350 SqFt Source: Prior Appraisal Upper Main Lower Bsmt Total 2 0 0 0 2 1 1 0 0 2 [1] [4] 0 0 0 647 927 0 0 1,574 (Finished All Levels) 0 801 1,574 (Sqft Above Grade) ROOMS/DIMENSIONS/LEVELS # of Rms Above Grade: 6 SEV: 130,700 For Tax Year: 2024 Tax Year: 2024 Homestead %: 0 Special Assmt/Type: none known None Heat Type: Heat Source: Air Conditioning: Kitchen Features: Access Feat: Flooring: Natural Gas Connected Forced Air Natural Gas Central Air Mud Room Access Accessibility Features: No Wood Laundry Features: Lower Level Appliances: Dishwasher; Dryer; Microwave; Oven; Range; Refrigerator; Washer Additional Items: Garage Door Opener; Sump Pump; Window Treatments Public Remarks: Welcome to Casa Blanca, This adorable home offers comfortable space with ease of access to downtown South Haven ( approx. 4 blks) and a short distance to the golden south beach on Lake Michigan, Enclosed front porch, a nice deep yard, sitting area, two car detached garage, perfect for year around living or continue as a short term rental or enjoy your time with family and friends, Agent Only Remarks: Listing Agreement: Exclusive Right To Sell RP: No Name Primary Phone Email Other List Off: Berkshire Hathaway HomeServices Michigan Real Estate(sbksh01) 269-639-9998 aimeedow@bhhsmi.com Fax: List Agt: Trish King (strish) 269-208-1250 trishkingrealtor@yahoo.com Mobile:269-208-1250 List Association: Southwestern Michigan Association of REALTORS Selling Off: Selling Agt: Century 21 Affiliated (safflo1) Ryan J Servatius, CallRyan.com(s2347) 269-767-8180 269-252-7926 adminsouthhaven@c21affiliated.com info@callryan.com Showing Instructions: Use Showing time and contact agent 2692081250 via text Listing Date: 02/21/2025 Status Change Date: 08/23/2025 Terms: Conventional Pending Date: 06/10/2025 Sold Date: 08/22/2025 Sold Sale Conditions: Not Applicable Sold Price: $355,000 All information deemed materially reliable but not guaranteed. Interested parties are encouraged to verify all information. Copyright 2026 MichRIC®, LLC All rights reserved. vDMCA Notice The property on this sheet has been made available on 03/09/2026 9:48 PM and may not be listed by the office/agent presenting this information. 89
Page 98
Photos for MLS # 25006880 1016 Phoenix Street, South Haven, Ml 49090 $355,000 90
Page 99
MLS # 25006850 1018 Phoenix Street, South Haven, Mi 42030 91
Page 100
MLS # 25006860 1018 Pheenix Street. South Haven, Mi 49090 25 92
Page 101
treet, South Haven, Mi 49080 $355,000 MLS # 23006830 1016 Phi 93
Page 102
MLS # 2500886 $388,000 94
Page 103
MLS # 25008380 1016 Phoenix Street. South Havan, Mt 49080 $353,000 95
Page 104
MLS # 25006860 1018 Phoenix Street, South Haven, Mi 4508: [= 98
Page 105
MLS #25003383 1018 Phoenix Street. South Haven, Mi 49090 IMG_9351 IMG_3228 97
Page 106
Residential Sold Agent Detail Report 266 Bailey Avenue, South Haven, Ml 49090 $365,000 List Number: 25062730 Property Sub-Type: Single Family Residence Status: Sold Area: Southwestern Michigan - S New Construction: No List Price: $360,000 Municipality: South Haven City County: Van Buren Original List Price: $360,000 Lot Dimensions: 66°264 Possession: Close Plus 30 Days List Price/SqFt: $198.02 Waterfront: No Tax ID #: 805376101400 Sold Price/SqFt: 200.77 Water Access Y/N: Yes Road Frontage: 68 Days On Market: 4 # of Qutbuildings: 1 Cumulative DOM: 4 Association: No LotAcres: 0.4 Lot Square Footage: 17 424 ross Streets: Phoenix St & Bailey Ave SqFt Source: Measured Upper Main Lower Bsmt Total 2 1 0 0 3 1 1 0 0 2 0 0 0 0 0 660 1,158 0 0 1,818 (Finished All Levels) Total Sqft 0 852 1,818 (Sqft Above Grade) Finished Below 0 Unfinished Below 852 Building Total SqFt: 1,818 Grade: Grade: ROOMS/DIMENSIONS/LEVELS Architectural Style: Traditional Year Built: 1900 Dining Area Den Bedroom2 17x11 Upper Stories: 2 Water: Public Dining Room 14x10 Main Laundry 8x8 Upper Bedroom3 14x11 Upper Sewer: Public Sewer Kitchen 12x10 Main Primary Bathroom ~~ 8x7 Main Bedroom 4 Driveway: Paved Living Room Primary Bedroom 19x13 Main Bedroom 5 Main Level Primary: Yes Family Room 15x14 Main Other 16x10 Main Other Other Other Other Recreation # of Rms Above Grade: 8 Legal: C136 3-1-17 710-670 1419-404 1496-712 1496-996 1570-217 LOT 14 BLK1 ~~ SEV: 197,500 For Tax Year: 2024 HALE CONGER & CO ADD. Tax Year: 2025 Homestead %: 100 Taxable Value: 121,322 Zoning: N/A Special Assmt/Type: 0 Seller's Annual Property Tax: 7,658.97 School District: South Haven Terms Cash; Conventional; FHA; Water Fea. All Sports; Public Access 1 Mile or Less Heat Type: Forced Air Available: MSHDA, VA Loan Amenities: Heat Source: Natural Gas Water Type: Lake Exterior Features: 3 Season Room Air Conditioning: Attic Fan, Central Street Type: Paved; Public Landscape: Flower Garden; Shrubs/Hedges Air Exterior Vinyl Siding Sale Conditions: None Kitchen Features: Center Island peters o Other Shed(s) Access Feat: Accessibility oofing: omposition Features: No Windows: Replacement Buchs 25 Storage Shed Patio and Porch Deck Garages: MichigamBasiment Util Avail at Cable Available; Electricity Available; High Speed Internet; Features: Spaces: Street: Natural Gas Available; Phone Available Parking Detached Utilities Attached: Cable Connected; Natural Gas Connected Features: Lot Description: Sidewalk; Wooded Laundry Upper Level Features: Appliances: Dishwasher; Dryer; Microwave, Oven, Refrigerator, Washer Additional Items: Ceiling Fan(s), Garage Door Opener; Hot Tub Spa Public Remarks: Location, location, location! Welcome to 266 Bailey, South Haven, where convenience, charm, and space come together. Ideally located just a block or two from Tot Lot Park, the Kal-Haven Trail, and Dyckman Bridge, this home is blocks from downtown, shopping, and grocery stores, and approximately a 20-minute walk to Lake Michigan and South Haven Beach. This recently updated two-story home offers generous space and sits on an impressive 0.4-acre city lot. Enjoy a large deck overlooking an expansive wooded, fenced backyard, providing a private in-town retreat. The interior features a spacious kitchen, main-floor primary suite, living room, dining area, and a three- seasons room, Upstairs are two additional bedrooms with excellent closet space and a bathroom with dual vanity. A well-located, move-in-ready home schedule your showing today! Agent Only Remarks: Seller: Agent for Owner Listing Agreement: Exclusive Right To Sell RP: No Name Primary Phone Email Other List Off: Keller Williams GR North(g156500) 616-447-9100 Fax: List Agt: John Dial (gdial4102) 269-355-3445 johndial2008@gmail.com Mobile:269-355-3445 List Association: Greater Regional Alliance of REALTORS Co-listing Office: Keller Williams GR North (9156500) 616-447-9100 Alt Agt: Tanya D Powell-May (gpowe7910) 616-308-3556 tanya@legacyhomesgr.com Selling Off: Jaqua, REALTORS (k008) 269-629-5612 diaqua@jaquareaitors.com Selling Agt: Rhea Terburg(k417481) 269-330-0998 rterburg@jaquarsaltors.com Showing Instructions: showing time Listing Date: 12/26/2025 Status Change Date: 02/04/2026 Terms: VA Pending Date: 12/30/2025 Sold Date: 02/02/2026 Seller Concessions: 0 Sold Sale Conditions: Not Applicable Sold Price: $365,000 All information deemed materially reliable but not guaranteed. Interested parties are encouraged to verify all information. Copyright 2026 MichRIC®, LLC All rights reserved. DMCA Natica The property on this sheet has been made available on 03/09/2026 9:48 PM and may not be listed by the office/agent presenting this information. 98
Page 107
Photos for MLS # 25062730 266 Bailey Avenue, South Haven, Mi 43090 $365,000 bailey 266-1 bailey 266-6 bailey 266-18 ni 99
Page 108
MLS # 25062730 266 Bailey Avenue, South Haven, Mi 49090 bailey 266-9 bailey 266-11 - bailey 266-12 bailey 266-13 100
Page 109
MLS # 25882730 266 Bailey Avenue, South Haven, Mi 49090 bailey 266-16 bailey 266-17 bailey 266-20 bailey 266-21 $385,000 101
Page 110
MLS # 25082730 286 Bailey Avenue, South Haven. Mi 42080 $385,500 bailey 266-23 bailey 266-24 bailey 266-25 102
Page 111
MLS # 25062730 268 Bailey Avenue, South Haven. Mi 42020 bailey 266-27 bailey 266-28 bailey 266-31 bailey 266-32 103
Page 112
ML3 # 23062730 ailay Avenue, South Haven, Mi 49080 $383,000 bailey 266-33 bailey 266-34 104
Page 113
Residential Sold Agent Detail Report 727 Wilson Street, South Haven, Mi 49090 $369,000 ist Number: 25042140 Property Sub-Type: Single Family Residence Status: Sold Area: Southwestern Michigan - S New Construction: No List Price: $379,000 Municipality: South Haven City County: Van Buren Original List Price: $399,000 Lot Dimensions: 66 x 132 Possession: Close Of Escrow List Price/SqFt: $229.56 laterfront: No Tax ID #: 80-53-764-014-00 Sold Price/SqgFt: 223.5 later Access Y/N: Yes Road Frontage: 66 Days On Market: 61 Ownership Type: Private Owned Cumulative DOM: 61 Association: No Lot Acres: 0.2 Lot Square Footage: 8,712 Directions: Phoenix Street to Pearl Street to Prospect Street to Wilson Street. Cross Streets: Bailey and Prospect SqFt Source: Measured Upper Main Lower Bsmt Total Bedrooms 2 1 0 0 3 J i Full Baths 1 1 0 0 2 Soa WE : : pn ; Fin/Level 627 1,024 0 0 1,851 (Finished All Levels) Total Sqft 0 513 1,651 (Saft Above Grade) Finished Below 0 Unfinished Below 513 Building Total SqFt: 1,651 Grade: Grade: ROOMS/DIMENSIONS/LEVELS Architectural Style: Farmhouse Year Built: 1910 Dining Room 13x14 Main Loft 11x12 Upper Bedroom2 12x15 Upper Stories: 2 Water: Public Kitchen 13x22 Main Primary Bedroom 11x12 Main Bedroom 3 13x13 Upper Sewer: Public Sewer Living Room 14x15 Main Bathroom 1 5x10 Main Other 8x18 Main Bathroom 2 5x11 Upper Other 7x12 Main Main Level Primary: Yes # of Rms Above Grade 7 Legal: Lot 14 Block 4 Conger Hale and Company Addition. SEV: 17,850 For Tax Year: 2025 Taxable Value: 75 479 Tax Year: 2024 Homestead %: 100 Seller's Annual Property Tax: 3,082 Special Assmt/Type: none known School District: South Haven Terms Available: Cash; Conventional, FHA; VA Loan Water Fea. Amenities: Public Access 1 Mile or Less Heat Type: Baseboard; Hot Water Water Type: Lake Exterior Features: 3 Season Room Heat Source: Natural Gas Street Type: Public Sale Conditions: None Kitchen Features: Center Island; Eating Area Exterior Material: Aluminum Siding Outbuildings: Access Feat: Accessibility Features: No Roofing: Composition; Shingle Utilities Attached: Cable Connected; High Speed Internet Flooring: Laminate; Vinyl, Wood Windows: Replacement Patio and Porch Features: Enclosed; Porch Substructure: Michigan Basement; Partial Garage Spaces: 2 Parking Features: Detached Laundry Features: in Basement Appliances: Built-In Electric Oven, Cooktop; Disposal, Dryer; Refrigerator, Washer Additional Items: Window Treatments Public Remarks: Welcome to 727 Wilson Street, located within The City of South Haven on a charming tree-lined, quiet street. The vibrant heart of downtown is less than a half mile, riverfront attractions are just as close. North Beach and South Beach are less than one mile. Outdoors lovers will appreciate the public kayaking launch and Kal-Haven Trail (located less than a half mile). Many attractions are at your fingertips! This classic home is brimming with character: hardwood floors, original woodwork, retro kitchen from the 50s (still functional and in good condition), and high ceilings. The main floor features a sundrenched enclosed front porch, a spacious living room/dining roomv/kitchen, bedroom, bathroom, and peaceful 3 season room overlooking the private backyard. Upstairs you will find 2 nice size bedrooms, a bathroom and an area that makes for a good office, play/game room or TV room. The 2 car garage adds convenience! Home has been well maintained through the years. Agent Only Remarks: No Class | or Class Il short term rental permit. Easy to show. Seller: Spies Occupant Type: Vacant Listing Agreement: Exclusive Right To Sell RP: No Name Primary Phone Email Other List Off: Jaqua REALTORS(sjaqu01) 269-637-6537 djaqua@jaquarealtors.com Fax: List Agt: Mark A Young (s2562) 269-214-6658 mycung@jaquarealtors.com Mobile: List Association: Southwestern Michigan Association of REALTORS Selling Off: Jaqua REALTORS (sjaqu01) 269-637-6537 djaqua@jaquarealtors.com Selling Agt: Amy O'Sullivan (s4037) 269-214-1257 aosullivan@jaquarsaltors.com Showing Instructions: use showing time Listing Date: 08/18/2025 Status Change Date: 11/19/2025 Terms: Conventional Pending Date: 10/18/2025 Sold Date: 11/19/2025 Sold Sale Conditions: Not Applicable Sold Price: $369,000 All information deemed materially refiable but not guaranteed. Interested parties are encouraged to verify all information. Copyright 2026 MichRIC®, LLC All rights reserved. vDMCA Notice The property on this sheet has been made available on 03/09/2026 9:48 PM and may not be listed by the office/agent presenting this information 105
Page 114
Photos for MLS # 25042140 727 Wilson Street, South Haven, Mi 49090 $369,000 CLOSE BY 003_fm_ndp_32_546 001_fm_ndp_32-1_698 fm_ndp_34_327 3ff73769-a0d4-4440-2e49-66499383233f 006_fm_ndp_43_24 Rye 106
Page 115
MLS # 25042140 727 Wiison Street. South Haven, MI] 48090 staged 007_fm_ndp_45_394 IMG_6765 (1) 727 LIVING ROOM STAGED 008_fm_ndp_55_952 ~~ $389,000 107
Page 116
MLS # 25042140 727 Wiison Street. South Haven. Mi 43060 $389,009 fm_ndp_57_949 IMG_6775 IMG_6778 012_fm_ndp_63_843 [ 108
Page 117
MLS #2504240 727 Wilson Straet. Scuth Haven, Mi 43090 $383,000 013_fm_ndp_68_326 014_fm_ndp_72_499 016_fm_ndp_75_583 002_photo_aug_18_2025_12_39_12_969 109
Page 118
MLS # 25042140 727 Wilson Street. South Haven, MI 48080 $369,060 018_fm_ndp_36_701 004_fm_ndp_30_669 019_photo_aug_18_2025_12_40_18_804 020_photo_aug_18_2025_12_41_02_390 withOutArea0_727-wilson-street-south-hav Pr —— I= 110
Page 119
ML3 # 25042140 727 Wilson Street. South Haven. Mi 42080 $369,000 withQutArea0_727-wilson-street-south-hav withOutArea0_727-wilson-street-south-hav I 1 . EN Hg 1 . 111