Property Tax Appeal Petition with Exhibits.pdf

Michael Adams, Petitioner V Township Of Hadley, Respondent · 25-002709-TT

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STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

ORLENE HAWKS 

GOVERNOR 

LANSING 

DIRECTOR 

PROPERTY TAX APPEAL PETITION FORM 

VALUATION / EXEMPTION / CLASSIFICATION APPEAL 

Do not use this form to appeal Principal Residence Exemption, Qualified Agricultural Exemption, Special Assessment, or 

Non-Property tax disputes. 

Pursuant to Michigan Tax Tribunal Rule (TTR) 277(3), you MUST submit a copy of the notice giving rise to the appeal 

(e.g. Board of Review Decision or Notice of Uncapping) with this Small Claims Petition, if applicable. If you do not 

submit this document, you may be held in default. 

Section 1: Petitioner’s Contact Information 

First Name 

M.1 

Last Name/Company Name 

Michael 

Adams, Jr. 

Mailing Address (No., Street, P.O. Box or Rural Route) 

3021 Woodland Ct. 

City or Town 

State 

ZIP Code 

Metamora 

Ml 

48455 

Telephone Number 

Fax Number 

248-429-7390 

E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail) 

madamsjr1@hotmail.com 

Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information 

First Name 

M.. 

Last Name 

Richard 

D. 

Linnell 

Firm Name (ifany) 

, 

. 

"Linnell & Associates PLLC 

Address (No., Street, P.O. Box or Rural Route) 

2804 Orchard Lake Road, Suite 203 

City or Town 

State 

ZIP Code 

Keego Harbor 

Ml 

48320 

Telephone Number 

Fax Number 

248-977-4182 

248-232-6179 

E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail) 

rlinnell@linnellfirm.com and pcallens@linnellfirm.com 

Section 3: Subject Property Information 

How many 

If you are appealing more than one parcel, are they contiguous or adjoining? 

parcelsareyou | [[] ves* 

[J] No** 

appealing? 

1 

*If yes, use a multiple parcel form for information regarding any contiguous parcels. 

**If no, you must file separate appeals for each non-contiguous or non-adjoining parcel or you will be defaulted. 

Property Address (No., Street, City, ST, ZIP) [If multiple, list first property's address] 

3021 Woodland Ct., Metamora, MI 48455 

Taxing Authority (City or Township) 

County 

Hadley Township 

Lapeer

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

ORLENE HAWKS 

GOVERNOR 

LANSING 

DIRECTOR 

Section 4: Issues Being Appealed (check all that apply) 

[ True Cash and Taxable Value 

[0 Poverty Exemption 

[0 Taxable Value Only (calculation) 

[0 Disabled Veterans Exemption 

[J uncapping of Taxable Value 

[J Eligible Manufacturing Personal Property (ESA) 

Od Exemption from Taxation (other than the denial of a 

[J Classification 

Principal Residence or Qualified Agricultural Exemption) 

Section 5: Explain the Reason for this Appeal 

We believe the Assessed Value is not accurate per the original Appraisal and Final 

Estimation of Value. There were additional discrepancies regarding the size of the 

property and the finish on the home which have been corrected in the property record by 

the Assessor's Office. 

Section 6: Jurisdictional Issues 

Year(s) you are appealing: 

2025 

Did you protest the assessment at a Board of Review (BOR)? M Yes 

[] No 

If Yes, check which BOR you attended AND attach the BOR decision: [] March 

[] uly 

[] December 

If No, check the applicable reason(s): 

O Not required to attend 

[| Assessment Change Notice was not received by Petitioner 

[| Appealing a purported Clerical Error or Mutual Mistake of Fact (if yes, include explanation in Section 5) 

[[] Appealing within 35 days of State Tax Commission Order 

[| Appealing within 35 days of receipt of Notice of Uncapping 

Did you request a poverty exemption at the BOR? Od Yes 

[i] No 

If Yes, check which BOR considered your application AND attach the BOR decision: O March 

[| July 

O December 

If No, explain why:

Ey 

& 

Ee 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

ORLENE HAWKS 

GOVERNOR 

LANSING 

DIRECTOR 

Section 7: Valuation Information *use the multiple parcel form for additional, contiguous parcels. 

Parcel Identification Number: 

44-010-002-002-00 

Classification of Property: 

Real 

Personal 

(check one) 

M 

0O 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

a 

Current Assessed Value (also known as State Equalized Value) as established by the BOR: 

350,694 

Current Taxable Value as established by the BOR: 

350,694 

What do you believe is the fair market value (also known as True Cash Value)? 

575,000 

Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value. 

287,500 

If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. 

287,500 

Section 8: Classification Information «only the Mi Dep't of Treasury may appeal this issue to the Tribunal 

Parcel Identification Number: 

Current Classification of Property as established by Board of Review: 

Real 

Personal 

(check one) 

i 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

What do you believe is the property’s classification? 

Real 

Personal 

(check one) 

¥) 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

If improved property, how is the property currently being used? 

If improved property, for what use was the property designed?

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

ORLENE HAWKS 

GOVERNOR 

LANSING 

DIRECTOR 

Fee Information 

Does the subject property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition? 

[Wi] Yes 

a 

No 

Are you appealing ONLY the denial of a Poverty Exemption? 

O Yes 

[4 no 

If you answered yes to either or both of the above questions, you are not required to pay any filing fees. 

The filing fee is based on the greater of the State Equalized Value or Taxable Value in contention. 

If you are appealing more than one 

parcel, the parcel with the highest State Equalized Value or Taxable Value in contention will be used to determine your filing fee, plus 

$25.00 wilt be added for each additional parcel being appealed, not to exceed a total filing fee of $1,000. 

If your property is residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 and under 

$125.00 

$100,000.01 to $500,000.00 

$200.00 

$Over $500,000.00 

$300.00 

If your property is 

NOT residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 and under 

$250.00 

* Plus $25.00 for each additional parcel, as indicated above. 

If your property is 

NOT residential property and the State Equalized Value or Taxable Value in contention is $100,000.01 or greater the 

appeal does not qualify for Small Claims. Therefore, an Entire Tribunal petition must be filed. 

Signature “required 

Petitioner or Attorney/Authorized Representative’s Signature: 

/s/ Richard D. Linnell, Esq. 

Isl

Exhibit A 

Exhibit B 

Exhibit C 

Exhibit D 

EXHIBITS TO PROPERTY TAX APPEAL PETITION 

Petition to Board of Review and 2025 Board of Review Decision 

Notice of Assessment 2025 

Appraisal by Sand Castle Field Services with comparison properties 

Appraisal by O’Neil Appraisals LLC with comparison properties

3 

py 

BaF 

ston Treasury 

TON 

63/11/2025 03:0 

(le) 

L-4035 

Petition to Board of Review 

This form is issued under the authority of PA 206 of 1893 

as amended 

Filing is voluntary, however you may nol appeal fo the Michigan Tax Tribunal or 

the State Tax Commission unless you first protest to the Board of Review 

TO BE COMPLETED BY OWNER OR OWNER'S AGENT 

Petitioners Name (If Other than Owner Please Print or Type) 

Owner's Name (Please Pant or Type) 

ADAMS MICHAEL JR 

Township or City 

County 

HADLEY TOWNSHIP 

LAPEER 

the fom 

Sees re 

messed value and/or the tentative taxable value and/or the property classification and/or the qualified agricultural property exemption of 

Property Identified (Parcel code required Property address & legal descrphion opUonal) 

| 

010-002-002-00 

SEC 2 T6N ROE PT OF NE 1/4 OF SEC 2 & PT OF SE 1/4 OF SEC 35 COM AT NE COR OF SEC 2, THN 88 

DEG 4431" W 551.70 

FT TO POB, TH S 0 DEG 20'17* W 156.77 FT, TH S 15 DEG 0127" W 226.67 FT, THS 0 

DEG 5714" W 378.71 FT; TH N 88 DEG 33'26" W 430.79 FT; TH N 0 DEG 20'15" E 599.84 FT, TH § 87 DEG 

3021 WOODLAND CT 

15'17*E 65.73 FT; THN 0 DEG 1343" E 133.67 FT, TH N 69 DEG 28'13" E 85 54 FT. THN 12 DEG 3731" W 

2124 FT; TH'S 88 DEG 4419" E 310 63 FT; TH S 83 DEG 431° E 35.49 FT TOPOR. 7.60 AC 

OO Classification 

CO Qualifed Agricultural 

Property Exemption 

Protested item 

[J Assessed Value 

[J Tentative Taxable Value 

1. 

PROTEST OF ASSESSMENT 

(Complete this section for a protest of assessed value and/or tentative taxable value) 

Year 

Tentatve Taxable Value 

360,926 

Owner's Esumated True Cash Value 

Assessed Amount 

f 

376,800 

2. 

PROTEST OF CLASSIFICATION 

(Complete this section for a request 

to change the classification The Board of Review must make their decision regarding classification in accordance 

with section 211 34c of the Michigan Compiled Laws The Board of Review shall not be influenced by the effect that a particular classdication has on 

that property's status as a homeowner's pnncipai residence or qualified agricultural property) 

Classification of property on this year's assessment roll 

401 

| 

Ciassificaton should be (Please check one of the following) 

OO 

Agricultural 

[J Industrial 

OTimber Cutover 

[utility (Personal Property Only) 

J Commercial 

[0 Residential 

[Cpevelopmental 

3. 

PROTEST OF EXEMPTION FOR QUALIFIED AGRICULTURAL PROPERTY 

{If the assessor has denied or changed the percentage of the exemption from the 18 mills of local school operating tax for qualified agncultural property. 

the owner may appeal this action to the March Board of Review THE BOARD OF REVIEW HAS NO AUTHORITY TO CONSIDER OR ACT UPON THE 

EXEMPTION FROM THE 18 SCHOOL OPERATING MILLS FOR HOMEOWNER'S PRINCIPAL RESIDENCE PROPERTIES ) 

Percent qualified agncultural examplion requested by Owner (Enter 100 f full 

exemplion requested) 

Percent gualted sanculural exemption granted by assessor (Enter 01f exemption 1s demed) 

4. 

REASON FOR PROTEST 

te reason(s) for protest of assessed value and/or the tentalive taxable value and/or classification and/or qualified agricultural property exemption 

Stat 

Assessed 

Value 

8 not acwase pec we! agpeasal 

and firaf @emation 

peouided 

Aina 

discrepancies 

betuwen 

land 0:0 

« Vocumentation 

or Value 

4 

Finsnes 

on 

home. 

CERTIFICATION 

A 

[ Signature 

Date 

LD 

/ Fi ” 

03/11/2025 

[ yrs 

i 

Phone Number 

| 

www. michigan.gov/treasury

Renae 

Do, 

tof reat 

Form 618 

F 

FOR BOARD OF REVIEW USE ONLY 

INSTRUCTIONS Incorporate a copy of this form and the assigned number in the Board of Review minutes 

Peron Number 

Parcel Code 

[ 

010-002-002-00 

1. ASSESSED VALUE 

ane © 

Disposition by Board of Review The Board of Review must stale the reason for its action below 

[J 

oenies 

= 

Assessed Value Changed From. 

376,800 

ro: [350 £94 

] 

7 

Record of Vote - Board or three member commiliee of board 

— 

Chairperson 

KX] ves 

| nL 

Member: 

© 

ves 

OJ No YAD 

Member: 

[7] ves 

[] 

fic] 

Inibals 

initials 

Reason for Board Action 

» 

] 

BN 

Na, 

ad jeersd Jen 

/ Dvshs < Revneved Stone 

ysnsen 

1 you disagree with the decision of the Board of Review regarding tentalive assessed value, you may appeal that decision by filing a petition with Ihe Michigan Tax Tribunal at 

POBox 30232 

Lansing 

Mi 48909 Commercial Real, Industrial Real. Developmental Real, Commercial Personal, Indusirial Personal and Utility Personal Property may be 

appeaica by May 21 

Agneultural Real Residential Real, Timber 

- Cut Over Real. and Agricultural Personal Property may be appealed by July 31 The petition must be filed on 

a Michigan Tax Tribunal tor or a form approved by the Michigan Tax Tribunal Michigan Tax Tribunal forms are available at www michigan gov/taxtrib 

2. TENTATIVE TAXABLE VALUE 

Disposition by Board of Review The Board of Review must slate Ihe reason for its action below 

[] 

Denied 

4 

Tentative Taxable Value Changed From! 

360,926 

To. 

350, 

1 4 

Record of Vole - Board of three member committee of board. 

Chairperson. 

YA ves 

[J 

no £55 

Member: 

© 

ves 

[] noel 

Member: 

[{] ves 

adil] 

hd 

~— 

Reason for Board Action 

a @ sx 

If you disagree with the decision of the Board of Review fegarding tentative 

able value, you may appeal thal decision by filing a petition with the Michigan Tax Tribunal at 

P O Box 30232, Lansing. Mi 48309 Commercial Real. Industrial Real, Developmental Real, Commarcial Personal, Industrial Personal and Utility Personal Property may be 

appealed by May 31 Agncullural Real, Residential Real, Timber - Cut Over Real, and Agricultural Personal Properly may be appealed by July 31 The petition must ba filed 

on a Michigan Tax Tnbunal for or a form approved by the Michigan Tax Tribunal Michigan Tax Tribunal forms are available at www michigan govAaxtrib 

3. CLASSIFICATION 

Disposition by Board of Review. The Board of Review must stale the reason for its action below. 

[J] 

Denied 

[J 

Classification Changed From: 

401 

To: 

Record of Vole - Board or three member committee of board 

Chairperson: 

[J ves 

[] NOG 

Member: 

[J ves 

[J NO Tam 

Member 

[1] ves 

[J nome 

Reason for Board Action; 

if you gisagroe with tha decision of the Board of Review regarding clasnfication, appes! 

is mode by sending Form 2167 to the State Tax Commiasion. PO Box 30471 

Lansing Mi 48909 by June 30 

4. QUALIFIED AGRICULTURAL PROPERTY EXEMPTION 

Disposition by Board of Review The Board of Review must state the reason for Its action below 

OO 

Exemption Request Denled 

[mm 

Exemption percent modified from 

% To 

% 

Record of Vote - Board or three member committee of board 

fi 

) 

NO 

Member: 

YES 

N 

i 

Rasa 

Chairperson: 

[J ves 

[OO 

fo 

Oo 

OJ 

no 

rT 

Member 

[J ves 

[J] 

no Tani 

foe for Board Action 

f you Gi883r68 with the decision of the Bnerd of fleviow (BITING tantulive taxsbla valu you must DPPoS! NGI docision by AND 

© Pulition wih 1hu Mich gan Tax Tribunal 

£0 

Bos 

J0232 Lana ng, Mh 

ABYOR 

by July 31 

The petdon must bo hisd or a Mich gen Tar Tribunal forin of 4 Tarm approved Ly the Menigan Tax Tobuwiol Meigen Tan Tribunal fone see avis laie of wwe 

gan goa 

iD 

5. Adjournment 

Date of Final agjoutnment of Board of Review 

Boa18 of Review Sectalary S1gnmtut 

Np Se" 

Dale

2025 BOARD OF REVIEW DECISION 

PROM 

TINA PAPINEAU. ASSESSOR 

PO BOX 227 

HADLEY. MI 48440-0227 

| 

TTADLEY TOWNSHIP 

| 

I 

NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL 

PROPERTY IDENTIFICATION (Parcel Code required 

Property address 

and legal description optional ) 

44-010-002-002-00 

3021 WOODLAND CT 

SEC 2 T6N RIE PT OF NE 1/4 OF SEC 2 & PT OF SE 1/4 OF 

lis MICHAEL JR 

SEC 35 COM AT NE COR OF SEC 2; TH N 88 DEG 4431" W 

S0AIRVOODLAND CT, 

551.70 FT TO POB; TH S0 DEG 20'17" W 156.77 FT. THS 15 

METAMORA, MITES455 

DEG 0127" W 226.67 FT, TH S 0 DEG 57'14" W 378.71 FT, THN 

88 DEG 39'26" W 430.79 FT: THN 0 DEG 20'15" E 599.84 FT: 

TH S 87 DEG 15'17" 

E 65.73 FT; TH N 0 DEG 13'43" E 133.67 

FT; TH N 89 DEG 28'13" E 85.54 FT: TH N 12 DEG 3731" W 21. 

| 

THIS PROPERTY IS CLASSIFIED 

401 

(RESIDENTIAL-IMPROVED) 

Thank you for attending this years March Board of Review. The Board has reviewed the information you supplied and the data necessary 

10 compute your assessinent and taxable value. 

The Board has completed their review of parcel number 44-010-002-002-00 

They have made the following determination based on the information you supplied. 

Board of Review Comments 

ADJUSTED PER MARKET - REMOVED STONE VENEER 

{2023 

ORIGINAL ASSESSED VALUE 

376.800 

LIL 

[2025 

"BOARD OF REVIEW" ASSESSED VALUE 

350,694 

(1f the above amounts are the same, no revisions have occured) 

{2025 

ORIGINAL TAXABLE VALUE 

360,926 

| 

| 2025 

"BOARD OF REVIEW" TAXABLE VALUE 

350.694 

| 

{2025 PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 

100.0000 

] 

Please fee! free to contact the assessor at the address listed above or call if you have any questions. 

“Effective March 

1, 2013, the Tribunal is no longer able to accept Small 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. html

a EAL 

THIS 

IS NOT A TAX BILL 

L-4400 

Notice of Assessment, Taxable Valuation, and Property Classification 

Thin fm ie mined sind 

tha Autry 

FDA FE 

EL Sa 

© 

11 Me a4 3monInd 

Ths syn model 833088mant notes 

10 ba sed by tha local assessor 

TRO IADLEY TOWNSHIP 

- 

PARCEL IDENTIFICATION 

TINA PAPINEAU, ASSESSOR 

PARCEL NUMBER 

44-010-002-002-00 

PQ BOX 227 

HADLEY, MI 48440 0227 

PROPERTY ADDRESS 

3021 WOODLAND CT 

~ METAMORA, MI 48455 

PRINCIPAL RESIDENCE EXEMPTION 

OWNER'S NAME & ADORESS/PERSON NAMED ON ASSESSMENT ROLL. 

mn 

% Exempt As "Homeowners Principal Residence”: 

100.00% 

cedar 

er epee A -DIGIT 48412 

* Exempt As "Qualified Agricultural Property”: 

00% 

oiAnD i 

% Exempt As "MBT Industrial Personal”: 

.00% 

METAMORA, 

M1 4R455-§957 

% Exempt As "MBT Commercial Personal” 

00% 

alfeeretlatiiehbt nhl 

bli blll! 

Exempt 

As "Qualfied Forest Property”: 

[| Yes 

[X] No 

Exempt As "Development Property™: 

[J Yes 

[x] No 

LEGAL DESCRIPTION: 

SEC 2 T6N ROE PT OF NE 1/4 OF SEC 2 & PT OF SE 1/4 OF SEC 35 COM AT NE COR OF SEC 2; TH N 88 DEG 44'31" W 551.70 FT 

TO POB; TH S 0 DEG 20117" W 156.77 FT, TH S 15 DEG 01'27° W 226.67 FT, TH S 0 DEG 57'14" W 378.71 FT; TH N 88 DEG 39'26" 

W 430 79 FT; TH N 0 DEG 20'15" E 599.84 FT; TH'S 87 DEG 15'17"E 65.73 FT; TH N 0 DEG 13'43"E 133.67 FT, THN 89 

[2 

813" 

E 85.54 FT; THN 12 DEG 3731" W 21.24 FT; TH S 88 DEG 4413" E 310.83 FT; TH S 88 DEG 44'31" E 35.49 FT TO POB. [7.60 AG] 

ACCORDING TO MCL 241.34¢c THIS PROPERTY IS CLASSIFIED AS: 

401 

Residential 

PRIOR YEAR'S CLASSIFICATION: 

401 

Residential 

The change in taxable value will increase/decrease your tax bill for the 2025 

CURRENT 

CHANGE FROM 

PRIOR AMOUNT 

NTATIVE AMOUNT 

PRIOR YEAR TO 

year by approximately: 

$383. 

YEAR: 

2024 

YEAR 

2025 

CURRENT YEAR 

1. TAXABLE VALUE: 

342,992 

360,926 

17,934 | 

E 

3. 

TENTATIVE EQUALIZATION FACTOR: 

1.000 

4. STATE EQUALIZED VALUE (SEV): 

354,200 

376.800 

| 

22,600 

5. There WAS or WAS NOT a transfer of ownership on this property in2024 

WAS NOT 

6. Assessor Change Reason: 

Other, New Construction 

Fal 

approigal 

J 72, 000 ~ oe 

52 = g 5, 

0 [2 0 

fer clock appraisal 

: 535,000 

ION, 

DECK 

I 

4 06 

> i 

The 2025 Inflation rate Multiplier 

(g7 1.031 

Questions regarding the Notice of Assessment, Taxable Valuation, and Property Classification may be directed to the Following: 

Name’ 

Phone: 

Email Address: 

2 

TINA PAPINEAU 

(810) 797-2117 

ASSESSOR@HADLEYTOWNSHIP.ORG 

March Board of Review Appeal Information. The board of review will meet at the following dates and times: 

THE HADLEY TWP BOARD OF REVIEW WILL BE HELD IN-PERSON TUESDAY, MARCH 11, 2025 FROM SAM TO NOON AND 1PM 

TO 4PM AND WEDNESDAY, MARCH 12, 2025 FROM 2PM TO 5PM AND 6PM TO SPM. WRITTEN APPEALS WILL BE ACCEPTED 

AT THE TOWNSHIP OR SUBMITTED ELECTRONICALLY TO ASSESSOR@HADLEYTOWNSHIP.ORG NO 

LATER THAN THE LAST 

MEETING OF THE BOARD OF REVIEW. 

Ju? 

24799 

492,600 

9 

9° 

( 

ORR

Dee 

Soa 

SAND CASTLE 

FIELD SERVICES 

Your National Field Service Provider 

BPO Results 

prepored For. 

Lake Michigan Credit Union 

B 

| 

(Account: 

CT ooox3n00 

oT 

— 

Sand Castle Order ID: 4277762 

1 

= Property: 

3021 Woodland Ct 

IE 

{Metamora, MI 48455 

] 

| 

Report Dated: 

12/19/2024 

i 

For questions pertaining to this BPO, please 

contact Sand Castle at client@sandcastlefs.com 

= 

—= 

Field Visits 

| Inspection Services 

| Valuation Services | Property Preservation 

1319 

S585, 000

3021 Woodland Ct, Metamora, Michigan, 48455 

Broker Price Opinion 

Property Address 

302) Woodland Ct, Metamora, Michigan, 48455 

Order Information 

Inspection Type: 

, Borrower; 

Loan Number: 

interior 

i Micheel Adams 

4277762 

Order Number: 

| Order Date; 

Date Completed: 

921403105 

| 1213/2024 

12/19/2024 

Completed By: 

| ordered ay: 

Client Name: 

Dan Kitchen 

Sand Castle Fleld Services 

Sand Castle Investments LLC 

As-Repaired 

30 Day Quick Sale 

90-120 Uist 

Value 

This Js 8 BPO Report Completed by a Ncensed real estate agent. ht Is not an appraisal. 

i 

Page 10f 10 

pal JaroKit 

If an appralsal ls desired you must obtain the services of a licensed or certified real estate appraiser.

County: Lapeer 

Bormower(s) Michael Adams 

Owner of Record: ADAMS MICHAEL 

Parcel Number: §10-602-002-00 

©" 

Property Type: Single-Family 

Zoning: AR 

bin 

HOA Name: 

HOA Feo: $0 / 

Legal Description: 

Annual Real Estate Tax Amount: 605796 

Delinquent No 

SEC 2 TEN RSE PT OF NE Y/4 OF SEC 2 & PT OF 

SE 4 OF SEC 35 COM AT NE COR OF SEC 2; TH 

N 88 DEG 44°31 W $51.70 FT TO POB; TH 

Assessed Var: 3%4200 

Assessed Land Vajue: 100000 

Assessed Year 2024 

“Current Use: Residential 

©" 

Projected Use: Residential 

Occupied: Yes 

Occupancy Type: Owner Occupied 

Appears Secured: Yes 

Street Access: Public 

i Water: Public 

TT 

Sewer: Pubic 

Heating: Forced Warm Air 

Cooling: Central 

Air Conditioning 

Total Rooms: 10 

Bedrooms: 

3 

"Pl atte 2 

TTT 

pa Bathe 1 

Attic Type: None 

Foundation Type: Ful Basement 

Basement Rooms: 

Basement GLA. 2083 

: Basement Finished %: 0 

Conforms 

to Neighborhood?: Yes 

View Of House Obstructed? No 

If Yes, Why?: 

"Exterior Wail: Vint Siding 

“77 

Rook Composition 

Structure Type: Detached 

Style: Ranch 

Primary View. Res 

Secondary View: Res 

Easements/Encroachments: No 

7 signs of Non-Residential Use?: No 

Signs of Construction?: No 

Packing: Orveway 

Garage {spaces} 

Attached (2) 

Visible Repairs Needed: No 

Stories: 1 

TUTTI 

TT 

Foundation Wells: Poured Concreta 

CQurrently Liste: No 

MLS 

#: 2200053073 

List Price: 14900 

"Ust Date: 2022-22 

Usting Agency: Roelty Execitlves Main STLLC 

Listing Agency Phone: 810-667-1700 

Has the subject property been soki In the last three years? No 

shborhood 

Location: Rursi 

Prop Values: Stable 

Demand/Supply: in Balance 

{ Marketing Time: Under 

3 months 

Alrport/Flight Pall: No 

Gated Community: No 

Boarded Homes: No 

High-Tenslon Power Lines?: No 

Near Commercial/industrial?: No 

| Vacant Los: No 

cr 

Railroad Tracks™: No 

Neigh. Boundaries: Laks Lapeer, Farmers Creek Road, Herd Road, Mitchell Road 

Neighborhood Description: Rural area in average condition with no posiive or negative external features or influences 

n 

This is a BPO Report Completed dy 8 Bcensed real state agent. Rt is not an sppraisal, 

#i, Jaro 

an appraisal is desired you must obtain the services of » liconsed or certified real estate sppralsce. 

Page 20f 0

3021 Woodland Ct, Metamora, Michigan, 48455 

Comparable Sales 

: 

Subject 

i 

Sale 1 

i ft sii 

23d 

; 

a 

 _ 

3021 Woodland Ct 

11314 Coolidge Rd 

2855 Saddle Ln 

9254 Willowgate 

. 

. 

... 

Metamora, Michigen 48455 

Goodrich, MI 48438 

Dryden, Mi48428 Goodrich, 

MI 48438 

Proximity {mi) 

- 

8.60 m 

12.90 ml 

1 

12.80 mi 

Ji 

. 

Sale Date 

- 

. 

02/14/2024 

09/03/2024 

~ 

08/06/2024 

i 

saePprice 

- 

$575,000 

| 

Price/SF 

. 

oo. 

Typeof Sale 

- 

1 

_ 

Sales Concessions 

- 

) 

Original List 

i 

oranaluR Us] 

r2022 | sagoo] - 

r 

Data & Verification 

- at TT 

Source(s) 

- 

Mis) 

MLS 

Property Type 

© 

“Single-Family ~~ 

 “singleFamily 

Single-Famil 

Neighborhood Location 

] 

Rural 

On ™.... 

| 

ral 

i 

Site/Lot Size 

351,004 

’ 

439085 

Co 

442570 

Design/Style 

Ranch 

IR 

Colonial 

Colonial 

View 

Res 

Res 

Res 

oo 

] 

onion, 

i 

Average 

Average 

Average 

"Average 

=: 

Average 

Average 

| Average 

CTT 

TT 

Average 

GLA 

2,083 

. 

2,334 

' 

2,244 

2,021 

Garage/Carport | 

Nl 

re 

i 

a 

— 

Spaces 

Attached | 2 

Attached 

| 3 

Attached 

| 3 

Attached | 2 

] 

Year Built 

2022 

1999 

2001 

oo 

Above Grade Room 

| 

or 

B 

: 

1 

— 

— 

Count 

10]3]2]1 

15)s|3]1 

i 

n|3]3]1 

. Tot|Bed 

| Full | Hatt 

i 

Isla 

| 

la) 

1 

nists 

eval] 

’ 

Full Basement 

Full Basement 

i 

Full Basement 

~ FuliBasement 

Td 

— Casement 

4a ots is 

2,083 

| 0% 

1,500 

| 87% 

i 

2,000 | 75% 

2,021[100% 

| 

Comments for Comparable 

Sales 

Comp 1 

Attached 3 car garage, two fireplaces, porch, deck, barn, finished basement, all appliances included. 

Comp 2 

Attached 3 car garage, two fireplaces, rear deck, front porch, finished basement. 

Comp 3 

Attached 2 car garage, fireplace, porch, patio, balcony, finished basement, all appliances included. 

This Is 8 BPO Report Completed by a licensed real estate agent, 

It is nol an appraisal. 

Page 3 of 10 

a 

£ i] Jarorat 

an appraise! is desired you must obtain the services of a licensed or certified real estate appraiser.

Aland 

Ct M21amora 

Mich, 

OS 

whigan £8455 

302) Wooglang 

M 

Ct 

Proximiy (mij 

elamora, Michigan 484s 

List Date 

) 

Ust Price 

2 

.... 

Prcelsk 

i 

Original List | ust | 

~ 

) 

B 

DOM 

W22/2022 

Dik Venentzn 

| $114,900 

- 

Source(s) 

- 

Nelghoormond | estion 

Sigh-Famty 

Stte/LotSize 

Bayi 

Design/Style 

Coed 

View 

. 

Condition 

ec 

i oo Qualky 

Average 

| 

Gerage/Carport| 

© TC 

08 

i 

Spaces 

Attached 

| 2 

. 

Year Built 

Rocwe 

race Nsom 

2022 

ount 

10 

Tot 

| Bed | Full | Half 

_ 

lolzls 

nme, ype 

Full Basement 

sement 

Sqft 

| 

2,083 0% 

_ 

Finished % 

Comments for Comparable Listings 

Comp 1 

Attached 2 car garage, multiple fireplaces, porch, deck, patio, barn, 

Comp 2 

Attached 3 car garage, great room fireplace, 

Comp 3 

Attached 3 car garage, front porch, finished basement. 

£999 Simmons Tr 

1775 Rooster Trl 

3777 Laka George Rd 

North Branch, Wi 48461 

Lapeer, Mi 48448 

Dryden, M1 48429 

26.70 m} 

080m 

2870 nt 

1017/2024 

06/03/2024 

foo 

== 

$544,900 

$549,900 

se25.0 

$230 

) 

$289 

. 

s 

0 

10/17/2024 | $544,900 

61 

08/03/2024 $549,900 |87 

10/02/2024 ) $825,000 | 2 | 

MLS 0 

MLS 0 

ms 0 

) 

— 

Single-Family 

Single-Famly 

Single ly 

1808 

Ral Co geo] 

138,085 

456,508 

" 

Colors! 

Ranch 

Rs 

= = 

Res 

Res 

Roche 

Bn} 

Average 

Average 

. 

r 

1 

Average 

Average 

cto 

: 

2,302 

2372 

~ 

LL 1900. 

ol 

a —_ 

Attached | 2 

Attached | 3 

Attached 

| 

i 

2004 

2024 

Co 

1999 

— 

E13 

t 

7i4)312 

713l2l0 

1z|3|3} 

Full Basement 

‘© 

Fungasement__ 

Full Basement __ 

| 

1,780 

| 84% 

1900] 0% 

i 

22m7|00% | 

finished basement, all appliances Included 

unfinished basement. 

This is 8 8P0 Report Completed by # licensed real ostate agent, its not an sppraisal. 

If an appraisal ia desired you must obtain the services of a Acensed or cerdfied real estate apprataes, 

ll Jorokit 

Pega 40110

3021 Woodland Ct. Metamora, Michigan, 48455 

Final value Is based Feavil 

Data has been provided b 

Expanded search criteria to find the most comparable properties due to limited inv ...See 

Addendum 

Subject Property Value 

30 Day Quick Sate 

$528,500 

| 

90-120 List 

$500,000 

i 

90-120 Sale 

I 

$585,000 

Estimated Land Value 

$100,000 

Value Type 

Additional Comments 

y on sale three as it best support the subject's condition and location. 

y Interior views and county records only. 

Real Estate Broker Certification 

The undersigned hereby certifies and agrees that: 

1 

2 

3. 

4 

s. 

| personally took the pictures, selected comparables, and determined the price conclusions. 

To the best of my knowledge, the statements of fact contained in this report are true and correct. 

The reported analyses, opinions, and conclusions ars my personal, Impartial, and unbiased professional anatyses, options, and psriaiond N 

| have no present or prospective interest or bias in the property that is the subject 

of this report or to the parties krvolved 

with this 

ii 

My compensation for completing this assignment Is not contingent upon the development of reporting of a predetermined pricing conc! 

3 

Please assume (1) seller-financing Is or would be available on a res] estate note or contract, (2) a reasonable motivated snd unrelated buyer, and (3) 

3n average marketing time for comparable properties in this market. 

1 have read and understend this paragraph: 

x Yes 

No 

Estimated Value "As Is” as of 12/19/2024 Is $585,000 

Estimated Land/Site Value is $100,000 

Real Estate Broker or Salesperson (Certification & 

Real Estate Professional Company Information 

License information) 

| 

x 1certity the above information, 

’ 

N 

Dan Kitchen Jose of Report [12nor2024 

= 

[Adda 

[10299 Garmar SE 

lame 

| 

, 

—— 

License # 

| 5506042008 

oT 

- } ~ 

| Chy, State, Zip 

| Fomon, Micrigan, 48430 a 

saw 

[own [opmmon [omnes 

1 Ee 

|aecheGmrunescon 

License Type 

| ucensea ] 

Co 

Phone 

[wor 18-2301 

i 

= 

w= Lal 

§ 

3 

“This Is & BPO Report Completed by a licensed real estato agent It is not an appraisal 

Page 5 of 10 

Pal} JaroKit 

If an appraisal ta desired you must cbiain the services of a licensed or certled real silo appraiser.

qan 484 

a 

Le 

i 

£ 

w 

§ 

a 

2 

¢ 

5 

2 

8 

§ 

Ey 

§ 

F 

¥ 

§ 

H 

; 

7 

Hie 

Geedk 

Sell 

vaf Ry 

- 

3 

“ 

[4 

. 

£ Sisko Meo 

To 

Fadl 

gh 

py 

i 

x 

Af 

§ 

: 

TY 

wit 

§ 

] 

§ 

(i) 

i 

2 

5 

wn 

Z 

3 

\ 

E 

g 

3 

iad 

SRE 

2 

3 

HAE 

PraiRd_~ 

Prati 2d 

z 

) 

3 

ve 

3 

& 

§ 

7 

- 

Fe 

y 

Metamora 

Canis 

- 

wn 

Metamora 

Hadley © 

: 

poe 

State Recraation Area 

= 

Saibs 

(Eyal? 

= 

: 

£ 

| 

Q:-subject Q 

- Active Listings Q - Closed 

3 

This Is 2 BPO Report Completed by a licensed real ostate agent. It Is not an appraisal. 

cu Jarokit 

If an appralsal Is desired you must obtain the services of 

licensed of certified real ostato appraiser. 

Paga 8 of 10

3021Woodland Ct, Metamora. Michigan 48455 

Addons! Comments 

Final value is based heavily on sale three as it best support tha subject's condition and focation Dats has been provided by interfor views and cour, 

records only 

Expanded search criteria to find the most comparable properties due to [mited inventory and rural location. 

The subject has noted updates kichen appllances, Kitchen cabinets, k ‘chen countertops, celings, doo’s. 

trim, added bath to basement, added deck, 

updated insuiation, whole house water filter ard water softaner, custom master closet, and tile to cellings in baths. 

D3 5 3 B20 Report Compaen by a icersed real astro agent. 1 @ not sn KOPF 

p 

7 3 KDESs 1 SesTRd yOu IBS OD 

Th 3EVICES Of 

8 bcensed or Carbfed rea estate SpprIwRY 

eis

woodland Ct. Metamora Michigan gas; 

0 OPTEON 

Address Verification 

Front 

id 

Street View (Right) 

Right 

Street View (Left) 

Bath (Half) 

Laundry 

Bedroom 

Batn (Full) 

Bath (Full) 

Tis Is a BPO Report Completed by a licensed real estate agent. It Is not an sppralsal. 

¢1) JaroKit 

fan appralssl Is desired you must obtain the services of a licensed or certfied real estate appraiser. 

Page 8 of 10

3021 Waoaiand Ct Metamora, Michigan, 48455 

oa 

Dining 

Kitchen 

Kitchen 

office 

Bedroom 

Bath (Full) 

. 

— 

semen 

J Jorok 

This Js 8 BPO fuport Completed 

ensed 

gent. 

It 

is 

It an appraisal is desired you pple 

iu 

pit 

Page ¢ of 10

basement 

basement 

basement 

basement 

Juror 

This 15 2 BPO Repart Completed by a licensed real estate agent, It Is not an appraisal. 

. 

Ji ars appeaisal 1s desired you must btaln the services of 3 licensed or certified real estate appraiser. 

Paga 10 cf 10

Disclaimers 

subject Property Access 

Al Exterior BPO orders are considered "Drive By” unless point of contact information (name, phone number and/or email address) is 

provid, 

by the entity placing the order, at the time of order placement. “Drive 8y” means that photos are taken from the road only, 

If point pi col 124 

information is not provided and the subject property is not visible from the road, (1) standard pricing applies, and (2) the real estate 

a 

agent/broker will obtain photographs to the best of their abliity and will assume average condition for the subject of the property. Such 

assumption Js also made when a property is inaccessible due to being located within a gated community to which the real estate 3 — 

It 

unable to gain access, when the property is located on a private road, and when “Nao Trespassing” signs are observed on the — 

Subject Property Characteristics 

Assessment and/or MLS data will be used to obtain subject property characteristics, unless requested otherwise by the entity 

placing 

the 

ord 

at the time of order placement. In the event that property characteristics are not available via assessment records and MLS, Arie —— 

request the information from the entity wha placed the order, or the real estate agent/broker may elect to make an educated 

evssnd 

their knowledge of similar homes in the vicinity of the subject property. Unless recorded in the assessment records and/or Fre 

re 

upgrades to the property are not known by the real estate agent/broker and may not be factored into the BPO, 

Uniqueness of Subject Property and/or Request 

BPOs are designed for standard residential properties. Any subject property having unique characteristics (i.e, 

residences on a single parcel of land with one attached garage, one detached garage, 

comparable properies becomes a challenge. We will do our best ta accommodate for unique property types and unique requests, however 

there may be situations where our real estate agents/brokers refuse to complete a BPO given the uniqueness of a subject oidperty andfora 

request, stating that the valuation may be better suited for an appraisal. If/when tl 

. 

! 

y 

these circumstances arise, we will alert you and cancel the 

applicable order(s). Note that processing fees are rare however may apply in some situations. 

two unattached single family 

and a pole barn) makes for a complex BPO, as locating 

BPO as "Current Opinion” 

A BPO is a real estate agent/broker’s opinion of value for a subject property, at a given point in time. 

It does not take Into account unrecorded 

upgrades and also does not take into account prior BPO values, appraisal values, assessment values, or other values. Generally, finishes and 

amenities do nat influence the value in a BPO. 

Opinion of Value — Disputes 

A BPO is an opinion of value. The opinion that Is provided should be supported by the comparable listed and comparable sold properties on the 

BPO results. The entity requesting the BPO has the right to dispute (1) that the comparables provided are not reasonably comparable to the 

subject property, (2) that the opinion of value provided of the subject property is not supported by the comparables, and/or (3) that the subject 

property characteristics are incorrect. 

If upon review Sand Castle deems any of the above scenarios to be true, the BPO will be found to be 

invalid and a revised BPO report will be provided at no additional cost. 

If found to be a valid BPO, an additional opinion of value can be 

accommodated via an additional BPO at standard pricing. Note that disputes must be submitted to Sand Castle via email, at 

client@sandcastlefs.com, 

within 30 days of BPO completion. 

Client/3 Party Influence 

ee wal 

dtl must provide their impartial opinion of value of the subject property. This means that all information is to be 

ide from reputable sources including assessment, MLS, and prior appraisals {if provided by the entity placing the order, at the time of 

Baer placement). 

No Sand Castle client, homeowner, or any other party shall attempt to discuss influence the opinion provided by the reai 

estate agent/broker (as that constitutes collusion). 

BPO Pricing 

applies on BPO orders whenever possible. Real estate agents/brokers do, ot times, request higher fees. Sand Castle will obtain 

Standard pn each 

order exceeding standard pricing, prior to the completion of that order. Such fee approval requests will be sent via email, 

your pm— login ta our website to review and approve the higher fee. Please review and provide approval ASAP so as 10 not delay 

and a: 

completion of the BPO. 

Commercial Properties 

’ 

ai 

; 

) 

product has been built with residential properties in mind. Sand Castle does their best to provide BPOs on commercial properties; 

ied 

ease understand that commercial properties are exceptionally unique by nature and as such do not always work well within the 

ronstraints of a BPO, 

If a subject property is commercial (either designated as such by the entity piacing the order, or via review by Sand Castle), 

that property is subject to commercial pricing; if established commercial pricing exists then that pricing applies, else Sand Castle will obtain 

approval from the entity who placed the order, priar to completing the commercial BPO.

APPRAISAL OF REAL PROPERTY 

LOCATED AT 

3021 Woodland Ct 

Metamora, MI 48455 

See Attached Addendum 

FOR 

Michael Adams 

3021 Woodland Ct 

Metamora, Mi 48455 

OPINION OF VALUE 

$575,000 

AS OF 

12/31/2024 

BY 

Ray O'Neil, GAA, RAA 

O'Neil Appraisal, LLC 

State Certified General Appraiser 

248-674-3333 

RayONeil@ONeilAppraisal.com

O'Neil Appraisal, LLC 

6739 Wellesley Terrace 

Clarkston, MI 48346 

248-674-3333 

06/19/2025 

Michael Adams 

Michael Adams 

3021 Woodland Ct 

Metamora, MI 48455 

Re: Property: 

3021 Woodland Ct 

Metamora, Mi 48455 

Borrower: 

Michael Adams Jr 

File No.: 

20259136 

Opinion of Value: $ 

$575,000 

Effective Date: 

12/31/2024 

In accordance with your request, we have appraised the above referenced property. The report of that appraisal is 

attached. 

The purpose of the appraisal is to develop an opinion of market value for the property described in this appraisal 

report, as improved, in unencumbered fee simple title of ownership. 

This report is based on a physical analysis of the site and improvements, a locational analysis of the neighborhood and 

city, and an economic analysis of the market for properties such as the subject. The appraisal was developed and the 

report was prepared in accordance with the Uniform Standards of Professional Appraisal Practice. 

The opinion of value reported above is as of the stated effective date and is contingent upon the certification and 

limiting conditions attached. 

It has been a pleasure to assist you. Please do not hesitate to contact me or any of my staff if we can be of additional 

service to you. 

Sincerely, 

Ray O'Neil, GAA, RAA 

State Certified General Appraiser 

State: MI 

Expires: 07/31/2024 

RayONeil@ONeilAppraisal.com

Borrower 

Michael Adams Jr 

a 

- 

fie No. 

20259136 

Property Address 

3021 Woodland 

Ct. 

— 

Clty 

Metamora 

Cony 

japeer 

oo 

Ste 

M1 

ZpCode 

48455 

Lender/Client 

Michael Adams 

TABLE OF CONTENTS 

Cover Page 

Letter of Transmittal 

1004 GPAR 

1004 GPAR 

Comps 4-6 

.. 

1004 GPAR 

Addendum Page ... 

MGC Addendum ... 

Photograph Addendum 1 

Photograph Addendum 2 

USPAP Compliance ... 

Building Sketch 

Flood Map ........ 

Plat Map Page 

Overhead Photo Page 

Location Map ... 

Subject Photo Page 

Exterior Photo Page 1 

Subject Photos Interior 

.. 

Subject Photos Interior 

SUDJBCE PROMOS IMBHON ¢cvicssieicsiosiboesmiiiiiissssisainiomssisisssnits 

RIC T0111) 

—— 

Subject Photos Interior 

Subject Photos Interior 

Comp Photos 1-3 

Comp Photos 4-6 

Listing History Page 

License Page

1004 GPAR 

Flea: 

20250136 

Properly Addess 

3021 Woodland Ct 

BN 

_ OY Metamora 

SHEE MI 

TCE 48455 

Cony’ 

Lapeer 

lew Deseipion. 

See Attached Addendum 

5 

Assessor's Parcel # 

010-002-002-00 

3 [Yr 

2023 

RE Taes'S g 957 

Special Assessments: 

$y 

Bornower 

(1 applicable) 

Michael Adams Jr 

3 | Coment Owner 

of Record: 

Michael Adams Jr 

Occopant:_¢ Owner 

Tenant 

Vacant 

| 

Manufacured owing 

Project Type: 

TJ 

PUD 

| 

Condominum 

Cooperalive 

|_| Olher (describe) 

HOA'S 

TT 

peryer 

 permonih 

Markel Area Name: 

LAKE LAPEER ESTATES NO 4 

Map Reference: 47664 

Census Tract: 

3420.00 

The purpose i this appraal 1s 10 Gevelop an egiian cf 

SC Maret Vabo (as defined). of 

7 offer type of vake (describe) 

This report reflects the folowing value (i nol Curent, see commenls): 

7] Cument (the Inspeclion Date is the Effective Date) 

© Fetrospeciive 

— 

Praspective 

| | Approaches developed for tis appraisal 

[Sales Comparizan Approach 

3: Cost Approach 

| | Income Approach 

{See Reconcilalion Comments and Scope 

of Work) 

fi 

Property Righis Appraised: 

XK feeSimple 

| | Leasehold 

[| Leased ee 

7 

Other (describe) 

% [mended Use: 

The Intended Use is to evaluate the property that is the subject of this appraisal for legal purposes, subject to the stated Scope of 

I 

Work, purpose of the appraisal, and Definition of Market Value. 

< 

[Intended User(s) {by name or type): 

The intended user is the client listed above as well as those interested parties involved for legal purposes. 

ven: 

Michael Adams 

Addiess: 

3021 Woodland Ct, Metamora, MI 48455 

Appraiser. 

Ray O'Neil, GAA, RAA 

Address: 

6739 Wellesley Terrace, Clarkston, MI 48346 

Tocation: 

1] Uban 

DG Suan 

|_| Rural 

Predominant 

One-Unit Housing 

Present Land Use 

Change in Land Use 

Buill up: 

IX Over 75% 

i] 575% 

[7] Under 25% 

Occupancy 

PRICE, 

AGE 

| One-Unit 

94 %| 

IX; Not Likely 

Growih rate: 

7] Rapid 

IX Stable 

[J slow 

IX Owner 

$(000) 

rs) 

[24 Unit 

2% | [i tkelys 

 [ inProcess * 

2 

|Proveny vaes: 

17] Increasing 

IX Stable 

[] Dectining 

[7] Tenant 

400 

low 

qo 

|Mdiuet 

2%] 

Te: 

i | Demandisupply: 

1 Shortage 

(]) InBalance 

~~ [] Over Supply 

[X Vacant (0-5%) 

790 

High 

4pg 

| Comm 

2% 

& [ateing ime: 

3 nerd Mos. 

[| S6Mos. 

[7] OvrbMos, 

[7] vant (5%) 

509 

Ped 

§ 

% 

& 

Markel Area Boundaries, Descriplion, and Markel Condiions (including support for Ihe above characteislics and trends): 

The subject is bounded to the north by 

Fi] Hummer Lake Rd, 

to the east by Hadley Rd, 

to the south by Kent Rd and to the west by Ortonville Rd. See attached addendum for Market 

Z| 

Conditions comments. 

: 

EH] 

Dimensions’ 

466x753 (effective) 

Siehwr 

7.60 ac 

Zoning Ctgsificaion: 

AR 

Descripion:— 

Agricultural Residential 

Zoning Compliance: 

IC Legal 

|] Legal nonconforming (grandialhered) 

[7 

Wegd 

|| Nozoning 

Ais CC&Rs applicable? 

[Jes [No 

Dg Uninown 

Fave fhe documents been redened? 

[J Yes 

DX) No 

Ground Fen (1 applicable 

B 

I 

ighest & Best Use as improved: 

I) Presantuse, or 

TJ Giber use (explain) 

‘Actual Use as of Effective Date: 

Single Family Residential 

Us2 35 appraisad In this report: 

Single Family Residential 

Summary of Highest & Best Use: 

The subject is in a non-transitional area supporting the current residential use zoning for the highest and best 

3 | use. 

E 

2 

[Utiitios 

Public 

Ofer 

Provider/Descriplion 

Off-site 

Improvements 

Type 

Fle 

vas 

| Tope 

Basically 

Level 

H 

Eleclicily 

X 

O 

Street 

Grave! 

XxX 

[OJ 

[se 

Typical for area 

i 

Gas 

xX 

O 

cun/Guter 

None 

0 

OO 

[Swe 

Irregular (see plat map) 

@ | Water 

O 

Xx 

wel 

Sidewalk 

None 

0 

[O 

|vanae 

Appears Adequate 

say Sewer 

[] 

4 

Septic 

Street Lights 

~~ None 

0 

O 

|Vew 

Residential; Woods 

Slorm Sewer 

[1 

[Cl 

None 

Aly 

None 

0 

0 

Olher sie elements: 

1 side Lot] Comer Lot 

Cols Sic 

|] Underground Uliies 

[1 Other describe) 

FEMA Spec’ 

loca Hazard Aza 

[JVs 

DQ Wo 

remAfioodzone 

x 

FEMAMZ® # 

25087 CO400E 

FMA 

0% 

09/19/2007 

T— 

The site is typical in terms of size and appeal. There are no readily apparent easements, encroachments or conditions. Water 

& sewer is not available at the street per the municipality. 

The subject is on a 

private well and septic system. These are 

typical for the area, 

see additional comments in the addendum. The well and septic appear to meet current standards for separation distances. 

General Description 

Exterior Descripion 

Foundation 

Brvement 

[J Wane 

Heating 

#ol Units 

1 

[J Acclnit | Foundation 

Concretelavg 

|S 

0% 

Masel 

2086 

We 

GFA 

# of Stories 

1 

Exterior Walls 

Vinyl/Avg 

Crawl Space 

9, 

%Fshed 

0% 

Fuel 

Gas 

Tye 

DC 

Det. 

[CAL 

[] 

Raof Surface 

Shingle/Avg 

Basement 

100% 

Ceiling 

Wood 

Deion (Se) 

Ranch 

Guters 8 Owns. 

Yes/Avg 

sumpPump 

[3] 

Walls 

Concrete 

| cing 

IX Existing] Proposed 

|] Und Cons. 

| Window Type 

Vinyl/Avg 

dampress 

 [] None noted | Floor 

Concrete 

Cera 

Yes/Avg 

Actual Age (Y75) 

2 

Stom/Screens 

Yes/Avg 

setement 

None noted 

| Ws Ely 

Walkout 

Other 

Effective Age (Ys) 

3 

Infestation 

‘None noted 

2 Intetior Description 

Appliances. 

Atle 

[ [None 

| Amenities 

Car Storage 

[] None: 

H ig 

CpUHWICer/Avg 

i 

x = 

O Cd oq 

Woodstove(s) # 

Guage 

 #otcrs 

( 

g 

Tol) 

als 

ange/0ven 

op 

Sta 

atio 

Atach 

] TrmFinish 

Comet 

sl 

iy ol” Deck 

hone 

- == 

| 

vim 

Wood/Avg 

4 

saute 

Composite 

Oech, 

H 

Bath Floor 

Ceramic/Avg 

Dishwasher 

[oooway 

 [][Poch 

Cement 

Bho 

iE 

[Bath Wainscot 

Ceramic/Avg 

Fan/Hood 

X| 

floor 

[| 

Fence 

None 

Capot 

0 

1 | Doors 

Wood/Avg 

Microwave 

[| Heated 

[Cf Poot 

None 

Diveway 

3 

H 

washerDyer 

RQ) Finished 

Sulace 

Gravel 

i= 

[Finished area above grade contains: 

7 

Rooms 

3 

Bedrooms 

2.1 

Bah) 

2.106 Square Feet of Gross Living Area Above Grade 

& Additions) teahwes. 

The subject is newer construction featuring amenities typically found in this style home and has been well maintained 

i 

9 

[Gescrive th condilon of th prapery (including physical, ancl and external obsolescence) 

The subject property was observed in generally average 

condition for its age. No serious physical or functional inadequacies were noted. No adverse external influences are known. 

—— 

CopIRHE 

S007 57 3 od a Th Fr 

58 epoca UATE WTGUT WIE PATI Vn Tweet 3 

od, Fd U8 Bowed 

0) Grated

1 004 GPAR 

FileNa: 

20259136 

My tesearth 

610g 0 nol reveal 

any prior les of Vansies of Wie SUbJct propery for Ine Ue years prio 0 Te eecve Gate of vs appraisal 

Data Source(s) 

Realcomp (RC), Realist (CoreLogic), PRD and BS&A services were searched relative to the subject's location. 

4 

st Prior Subject Sale/Transier 

Analysis of sal 

transfer history and/or any curcenl agreemenl of salisting: 

No sales were indicated on the subject, 

HES 

comps 1,2, 4, & 

5 

in the past 

3 years. Comp 3 transferred 

on 1/24/2022 for $0 via Quit Claim Deed to 

= 

an unrelated party. Comp 3 transferred on 11/21/2023 for SO via Quit Claim Deed to an unrelated party. 

WH 

|Sourels): 

 RG/Lapeer County. 

Comp 6 sold on 1/12/2022 for $130,500 

to an unrelated party via Warranty Deed. 

2 

2nd Prior Subject Su Transter 

» 

2 [oe 

2 

~ 

Price: 

Source(s): 

RC/Lapeer County 

SALES COMPARISON APPROACH TO VALUE 

(if developed) 

"The Sis Comparison Approach vas ol developed fo Ts appeal 

FEATURE 

| 

SUBJECT 

COMPARABLE SALE # 1 

COMPARABLE SALE # 2 

COMPARABLE SALE # 3 

Address 

3021 Woodland Ct 

1791 Rooster Trl 

2304 Millville Rd 

4000 Skinner Lake Rd 

Metamora, MI 48455 

Lapeer, MI 48446 

Lapeer, M| 48446 

Lapeer, MI 48446 

Proximity lo Subject 

5.00 miles E 

8.69 miles N 

9.00 miles N 

Sale Pice 

s 

0 

533,400 

E 

480,000 

§ 

539,000 

Sale Price/GLA 

Ss 

273.03 

/suflfs 

266.70 

[sft 

5 

271.03 

sak 

s 

269.50 

/salt 

Data Source(s) 

Inspection 

RC #20240038135:D0M 87 

RC #20240042540,D0M 156 

RC #20240061654;DOM 43 

Verification Source(s) 

PRD/Lapeer County PRD/Oakland County Records 

|PRD/Oakland County Records 

_|PRD/Oakland County Records 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+() 

Adjust, 

DESCRIPTION 

+() S Adjust 

DESCRIPTION 

+) § Adjust, 

Sales or Financing 

ArmLth 

O|ArmLth 

0|ArmLth 

0) 

Concessions 

Conv;0 

0|Conv;0 

0|Cash;0 

[1] 

Date of Sale/Time 

504/25.c08/24 

0]s11/24;c11/24 

0[s10/24;c10/24 

Q 

Rights Appraised 

Fee Simple 

Fee Simple 

Fee Simple 

Fee Simple 

Location 

Residential 

Residential 

Residential 

Residential 

Ste 

7.60 ac 

10.48 ac 

-10,000{2.18 ac 

+30,000{2.50 ac 

+25,000| 

View 

Residential; Woods 

|Residential;Woods 

Residential, Woods 

Residential; Woods 

Design (Style) 

Ranch 

Ranch 

Ranch 

Ranch 

Quality of Construction 

Vinyl 

Brick/Vinyl 

of Vinyl 

Of Vinyl 

0 

Age 

2 

1 

0[2 

0[10 

0 

Condition 

Average 

Average 

Average 

Average 

+27,000 

Above Grade 

Tota | Bams | 

Bans 

| Tow | Bams | 

Bams 

+5,000| 

Tota | Boms | 

gas 

Told | Bams | 

Balhs 

+2.500) 

Room Count 

7 

3 

2.1 

6 

3 

20 

0] 

6 

3 

2:1 

0 

6 

3 

20 

0) 

Gross Living Area 

2,106 

sat 

2,000 

sof] 

+8,000 

1,771 

sa 

+25,100) 

2,000 

sat 

+8,000) 

Basement & Finished 

20865sf0sfwo 

2000sf0sfwo 

0|1771sf1650sfwo 

0]2000sfosfwo 

0 

Rooms Below Grade 

1rr2br1.0bado 

-15,000 

Functional Uliity 

Average 

Average 

Average 

[Average 

Healing Coding 

GFAICA 

GFA/CA 

GFAICA 

GFA/CA 

Energy Efficient tems 

None Known 

None Known 

None Known 

None Known 

L 

Garage/Camort 

3ga3dw 

3ga3dw 

2ga2dw 

+10,000{3ga3dw 

| PorcivPatio/Deck 

Prch/Pat/Deck 

Prch/Pat/Deck 

Prch/Pat/Deck 

Prch/Pat/Deck 

g 

1 Outbuilding 

-10,000) 

5 

Abv Pool 

0 

3 

H 

g 

H “ ‘Adustment (Tota) 

X+ 

[1-8 

30000 

X+ 

[cs 

50100 

Xi+ 

[]- 

[8 

52,500) 

a 

usted Sale Price 

Net 

06 of 

Net 

10.4 

Net 

97 9 

of Comparables 

Gross 

43 

oS 

536,400] 

Gross 

16.7 

9° 

530,100] 

Gross 

135 

oS 

591,500 

A | Summary of Sales Comparison Approach 

Sales Comparison Analysis - Summary of Sales Comparison Approach 

The selected comparables are considered by the appraiser to be the best and most reliable indicators of the market conditions for the subject 

property. See addendum for adjustment comments. 

within the required time frame. 

All comparables site size varies requiring an adjustment. 

Comparables 3 has an inferior condition rating due to its lack of updates and/or age, warranting an upward adjustment. 

All comparables square footage varies from the subject, requiring an adjustment. 

Comparables 2 & 5 basement level varies requiring an adjustment. 

All basements square footages are taken from MLS data if available and could not be confirmed at the municipality during the normal course 

of business. When not available, the comparable's basement square footage 

and level of finished square footage is estimated. 

See 

“Basement square footage and level of finish" comments in the addendum above. 

Comparables 2 & 5 garage space varies requiring an adjustment. 

Comparable 3 has an outbuilding requiring an adjustment. 

Comparable 3 has 

a pool, however, no adjustment is warranted in this marketplace. 

The market value is well bracketed by the comparables before and after the adjustments for homes with similar amenities, square footage 

and effective age of the subject. 

The most weight was placed on comparables 

1, 

2, 4 & 5 based on their similar 2ges and amenities 

Indicated Value by Sales Comparison Approach § 

575,000 

ope 

Tom 

20075 21 ode oT 

orm ry 5 

ALC raed wk wn Re, FOE. 4 de Fd BE Orage 

10 rte

ADDITIONAL COMPARABLE SALES 

ri: 

30050135 

FEATURE 

[ 

SUBJECT 

COMPARABLE SALE # 

4 

COMPARABLE SALE # 

5 

COMPARABLE SALE # 

6 

Address 

3021 Woodland Ct 

1106 Invitational Dr 

1068 Invitational Dr 

Metamora, M| 48455 

Metamora, 

MI 48455 

Metamora, 

MI 48455 

— 

— 

Prom to Subject 

4 96 miles SE 

~ 

5.05 miles SE 

_— 

Sa pice 

5 

— 8 

sposof iE 

ls 

4375) 

iL 

le Pie GUA 

© 

27303 Mtls 

28986 MI 

ls 

26891 Mt] 

5 

fn] 

lala Source(s) 

Inspection 

RC #20230060707,D0M 1112 

|RC #2210022801,D0M 988 

— 

Veriicalion Source(s) 

PRD/Lapeer County PRD/Oakland County Records 

|PRD/Oakland County Records 

| 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+() § Adjust 

DESCRIPTION 

+() S Adjust 

DESCRIPTION 

+) § Ads, 

Sales or Financing 

~ 

|armLth 

0|ArmLth 

0 

Concessions 

_ |Cash:0 

0|Conv;0 

0 

— 

. 

[Das of Sa 

| 

s06/24;c04/24 

| 

0[s02/24:¢12/23 

0 

= 

| 

Rights Appraised 

Fee Simple 

| 

Fee Simple 

_ 

— 

locaion 

Residential 

| 

— 

Residential 

ad 

760ac 

 [22216sf 

| 

+35000[23522 sf 

+35,000 

= 

le 

= 

view 

__|Residential\Woods [Residential Woods | __|ResidentiaWoods 

Design (Style) 

Ranch 

Ranch 

Ranch 

= = 

— 

Quality of Construction 

Vinyl 

_|Brick/Stone 

oo 

0|Brick/Stone/Vinyl 

0) 

Age 

2 

2 

0[2 

0 

— 

Condilion 

~ 

|Average 

Average 

___|Average 

Above Grade 

Total 

| Bms | 

Bans 

| To | Boms | 

Bans 

+5,000] 

To | Boms | 

Babs 

Tord | Bgms | 

babs 

Room Count 

713] 

21 

|6[3] 

20 

oe 

3 | 

21 

of 

| 

Gross Living Area. 

2,106 

soft 

1,770 

sat 

+25,200 

1,834 

Sit 

+20,400| 

B 

sar 

Basement & Finished 

2086sf0sfwo 

1770sfosfwo 

0[1834sfo0sfin 

+10,000| 

Rooms Below Grade 

Functional Utlty 

Average 

Average 

Average 

| 

— 

FeaingCooing 

GFA/CA 

GFA/CA 

B 

GFA/CA 

| 

Energy Efficient lems 

None Known 

None Known 

None Known 

| 

| 

Gerane/Caport 

3ga3dw 

3qa3dw 

I 

2ga2dw. 

+10,000 

| 

PorchyPatio/Deck 

Prch/Pat/Deck |Prch/Pat/Deck 

Prch/Pat/Deck 

| 

lL 

Common Pool 

©0{Common Pool 

0 

| 

Net Adjustment (Tola) 

X+ 

1s 

65200 

Xi + 

[1- 

[8 

754000 

(J+ 

[]- 

Is 

Adjusted Sale Price 

Net 

127 

of 

Net 

153 9 

Net 

E 

of Comparables 

Gross 

127 

5 

578.250] Gross 

153 

9° 

568.575] 

Gross 

3 

Summary of Sales Comparison Approach 

SALES COMPARISON APPROACH 

PTUTN 

re mae rn te A 

“CARIES 

2007 5 516 M038 1. TH JF 

8 EO0VEAS Smo 

WIRGEE WIE FATS on, weer, 318 Mod. oc. Fe BG S0koweaed 30 Cried

1004 GPAR 

FileNo: 

20259136 

COST APPROACH T0 VALUE 

(il developed) 

"Th Cost APproach was not Geveloped for 1s appraisal 

Provide adequale mformalion for replication of Ihe following cost figures and calculaions. 

Support for the opinion of ie value {summary of comparable land sales or oer melhads for estimating site value): 

The site value information is obtained from 

MLS records, assessing records, appraiser files and through the abstraction method. 

ESTIMATED 

REPRODUCTION OR 

9¢ REPLACEMENT COST NEW 

OPO OF STEVALE 

___________ 

125,000] 

x |Souceolcostdal. 

Marshall Swift, Local builders. 

DWELLING 

2,106 Sift @S 

347,490 

2 Quali raing fom cost sevice 

Ava 

Elective date of cos! dala: 

Current 

Basement 

2.086 SIFL@S 

93.870 

[Comments on Cost Approach (goss ing area calcaons,depreciaon, ec): 

SAFL@S 

% | The replacement cost is based on local builder prices for similar homes 

SfL@s 

2 

in the area, the Marshall Swift Cost Handbook. The land value is based 

anes 

© | on similar properties in the area. The site value to total value ratio is 

typical for the subject's area. 

Garogy/Carpart 

784 Sift @S 

27.440 

[Toh Estimate of Cost-New 

= 

468.800 

Less 

Physica 

funcional 

External 

Depreciaion 

20,112 

=§ 

20.112 

Deprecided CosLof provements 

= 

448.688 

“Asis” Vale of Ste Improvements 

10,000 

Estimaled Remaining Economic Life (i required): 

57 

Years | NDIGATED VALUE BY COST APPROACH 

583.688 

TWCGME APPROACH T0 VALUE (if developed) 

SC. The came Approach was al eveioped for Ws apprasa. 

Estimated Monlhly Market Rent S 

X Gross Rent Mullplr 

=s 

Indicated Value by Income Approach 

Summary of Income Approach (including support 

for markel rent and GRM): 

Dwellings of this type are not typically held for rental purposes, creating a lack 

of information for the income approach. 

INCOME APPROACH 

PROJECT INFORMATION FOR PUD (if applicable) 

[The Subject 

par of 

 Plned Uni Development. 

Legal Name of Project 

Describe common elements and recreational facililies: 

PUD 

Tndicated Value by: Sales Comparison Approach § 

575.000 

Cost Approach (i developed) s 

583 688 

Tncome Approach (1 developed] 

Final Reconciliation 

Dwellings of this type are not typically held for rental purposes, creating a lack of information for the income approach. 

The 

wprasal 

15 made 

DC BE), 

| | 

subect 

lo 

compelon 

per 

pans 

ad 

specicalons 

on 

he 

basis 

of 

a 

Hypoheical 

Condon 

Dal 

We 

implovemests 

have 

been 

completed, 

[| subject 

lo 

the 

folowing 

repairs 

or 

aleralons 

on 

le 

basis 

of 

a 

Hypolhelical 

Condon 

thal 

the 

repaiis 

or 

alerlions 

have 

been compiled, 

[| subjest 

lo 

the 

folowing 

required 

inspection 

based 

on 

the 

Exaordnary 

Assumption 

thal 

the 

condlion 

or 

deficiency 

does 

not 

require 

aleraon 

or 

pdr 

The signature below is 

a password protected digital signature. The report has an effective date of 12/31/2024 for property tax appeal purposes with an inspection 

date of 05/27/2025. 

Ths 

repod 

is 

also 

subject 

fo 

oer 

Hypothelcal 

Condlions 

and/or 

Extraordinary 

Assumplons 

as 

specified 

in 

the 

afached 

addenda 

Based 

on 

the 

degree 

of 

inspection 

of 

(he 

subject 

property, 

as 

indicaled 

bolow, 

defined 

Scope 

of 

Work 

Slatement 

of 

Assumptions 

and 

Limifing 

Conditions, 

and 

Appraiser's 

Cerlificalions, 

my 

(ow) 

Opinion 

of 

the 

Markel 

Value 

(or 

other 

specified 

value 

type), 

as 

defined 

herein, 

of 

the 

real 

properly 

that 

is 

the 

subject 

of 

this 

report 

is: 

§ 

$575,000 

Jasof: 

12/31/2024 

, 

which 

is 

the 

effective 

dals 

of 

this 

appraisal. 

If 

indicated 

above, 

this 

Opinion 

of 

Value 

is 

subject 

to 

Hypothelical 

Conditions 

and/or 

Exiraordinary 

Assumptions 

included 

in 

this 

repo. 

See 

atiached 

addenda, 

RECONCILIATION 

A 

We 

and 

comple 

copy 

of 

Is 

report 

conlains 

34 

pages, 

inowding 

exwbils 

which 

are 

considered 

an 

integral 

pat 

of 

the 

report 

This 

appraisal 

repo 

may 

nol 

be 

£ 

properly 

understood 

wihoul 

reference 

lo 

the 

informalon 

contained 

nthe 

complele 

report 

10 | Aached Exnibits: 

EX Scope of Work 

XI Limiting Cond /Certfications ~~ L_] Narrative Addendum 

X: Photograph Addenda 

X Sketch Addendum 

E| 

X Map Addenda 

X additional Sales 

X' Cost Addendum 

X: Flood Addendum 

— Manuf. House Addendum 

Hypothetical Conditions 

[7 Extraordinary Assumptions 

Clin! Gantacl: 

Michael Adams 

Cleat Name: 

Michael Adams 

EMail. 

madamsir1@hotmail.com 

Address: 

3021 Woodland Ct, Metamora, M} 48455 

APPRAISER 

SUPERVISORY APPRAISER (if required) 

or CO-APPRAISER (if applicable) 

8 

Supervisory or 

2 | Appraiser Name: 

ay O'Neil, GAA, RAA 

Co-Appraiser Name: 

G |comany: 

O'Neil Appraisal, LLC 

Company: 

phone: 

248.674-3333 

Fax: 

Phone: 

Fax 

EMail 

RayONeill@ONeilAppraisal.com 

E-Mail: 

Date of Report (Signature): 

06/19/2025 

Dale of Report (Signature) 

License or Certification # 

1205002719 

Sale 

pf 

License or Ceticaton # 

Stale: 

Pesignalion: 

State Certified General Appraiser 

Designalion: 

Expiration Dale of License or Cerifcalion: 

07/31/2026 

Expiralon Dale of License of Certiicaton 

Inspection of Subject 

X Interior 

8 Exterior 

Exterior Only 

None 

| Inspection 

of Subject: 

Interior 

8 Exterior 

Exterior Only 

~ 

None 

Dale of Inspection 

05/27/2025 

Oate of Inspection: 

Pe 

Topyaghi 

07 y 318 Tee. T1337 DR ERDIEe rnold woul ER GR 

ORE 1 Todt. 

v5 Pa 

OF Ack monseied 

And CHa]

Addendum Page 

fie 20259136 

ael Adams Jr 

oodland Ct 

— 

Metamora 

Cony 

| apeer 

Lender/Client 

Michael Adams 

sae 

Toole 

48455 

Prior Service Information: 

The appraiser has not provided a previous service regarding the subject property within three years prior to this assignment 

Statements on Hazardous Substance on Site: 

The appraiser is not qualified to identify the presence of hazardous substances which may affect the subject property. 

Hazardous substances may be defined as: all hazardous or toxic wastes, pollutants or contaminates, either used in construction 

or stored on the subject property or adjoining properties. The substances are described as, but not limited to, Radon Gas, UFFI, 

Asbestos, PCB, Subsoil composition, proximity of illegal dumps, etc. The appraiser has not been provided with certification from 

the owner, client, or other authorities, that no hazardous substances are present which would adversely affect the property. 

Unless otherwise noted in the report, the valuation of the subject property assumes that it is free of all hazardous substances. 

Comments on Sales Comparison Approach: 

The appraiser enters a zero (0) in the grid of the Sales Comparison Approach to indicate to the reader that the particular item, 

which varies from the subject property, has been recognized and that no adjustment is deemed applicable. The differential is 

considered to be of no value, or may be of an offsetting value with another item, or no adjustment was applicable for reasons 

otherwise noted. 

The subject property was inspected and photographed on the date indicated. Comparables were inspected from the road and 

photographs were used from the appraiser files or multiple listing service. 

The sales comparison approach extracts data from closed sales of similar homes in the subject's marketing area and reflects 

Buyer/Seller reactions. The subject's compatibility to the neighborhood is average based on the fact that most of the homes in 

this area vary in style, age and design. The sales dates shown in the grid are the closing dates unless otherwise noted. Closings 

may occur within days of the purchase agreement or they may occur months later; closing dates are the dates reported to the 

MLS. "DOM" is an acronym for "days on market"; the number of days between the listing date and the date that an agreement to 

purchase was signed; this data is obtained from the MLS if available. Shorter than average marketing periods may indicate a 

low supply or that the home was priced below market or that the home was more desirable in some manner than others on the 

market. 

Purpose, Function and Intended Use of the Appraisal: 

The purpose of the appraisal is to provide an opinion of market value of the subject property, as defined in this report, on behalf 

of the named Client as the intended user of the report. 

The only function of this report is to assist the client mentioned in this report in evaluating the subject property for legal purposes 

as stated in the certification page. 

Clarification of Intended Use and Intended User: 

The Intended User of this appraisal report is the Client. The Intended Use is to evaluate the property that is the subject of this 

appraisal for legal purposes, subject to the stated Scope of Work, purpose of the appraisal, reporting requirements of this 

appraisal report form, and Definition of Market Value. No additional Intended Users are identified by the appraiser. 

Appraiser License Information: 

When providing clients with an appraisal report that is to be used in federally-related real property financial transactions the 

appraiser is required to be licensed, or, certified, by the State of Michigan. When holding a license from the State of Michigan, 

the appraiser is regulated by the Bureau of Commercial Services, Department of Licensing and Regulatory Affairs, P.O. Box 

30018, Lansing, MI 48909. 

The signatures contained in this report are digital signatures which are computer generated and printed on the report. The 

appraiser's signature is protected by a password to which only the appraiser has access. If any modifications are made to this 

report, the signatures would be eliminated 

This form of certification has been approved by the Appraisal Foundation, which is located at 1029 Vermont Ave, NW, Ste 900, 

Washington, DC 20005. The Appraisal Foundation is authorized by congress as the source of appraiser standards and 

appraiser qualifications, This approval can be found in the statement on Appraisal Standards # 8 (SMT-8) on the electronic 

transmission of reports. The section reads as follow: 

Any software program used to electronically transfer a report must provide, at a minimum, a digital signature security feature for 

all appraisers signing the report. The appraiser(s) should ensure the signature(s) are protected and that only the appraiser(s) 

maintain control of the signature. This control may be maintained by passwords (e.g 

; Pin Numbers), hardware devices (e.g.; 

secure cards) or other means. Electronically affixing a signature to a report carries the same level of authenticity and 

responsibility as an ink signature on a paper copy report. Appraisal Standards Board, Adopted 7/18/1995 

Process of Collecting, Confirming and Reporting Data: 

The subject property was inspected by the appraiser as of the date of valuation unless otherwise noted. Information was based 

on an inspection of the subject and MLS sheets for the comparables. 

Research on sales history was provided to the appraiser by investigating the multiple listing records. The appraiser takes no 

responsibility for factors relating to marketable title of the subject. 

Regional, city and neighborhood data were based on information available in the appraiser's files. Further neighborhood and 

area data was based on a physical inspection of the neighborhood. Comparable sales and rental data were obtained from area 

assessors, use of area multi-list data and/or the appraiser's in-house data bank. 

The highest and best use section of this report relied on the above cited data, Also, data was available to the appraiser based 

on a thorough investigation of the uses permissible by current zoning and those found in surrounding properties. After 

assembling and analyzing the data defined in this scope of the appraisal, a final estimate of market value was made as set forth 

in this report. 

Property Rights Appraised: 

Ownership in real property consists of a bundle of rights, Knowing exactly which rights are under consideration is fundamental 

to the value of the property in question. The appraiser has provided an estimate of market value of only the fee simple interest 

because the subject is not bound by a long term lease. A definition for fee simple interest is found below. 

Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Addendum Page 

Flet 20259136 

Bomower 

Michael Adams Jr 

Popety Addess 

3021 Woodland Ct 

ee ——— em 

ch 

Metamora 

Cony 

Lapeer 

Sale wm TC 48455 

Lender/Client 

Michael Adams 

Definition of Fee Simple Estate: 

Absolute ownership unencumbered by any other interest or estate subject only to the four powers of government. 

Financing Considerations: 

The appraised value assumes a sale under typical conventional mortgage financing in which no closing costs or other fees were 

paid by the seller. If the subject property did have closing costs paid by the seller, the appraiser nonetheless valued the property 

for a sale unaffected by such factors. Because of this, comparables sold under conventional financing need no adjustment. 

Sales with other than typical financing were adjusted based on the effect that such terms would have had on the sale price of 

the individual comparable. Many times, no premium is paid for other forms of financing even if points are paid by the seller. 

Site: 

Perceived value differences between the subject site and the site or sites of one or more of the comparables may have been 

significant enough to warrant an adjustment; site adjustments are based upon market data and are made in an attempt to 

simulate the perceptions and actions of prospective purchasers. Site adjustments relate to overall appeal, size, shape, frontage, 

topography, etc. and may not directly relate to unit rates (i.e. price/s/f). 

Location: 

Perceived differences between the subject location and the location of one or more of the comparables may have been 

significant enough to warrant adjustment; location adjustments are normally based upon market data and are made in an 

attempt to simulate the perceptions and actions of prospective purchasers. 

Appraisal is Not a Survey: 

It is assumed that the utilization of the land and improvements is within the boundaries of the property lines of the property 

described and that there are no encroachments or trespass unless noted in the report. No survey of the property has been 

made by the appraiser and no responsibility is assumed in connection with such matters. Any maps, plats, legal descriptions or 

drawings reproduced and included in this report are intended only for the purpose of showing spatial relationships or giving a 

general idea of the property description. The reliability of information contained in any such map, description or drawing is 

assumed by the appraiser and cannot be guaranteed to be correct. A surveyor should be consulted if there is any concern on 

boundaries, setbacks, encroachments, legal description or other survey matters. 

Appraisal is Not a Legal Opinion Title and Boundaries: 

No responsibility is assumed for matters of a legal nature that affects the title to the property nor is an opinion of title rendered 

The value is given without regard to questions of title, boundaries, encumbrances or encroachments. We are not usually 

provided with information regarding the title or legal description and, in any event, we neither made a detailed examination of it 

nor do we give any legal opinion concerning it. 

Zoning: 

The appraiser has tried to use the most recently available zoning maps to determine the zoning of the subject property. 

However, no notification is given to the appraiser when zoning changes. Zoning may be different than that stated and may 

severely limit the possible use of the property. 

If a property is a legal non-conforming use, it may not be able to have continued 

residential use if fully or partially destroyed or vacated for any length of time. Zoning has only been checked as it relates to the 

highest and best use section of this report and any significant question regarding zoning should be addressed to local zoning or 

land use officials. 

Building Codes: 

The appraiser has not checked for building code violations and the subject property may not conform to current building codes. 

Wells and Septic Systems, (when applicable): 

Well and septic systems are common to many rural or suburban areas and usually provide adequate water and waste removal. 

However, well failure and septic failure involve substantial costs. Failure of the well and/or septic systems can cause sickness, 

birth defects and serious health problems. The marketability of the house will be affected by the failure of the well and/or septic 

system and serious financial loss may result. A water analysis and test of the septic system is considered a standard practice in 

the course of a real estate sale and is the sole responsibility of the owner or borrower, as the appraiser is not a professional in 

this area. Even if there is water at the house and waste appears to be removed, the well or septic systems may not have 

continued access to these systems and the property value could be severely impacted. The appraised value assumes that 

these systems are functional and adequate and located on the subject site. 

Presence of Hazardous Materials: 

The presence of hazardous substances, including without limitation asbestos, polychlorination biphenyls, petroleum leakage or 

other chemicals, which may or may not be present on or near the subject property, or other environmental conditions were not 

called to the attention of the appraiser at the time of the valuation or inspection. The appraiser is not qualified to test for any 

hazardous substance and has no knowledge of the existence of such materials on or near the subject property. 

If any hazardous material contamination exists, they may affect the value of the subject property to the point that the cost of 

cleanup far exceeds the value of the property. This appraisal is predicated on the assumption that there is no condition on or 

near the subject property that would cause a loss in value. No responsibility is assumed for any hazardous substance 

contamination that may exist on or near the subject and the client is urged to get a professional inspection if there are questions 

in this area. Below are detailed some more common problems found in residential homes. This is not a complete list but further 

details these problems. 

Lead Based Paint: 

Lead is found in many homes constructed prior to 1978. Especially in those built or painted before 1960. The use of older paint 

on new homes may result in finding lead in even very new houses. Lead is found in moving parts of windows and doors, lead 

based paint, soils next to the exterior of buildings that may have been painted with lead based paint or had such paint recently 

stripped, and in pipes and solder used for drinking water supply. 

Lead poisoning can cause serious health problems including nervous system damage and even death. Children and women of 

childbearing age are most at risk from lead poisoning. The appraiser cannot detect whether a property has lead present on or in 

it and is not trained to detect or remediate lead. The detection of lead in a property can only be done by a qualified firm or 

laboratory. The full responsibility for lead or any hazardous substance lies with the client or user of this report 

Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Addendum Page 

Flo. 20259136 

Borrower 

Michael Adams Jr 

Properly Address 

3021 Woodland Ct 

B 

city 

Metamora 

Cony 

| apeer 

sale 

py 

TpCote 

48455 

Lender/Client___ 

Michael Adams 

Radon: 

Radon is a cancer-causing radioactive gas. 

It occurs naturally and may seep into houses via the basement. Abnormally high 

concentrations of radon in a house may affect the marketability of the house. High levels of radon concentration may cause 

sickness or even cancer. The appraiser is not a professional at radon detection. The appraiser therefore, recommends each 

home appraised receive a simple commercial test to measure radon levels. 

It can be run by any detection firm and if the results 

are positive, correction is recommended. The responsibility for detection or remediation of radon lies with the property owner. 

Appraisal is Made with Limited Data: 

Appraisal reports are technical documents addressed to the specific needs of clients. In most cases, appraisals are made for 

mortgage companies and/or banks whose use for this report may be wholly different than that of the casual reader. Therefore, 

the reader should understand that this report was made with a limited amount of data and limited ability to verify certain 

information. 

Information was verified when possible through public records, multi-listing services, real estate agents and/or exterior 

inspection. This includes verification that the comparables are actually closed sales and the transactions are arm's length. No 

verification technique is one-hundred percent accurate but the appraiser has made the assumption that all data is accurate as 

reported. 

From time to time, the indicated sizes of comparables shown in available sources such as MLS services or listing sheets 

appears to be incorrect based on the appraiser's professional experience. 

If the size used in the MLS sheets does not correlate 

with other known data, the appraiser may use other methods to determine the size of comparables. These include assessor's 

sheets, physical inspection and use of interior room measurements along with a multiplier to depict size based on exterior 

measurements. The deviation of comparable size from published sizes only indicated an attempt at higher accuracy in the final 

report. However, there are many times that the exact size and features found in comparables cannot be confirmed except by an 

exterior inspection from the street. We have used three or more comparables in this report to eliminate the limited data 

associated with any single comparable 

While no factors we believe to be significant but known to the client have been knowingly withheld, 

it is always possible that we 

have information of significance which may be important to others but which, based on the original scope of this appraisal for 

mortgage or other purposes, was not included in the report to the client. A mortgage company or other professional client may 

not require data that may be important if the report is to be used for decision making outside the scope of the report. No 

decision should be made that is outside the scope of this report without first contacting the appraiser in writing for further 

clarification. 

Additional Scope of Work/Assignment Conditions 

Statement of Physical Condition: 

The appraiser has made a complete visual physical inspection of the subject property. The purpose is to ascertain the specifics 

of construction detail as relating to value or marketability, any areas of concern are noted in the report. However, the inspection 

in not to be construed as a full property inspection by a qualified home inspector. The conditions noted of the structural, heating, 

plumbing, or electrical systems or other mechanical items or components assessed are based on the appraiser's cursory 

inspection. The appraiser is not qualified to detect latent defects and all structural and mechanical items are assumed to be 

without defect since they are limited to a surface observation. If there are any items of obvious and superficial deficiency, they 

will be noted in the report as required. It is suggested that the interested party(ies) proceed with a more intensive inspection by 

a professional inspection or qualified individual. 

Age/Condition adjustments: 

Differences in age are generally not adjusted for as physical age alone is not a true indicator of market reactions; the market 

pays greater attention to condition, updates, and overall appeal. If a home is "effectively" and substantially older or newer than 

the subject, or if the market appears to be placing great weight on age, then adjustments are made in the grid. 

Photographs of the Comparables: 

Photos of the comparable sales may have been taken at the time of their sale - this is intentional as it best represents the 

condition and appeal of the home at the time it sold as opposed to now when changes may have been made. Because of this, 

the photos may have yard signs or may reflect seasonal differences. None of the comparables are currently for sale unless 

noted in the appropriate section. 

Adverse environmental conditions: 

None were noted or apparent upon inspection of the subject proper and site or within the vicinity of the subject property through 

normal research of the area. This appraiser is not an expert in the identification of hazardous substances or other adverse 

environmental conditions. If the dwelling was built prior to 1978, lead based paint may be present. 

The appraisal is based on the information gathered by the appraiser from public records, other identified sources, inspection of 

the subject property and neighborhood, and the selection of sales, listing, and/or rentals within the subject market area. The 

original source of the comparables is shown in the Data Source section of the market grid along with the source of confirmation, 

if available. The original source is presented first. The sources and data are considered reliable. When conflicting information is 

provided, the source deemed most reliable has been used. Data believed unreliable was not included in the report nor used as 

a basis for the value conclusion. 

Estimated Market Time: 

The estimated market time is defined as the time required to obtain an acceptable bonafide offer to purchase from an able 

buyer for the property described in the appraisal, assuming that the property is offered as a cash price that is in the vicinity of 

the final estimated value stated in this report and also assuming that the sale is consummated under the same constraints of 

time and economic conditions existing as of the effective date of this valuation. Marketing time is related to the price at which 

the property is offered. The marketing time delineated in this report is based on discussions with knowledgeable market 

participants and market data. 

Legal Description: 

SEC 2 T6N R9E PT OF NE 1/4 OF SEC 2 & PT OF SE 1/4 OF SEC 35 COM AT NE COR OF SEC 2; TH N 88 DEG 44'31" W 

551.70 FT TO POB; TH S 0 DEG 20117" W 156.77 FT, TH S 15 DEG 01'27" W 226.67 FT, TH S 0 DEG 5714" W 378.71 FT; TH 

N 88 DEG 39'26" W 430.79 FT; TH N 0 DEG 20'15" E 599.84 FT; TH S 87 DEG 1517" E6573 FT, TH N 0 DEG 1343" E 

133.67 FT, TH N 89 DEG 28'13" E 85.54 FT; TH N 12 DEG 37'31" 

W 21.24 FT; TH S 88 DEG 44'19" E 310.63 FT; TH S 88 

DEG 44'31" E 35.49 FT TO POB. 

7 60 AC 

Form TADD - "TOTAL" appraisal software by a la mode, inc. 

- 1-800-ALAMODE

Addendum Page 

flsho. 20259136 

Borrower 

Michael Adams Jr 

Popety Adds 

3029 Woodland Ct 

cry 

Metamora 

Conly 

| apeer 

Stale 

pg) 

lie 

4455 

Lender/Client 

Michael Adams 

Neighborhood Market Conditions: 

The housing trends are indicated as stable to increasing according to local MLS data. 

It should be noted this applies to the overall 

marketplace, but not all neighborhoods. This is supported since sales prices have risen year over year in most area marketplaces due 

primarily to the overall low residential listing inventory and low lending rates. Another contributing factor is employment remaining stable 

with the overall potential buyer pool being relatively constant as reflected in the number of sales. 

The market pricing over the past few years has followed seasonal market trends. The trends show the prime summer selling season 

generating the median price increases and the slower winter season showing retracting median pricing. This year is trending similarly 

with each year resulting in a net median price gain. It appears this trend will continue until such time as inventory and/or interest rates 

change. 

Distressed sales are typically only used if the subject is in a distressed sale situation or the sale properly reflects the condition of the 

subject. Adjustments usually are made to the comparables if the concessions are present. 

Definition of Value 

MICHIGAN LEGISLATURE 

Michigan Compiled Laws Complete Through PA 35 of 2024 

Senate adjourned until Wednesday, April 24, 2024 10:00 AM 

House adjourned until Wednesday, April 24, 2024 12:00 PM 

Home Legislature 

Laws 

More 

Sign Up Log In 

MCL - Section 211.27 

Download Section 

Chapter 211 

Act 206 of 1893 

206-1893-ASSESSMENT-ROLL. 

4 Previous Section Next Section 

THE GENERAL PROPERTY TAX ACT (EXCERPT) 

Act 206 of 1893 

211.27 "True cash value” defined; considerations in determining value; indicating exclusions from 

true cash value on assessment roll; subsection (2) applicable only to residential property; repairs 

considered normal repairs, replacement, and maintenance; exclusions from real estate sales data; 

classification as agricultural real property; "present economic income” defined; applicability of 

5 

subsection (5); "nonprofit cooperative housing corporation” defined; value of transferred property; 

"purchase price” defined; additional definitions; "standard tool" defined. 

Sec. 27. 

(1) 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. The 

usual selling price may include sales at public auction held by a nongovernmental agency or person if those 

sales have become a common method of acquisition in the jurisdiction for the class of property being valued. 

The usual selling price does not include sales at public auction if the sale is part of a liquidation of the sel ler's 

assets in a bankruptcy proceeding or if the seller is unable to use common marketing techniques to obtain the 

usual selling price for the property. A sale or other disposition by this state or an agency or political 

subdivision of this state of land acquired for delinquent taxes or an appraisal made in connection with the 

or other disposition or the value attributed to the property of regulated public utilities by a governmental 

regulatory agency for rate-making purposes is not controllingevidence of true cash value for assessment 

purposes. In determining the true cash value, the assessor shall also consider the advantages and 

Form TADD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 

sale

Addendum Page 

fleNo 20259136 

Borrower 

Michael Adams Jr 

Popety Address 

3021 Woodland 

Ct 

a 

a 

Shy 

Metamora 

Canty | apeer 

se 

pM 

MCoe 

48455 

Lender/Client 

Michael Adams 

disadvantages of location; quality of soil; zoning; existing use; present economic income of structures, 

including farm structures; present economic income of land if the land is being farmed or otherwise put to 

income producing use; quantity and value of standing timber; water power and privileges; minerals, quarries, 

or other valuable deposits not otherwise exempt under this act known to be available in the land and their 

value. In determining the true cash value of personal property owned by an electric utility cooperative, the 

assessor shall consider the number of kilowatt hours of electricity sold per mile of distribution line compared to 

the average number of kilowatt hours of electricity sold per mile of distribution line for all electric utilities. 

(2) The assessor shall not consider the increase in true cash value that is a result of expenditures for 

normal repairs, replacement, and maintenance in determining the true cash value of property for assessment 

purposes until the property is sold. For the purpose of implementing this subsection, the assessor shall not 

increase the construction quality classification or reduce the effective age for depreciation purposes, except if 

the appraisal of the property was erroneous before nonconsideration of the normal repair, replacement, or 

maintenance, and shall not assign an economic condition factor 

to the property that differs from the economic 

condition factor assigned to similar properties as defined by appraisal procedures applied in the jurisdiction. 

The increase in value attributable to the items included in subdivisions (a) to (q) that is known to the assessor 

and excluded from true cash value must be indicated on the assessment roll. This subsection applies only to 

residential property. The following repairs are considered normal maintenance if they are not part of a 

structural addition or completion: 

(a) Outside painting. 

(b) Repairing or replacing siding, roof, porches, steps, sidewalks, or drives. 

(c) Repainting, repairing, or replacing existing masonry. 

(d) Replacing awnings. 

(e) Adding or replacing gutters and downspouts. 

(f) 

Replacing storm windows or doors. 

(9) Insulating or weatherstripping. 

(h) Complete rewiring. 

(i) 

Replacing plumbing and light fixtures. 

(i) 

Replacing a furnace with a new furnace of the same type or replacing an oil or gas burner. 

(k) Repairing plaster, inside painting, or other redecorating. 

(1) New ceiling, wall, or floor surfacing. 

(m) Removing partitions to enlarge rooms. 

(n) Replacing an automatic hot water heater. 

(0) Replacing dated interior woodwork. 

(p) Installing, replacing, or repairing an alternative energy system, without regard to ownership of the 

system, with a generating capacity of not more than 150 kilowatts, the annual energy output of which does not 

exceed the annual energy consumption measured by the utility-provided electrical meter on the system to 

which it is connected. As used in this subdivision, "alternative energy system" means that term as defined in 

section 2 of the Michigan next energy authority act, 2002 PA 583, MCL 207.822. 

(9) Installing, replacing, or repairing a whole-home generator. 

(3) A city or township assessor, a county equalization department, or the state tax commission before 

utilizing real estate sales data on real property purchases, including purchases by land contract, to determine 

assessments or in making sales ratio studies to assess property or equalize assessments shall exclude from 

the sales data the following amounts allowed by subdivisions (a), (b), and (c) to the extent that the amounts 

are included in the real property purchase price and are so identified in the real estate sales data or certified 

to the assessor as provided in subdivision (d): 

(a) 

Amounts paid for obtaining financing of the purchase price of the property or the last conveyance of the 

property. 

(b) 

Amounts attributable to personal property that were included in the purchase price of the property in 

the last conveyance of the property. 

(c) 

Amounts paid for surveying the property pursuant to the last conveyance of the property. The 

legislature may require local units of government, including school districts, to submit reports of revenue lost 

under subdivisions (a) and (b) and this subdivision so that the state may reimburse those units for that lost 

revenue. 

(d) 

The purchaser of real property, including a purchaser by land contract, may file with the assessor of the 

city or township in which the property is located 2 copies of the purchase agreement or of an affidavit that 

Form TADD - "TOTAL" appraisal software by a la mode, inc, 

- 1-800-ALAMODE

Addendum Page 

fete 20259136 

Borrower 

Michael Adams Jr 

_ 

Froperty Recress 

3021 Woodland Ct 

— 

— 

oly 

Metamora 

. 

Canty 

Lapeer 

sas 

pm 

Iplote 

48455 

Lendor/Client 

Michael Adams 

identifies the amount, 

if any, for each item listed in subdivisions (a) to (c). The assessor shall forward 

1 copy 

to the county equalization department. The affidavit must be as prescribed by the state tax commission. 

(4) In finalizing sales studies for property classified as agricultural real property under section 34c, an 

assessor and equalization director shall determine if an affidavit for the property has been filed under section 

27a(7)(0). 

If an affidavit has not been filed, the property must be reviewed to determine if classification as 

agricultural real property under section 34c is correct or should be changed. The assessor for the local tax 

collecting unit in which the property is located shall contact the property owner to determine why the property 

owner did not file an affidavit under section 27a(7)(0). Unless there are convincing facts to the contrary, the 

sale of property classified as agricultural real property under section 34c for which an affidavit under section 

27a(7)(0) has not been filed must not be included in a sales study. 

(5) As used in subsection (1), "present economic income" means for leased or rented property the ordinary, 

general, and usual economic return realized from the lease or rental of property negotiated under current, 

contemporary conditions between parties equally knowledgeable and familiar with real estate values. The 

actual income generated by the lease or rental of property is not the controlling indicator of its true cash value 

in all cases. This subsection does not apply to property subject to a lease entered into before January 1, 1984 

for which the terms of the lease governing the rental rate or tax liability have not been renegotiated after 

December 31, 1983. This subsection does not apply to a nonprofit housing cooperative subject to regulatory 

agreements between the state or federal government entered into before January 1, 1984. As used in this 

subsection, "nonprofit cooperative housing corporation” means a nonprofit cooperative housing corporation 

that is engaged in providing housing services to its stockholders and members and that does not pay 

dividends or interest upon stock or membership investment but that does distribute all earnings to its 

stockholders or members. 

(6) Except as otherwise provided in subsection (7), the purchase price paid in a transfer of property 

is not the presumptive true cash value of the property transferred. In determining the true cash value 

of transferred property, an assessing officer shall assess that property using the same valuation 

method used to value all other property of that same classification in the assessing jurisdiction. As 

used in this subsection and subsection (7), "purchase price” means the total consideration agreed to 

in an arms-length transaction and not at a forced sale paid by the purchaser of the property, stated in 

dollars, whether or not paid in dollars. 

(7) For a transfer of eligible nonprofit housing property from a charitable nonprofit housing 

organization to a low-income person that occurs after December 31, 2010 through December 30, 2021, 

the purchase price paid is the presumptive true cash value of the eligible nonprofit housing property 

transferred. For a transfer of eligible nonprofit housing property from a charitable nonprofit housing 

organization to a low-income person that occurs on or after December 31, 2021, the loan amount 

stated in the closing disclosure form for the transfer is the presumptive true cash value of the eligible 

nonprofit housing property transferred. In the year immediately succeeding the year in which the 

transfer of eligible nonprofit housing property occurs and each year thereafter, the taxable value of 

the eligible nonprofit housing property must be adjusted as provided under section 27a. As used in 

this subsection: 

(a) "Charitable nonprofit housing organization" means a charitable nonprofit organization the 

primary purpose of which is the construction or renovation of residential housing for conveyance to a 

low-income person. 

(b) "Eligible nonprofit housing property" means property owned by a charitable nonprofit housing 

organization, the ownership of which the charitable nonprofit housing organization intends to transfer 

to a low-income person after construction or renovation of the property is completed. 

(c) "Family income” and "statewide median gross income” mean those terms as defined in section 

11 of the state housing development authority act of 1966, 1966 PA 346, MCL 125.1411. 

(d) "Low-income person” means a person with a family income of not more than 80% of the 

statewide median gross income who is eligible to participate in the charitable nonprofit housing 

organization's program based on criteria established by the charitable nonprofit housing organization. 

(8) For purposes of a statement submitted under section 19, the true cash value of a standard tool is 

the net book value of that standard tool as of December 31 in each tax year as determined using 

generally accepted accounting principles in a manner consistent with the established depreciation 

method used by the person submitting that statement. The net book value of a standard tool for 

federal income tax purposes is not the presumptive true cash value of that standard tool. As used in 

this subsection, "standard tool” means that term as defined in section 9b. 

Form TADD - "TOTAL" appraisal software by a la mode, inc. 

- 1-800-ALAMODE

Addendum Page 

fleNo 20259136 

Borrower 

Michael Adams Jr 

Fiopary Adress 

3021 Woodland Ct 

ciy 

M 

Canty 

| apeer 

sale 

| 

ZoCode 

48455 

Metamora 

Lender/Client 

Michael Adams 

History: 1893, Act 206, Eff. June 12, 1893 ;-- CL 1897, 3850 ;-- CL 1915, 4021 

;-- CL 1929, 3415 ;-- CL 

1948, 211.27 ;—- Am. 1951, Act 210, Eff. Sept. 28, 1951 

;-- Am. 1964, Act 275, Eff. Aug. 28, 1964 ;-- Am. 

1965, Act 409, Imd. Eff. Nov. 3, 1965 ;-- Am. 1969, Act 276, Imd. Eff. Aug. 11, 1969 ;-- Am. 1973, Act 109, 

Eff. Dec. 31, 1973 ;-- Am. 1976, Act 293, 

Imd. Eff. Oct. 26, 1976 ;— Am. 1976, Act 411, Imd. Eff. Jan. 9, 1977 ;-- Am. 1978, Act 25, Imd. Eff. Feb. 21, 1978 ;-- 

Am. 1982, Act 539, Eff. Mar. 30, 1983 ;-- Am. 1983, Act 254, Imd. Eff. Dec. 29, 1983 ;-- Am. 1985, Act 200, Imd. Eff. 

Dec. 27, 1985 ;-- Am. 1989, Act 283, kid. Eff. Dec. 26, 1989 ;— Am. 1994, Act 415, Imd. Eff. Dec. 29, 1994 ;-- Am. 

2002, Act 744, Imd. Eff. Dec. 30, 2002 ;—Am. 2003, Act 274, Imd. Eff. Jan. 8, 2004 ;—Am. 2010, Act 340, Imd. Eff. 

Dec. 21, 2010 ;— Am. 2012, Act 409, Irid. Eff. Dec. 20, 2012 ;— Am. 2013, Act 162, Imd. Eff. Nov. 12, 2013 ;-- Am. 

2019, Act 116, hid. Eff. Nov. 15, 2019 ;-Am. 2022, Act 156, Imd. Eff. July 19, 2022 ;--Am. 2022, Act 240, Imd. Eff. 

Dec. 14, 2022 Constitutionality: For the purpose of assessing taxes on real property, to the extent that creative 

financing represents something of value either to a seller or a buyer, 

it is not part of the real property, and cannot be 

included in the determination of the true cash value of the property. Washtenaw County v State Tax Commission, 

422 Mich 346; 373 NW2d 697 (1985). 

Popular Name: Act 206 

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The Michigan Legislature Website is a free service of the Legislative Service Bureau in cooperation with the 

Michigan Legislative Council, the Michigan House of Representatives, the Michigan Senate, and the Library of 

Michigan. This site is intended to provide accurate and timely legislative information to the citizens of the State of 

Michigan and other interested parties. Additional historical documents can be found at 

https://www.michigan.govilibraryofmichigan. The information obtained from this site is not intended to replace official 

versions of that information and is subject to revision. The Legislature presents this information, without warranties, 

express or implied, regarding the accuracy of the information, timeliness, or completeness. 

If you believe the 

information is inaccurate, out-of-date, or incomplete or if you have problems accessing or reading the information, 

please send your concerns to the appropriate agency using the online Comment Form in the bar above this text. 

Form TADD - "TOTAL" appraisal software by a la mode, inc. 

- 1-800-ALAMODE

Market Conditions Addendum to the Appraisal Report 

Fhe. 

20250136 

"The purpose of 1s addendum is [0 provide the FEnder/cent wih a Clear and accurale Understanding of Tig market ends and congiions prevalent n the subject 

neighborhood. This is a required addendum for all appraisal reports with an effeclive dale on or after April 1, 2009 

Property Address 

3021 Woodland Ct 

Cy Metamora 

State M1 

2p Cote 48455 

Borower 

Michael Adams Jr 

Instructions: The appraiser musl use (ne information required on this form as he basis for his/her conclusions, and must provide support for thase conclusions, regarding 

housing trends and overall marke! condilions as reported in the Neighborhood seclion of the appraisal report form, The appraiser musl il in all the information to the extent 

itis available and reiable and must provide analysis as indicaled below. 

If any required data is unavailable or is considered unreliable, the appraiser must provide an 

explanation. 

It is recognized that not all dala sources will be able to provide data for the shaded areas below; if iL is available, however, the appraiser musl include Ihe data 

in the analysis, 

If data sources provide (he required informalion as an average instead of the median, Ihe appraiser should report the available figure and idenlify it as an 

average. Sales and lisiings must be propeties that compete with Lhe subject property, determined by applying the criteria that would be used by a prospeciive buyer 

of the 

subject property. The appraiser must explain any anomalies in Ihe ata, such as seasonal markets, new consiruclion, foreclosures, elc. 

Inventory Analysis 

Prior 7-12 Morlhs 

Prior 4-5 Mors 

Curent — 3 Monlrs 

Overal Trend 

Toll 

# of Comparable Sales (Sete) 

7 

2 

3 

Ticreasing 

||] Soe 

TX Declining 

sarin Rata (00 Sales Morte] 

117 

0.67 

1.00 

[] ioreasng 

|] Soe 

Decining 

Tolal # of Comparable Ave Listings 

0 

0 

10 

] Declining 

| Slave 

Sq ees 

Mohs of Housing Supply (Toll Listngs/Ab Fale) 

0 

0 

10.0 

Declining 

J Siabe 

ncreasing 

Median Sale & List Prios, DOW, Sale/Lisl 

Prior 7-12 Morlhs 

Prior 4-6 Months 

Current 3 Monlhs 

Oveal Trend 

Medan Comparable Sal Price 

625.000 

658.000 

650.000 

1X] creasing 

|] Sable 

[J Desiring 

Median Comparable Sales Days on Market 

34 

735 

10 

[] Oeciring 

|| 

| 

Stable 

ncreasing 

Wedian Comparable List Price 

0 

0 

555.000 

[] 

horeasing|[ 

| Stabe 

X] 

Decining 

Median Comparable Listings Days on Markel 

0 

0 

33 

Decking 

Stable 

Thoreasing 

Median Sle Price 2 % of Lil Price 

0 

0 

96.66 

creasing 

||] Siable 

[] Dectning 

‘Seller-(developer, builder, etc Jpaid financial assistance prevalent? 

[Ys 

[dhe 

Declining 

Stable 

[| Increasing 

Explain in detail Ue seller concessions rends for he past 12 monlhs (e.g. seller contributions increased from 35% 10 5%, increasing use of buydowrs, closing cos, condo 

fees, options, etc) 

Market sales are predominately financed by conventional, FHA, & VA mortgages as interest rates remain favorable. Seller 

concession. discounts, buy downs, etc., are common to the current market. Adjustments usually are made to the comps if the concession 

exceeds 3%-6% of the sale price, 

which is the average range in the marketplace. The amount of the concession is not typically in addition to 

the normal price, but rather at the expense of the seller as demonstrated by the comparables. 

MARKET RESEARCH & ANALYSIS 

Are foreaiosure sales (REO sales) a faclor in the market? 

[m] Yes. 

pd No 

It yes, explain (including the trends In listings aad sales of foreclosed properties). 

Due to the limitations of providing comparables, foreclosure sales, short sales and arms length are utilized in the analysis. Adjustments are 

made only if warranted. 

Cie data sources for above information 

The Market Conditions Addenda was completed with data from Realcomp Limited Il MLS with an effective 

date of 

Summarize (he above information 2s Suppor for your conclusions in he Neighborhood section of the appraisal 1eport form. 1 you used any addioral informalon, such a5 

an analysis of pending sales and/or expired and withdrawn stings, o formulate your conclusions, provide both an explanation and support for your conclusions. 

See Attached Addendum 

The subject s a untina 

nium 

or 

ive 

project, complete the 

following: 

Project Name: 

Subject Project Dala 

Prior 7-12 Months 

Prior 4-6 Moris 

Curent 

— 3 Months 

Overall Trend 

Total # of Comparable Sales (Sefled) 

[] noreasihg 

|] Stable 

Declining 

‘Absorpiion Rale (Total SalesyMonihs) 

[| Increasing 

Stable 

[| Declining 

Total 

# of Active Comparable Listings 

[]) Deciiing 

|] Stable 

[| Inereasing 

Moni 

of Urit Supply (Tota Lisings/Ab Rate) 

[] Decining 

||| Stabe 

[| 

Increasing 

Ae Toreclosure sales (RE sales) a factor in the project? 

[J Yes 

[J No 

yes, indicate the umber of REO fisings and explain th Viends n isings and sas of 

foreclosed properties. 

‘Summarize Ihe above Irends and address the impact on the subject unit and project 

p74 

Signa 

Signature 

Appraiser Name 

Ray 

O'Reil, GAA, RAA 

Supervisory Appraiser Name 

[3 eq company Name 

O'Neil Appraisal, LLC 

Company Name 

fg Company Adress 

6739 Wellesley Terrace, Clarkston, MI 48346 

Company Address 

bY ate Ucense/Certiication # 

1205002719 

sae 

py 

Stale License/Cerlficalion # 

Stale 

Emithddess 

 RayONeil@ONeilAppraisal.com 

Email Address 

Freddie Mac Form 71 

March 2000 

Page 

101 

Fannie Mas Form 1004MC 

March 2003

Photograph Addendum 

Borrower 

Michael Adams Jr 

— 

= 

- 

Property Address 

3021 Woodland Ct 

oo 

Co 

cy 

Metamora 

Coy 

| apeer 

See 

py 

ZpCote 

48455 

Lender/Client 

Michael Adams 

Competing Market - Median Sale and List Price Per SqFt 

Competing Market - Median Sales and List Price 

| 8 Medi 

Scie Price 1 Median 

List Poe <= Median 

Ge Price Trend 

8 

Metin 

Se Price Per Sah 

13 Ndhon List Price Prs Sq 

C= becion Sale rie Pes Saf Tred 

| <r Weihan 

Lint Price Trend 

[or Mosinee 

pes sa oa 

830,000 

450 

0,00 

780,000 

200 

730,000 

680,000 

350 

630,060 

300 

580,000 

- 

530,000 

250 

480,000 

200 

430,000 

| 

7 

kL 

380,000 

: 

150 

HE 

0 

on 

. 

v 

> 

° 

PRY 

0 

x 

N 

< 

x 

© 

n 

§ 

§ 

§ 

§ 

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§ 

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§ 

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RN 

s 

N 

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S 

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fF 

§ 

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Comments: 

Comments: 

Competing Market - Total Sales and Listings 

ne ~O Total Sales Trend 0 Tok Usings 

Trend 

Competing Market - Median Sales and Listings DOM 

1 Median 

Sain DOM 

[8 Medan LIst DOM -O- Median 

Gale DOM Trend | 

12 

=> Mogan 

List DOM Trend 

Comments: 

Comments:

Photograph Addendum 

Borrawer 

Michael Adams Jr. 

Cony 

| apeer 

EE 

VT 

Tylode 

48455 

Lender/Client 

Michael Adams 

Competing Market - Average Sales Price 

| [3 Nveroge Sale Price “O- Average 

Sale Price Trend 

780,000 

730,000 

680,000 

630,000 

580,000 

530,000 

480,000 

430,000 

1 

| 

380,000 

= 

&§ 

38 

§ 

§ 

§ 

§ 

§ 

§ 

§ 

§ 

§ 

§ 

§ 

3% 

$ 

BD 

§ 

§ 

OF 

BD 

§ 

Comments: 

Comments: 

Comments: 

Comments:

Loan # 

USPAP Compliance Addendum 

Fie # 20250136 

Barrovier 

Michael Adams Jr 

Property Addross 

3021 Woodland Ct 

~ 

- 

oo 

city 

con | apeer 

stato 

pq 

ZpCodo 

48455 

APPRAISAL AND REPORT IDENTIFICATION 

Tivs Appraisal Reports one of he folowing yes 

IX: 

Appraisal Report 

Tris report was preparod in accordance with the requirements of Iho Appraisal Report option of USPAP Standards Rulo 2-2(a). 

Ml 

Restrictod Appraisal Report 

This report was preparad in aceordanco wilh he foquiremants of the Resirictad Appraisal Ropor option of USPAP Standards Rulo 2-2(b). The 

inlended user 

of this report is limited to the identified client, This i 

Restricted Appraisal Report and the rationale for how tha appralsar arrived 

at the opinions and conclusions sat forth n Iho report may not bo undorstood propory without the addtional information in the appraiser's worklilo. 

ADDITIONAL CERTIFICATIONS: 

I cortfy thal, o the bes! of my knowledge 

and bali 

Tha statemonts of fact contained inthis report are Ue and cormoct, 

s, and conclusions aro limited only by Iho roported assumptions and are my personal, impartial, and unbiased professional analyses, 

Tho report analysos, opin 

opinions, and conclusions, 

Iavo no (or the speciliad) present 

or prospeciva interast in tha propary tral is tho subjact of his report and no (or spocifiod) personal interes! with respact lo he 

partis invohvad 

Ihave no bias with raspect 1a Ihe property thal i he subjoct of this report or ho paras Invalved wilh tis assignment. 

My engagornont in ths assignment was not contingent pon dovaloping of reporting prodalormined rosulls. 

. My 

on 

for 

his assignment 

is not 

conlingonl 

Upon the 

dovolopment 

o raporting ofa 

nod 

value 

o direction in value tha favors tho cause 

ofthe cion, the amount of the valua opinion, tho atainment ofa sipulalad rosul, or he occurance ofa subsaquenl avert directly related fo the ntondod uso of 

this appraisal 

= Myanalysas, opinions, and conclusions wera developed and this report has baon prepared, in conformily wilh the Uniform Standards of Professional Appraisal Practico 

This appraisal report was proparod in accordance with tho roquiroments of Tilo XI of FIRREA and any implamenting rogulations. 

PRIOR SERVICES 

Ihave NOT porformad sorvics, as an appraiser or 

any other capacity, rogarcing the ropesty hl is the subject of tis roport within th throa-year priod 

immediately proceding accoptanco of this assignment 

[] HAVE performed sorvicos, as an appraisar orn anohar capacity, ragarding Iho proparty hal 

ho subject of ths roport within tho throo-year period immadialely 

p 

of his 

Those services aro 

inthe 

bolow. 

PROPERTY INSPECTION 

11ave NOT mada a personal inspoction of te proporty that is tho subject of this report 

DX 

1HAVE 

mado a personal inspection 

of the proporly that is the subjoc! of Uis report 

APPRAISAL ASSISTANCE 

Unloss 

noted, no ono provided 

significant 

roal proporty appraisal 

othe person signing this certification, It anyono did provid significant assistance, they 

aro horaby identilied along with a summary of ihe extonl of the assistance providod in tho report 

ADDITIONAL 

COMMENTS 

Additional USPAP relalod issuas requiring disclasuro and/or any siato mandated roquiremants: 

MARKETING TIME AND EXPOSURE TIME FOR THE SUBJECT PROPERTY 

A 

rossonatlo 

madeing 

mo 

for 

to 

suboct 

propery 

Is 

Gy) 

ubiing 

make 

condos 

pothont 

lo 

tho 

apprakal 

 assigoman 

A 

reasonable 

oposwe 

fmo 

for 

tho 

subject 

property 

is 

day(s). 

APPRAISER 

SUPERVISORY APPRAISER (ONLY 

IF REQUIRED) 

Signalure 

Signaluro 

Name 

RayONei, GAA. RAA 

Namo 

oo 

Dato of Signature 

06/19/2025 

Oato of Signature 

Stato Certification # 

1205002719 

Stato Conification # 

or StaloLiconse # 

or Sito cansa # 

sao 

py 

i} 

Stato 

Expiralion Dalo ol Cerlification 

or Licenso a 

07/31/2026 

Expiration Dato of Certification 

or License 

EE 

Suporvisory Appraisar Inspaction of Subject Property 

Elfectivo Dato 

of Appraisal 

12/31/2024 

~ 

DidNot 

“ Exterior-only 

Irom Strgat 

intorior 

and Extorior 

USPAP Compliance Addendum 2014 

Page 

tof 1

Building Sketch 

Borrower 

Michael Adams Jr 

Property Addhess 

3021 Woodland Ct 

jo 

Metamora 

Lender/Client 

Michael Adams 

Cony 

| apeer 

Ste 

pp 

Zip Code 

48455 

32.1 

TOTAL Sketch by a a mode 

22 

YE 

A 

36' 

R 

Basement 

16 

32 

48" 

22' 

» 

First Floo 

Wood Deck 

Bedroom 

3 

CGE 

- 

1 

E 

Bath 

(half, 

ie 

(held 

36' 

I 

Dining 

Room 

ning 

Bedroom 

Laundry 

Living Room 

_— 

E; 

Bath 

-E 

Kitchen 

Den 

Bedroom 

18 

Garage 

° 

Covered Porch 

24 

Area Calculations Summary 

Living Area 

First Floor 

Total Living Area (Rounded): 

Non-living Area 

Covered Porch 

Wood Deck 

2 Car Attached 

Basement 

2105.55q ft 

2106 Sq ft 

2325qft 

7685q ft 

783.855q ft 

2086 Sq ft

Flood Map 

Borrower 

Michael Adams Jr 

Property Address 

3021 Woodland Ct 

City 

Metamora 

County Lapeer 

State 

MI 

Zip Code 

48455 

Lender/Client 

Michael Adams 

Prepared for’ O'Neil Appraisal. LLC 

Metamora, Mi 48455 

| InterFlood 

3021 Woodland Ct 

ApH [BUN 

ad 

& 

2 

Eh 

Sutton Rd mh 

sarees 

0 

"Wasa 

ee 

[r 

Zarieda Dr 

! 

a! 

i 

x 

tn FATTY 

3 00 yards 

MAP DATA 

MAP LEGEND 

Fowens brionamey 

FEMA Special Flood Hazard Area: No 

[[] Areasinundated by 500-ysarfioding 

[4] Protected Aveas 

Map Number. 26087C0400E 

I 

. 

Zone: X 

Areas inundated by 100-year flooding 

Floodway 

Map Date: September 18, 2007 

[] veracity Hazard 

(© subject Area 

FIPS. 26087 

Form MAP_LT.FLOOD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

Plat Map Page 

Borrower 

Michael Adams Jr 

Property Address 

3021 Woodland Ct 

Cty 

Metamora 

County 

Lapeer 

Sue 

MI 

ZpCode 

48455 

Lender/Client 

Michael Adams

x} 

3 

! 

< 

he 

vo 

fast 

13 | 

Miers 

i 

oar 

Cd 

Laka ot 

1 

| 

oud! 

~o 

vo | 

4 

i 

Fe 

| 

TW 

x 

Juoet™ 

om 

> 

- 

eheig 

— 

5g 

ho 

Ax 

) 

a Bn 

og 

ng 

i

Location Map 

Borrower 

Michael Adams Jr 

Property Address 

3021 Woodland Ct 

chy 

Metamora 

County 

La 

Sts 

mI 

Zplote 

48455 

er/Client 

Michael Adams 

COMPARABLE 

No.2 _ 

2304 Milivilte Rd 

ld 

4000 Skinner Lake Rd 

2.00 miles 

N 

1791 Rogster 

TH 

5.00 milles'E 

Farmers Creek 

d 

} adiey 

or. B@ i 

| 

1193 Invitational Dr 

L= 4.82 miles SE 

1068 Invitational Dr 

5.05 miles SE 

1106 Invitational Dr 

4.96 miles SE 

Map 

dats T2025 | ven L———1°| 

Terma:

Subject Photo Page 

Bormower 

Michael Adams Jr 

Property Addess 

3021 Woodland Ct 

Cl 

Metamora 

Couty 

| apeer 

Sate 

pm) 

ZpCods 

48455 

Lender/Clignt 

Michael Adams 

Subject Front 

3021 Woodland Ct 

Sales Price 

Gross Living Area 

2,108 

Total Rooms 

7 

Total Bedrooms 

3 

Total Bathrooms 

21 

Location 

Residential 

View 

Residential; Woods 

Site 

7.60 ac 

Quality 

Vinyl 

Age 

2 

Subject Rear 

Subject Street 

Fee HARA 

AR 

PATA 

oo ted oefhiee hs ks mods 

feo 

4 ARR AL ASsARE

Exterior Photo Page 1 

Borrower 

Michael Adams Jr 

Property Address 

3021 Woodland Ct 

City 

Metamora 

Coury 

| apeer 

Sie 

pa 

ZpCode 

48455 

Lender/Client 

Michael Adams 

Pa 

PE 

Sy ER SR

Subject Interior Photo Page 

Borrower 

Michael Adams Jr 

Property Address 

3021 Woodland Ct 

Cly 

Metamora 

County 

| apeer 

sus 

MI 

pode 

48455 

Lender/Client 

Michael Adams 

Basement 

3021 Woodland Ct 

Sales Price 

Gross Living Area 

2,106 

Total Rooms 

7 

Total Bedrooms 

3 

Total Bathrooms 

21 

Location 

Residential 

View 

Residential; Woods 

Site 

7.60 ac 

Quality 

Vinyl 

Age 

2 

Basement 

ae PARA TATAL 8 enntest afin be fe mend 

fee 

4 AAA AY SEARS

Subject Interior Photo Page 

Borrower 

Michael Adams Jr 

Property Address 

3021 Woodland Ct 

Gly. 

Metamora 

County 

| apeer 

EY 

ZpGode 

48455 

Lender/Client 

Michael Adams 

Laundry 

3021 Woodland Ct 

Sales Price 

Gross Living Area 

2,106 

Total Rooms 

7 

Total Bedrooms 

3 

Total Bathrooms 

21 

Location 

Residential 

View 

Residential; Woods 

Site 

7.60 ac 

Quality 

Vinyl 

Age 

2 

Garage 

Bath (Half) 

Fe PARI A) 

STATA enntent finan b= he ede 

fee 

4 MAN 41 ANIADE

Subject Interior Photo Page 

Borrower 

Michael Adams Jr 

Pupety Addess 

3021 Woodtand Ct 

oly 

Metamora 

Cony 

| apeer 

EY 

Tio 

48455 

Lender/Client 

Michael Adams 

Kitchen 

3021 Woodland Ct 

Sales Price 

Gross Living Area 

2,106 

Total Rooms 

id 

Total Bedrooms 

3 

Total Bathrooms 

21 

Location 

Residential 

View 

Residential; Woods 

Site 

7.80 ac 

Quality 

Vinyl 

Age 

2 

Kitchen 

Fo PARA 

OF IATA 

einen 

cfs 

= ls de 

fae 

4 AAA 

1 SARE

Subject Interior Photo Page 

Borrower 

Michael Adams Jr 

Propety Adds 

3021 Woodland Ct 

cy 

Metamora 

Courty | apeer 

su 

Mm) 

ZpCode 

48455 

Lender/Client 

Michael Adams 

Living Room 

3021 Woodland Ct 

Sales Price 

Gross Living Area 

~~ 2,106 

Total Rooms 

if 

Total Bedrooms 

3 

Total Bathrooms 

21 

Location 

Residential 

View 

Residential; Woods 

Site 

7.60ac 

Quality 

Vinyl 

Age 

2 

Den 

Fe PEAT AL WPATALN Costs 

he de 

fee 

4 AAR AL ARSARE

Subject Interior Photo Page 

Bomower 

Michael Adams Jr 

Propecty Address 

3021 Woodland Ct 

ony 

Metamora 

County 

Lapeer 

sus 

mI 

ZpGode 

48455 

Lender/Client 

Michael Adams 

Bath 

3021 Woodland Ct 

Sales Price 

Gross Living Area 

~~ 2,106 

Total Rooms 

7 

Total Bedrooms 

3 

Total Bathrooms 

21 

Location 

Residential 

View 

Residential; Woods 

Site 

7.60 ac 

Quality 

Vinyl 

Age 

2 

Bath 

Fa PARAS At PATA ot BLL he dl 

Tas 

4 ABA A) AsEARE

Subject Interior Photo Page 

Borrower 

Michael Adams Jr 

Propeiy Addess 

3021 Woodland Ct 

cry 

Metamora 

Coty 

Lapeer 

Sats 

mI 

Zplodt 

48455 

Lender/Client 

Michael Adams 

Bedroom 

3021 Woodland Ct 

Sales Price 

Gross Living Area 

~~ 2,106 

Total Rooms 

7 

Total Bedrooms 

3 

Total Bathrooms 

21 

Location 

Residential 

View 

Residential; Woods 

Site 

7.60 ac 

Quality 

Vinyl 

Age 

2 

Fas PAAR A 

PATA 

mntant mabhiane be fe madi fe 

4 AAR 1 AIARE

Comp Photos 1-3 

Borrower 

Michael Adams Jr 

Property Address 

3021 Woodland Ct 

oy 

rE 

Caf) 

Lapeer 

State 

MI 

ZpCods 

48455 

Lender/Client 

Michael Adams 

Comparable 

1 

1791 Rooster Trl 

Prox. to Subject 

5.00 miles E 

Sale Price 

533,400 

Gross Living Area 

~~ 2,000 

Total Rooms 

6 

Total Bedrooms 

3 

Total Bathrooms ~~ 2.0 

Location 

Residential 

View 

Residential; Woods 

Site 

10.48 ac 

Quality 

Brick/Viny! 

Age 

1 

Comparable 2 

2304 Millville Rd 

Prox. 

to Subject 

8.69 miles N 

Sale Price 

480,000 

Gross Living Area 

1,771 

Total Rooms 

6 

Total Bedrooms 

3 

Total Bathrooms ~~ 2.1 

Location 

Residential 

View 

Residential; Woods 

Site: 

2.18 ac 

Quality 

Vinyl 

Age 

2 

Comparable 3 

4000 Skinner Lake Rd 

Prox. 

to Subject 

9.00 miles N 

Sale Price 

539,000 

Gross Living Area 

2,000 

Total Rooms 

6 

Total Bedrooms 

3 

Total Bathrooms 

2.0 

Location 

Residential 

View 

Residential; Woods 

Site 

2.50 ac 

Quality 

Vinyl 

Age 

10

Comp Photos 4-6 

Bomower 

Michael Adams Jr 

Property Address 

3021 Woodland Ct 

City 

Metamora 

Coy 

| apeer 

state 

MI 

ZipCode 

48455 

| Lender/Client 

Michael Adams 

Comparable 4 

1106 Invitational Dr 

Prox. to Subject 

4.96 miles SE 

Sale Price 

513,050 

Gross Living Area 

1,770 

Total Rooms 

6 

Total Bedrooms 

3 

Total Bathrooms 

20 

Location 

Residential 

View 

Residential; Woods 

Site 

22216 sf 

Quality 

Brick/Stone 

Age 

2 

Comparable 5 

1068 Invitational Dr 

Prox. to Subject ~~ 5.05 miles SE 

Sale Price 

493,175 

Gross Living Area 

1,834 

Total Rooms 

6 

Total Bedrooms 

3 

Total Bathrooms 

241 

Location 

Residential 

View 

Residential; Woods 

Site 

23522 sf 

Quality 

Brick/Stone/Vinyl 

Age 

2 

Comparable 6 

Prox. to Subject 

Sale Price 

Gross Living Area 

Total Rooms 

Total Bedrooms 

Total Bathrooms 

Location 

Fe PIAS AR 

ETATALS ceeetend —efhie ho 

= ke eds es 

4 RAR A} ARsARE

Propany ID 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

01000200200 

Address 

3021 WOODLAND Court 

3021 WOODLAND Court 

3021 WOODLAND Court 

3021 WOODLAND Court 

3021 WOODLAND CRT Court 

3021 WOODLAND CRT Court 

3021 WOODLAND CRT Court 

3021 WOODLAND DR. 

3021 WOODLAND DR. 

3021 WOODLAND DR. 

3021 WOODLAND DR. 

3021 WOODLAND DR. 

3021 Woodland 

3021 Waodland 

3021 Woodland 

V/L Woodland 

V/L Woodland 

VL Woodland Court 

VL Woodland Court 

VL Woodland Court 

VL Woodland Court 

5100063110 

Listing History Page 

Chg Info 

SOLD $106,000 

ACTV->PEND 

$114,900 

->ACTV 

ACTV->UWTH 

$124,900 

->ACTV 

SOLD $37,500 

ACTV->PEND 

$49,900->$44,900 

$59,900->$49,900 

$69,900->$59,900 

SOLD $37,500 

ACTV->PEND 

ACTV->EXPD 

$194,900->$119,000 

$194,900 

Amanda M Hotchkiss 

Amanda M Hotchkiss. 

Amanda M Hotchkiss 

Gordon Coulter 

Gordon Coulter 

Gordon Coulter 

Gordon Coulter 

Gordon Coulter 

Gordle Coulter 

Gordie Coulter 

Gordie Coulter 

Kellee Solt 

Kellee Solt 

Kellee Salt 

Kellee Salt 

Kellee Solt 

Kellee Solt 

Coulter Real Estate Li 

Coulter Real Estate LI 

Coulter Real Estate LI 

Coulter Real Estate Li 

Coulter Real Estate Li 

COULTER REAL ESTA 

(COULTER 

REAL ESTA! 

COULTER REAL ESTA! 

RED CARPET KEIM 

RED CARPET KEIM 

RED CARPET 

KEIM 0/ 

RED CARPET 

KEIM D/

Latins money 

Coe 

STATE 

OF MICHIGAN 

DEPARTAENT 

OF LICENNING AND REGULATORY AFFAIRN 

x 

BUREAU 

OF PROFENNSIONAL LICENNING 

CERTIFIED GENERAL REAL ENTATE APPRAISER LICENSE 

RAYMOND 

PARK 

© 

NETL 

crcenst ws. 

£3PRATION BATE 

Jmocamracs 

1235002719 

07/33/202k 

24136100537 

AEC 

Gr moan

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