RESONDENT INFORMATION PACKET 1-13-2026.pdf

Wayne W Gagnon Trust, Petitioner V Township Of Alpine, Respondent · 24-003832-TT

← View full record

Text extracted from the reviewed PDF, organized by page. OCR and reading order may contain errors; confirm details in the PDF below.

MTT DOCKET # 24-003832 

WAYNE W GAGNON TRUST 

A] 

TOWNSHIP OF ALPINE 

2024 & 2025 APPEAL

TABLE OF CONTENTS 

MTT # 24-003832 

PAGE NUMBER 

Appraisal of Subject Property as of 12/31/22 (MTT # 23-003074) 

1-38 

MTT # 23-003074 Final Opinion & Judgment 

39-50 

MTT # 23-003074 Motion for Reconsideration 

51-53 

Pictures of Subject Property 

54 - 55 

Aerial Picture of Subject 

56 

2024 Assessment Notice 

57 

2024 Property Record Card 

58 - 63 

2024 Valuation Report 

64 - 66 

2024 Land Valuation Analysis 

67 

2024 ECF Analysis 

68 

2025 Assessment Notice 

69 

2025 Property Record Card 

70-73 

2025 Valuation Report 

74-76 

2025 Land Valuation Analysis 

77

MTT Dk 23-003074 

- R-1 

APPRAISAL OF REAL PROPERTY 

LOCATED AT: 

1740 7 Mile Rd NW 

Part of NE 1/4, Section 22, T8N, R12W. 48.15 A. See attached addendum. 

Comstock Park, MI 49321 

FOR: 

Christine Blum 

161 Ottawa Ave NW 

Grand Rapids, MI 49503 

AS OF: 

12/31/2022

MTT Dkt# 23-003074 

- R-1 

A. Van Stensel & Son LLC 

5250-E Northland Dr NE 

Grand Rapids MI 49525-1096 

Christine Blum 

161 Ottawa Ave NW 

Grand Rapids, MI 49503 

Re: Property: 

1740 7 Mile Rd NW 

Comstock Park, MI 49321 

Owners: 

Gagnon Wayne W. & Wayne W. Gagnon Trust 

File No.: 

20725 

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

attached. 

The purpose of this appraisal is to estimate the market value of 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 value conclusions reported are as of the effective date stated in the body of the report and 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, 

7 

. 

4 

fo 

Jim 

Yan Stensel, Jr., SRA 

Certified Residential Appraiser 

#1205000639

Appraisal Report 

A. Van Stensel & Son, LLC. (616) 364-7575 

RESIDENTIAL APPRAISAL REPORT 

MTT Dik 23-083#5%4 

- R-1 

Property Address: 

1740 7 Mile Rd NW 

City: Comstock Park 

State: MI 

Zip Code: 49321 

| County: 

Kent 

Legal Description: 

Part of NE 1/4, Section 22, T8N, R12W. 48.15 A. See attached addendum. 

Q 

Assessor's Parcel #:_41-09-22-200-049 

R 

Tax Year: 2023 

RE. Taxes: $ 20,777.83 

Special Assessments: § 0 

Borrower 

(if applicable): 

NA 

7 

Current Owner of Record: 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Occupant. 

[54 Owner 

[] Tenant 

[| Vacant 

0 Manufactured Housing 

Project Type: 

[J PUD 

[J Condominium 

 [] Cooperative 

 [] Other (describe) 

HOA: $ 0 

[J peryear 

[] per month 

Market Area Name: 

Comstock Park/Kenowa Hills schools 

Map Reference: 24340 

Census Tract: 

0114.01 

The purpose of this appraisal is to develop an opinion of: 

DX Market Value (as defined), or 

[| other type of value (describe) 

This report reflects the following value (if not Current, see comments): 

[J Current (the Inspection Date is the Effective Date) 

Retrospective 

[J Prospective 

S Approaches developed for this appraisal: 

[X) Sales Comparison Approach 

[] Cost Approach 

[| Income Approach 

(See Reconciliation Comments and Scope of Work) 

uy Property Rights Appraised: 

Fee Simple 

[ ] Leasehold 

 [] Leased Fee 

[| Other (describe) 

& Intended Use: 

To estimate the value for tax tribunal purposes as of 12/31/2022. 

» 

| Intended User(s) (by name or type): 

Christine Blum, Alpine Township assessor and the Michigan State Tax Tribunal 

Client: 

Christine Blum 

Address: 

161 Ottawa Ave NW, Ste 400, Grand Rapids, MI 49503 

Appraiser. 

Jim Van Stensel, 

Jr., SRA 

Address: 

5250-E Northland Dr NE, Grand Rapids, MI 49525 

Location: 

[J Urban 

D4 Suburban 

[] Rural 

Predominant 

One-Unit Housing 

Present Land Use 

Change in Land Use 

Built up: 

[Jover7s% 

 [X) 25-75% 

[1] Under 25% 

Occupancy 

PRICE 

AGE | One-Unit 

45%] X) Not Likely 

z (Growth rate: ~~ [] Rapid 

Stable ~~ [] Slow 

X Owner 

$(000) 

(rs) 

[2:4 unit 

%|[] Likely * 

[J In Process * 

2 

Property values: 

[J Increasing 

~~ [ Stable 

[J Declining 

[] Tenant 

108 

low 

0 

[Muti-Unit 

%| 

* To: 

2 | Demand/supply: 

[X Shortage 

[J InBalance 

[] Over Supply 

|B Vacant (056%) | 

1,400 

High 

168 

|Comm'l 

5% 

& 

Marketing time: 

[5] Under 3 Mos. 

[] 3-6 Mos. 

[] Over 

6 Mos. 

| [] Vacant (>5%) 

325 

Pred 

66 

[Vacant 

50% 

i Market Area Boundaries, Description, and Market Conditions (including support for the above characteristics and trends): 

Neighborhood boundaries: 

7 Mile Rd 

< 

to the north, 

Bristol Avenue to the east, 1-96 to the south and 16th Avenue to the west. The subject is located along the south side of Seven 

| 

Mile Road and east of Baumhoff Avenue in the SW portion of Alpine Township. This area consists of agricultural land and single family 

= developments. There were 199 sales of single-family homes through the MLS in the Kenowa Hills School District from 12/22 to 12/23. The 

3 commercial is generally situated near the interchanges of the expressway with some industrial along both sides of the expressway. Interest 

2 

rates have been fluctuating up and down between 6.00% and 7.125% over the past several months and are currently at 6.375%. The 

=| exposure time in the case of the subject is consistent with the indicated marketing time. 

Dimensions: 

_320+/-x264x330x792.9x480.25x1530+/-x273x62.29x40 Ir 

Site Area: 

48.15 ac 

Zoning Classification: 

~~ A 

Description: 

~~ Agricultural 

Zoning Compliance: 

~~ [4 Legal 

[] Legal nonconforming (grandfathered) 

[] legal 

["] No zoning 

‘Are CC&Rs applicable? 

|] Yes 

[ J No 

DQ Unknown 

Have the documents been reviewed? 

 [] Yes [| No 

Ground Rent (if applicable) 

§ 

/ 

Highest 

& Best Use as improved: 

~~ [DX] Present use, or 

[] Other use (explain) 

Actual Use as of Effective Date: 

~~ Single Family Housing 

Use as appraised in this report: 

~~ Single Family Housing 

_ | Summary of Highest & Best Use: ~~ The current use as a single family home is the highest and best use. The site has frontage on two streets. The 

2 

potential for additional splits is dependent upon the zoning classification of the parcel and is subject to township approval and existing zoning 

a. 

& 

Public 

Other 

~~ Provider/Description 

| Off-site Improvements ~~ Type 

Public 

Private | Topography 

undulating 

2eecticty 

XJ 

Street 

asphalt 

XO 

|S 

larger 

oss 

xX 

0 

Curb/Gutter 

= 

[0 

[OO 

|Shape 

ireqular 

= (Water 

0 

X 

wel 

Sidewalk 

- 

[0 

[J 

|Dnage 

surface drainage appears adeq 

9 Sanitary Sewer 

[] 

DJ 

Septic 

Street Lights 

- 

O 

OO 

|Vew 

trees and pond 

StormSewer 

[1 

[] 

- 

Alley 

- 

Od 

Other sie elements: 

D4] Inside Lot] Comer Lot 

Cul de Sac 

[ ] Underground Utilities 

DS] Other (describe) 

acreage site 

FEMA Spec'l Flood Hazard Area 

[| Yes 

D4 No 

FEMA Flood ZoneX 

FEMA Map # 26081C0280D 

FEMA Map Date 

02/23/2023 

Site Comments: 

~~ No adverse easements, encroachments, or other adverse conditions were noted by the appraiser, other than normal utility 

easements of record. Site has about 320' of frontage on 7 Mile Road and about 532' on Baumhoff Avenue. The soil types for the property 

include Filer loam, Capac loam and Parkhill loam. A copy of the soils map is included in the addendum of this report. 

General Description 

Exterior Description 

Foundation 

Basement 

[_] None 

Heating 

# of Units 

1 

[CJ Acc.Unit | Foundation 

concrete 

Slab 

AreaSq. Ft. 

4,025 

Type 

Hot Wir,Inflr 

# of Stories 

~~ 

1 

Exterior Walls 

hardibrd, stone | Crawl Space 

% Finished 

~~ 58% 

Fuel 

gas 

Type DQ Det. [] At. [] 

Roof Surface 

asphalt shingle 

|Basement 

~~ 114% 

Ceiling 

Drywall, Acst 

Design (Style) 

ranch 

Gutters & Dwnspts. 

yes 

Sump Pump 

[] none 

Walls 

Drywall 

Cooling 

(X Existing 

[_] Proposed 

[| Und.Cons. | Window Type 

double hung 

Dampness 

 [_] none noted | Floor 

Crpt,vnyl,rbr 

|Cential 

yes 

» Actual Age (Yrs) 

19. 

Storm/Screens 

insulated/yes 

_|Setllement 

none noted 

| Outside Entry yes-WO 

Other 

= | Effective Age (Yrs) 

15 

Infestation 

none noted 

2 [Interior Description 

Appliances 

Attic [_] None| Amenities 

Car Storage 

[] None 

1 Floors 

crpt,wd,crme,vinyl,rbr 

|Refrigerator 

 []| Stairs 

[| Fireplace(s) # 

3 

Woodstove(s) # 

0 

Garage 

# of cars 

( 

15 

Tot) 

| walls 

drywall 

Range/Oven 

[| Drop Stair 

[(][Patio 

~~ walkout-2 

tach. 3

R ESIDENTIAL APPRAISAL REPORT 

MTT DktitA3-0030%4 

- R-1 

My research 

[| did 

‘did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. 

% 

Data Source(s): 

Alpine Township website 

Oo 

1st Prior Subject Sale/Transfer 

Analysis of sale/transfer history and/or any current agreement of sale/listing: 

No other prior sales, transfers, 

or listings 

I 

Date: 

June 2019 

during the past 36 months for the subject except as noted: prior sale was a transaction between 

z 

Price: 

$1,000,000 

acquainted individuals. 

| Source(s): Not recorded 

2 

2nd Prior Subject Sale/Transfer 

Date: 

None known 

Price: 

NA 

Source(s): Alpine Twp website 

SALES COMPARISON APPROACH TO VALUE (if developed) 

[J The Sales Comparison Approach was not developed for this appraisal. 

FEATURE 

| 

SUBJECT 

COMPARABLE SALE # 1 

COMPARABLE SALE # 2 

COMPARABLE SALE # 3 

Address 

1740 7 Mile Rd NW 

835 Indian Lakes Rd NE 

10370 State Rd 

2807 8th Ave SW 

Comstock Park, MI 49321 

Sparta, MI 49345 

Nunica, 

MI 49448 

Byron Center, MI 49315 

Proximity to Subject 

9.39 miles NE 

16.74 miles W 

17.99 miles SW 

Sale Price 

$ 

[s 

975,000) 

$ 

 1,200,000f 

$ 

1,250,000) 

Sale Price/GLA 

$ 

/soft]s 

39031 /saft | 

$344.83 /s0ft 

$500.40 /sqft. 

Data Source(s) 

Inspection 

MLS 22029917 

MLS 22046368 

MLS 22017671 

Verification Source(s) 

Alpine Twp web 

Algoma Township website 

Crockery Twp website 

Jamestown Township website 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+(-) § Adjust. 

DESCRIPTION 

+(-) § Adjust. 

DESCRIPTION 

+(-) 

$ Adjust. 

Sales or Financing 

Conventional 

Conventional 

Conventional 

Concessions 

None paid 

None paid 

None paid 

Date of Sale/Time 

Cl 10/11/2022 

C1 01/03/2023 

C1 06/17/2022 

Rights Appraised 

Fee Simple 

Fee Simple 

Fee Simple 

Fee Simple 

Location 

average 

average 

inferior 

+60,000| better 

-125,000 

Site 

48.15 acres 

14.83 acres 

+175,000/57.4 acres 

-45,000|16 acres 

+80,000) 

View 

trees and pond 

Woods, pond 

included abv|Woods, creek 

included abv|Fields 

included abv 

Design (Style) 

ranch 

1.5 story 

1+ story 

1.5 story 

Quality of Construction 

good 

good 

good 

good 

Age 

19 

8 

-20,000{22 

30 

+10,000 

Condition 

average+ 

good 

-20,000goo 

-20,000g00 

-20,000} 

Above Grade 

Tota | Bdms| 

Bats | Tota | Barms| 

Baths 

Total 

| Bdrms| 

Baths 

Total | Bdms| 

Baths 

Room Count 

6 

| 

2 

| 

25 

| 7] 

a] 

25 

of5| 

2] 

25 

ols | 

4 

3 

-2,500) 

Gross Living Area 

3,539 sq.ft. 

2,498 sqft. 

+52,100) 

3,480 sqft 

+3,000 

2,498 sqft. 

+52,100] 

Basement & Finished 

‘Walkout 

Walkout 

Walkout 

Daylight 

+10,000) 

Rooms Below Grade 

F.GBEK2BR15b 

FR Kit WEA,BR,bt 

+25,000|Large exercise rm 

+50,000|FR,2BR Kit,Bath 

+20,000} 

Functional Utiity 

average 

average 

average 

average 

Heating/Cooling 

FA/Infi’CAC 

FA/CAC 

FAICAC 

FA/CAC 

| Energy Efficient tems 

average 

average 

average 

average 

Q Garage/Carport 

3 car gar wibsmnt 

_|3 car garage 

+20,000|3 car att garage 

+20,000|3 car att garage 

+20,000] 

I] Porchy/Patio/Deck 

Porch, 2Dcks,2patio|Porch,Deck,3 patio 

-5,000{Porch with kitchen 

Entry,Dcking,Gzbo 

0) 

o Extra(s) 

3 fireplaces 

1 fireplace 

+10,000|1 fireplace 

+10,000|1 fireplace 

+10,000] 

< | Outbuildings 

Two buildings 

Pole bldg, 

IG pool 

+115,000{Small pole bldg 

+100,000|Pole bldg, 

IG pool 

+50,000] 

3 

Bonus Room up 

-15,000} 

E 

| Net Adjustment (Total) 

X+ 

[1-8 

3521000 

+ 

[J- 

[8 

163,000) 

+ 

[1-8 

104,600) 

2 Adjusted Sale Price 

Net 

36.1 

o 

Net 

13.6 

o 

Net 

8.4 

o 

| 

of Comparables 

Gross 

453 

48 

1,327,100] 

Gross 

269 

4% 

1,363,000] 

Gross 

320 48 

1,354,600 

|< | Summary of Sales Comparison Approach 

All square footage and ages for the comparables were taken from the township website drawings 

cl (reason for some information differing from the MLS) except for comp #3 which was taken from, personal file. No adjustment was made for 

100 sf or less difference between the subject and comparable sales because this difference makes a minimal to no difference in value. Sale 

1 

is a 1.5 story house situated on a 14.83-acre site with a pond. Positive adjustments are required for the smaller site, less finished area in 

the walkout basement, lack of a basement below the garage, fewer fireplaces and difference in outbuildings. Negative adjustments are 

required for the newer age and better condition. Sale 2 is a 1+ story house on 57.4-acre site with Crockery Creek. Positive adjustments are 

required for the inferior location, smaller gross living area, 

lack of a basement under the garage, one fireplace, and small pole building. 

Negative adjustments are required for the larger site, better condition and bonus room on the second level. Sale 3 is a 1.5 story house 

situated on 16-acres of land. A smaller adjustment for the site was made because of the higher value per acre in this area. Positive 

adjustments are required for the smaller acreage, older age of the house, smaller gross living area, daylight basement, 

less finished 

basement area, no basement under the garage, fewer fireplaces and smaller outbuilding and IG pool. Negative adjustments are required for 

the better location in the Byron Center school district, better condition and more bathrooms. 

The following land sales were used in estimating the value of the subject site, as vacant:

RESIDENTIAL APPRAISAL REPORT 

MTT Dk 23:0036%4 

- R-1 

COST APPROACH TO VALUE (if developed) 

DX The Cost Approach was not developed for this appraisal. 

Provide adequate information for replication of the following cost figures and calculations. 

‘Support for the opinion of site value (summary of comparable land sales or other methods for estimating site value): 

ESTIMATED 

[] REPRODUCTION OR 

[J REPLACEMENT COST NEW 

OPINION OF SITEVALUE _____._._...._.._..........._ 

5 [ Source 

of cost data: 

DWELLING 

SR.@$ 

s 

Quality rating from cost service: 

Effective date of cost data: 

Sqft. @$ 

a Comments on Cost Approach (gross living area calculations, depreciation, efc.): 

Soft. @$ 

% | Due to this being an existing home, the cost approach is not 

Sift@$ 

t5| considered to be a reliable indicator of market value and therefore was 

Sift @$ 

S| not included. 

Garage/Carport 

Soft. @$ 

Total Estimate of Cost-New 

Less 

Physical 

[Functional 

[External 

Depreciation 

) 

Depreciated Cost of Improvements 

"Asis" Value of Site Improvements 

Estimated Remaining Economic Life (if required): 

Years | INDICATED VALUE BY COST APPROACH 

NA. 

| INCOME APPROACH TO VALUE (if developed) 

X The Income Approach was not developed for this appraisal. 

2 Estimated Monthly Market Rent § 

X Gross Rent Multiplier 

=$ 

N.A. 

Indicated Value by Income Approach 

© | Summary of Income Approach (including support for market rent and GRW): 

The income approach was not used because in this market few single family 

oe homes are rented and there is insufficient data to develop this approach. 

a 

= 

o 

15} 

Zz 

PROJECT INFORMATION FOR PUDs (if applicable) 

[] The Subject is part of a Planned Unit Development. 

Legal Name of Project: 

a Describe common elements and recreational facilites: 

= a 

Indicated Value by: Sales Comparison Approach$ 

1,330,000 

Cost Approach (if developed) $ 

 N.A. 

Income Approach 

(if developed) $§ ~~ N.A. 

Final Reconciliation 

~ Due to this being an existing home only the Sales Comparison Approach was used in the final estimate of value. This 

appraisal was done in an "as is" condition and was inspected 03/06/2024 with an effective date of 12/31/2022. The range in value from these 

sales is $1,293,300 to $1,363,000 with an average of $1,331,800 (rounded to nearest 100). 

= 

o 

EH This appraisal 

is made [X "asis”, 

[| 

subject 

to completion 

per 

plans 

and 

specifications 

on 

the 

basis 

of 

a 

Hypothetical Condition 

that 

the improvements 

have 

been 

5 

completed, 

[J subject 

to the following 

repairs 

or alterations on the basis 

of 

a Hypothetical 

Condition 

that the repairs 

or alterations 

have been completed, [] subject 

to 

= 

|the following 

required 

inspection based 

on the 

Extraordinary Assumption that the condition 

or deficiency 

does 

not require 

alteration 

or repair: 

e 

I 

[X] This report 

is 

also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified 

in the attached addenda. 

Based on the degree of inspection 

of the subject 

property, 

as indicated 

below, defined Scope 

of Work, Statement of Assumptions and Limiting Conditions, 

and Appraiser's Certifications, my (our) Opinion 

of the Market Value (or other specified value type), as defined herein, 

of the 

real property that 

is the subject 

of 

this 

report 

is: 

§ 

1,330,000 

,as of: 

12/31/2022 

, which 

is the effective date of this appraisal. 

If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included 

in this report. 

See attached addenda. 

fl A 

true 

and complete copy 

of 

this 

report contains _36 pages, 

including 

exhibits which 

are considered 

an 

integral 

part 

of the 

report. 

This 

appraisal 

report may 

not 

be 

= 

[properly understood without reference 

to the information 

contained 

in the complete 

report. 

w 

a 

= | Attached Exhibits: 

B 

X Scope of Work 

1X Limiting Cond/Certifications 

XI Narrative Addendum 

Photograph Addenda 

DX Sketch Addendum 

E 

xX Map Addenda 

XX Additional Comparables 

[J Cost Addendum 

[1 Flood Addendum 

[J Manu, House Addendum 

<<| 

[] Hypothetical Conditions 

DX Extraordinary Assumptions 

DX) Aerial view 

Bd Soils Map 

[] Wetlands Map 

Client Contact: 

~~ Christi Blum 

Client Name: ~~ Christine Blum 

E-Mail 

_christine@bloomsluggett.com 

Address: 

161 Ottawa Ave NW, Ste 400, Grand Rapids, MI 49503 

APPRAISER 

SUPERVISORY APPRAISER (if required)

Main File No. 20725 | 

Page 

# 6 of 38 

ADDITIONAL COMPARABLE SALES 

MTT Dkit 3003024 

- R-1 

1] 

FEATURE 

SUBJECT 

COMPARABLE SALE # 

4 

COMPARABLE SALE # 

5 

COMPARABLE SALE # 

6 

Address 

1740 7 Mile Rd NW 

14011 48th Ave 

6001 Stage Ave NW 

Comstock Park, 

MI 49321 

Coopersville, MI 49404 

Grand Rapids, MI 49544 

Proximity 

to Subject 

10.41 miles W 

3.20 miles W 

Sale Price 

$ 

$ 

1,140,000 

[s 

1,000,000] 

$ 

Sale Price/GLA 

$ 

Isa ft|$ 

266.85 /sqft. 

$ 

285.06 sat | 

$ 

Isat 

Data Source(s) 

Inspection 

MLS 21024763 

MLS 22008557 

Verification Source(s) 

Alpine Twp web 

Tallmadge Township 

website 

Alpine Twp 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+(-) § Adjust. 

DESCRIPTION 

+(-) $ Adjust. 

DESCRIPTION 

+(-) § Adjust. 

Sales or Financing 

Conventional 

Conventional 

Concessions 

None paid 

None paid 

Date of Sale/Time 

Cl 05/17/2022 

Cl 05/17/2022 

Rights Appraised 

Fee Simple 

Fee Simple 

Fee Simple 

Location 

average 

average 

average 

Site 

48.15 acres 

15 acres 

+200,000(5.35 acres 

+230,000 

View 

trees and pond 

Trees and pond 

Trees and fields 

included aby 

Design (Style) 

ranch 

2 story 

2 story 

Quality of Construction 

good 

better 

-60,000|good 

Age 

19 

24 

+5,000| 162/Rem 

0 

Condition 

average+ 

good 

-20,000|good 

-20,000 

Above Grade 

Tota 

| Barms 

Baths | Total 

| Bdrms | 

Baths 

Tota 

| Bdms| 

Baths 

Total 

| Bdms| 

Baths 

Room Count 

6 

| 

2] 

25 

[9] 

a] 

45 

200000 

9 

| 

5 

| 

55 

-30,000) 

Gross Living Area 

3,539 sqft. 

4,272 sqft. 

-36,700} 

3,508 sat. 

+1,600 

sq.ft. 

Basement & Finished 

Walkout 

Walkout 

Daylight 

+10,000 

Rooms Below Grade 

FGBEK28RA50 

 |F.R,GKit,Ex,SB 

+10,000{Rec. Room 

+40,000 

Functional Utility 

average 

average 

average 

Heating/Cooling 

FA/Inflr/CAC 

Geothermal/AC 

O|FA/CAC 

Energy Efficient items 

average 

average 

average 

Garage/Carport 

3 car gar w/bsmnt 

[4 car att garage 

+10,000|2 car att garage 

+30,000] 

Porchy/Patio/Deck 

Porch,2Dcks, 2patio|Patio 

+15,000{Porch, deck, 

patio 

Extra(s) 

3 fireplaces 

3 fireplaces 

1 fireplace 

+10,000] 

Outbuildings 

Two buildings 

Pole bldg, 

IG pool 

+50,000{Barn,Gst hse,pool 

+50,000 

Net Adjustment (Total) 

+ 

[1-8 

1533000 

D+ 

[]- 

[8 

321600] 

[1+ 

[]- 

I$ 

Adjusted Sale Price 

Net 

134 

Net 

32.2 

Net 

9 

of Comparables 

Gross 

37.4 4$ 

1,293,300] 

Gross 

422 94% 

1,321,600) 

$ 

Summary of Sales Comparison Approach 

Sale 4 is a two story house on a 15-acre site. Positive adjustments are made for the site, age, less 

finished basement area, 

lack of a basement below the garage, no porches or decks and smaller outbuilding with in ground pool. Sale 5 is a 

brick two story farm house on a 5.35-acre site. The house was extensively remodeled with positive adjustments required for the site, smaller 

gross living area, daylight basement with less finished basement area, smaller garage and lack of a basement below the garage, one 

fireplace and smaller outbuilding, guest house and in ground pool. 

SALES COMPARISON APPROACH

Main File No. 20725 | 

Pags #70138. 

Supplemental Addendum 

MTT Dkith23:883074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW 

City 

Comstock Park 

County Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

LEGAL DESCRIPTION per Alpine Township website 

PART NE 1/4 COM 861.71 FT S 0D 43M 51S W ALONG E SEC LINE & 530.69 FT S 64D 47M 05S W FROM NE 

COR OF SEC TH N 0D 43M 51S E 792.90 FT TO A PT 264.0 FT S FROM S LINE OF 7 MILE RD /100 FEET 

WIDE/ TH 87D 41M 40S 

W 302.25 FT TH N 2D 18M 20S E 264.0 FT TO S LINE OF SD 7 MILE RD TH WLY 

ALONG SD S LINE TO A PT 208.71 FT E FROM NW COR OF NE 1/4 NE 1/4 THS TO A PT 208.71 FT S FROM N 

SEC LINE TH W 208.71 FT TO E 1/8 LINE TH S TO SE COR OF N 1/4 NW 1/4 NE 1/4 TH WTO SW COR OF N 

1/4 NW 1/4 NE 1/4 TH S TO 

NW COR OF S 448.71 FT OF N 1/2 NE 1/4 TH E PAR WITH S LINE OF N 1/2 NE 1/4 

208.71 THS 135.71 FTTHE 62.29 FT TH S40 FT THW 62.29 TH S 273 FT TO S LINE OF N 1/2 NE 1/4 TH E 

ALONG SD S LINE TO A LINE BEARING S 64D 47M 05S W FROM BEG TH N 64D 47M 05S E 480.25 FT TO BEG 

*SEC 22 T8N R12W 48.15 A. 

ADDITIONAL FEATURES 

Front porch, small rear deck off owner's suite, rear deck that is partially covered, built-in speakers, bubble tub in 

owner's suite bathroom with heated ceramic floor, granite kitchen counters, 2" x 6" exterior walls, gas fireplace in 

gathering room, gas fireplace in owner's suite, elevator between main floor and walkout level, walkout basement 

garage under 3 car attached garage, hot water gas and infloor heating system, 10" foundation walls, security system, 

irregular patio at walkout level and patio under the dining room at the walkout level. The walkout basement has a 

finished family room and billiard room with see-thru fireplace between them, game room, kitchenette, exercise room, 

bedroom, shower bath, half bath and music room. The main barn includes a finished area of 900 square feet with a 

polished concrete floor, wood and drywall walls, and drywall ceiling. This area has a small metal sink, fireplace and 

is heated and cooled with a mini split. 

APPRAISAL COMMENTS 

In Michigan, appraisers are required to be licensed/certified and are regulated by the Michigan Department of 

Licensing and Regulatory Affairs, PO Box 30018, Lansing, MI 48909. 

The subject appraisal is signed with a digital signature. The software used to complete this appraisal does not allow 

for any changes to be made to this report unless the signature is first removed. 

This insures the security of the 

report. 

The subject property is not located in a FEMA identified flood hazard area. Because there is no map issued for this 

area, this could possibly change if a FEMA map were issued for this community. 

SCOPE OF WORK 

The scope of work includes a complete visual inspection of the subject property. The term "complete visual 

inspection" as used in this report, is not the same level of inspection that is provided by a professional home 

inspection. A complete visual inspection consists of a viewing of only the readily accessible and viewable areas of 

the property and improvements. Exterior observations were from ground level only. 

Unless otherwise noted, the 

appraiser did not access any attic, crawl space areas of other difficult to access areas. The appraiser did not move 

boxes or items against any walls that may have concealed hidden conditions. A complete visual inspection includes, 

but is not limited to surface viewing of readily viewable areas, observing the general condition of the improvements, 

observing the floor plan and layout, observing items that may affect functional utility, observing any 

remodeling/renovations and special amenities and features, and observing the subject property's conformity to the 

neighborhood. A complete visual inspection does not include, but is not limited to testing of mechanical, plumbing or 

electrical functions, personal property, issues relating to building code compliance, discovery or testing for 

termite/insect/varmint infestations, inspection of subsurface items/materials and inspections of the roof other than 

what is readily viewable from ground level. 

No one, client or third parties, should rely on this report for detection of 

hidden or unapparent defects. The appraiser is not an expert with regard to mechanical systems, structural issues, 

foundation issues, termite/insect/varmint infestations or mold issues. Unless otherwise stated, the above mentioned 

systems are considered to be in working condition. 

If they are found not to be, the appraiser reserves the right to 

re-evaluate the property. Any questions or concerns should be referred to a professional home inspector, a 

licensed contractor or an expert in that field. The appraiser is not a professional home inspector or an environmental 

inspector. The appraisal does not guarantee that the property is free of defects or environmental problems. 

The scope of work includes an inspection of the neighborhood for the purpose of gathering specific data to use in 

the appraisal analysis, as well as an analysis and conclusion of highest and best use. To perform the sales 

comparison analysis, the market was researched for sales and listings of comparable properties. The obtained data 

was verified through reliable public and private sources to the extent possible and then analyzed and adjusted when 

necessary for differences in sales or financing concessions, date of sale, location, physical condition, utility, etc. from 

various indications of value. The cost and income approaches were considered and performed when applicable. A

Mai Fla No, 20725 

Supplemental Addendum 

MTT Dhi#33683074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW. 

City 

Comstock Park 

County Kent 

State 

M1 

Zip Code 

49321 

Client 

Christine Blum 

have not provided a previous service and/or performed an appraisal on the subject property within the past three 

years. 

David C. Van Stensel, a Certified Residential Appraiser (#1204000983), assisted in the interior and exterior 

inspection of this property, took the interior and exterior pictures and assisted in the analysis of the comparable sales 

and data. 

This report makes an extraordinary assumption that the well and septic system are functioning properly and that the 

well meets minimum county standards for water purity. The use of an extraordinary assumption might have affected 

the assignment results.

Main File No. 20725 | Page # 9 of 38 

Aerial View 

MTT Dkt# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW. 

City 

Comstock Park 

County 

Kent 

State 

M1 

Zip Code 

49321 

Client 

Christine Blum 

Subject 

i 

1740 7 Mile Rd NW 

|

House Sketch from township websiteyrT pie 23.003074 

- R-1 

8/21/2013 

3B 

SKETCH 

1 OF 2 

WOOD DK 

- 

48.0 sf 

ag TRIPIERS 

48.0 

sf 

rato 

~, 

200050 

4 

50° NY 

130° 

3 

(rn 90 

\ 

g 

H 

70 

20.0 

~ 

o 

H 

150° 

o 

00 

1STY-FR/BSMT 

3319.0 sf 

360 

wa 

GAR FR FIN-ATT-1 W 

1056.0 sf 

ccs 

JH] 

& 

Garage - EX 

506.0 sf 

120 

5 

L127 T 

1 

2. 2 

Sabpsomsiesn

Skecchby Apou Sketch 

1/13/2621 JB 

8/21/2013 JB 

SKETCH2 OF 2 

Main fil No. 20725 

Outbuilding Sketch from township websj§ pies 23-003074 

- R-1 

0" 

issue 

B 

500.0 57 

|romvesTee To 1-50 i 202 

WO BATHROOH 

IT 

40° 

Built 2004 

EQUIFHENT SHOP 

2560.0 57 

BUILT 2005 

EQUIFHENT So? 

1340.0 51 

[rg

Main File No. 20725 

Subject Photo Page 

MTT Dkt# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW 

City 

Comstock Park 

County Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

Subject Front 

1740 7 Mile Rd NW 

Subject Rear 

Subject Street

Main File No. 20725 

Subject Photo Page 

MTT DK 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW. 

City 

Comstock Park 

County Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

Subject Rear 

1740 7 Mile Rd NW 

Subject Street

Main File No. 20725 

Interior Photos 

MTT Dkt# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW 

City 

Comstock Park 

County 

Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

Walkout Exercise Room 

Walkout Bedroom 

Walkout sauna 

Walkout Shower Bath

Main File No. 20725 | 

Page # 15 of 38 

Interior Photos 

MTT DKt# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW. 

City 

Comstock Park 

County 

Kent 

State 

MI 

Zip Code 

49321 

Clignt 

Christine Blum 

i= 

Water softener 

Billiard Room

Main File No. 20725 | Page # 16 of 38 

Interior Photos 

MTT Dkt# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW. 

City 

Comstock Park 

County Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

Family Room 

Game Room 

fort Ma 

| 

Music room 

Door to Music Room

Main File No. 20725 | Page # 17 of 38 

Interior Photos 

MTT Dkt# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW 

City 

Comstock Park 

County Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

Elevator Door at Walkout Level 

Walkout Shower Bath 

Mechanicals

Main File No. 20725 | Page # 18 of 38 

Interior Photos 

MTT Dkt# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW 

City 

Comstock Park 

County 

Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

Unfinished Basement 

Concrete Vault 

Heating system 

Heating system

Interior and Exterior Photos 

MTT Dkt# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW. 

City 

Comstock Park 

County Kent 

State 

M1 

Zip Code 

49321 

Client 

Christine Blum 

Sump pump 

Infloor heating 

Central vacuum 

Hot tub at Walkout Level

Main Fle No, 20725 

Interior Photos 

MTT Dkt# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW 

City 

Comstock Park 

County Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

View of site looking south 

Bookcase 

Den 

Shower Bath

Main File No. 20725 | Page # 21 of 38 

Interior Photos 

MTT Dkt# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW. 

City 

Comstock Park 

County Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

Additional View of Master Bathroom 

Shower Stall in Master Bathroom 

Fireplace 

Entryway

Main File No. 20725 | Page # 22 0f 38 

Interior Photos 

MTT Dkt# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW 

City 

Comstock Park 

County Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

Built-ins in Gathering Room 

Built-ins in Gathering Room

Main File No. 20725 | Page # 23 of 38 

Interior Photos 

MTT Dkt# 23-003074 - R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW 

City 

Comstock Park 

County_Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

Kitchen 

Dining Room 

Breakfast Room 

Additional Kitchen View

Main File No. 20725 | Page # 24 of 38 

Interior Photos 

MTT Dk 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW 

City 

Comstock Park 

County Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

Utility Room 

Craft Room 

Additional View of Craft Room 

Interior of garage

Page #250138 

Interior Photos 

MTT Dkt# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW 

City 

Comstock Park 

County Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

Et 

Pole barn 

Heating unit in pole barn 

Half bath in pole barn

Main File No. 20725 | Page # 26 of 38 

Interior Photos 

MTT Dkti# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW 

City 

Comstock Park 

County Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

Mini split 

Exterior view 

Mini split 

Exterior view

Main File No. 20725 | Page # 27 of 38 

Interior Photos 

MTT Dkt# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW. 

City 

Comstock Park 

County 

Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

Interior of equipment building 

Exterior of equipment building 

View of site 

View of site

Interior Photos 

MTT Dkt# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW 

Comstock Park 

County Kent 

State 

MI 

Zip Code 

49321 

Christine Blum 

Central air conditioning unit

Comparable Sales Map 

MTT Dkt# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW. 

City. 

Comstock Park 

County Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

a la mode, in 

bigs 

Toe ose vik ite veo 

Ashland 

Balley 

oLF Take 

aA 

COMPARABLE No. 

1 

Ge) 

(i) 

Fehsdovin 

835 Indian Lakes Rd NE 

Moorland 

io) 

9.39 miles NE 

| 

= Kenroy 

| 

5) 

Ravenna 

[ 

sullivan 

| 

| 

a 

COMPARABLE No. 2 

pn 

ia) 

10370 State Rd 

Gay. 

oF 

16.74 miles W 

wight. 

| 

SUBJECT 

Y 

| 

1740 7 Mile Rd NW 

Nunica 

MOH 

i 

COMPARABLE No, 4 

® 

Sie 

14011 48th Ave 

| 

| 

a 

10.41 miles W 

Township 

Palkion 

NORTHUIE 

v 

Charter Twp. 

> 

HORTHYI 

EW 

rive 

2 

COMPARABLE No. 5 

Comstock Park 

= 

i 15s 

o 

G&D 

@ 

6001 Stage Ave NW 

@ 

MB 

uo) ig 

8) 

3.20 miles W 

2 

| 

EAZIMANVIELE 

ALPINE CENTER 

T 

| 

Grand 

=D) 

Walker 

Fu 

t 

aw 

Robinson 

| @ 

WESTSIDE 

! 

STANDALE CONNECTION 

Wi dvan. 

@ chaste 

i 

Sgotou] 

© 

| 

Grand Rapids 

2 

(@) 

2 

i 

Fas! Grand 

| 0] 

— 

a) 

Rapids 

| 

ood 

on 

\ 

LAST DELT 

/ 

= 

JRIDGEMOOR 

Grandvile 

Wyoming fai} 

@ 

Georgetown (71) 

Top 

) 

J 

& 

Borctllo 

i 

Go 

Hudsd 

COMPARABLENo.3 

|... .... 

Kentwood 

: 

2807-8th Ave SW 

@ 

17.99 miles SW

Main File No. 20725 

Comparable Photo Page 

MTT Dkt# 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW 

City 

Comstock Park 

County 

Kent 

State 

MI 

Zip Code 

49321 

Client 

Christine Blum 

Comparable 

1 

835 Indian Lakes Rd NE 

Comparable 

2 

10370 State Rd 

Comparable 

3 

2807 8th Ave SW

Main File No. 20725 | Page # 31 of 38 

Comparable Photo Page 

MTT Dt 23-003074 

- R-1 

Owner 

Gagnon Wayne W., Wayne W. Gagnon Trust 

Property Address 

1740 7 Mile Rd NW. 

City 

Comstock Park 

County Kent 

State 

MI 

Zip Code 

49321 

Clint 

Christine Blum 

Comparable 4 

14011 48th Ave 

Comparable 5 

6001 Stage Ave NW 

Comparable 6

Assumptions, Limiting Conditions & Scope of Work MTT Dkt#23-0030% 

- R-1 

Property Address: 

1740 7 Mile Rd NW 

City: Comstock Park 

State: MI 

Zip Code: 49321 

Cin: 

Christine Blum 

Address: 

161 Ottawa Ave NW, Ste 400, Grand Rapids, Mi 49503 

Appraiser: 

Jim Van Stensel, 

Jr., SRA 

Address: 

5250-E Northland Dr NE, Grand Rapids, MI 49525 

STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 

- The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The appraiser 

assumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basis 

of it being under responsible ownership. 

- The appraiser may have provided a sketch in the appraisal report to show approximate dimensions of the improvements, and any such 

sketch is included only to assist the reader of the report in visualizing the property and understanding the appraiser's determination of its size. 

Unless otherwise indicated, a Land Survey was not performed. 

- If so indicated, the appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or 

other data sources) and has noted in the appraisal report whether the subject site is located in an identified Special Flood Hazard Area. 

Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination. 

- The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific 

arrangements to do so have been made beforehand. 

- If the cost approach is included in this appraisal, the appraiser has estimated the value of the land in the cost approach at its highest and 

best use, and the improvements at their contributory value. These separate valuations of the land and improvements must not be used in 

conjunction with any other appraisal and are invalid if they are so used. Unless otherwise specifically indicated, the cost approach value is not 

an insurance value, and should not be used as such. 

- The appraiser has noted in the appraisal report any adverse conditions (including, but not limited to, needed repairs, depreciation, the 

presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property, or that he or she became aware 

of during the normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no 

knowledge of any hidden or unapparent conditions of the property, or adverse environmental conditions (including, but not limited to, the 

presence of hazardous wastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no 

such conditions and makes no guarantees or warranties, express or implied, regarding the condition of the property. The appraiser will not be 

responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions 

exist. Because the appraiser is not an expert in the field of environmental hazards, the appraisal report must not be considered as an 

environmental assessment of the property. 

- The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she 

considers to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items 

that were furnished by other parties. 

- The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal 

Practice, and any applicable federal, state or local laws. 

- If this appraisal is indicated as subject to satisfactory completion, repairs, or alterations, the appraiser has based his or her appraisal report 

and valuation conclusion on the assumption that completion of the improvements will be performed in a workmanlike manner. 

- An appraiser's client is the party (or parties) who engage an appraiser in a specific assignment. Any other party acquiring this report from the 

client does not become a party to the appraiser-client relationship. Any persons receiving this appraisal report because of disclosure 

requirements applicable to the appraiser's client do not become intended users of this report unless specifically identified by the client at the 

time of the assignment. 

- The appraiser's written consent and approval must be obtained before this appraisal report can be conveyed by anyone to the public, through 

advertising, public relations, news, sales, or by means of any other media, or by its inclusion in a private or public database. 

- An appraisal of real property is not a "home inspection’ and should not be construed as such. As part of the valuation process, the appraiser 

performs a non-invasive visual inventory that is not intended to reveal defects or detrimental conditions that are not readily apparent. The 

presence of such conditions or defects could adversely affect the appraiser's opinion of value. Clients with concerns about such potential 

negative factors are encouraged to engage the appropriate type of expert to investigate. 

The Scope of Work is the type and extent of research and analyses performed in an appraisal assignment 

that is required to produce credible 

assignment results, given the nature of the appraisal problem, the specific requirements of the intended user(s) and the intended use of the 

appraisal report. Reliance upon this report, regardless of how acquired, by any party or for any use, other than those specified in this report 

by the Appraiser, is prohibited. The Opinion of Value that is the conclusion of this report is credible only within the context of the Scope of 

Work, Effective Date, the Date of Report, the Intended User(s), the Intended Use, the stated Assumptions and Limiting Conditions, any 

Hypothetical Conditions and/or Extraordinary Assumptions, and the Type of Value, as defined herein. The appraiser, appraisal firm, and 

related parties assume no obligation, liability, or accountability, and will not be responsible for any unauthorized use of this report or its 

conclusions. 

Additional Comments (Scope of Work, Extraordinary Assumptions, Hypothetical Conditions, etc.): See attached addendum. 

Appearance in court for testimony relating to this appraisal will be done if previously agreed by the appraiser. The fee for a court appearance will be a 

minimum of $450.00, which includes the first hour and then $250.00 per hour thereafter.

Main Fle No, 20725 

Certifications 

MTT Dit 23-003f5%4 

- R-1 

Property Address: 

1740 7 Mile Rd NW. 

Cily: Comstock Park 

State: MI 

Zip Code: 49321 

Client: 

Christine Blum 

Address: 

161 Ottawa Ave NW, Ste 400, Grand Rapids, MI 49503 

Appraiser. 

Jim Van Stensel, 

Jr., SRA 

Address: 

_5250-E Northland Dr NE, Grand Rapids, MI 49525 

APPRAISER'S CERTIFICATION 

| certify that, to the best of my knowledge and belief: 

- The statements of fact contained in this report are true and correct. 

- The credibility of this report, for the stated use by the stated user(s), of the reported analyses, opinions, and conclusions are limited only by 

the roportzd assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and 

conclusions. 

-1 bod no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties 

involved. 

- Unless otherwise indicated, 

| have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject 

of this report within the three-year period immediately preceding acceptance of this assignment. 

- 

| have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 

- My engagement in this assignment was not contingent upon developing or reporting predetermined results. 

- My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction 

in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a 

subsequent event directly related to the intended use of this appraisal. 

- My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of 

Professional Appraisal Practice that were in effect at the time this report was prepared. 

- 

| did not base, either partially or completely, my analysis and/or the opinion of value in the appraisal report on the race, color, religion, 

sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property, or of the present 

owners or occupants of the properties in the vicinity of the subject property. 

- Unless otherwise indicated, 

| have made a personal inspection of the property that is the subject of this report. 

- Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification. 

Additional Certifications: 

DEFINITION OF MARKET VALUE *: 

Market value means the most probable price which a property should bring in a competitive and open market under all conditions requisite to a 

fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. 

Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions 

whereby: 

1. Buyer and seller are typically motivated; 

2. Both parties are well informed or well advised and acting in what they consider their own best interests; 

3. A reasonable time is allowed for exposure in the open market; 

4, Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and 

5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions 

granted by anyone associated with the sale. 

* This definition is from regulations published by federal regulatory agencies pursuant to Title XI of the Financial Institutions 

Reform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 5, 1990, and August 24, 1990, by the Federal Reserve System 

(FRS), National Credit Union Administration (NCUA), Federal Deposit Insurance Corporation (FDIC), the Office of Thrift Supervision (OTS), 

and the Office of Comptroller of the Currency (OCC). This definition is also referenced in regulations jointly published by the OCC, OTS, 

FRS, and FDIC on June 7, 1994, and in the Interagency Appraisal and Evaluation Guidelines, dated October 27, 1994. 

Client Contact: 

~~ Christi Blum 

Client Name: 

Christine Blum 

E-Mail:_christine@bloomsluggett.com 

Address: 

161 Ottawa Ave NW, Ste 400, Grand Rapids, 

MI 49503 

APPRAISER 

SUPERVISORY APPRAISER (if required)

Page 

# 34 of 38 

Main File No. 20725 

MTT Dkt# 23-003074 

- R-1 

Soils Map 

- Page 

1 

£10 | abed 

Y20TITHY 

8 

& 

§ 

z 

pry 

foming pos anyesadoo) euoneN 

901A19§ UOREAIESUOD 

Koning ios gem. 

seainosey [eanjeN 

VBSOM NST UZ WLM "SH 96P3 PESO 1SSIPUIRIOD 

BUD) Joes 

Ga suospafad 

dep 

6 

2) 

oo 

[Hy 

0 

oe 

oe 

wo 

© 

[J] 

Pus (L5'8X,, TT) despueyy Uo paar 

J 0SS'ET 335 Se 

(MN "PROX BUN £ 0921) 

eB Aunog 1s)—dep 1g

Page 

# 35 of 

38 

Main File No. 20725 

MTT Dkt# 23-003074 

- R-1 

Soils Map 

- Page 2 

€ Jog abed 

yZozELlY 

Aaning [10S oANeIedo0D [RUOEN 

foning jos GoM 

a3jAleS UOPEAIESUOD 

s00In0SaY [emEN 

Juspine oq Aew sauepunoq jun dew Jo Bupyiys 

Jou BwoS NSa) 

© Sy “Sew asay) uo pakeldsip AlaBew) 

PUN0IBIEq BU} LICY SI9YIP Aigeqaid pazyBip pue pejiduiod 

iam saul [0S BU) YDIYM UO dew 35eq Jayjo Jo 01oudoyHo ByL 

9102 

‘61 des—110Z ‘7 00 

 ‘peydesBojoud aim sebew| feuse (s)aied 

10612] J0 000'0: 1 

sajeos dew Joy (moje aoeds se) pajege] Je syun dew jog 

£202 ‘62 Bn ‘gz voision 

tele ealy Kean 

UeBluoIN ‘AunoD judy Bal KOAINS 10S 

“mojeq pais] (s)o1Ep UOII2A Bf Jo 

se elep payed SOUN-VASN aU) Woy pojesaush st jonpoud sil. 

“peAnbe. GE Bale JO 2OULIS|P JO SUOHEINOIED BjeInooe 

asou 1 peSN 99 Pinoys ‘oRoAfoId D1U0D Ease-ENbS SISA 

au se ons “ease sanesaid jeu) uogoaloid y "ease pue souEISIP 

suoisip nq adeys pug uofaaup seraseld Loy uooafoid 

10je0sBN GOAN BU} UO Paseq aie ASAIN [0S GoM aul Woy sde 

(258€:99d3) Jojo apm 

‘WaISAS SjeuipJoo) 

“TN ASKIN [10S GAM 

S0/AIGS UORBAIDSUOD S301n0SaY [eineN dB JO 20N0S 

“SjuewaINsEOW 

dew Joy 398Ys dew yoea uo a[eds Jeq ay) Uo Ales esesld 

“9jeds 

poliejep 210W © JE UMOLS Uaaq aAzy pinod Jey) silos Bupsesucs 

10 SERIE [JEWS SU MOUS jou Op Sdew ay “juawaderd auj 

108 Jo oeinooe pue Buiddeus jo |1€1ap au} Jo BUPUEISIEpUNSIW 

‘asnes ueo Buiddew Jo seas ay) puoAeq sdew jo uewabielu 

“a[e0s SI} 18 Pye aq jou Aews de 10S Buiwem 

008'GLL 

1e peddew a1oM [OV JNOA asudwiod Jey) SABAINS 10S YL 

NOILYIWHOANI dVIN 

wdsopos 

disses 

& 

oops 

© 

10ds popos Ajasenss 

= 

10dg Apues 

+1 

wdseups 

+ 

dosonopoy 

sowed 

GQ 

Joep snoeuereasyy 

© 

fueng osu 

Aydeiboloud letey. 

TR 

duns oye 

TF 

pumoiorg 

merry 

TY 

speoy eo] 

weve] 

[1] 

speoy Jofen 

ods Arey 

senoy Sn 

Lae 

dione 

58 

SKemuBIH eeissolul 

Lad 

vopssaidog pasay 

sey 

ods hero 

BE 

uogmodsues] 

samy 

[8 

S[eUED) PUE SWeens 

Ps 

sonjeay mem 

oso, 

4 

SIME Wiod [efads 

seinen our] fepads 

- 

a 

swedwndenos 

0 

ogo 

© 

sau] pun dep 1S. 

” 

odsiem 

54 

4 

oO 

suobApd wun 

dew 195 

10ds hui ion 

BF 

sos 

wish 

§ 

(lov) sesemijoray 

| 

earypods 

BE 

(10) 1sas9)ul 

jo vary. 

anN=9o3a1 dviN 

(MN ‘PEO BIN £ 0pLL) 

eBoy Aunod juay—dew los

Soils Map - Page 3 

MTT DKt# 23-003074 

- R-1 

Soil Map—Kent County, Michigan 

1740 7 Mile Road, NW 

Map Unit Legend 

Map Unit Symbol 

Map Unit Name 

Acres In AO! 

Percent of AOI 

368 

Filer loam, 2 to 6 percent 

215 

44.8% 

slopes 

36C 

Filer loam, 6 to 12 percent 

6.1 

12.8% 

slopes 

| 

36D 

Filer loam, 12 to 18 percent 

05 

11% 

slopes 

| 

378 

Capac loam, Lake Michigan 

18.0 

37.5% 

lobe, 0 to 4 percent slopes 

38 

Parkhill loam, non dense till 

18 

3.8% 

subsoll, 0 to 2 percent 

slopes 

{Totals for Area of Interest 

47.9 

100.0%

License 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MTT Dkt# 23-003074 

- R-1 

BUREAU OF PROFESSIONAL LICENSING 

P.O. BOX 30670 

LANSING, MI 48909 

JAMES 

A 

VAN STENSEL. 

JR 

5250 

E NORTHLAND 

DR 

NE 

GRAND RAPIDS. 

MI 

49525 

GRETCHEN WHITHER 

GovERHoR 

STATE OF NICHIGAN 

- DCRARTAENT OF LICENSING AND REGULATORY APFAXRS 

BUREAU OF PROFESSIONAL LICENSING 

CERTIFIED GENERAL REAL ESTATE APPRAISER 

LICENSE 

JAMES 

A 

VAN STENSEL. 

JR 

LICENSE No. 

EXPIRATION DATE 

1205000L39 

07/31/202k 

24136100523 

COMPLAINT INFORMATION: 

THE ISSUANCE OF THIS LICENSE SHOULD NOT BE CONSTRUED 

AS A WAIVER, DISMISSAL OR ACQUIESCENCE TO ANY 

COMPLAINTS OR VIOLATIONS PENDING AGAINST THE 

LICENSEE, ITS AGENTS OR EMPLOYEES. 

FUTURE CONTACTS: 

YOU SHOULD DIRECT INQUIRIES REGARDING THIS LICENSE OR 

ADDRESS CHANGES TO THE DEPARTMENT OF LICENSING AND 

REGULATORY AFFAIRS BY EMAILING BPLHELP@MICHIGAN.GOV 

OR CALL (517) 241-0199 

STATE 

OF 

MICHIGAN 

DEPARTMENT 

OF LICENSING 

AND REGULATORY AFFAIRS 

BUREAU 

OF PROFESSIONAL LICENSING 

CERTIFIED GENERAL 

REAL 

ESTATE APPRAISER 

LICENSE 

JAMES 

A 

VAN STENSEL. 

JR

License 

MTT Dkt# 23-003074 

- R-1 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

BUREAU OF PROFESSIONAL LICENSING 

P.O. BOX 30670 

LANSING, MI 48909 

STATE OF MICHIGAN ~ DEPARTHENT OF LICENSING AND REGULATORY AFFAIRS 

BUREAU 

OF PROFESSIONAL LICENSING 

CERTIFIED RESIDENTIAL REAL ESTATE APPRAISER 

LICENSE 

DAVID CHARLES VAN STENSEL 

LICENSE No. 

EXPIRATION DATE 

1204000981 

07/31/2025 

23200130707 

DAVID CHARLES 

VAN STENSEL 

COMPLAINT INFORMATION: 

5350 NORTHLAND 

DR 

NE 

‘THE ISSUANCE OF THIS LICENSE SHOULD NOT BE CONSTRUED 

STE 

E 

AS AWAIVER, DISMISSAL OR ACQUIESCENCE 

TO ANY 

COMPLAINTS OR VIOLATIONS PENDING AGAINST THE 

GRAND RAPIDS. 

MI 49525 

LICENSEE, 

ITS AGENTS OR EMPLOYEES. 

FUTURE CONTACTS: 

YOU SHOULD DIRECT INQUIRIES REGARDING THIS LICENSE OR 

ADDRESS CHANGES TO THE DEPARTMENT OF LICENSING AND 

REGULATORY AFFAIRS BY EMAILING BPLHELP@MICHIGAN.GOV 

OR CALL (517) 241-0199 

GRETCHEN WHITRER 

GOVERNOR 

STATE 

OF MICHIGAN 

DEPARTMENT 

OF LICENSING AND REGULATORY AFFAIRS 

BUREAU 

OF PROFESSIONAL LICENSING 

CERTIFIED RESIDENTIAL REAL ESTATE APPRAISER LICENSE 

DAVID CHARLES 

VAN STENSEL

nT 

jew 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Wayne W Gagnon Trust, 

MICHIGAN TAX TRIBUNAL 

Petitioner, 

SMALL CLAIMS DIVISION 

MTT Docket No. 23-003074 

v 

Case Type: Valuation 

Alpine Township, 

Presiding Judge 

Respondent. 

Joshua M. Wease 

ORDER GRANTING PETITIONER'S MOTION FOR IMMEDIATE CONSIDERATION 

ORDER DENYING PETITIONER'S MOTION TO AMEND TO ADD 

SUBSEQUENT TAX YEARS 

ORDER GRANTING RESPONDENT'S MOTION FOR IMMEDIATE CONSIDERATION 

ORDER DENYING RESPONDENT'S MOTION TO STRIKE 

FINAL OPINION AND JUDGMENT 

Location of Hearing: 

Telephonic 

Hearing Held on: 

May 13, 2025 

Appearances on Behalf of Petitioner: 

Margo Gagnon 

Appearances on Behalf of Respondent: 

Toby Koenig, Julie Bulerski, 

Jim Van Stensel, Jr., and Greg Madura 

SUMMARY OF JUDGMENT 

The subject property’s true cash value (TCV), state equalized value (SEV), and taxable 

value (TV), for the tax year at issue, shall be as follows: 

Parcel Number: 41-09-22-200-049 

Year 

TCV 

SEV 

Tv 

2023 

$1,327,100 

$663,550 

$617,500

MTT Docket No. 23-003074 

Page 2 of 12 

Petitioner filed a petition with the Tribunal on July 24, 2023, in the Entire Tribunal 

Division. Respondent filed an answer on October 27, 2023. On April 16, 2025, this 

case was transferred to the Small Claims Division. 

Petitioner filed an Amended Petition 

on April 22, 2025. Respondent filed an Amended Answer April 29, 2025. 

The amount of SEV or TV in dispute, as set forth in the pleadings, for all tax years at 

issue is within the jurisdictional limits of the Small Claims Division. 

ISSUES AND APPLICABLE LAW 

The issues in this matter are: 

1. Whether the subject property is assessed in excess of 50% of its TCV. 

“The petitioner has the burden of proof in establishing the true cash value of the 

property.” 

The assessment of real property in Michigan shall not exceed 50% of its TCV.3 “True 

cash value” means “the usual selling price 

. 

. 

. ."* “True cash value” means “fair market 

value.” 

The Tribunal is required to make an independent determination of TCV.® “[T]he tribunal 

is not bound to accept either of the parties’ theories of valuation. 

It may accept one 

theory and reject the other, 

it may reject both theories, or it may utilize a combination of 

both in arriving at its determination.” 

The Tribunal is required to select the valuation methodology that is accurate and bears 

a reasonable relationship to the property's TCV.8 

2. Whether the TV exceeds the amount provided by MCL 211.27a. 

MCL 211.27a provides that a property's TV is the lesser of the property's SEV or 

capped TV, and a property's capped TV is, absent a transfer of ownership, determined 

mathematically by taking into consideration the prior tax year's TV, statutory losses, the 

lesser of the rate of inflation or 5%, and statutory additions, including omitted property 

(i.e., property not previously assessed).

MTT Docket No. 23-003074 

Page 3 of 12 

Pursuant to R 792.10133, after hearing, the Tribunal must issue a final decision in 

writing. Additionally, “[a] written final decision shall include separate sections entitled 

“findings of fact” and “conclusions of law.” Findings of fact “shall include a concise 

statement of the underlying supporting facts” that are “based exclusively on the 

evidence.” Consequently, the Tribunal has not addressed every piece of evidence or 

every inference that might lead to a conflicting conclusion and has rejected evidence 

contrary to its findings. Furthermore, “[e]ach conclusion of law shall be supported by 

authority or reasoned opinion.”"" Accordingly, the Tribunal will outline the summary of 

evidence, findings of facts, and conclusions of law, before ultimately rendering 

judgment. 

SUMMARY OF EVIDENCE 

A. Petitioner's Evidence 

Petitioner's contentions of TCV, SEV and TV: 

Parcel Number: 41-09-22-200-049 

Year 

TCV 

SEV 

TV 

2023 

$1,235,000 

$617,500 

$617,500 

The exhibits offered by Petitioner may be viewed on lines 1, 19-26, 30-32, and 

48-51 of the docket maintained in this case.’ No exhibits were excluded from 

evidence. 

Based on the pleadings, admitted exhibits, and sworn testimony, Petitioner 

contends that the subject property is not properly assessed. 

Petitioner relies on an 

appraisal drafted by John A. Meyer. 

Petitioner does not agree that the subject should 

increase at a constant rate, which implicates the validity of Respondent's economic 

condition factor (ECF) study because lower value homes would inflate the value of the 

subject property. 

Next, Petitioner questions whether Respondent allows private sales 

as indications of value or not. Additionally, Petitioner questions what the value is of the 

48 acres of land. 

Petitioner went to the BOR and argued that the subject property is 

overbuilt as compared to other properties in the township. The subject is a 7,000 SF, 

Class A home on a busy road that is surrounded by Class C homes. 

Yet, the 

assessment is based on a subdivision and private drive homes, located more than four 

miles from the subject. 

Petitioner states that the 48 acres cannot be split due to zoning 

restrictions. 

However, the land is valued as if it is 2-3 acres in size in a subdivision. 

The 2023 BOR rejected Petitioner's sales because the BOR stated that they do not

MTT Docket No. 23-003074 

Page 4 of 12 

the value of the home at $900,000. 

Petitioner states that as a rock thrown in the air, 

home values can only increase slowly or not at all as it reaches its apex. 

Petitioner admits that there is a sauna on the property, but they do not use it. 

Petitioner states there are two problems with Mr. Van Stensel’s land value, which are 

found on page 4. 

First, there are four vacant land sales, but only one (2633 8 Mile 

Road) was listed on the MLS. The other three are private sales and the other two were 

listed for development. The second sale (4055 Hendershot) was bought by a 

corporation that owns adjacent land. The last sale (5530 Peach Ridge Ave) was an 

allocated sale that was listed as “do not use” on the BSA database. 

Petitioner argues 

that these sales invalidate his appraisal. Only the first sale is credible and yields a 

value of $348,000 land value. Adding that to his home value would yield a total value of 

$1,248,000. 

Petitioner also points to two data input errors that inflate. Comparable Sale No. 2 

is two parcels, which has a 40-acre agricultural parcel and a 17-acre residential parcel, 

which amounts to 57 acres rather than 57.4 acres. 

It is also much newer at five years 

old rather than 22 years old. Respondent's sale number 

4 

is a 28-acre parcel, not 15 

acres. The property was listed at 15 acres, but then 13 acres were added to the sale. 

Petitioner's representative stated that this is the best comparable of all the sales. 

B. Respondent's Evidence 

The property's TCV, SEV and TV, as confirmed by the BOR, for the tax year(s) at issue: 

Parcel Number: 41-09-22-200-049 

Year 

TCV 

SEV 

TV 

2023 

$1,395,400 

$697,700 

$692,440 

Respondent's revised contentions of TCV, SEV and TV: 

Parcel Number: 41-09-22-200-049 

Year 

TCV 

SEV 

TV 

2023 

$1,330,000 

$665,000 

$617,500 

The exhibits offered by Respondent may be viewed on lines 7, 17-18, and 52-53 

of the docket maintained in this case.’® 

No exhibits were excluded from evidence. 

Based on the pleadings, admitted exhibits, and sworn testimony, Respondent

MTT Docket No. 23-003074 

Page 5 of 12 

aware of the building being built in 2017, which impacted his overall adjusted sale price, 

but did not impact the overall opinion of value. 

Further, Mr. Van Stensel selected properties that are more comparable to the 

subject than Petitioner's appraiser selected. 

Mr. Van Stensel's sales average 22 acres, 

whereas Mr. Meyer's averages 11 acres. 

Mr. Van Stensel’s adjustments are reliable 

and supported by his land sales — which he provides in a report as compared to Mr. 

Meyer, who did not support his site adjustments. 

Mr. Van Stensel relies on a 

quantitative approach which is well-reasoned and concludes to a value of $1,330,000. 

Petitioner's valuation report is not reliable or persuasive. 

Mr. Meyer's submitted a copy 

of his license that had expired on July 31, 2022, but his signature stated his license 

expires on July 31, 2024. On page 

1 of his report, Mr. Meyer concluded that the cost of 

the outbuilding would not be fully recovered in the market due to “functional 

obsolescence-superadequacy,” but provides no support or explanation for this 

conclusion. 

Next, Respondent argues that Mr. Meyer's sales are less reliable. The 

sales average 11 acres, which is considerably different than the subject, which sits on 

48 acres. Comparable Sale No. 2 in Marne, occurred after tax day and had no 

adjustment for time. Third, Mr. Meyer's adjustments are unreliable and inconsistent. 

For instance, Comparable Sale No. 

1 has a “view” adjustment for $50,000 but does not 

account for the site difference of almost 38 acres. The same is true for Comparable 

Sale Nos. 4 and 5, where the view adjustments are not internally consistent and not 

explained. Comparable Sale No. 6 also has no adjustments for various features of the 

out-buildings. 

Mr. Meyer then weighed the sales, which came to 99.9% rather than 

100%. However, there is no rationale for each of the weights, which are calculated to a 

tenth of a percent. The most weight should be on Comparable Sale No. 4. That sale is 

the closest to the subject and both appraisers relied on this sale and adjusted 

it to the 

same amount. 

Finally, Respondent states that exhibits and arguments advanced by 

Petitioner that amount to hundreds of pages are red herrings and the appraisal is the 

most relevant information. 

FINDINGS OF FACT 

The following facts were proven by a preponderance of the evidence: 

1. 

The subject property is located at 1740 7 Mile Rd., N.W., Comstock, in Kent 

County. 

2. 

The subject property is classified as residential improved. 

3. 

Petitioner submitted a valuation disclosure drafted by John A. Meyer, SRA, GAA, 

which valued the property as of December 31, 2022." He applied the sales 

comparison approach and concluded to a value of $1,235,000. 

Mr. Meyer

MTT Docket No. 23-003074 

Page 6 of 12 

c. 

12 Cranberry Lake Crt., Conklin, MI (Sale 3), which sold on March 18, 

2022, for $945,000. The appraiser adjusted the sale price to $1,331,900. 

d. 

835 Indian Lakes Road, Sparta, Ml (Sale 4), which sold on October 11, 

2022, for $975,000. The appraiser adjusted the sale price to $1,327,100. 

e. 

6001 Stage Ave., N.W., Grand Rapids, MI (Sale 5), which sold on May 17, 

2022, for $1,000,000. The appraiser adjusted the sale price to 

$1,285,000. 

f. 

14011 

— 48th Ave., Coopersville, MI (Sale 6), for $1,140,000. The 

appraiser adjusted the sale price to $1,209,800. 

4. 

Respondent submitted a valuation disclosure drafted by Jim Van Stensel, Jr., 

SRA, which valued the property as of December 31, 2022. 

He applied the sales 

comparison approach and concluded to a value of $1,330,000. 

Mr. Van Stensel 

considered the following five sales. 

a. 

835 Indian Lakes Road NE, Sparta, MI (Sale 1), which sold on October 

11, 2022, for $975,000. The appraiser adjusted the sale price to 

$1,327,100. 

b. 

10370 State Rd., Nunica, MI (Sale 2), which sold on January 3, 2023, for 

$1,200,000. The appraiser adjusted the sale price to $1,363,000. 

c. 

2807 8th Ave., S.W., Byron Center, MI (Sale 3), which sold on June 17, 

2022 for $1,250,000. The appraiser adjusted the sale price to $1,354,600. 

d. 

14011 — 48th Ave., Coopersville, MI (Sale 4), which sold on May 17, 2022, 

for $1,140,000. The appraiser adjusted the sale price to $1,293,300. 

e. 

6001 Stage Ave., N.W., Grand Rapids, MI (Sale 5), which sold on May 17, 

2022, for $1,000,000. The appraiser adjusted the sale price to 

$1,321,600. 

CONCLUSIONS OF LAW 

As a preliminary matter, Petitioner filed a Motion for Immediate Consideration 

and a Motion to Amend to Add Subsequent Tax Years. The motions were discussed at 

the hearing. 

It was determined that the subsequent tax year was already under appeal 

under another docket number and it would not be appropriate to add that tax year to this 

case.'S Therefore, granting the motion for immediate consideration is warranted 

because of the impending hearing in this case. 

However, adding the subsequent tax 

year in this case is not appropriate and must be denied. 

Further, both the 2024 and 

2025 tax years are excluded from this appeal.'® 

Respondent filed a Motion to Strike Petitioner's Aprill 22, 2025 Exhibits and 

Motion for Immediate Consideration. 

In that motion, Respondent advanced several

MTT Docket No. 23-003074 

Page 7 of 12 

of the Tribunal’s Scheduling Order and all 29 pages should be stricken from 

the record and not admitted at the May 13, 2025 hearing. 

Moreover, in the exhibits, Petitioner, through its representative Ms. Margo 

Gagnon, attributes statements to Respondent's attorney that are not fully 

accurate, and she improperly references settlement negotiations between 

the parties which is not admissible under MRE 408. 

All of these documents 

must be stricken from the record and excluded from the hearing. 

While the Tribunal’s April 16, 2025 Scheduling Order specifically barred any new 

evidence, the exhibits that Petitioner submitted constitute legal arguments or otherwise 

comment on and discuss valuation evidence that has been previously submitted. 

Therefore, there is no good cause to exclude them from consideration. However, any 

statements regarding settlement are not admissible pursuant to MRE 408 and will not 

be considered. 

Further, any characterizations Petitioner has made about Respondent's 

attorney’s comments would be hearsay and are not admissible pursuant to MRE 802. 

Last, given the pendency of the hearing, there is justification for consideration of 

Respondent's Motion for Immediate Consideration. 

A proceeding before the Tax Tribunal is original, independent, and de novo.” 

The Tribunal's factual findings are to be supported by competent, material, and 

substantial evidence. 8 

Further, [i]t is the duty of the [T]ax [T]ribunal to select the approach which 

provides the most accurate valuation under the circumstances of the individual case.”"® 

In doing so, the Tribunal shall consider the three most common approaches to valuation 

- the capitalization of income approach, the sales comparison or market approach, and 

the cost-less-depreciation approach.?° 

Neither party raised any issue with respect to the highest and best use of the 

property by way of the testimony and evidence provided, and the Tribunal finds that 

there is no dispute that its highest and best use is continued use as residential 

improved. 

Both parties agreed that the cost approach was not appropriate because the 

subject is 19 years old and determining depreciation accurately would not be accurate. 

The parties also agree that the income approach was not applicable because it is an 

owner-occupied residential property and does not generate income. The Tribunal has 

considered the parties’ respective arguments and finds that the cost and income 

approaches are not good indicators for value for this case for the year at issue. 

All evidence submitted by both parties was considered in reaching a decision in

MTT Docket No. 23-003074 

Page 8 of 12 

and Judgment, the presiding judge has determined that this evidence shall be given no 

weight or credibility. Only evidence determined to have relevance in reaching a 

decision in this case is discussed below. 

While Petitioner's representative added her own analysis of land values and 

critique of Respondent's land study and land assessment, this is not as persuasive as 

the appraisal by Mr. Meyer. 

Her analysis does not adhere to generally accepted 

appraisal theory and does not provide persuasive evidence. 

Further, the land study 

was used to determine the land’s TCV under the mass appraisal cost approach, which 

is not the best evidence to determine the value of the subject property for the year at 

issue. 

Petitioner's analysis of the assessments and record card scenarios are given no 

weight. 

Both parties submitted appraisals that relied on the sales comparison approach. 

“The sales comparison approach is most useful when a number of similar properties 

have recently been sold or are currently for sale in the subject property’s market.” 

Petitioner submitted an appraisal drafted by John A. Meyer, SRA, GAA, which valued 

the property as of December 31, 2022. 

He applied the sales comparison approach and 

concluded to a value of $1,235,000. 

He considered six sales. The selected sales took 

place within appropriate time consideration of the tax day at issue. 

Respondent submitted a valuation disclosure drafted by Jim Van Stensel, Jr., SRA, 

which valued the property as of December 31, 2022. 

He applied the sales comparison 

approach and concluded to a value of $1,330,000. 

He considered five sales. The 

selected sales took place within appropriate time consideration of the tax day at issue. 

Two key factors that are important in this case are the appraiser's selection of certain 

sales and their respective analysis of the land variable. 

An important comparison between the two appraisals is that they share three 

sales in common. These sales are the most compelling and persuasive evidence given 

that they were selected independently by the two appraisers. 

Mr. Meyers adjusted 

sales prices for these three sales range between $1,209,800 and $1,327,100. Whereas 

Mr. Van Stensel's adjusted sale prices range between $1,293,300 and $1,327,100. 

This demonstrates a close range of values with considerable overlap between the 

appraisers. 

Property and Sale Date 

Sale Price 

Mr. Meyer's Adj 

| Mr. Van Stensel’s 

Sale Price 

Adj. Sale Price 

6001 Stage Ave., N.W.,, 

$1,000,000 

| $1,285,000 

$1,321,600 

Grand Rapids 

May 17, 2022

MTT Docket No. 23-003074 

Page 9 of 12 

835 Indian Lakes Road, 

$975,000 

$1,327,100 

$1,327,100 

Sparta 

October 11, 2022 

The most striking factor is that both appraisers selected 835 Indian Lakes Road, Sparta, 

which sold on October 11, 2022, for $975,000. This is a key comparable sale because 

both parties’ respective appraisers independently adjusted the sale price to $1,327,100. 

This sale also took place the closest to the Tax Day at issue. The appraisers made the 

same amount of adjustments for age and square footage. Their adjustments for site, 

rooms, garage, outbuildings, and pool differed, but within an acceptable margin of each 

other to be credible and supportable. However, the same cannot be said for the site 

variable. 

Land Value Adjustments 

Both parties focused on the value of the land/site at the hearing. 

In the sales 

comparison approach, it is generally accepted that analyzing land values provides 

valuable information on how to adjust the sale prices of comparable sales to account for 

differences in size and quality of the sites. 

In adjusting for Location/Site/View, Mr. Meyer stated, “Subject site value is 

estimated through an analysis of sales and listings in the general area of the subject as 

well as the land residual technique for estimating land value.”?? Mr. Meyer did not 

provide any further details about the sales “in the general area” that were considered. 

Nor did Mr. Meyer further explain how he calculated his residual land values. 

Therefore, there is no explanation or credible support for Mr. Meyer's widely varying 

land adjustments that ranged between $3,487/ac and $68,966/ac. 

7200 Roguewood Dr. 

10.57 ac 

$50,000 

$4,730/ac 

1905 Marne Estates Dr. 

6.76 ac 

$150,000 

$22,189/ac 

12 Cranberry Lake Crt. 

2.61 ac 

$180,000 

$68,966/ac 

835 Indian Lakes Road 

14.83 ac 

$200,000 

$13,486/ac 

6001 Stage Ave., NW 

5.35ac 

$190,000 

$35,514/ac 

14011 

- 48th Ave. 

28.68 ac 

$100,000 

$3,487/ac 

In comparison, Mr. Van Stensel considered four land sales and better supported 

his site adjustments.2® At the hearing, Petitioner attempted to discredit Mr. Van 

Stensel’s land sales, however, they did not provide any documentation that supported 

their characterization beyond self-serving testimony. The Tribunal finds that Mr. Van

MTT Docket No. 23-003074 

Page 10 of 12 

Reconciliation 

The appraisers’ reconciliation of value was approximately $95,000 apart. 

However, the Tribunal finds Mr. Van Stensel's appraisal more credible and persuasive 

he provided the four land sales that he considered when making his site adjustments. 

Given that there is a considerable amount of land at issue in this case, that analysis 

bolstered the credibility of Mr. Van Stensel’s appraisal. 

Further, Mr. Meyer's 

reconciliation to the nearest tenth of a percent was not explained and therefore, far less 

credible. The Tribunal finds Mr. Van Stensel’s analysis and value conclusions of his 

comparable sales more credible and places the most weight on the 835 Indian Lakes 

Road sale and finds that the TCV for the subject for the tax year at issue is $1,327,100. 

JUDGMENT 

IT IS ORDERED that Petitioner's Motion for Immediate Consideration is GRANTED. 

IT IS FURTHER ORDERED that Petitioner's Motion to Amend to Add Subsequent Tax 

Years is DENIED. 

IT IS FURTHER ORDERED that Respondent's Motion for Inmediate Consideration is 

GRANTED. 

IT IS FURTHER ORDERED that Respondent's Motion to Strike is DENIED. 

IT IS FURTHER ORDERED that the property’s SEV and TV for the tax year at issue 

shall be as set forth in the Summary of Judgment section of this Final Opinion and 

Judgment. 

IT IS FURTHER ORDERED that the officer charged with maintaining the assessment 

rolls for the tax year(s) at issue shall correct or cause the assessment rolls to be 

corrected to reflect the property’s TCV and TV within 20 days of entry of this Final 

Opinion and Judgment, subject to the processes of equalization.?* To the extent that 

the final level of assessment for a given year has not yet been determined and 

published, the assessment rolls shall be corrected once the final level is published or 

becomes known. 

IT IS FURTHER ORDERED that the officer charged with collecting or refunding the 

affected taxes shall collect taxes and any applicable interest or issue a refund within 28 

days of entry of this Final Opinion and Judgment. 

If a refund is warranted, it shall

MTT Docket No. 23-003074 

Page 11 of 12 

sum determined by the Tribunal to have been underpaid shall not bear interest for any 

time period prior to 28 days after the issuance of this Final Opinion and Judgment. 

Pursuant to MCL 205.737, interest shall accrue (i) after December 31, 2013, through 

June 30, 2016, at the rate of 4.25%, (ii) after June 30, 2016, through December 31, 

20186, at the rate of 4.40%, (iii) after December 31, 2016, through June 30, 2017, at the 

rate of 4.50%, (iv) after June 30, 2017, through December 31, 2017, at the rate of 

4.70%, (v) after December 31, 2017, through June 30, 2018, at the rate of 5.15%, (vi) 

after June 30, 2018, through December 31, 2018, at the rate of 5.41%, (vii) after 

December 31, 2018, through June 30, 2019, at the rate of 5.9%, (viii) after June 30, 

2019, through December 31, 2019, at the rate of 6.39%, (ix) after December 31, 2019, 

through June 30, 2020, at the rate of 6.40%, (x) after June 30 2020, through December 

31, 2020, at the rate of 5.63%, (xi) after December 31, 2020, through June 30, 2022, at 

the rate of 4.25%, (xii) after June 30, 2022, through December 31, 2022, at the rate of 

4.27%, (xiii) after December 31, 2022, through June 30, 2023, at the rate of 5.65%, (xiv) 

after June 30, 2023, through December 31, 2023, at the rate of 8.25%, (xv) after 

December 31, 2023, through June 30, 2024, at the rate of 9.30%, (xvi) after June 30, 

2024, through December 31, 2024, at the rate of 9.50%, (xvii) after December 31, 2024, 

through June 30, 2025, at the rate of 9.47%, and (xviii) after June 30, 2025, through 

December 31, 2025, at the rate of 8.66%. 

This Final Opinion and Judgment resolves all pending claims in this matter and closes 

this case. 

APPEAL RIGHTS 

If you disagree with the final decision in this case, you may file a motion for 

reconsideration with the Tribunal or a claim of appeal with the Michigan Court of 

Appeals. 

A motion for reconsideration must be filed with the Tribunal with the required filing fee 

within 21 days from the date of entry of the final decision. Because the final decision 

closes the case, the motion cannot be filed through the Tribunal's web-based e-filing 

system; it must be filed by mail or personal service. The fee for the filing of such 

motions is $50.00 in the Entire Tribunal and $25.00 in the Small Claims Division, unless 

the Small Claims decision relates to the valuation of property and the property had a 

principal residence exemption of at least 50% at the time the petition was filed or the 

decision relates to the grant or denial of a poverty or disabled veterans exemption and, 

if so, there is no filing fee. You are required to serve a copy of the motion on the 

opposing party by mail or personal service or by email if the opposing party agrees to

MTT Docket No. 23-003074 

Page 12 of 12 

by leave.” A copy of the claim of appeal must be filed with the Tribunal to certify the 

record on appeal. There is no certification fee. 

oll 

HM re— 

% 

Entered: October 14, 2025 

PROOF OF SERVICE 

| certify that a copy of the foregoing was sent on the entry date indicated above to the 

parties or their attorneys or authorized representatives, 

if any, utilizing either the mailing 

or email addresses on file, as provided by those parties, attorneys, or authorized 

representatives. 

By: Tribunal Clerk

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Wayne W Gagnon Trust, 

MICHIGAN TAX TRIBUNAL 

Petitioner, 

SMALL CLAIMS DIVISION 

v 

MTT Docket No. 23-003074 

Alpine Township, 

Presiding Judge 

Respondent. 

Patricia L. Halm 

ORDER GRANTING RESPONDENT'S MOTION FOR RECONSIDERATION 

CORRECTED FINAL OPINION AND JUDGMENT 

On October 24, 2025, Respondent filed a motion requesting that the Tribunal reconsider 

the Order Granting Petitioner's Motion for Inmediate Consideration, Order Denying 

Petitioner's Motion to Amend to Add Subsequent Tax Years, Order Granting 

Respondent's Motion for Immediate Consideration, Order Denying Respondent's Motion 

to Strike, and Final Opinion and Judgement (hereinafter “FOJ”) entered in this case on 

October 14, 2025. 

In the motion, Respondent states that the FOJ contains an incorrect 

taxable value (TV) because Respondent's TV contention was not $617,500. 

Respondent has always maintained that the TV should be the same as the property’s 

state equalized value (SEV). The FOJ determined that Respondent's valuation 

evidence was more credible and persuasive than the evidence that was submitted by 

Petitioner. 

In this case, there were no issues regarding an uncapping, and Respondent 

argues that the TV should be the same as the property’s SEV. Respondent notes that 

the TV is inconsistent with the findings of fact, conclusions of law, true cash value 

(TCV), and SEV adopted in the FOJ. 

The Tribunal has considered the motion and the case file and finds that it erred in the 

entry of the FOJ. 

Specifically, the FOJ provided that “[t]he Tribunal finds Mr. Van 

Stensel’s analysis and value conclusions of his comparable sales more credible and 

places the most weight on the 835 Indian Lakes Road sale and finds that the TCV for 

the subject for the tax year at issue is $1,327,100.” As Respondent states, there was 

no transfer of ownership that would trigger an uncapping, and there was no testimony 

about any additions, loss or losses recognized for the 2023 tax year. 

Further, as 

Respondent stated, Respondent's revised TV contention listed on page 4 of the FOJ

MTT Docket No. 23-003074 

Page 2 of 3 

IT IS ORDERED that Respondent's Motion for Reconsideration is GRANTED. 

IT IS FURTHER ORDERED that page 4 of the FOJ is CORRECTED to indicate that 

Respondent's revised TV contention is $665,000. 

IT IS FURTHER ORDERED that the property’s TCV, SEV, and TV, as established by 

the Board of Review for the tax year at issue, are as follows: 

Parcel Number: 41-09-22-200-049 

Year 

TCV 

SEV 

TV 

2023 

$1,395,400 

$697,700 

$692,440 

The property's final TCV, SEV, and TV, for the tax year at issue, are as follows: 

Parcel Number: 41-09-22-200-049 

Year 

TCV 

SEV 

TV 

2023 

$1,327,100 

$663,550 

$663,550 

IT IS FURTHER ORDERED that the officer charged with maintaining the assessment 

rolls for the tax year at issue shall correct or cause the assessment rolls to be corrected 

to reflect the property’s true cash and taxable values as provided in this Corrected Final 

Opinion and Judgment within 20 days of entry of this Corrected Final Opinion and 

Judgment, subject to the processes of equalization.? To the extent that the final level of 

assessment for a given year has not yet been determined and published, the 

assessment rolls shall be corrected once the final level is published or becomes known. 

IT IS FURTHER ORDERED that the officer charged with collecting or refunding the 

affected taxes shall collect taxes and any applicable interest or issue a refund within 28 

days of entry of this Final Opinion and Judgment. If a refund is warranted, 

it shall 

include a proportionate share of any property tax administration fees paid and penalty 

and interest paid on delinquent taxes. The refund shall also separately indicate the 

amount of the taxes, fees, penalties, and interest being refunded. A sum determined by 

the Tribunal to have been unlawfully paid shall bear interest from the date of payment to 

the date of judgment, and the judgment shall bear interest to the date of its payment. A 

sum determined by the Tribunal to have been underpaid shall not bear interest for any 

time period prior to 28 days after the issuance of this Final Opinion and Judgment. 

Pursuant to MCL 205.737, interest shall accrue (i) after December 31, 2020, through 

June 30, 2022, at the rate of 4.25%, (ii) after June 30, 2022, through December 31, 

2022, at the rate of 4.27%, (iii) after December 31, 2022, through June 30, 2023, at the

MTT Docket No. 23-003074 

Page 3 of 3 

This Corrected Final Opinion and Judgment resolves the last pending claim and closes 

this case. 

APPEAL RIGHTS 

If you disagree with the final decision in this case, you may file a claim of appeal with 

the Michigan Court of Appeals. 

If the claim is filed within 21 days of the entry of the final 

decision, it is an “appeal of right.” 

If the claim is filed more than 21 days after the entry 

of the final decision, 

it is an “appeal by leave.” A copy of the claim of appeal must be 

filed with the Tribunal to certify the record on appeal. There is no certification fee. 

) 

_o 

Entered: December 3, 2025 

By alticin ov 

TAC 

smm/gc 

PROOF OF SERVICE 

| certify that a copy of the foregoing was sent on the entry date indicated above to the 

parties or their attorneys or authorized representatives, if any, utilizing either the mailing 

or email addresses on file, as provided by those parties, attorneys, or authorized 

representatives. 

By: Tribunal Clerk

HOUSE AT 1740 7 MILE RD NW

AG BLDG #1- EQUIPMENT SHOP 

WITH 1-SL AREA (RES BLDG #2)

MN dd 3TIN £ oFLL 

6%¥0-00¢-0¢-60-1¥

2024 ASSESSMENT NOTICE 

hegan Deparment of Trassuy, 

THIS 

IS NOT A TAX BILL 

L-4400 

Notice of Assessment, Taxable Valuation, and Property Classification 

This form is issued under the authority of P.A. 206 of 1893, Sec. 211.24 (c) and Sec.211.34c, as amended. This is a model assessment notice to be used by the local assessor. 

FROM: A| PINE TOWNSHIP 

PARCEL IDENTIFICATION 

JULIE BULERSKI, ASSESSOR 

. 

5255 ALPINE AVE NW 

PARCEL NUMBER: 

41-09-22-200-049 

COMSTOCK PARK MI 49321 

PROPERTY ADDRESS: 

1740 7 MILE RD NW 

COMSTOCK PARK, MI 49321 

OWNER'S NAME & ADDRESS/PE| 

N 

RSON NAMED ON ASSESSMENT ROLL 

PRINCIPAL RESIDENCE EXEMPTION 

GAGNON WAYNE W 

% Exempt As "Homeowners Principal Residence": 

100.00% 

WAYNE W GAGNON TRUST 

— 

. 

o 

PO BOX 565 

% Exempt As 

"Qualified Agricultural Property": 

00% 

BELMONT MI 49306 

% Exempt As "MBT Industrial Personal": 

00% 

% Exempt As "MBT Commercial Personal”: 

00% 

Exempt As "Qualified Forest Property": 

O Yes 

[X] 

No 

Exempt As "Development Property": 

[1] Yes 

No 

LEGAL DESCRIPTION: 

PART NE 1/4 COM 861.71 FT S 0D 43M 51S W ALONG E SEC LINE & 530.69 FT S 64D 47M 05S W FROM NE COR OF SEC THN 

0D 43M 518 E 792.90 FT TO A PT 264.0 FT S FROM S LINE OF 7 MILE RD /100 FEET WIDE/ TH 87D 41M 40S W 302.25 FT TH N 2D 

18M 20S E 264.0 FT TO S LINE OF SD 7 MILE RD TH WLY ALONG SD S LINE TO A PT 208.71 FT E FROM NW COR OF NE 1/4 NE 

ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 

401 

(RESIDENTIAL-IMPROVED) 

PRIOR YEAR'S CLASSIFICATION: 

401 

(RESIDENTIAL-IMPROVED) 

The change in taxable value will increase/decrease your tax bill for the 2024 

PRIOR AMOUNT 

CREE AMOUNT 

CHANGE From 

year by approximately: 

$(61 6) 

YEAR: 

2023 

YEAR: 

2024 

CURRENT YEAR 

1. TAXABLE VALUE: 

692,440 

671,800 

-20,640 

2. ASSESSED VALUE: 

697,700 

671,800 

-25,900 

3. TENTATIVE EQUALIZATION FACTOR: 

1.000 

a 

4. STATE EQUALIZED VALUE (SEV): 

697,700 

671,800 

-25,900 

5. There WAS or WAS NOT a transfer of ownership on this property in2023 

WAS NOT 

6. Assessor Change Reason: 

Parcel Review, Market Adjustment 

The 2024 Inflation rate Multiplier is: 1.05 

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

Name: 

Phone: 

Email Address: 

JULIE BULERSKI 

(616)784-1262 

J.BULERSKI@ALPINETWP.ORG 

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

THE 2024 MARCH BOARD OF REVIEW WILL MEET ON:

8G 39Vd 

2€8€00-vC# LLIN 

xxxP993ueIENd JOU ING STRTTSI

S007 ‘8€9 

WOO0V ‘8€9 

00% ‘8€9 

006 ‘06% 

00S ‘LPT 

| 

1z02T 

" 

; 

S 

; 

T 

¥SIVYddVEY 

€T102/12/80 

94¥L jo Ajunod 

JL9Y 

“659 

002199 

l00L"6TS 

[005 

‘LPT 

2202, 

uETANEINT 1202/61/10 990-6007 

— Gee

D0F¥ ‘269 

WOOL ‘L69 

00L’L69 

10020SS 

00S ‘LFT 

€202| 

JILIDEASNI 

€20Z/ET/TIT 

€¥L 

S008°TL9 

W008 ‘TL9 

008°1L9 

100€'¥2s 

1005 “LyT 

pzoz| 

3IBUM 

usyM 

oum 

antes 

sy30 

MaTASY 

lente 

lente 

antes 

sTqexe] 

Teunqril 

|JO pIeog 

|pessassy 

|putpTTNg 

puet 

1e9) 

uteld pootd 

puetrism 

sutaey 

ONIQTINg AYOSSIIDY 

8% 

JuoIzIsiem 

X 

10€ 

¥ ILOONMISNOD :$00Z/T0/L0 PONSSI 

‘LL000p-50€d 3ITWISd I03 uoT3dTIOSIQ 3IOoM 

puod 

HSINIZ 

papoom 

MOIMEINI 9ATd SSEIOY 

:0202/ST/0T PenssI 

‘pp10-02dd 

3FTwIad 

103 uor3ldriossg HIoM | 

duremg 

| 

padeospueT 

| 

ubT 

L9Z'SL 

= 9nTeA Used 

sni1l 

sjuswsaoxdwul 

pueT Pa3ewrlsy 

Telol 

MOT 

|10 

S6 

T 

000 

dWI 

dNV¥T ¥43dNa 

S 

putTTO™ 

Io 

S6 

T 

0070 

ISEHI dd¥ ION 

Od 

M 

T9n9T 

3nTeA ysed 

PooY 

§ 

32TS 

33ey 

uot3draosaq 

| 

31S 

s3uswaaozduI pue 

350) 

Ted0T TeTIuUSpTSeY 

| 

Jo Auydezbodor 

do

SLT'89 

29 

S66S¢ 

€T°V 

butaeg 3reydsy 

:d/M/d | 

¥8¢ 

29 

87 

§S5°6 

9318I0U0D 

UTH 

/m/a 

| 

*STTIN punoabrspun 

I 

Z:1581 

29 

002 

GS8°6 

939I0U0D 

UTy 

:d/M/Q 

| 

S9T3TTTIN PIepuels 

v29’s 

56 

000% 

8v°1T 

‘Au0) ‘szeTyutads :butdeospuet | 

SIUOTT 3983S 

| enTeA Used 

poo 

§ 

°ZTS 

93ey 

uot3draosaqg 

| 

gan) 

sejewTysSy 3500 juswesoxdwl pueTd | 

seg 

| 

OTI3097TH| 

X 

| 

19MBS 

| 

966'v6C 

= enfeA puel 

"3sE [e3I0L 

S9I0Y TeIOL ST°8p 

‘3994 UOT TenIdY 0ZE 

TERM 

S WOM

| 

‘uoT3eTNOTed 9HesIde Tel03 Syl 

031 9INGTIIUOD 10U OP Jey] SSUTT 

SSJOUSP 

« 

ATEMIPTS 

MN 

7/T 

N 

7/1 

N d0 

TL°80T 

Id 

¥ 

WO¥d 

¥ 

I

ATM 

HL 

09 

¥ 

S0C 

dL8 

HL 

/

STS WEP 

0 

00T 

© 

S3I0Y 27°0 

MOY Q¥ ETEVI FIV 

TOMES WI03S 

WLP dp9

966/202 

00T 

0025 

S3I0Y £L°9% 

SENOV WEN HD HTEYI IVY 

oven 

Lonman XM STS WEP

0002S 

00T 

0002S 

S9I0W 00°T 

ELIS FWOH HO HTAVL HIVY 

Seow asta 

0 

x00T 

0 

000070 0000°T 

00° €8ZT00°0ZE 

L 

anTep 

uosesy 

°[(pyy 

eo3ey 

uyadeg 

23uoxzd 

vyadseg 

obejuoxd 

uotadTIosag 

sjuswaaoxdurl 

MYINOFENT 

x SI030Rd 

x 

oTTIand 

SEY S.,¥Q IIVATYd 

(08-¥ 08-¥ STqel PUPT JI0J SIILWT3IST Sule pue 

jueoes| 

| 

psaoadur| x 

. 

- 

Pp 

= 

LE000P-08d| 

$00Z/E£2/%0 

ONITTIMA ATINVA STONIS|0L°ZOE ¥AL/ADL bL9'EVE’T ADL ISH HTT 

| 

FLETANOD 

Lb000p-p08d| 

7002/01/50 

901d X¥OSSEIOY 

¥ GT°8F STUY, 

ALETINOD 

LL000Y-508d| 

S002/T0/L0 

907d AYOSSHIOY 

6102/£0/90 %00T 

"3°¥°d 

FLETINOD 

| 

pyT0-0z8d| 

0202/ST/01T 

MOT¥IINI-TIAONTY 

STOOHOS DITEAd STIIH UYMONEY 

:TOOUDS 

i 

snje3s| 

TaqUIN 

°3eq 

| 

(s)3Twrsg burpTIng 

¥ :BUTUOZ AONAWI-TYIINAQISEY 

:SSerd)| 

10-001 

QEIATEEA ION 

L£2/1£95] 

HIONIT S,W¥¥-£0) 

am| 

1002/02/60 

|000°222 

| 

1SN¥l 

d E00¥E SI

00 

| 

fefcic(el 

¥EHLO/QESA ION-TZ| 

am| 

9002/1€/21 

[0 

INNVOL 

® 

d HON¥d SI

00 

Q¥EA502TL0O0TT608T0Z 

| 

¥IHLO/AESA ION-T1Z 

am| 

8102/90/60 

[0 

ISON¥L 

3 ENNVOL SI

0°00T 

| 

Q¥IA57E0P000TI06102 

MEHIO/AESO ION-TZ 

aM] 

6T0Z/£0/90 [xxx xxx 

M ENAYM 

| *suexg 

Ag 

abeq 

» 

odAL| 

@3eq 

IEE 

| *judag 

PSTITISA| 

I9qTT 

STeS 

JO swig 

*3sur] 

ates 

|aTeS 

9

$202/TT/T1T 

uo ps3uTIA 

INE 

:A3unod 

dIHSNMOL ENIATY 

:UOTIDTPSTANL 

QyvD a¥093Y ¥20e

«xxP991UEIEND JOU ING STYRT[S

<<<<< 

‘butotad e38Tdwod 103 Inojurad uoTIENTEA 83S 

HUOT 003 

SUOTIBTNOTERY >>>>> 

| 

us 

LE0 E- 

POL €- 

1 

Trem 

T 

:TTeM uowwod 

| 

00002 

Re 

(PRYSTUTA) 

YDUI 8 

:UOTILPUNOJ HUTPTS 

1I0TISIXE 

¥ SST] | 

rswe3r umg dum 

sebeaen 

T 

310oddns 

i 

€LT'E 

698°¢€ 

0ST 

poom pejesi] 

Sade = gone) 

I 

(¥) 

sx00Q In

| 

209'T 

pS6°1T 

8b 

poom pejesiy 

: 

om zogem| 

7 

| 

4S 

100

3o8a 

| 

tony 

T 

hg 

T 

(gq) 

szoog 3

| 

867 ‘VT 

089°LT 

90s 

Juswaseg 

:UOTIRPUNOI 

Tone pie 

as 

¥06 12 

zIL'9T 

905 

(Az038 

1) 

420 

: 

: 

ds 

uotie

sayoa0g 

IomMag/I83eM 

(PT) 

L£57g 

26079 

1 

Je04 

00T 

‘TToM Iojem 

Fi) 

UYSTUTJ 

ju

T9€’s 

8€s’9 

T 

oT3des 129 000T 

 snooTy qui oTwezs) 

F012 S3

ToMOS/I9IBM | suten TTI oTWETeH 

poop 

0562 

865 ¢c 

T 

zsmous 23212dSS 

| z007g aTTL oTWEISH 

+500 

0889 

06€’8 

[4 

NUTS eIIXT 

zemoys ejeredes 

| 

2 

9TL'ET 

LzL'9t 

4 

yjeg 2In3xXTd 

ZT 

JUTS BAX § 

A20TE

SLS'02 

160°S2 

[4 

yjed 2INIXTL 

€ 

JaTTOL eI3XE| 

Ju

butqunig 

| 

Butqumid 

ON; 

8€0°8 

208'6 

z 

SpeIs MoTeg 

‘8dOURIUF SPTSINQ 

‘Jusweseq 

Jesy Io7eM TeTOS| 

1070 

:sasTop 

| 

825°0€1T 

T8T'6ST 

24% 

eaIy BUTATT Jususseg 

Tenuey ‘Isus3os) 

‘3's

| 

sjuswlsn{py/SUOTITPPY ISU30 | 

ony ‘Teusios 

"3's 

| 

Lez’LeL 

9LL'988 

:Te30L 

yaeg oInIXTI 

2.2 

"d's 

Gzge 

0z 

BueyIsnQ 

BUTPTS 

Az03s5 

T 

yleg SIN3IXTI 

€ ¢ 

002 

s191d 

BuTPTS 

£3035 

T 

| (5)ornqxta Shereay] 

UOT1

| 

6TE’E 

Jusweseg 

Butpts 

Az03s 

T 

- 

| 

1sop 

-adsg 

MAN 3S0D 

521s 

uoT3EpUNOT 

I0TI23IXT 

saT1I03S 

| 

burquntd 

(eT) 

i 

sesiy burpring 

| 

Mag! 

CRAY] 

X 

| Aue 

28/00T/00T/00T/28=P00D 

§ °qWOD/UODH/Ound/Aud 

qy/Aud 

$1919M0 09TH 30 

‘ON| 

i 

“IS 

6E£GE 

= ©BIY I00Td 

IS IGE 

= BOIY PUNOIY 

: 

: 

- 

sb

1 

T00D 

3 ESM PedI0i 

:we3sAs Hurtieey 

(Tr) 

| 

UHWL | 

"PIO 

X | XE 

li 

700C 

3T€ 

O0TI-¥ 

STD 

A¥OLS 

T 

ArTwed oTburs 

TT 

:6prd 

“SY 

103 

‘3sF 

3S0D 

$9IN3IXTL 

JO ~TeND/ 

ON 

STTL STWRI

T 

T 

- 

poiadi

| 

: 300%] 

wo3sAs A3Tanoss 1 

201AZ3g sduy 

DOOMPIRH

teary ji0dred 

9€97628 

:A'D°L pejewrism| 

NNOPA TEIIUSDIT 

51130973 

(21) 

ET. 

(To 

x 

$60/LST'T 

:3sop adeq Teor 

TOICEAWOD | 

P—— 

—ST

| 

1sferen juwsg 

-g-5- 

. 

os 

| 

{ 

ene 

| 

d4°0°d 

166 

'0T¥ tala ms 

sbuey uesTd 

1Te8] 

ITY Terjuey 

J'H| 

|PTTO

0 

:300T4 

*2ouo) ON}— 

— 

oT 

:eby 

083IId| 

spuey paepuels! 

BuTT00D/bUTIEH 

on! 

TTRWS 

| 

p

0 

:es1y °bexols 

01- 

v 

:ssetd| 

SABMOIDTH| 

uma eH 

s705

| 

0 

ipod 

3%} 

| 

eT 

. 

uSAQ| 

T00D 

3 3eSH PIDIOF| X 

T 

9507 

:e9ay| 

‘ses pelusp-3091Tq) 

qng-1dex Tzznoep 

sdeuInd I00Td/TTeM| 

UTR 

p

0 

:sIooQ 

"UDSW! 

8403S DOOM 

qng Tzznoep 

1o9eey soeds| 

| 

0 

:sIoog 

-oiny. 

YlIesy pastey 

wodI9UL | T 

| 

JesH 

TTem Bhp 

i 

uotT3eT

u 

Sek 

ie Ladin 

| 

FOIRTNOIED FeoH] 

POOH P33USA| 

(z00T3-uT) 

JueTped| 

93L poom 

hic ut 

81 :uoTaepunoy) 

fzo3s 

Zz qezeid 

POOH pa3ussun| 

Juetpey 

-TTen 

‘08TH 

Tsgsetal 

TTeM 

T 

-TTeM uouwo)d! 

I0318 

T 

gqe3aad) 

qn 

30H! 

paeogeseg 

O5TA109TH| 

0 

:‘uep |uols| 

| A1038 

7 TOTI®IXH| 

| 

ued USA; 

z93eM 30H peozoa| 

T

ButhTs 

taorasna| 

POOM P3IESIL 0ST 

faoas 

1 Torrera 

| 

dora ob oreo] 

£30nq 

/m ITY peoIod 

bueuTSA0 

TPIS 

Ech 

pooM pelesIL 

8h 

POPTS 

OMI! 

Tesodsta abeqies 

s30nq 

O/M 

ITY PeDIOF| 

u 

| 

¥ 

:SSeTd; 

(Az038 

1) 

490.906 

joels 

Lwes/puziz 

I9YsemMystd 

F 

T 

T 

1 

bueyrsap

:A1toeden 

xed: 

+ 

— A103S5 

2 

I0TIBIUL] 

dog 

00D; 

| wea3s| 

1TeO0D 

poop | 

uoT3

700 

:3TTng 

Ieax 

dir e21y 

| A103S 

T 

IOTILIUT 

T 

"MOTTY 

s0oueT1ddy! 

| 

cooTdE! 

110! 

sen 

x 

uybno

| 

abexes 

(LT) 

| s3¥oeg/ssyodrod 

(91) 

| 

ssoerdaatd 

(ST) 

sur-31Tnd 

(ST) 

butroop/Butiesy 

(11) 

| 

(*juod)

$202/TT/1T 

uo pelutid 

670-002-22-60-1F 

:I9quUnN 

TadIed 

AdvO ad003d ¥20T

7202/11/11 

xxxPe93UeTEend JOU ING STURTTS

45 0°90S 

X3 - ebeieg 

8/d2D 

45 079507 

M T-11V-NI4 ¥d ¥vO 

8 

ala 

. 

IS 0°6TEE 

1NSE/d4-ALST 

HO OL XZ 

. 

001 

085 

R 

- 

02 

«lS 

2 

ool 

08 

= 

soe] 

IN 

2] 

waacom 

a 

0k 

08 

is 0°002 

is o0'ey 

Snns— 

OLLVd 

4S 0°002 

S 0'8P 

S¥3d/d4-ALST 

a aoom 

T 40 T 

a

€lLozc

uo pajuUTId 

QdvO ad003d ¥20e 

T 

ButpTINg TRTIUSPTSSY

«xxPo91URIEND JOU INQ STUET[S

T 

| 

ua 

p

| 

| 

:swe3I 

ums 

dumT 

| 

| 

1 

3zoddng 

213des 

189 0002 

gy 

szoog G

otadss 

T®9 

0001 

is 

100

TISM 

I=33eMm: 

(9) 

szoog n

IsM3§ OTTANd | 

as 

I938M OTTANd| 

iS 

uoTje

I8MBS/1931® 

8/293 

4 (v1) 

USTuTd ju

| 

| 

ued usa 

20074 

9

SAODTY qu JTWeIs) 

| 

POOM 

SUTEeM STIL DTWeds)H 

| 

| I00Td BTTL 2TWRIdD) 

| 

*ou0D 

| 

18MOys s3exedss 

| 

Jo0Tg

6€€'09 

ADL 

<= 

LTL'0 

(SIWOH WOLSAD 

9Z-¥) 

ADE 

I 

HUTS 

ex3xd 

| QoOM ANY D¥/M IDIJIO0 

OL 

JOHS INEWAINOE 

J0 IS 

006 JEIMIANOD 

0Z0Z 

NI 

:TZ/PT/T 

:SS30N | 

19TTOL BIIXT 

ju

SST'¥8 

629°'201 

isTe3ol 

puTqUMTd 

ON! 

I 

PLT 

L21'2 

T 

A103s 

T 

gegsad 

| 

JesH I93eM 

IeTOoS| 

0°0 

:s3astop 

sooeTdelTd | 

enue 

‘IeUe3IOS, 

| 

"d's 

SLO'E- 

osL’e- 

T 

Y3IeE SINIXTL 

£ 

| 

ony 

‘Isusijos| 

‘d's 

Butquntg 

yjed 

9INIXTI 

Z 

| 

"d's 

Q

sjuswlsnlpy/SUOTITPPY I8U30 

| 

Yjed SInaxTd 

¢€| 

uotl

! 

98% 'S8 

252/901 

tTelol 

| (s)sanixTd sbersay 

i 

TT 

006 

qeTs 

ButpTSs 

Az03s 

TT 

Py 

Er 

3s0p 

-adesq 

M3N 

1S0D 

2ZTS 

uoT3epuUNnog 

I0TI8IXF 

S®TIO0IS 

| 

- 

tq 

| 

Po 

sesxy PurpTTINg 

| 

M8d| 

| 

"@AY X 

 Auew 

| 

| 

. 

- 

28/00T/001/00T/28=P00D 

§ 

*quoD/uodm/ound/Aud qy/Aud 

S397300 09 

FO ON| 

“IS 006 

= ®9IY I00Td 

4S 006 = ©SIY PUNOID 

TAQ 

2018 

2 

SB

100) 

» 3esy pedxog 

:weisAs burjesy 

(Tr) 

_ 

UIH| 

PI0 

xX | 

XE] 

7002 3T€ 

ad sTd 

A¥0LS 

1 

ATrtweg S7PuTs 

z 

:HPTd 

"SY I0J 

"IST 10D | 

$3InINTI JO 

"TEND, ON 

300% 

we3sAs A3tanoss| 

| 

sotazes sduy|( 

: 

, 

FU 

wmnoep TeIjusd| 

rea1y 3xo0dze)) 

6€€°09 

PATOL POABWIASA | duos ysexr 

OTA323Td 

(21) 

LILO 

X 

GST’‘p8 

:1s0D 

adag 

TRIOL 

euneg| 

sorUINg POO 

T 

ME Sbe lsc! 

629'Z0T 

: 

MSN oseg Telol 

*D°H| X |PTT

006 esx Fabra 

ebuey uesTd ITS, 

ITY TeI3UD 

= 

i 

I00TJ 

DUO) ON 

pos 

oby 

5e1373 

abuey pIepuels; 

| 

BuTTO0D/BUTIESH 

ON 

Trews | 

p

i 

: 

i 

i 

: 

i 

y 

| 

1eaxy sbexols) 

i 

d5-:s591n 

SaEROIITH 

dima 

ges 

s795

iPOoD 

§ 

| 

oT 

Of 

1000 

3 3®8H padiod X 

TT 

| 

reaxy 

| 

5° pajueA-3931TQ 

qng- dex Tzznoep 

soeuIng T00Td/TTeM 

UTI 

P

i 

100d "UO | 

340315 poom 

and 

tzznoepr, 

Is7esy 

=ord: 

t 

:1s100Q 

"ony 

U3IeSH pasted! 

wodI83uUl 

JesH Tem oTI109TH 

UOT3IEB

i 

1 PBYUSTUTH| 

| 

I03eTNDIT) 

JESH 

POOH pa3jueA| 

| 

(x00T3-UuT) 

Juetpey 

991 poo 

| 

1uoTaEpPUNOS 

| 

| 

Az03s 

z qezsad 

POOH paiusAuUn 

Juetpey 

‘1TeD 

oe1a| 

193SRTd| 

Tem uoumo)| 

i 

Az035 

1 

gezsag 

1 

qn 

30H! 

pIeoqeseg oTI108TH 

[ 

z

1TU9A BUO03S 

Az035 

7 70TIIXT 

ued Jue, 

Tojem 30H peoiod 

| 

Dtusp ¥oTIg 

| A203 

T 10TISIXF 

I93e3H Ye 

S300 

/M ITY peoiod 

1I0TIDIXT 

POPTS 

OMI; 

| 

Tesodstq 

sbeqae 

syong 

o/m 

21Y peo03 

| 

pueyrsao

isseTd; 

}oe3ls swes/pug 

Isysemystq, 

T 

— 

— 

bueyzsso

:A31oRde) RD 

oo A1031§ 

Zz IOTI®JUI 

| 

dog 

300d! 

wes3s, 

| Teod 

| poom| 

| 

uoT3

117TNg 

I09% 

3dAL esay 

| Az0o3s 

[ 

I0TIADIUI, 

‘MOTTY @ouetTddy| 

‘091d! 

T10/ 

| 

sen 

x 

| 

ybno

oberes 

(LT) 

& syoed/seyoxod 

(97) 

seoerdaatd 

(ST) 

SuT-37TNg 

(ST) 

butro0)/buTiesH 

(IT) 

(*3uoo)

¥202/TT/11 

uo pajutig 

670-002-22-60-T7 

:IdqUnN Te0Ied 

dydvO ad0J3d ¥eoe

xxxP@23URIENS 

JOU INQ STUETTS

| 

9€yE8 

SPIE) 

TTIW 

/ 

 9ۤEQ 

PIB) STUL 

/ sjuswesozdwul TeinlInoTiaby JO 

| 

{ 

| 

| 

| 

i 

592'82 

§ 

T

99 

| 

000°T 

_X| 

0

| 

i 

| 

| 

| 

CTLL'6 

= 

28 

| 

X 

8

L 

i 

0s 

| 

| 

$9282 

3! 

0

| 

0°99 

00T/001/99 

0°F9 

00T/

928°2h 

$! 

L

L 

| 

OPT 

= 0€ 

X 

8¥| 

09S 

= 

| 

| 

HUTTOO0D/bUTIEaH 

ON 

HurTo0)/Puti

1 

| 

ja 

I 

9ST 

'1TEM 

v 

802 

| 

| 

| 

poog| 

| 

| 

stoa‘al 

| 

$002 

| 

Jueudtnby) 

juswsTdwl 

wires qusudrnby) 

quaws Td

$202/11/11 

uo psluUTId 

QdvD ad4003d vee 

670-002-22-60-TF 

:IdqunN TedIed 

1 

30

¥202/11/1T 

uo psjuTIg 

dydvD ad003d ¥#20¢ 

35 0°0vPT 

= 

dOHS INZWdINDI 

5002 17ING 

- 

#90749 OV 

008 

15 0'8bb 

ot 

> 

35 0°0852 

d22 

El 

® 

dOHS LNIWAIND3 

1 

$002 Ing 

35i¢aHLL OOM GN VIM 3ILLI0 

WOOYHLYE ON 

#90718 OV 

202 NI 71S-T OL Q3L¥IANOD) 

w 

45 0°006 

& 

 avisfud-Alst 

Noid 

\0€ 

1 butpring 

s¥xP993UEIEND J0U INQ STURT[SI

a

ar

TeIn3noTIbY

2024 VALUATION REPORT 

11/11/2024 

Valuation Report 

12:26 

PM 

DB: 

Alpine 2024 

41-09-22-200-049 

2024 

Est. 

T.C.V. 

GAGNON WAYNE 

W 

Property Class: 

401 

1740 

7 

MILE 

RD 

NW 

Map 

#: 

48.15 

A 

ALPINE TOWNSHIP 

COMSTOCK 

PARK, 

MI 

49321 

Land Value Estimates 

for 

Land Table R-80.R-80 

PRIVATE 

DR'S 

RES 

* 

Factors 

* 

IRREGULAR 

Description 

Frontage 

Depth 

Front 

Depth 

Rate %Adj. Reason 

Value 

320.001283.00 1.0000 0.0000 

0 

100% 

0 

RATE TABLE CH HOME SITE 

1.00 Acres 

52000 

100 

52,000 

RATE TABLE CH REM ACRES 

46.73 Acres 

5200 

100 

242,996 

RATE 

TABLE 

RD 

ROW 

0.42 

Acres 

0 

100 

0 

* denotes lines that do not contribute 

to the total acreage calculation. 

320 Actual 

Front Feet, 

48.15 Total Acres 

Total Est. 

Land Value 

= 

294,996 

Land 

Improvement 

Cost 

Estimates 

Description 

Rate 

Size 

% 

Good 

Cash Value 

Landscaping: 

Sprinklers, 

Conv. 

1.48 

4000 

95 

5,624 

D/W/P: 

4in Concrete 

9.55 

200 

62 

1,184 

D/W/P: 

4in Concrete 

9.55 

48 

62 

284 

D/W/P: 

Asphalt 

Paving 

4.23 

25995 

62 

68,175 

Residential 

Local 

Cost 

Land Improvements 

Description 

Rate 

Size 

% 

Good 

Cash Value 

W 

DO NOT ADD THESE 

0.00 

1 

95 

0 

S 

UNDER 

LAND IMP 

0.00 

1 

95 

0 

Total 

Estimated 

Land 

Improvements 

True 

Cash Value 

= 

75,267 

Cost 

Est. 

for 

Res. 

Bldg: 

1 

Single 

Family 

1 

STORY 

Cls 

A-10 

Blt 

2004 

(11) 

Heating System: 

Forced 

Heat 

& 

Cool 

Ground Area 

= 

3519 

SF 

Floor Area 

= 

3539 

SF. 

Phy/Ab.Phy/Func/Econ/Comb. 

% Good=82/100/100/100/82 

Building Areas 

Stories 

Exterior 

Foundation 

Size 

Cost 

New 

Depr. 

Cost 

1 Story 

Siding 

Basement 

3,319 

1 Story 

Siding 

Piers 

200 

1 Story 

Siding 

overhang 

20 

Total: 

886,776 

727,237 

Other Additions/Adjustments 

Basement 

Living Area 

2344 

159,181 

130,528 

Basement, 

Outside 

Entrance, 

Below Grade 

2 

9,802 

8,038 

Plumbing 

3 

Fixture 

Bath 

2 

25,091 

20,575 

2 

Fixture 

Bath 

2 

16,727 

13,716 

Extra 

Sink 

4 

8,390 

6,880 

Separate Shower 

1 

3,598 

2,950 

Water/Sewer 

1000 

Gal 

Septic 

1 

6,538 

5,361 

Water Well, 

100 

Feet 

1 

6,752 

5,537 

Porches 

Cccp 

(1 

Story) 

506 

26,712 

21,904 

Foundation: 

Basement 

506 

17,680 

14,498

2024 VALUBTION REPORT 

11/11/2024 

Valuation Report 

12:26 

BM 

DB: 

Alpine 2024 

Parcel 

Number: 

41-09-22-200-049 

Page: 

2 

Intercom, 

Master 

1 

1,279 

1,049 

Jacuzzi 

Tub 

1 

17,177 

14,085 

Sauna 

1 

15,670 

12,849 

Central Vacuum 

1 

3,138 

2,573 

Security System 

1 

11,254 

9,228 

Fireplaces 

Interior 

1 

Story 

8,709 

7,141 

2nd 

on 

Same 

Stack 

2 

13,048 

10,699 

Lump Sum Items 

ELEVATOR 

20,000 

16,400 

Totals: 

1,410,991 

1,157,094 

Notes: 

ECF 

(R-26 

CUSTOM HOMES) 

0.717 

=> TCV: 

829,636 

Cost 

Est. 

for Res. 

Bldg: 

2 

Single 

Family 

1 

STORY 

Cls 

CD 

Blt 

2004 

(11) 

Heating System: 

Forced Heat 

& Cool 

Ground Area 

= 

900 

SF 

Floor Area 

= 

900 

SF. 

Phy/Ab.Phy/Func/Econ/Comb. 

% Good=82/100/100/100/82 

Building Areas 

Stories 

Exterior 

Foundation 

Size 

Cost 

New 

Depr. 

Cost 

1 Story 

Siding 

slab 

900 

Total: 

104,252 

85,486 

Other Additions/Adjustments 

Plumbing 

3 

Fixture 

Bath 

1 

-3,750 

-3,075 

Fireplaces 

Prefab 

1 

Story 

1 

2,127 

1,744 

Totals: 

102,629 

84,155 

Notes: 

1/14/21: 

IN 

2020 

CONVERTED 

900 

SF 

OF EQUIPMENT 

SHOP 

TO OFFICE W/AC AND WOOD FIREPLACE, 

NO 

BATH, 

ECF 

(R-26 

CUSTOM 

HOMES) 

0.717 

=> 

TCV: 

60,339 

INSULATED 

Ag. 

Bld 

1 2004, 

4 Wall Equipment Shop 

Class:D,Pole 

 Quality:Good 

Height: 

14 

ft 

Description 

Rate 

Size 

Cost New 

Base Cost 

20.52 

2560 

52,531 

Default Walls 

7.19 

2560 

18,406 

Phy/Ab. Phy/Func/Econ/Comb. 

% Good=64/100/100/100/64 

Depr. Cost 

= 

45,400 

Unit 

in Place Item(s) 

Rate 

Quantity/Area 

Depr. 

Depr. 

Cost 

cee 

26.60 

148 

82 

9,771 

ECF 

(R-26 

CUSTOM HOMES) 

1.000 => TCV of Bldg: 

1 

= 

55,171 

Ag. 

Bld 

2 2005, 

4 Wall Equipment Shop 

Class:D,Pole 

 Quality:Good 

Height: 

14 

ft 

Description 

Rate 

Size 

Cost New

11/11/2024 

12:26 

PM 

Valuation Report 

2024 VALUATION REPORT 

DB: 

Alpine 2024 

Parcel Number: 

41-09-22-200-049 

Page: 

3 

2024 

New 

Eq. Adjustment 

Loss 

0 

-25,900 

0 

2024 

Assessed 

MBOR 

S.E.V. 

671,800 

671,800 

671,800 

Additions 

0 

Capped 

727,062 

Tax Adjustment 

Losses 

-20, 640 

0 

->Taxable<- 

PRE/MBT 

671,800 

671,800

5078 

<bs ied 

SeleEey 

 <obvINIad 

3 

<=333ed 

59 

=a PIs 

a3esany 

asesany 

asesany. 

29'€€ 

<=opey ‘aes 

00's 

00's 

T8038 

bbSOSTS 

 EOT'ILES 

 Tvb'LSO'TS 

ooz'szvs 

000'822'T$ 

TOV 5.40 31V/Nd 084 08 

98 LIL 

3905 

69805 

Tess 

STC 

53 

SSVE 

6/11 

9er8ss 

T5595 

S85598S 

 890V 

005051 

HIONI1SNYV-E0 

O

| TOVSMO3ILVAING 08-¥ 08 

SE'SST 

S605 

9SETvS 

8958 

IE 

IsE 

0098 

p'SST 

250'59$. 

TSTSHTS 

 T6E'6SHS 

8LTE 

o00'2Lts 

HIONIIS¥V-E0 

Q

TOY 5.40 AVAING 08-4 08-Y. 

sep 

oqeLpuer 

 eaiy 

93 

ol] jendy 

1bs/sieloq 

2EL'OLS 

S1y/s1e)j0q 

9LES 

43/sieljoq 

say |e10L 

1€T 

any 19N 

£129 

[ 

0'sEy 

oly 

2943 

9SE'LSS 

anjep 

pur 353 

TGE'EITS 

lenpisay 

puer 

$96'T9Z$ 

|esjeiddy “an 

dIHSNMOL 3NIdTY 

SISATYNY 3NTYA ANY $202 

ee 

sles 

fPy/psy 

007'201$ 

PIOS Uaym ‘psy. 

HLONI1SWHV-E0 

O

SlesjoswiaL 

su

$31es “fpy

SoseaEers 

RAJ VELRS TRLVD 

Er 

EZ 

oT 

= mas 

£9V68ST600 

 <=uonenaq pis 

820 

mse 

<= opey ‘ajes 

62510 

82028 

T60'TL'TS 

00v'0sss _ 000'sTy'TS 

El 

Tov 

S39 S90 IVAN O58 5350LS 

MOIST voir 

EZ] 

EE00zs. 

TEE 

[280 

S 

HINT SINGV-EO 

56 

TOV. 

S3¥ 5.40 IUVAIN4 

08-4 098'VSS 

AMOLSZ v9Lv'9 

92:4 

£25128 

9197 

8650 

82e's08S 

0097956 

00v'£9$ 

 LeT'60LS 

1700 

00EESZ$ 

000'069$ HLONI] SINY-E0 

ida 

E 

dyin) 

Ses 

PloSUsWM Psy 

Sales PY 

SeSjosuiel 

hsui

Tpv/psy 

dIHSNMOL 3NIdTY 

SISATYNY 403 $202

2025 ASSESSMENT NOTICE 

Hictigan Deparment of Treasury, 

THIS 

IS NOT A TAX BILL 

L-4400 

Notice of Assessment, Taxable Valuation, and Property Classification 

This form is issued under the authority of P.A. 206 of 1893, Sec. 211.24 (c) and Sec.211.34c, as amended. This is 

a model assessment notice to be used by the local assessor, 

FROM: A| PINE TOWNSHIP 

PARCEL IDENTIFICATION 

JULIE BULERSKI, ASSESSOR 

! 

EL NUMBER: 

41-09-22-200-049 

5255 ALPINE AVE NW 

PARCEL 

NUM 

00 

COMSTOCK PARK MI 49321 

PROPERTY ADDRESS: 

1740 7 MILE RD NW 

COMSTOCK PARK, MI 49321 

PRINCIPAL RESIDENCE EXEMPTION 

OWNER'S NAME & ADDRESS/PERSON NAMED ON ASSESSMENT ROLL: 

GAGNON WAYNE W 

% Exempt As "Homeowners Principal Residence": 

100.00% 

WAYNE W GAGNON TRUST 

% Exempt As "Qualified Agricultural Property”: 

.00% 

PO BOX 565 

% Exempt 

As "MBT Industrial Personal": 

00% 

BELMONT MI 49306 

% Exempt As "MBT Commercial Personal": 

-00% 

Exempt 

As "Qualified Forest Property": 

O Yes 

Xl No 

Exempt As "Development Property": 

[1] Yes 

No 

LEGAL DESCRIPTION: 

PART NE 1/4 COM 861.71 FT S 0D 43M 51S 

W ALONG E SEC LINE & 530.69 FT S 64D 47M 05S W FROM NE COR OF SEC TH N 

0D 43M 51S E 792.90 FT TO A PT 264.0 FT S FROM S LINE OF 7 MILE RD /100 FEET WIDE/ TH 87D 41M 40S W 302.25 FT TH N 2D 

18M 20S E 264.0 FT TO S LINE OF SD 7 MILE RD TH WLY ALONG SD S LINE TO A PT 208.71 FT E FROM NW COR OF NE 1/4 NE 

1/4 TH S TO A PT 208.71 FT S FROM N SEC LINE TH W 208.71 FT TO E 1/8 LINE TH S TO SE COR OF N 1/4 NW 1/4 NE 1/4 TH W 

TO SW COR OF N 1/4 NW 1/4 NE 1/4 TH S TO NW COR OF S$ 448.71 FT OF N 1/2 NE 1/4 TH E PAR WITH S LINE OF N 1/2 NE 1/4 

ACCORDING TO MCL 211.34c 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 

PRIOR AMOUNT 

CURRENT 

CHANGE FROM 

year by approximately: 

$724 

YEAR: 

2024 

TEAR TIVE Ao 

es 

CRRENT YEAR 

1. TAXABLE VALUE: 

671,800 

696,125 

24,325 

2. ASSESSED VALUE: 

671,800 

728,400 

56,600 

3. TENTATIVE EQUALIZATION FACTOR: 

1.000 

7 

: 

dir 

4. STATE EQUALIZED VALUE (SEV): 

671,800 

728,400 

56,600 

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

WAS NOT 

6. Assessor Change Reason: 

Market Adjustment, Parcel Review 

ADD 

2 

PC BAGHEAT-EQ SHOP 

The 2025 Inflation rate Multiplier is: 1.031 

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

Name: 

Phone: 

Email Address: 

JULIE BULERSKI 

(616)784-1262 

J.BULERSKI@ALPINETWP.ORG 

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

0. 39vd 

2e8E00-vC # LLIN 

xxxP223URIEND 

JOU Ing S9TqeTTeI

0L9V 659 

|00z ‘199 

looL’61s 

006L¥T 

2202 

A 

I 

A 

; 

PB 

VYSIVYdAVdEd €T0Z/1Z/80 

€YC yo Ajuno) 

2077 

"269 

100L7L69 

1002°0sS 

00S°LPT 

€20C 

METAMEINI T20Z/E€T/T0 

€YC 

-600Z 

- 666

$008°TL9 

1008°1L9 

100€ ‘72S 

00S ‘LVI 

pZ0Z, 

QILOIISNI €20Z/ET/TT 

SUL | soameno 

0521969 

00p ‘82L 

005 2SS 

1006°SLT 

| 

SZ0z 

eum 

usym 

oun 

antep 

13430 

sntrep 

sutep 

|enten 

|31qexXEeL 

/Teunqriy 

Jo paeog 

passassy 

putpTINg 

pueT 

Ie9) 

uteld pootrd 

pueTIam 

sutaey 

JuoxFIajeym 

puogd 

papooy 

durems 

padeospueT 

| 

UubTH 

| 196'€L 

= onTep yse) 

oni] sjuswsaoxdul pueT PI3RWIISE 

[e3ol 

MOT 

lo 

v6 

T 

00°0 

WI ONYT ¥EANO 

BUTTTON 

0 

76 

T 

00°0 

dSTHL Ad¥ ION 0d 

M 

TonsT 

sntep ysed 

poo9 

§ 

°ZTS 

a3ey 

uot3dTIosaqg 

°3T8 

sjuswanoxdul pueT 350) Ted0T TeTlusprsay 

30 Aydexbodog 

2

665799 

19 

56652 

0z°p 

butaed 3Teydsv 

:d/M/d 

MN §/T 

N 

8LZ 

9 

8v 

87°6 

933I0U0D UTy 

:d/M/d 

“STT3an punozbispun 

¥/T 

N 40 

LST'T 

9 

002 

8v°6 

°3°I0U0D UT 

:d/M/d 

SSTATITIN bIEpURlS 

TL°80Z 

L25'Ss 

v6 

000% 

Ly T 

"au0) 

‘sasryurads 

:burdeospueT 

S3UbTT 399138 

Id 

¥ 

SnTeA used 

poo 

§ 8218 

s3ed 

uoTIdREOsSq 

axng 

WO¥d 

& 

I

| 

S93BWTISH ISO) JuUSWLACIAWI pueT 

Sed 

ATM HL Q¥ 

| 

ota3oeTd| 

X 

3 S0Z 

Tomes 

aL8 HL /

9zL'TSE 

= onTeA pueT 

"3SE [e3IOL 

 S9IOY TeIOL GT°8F 

‘3994 IUOIL Ten3IOY 0ZE 

193M 

S WO¥A

‘uoT3eTNOTERD 9HesIOoR Te303 BY} 

03 9INGTIIUOD 

J0U 

Op Jey3 SSUTT SOIOUSP 

x 

ATRMIPTS 

STS WEP 

0 

00T 

© 

S9I9Y 2% 0 

MOY Q¥ FTIVI FIVE 

TOMS WI03S 

WLy AP9

92L'682 

00T 

0029 

S9IDY £L°9V 

STYOY WEN HO HTEVI FLV 

PEOY POABA| 

X | 

yy 57 Wep

00029 

00T 

00029 

 S®IOY 00°T 

FIIS EWOH HO FTV HIV 

PEOY T3ABID 

0 

x00T 

© 

0000°0 0000°T 00°€82T00°0Z€E 

PEGE 3+1d 

antTen 

uoseay 

‘[pyy 

93ey 

vyidsg 

3Juoxad 

vuyizdseg 

obHejuoxd 

uotadraosag 

sjuswasoxduT 

YYINEYNT 

x SI030BJ 

«x 

oTTqnd 

T 

1 

T 

SEY 

S.,¥d IIVAI¥d 

(08-¥'08-¥ SIJel PUeT I0J S93PWTI]SH SnTep pue] 

juedep| 

| 

psaoxdwl| X 

T 

T 

R 

Tach! 

| 

LEQOOF-708d| 

7002/£2/70 

ONITTEMA ATINVA ETONIS 

81° 

8Z€ YL/ADL LLL'ISP’T ADL 3ST 520T 

| 

FLITINOD 

LP000b-708d| 

7002/0T/S0 

| 

907d AYOSSHIOY 

¥ ST°8p 

:SHIOY 

| 

FLITIWOD 

LL000P-509d| 

S002/T0/L0 

| 

9aTd A¥OSSHIDOY 

6102/£0/90 %00T 

"#°¥°d 

| 

FLETINOD 

Pp10-028d| 

0202/ST/0T 

MOT¥EINI-THAONEY 

STOOHOS DITdAd STIIH ¥MONEY :T00U9S 

snie3s 

Taqum 

°3eq 

(s)3Tursg burping 

¥_:BUTUOZ 

AO¥AWI-TYIINIQISEY 

:SSeTd) 

0°00T 

QITITHEA ION 

LET/TEYS 

HIONET S,HEV-£0 

am| 

1002/02/60 

[000°2ZZ 

LSO¥L 

d 300¥E SI

0°0 

aga 

¥MIHLIO/AESN LON-TZ 

am; 

900z/1€/2T 

|0 

INNVOL 

3 

d HON¥E SI

0°0 

aE3d502TL00TT608T02 

MEHLO/QESA ION-1Z 

am; 

8102/90/60 

|0 

ISON¥I 

YM INNVOL SI

0°00T 

QEIA;7E0P000T906T02 

¥IHLO/AESA ION-1Z 

aM| 

6T0Z/€0/90 

|xxx'xxx 

M INAYM 

ssueag, 

Ag 

adAy, 

33eq 

90Tad 

“judg 

| 

POTITISA 

9Tes 

JO 

swIadL 

*3surl 

9Tes 

Tes 

| 

{

9202/60/10 

uo 

pa3luTad 

INEM 

:A3unod 

dIHSNMOL 

dNIJTY 

uot3loTpSsTIn, 

advO ay¥0I3d §20C

12 39vd 

<¢€8E00-vC # LLIN 

xx+P293URIEND JOU ING STGRTTS

<<<<< 

-butorad °39Tdwod 107 

3nojutid UOTIENTERA 395 

“HUOT 

003 

SUOTIRINITERD >>>>> 

. 

I 

: 

h 

i 

:usT p

| 

8L6 2 

LL 

'e- 

T 

TTeM 

T 

:TTeM UOWMOD 

000/02 

| 

(PRYSTUTA) 

YOUI 

§T 

:UOTIEPUNOZ HUTPTS 

:I0TASIXI 

¥ 

:SSeTD 

| 

sswelI ums dumg 

i 

sabexen 

T 

jxoddns 

orades 

Te 

| 

| 

0TT’€E 

0v8’e 

0ST 

pooM pe3esil 

as = go0z) 1 (¥) 

51004 I

i 

TLS'T 

6E6°T 

87 

PoOM pe3esll 

{ 

: 

om 

T93EM 

Las 

I00

! 

so8a 

ond nx 

ou 

T | (g) 

szcoq a

| 

FARAR 

AN 

8%G LT 

908 

jususseg 

:uoTiepunod 

Toney tiie 

| 

ds 

08v ‘12 

61592 

90S 

(Azo3s 

1) 

420 

| 

- 

- 

ds 

UoT3e

ssuoI0d 

Jonos/2o3eM 

(v1) 

| 

STUTd ju

62v'S 

€0L'9 

1 

398d 

Q0T 

‘TTeM IsjeMm 

ued ausp 

UsSTuT 

8sz'S 

1679 

1 

oTades TeD 0001 

| saooTy 

qui 

ofweis 

FOOT 9

T 

| 

TY qui 

oT 

2 

pooy 

| 

I9M3S/ISIBM | suteyM STTL OTWRIDD 

£682 

TL5'¢ 

1 

IsMOys 93e1edSS 

| 10074 STTL OTWRIS) 

. 

, 

Pp 

¥ 

- 

QUO) 

9vL'9 

62€'8 

[2 

AUTS BIIXT 

| 

zsmoyg sjeredss T 

Yoota

0SP ET 

50991 

z 

yieg °INIXTd 

7 

HUTS BIIXT § 

SLT'02 

80672 

z 

ujed LIn3IxTd 

€ 

| 

JsTTOL ®IIXT 

| 

ju

butqunig 

| 

puTqUNTd 

ON| 

| 

288°L 

TEL’'6 

z 

opel MOTSg 

‘90URIIUE °PTSINO 

‘IUSWSSBE 

| 

jesy zoqeM IeTOS 

1 0°0 

:s3sTop 

900821 

2€0'8ST 

[44%4 

©SIY DUTATT 1USWSSEd 

| 

[enuey 

‘I9us3IOS 

‘d's

| 

sjusw3lsnlpy/SUOTITPPY ISUIO 

| 

ojny 

‘IsU83TOS 

"a's 

| 

60T 

ETL 

$S€‘088 

:Te10% 

yjeg 9INIXTI 

2.2 

“d°S 

 GZ8E 

| 

0z 

bueyiano 

SuTpts 

Az03s 

T 

| 

UIBE SIMIXTI 

€ 

€ 

uoT3

| 

002 

sI8Td 

butpts 

£2038 

T | (s)sanyxTa sbersay 

TT 

J 

6TE’€E 

Juswesed 

BuTPTS 

Ax038 

T 

Ps 

1s0n 

-adsq 

M3N 

350) 

2zTS 

uoT3lepunod 

I0TID3IXT 

S8T103S 

| 

. 

utqunTd 

(£1) 

f 

I 

sesxy HutpTIng 

| 

Mad] 

| ‘av x 

| Auew 

T8/00T/00T/00T/18=P00D 

§ *qWoD/uodH/dund/Aud 

qy/Aud 

$397300 99a 30 

-ON| 

"dS 6EGE 

= ©IIY JI0OTA 

JIS 6ISE 

= ©IY PUNOID 

— 

. 

sb

T00D 

3 

jJesH peozod 

:weisks Buriesy 

(Tr) 

| 

YHA 

| 

"PIO X | 

Xd] 

700Z 374 

0T-¥ 

STD 

X90LS 

T 

ATTweg oTBUTS 

1 

:HpTd 

"SOY I0F 

‘3ST 3S0D | 

 sorngxTi 

Jo 

-Tend/-oy 

| 

°OLFE QTWE

T 

+ 

= 

- 

IXTL 

I 

1en0/ 

{ 

pajadi

i 

. 

’ 

TAT 

i 

iT 

i 

1E9IY 330dzE) 

PLL0 

X 

Pa JOR 

SG 

z030edWo) yseg 

| 

OTI309TE 

(21) 

| 

:9bexen Juwsg| 

-3-5-m 

G68°00%'T 

: MON ose@ Te3ol | 

FUmES|T 

| 

SoTUINI POM 

|pT1

6ec'e 

ieoxy Foor 

°DUBN UESTD ITS 

ITY TRIUSD 

/ 

0 

:I00Td 

"OUOD ON 

61 

:oby 

-ooyyg| 

ODUM PIEDURIS| 

Toi 

oo guiieoy oy 

LISWS| 

| 

P

0 

:e2ay sberoas) 

. 

SABMOIDTI 

i 

[I 

ooo 

0T- 

¥ 

:SSeTd 

ono! 

dung 3esH, 

| 

$38S

0 

iPooD 

§) 

— 

doz tam 

or 

T00D 

3 

3eSH PedI0F| 

X 

| 

1 

| 

950T 

Eady 

fant 

TZZN0RC 

| 

oopuing T00TA/TTEM 

ut 

| 

p

0 

:sIood 

"USB; 

5403S POOM| 

qni Tzznoep | 

i 

. 

1 

| 

| 

i 

I93esH sovds 

UOT3RI

0 

:szoog 

-o3jny 

U3jIesH 

pasTey; 

i 

WODISJUI | T 

JesH 

TTeM 9TI109TH 

a 

Sox 

ie PIUSTUTI. 

IaETnorT IeSH 

POOH POIUIA| 

(100T3-uT) 

3IUETPRY 

DIL poo 

UouUI 

§T :uoT3EpUNO 

fxo3s 

¢ qegaad 

POOH Ppajusauf 

| 

quetpey 

-11e) 

‘oeTm 

| 

Je3serd 

TTeM 

T 

FTTEM uowwoy! 

| 

i 

I03s 

T 

qe3=ad 

qn, 0H] 

| 

pIeogeseg oTI309THE 

T

0 

iu eng 

| 

[fms z zoe 

ol 

oven son Fasie 

| 

t 

| 

| 

| 

s10mQ 

/M 

ITY 

PeDIO, 

i 

pooM PalesrL 0ST 

popTS 

omg) 

Tesodstq sbeqres| 

| 

_oiond 

/m 

ITY 

P 

ay 

bueyrsa0

pooM pe3ea1l 

gh 

$39nd 

O/M 

ITY PeDI0d| 

¥ 

ISSEID 

iiooc 

1) 

195506 

joels swes/puz,z 

I9USeMySTa 

h 

T 

fee 

bueyreno

:A3Toede) Tedi————T2 

TEE 223 

£303§ 

Z IOTIDIUI 

dor 002! 

Lwesls 

Te0d 

i poom| 

uoT3

| 

7002 

:31INd 

Ie8, 

adAz esay | A103S 

T 

IOTILSIUI 

T 

“moTTY @dueTddy; 

© 09TH 

TT0 

| 

seni 

x 

| 

ybnoi

i 

abexen 

(LT) 

| sydsa/sayoaod 

(91) 

| 

ssoeTdaatd 

(ST) 

sut-317Tng 

(ST) 

| 

butroop/Bburiesy 

(TT) 

| 

(*3uo0d)

9202/60/10 

uo pa3jutid 

670-002-22-60-TF 

:JSqunN T3oIed 

AyVvD a40D3d §520T

s+xxDO33URIEND JOU Ing STYRT[S

1 

swell wns dum 

tus p

oTades 

TeD 0002 

otades Teo 000T) 

TIeM 

I93eMm, 

Imes 

oTTand 

I93eM 

OTTAnd| 

Iamas/aa3eM 

(FT) 

| suTeM STIL OTWeIs) 

ues jusp 

SA0DTY QUI 2TWeIs) 

| 

330ddng 

[(¥) 

sx00q 

3

as 

20

| (8) 

szooq n

ET 

4s 

uot3

YSTUTJ 

Ju

I00Td 2

poom 

| 

SEP ‘59 

IADL <= pLL'0 

(SIWOH WOISND 

9Z-¥) dF 

10074 OTTL OTWezsD 

| 

-5u05 

QOoOM ANY J¥/M EJIJJ0 

OL 

JOHS INIWAINDI 

A0 

IS 

006 QILYTANOD 

020Z 

NI 

:TZ/¥1/T 

$S930N 

| 

Ismoys s3ezedss 

300TH

T6598 

ZLE‘HOT 

:sTe30L 

i 

UTS BAX 

8z0'e 

v0S‘T 

AINO HIVE 

0d 

T 

19TTOL BIIXT 

| 

ju

swell 

ums dum 

PUTQUNTI 

ON 

{ 

oTL'T 

1t'e 

T 

A103s 

T qezeid 

Jesy Isjem IeTOS 

1070 

:s3sTor 

s90eTdaTd | 

Tenuen 

‘I8Us3IFOS| 

"d's 

9T0°€- 

€zLe~ 

1 

Uy3jed SIN3IXTI 

€ 

olny 

‘Isusijos, 

‘d's 

butqumtd 

yaeg oIn1xXTd 

2 

"d's 

0

S3usw3snipy/SUOTITOPY I9Y30 | 

ujed 8an3IXTd | 

wotq

618°¢8 

087 '€0T 

iTe30L 

| (s)2an3xTd sbersay; 

| 

006 

qets 

BuTPTS 

£2038 

T 

| 

PS —, 

| 

sop 

-adsq 

MBN 3S0D 

221g 

uoTjepunog 

I0TI23XY 

S977035 

| 

; 

Sr 

- 

sea1y burpTIng 

| 

Mad 

‘aAY| 

X 

Aven 

| 

| 

=po09 

§ 

"qWOD/U0dE/dund/Aud qy/Aud 

| 

Ri 

. 

18/00T/007/001/18 oe Sons 

ie oz 

= BaIY punois 

S391310 

saa 

30 

oN 

sb

T00D 

3 

3Jesy pedIod 

:uwelsAg 

Hurtzesy 

(Tr) 

UT 

‘PIO 

X | 

Xd] 

700T 3T€ 

a 

s1o 

A90Ls 

T 

ATTured o1huts 

 :6HpTg SY I0I 

"IST 3SOD 

 s$5In3IXTA 

JO 

-TEAD/ ON 

I 

ol 

| 

we3isks A3tanos 

eoTazes sduy 

$3008] 

| 

m 

eI3US 

1 

teaxy 3z0dien 

SEP‘S9 

:A'D'I pejewrasa | Eh ees 

ota3991E 

(21) 

| 

TT 

TowLLo 

xX 

1p6 ‘#8 

:3s0D adaq T2301 

| 

eunes| 

soeuzng poow| 

| 

oT 

To

_ 

:ebeaen juwsg| 3-53 

ZLE'HOT 

© 

MAN aseq 

Te30L 

| 

sbuey uesTs ITS 

ITy Terjuey, 

| 

2 HX [PTT

170074 

*oU0D 

ON. 

006 

:®82y T0014 

obuey paepuels 

Trews 

P

| 

) 

i 

61 

:96Y 

‘0°3IF| 

burToop/butiesy oN 

res1y sberols 

| 

| 

a 

.:sse1o | 

SABMOIDTH| 

duma jesy| 

s385

| 

P00D 

3% 

se 

| 

usA0)| 

1000 

3 3JESH PeDIO X 

7 

| 

tesxy 

[sen psiusp-1991TA; 

ang" dea 

tzznoer, 

soeuINg T00TI/TTEM 

UTH| 

P

i5I00Q 

"HASH, 

9403S POOM) 

nL rzznoer) 

i 

I93esH 90eds 

UOT3BI

:s100q 

-o03nY 

UlTeSH pesTey 

wooI93UT 

1esH 

TTeM OTI309Td 

TT 

i 

té 

PAYSTUTA, 

JI03eTNDITD 

3JEBSH! 

| 

POOH P23USA| 

(T00TF-uT) 

2UETPEY 

931 

poom| 

1UOT3epPUNOd 

| 

A103g 

7 

qegysad 

| 

POOH pajusaun 

juetpey 

‘Ten 

-oeTE| 

| 

I93SeTd| 

| 

tTTeM uoumon, 

Az03s 

1 

qejzeaq) 

! 

qn JOH 

| 

pieogaseg 51330318 

I 

z

| 

1TUSA SUO3IS| 

| Az035 

7 I0TISIXT 

ued usp 

| 

Zo3EM 30H POOIOL| 

| 

tush 

YOoTag! 

| £1038 

T 

I0TIL®IXF! 

I93eSH 

yjed 

i 

Ty 

M 

IT 

25104 

| 

1I0TISIXA 

| 

i 

PepPTS 

om], 

Tesodsta sbeqres: 

i cao pi Poomoal 

bueyzsno

isseTd 

{ 

! 

3oels 

swes/pug; 

I8ysemMystd 

h 

T 

— 

T 

+ 

Bbueyrsag

:A3toede) 

ze) 

— AT03g 

7 

I0TISIUT, 

dog 

3003; 

Lwee1s| 

| Te0D 

{poo 

| 

uoT3

| 

137TNg Io 

°dAL eaay | A103S 

T IOTISIUI, 

“MOTTY @ouettddy! 

sooTE| 

| 

TTO| 

sen; X 

ubnor

| 

sberen 

(LT) 

 syosea/seyoiod 

(91) 

| 

sooeTdaxtd 

(ST) 

| 

sut-31tng 

(ST) 

| 

Burroop/butiesH 

(TT) 

(*3uo0d

9202/60/10 

uo 

pa3jutig 

670-00¢-22-60-17 

:IdquUN 

T®dIed 

advD a4003d §s20¢

yxxPo27URIEND JOU Ing STCETIS

:spaed 

TTY 

/ 

19LL8 

:pIeD 

STYL 

/ 

S3juswesordwl TeIN3TNOTIAY JO 

© MIN 

SV 

L¥3IH FO¥dS

L88°LT 

§ 

7

i 

v9 

i 

0T0'T 

X 

0

i 

209'6 

= 

08 

| 

X 8

0s 

119°LZ 

$8! 

6

0'%9 

00T/00T/%9] 

0°29 

00T

| 

TT’Er 

§ 

8

| 

07PT 

= 

0E 

X 

8b 

0962 

= 

| 

HuTTO0D/PUTIESH 

ON 

uej 

‘sas3esH

9ST 

802 

quewdtnby) 

juswsTdwl uregjusudinbg) 

jusweTdw

9202/60/10 

uo pa3uTag 

670-002-22-60-1% 

:ISquUuN T@dIed 

QydVvD a40I3y S20T 

1 

70

2025 VALUATION REPORT 

01/09/2026 

Valuation Report 

08:25 AM 

DB: 

Alpine 2025 

41-09-22-200-049 

2025 

Est. 

T.C.V. 

GAGNON WAYNE 

W 

Property Class: 

401 

1740 

7 MILE RD NW 

Map 

#: 

48.15 

A 

ALPINE TOWNSHIP 

COMSTOCK 

PARK, 

MI 

49321 

Land Value Estimates 

for 

Land Table R-80.R-80 

PRIVATE 

DR'S RES 

* Factors 

* 

IRREGULAR 

Description 

Frontage 

Depth 

Front 

Depth 

Rate %Adj. 

Reason 

Value 

320.001283.00 

1.0000 0.0000 

0 

100* 

[4 

RATE TABLE 

CH 

HOME 

SITE 

1.00 Acres 

62000 

100 

62,000 

RATE TABLE 

CH 

REM ACRES 

46.73 Acres 

6200 

100 

289,726 

RATE TABLE RD ROW 

0.42 Acres 

0 

100 

0 

* 

denotes 

lines 

that 

do 

not contribute 

to 

the 

total 

acreage calculation. 

320 Actual 

Front 

Feet, 

48.15 

Total Acres 

Total 

Est. 

Land Value 

= 

351,726 

Land 

Improvement Cost 

Estimates 

Description 

Rate 

Size 

$ 

Good 

Cash Value 

Landscaping: 

Sprinklers, 

Conv. 

1.47 

4000 

94 

5,527 

D/W/P: 

din Concrete 

9.48 

200 

61 

1,157 

D/W/P: 

4in Concrete 

9.48 

48 

61 

278 

D/W/P: 

Asphalt 

Paving 

4.20 

25995 

61 

66,599 

Residential 

Local 

Cost 

Land Improvements 

Description 

Rate 

Size 

$ 

Good 

Cash Value 

W 

DO NOT ADD THESE 

0.00 

1 

94 

0 

S 

UNDER 

LAND 

IMP 

0.00 

1 

94 

0 

Total 

Estimated 

Land 

Improvements 

True 

Cash Value 

= 

73,561 

Cost 

Est. 

for 

Res. 

Bldg: 

1 

Single 

Family 

1 

STORY 

Cls 

A-10 

Blt 

2004 

(11) 

Heating System: 

Forced Heat 

& Cool 

Ground Area 

= 3519 SF 

Floor Area 

= 3539 SF 

Phy/Ab. Phy/Func/Econ/Comb. 

% Good=81/100/100/100/81 

Building Areas 

Stories 

Exterior 

Foundation 

Size 

Cost 

New 

Depr. 

Cost 

1 Story 

siding 

Basement 

3,319 

1 Story 

Siding 

Piers 

200 

1 Story 

siding 

Overhang 

20 

Total: 

880,354 

713,109 

Other Additions/Adjustments 

Basement 

Living Area 

2344 

158,032 

128,006 

Basement, 

Outside Entrance, 

Below Grade 

2 

9,731 

7,882 

Plumbing 

3 

Fixture 

Bath 

2 

24,908 

20,175 

2 

Fixture 

Bath 

2 

16,605 

13,450 

Extra 

Sink 

4 

8,329 

6,746 

Separate 

Shower 

1 

3,571 

2,893 

Water/Sewer 

1000 

Gal Septic 

1 

6,491 

5,258 

Water Well, 

100 

Feet 

1 

6,703 

5,429 

Porches 

CCP 

(1 

Story) 

506 

26,519 

21,480 

Foundation: 

Basement 

506 

17,548 

14,214

2025 VALUATION REPORT 

01/09/2026 

Valuation Report 

08:25 AM 

DB: 

Alpine 2025 

Parcel 

Number: 

41-09-22-200-049 

Page: 

2 

Intercom, 

Master 

1 

1,269 

1,028 

Jacuzzi 

Tub 

1 

17,052 

13,812 

Sauna 

1 

15,556 

12,600 

Central Vacuum 

1 

3,115 

2,523 

Security System 

1 

11,171 

9,049 

Fireplaces 

Interior 

1 

Story 

1 

8,646 

7,003 

2nd 

on 

Same Stack 

2 

12,952 

10,491 

Lump Sum Items 

ELEVATOR 

20,000 

16,200 

Totals: 

1,400,895 

1,134,747 

Notes: 

ECF 

(R-26 

CUSTOM HOMES) 

0.774 

=> 

TCV: 

878,294 

Cost 

Est. 

for 

Res. 

Bldg: 

2 

Single 

Family 

1 

STORY 

Cls 

CD 

Blt 

2004 

(11) 

Heating System: 

Forced Heat 

& Cool 

Ground Area 

= 

900 

SF 

Floor Area 

= 

900 

SF. 

Phy/Ab. Phy/Func/Econ/Comb. 

% Good=81/100/100/100/81 

Building Areas 

Stories 

Exterior 

Foundation 

Size 

Cost 

New 

Depr. 

Cost 

1 Story 

Siding 

Slab 

900 

Total: 

103,480 

83,819 

Other Additions/Adjustments 

Plumbing 

3 

Fixture 

Bath 

1 

-3,723 

-3,016 

Fireplaces 

Prefab 

1 

Story 

1 

2,111 

1,710 

Lump 

Sum 

Items 

2 

PC BATH ONLY 

2,504 

2,028 

Totals: 

104,372 

84,541 

Notes: 

1/14/21: 

IN 

2020 CONVERTED 

900 

SF 

OF EQUIPMENT SHOP 

TO OFFICE 

W/AC AND WOOD 

FIREPLACE, 

NO 

BATH, 

INSULATED 

ECF 

(R-26 

CUSTOM HOMES) 

0.774 

=> 

TCV: 

65,435 

Ag. 

Bld 

1 2004, 

4 Wall Equipment Shop 

Class:D, Pole 

Quality:Good 

Height: 

14 

ft 

Description 

Rate 

Size 

Cost 

New 

Base 

Cost 

20.66 

2560 

52,890 

Default Walls 

7.24 

2560 

18,534 

Space 

Heater 

3.40 

2560 

8,704 

Phy/Ab.Phy/Func/Econ/Comb. 

% Good=62/100/100/100/62 

Depr. 

Cost 

= 

49,679 

Unit 

in 

Place 

Item(s) 

Rate 

Quantity/Area 

Depr. 

Depr. 

Cost 

CCP 

26.79 

448 

80 

9,601 

ECF 

(R-26 

CUSTOM 

HOMES) 

1.010 

=> 

TCV 

of 

Bldg: 

1 

= 

59,874

01/09/2026 

08:25 AM 

Valuation Report 

2025 VALUATION REPORT 

DB: 

Alpine 2025 

Parcel Number: 

41-09-22-200-049 

2025 

Est. 

T.C.V. 

41-09-22-200-049 

Est. 

TCV/Total 

Floor Area 

= 328.18, 

Most 

recent 

sale 

09/20/2001 

for 

222,000 

2024 Assessed 

671,800 

2025 

New 

3,500 

2025 Assessed 

728,400 

MBOR 

S.E.V. 

671,800 

671,800 

Eq. Adjustment 

53,100 

MBOR 

S.E.V. 

728,400 

728,400 

Page: 

3 

- 

1,456,777 

Base 

for Cap 

IRM 

671,800 

3.10 

Additions 

Tax Adjustment 

Losses 

3,500 

20,825 

[4 

Capped 

~~ ->Taxable<- 

PRE/MBT 

696,125 

696,125 

696,125

ws 

ibid 

Tothoes 

 <emvienied 

Er 

aad 

5) 

= Ras 

aBesany 

aBesany 

aBesany 

ocze 

<= oney aes 

sss 

oss 

Lowy. 

VOBLITS 

 00T'VES 

 v0s'0Is'Ts 

o0s'zsss 

000'689'5$. 

TOr 

 NUWVATS3H 600/CT/ 

 SHOLVAIGG 058 089 

99ZIT 

1608 

BLZEls 

STs 

Eid 

Eid 

Sov 

641T 

SET Ess, 

506628. 

Tezgees 

890y 

0050518 

C000Zcs 

 HIONITSWEV-E0 

Tov 

ANWYITSIY GTOZ/0Z/8 

 SHOILVAG OY STH 

6ETST 

GES 

1s99Ls 

UIT 

0ST 

ost 

TIE 

vist 

009958 

o6728 

 ves'esvs 

VIVE 

00EWEEs 

0005595 

HLONIISWHY-E0 

Tor 

NUWVATSIH bZ0UUST 

 SHOILVANG 03H 08 

EYIZZ 

[0S 

ZEEE 

9828 

051 

051 

visy 

viz 

890558 

Less 

6vL's598 

ersz 

 00sts 

0000988 

HLONITSWUY-E0 

pod asn 

20a 

qeLpUe 

| Baly 

 oilemdy 

3 

SI/SIEN00 

 44/SICN0Q. SAVINOL | SIUVISN 

 WIQ 

OMIA 

NEA 

ILNPISIUPUTY 

JeSiGMdyND 

SES 

PIOSUSUA'PSY 

SIIESIRY 

 GIeSIOSUIL 

paoadsu) 

403 

abs/sieiiog 

puer sy 

IW"00 IN3X 

AIHSNMOL NITY 

SISKIVNY 3NVA ONY S207

Og 

<SEAIOHI0D 00000 

io/may 

00000 

S3USHGILVANG 

06-4 0095S 

AHOLST 00000 

Ex] 

aes 

PIOSUSUM PSY 

SOS (PY 

© 

{pw/psy 

14 “00 NIX 

AIHSNMOLINIATY 

SISATVNY 403 5207

xxxP993uBIENS JOU INQ STETTS

[o0ss"e99 _|2055 €09. 

WOOL ‘£69 

100LL69 

1002055 

005 ‘LPT 

czoz] 

pF 

T 

yi 

1 

: 

A 

, 

MIIAMIAINI 

TZOZ/E€T/T0 

€¥C go Ajuno) 

5008 ‘TL 

W008 

‘TLY 

1008 

"1.9 

l00g 

‘ves 

00S 

‘LPT 

v202| 

quiomasNI £202/€T/TT 

990) 6007 

- 66

0521969 

WO0¥Y ‘82L 

100% ‘82L 

1005°2ss 

006 ‘SLT 

S20z YISY¥ddYEY S202/72/90 

EYL | seuenuso 

|eaT3R3USL 

leaT3R3UR] 

laaT3R3USY 

laaT3RIUSL 

9202 

Jeym 

usym 

oym 

sntep 

13430 

MaTASY 

|enTeA 

snTea 

ante 

sTqgexer 

/Teunqril 

[Jo paeod 

|possassy 

butpTTng 

pueT 

Ieax 

uTeld pootra 

pueTiay 

[uTARY 

| 

JUOIFISIEM 

puogd 

papooy 

duremsg 

padeospueT 

ubTH 

980 ‘pL 

= 

9MNTeA 

Use) 

ang 

sjususaoxdur 

pueT pajewrlsy 

Telorn 

MOT 

0 

€6 

T 

00°0 

dWI 

AN¥YT ¥3dNQ 

S 

putTTOM 

0 

€6 

1 

00°0 

ESEHI QQ¥ ION 04 

M 

ToAT 

| anTep used 

Poo9 

g 

BZTS 

a3ey 

uot3dTIosaq 

°37S 

| 

sjuswaaoIdwI 

pueT 

3S0) 

T[eJ0T TeTIUSPTSaY 

. 

, 

i 

30 Aydeabodol 

£Pb’99 

09 

§665¢ 

9¢h 

butaed 3reydsy 

:d4/M/Q 

MN 

7/T 

N

LLZ 

09 

8 

2976 

938I0U0) uty 

:d4/M/d 

*STT3n punoxbispun 

7/1 

N 40

| PST'T 

09 

ooe 

296 

®39I2U0) UT 

:d/M/d 

SSTATITIN bIepuels 

TL°80Z 

eres 

€6 

000% 

L9°T 

"auop ‘sreTiutads :burdeospue 

S3ubTT 39°13 

1d 

¥

enteA used 

POD 

§ 8215 

eae 

uotadradsaq 

azn 

WO¥d 

¥ 

SejeWTISH 350) Juswesozdul puet 

SED 

ATM HI Q¥

QTa3oeTd 

3 S0Z

Tomes 

aL8 HL 

SLY 'SZh 

= onfep pueT 

"3ST Te3IOL 

S8I0Y Te30L ST°8F 

‘398d JUOII Ten3oy 0Z€ 

FEI 

S WO¥

‘uOT3RTNOTED Sheard [e303 SUF OF SINGTIIUOD JOU Op FEYI SSUTT SSIOUSP 

x 

ATEMIPTS 

STS WEP 

lo 

00T 

© 

S9I2Y 29° 0 

MO¥ Q¥ ETEVI IVY 

T8mas WIo§ 

WLy G7

SLY '0SE 

00T 

00SL 

S8I0Y £L°9% 

SE¥OY WEY HO HTEVI HIVY 

POY POABA| 

X | 

57g we

000'SL 

00T 

000SL 

S®I9Y 00°T 

41IS EWOH HO FTEVI ILVY 

PECH TRAD 

0 

¥00T 

© 

000070 0000°T 00°€82T00°0Z€E 

PEO¥ 311d 

ante 

uoseay 

-[pyy 

=23ey 

yadeg 

3uoxd 

yzdeq 

obejuoxd 

uot3dTaosaq 

s3juswasozdur 

NYTNDTUNT 

x $I0308d 

« 

oT1and 

| 

SHY 

S,¥0 ILYAINd 

08-¥°(08-¥ °TCeL pueT 

I0J 

S9]PWTIISH SNTEA puel 

Juedes| 

| 

pasozdur| 

X 

| 

I 

T 

| 

LEO00P-708d| 

$00Z/€2/%0 

ONITTEMA XATINYI HTONIS SATIRIUSL ADL ISH 9202 

| 

HIETINOD 

Lp000P-708d| 

$002/0T/S0 

9018 AYOSSHIIY 

¥ ST°8F 

:SEYOY 

| 

H13TINOD 

LL000P-508d| 

S00Z/T0/L0 

9018 AYOSSEIIY 

6102/€0/90 $00T 

"E°¥°d 

FLETINOD 

pp10-028d| 

0202/ST/0T 

| 

NOTYAINI-TIAONEY 

STOOHOS DITEAd STIIH UYMONEY :TO0UDS 

I 

T 

: 

snijeis 

TaquInN 

3eq 

{ 

(s)3Twasg burpring 

¥ 

:HUTUOZ AOYAWI-TYIINIAISHY 

:SSerd| 

0°00T 

QEIIT¥EA ION 

LET/TE9S 

HIONIT S,W¥¥-£0) 

am| 

1002/02/60 000 zzz 

| 

1sn¥s 

a mon¥d SI

0°0 

fekctctel 

MEHLO/AES0 ION-TZ 

am 

900z/1£/21 

10 

| INNYOL 

3 

a FDN¥E SI

0°0 

QEEA502TL00TT60810Z) 

¥EHIO/dESO ION-TZ 

am| 

8102/90/60 

[0 

| 

ISO¥L 

¥ ENNYOL SI

0°00T 

QaIA;7E07000T906T02 

¥EHIO/AESO ION-TZ| 

aM| 

6T02/£0/90 [xxx xxx 

M ENAYM 

Tsuear 

Ag 

obeg 

» 

| 

adAL 

23eq 

[EES 

-judad 

PITITISA 

I3qTT 

STes 

Jo 

swIsr| 

"3sur 

ates 

ates 

9

9202/60/10 

uo psjuTig 

INEM 

:A3unod 

dIHSNMOL ENIATY 

:UOTIDTPSTIANL 

QdVvO 4003 IAILVLINIL 9202

← View full record