24-003543.pdf
Vmg Properties LLC, Petitioner V City Of Lansing, Respondent · 24-003543-TT
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Docket #24-003543 VALUATION DISCLOSURE OF 3224 W Miller Lansing, MI 48911 PREPARE FOR: MICHIGAN TAX TRIBUNAL PREPARED BY TERESSA BOWERS, MAAO CITY OF LANSING 124 W MICHIGAN AVE 3RP FLOOR, CITY HALL LANSNG MI 48910
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Docket #24-003543 Michigan Tax Tribunal 611 W Ottawa Street Lansing, MI 48909-8195 RE: 3224 W Miller Road To Whom It May Concern: The purpose of the examination of this property is to develop an estimate of market value of the fee simple interest of the subject property for tax year 2023. The sales utilized in this report are the most recently closed comparable sales from the subject's immediate market area. The conditions for all sales were confirmed by an exterior or interior inspection. The sales comparison approach was the determining factor in the subject’s estimated value. It is my opinion that the subject property has a fair market value of $236,000. Sincerely, Teressa Bowers, MAAO
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Docket #24-003543 Table of Contents Cover Page Letter of Transmittal. Table of Contents Purpose of the Valuation Maps, Diagrams and Photographs Identification and History of Subject Property Site Data nu inismmmammmsisne mismo sespsonss Improvements & Highest and Best Use Residential Report... Subject Photos Selections of Comparable.... Sales Comparison Grid Conclusion of Value by Sales Comparison Approach Assessor Certification QUAIIFICALIONS & LICENSE....u.eeerereererierirereerenir nesses esse serena sae et ses esses esse eases sess ses enessnsssnsres ADACIAUI. cvs vio os easessiosessoisssiasassnss iassavass ossossssss sosssiss osisssess sah ss sass 35334383 HFS 333 BHATHNSIRERUSTAH HGR 22
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Docket #24-003543 PURPOSE OF THE VALUATION DISCLOSURE This report was prepared for the purpose of estimating the “as is” market value of the fee simple interest as of December 31, 2023. INTENDED USER AND USE OF THE VALUATION DISCLOSURE The intended user of this valuation disclosure is for the Michigan Tax Tribunal. DIFINITIONS Definition of Market Value The most probable price which a property should bring in a competitive and open market under all condition’s requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition are the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: e Buyer and seller are typically motived e Both parties are well informed or well advised and acting in what they consider their own best interest e Areasonable time is allowed for exposure to the open market e Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and e Price represents a normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale The above definition is suggested by the Uniform Standards of Professional Appraisal Practice (USPAP) and is the basis of this valuation. Market Value “as-is” is an estimate of market value of the property in the condition observed upon inspection and as it physically and legally exits as of the date of valuation is prepared. Definition of Estate Interest The value estimated is for the fee simple estate. Types of ownership estates are defined as
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Docket #24-003543 MAP
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Docket #24-003543 Location and Address Owners Name: Location: Parcel Number: Legal Description: Property Rights Appraised: Assignment Type: Is property currently for sale: _X No Neighborhood VMG Properties LLC 3224 W Miller Road Lansing, MI 48911 33-01-05-06-378-184 COM 2096.25 FT E OF SW COR POST, TH N 330.07 FT TO S LINE COACHLIGHT ESTATES SUB, E ON SAID LINE EXTD 120 FT, S 330.07 FT, W 120 FT TO BEG; SEC 6 T3N R2W _X Fee Simple ___ Leasehold __ Other Michigan Tax Tribunal Valuation Disclosure __ Yes date forsale *Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood Characteristics: Location: Built Up: Growth: One Unit Housing Trends: Property Values: Supply and Demand: Marketing Time: Single Family Housing: Price: Present land Use %: Market Conditions: Neighborhood Description: _X_ Urban __ Suburban ___ Rural X 75% __25%-75% ___ under 25% _X Stable ___ Slow _X_ Increasing ___ Stable ___ Declining __ Shortage _X InBalance ___ over Supply ___Under3 months _X 3-6 months ___ over 6 months $185,000 Low $210,000 High $175,000 Pred. 100% One Unit _ % 2-4 Unit _% Multi-Family % Commercial Close to all main services, hospital, schools, and downtown Lansing. The neighborhood is a mixture of single-family dwellings. There is
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Docket #24-003543 SITE DATA Is the highest best use of the subject property as improved (or as proposed per plans and specification: the present use? _X Yes __No (explain) Utilities Public Other (describe) Electricity X Gas X Water X Sanitary Sewer X Off-site Improvements - Public Other (describe) Type Street X Alley Are the utilities and offsite improvements typical for the market area? _X Yes ___ No (Explain) Are there any adverse site conditions or external factors (easements, environmental conditions etc.? __ Yes _XNo lIfyes, describe Inspection date: 06/26/2024 X_ Exterior ___ Interior Improvements General Description: Units: 2 unit __ One ___ One with accessory unit Design (Style): 2 Story Year Built: 2023 Foundation: __ Concrete ___ Slab _X Full Basement ___ Partial Basement ____ under Construction Basement Finish: _X_ Partial ___ outside Entry/Exit __ Sump Pump
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Docket #24-003543 Exterior Exterior Description Materials/Condition Foundation Walls: Concrete Exterior Walls: Siding Roof Surface: Asphalt shingles Gutters & Downspouts: Aluminum Window type: Vinyl Sash Storm Sash/Insulated: Yes Screens: Interior Interior Materials/Condition Floors: Laminate Walls: Drywall Trim/Finish: Wood/Paint Bath Floor: Laminate Bath Wainscot: No Attic: XNone __ Drop Stair __ Stairs __ Floor __ Scuttle __ Finished __ Heated Heating: XFWA __HWBB __ Radiant _ Other __ Fuel Cooling: _X Central Air Conditioning ___ Forced Air w/o Ducts Amenities: ~~ __Woodstove __Pool _XPorch _ Fence _Patio/Deck _ Fireplace _ Other Driveway Surface: __ Garages _ #of cars _Yes Attached Carport Appliances: _ Refrigerator _Range/Oven __ Dishwasher _ Disposal _ Washer/Dryer Finished above grade contains: Rooms: 10 Bedrooms: 6 Bath(s) 2 full 2 half Square feet of Gross Living Area Above Grade 2,392 Additional Features: NONE Describe the condition of the property (including needed repairs, deterioration, renovations etc.) The subject property is a newly built multi-dwelling home in very good condition. Are there any physical deficiencies or adverse conditions that affect the livability, soundness, or structural integrity of the property? __ Yes, _XNo If yes, Describe
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Docket #24-003543 HIGHEST AND BEST USE The site is valued for its highest and best use which may be defined as, “The reasonable and probable use that supports the highest present value of vacant land or improved property, as of the effective date of the valuation. The present uses are the highest and best use.
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Docket #24-003543 RESIDENTIAL REPORT The Analysis of three separate approaches to value, sales, cost, and income approach are considered within appraisals reports, they may not be applicable to each, and every property being appraised. The cost approach is not relevant to this appraisal assignment because the property is a condominium unit, and the market does not recognize replacement cost as a meaningful indicator of value. The income capitalization approach is based on the concept that value is created by the expectations of future benefits and higher earnings should result in higher values. Income producing real estate is purchased for the right to receive future income. The income Capitalization approach consists of methods to analyze a property’s capacity to generate income, and a reversion and convert these monetary benefits into an estimate of value. The income approach was not used since the home in the subject’s market area is owner occupied. The Sales Comparison approach is based on the principle of substitution which suggests that, within competitive markets, similar products will realize similar prices. Inherent in this concept is the premise that a purchaser would not pay more for a property than the cost to acquire another property with the same amenities and utility. The Subject is a rental property. Market participants consider Sales Comparison a primary approach for the subject property profile. The final steps in the valuation process are review and reconciliation of the data and conclusions. In reaching a conclusion of value, the entire process involving the approaches that were estimated must be reviewed for accuracy, completeness, and consistency. After analysis, evaluation, and reconciliation of the indications a value is estimated.
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LH] Docket #24-003543 Subject Property Front view Back view
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1 Fo Ee tS eres Docket #24-003543 Comparable #1 5724 Orchard Court Sale Price Location View Site Quality Year built $185,000 Fair Residential 14,231 sf Vinyl 1967 Front view
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Docket #24-003543 5750 Orchard Court Sale Price Location View Site Quality Year built $185,000 Fair Residential 14,042 sf Brick/Vinyl 1968 Comparable #2 Front view
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Docket #24-003543 5808 Orchard Court Sale Price Location View Site Quality Year built $185,000 Fair Residential 14,042 sf Brick/Vinyl 1968 Front view
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Docket #24-003543 Sales Comparison Grid Comparable Analysis featwe ~~ SubjectParcel Comparable#t Comp. Adjustment Comparable #2 Comp. #2Adjustment ~~ Comparable #3 Comp. #3 Adjustment Patel Number) 3010505378184 3301050335148 BOL003351-4 BALI; Address Willer STA Orchard Ct STS0Ochad Ct SHS Orch Ct Neighborhood Location m i Ti Aporasal Sale Dae 06103; 0 0812/3 0 5/03; 0 Ste B60 ua dn uo usm UH us View Residential Resenta 0 Residential 0 Residential; 0 Desig Se] 28toy 29to 0 250; 0 250; 0 Quality of Construction Vinyl Vi 0 Ving 0 Vi 0 Year m 5% 0 195 0 19% 0 Condition Very Good fl; 70 fl 70 fa; 00 Betioon 6 Tk 0 ¢ 0 I} 0 Baboon) 2Rl2Raf 2ull2Hal 0 2nik 0 2Rl2Kl 0 Squefee iE 45 1% 5! 1%) vei Basement finish) ~~ 299 Finished fie 145 Unfinished 14 Unfinished i 14 funcional Ut erage verge 0 here: 0 erage 0 Heating/Cooling Central ar Foredfa 1,500 Forced 1,500 Central Ai 0 Gage None Nore; 0 None 0 None 0 Porch/PatiofDeck Porch Po 0 Porc 0 porch 0 Flood Zone NA NK 0 NA 0 Ng [i Actual Sale Price 185,000 185000 185000 Net Adjustments $0,666 0776 068 Net Adjustments 20.394 145% 16.56% oss Adstnen ET lw [aw Gross Adjustments % 3.71% 3TH 5.0% Adjusted SelePric 2566 5716 usgn Actual Sale Price $/50 3 [3 6132 Adjusted Sele rice §/5q 7, $32 $57 015
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Te aa sens Docket #24-003543 Conclusion by Sales Comparison Report The subject property was compared to all three sales having similar characteristics with most weight placed on comparable #1 & 2. The sales price supports my conclusion of current market value for the subject property. Based on a complete visual inspection of the exterior area of the subject property, my opinion of the market value, as defined, of the real property that is the subject of this report is $236,000.
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Docket #24-003543 ASSESSOR'S CERTIFICATION: The Assessor 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 valuation disclosure report. 2. | performed a complete visual inspection of the interior and exterior areas of the subject property, unless otherwise indicated in this report. | 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. | developed my opinion of the market value of real property that is the subject of this report based on the sales comparison approach to value. | have adequate comparable market data to develop a reliable sales comparison approach for this valuation disclosure assignment. | further certify that | considered the cost and income approaches to value but did not develop them, unless otherwise indicated in this report. 4. | researched, verified, 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 valuation disclosure, and the prior sales of the subject property for a minimum of three years prior to the effective date of this valuation disclosure, unless otherwise indicated in this report. 5. | 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 sales, unless otherwise indicated in this report. 6. | selected and used comparable sales that are locational, physically, and functionally the most like the subject property. 7. | have not used comparable sales that were the result of combining and a land sale with the contract purchase price of a home that has been built or will be built on the land. 8. | have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subject property and the comparable sales. 9. | have knowledge and experience in assessing this type of property in this market area. 10. | am aware of, and have access to, the necessary and appropriate public and private data
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Docket #24-003543 12. | 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. 13. | stated in this valuation disclosure report my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the assumptions and limiting conditions in this appraisal report. 14. 1 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 valuation disclosure 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 any other basis prohibited by law. 15. My employment and/or compensation for performing this valuation disclosure or any future or anticipated valuation disclosure 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 value, a range or direction in value, a value that favors the cause of any party, or the attainment of a specific result of occurrence of a specific subsequent event ( such as approval of a pending mortgage loan application). 16. | personally prepared all conclusions and opinions about the real estate that were set forth in this valuation disclosure report. If | relied on significant real property valuation disclosure assistance from any individuals in their performance of this valuation disclosure or the preparation of this valuation disclosure report, | have named such individual(s) and disclosed the specific tasks performed in this valuation disclosure 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 valuation disclosure report; therefore, any change made to this valuation disclosure is unauthorized and | will take no responsibility for it.
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Docket #24-003543 Qualifications Teressa Bowers Sr. Residential Appraiser City of Lansing Certification: Michigan Advance Assessing Officer & Certified Personal Property Examiner #9695 Experience: Present - Senior Residential Appraiser for the City of Lansing 1999 — Administrative Assistant for the City of Lansing 2000 Affiliations: Michigan Assessors Association Other Appraisal related Course Work 2020 State Tax Commission MAAO Program Principal of Appraising Introduction to Appraisal Statistics Land Value Determination Basic Income Commercial and Industrial Real Property Valuation Equalization and Data Collection Basic Property Tax Administration 2019 State Tax Commission MCAO Program
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=r Le Docket #24-003543 Exemptions and Transfer of Ownership Property Tax Administration 2019 Michigan Assessors Associations Course New, Loss, Additions, Losses & Adjustments
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Docket #24-003543 SUPERVISORY APPRAISER’S CERTIFICATION: The Supervisory Appraiser certifies and agrees that: 1. | directly supervised the appraiser for this valuation disclosure assignment, have read the valuation disclosure report, and agree with the assessor's analysis, opinions, statements, conclusions, and the assessor’s certification. 2. l accept full responsibility for the contents of this valuation disclosure report including, but not limited to, the assessor's analysis, opinions, statements, conclusions, and the appraiser's certification. 3. The appraiser identified in this valuation disclosure report is an employee of the supervisory assessor, is qualified to perform this valuation disclosure, and is acceptable to perform this valuation disclosure under applicable state law. APPRAISER SUPERVISOR APPRAISER (ONLY IF REQUIRED) \. sana Signature Signature Name: TERESSA BOWERS Name: Company Name: CITY OF LANSNG Company Name: Company Address: 124 W MICHIGAN AVE, 3° FLOOR Company Address: Telephone Number: 517-483-4026 Telephone Number: Email Address: TERESSA.BOWERS@LANSINGMI.GOV Email Address: Date of Signature and Report Date of Signature and Report State Certification # R9695 State Certification # Effective Date of Appraisal ADDRESS OF PROPERTY APPRAISED 3224 W Miller Road Lansing, MI 48911 Subject Property [ ]Did not inspect subject property [ X] Did inspect exterior of subject property from street Date of Inspection: 06/26/2024 [] Did inspect interior and exterior of subject property Date of Inspection COMPARABLE SALE [ 1 Did not inspect exterior of comparable sales from street
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Docket #24-003543 Addendum e Record Card of Comparable e A street map that shows the location of the subject property and of all comparable that the appraiser used: e An exterior building sketch of the improvements that indicates the dimensions. ® Photographs (either in black and white or color) that show the front, back, and street scene of the subject property, that are appropriately identified. (Photographs must be originals that are produced either by photography or electronic imaging). e Photographs (either in black and white or color) that show the front of each comparable sale and that are appropriately identified. Generally, photographs should be originals that are produced by photography or electronic imaging; however, copies of photographs from a multiple listing service or from the appraisers’ files are acceptable if they are clear and descriptive. e Any other data—as an attachment or addendum to the appraisal report form—that are necessary to provide an adequately supported opinion of market value
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parcel Number: 33-01-05-06-378-184 Jurisdiction: CITY OF LANSING County: Ingham Prin Grantor Grantee sale sale Inst. Terms of Sale Liber Price Date Type & Page GARCIA RAYMUNDO LEE VMG PROPERTIES LLC 100 03/06/2023 wp 20-MULTI PARCEL SALE REF 2023 012315 INGHAM COUNTY LAND BANK GARCIA RAYMUNDO LEE 38,300 02/09/2022 wp 19-MULTI PARCEL ARM'S LE 2022 007342 INGHAM COUNTY CLERK INGHAM COUNTY LAND BANK F 3,441 08/20/2007 Qc 21-NOT USED/OTHER L3279-P600 Property Address Class: RESIDENTIAL-IMPRO Zoning: Building Permit(s) Date 3224 W MILLER RD School: LANSING PUBLIC SCHOOL DIST Electrical Permit 12/15/2023 P.R.E. 0% Plumbing Permit 11/14/2023 owner's Name/Address MAP #: DI-0006 -0693 New House/Remodel 10/30/2023 VMG PROPERTIES LLC 6081 S MLK JR BLVD Lansing, MI 48911 X Improved vacant Public Improvements Dirt Road Tax Description rh Road Property exempt from Ad valorem taxes and vee oad. assessed on the Special Act Roll pursuant to PA 261 of 2003 expiring 02/09/2027. Sidewalk COM 2096.25 FT E OF SW COR POST, TH N water 330.07 FT TO S LINE COACHLIGHT ESTATES Sewer SUB, E ON SAID LINE EXTD 120 FT, S 330.07 Electric FT, w 120 FT TO BEG; SEC 6 T3N R2w re Curb Street Lights Standard utilities underground Utils. Topography of Site Level Ro1Ting Low High Landscaped Swamp Wooded Pond waterfront Ravine wetland Flood Plain Ccomments/Influences who When what JWH 01/23/2024 DATA ENTRY TB 12/27/2023 INTER/EXTE 2024 Est TCv 169,395 TCV/TFA: 141.63 Land value Estimates for Land Table 71D.71D * Factors * Description Frontage Depth Front Depth Rate %Adj FF 120.00 297.07 1.0000 1.4073 250 10 120 Actual Front Feet, 0.82 Total Acres Total Es work Description for Permit PE23-1973, Issued 12/15/202 work Description for Permit PP23-1395, Issued 11/14/20 Plumbing. No bath in basement work Description for permit PM23-2207, Issued 10/30/20 Year Land Building Assessed B value value value 2024 21,100 71,500 92,600 2023 0 0 0 2022 0 0 0 2021 0 0 0
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Residential Building 1 of 1 Building Type Single Family Mobile Home (3) Roof (cont.) Eavestrough Insulation Town Home 0 Front overhang X Duplex 0 other overhang A-Frame (4) Interior X wood Frame prywall Plaster paneled wood T&G Building style: Trim & Decoration 2 STY Ex x ord Min ha pemodeled size of Closets Lg x ord small Part. construct. : 80 poors solid x H.C. Room List Basement ) Floors 1st Floor Kitchen: 2nd Floor Bedrooms (1) Exterior (6) ceilings X Wood/shingle Aluminum/vinyl Brick (7) Excavation X Insulation Basement: 598 S.F. : Crawl: 0 S.F. 2) wind (2) windows lak 0s tany Large Height to Joists: 0.0 X Ave. X Ave. Few small (8) Basement wood Sash conc. Block Metal Sash Poured Conc. vinyl sash Stone Double Hung Treated wood Horiz. Slide Concrete Floor Casement (9) Basement Finish Double Glass Recreation SF Patio Doors Living SF storms & Screens walkout Doors (B) No Floor SF i Bid 0 walkout Doors (A) X Gable Gambrel Hip mansard (10) Floor Support Flat shed ale red 1 . nsupporte: en: X Ashphalt shingle cies, Sup Chimney: Brick (11) Heating/Cooling Parcel Number: 33-01-05-06-378-184 Print (15) Built-ins (15) Fireplaces (16) porche X Gas oil Elec. Appliance Allow. Interior 1 Story Area Type wood coal Steam Cook Top Interior 2 Story 36 Wp (2 Forced Air w/o Ducts Dishwasher 2nd/same stack 36 wep Forced Air w/ Ducts Garbage Disposal Two Sided Forced Hot Water Bath Heater Exterior 1 Story Electric Baseboard vent Fan Exterior 2 Story 2 < Hot Tub prefab 1 Stor Elec. ceil. Radiant y N - unvented Hood prefab 2 Stor Radiant (in-floor) vented Hood : 24 i Heat Circulator Electric wall Heat Intercom Raised Hearth Space Heater Jacuzzi Tub H wood Stove wall/Floor Furnace Jacuzzi repl.Tub < Direct-vented Ga X Forced Heat & Cool oven Class: ¢ Heat Pump Microwave ££ : No Heating/Coolin standard Range |Effec. Age: 0 9 9 self Clean Range |Floor Area: 598 Central Air sauna Total Base New: 198,714 EJ Wood Furnace Trash Compactor [Total Depr Cost: 158,970 X (12) Electric Central vacuum Estimated T.C.V.: 127,176 q Security System 0 Amps service Cost Est. for Res. Bldg: 1 Duplex 2 STY cls No./Qual. of Fixtures Exterior Units: 2 Interior Units: 0 Roof: 0 EX. x (ord. Min (11) Heating System: Forced Heat & Cool No. of Elec. outlets Ground Area = 598 SF Floor Area = 598 SF. Phy/Ab.Phy/Func/Econ/Comb. % Good=100/100/100/80/80 Many x Ave. Few Economic Depreciation because of: OLDER AREA (13) Plumbing Building Areas Average Fixture(s) i A 13 Fixture Bath RS terior Foundation Size 5 Siding Basement 598 A ioe baw : Total: Softner, Auto other Additions/Adjustments Softner, Manual solar water Heat Plumbing No Plumbing 2 Fixture Bath 1 Extra Toilet porches Extra Sink WCP (2 story) 36 Separate Shower wPP 36 Ceramic Tile Floor ceramic Tile wains Totals: Ceramic Tub Alcove "tes: vent Fan ECF (71D) 1.000 (14) water/Sewer 80% Completed => Est. Public water Public Sewer water well 1000 Gal. Septic 2000 Gal. septic Lump Sum Items: *** Information herein deemed reliable but not guaranteed***
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Parcel Number: 33-01-05-06-378-184 Residential Building 1 of 1 Print 6.0' 23.0" 23.0' 2 StoryDuplex 11964 SF 26.0" 26.0" 23.0 23.0 & | Porch (& 5 | Porch io ©} 36sf i© ©} 36sf jo eo 60 *#*% Information herein deemed reliable but not guaranteed®***
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Parcel Number: 33-01-05-06-378-184, Land Image MLN i] *** Information herein deemed reliable but not guaranteed***
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Parcel Number: 33-01-05-03-351-481 Jurisdiction: CITY OF LANSING County: Ingham Prin Grantor Grantee sale sale Inst. Terms of sale Liber Price Date Type & Page GOLD STAR INVESTMENTS LLC SHAIA FADI 185,000 06/09/2023 wp 03-ARM'S LENGTH 2023 030434 SHAIA FADI FADI INVESTMENTS LLC 1 06/09/2023 QC 21-NOT USED/OTHER 2023 030436 SEARS MICHAEL & NANCY GOLD STAR INVESTMENTS LLC 112,500 05/24/2022 wp 03-ARM'S LENGTH 2022 022992 SEARS PROPERTIES L L C SEARS MICHAEL & NANCY 0 09/29/2006 QC 21-NOT USED/OTHER L3243-pP110 Property Address Class: RESIDENTIAL-IMPRO Zoning: Building pPermit(s) Date 5724 ORCHARD CT School: LANSING PUBLIC SCHOOL DIST ROOFING 07/21/2021 P.R.E. 0% MECHANICAL 12/04/2020 Owner's Name/Address MAP #: P -3075 -0003 MECHANICAL 09/24/2020 Bt EAYESTMENTS LLC 2024 Est TCV 154,306 TCV/TFA: 61.82 Plumbing Permit 10/23/2017 STERLING HEIGHTS, MI 48310 X Improved vacant Land value Estimates for Land Table 738.738 Public i * Factors * Improvements Description Frontage Depth Front Depth Rate %Ad Bi 3 FRONTAGE 2 75.00 189.75 1.0000 1.0413 300 10 Lo rt Roa 75 Actual Front Feet, 0.33 Total Acres Total Es Tax Description Gravel Road X Paved Road A . LOT 2 ORCHARDVALE X Storm Sewer work Description for Permit PB21-1141, Issued 07/21/2 comments/Influences X sidewalk asphalt shingles approximately 22sq work Description for Permit PM20-2073, Issued 12/04/2 X Water work Description for Permit PM20-1497, Issued 09/24/2 X Sewer work Description for Permit PP17-1220, Issued 10/23/2 X Electric 5726 side Pvc replacement of cast pipe X Gas X curb X Street Lights Standard utilities underground Utils. Topography of Site X Level Rolling Low High Landscaped Swamp Wooded pond waterfront Ravine wetland S— Flood Plain Year Land Building Assessed value value value who when what 2024 11,700 65,500 77,200 TB 09/10/2021 DATA ENTRY 2023 11,700 59,400 71,100 od TMG 06/16/1999 DATA ENTER 2022 10,700 55,100 65,800 2021 10,200 37,900 48,100
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Parcel Number: 33-01-05-03-351-481, Land Image ORCHARD COURT Land 14231 SF 189.7 LOT2 Sketch by Apex Sketch *** Information herein deemed reliable but not guaranteed***
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Residential Building 1 of 1 Building Type (3) Roof (cont.) Eavestrough Insulation Single Family Mobile Home Town Home 0 Front overhang X Duplex 0 other overhang A-Frame (4) Interior X wood Frame X Drywall Plaster paneled wood T&G Building style: Trim & Decoration 2 STY Ex x ord Min Mal pia Size of Closets Lg x ord small Condition: Average poors solid x H.C. Room List Basement (5) Floors 1st Floor Kitchen: 2nd Floor Other: Bedrooms Other: (1) Exterior (6) ceilings X Wood/Shingle x prywall Aluminum/vinyl Brick (7) Excavation X Insulation Basement: 624 S.F. : Crawl: 0 S.F. 2) windows : ) E Slab: 0 s.F. any ar9¢ eight to Joists: 0.0 X Ave. X Ave. Few small (8) Basement wood Sash conc. Block Metal sash Poured Conc. vinyl sash Stone Double Hung Treated wood Horiz. Slide Concrete Floor Casement (9) Basement Finish Double Glass Recreation SF Patio Doors Living SF Storms & Screens walkout Doors (B) No Floor SF (3) Roof 0 walkout Doors (A) X Gable Gambrel Hip Mansard (10) Floor support Flat Shed Jones: ced L 3 nsupporte en: X Ashphalt Shingle Cnts.Sup: Chimney: vinyl Parcel Number: (11) Heating/Cooling Gas oil Elec. wood coal Steam Forced Air w/o Ducts X Forced Air w/ Ducts 1 Forced Hot water Electric Baseboard Elec. Ceil. Radiant Radiant (in-floor) Electric wall Heat Space Heater wall/Floor Furnace Forced Heat & Cool Heat Pump No Heating/Cooling 33-01-05-03-351-481 (15) Built-ins Appliance Allow. Cook Top Dishwasher Garbage Disposal Bath Heater vent Fan Hot Tub unvented Hood Vented Hood Intercom Jacuzzi Tub Jacuzzi repl.Tub oven Microwave Standard Range self clean Range (15) Fireplaces Prin (16) Porche Interior 1 Story Area Type Interior 2 Story 2nd/same Stack Two Sided Exterior 1 Story Exterior 2 Story prefab 1 Story prefab 2 Story Heat Circulator Raised Hearth wood Stove Direct-vented Ga Class: CD effec. Age: 50 Floor Area: 1248 104 ccp (1 16 cpp Central Air sauna Total Base New: 267,110 E. wood Furnace Trash compactor [Total Depr Cost: 133,548 X (12) Electric Central vacuum Estimated T.C.v.: 130,877 0 wD Service Security System 3 Cost Est. for Res. Bldg: 1 Duplex 2 STY cls No./qual. of Fixtures Exterior Units: 2 Interior Units: 0 Roof: 0 Ex. x ord. Min : : (11) Heating Systen: Forced Air w/ Ducts No. of Elec. outlets Ground Area = SF Floor Area = 1248 SF. Many x Ave. Eo Phy/Ab.Phy/Func/Econ/Comb. % Good=50/100/100/100/50 (13) Plumbing Building Areas Average Fixture(s) Stories Exterior Foundation Size 1 3 Fixture Bath 2 story Siding Basement 624 12 Fixture Bath _ . Total: Softner, Auto other Additions/Adjustments softner, Manual Plumbing Solar water Heat 2 Fixture Bath 1 No Plumbing —— Extra Toilet Cccp (1 story) 104 Extra Sink CPP 16 Separate Shower . Ceramic Tile Floor Built-Ins Ceramic Tile wains Garbage Disposal 1 Ceramic Tub Alcove Totals: vent Fan Notes: (14) Water; Sewar ECF (738) 0.980 Public water Public Sewer water well 1000 Gal. septic 2000 Gal. septic Lump Sum Items: #**%* Information herein deemed reliable but not guaranteed***
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parcel Number: 33-01-05-03-351-481 Residential Building 1 of 1 Print 5724 & 5726 ORCHARD COURT + Eo of hd 2 STY BSMT 1248 SF La 2 FAMILYS DUPLEX 1 Es PA 3 he Skaichby Apex Skaich *#%% Information herein deemed reliable but not guaranteed***
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parcel Number: 33-01-05-03-351-441 Jurisdiction: CITY OF LANSING County: Ingham Prin Grantor Grantee Sale sale Inst. Terms of Sale Liber Price Date Type & Page GOLD STAR INVESTMENTS LLC SHAIA FADI 185,000 06/23/2023 wp 21-NOT USED/OTHER 2023 032141 SHAIA FADI FADI INVESTMENTS LLC 1 06/23/2023 QC 21-NOT USED/OTHER 2023 032143 SEARS MICHAEL & NANCY GOLD STAR INVESTMENTS LLC 122,500 05/24/2022 wp 03-ARM'S LENGTH 2022 022993 SEARS PROPERTIES L L C SEARS MICHAEL & NANCY 0 09/29/2006 QC 21-NOT USED/OTHER L3243-p110 Property Address Class: RESIDENTIAL-IMPRO Zoning: Building Permit(s) Date 5750 ORCHARD CT School: LANSING PUBLIC SCHOOL DIST Furnace 02/18/2022 P.R.E. 0% MECHANICAL 12/15/2020 Owner's Name/Address MAP #: P -3075 -0012 Plumbing Permit 03/28/2018 DD EAVESTMENTS LLC 2024 Est TCV 155,427 TCV/TFA: 62.27 ROOFING 01/13/2005 STERLING HEIGHTS, MI 48310 X Improved vacant Land value Estimates for Land Table 73B.73B Public * Factors * Improvements Description Frontage Depth Front Depth Rate %Ad < d FRONTAGE 2 74.00 189.75 1.0000 1.0413 300 10 Lo Dirt Roa 74 Actual Front Feet, 0.32 Total Acres Total Es Tax Description Gravel Road X Paved Road . , LOT 6 ORCHARDVALE X Storm Sewer work Description for Permit PM22-0412, Issued 02/18/2 comments/Influences X Sidewalk work Description for Permit PM20-2152, Issued 12/15/2 % water Neck Description for Permit PP18-0370, Issued 03/28/2 ines X Sewer work Description for Permit B050032, Issued 01/13/2005 X Electric X Gas X Curb X Street Lights Standard utilities underground Utils. Topography of Site X Level Rolling Low High Landscaped Swamp wooded pond waterfront Ravine wetland or Flood Plain Year Land Building Assessed value value value who when what 2024 11,600 66,100 77,700 TB 12/23/2020 DATA ENTER 2023 11,600 45,000 56,600 TMG 06/16/1999 DATA ENTER 2022 10,600 41,700 52,300 2021 10,000 39,200 49,200
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Parcel Number: 33-01-05-03-351-441, Land Image ra ORCHARD COURT " Land 14042 SF LOTé Sketch by Apex (V™ *** Information herein deemed reliable but not guaranteed***
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Residential Building 1 of 1 Building Type (3) roof (cont.) Parcel Number: 33-01-05-03-351-441 Prin (11) Heating/Cooling (15) Built-ins (15) Fireplaces (16) porche Single Family Eavestrough Gas oil Elec. Appliance Allow. Interior 1 Story Area Type Mobile Home Insulation wood coal Steam cook Top Interior 2 Story 40 ccp (1 Town Home 0 Front overhang Forced Air w/o Ducts Dishwasher 2nd/same Stack X Duplex 0 other overhang X Forced Air w/ Ducts 1 Garbage Disposal Two Sided A-Frame (4) Interior Forced Hot water Bath Heater Exterior 1 Story X wood Frame X Drywall Plaster Electric Baseboard Kal Exterior 2 Story paneled wood T&G Elec. Ceil. Radiant Unvented Hood day ; Story Building Style: i ) Radiant (in-floor) d d Prefab 2 story uilding style: Trim & Decoration 5 Vented Hoo Heat Circulator 2 STY Ex x ord Min Electric wall Heat Intercom Raised Hearth : Space Heater Jacuzzi Tub Yr Built Remodeled _. . wood Stove 1968 0 Size of Closets wall/Floor Furnace Jacuzzi repl.Tub Direct-vented Ga CL Lg x ord small gorced Heat & Cool oven Tas © Condition: Average poors solid x H.C. Heat Pump Microwave effec. Age: 50 Room List No Heating/Coolin standard Range So poe Basement (5) Floors 9 9 self Clean Range |Floor Area: 1248 1st Floor Kitchen: Central Air sauna Total Base New: 270,034 E. 2nd Floor other: wood Furnace Trash Compactor [Total Depr Cost: 135,010 X a r— other: (12) Electric Central vacuum Estimated T.C.v.: 132,310 7 (6) ceili 0 Amps Service security System (1) Exterior £1 ngs ps Se Cost Est. for Res. Bldg: 1 Duplex 2 STY cls X Wood/shingle x prywall No./qual. of Fixtures Exterior units: 2 Interior Units: 0 Roof: 0 Aluminum/viny1l Ex. x ford. ld (11) Heating System: Forced Air w/ Ducts Brick No. of Elec. outlets Ground Area = 624 SF Floor Area = 1248 SF. (7) Excavation Many x Ave Faw phy/Ab.Phy/Func/Econ/Comb. % Good=50/100/100/100/50 X Insulation Basement: 624 S.F. : S1d4 : Building Areas @ wind crawl: 0 S.F. (13) Plumbing 9 ) Windows slab: 0 S.F. Average Fixture(s) stories Exterior Foundation Size Many Large s : . 1 3 Fixture Bath 2 story Siding Basement 624 x lave, |x |ave. [Height to Joists: 0.0 12 Fixture Bath » ” Total: Few small (8) Basement Softner, Auto other Additions/Adjustments wood Sash Conc. Block softner, Manual Plumbing Metal Sash Poured Conc. solar water Heat 2 Fixture Bath 1 : Stone No Plumbing vinyl sash : porches Double Hung Treated wood Extra Toilet cP (1 story) 40 Horiz. S1id concrete Floor Extra Sin . . e cs Separate Shower Exterior Casement [©] Basement Finish Ceramic Tile Floor Brick veneer 208 Double Glass Recreation SF Ceramic Tile wains _ . i Living SF Ceramic Tub Alcove BUIlEINS Patio Doors eramic Tu COVe Garbage Disposal 1 Storms & Screens walkout Doors (B) vent Fan 3) Roof No Floor SF (14) water/Sewer Notes: Totals: Ey a 0 walkout Doors (A) Public water : XC MeT ameard (10) Floor support Public Sewer ECF (738) 0.980 Flat shed Joists: water well . X Ashphalt shingl Unsupported Len: 1000 Gal. Septic shphalt Single Cnts. Sup: 2000 Gal. septic Chimney: vinyl Lump Sum Items: *** Information herein deemed reliable but not guaranteed***
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Parcel Number: 33-01-05-03-351-441 Residential Building 1 of 1 ORCHARD COURT 24 52' DUPLEX 2 STY BSMT 1248 SF igs ‘Sketch by Apew Shasch #*** Information herein deemed reliable but not guaranteed*** print
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Parcel Number: 33-01-05-03-351-421 Jurisdiction: CITY OF LANSING County: Ingham pri Grantor Grantee sale sale Inst. Terms of sale Liber Price Date Type & Page GOLD STAR INVESTMENTS LLC SHAIA FADI 185,000 05/17/2023 wD 21-NOT USED/OTHER 2023-025671 SHAIA FADI FADI INVESTMENTS LLC 1 05/17/2023 Qc 21-NOT USED/OTHER 2023 02825 SEARS MICHAEL & NANCY GOLD STAR INVESTMENTS LLC 122,500 05/24/2022 wp 03-ARM'S LENGTH 2022 02299 SEARS PROPERTIES L L C SEARS MICHAEL & NANCY 0 07/13/2006 wp 21-NOT USED/OTHER L3228-pP104 Property Address Class: RESIDENTIAL-IMPRO Zoning: Building pPermit(s) Date 5808 ORCHARD CT School: LANSING PUBLIC SCHOOL DIST Plumbing Permit - water Hea 01/29/2015 P.R.E. 0% Plumbing Permit 11/07/2011 owner's Name/Address MAP #: P -3075 -0016 Plumbing Permit 10/18/2011 EL 2024 Est TCV 168,604 TCV/TFA: 61.36 ROOFING 01/13/2005 STERLING HEIGHTS, MI 48310 X Improved vacant Land value Estimates for Land Table 73B.73B Public . * Factors * Improvements Description Frontage Depth Front Depth Rate %Ad v d FRONTAGE 2 74.00 189.75 1.0000 1.0413 300 10 _ Dirt Roa 74 Actual Front Feet, 0.32 Total Acres Total E Tax Description Gravel Road X Paved Road — . LOT 8 ORCHARDVALE X |storm Sewer work Description for Permit PP15-0100, Issued 01/29/2 comments/Influences X sidewalk Work Description for Permit PP11-0449, Issued 11/07/2 work Description for permit PP11-0335, Issued 10/18/2 x warer work Description for permit B050033, Issued 01/13/200 X Electric X Gas X Curb X Street Lights Standard utilities underground Utils. Topography of site X Level Ro11ing Low High Landscaped Swamp wooded pond waterfront Ravine wetland : Year Land Building Assessed Flood Plain value value value who when what 2024 11,600 72,700 84,300 TMG 06/16/1999 DATA ENTER 2023 11,600 49,500 61,100 2022 10,600 45,900 56,500 2021 10,000 43,900 53,900
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Parcel Number: 33-01-05-03-351-421, Land Image ORCHARD COURT 74 Land 14042 SF 189.7" *** Information herein deemed reliable but not guaranteed***
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Residential Building 1 of 1 Building Type Single Family Mobile Home Town Home X Duplex A-Frame X wood Frame Building Style: (3) Roof (cont.) Eavestrough Insulation 0 Front overhang 0 other overhang (4) Interior X Drywall paneled Trim & Decoration Plaster wood T&G Parcel Number: (11) Heating/Cooling Gas wood Elec. Steam 0il Coal Forced Air w/o Ducts Forced Air w/ Ducts Forced Hot water Electric Baseboard Elec. Ceil. Radiant Radiant (in-floor) Electric wall Heat (15) Built-ins Appliance Allow. Cook Top Dishwasher 1 Garbage Disposal Bath Heater vent Fan Hot Tub Unvented Hood Vented Hood 33-01-05-03-351-421 Prin (15) Fireplaces (16) Porch Interior 1 Story Area Type Interior 2 Story 40 ccP (1 2nd/same Stack 6 CPP Two Sided Exterior 1 Story Exterior 2 Story prefab 1 Story prefab 2 Story Heat Circulator 2 sTY Ex x ord Min Intercom Raised Hearth Yr Bui Te Remodeled |= Space Heater Jacuzzi Tub Wood Stove 1968 o Size of Closets wall/Floor Furnace Jacuzzi repl.Tub Direct-vented Ga i. Lg x ord small gorced Heat & cool oven PET Condition: Average poors solid x H.C. Heat Pump A Effec. Age: 50 Room List i a andard Range : : Basement (5) Floors No Heating/Cooling self Clean Range |Floor Area: 1374 1st Floor Kitchen: Central Air sauna Total Base New: 296,928 E 5nd Floor other: Wood Furnace Trash Compactor [Total Depr Cost: 148,456 X Sedrooms other: (12) Electric Central vacuum Estimated T.C.v.: 145,487 ) ©) ceili 0 Ape Service Security System (1) Exterior €1:1ngs Pp ~ Cost Est. for Res. Bldg: 1 Duplex 2 STY cls X wood/Shingle X Drywall No./Qual. of Fixtures Exterior units: 2 Interior Units: 0 Roof: 0 / 9 Aluminum/vi nyl EX. x ord. Min (11) Heating System: Forced Air w/ Ducts Brick No. of Elec. outlets Ground Area = 750 SF Floor Area = 1374 SF. (7) Excavation Many | x [Ave Faw Phy/Ab.Phy/Func/Econ/Comb. % Good=50/100/100/100/50 X Insulation Basement: 624 S.F. ’ di > Wied crawl: 126 S.F. (13) Plumbing Building Areas (2) windows slab: 0 S.F. Average Fixture(s) Stories Exterior Foundation Size Many Large : : . 1 3 Fixture Bath Story Siding Basement 624 X Ave. xX Ave. Height to Joists: 0.0 12 Fixture Bath 1 story siding Crawl Space 126 Total: Few small (8) Basement softner, Auto other Additions/Adjustments wood Sash Conc. Block softner, Manual Metal Sash Poured Conc. solar water Heat Plumbing vinyl sash Stone No Plumbing 2 Fixture Bath 1 pouble Hung Treated Wood Extra Toilet porches Horiz. slid concrete Floor Extra sink Cccp (1 story) 40 z. Slide — Separate Shower cpp 6 Casement (9) Basement Finish ceramic Tile Floor Double Glass Recreation SF Ceramic Tile wains EXterior patio. DO6HE Living SF Ceramic Tub: Alcove Brick veneer 416 Storms & Screens walkout Doors (B) vent Fan Built-Ins (3) Roof No Floor SF (14) water/Sewer Garbage Disposal 1 X Gable Gambre7 0 Walkout Doors (A) public water Totals: Hip Marisard (10) Floor Support Public Sewer Notes: Flat Shed Joists: watsn Well ECF (738) 0.98 x hohaie Shinai Unsupported Len: 1000 Gal. Septic Ashphalt Shingle cnts.sup: 2000 Gal. septic chimney: vinyl Y y Lump Sum Items: ** Information herein deemed reliable but not guaranteed*#**
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Parcel Number: #*% Information herein deemed reliable but not guaranteed*** 33-01-05-03-351-421 Residential Building 1 of 1 5808 & 5810 ORCHARD COURT 10 4 5% 24 2FAMILYS DUPLEX 2 STY BSMT 1248 SF 1 STYCRA™L ci ag HAE 18 14 Print
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STATE OF MICHIGAN DEPARTMENT OF LICENSING & REGULATORY AFFIARS MICHIGAN ADMINISTRATIVE HEARING SYSTEM MICHIGAN TAX TRIBUNAL VMG Properties LLC, Petitioner(s) Vv MTT Docket No. 24-003543 City of Lansing, Respondent(s) PROOF OF SERVICE Teressa Bowers states that on 11/12/2025 she served a valuation disclosure by mail or email relative to the above caption matter upon: Raymundo Garcia / VMG Properties LLC 6081 S ML King Jr Blvd Lansing, MI 48911 info@vmgremodeling.com A Bn