26-001208.pdf
Charles Malik Petitioner V Township Of Richfield Respondent · 26-001208-TT
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Page 1
THIS IS A CONTROL DOCUMENT BY CHARLES MALIK AND SHALL NOT BE COPY OR REPRODUCE. RECEIVED Date: July 22, 2026 JUL 80:2026 TO: Richfield Township MICHIGAN TAX TRIBUNAL 1410 N st Helen RD PO BOX 128 Saint Helen, MI 48656 FOR: Julie A. Tatro, - Richfield Township Assessor. Michigan Tax Tribunal Small Claims Division—Department of Licensing and Regulatory Affairs. TOPIC: Mailing address change and | requested an Appraisal 6-9-26 on Parcel # 010-511-010- 0000. REF TO: - Michigan Tax Tribunal Small Claims Division : MTT Docket No. 26-001208 FROM: Charles Malik owner of Parcel known as 1828 Lake ST, Saint Helen Ml 48656. ...note: PROOF OF SERVICE : By U.S Mail. New mailing address change—request. Copy of current Appraisal. Copy sent to: Department of Licensing and Regulatory Affairs. I Remain, Charles Malik
Page 2
NoMi Appraisal Roscommon, MI 48653 File No. 22612350 Charles Malik PO Box 121 Saint Helen, MI, 48656 File Number: 22612350 In accordance with your request, | have appraised the real property at; 1828 Lake St Saint Helen, M! 48656 The purpose of this appraisal is to develop an opinion of the defined value of the subject property, as improved, The property rights appraised are the fee simple interest in the site and improvements. In my opinion, the defined value of the property as of June 22, 2026 is: $45,000 Forty-Five Thousand Dollars The attached report contains the description, analysis and supportive data for the conclusions, final opinion of value, descriptive photographs, assignment conditions and appropriate certifications. Sincerely, Choco Pes Porn Danielle Rose Patterson Licensed Residential Appraiser
Page 3
NoMi Appraisal
)
Residential Appraisal Report
File No. 22612350
The purpose of this appraisal report is to provide the client with a credible opinion of the defined value of the subject property, given the intended use of the appraisal.
Client Namefintended User Charles Malik
E-mail N/A
Client Address
PQ Box 121
City Saint Helen
.
State MI
Zip 48656
Additional Intended User(s) This report is intended for the exclusive use of the named client and their assignees.
Intended Use The intended use is to provide an Opinion of Market Value as of a specific date, This report is not intended for any other use,
including but not limited to insurance, tax assessment purposes or lending purposes.
Property Address 1828 Lake St
City Saint Helen
State Mi
Zip 48656
Owner of Public Record MALIK CHARLES
County Roscommon
Legal Description LOT 10 OAKWOOD
Assessor's Parcel # 010-511-010-0000
Tex Year 2025
RE Taxes$ 575.07
Neighborhood Name OAKWOOD
Map Reference 44.3607245,-84.4201855
Census Tract 9702.00
Property Rights Appraised
IX] Fee Simple
[7] Leasehold
[1 Other (describe)
My research 1X] did
| id not reveal any prior sales or transfers of the Subject property for the three years prior to the effective date of this appraisal,
Prior Sale/Transfer:
Date 01/09/2025
Price $55,000
Source(s) WarrDeed; Richfield Township Assessor
Analysis of prior sale or transfer history of the subject property {and comparable sales, if applicable)
The subject's property had one prior transfer in the past thirty
six months, see grid. Prior sales of comparable properties if occurred less than 12 months prior to date of sale stated on the sales grid
are listed above. All sales verified closed by local multi-list services.
Offerings, options and contracts as of the effective date of the appraisal
None Known
Nelghborhood Characteristics
One-Unit Housing Trends
One-Unilt Housing
Present Land Use
3%
Location
Urban
Suburban
|X| Rural
Property Values
Increasing
X | Stable
Declining
PRICE
AGE
| One-Unit
50 %
Built-Up
Over 75%
(X]25-75%
Under 25% | Demand/Supply
Shortage
Xin Balance { ] Over Supply
$(000)
(yrs)
2-4 Unit
0%
Growth
Rapid
X [Stable
Slow
Marketing Time
Under 3 mths
[X}3-6 mths
Over 6 mths
52 Low
10 | Multi-Family
0%
Neighborhood Boundaries Refuge Rd to the North, Romancky Rd to the South, Meridian Rd to the
295 High
76 | Commercial
3%
East and Maple Valley Rd to the West.
155 Pred.
__ 54 | other Vacant
47%
Neighborhood Description
See Attached Addendum
NEIGHBORHOOD.
Market Conditions (including support for the above conclusions)
See Attached Addendum
Dimensions 70x130.85x70x130.84
Area 9158 sf
Shape Rectangular
View Res;
Specific Zoning Classification R1;SingleFamilyRes
Zoning Description Residential Use Permitted
Zoning Compliance
Legal
[I] Legal Nenconforming (Grandfathered Use)
[I Zoning
1] legal {describe}
Is the highest and best use of the subject property as improved {or as proposed per plans and specifications) the present use?
Xx Yes [1] Ne
If No, describe. See Attached
Addendum
Utilities
Public
Other (describe)
Public
_ Other (describe)
Off-site Improvements—Type
Public
Private
Electricity
X
Water
X|
Well-Private
Street Asphalt
X
Gas
X]
_Propane-Private
Sanitary Sewer
X]_Septic-Private
Alley
None
Site Comments
Property is not mapped by FEMA, refer to flood certification for determination of flood zone.
_No easement except typical
utility easements. Well and septic systems are typical for this marketing area.
GENERAL DESCRIPTION
FOUNDATION
EXTERIOR DESCRIPTION
materials
INTERIOR
Sinateralst
Units [X]one [Tone wince, wit
7]
X | Concrete Stab
Crawl Space
Foundation Walls
P/Concrete/Avg
Floors
Carpet/Avg
#0of Stories
1
Full Basement
Partial Basement _| Exterior Walls
Log/Avg
Walls
DW/Panel/Avg
Type [XJost
[Jat
| |setiend Unt
| Basement Ave
0 sq. | Roof Surface
Shgle/Avg
Trin/Finish___Wood/Average
X Existing
1] Proposed
[1 Under Const, | Basement Finish
Q % | Gutters & Downspouts None
Bath Floor
Carpet/Average
Design (Style) Ranch
[Jouside Entry/Exit
|) Sump Pump _| Window Type
Wood, SP/Avg
Bath Wainscot Vinyl/Average
Year Built ~1970
Storm Sash/insulated None
Car Storage
|_| None
Effective Age (Yrs) ~25
Screens
Mesh/Avg
Driveway
#0of Cars
2
Attic
None
Heating [1] FWA ] HW
| [] Radiant | Amenities
WoodStove(s} #0
| Driveway Surface Gravel/Grass
Drop Stair
Stairs
[XJ other SpHtr
| Fuel Gas
Fireplaces) # 0
fence None
XiGarage
#ofCars
1
Floor
X Scuttle
Cooling
[1] Centra} Air Conditioning
Patio/Deck None
Porch None
Carport
#ofCars
OQ
Finished
Heated
Individual
[X]oter None
£ool None
Other None
Xa
[Toe
[Jin
Appliances
| | Refrigerator
| | Range/Oven
Dishwasher
| | Disposal
|
| Microwave
[I] Washer/Dryer
|_|
Other {deseribe) Not Known-Drive By
9
Finished area above grade contains:
5 Rooms
2 Bedrooms
1.0 Baths)
675 Square Feet of Gross Living Area Above Grade
Additional Features None Noted
Comments on the Improvements
Appraiser was requested to complete this a
raiser has not entered the
home at this time. This appraisal company
has ins ected the interior of this
property
in the
past (04/16/2025). This appraisal is based
on the extraordinary assumption that the improvements are mostly unchanged from prior inspection, which is consistent with the
exterior and with the information available. The Appraiser has collected recent information regarding the property from the township,
county equalization and exterior view of the property. Above information regarding bedroom/bath count, heating and GLA are based on
rior inspection. Effective age is estimated as the interior was not inspected at this time,
Produced using AC! software, 800.234.8727 www.ockweb
com
‘This form Copyright © 2005-2010 ACI Division of 10 Claims Servives, Inc. All Rights Reserved.
Page tof 4
(gPAR™) General Pupose Apps
on SmoPage 4
NoMi Appraisal
Residential Appraisal Report
File No. 22612350
FEATURE
|
SUBJECT
COMPARABLE SALE NO. 1
COMPARABLE SALE NO. 2
COMPARABLE SALE NO. 3
1828 Lake St
7505 Riverside Dr
9418 W Airport Rd
1444 Saint Clair Ave
Address Saint Helen,
MI 48656
Saint Hefen, M! 48656-8217
Saint Helen, MI 48656
Saint Helen, Mi 48656-9715
Proximity lo Subject
3.65 miles NW
0.22 miles NW
0.46 miles SW
Sale Price
3
$
52,000
8
25,000
$
55,000
Sale Price/Gross
Liv. Aca
| §
0.00sq.tt
{s
7879 sq.ft
$
3726 sq
$76.39 san
:
Data Source(s)
WWBRMLS #201835845;D0M 28 | WWBRMLS #201833831,00M 90
| WWBRMLS #201837431,00M 15
Verification Source(s)
WWBRMLS/Data Files
WWBRMLS/Data Files
WWBRMLS/Data Files
VALUE ADJUSTMENTS
DESCRIPTION
DESCRIPTION
+1 $ Adusiment
DESCRIPTION
+(1$ Adjostment
DESCRIPTION
+3$ Adjustment
Sale or Financing
ArmLth
ArmlLth
Armith
Concessions
Cash;0
Cash;0
Cash;0
Date of Sale/Time
08/08/2025
06/23/2025
10/03/2025
Location
Rural;Res
Rural
-7,800; Rural:Res
Rural;Res
Leasehold/Fee Simple
| Fee Simple
Fee Simple
Fee Simple
Fee Simple
Site
9159 sf
16553 sf
015400 sf
08400 sf
[1]
View,
Res;
Res; Woods
Res;
Res;:Woods
Fy Design (Style)
Ranch
Ranch
Ranch
Ranch
859 Quality of Construction
Ava/LogSiding
Avg/Wood
0 Avg/Wood
0 Avg/Vinyl
[1]
21 Actual Age
~56
~66
0168
0{~66
0
= Condition
Below Average
[Below Average
Poor
12,100 | Average
-13.000
=2 Above Grade
Total dems
Baths
Total_{Bdms,
Baths
Total
)Bdrms)
Bath
Total
[Bdrms|
Baths
1% Room Count
5121
10
152]
10
512]
10
5121
1.0
ES Gross Living Area 18.00
675 sq. 7.
660 sq. ft
g
671 sq.ft
0
720 sg.
Q
< Basement & Finished
Slab
Craw! Space
0]
Slab
Stab
I Rooms Below Grade
0
0
0
[4]
2 Functional Utility
Average
Average
Average
Average
iy Heating/Cooling
Sp Htr None
Sp Htr None
None
1,000 | Sp Hir None
Energy Efficient items
None Noted
None Noted
None Noted
None Noted
Garage/Carport
1 Att. Garage
None
5.000 | None
5,000 | None
5.000
Porch/Patio/Deck
None
Porch
-500 | Patio
-1,000 | Covered Porch
-1,000
FP/Wood Stove
| None
None
None
None
QutdoorAmenities | None
Shed
-2,000 | None
None
Net Adjustment (Total)
[IF
XI
Ts
5300)
XJ+
[].
|g
17,1000
[Je
IX]
Is
9.000
Adjusted Sale Price
NetAdj.
-10.2%
NetAd.
68.4%
NetAdi.
-16.4%
of Comparables
GrossAdi,
29.4% | $
46,700 | GrossAdi.
76.4%
3
42,100]
GrossAdi.
34.5%
13
46,000
fl
count, GLA and foundation.Comparable 1 is most similar in Condition, however is located in a rural area that increases marketability. Comparable 2 is
Poor Condition, however warrants equal weight due to its proximity to the Subject. Comparable 3 is superior in Condition, however warrants equal weight
due to its proximity to the Subject and similar lot size. The subject property's appraised market value is supported by the compilation of these
comparables as each provides bracketing for various value-added features of the subject property.
COST APPROACH TO VALUE
PY ESTIMATED
[] REPRODUCTION OR
1 REPLACEMENT COST NEW
OPINION OF SITEVALUE oo
ein =
12,000
g Source of cost data
Dwelling
675 So. FLes
Q
g
Quality rating from cost service
Effective date of cost data
Se.Ft@$
z Comments on Cost Approach {gross living area calculations, depreciation, ete)
The cost approach was not considered as Jt is traditionally
Garage/Carport 213
Sefte@s
0
J considered most reliable when the property being appraised is
Total Estimate of Cost-New
0
newer, ie built within the last 10 years. The subject property is an | Less
Physical
| Functional |
External
older home.
Depreciation
0)
Depreciated Cost of Improvements...
0
"Asis" Value of Site Improvements
. ..
INDICATED VALUE BY COSTAPPROACH
=3
[4]
INCOME APPROACH TO VALUE
:
Estimated Monthly Market Rent §
0.00
X Gross Rent Multiplier
=3
Q
Indicated Value by income Approach
Summary of Income Approach (including support for market rent and GRM}
There are not enough rental properties in this marketing area to make a
determination of GRM, therefore the income approach was not deemed applicable.
Indicated Value by: Sales Comparison Approachs 45,000
Cost Approach (if developed) $ 0
Income Approach
(if developed) s 0
See Attached Addendum
z
I]
2
p=] This appraisal is made
"asis,”
[I] Subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed,
g
subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed
0 subject to the following:
8 Personal property has no contributory value.
No conditions.
:
[
Based on the scope of work, assumptions, limiting conditions and appraiser's certification, my (our) opinion ofthe defined value ofthe real property
that is the subject of this reportis$
45,000
as of 06/22/2026
+ whichis the effective date of this appraisal,
Proved using ACK salvar, 800.234.8727 wetw aciweh com
Tis form Copyrght © 2005-2010
ACI Divkion of SO Calms Serves, Int All Rights Reserved,
PAR™)
General
Purpose.
isat Re
05/2010
PeseZalé
GPAR™
General
urpos er
esPage 5
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