Property Appeal Documents-10 Mile Rd.pdf

Paul Chirco, Petitioner V City Of St. Clair Shores, Respondent · 24-003404-TT

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Sot 

0A 

JF 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

PROPERTY TAX APPEAL PETITION FORM 

VALUATION / EXEMPTION / CLASSIFICATION APPEAL 

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

Non-Property tax disputes. 

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

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

submit this document, you may be held in default. 

Section 1: Petitioner’s Contact Information 

First Name 

M.I. 

Last Name/Company Name 

PAUL 

7 | CHIR C@ 

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

i%A] 

S HARK 

WAY 

Stat 

ZIP 

Cod 

- 

fr 

SHELBY TwE 

wt |" Z£3/6 

Telephone Number 

Fax Number 

SEL 419-9078 

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

PCHRD 

© CHIR 

CO TITLE . CAT 

Section 2: Petitioner’s Altorney Authotized Representative’s Contact Information 

First Name 

Last Name 

Firm Name (if any) 

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

City or Town 

State 

ZIP Code 

Telephone Number 

Fax Number 

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

Section 3: Subject Property Information 

How many 

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

parcelsareyou | [] vest 

[_] No* 

appealing? 

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

iizices® 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 4: Issues Being Appealed (check 

all that apply) 

[0 True Cash and Taxable Value 

[0 Poverty Exemption 

JX(Taxable Value Only (calculation) 

[J Disabled Veterans Exemption 

[J Uncapping of Taxable Value 

O 

Eligible Manufacturing Personal Property (ESA) 

Oa Exemption from Taxation (other than the denial of a 

[J Classification 

Principal Residence or Qualified Agricultural Exemption) 

Section 5: Explain the Reason for this Appeal 

ZL pectuaed 

0 = 

on 

7/4/23 raw. 

en? 

a good 

fails 

Lhasz. 

We Aang oo feed 

Zid 2023 PNG, ay; 

7 0 Zh J 

oh el 

7 

bo 

Hii an vbars 

wduoZeors 

hc on 

Section 6: Jurisdictional Issues 

Year(s) you are appealing: ZC, ZL 

/ 

Did you protest the assessment at a Board of Review (80Ry? JX] Yes 

O No 

If Yes, check which BOR you attended AND attach the BOR decision; Bf March 

O July 

Od December 

If No, check the applicable reason(s): 

O 

Not required to attend 

Od Assessment Change Notice was not received by Petitioner 

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

Od Appealing within 35 days of State Tax Commission Order

gies” 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 7: Valuation Information “use the multipie parcel form for additional, contiguous parcels. 

Parcel Identification Number: 

5009 -/Y-2b- 153-018 

Classification of Property: 

j=, 

Personal 

(check one) 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

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

? [26,000 

ry Value as established by the BOR: 

(26. 000 

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

/99,Cd0 

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

95 oo 

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

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

Parcel Identification Number: 

Current Classification of Property as established by Board of Review: 

Real 

Personal 

(check one) 

a 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utili 

Oo 

(check one) 

What do you believe is the property’s classification? 

Real 

Personal 

(check one) 

O 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

Ifimproved property, how is the property currently being used? 

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

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Fee Information 

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

[ ves 

No 

Are you appealing ONLY the denial of a Poverty Exemption or Disabled Veterans Exemption? 

a - 

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

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

If you are appealing more than one 

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

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

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

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 and under 

$125.00 

$100,000.01 to $500,000.00 

$200.00 

$Over $500,000.00 

$300.00 

If your property is 

NOT residential property (see MCL 205.762) and 

the State Equalized Value or Taxable Value in contention is: 

Filing Fee is: 

$100,000.00 and under 

$250.00 

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

If your property is 

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

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

Signature *required 

Petitioner or =z 727 

tativé’s Signature: 

3 

Ist 

7 7 7 

7 

ZF

2024 

BOARD OF RES 

nt 

| 

City of St. Clair 

27600 Jefferson Cir 

C fair Shores, 

| 

rive 

| 

| 

NAME AND ADDRESS OF OWNER OR PERSCN 

NA 

ESSMENT ROLL: 

ode required. 

Pro, 

vty address 

i 

| 

| 

RCO. DENISE 

A/ PAUL T 

| 

HARROW WAY 

i 

I 

| 

I] 

A. 

SHELBY TWP Mi 48316 

THIS PROPERTY IS CLASSIFIED 

402 

(RESIDENTIAL-VACANT) 

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

wo compute your assessment and taxable value 

The Board 

They have made 

5009-14-26-153-013 

nn the information you supplizd. 

npleted their review ot» 

2 following determination based 

© 

me 

[2024 

ORIGINAL ASSESSED VALUE 

126,000 

[2024 

"BOARD OF REVIEW" ASSESSED VALUE 

126,000 

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

AL TAXABLE VALUE 

ORI 

0 

"BOARD OF REVIEW" TAXABLE VALUE 

126.000 

2024 

PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 

0.0000 

Pleus 

ire to contact the assessor at 

thie address listed above or call if you hove any gestions. 

ru disagree with the decision of the Board of Roview you may appeal to the 

x Tribunal. Effective Marc’ 

| 

s.the 

Tribunal no longer will accept small claims letter appeals. You are required to fi 

nto initiate a new small claims appeal. 

Petition 

forms are available on their website https://www.michigan.gov/taxtrib/0,4677,7-187-38254---.G0.htmi 

. The deadline for appeais are May 

31 for Commercial Real. Industrial Real, Commercial Personal, Industrial Personal and Utility Personal Property. The deadline for 

dential property i 

Lansing. M1! 45909

Me Depress, 

THIS IS NOT A TAX BILL 

L-4400 

Notice of Assessment, Taxable Valuation, and Property Classification 

tos 

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: Assessing Department 

PARCEL IDENTIFICATION 

City of St. Clair Shores 

PARCEL NUMBER: 

5009-14-26-153-018 

27600 Jefferson Circle Drive 

St. Clair Shores, MI 48081 

PROPERTY ADDRESS: 

10 MILE RD 

ST CLAIR SHORES, MI 48080 

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

PRINCIPAL RESIDENCE EXEMPTION 

ST 

AE Oo SE ARG 

% Exempt As "Homeowners Principal Residence": 

.00% 

CHIRCO, 

DENISE A/ 

PAUL 

T 

% Exempt As "Qualified Agricultural Property": 

.00% 

res Ril La 8316-1353 

% Exempt As "MBT Industrial Personal": 

.00% 

JL TOL] 

Erp CE 

Pl FLL 

LL EF 

% Exempt 

As "MBT Commercial Personal": 

.00% 

Exempt As "Qualified Forest Property": 

O Yes 

No 

Exempt As "Development Property": 

[1 Yes 

No 

LEGAL DESCRIPTION: 

LAKE ST. CLAIR GARDENS SUB'N NO 

1 (L1U, P85) 

E 20' OF LOT 158 & ALL OF LO 159 ALSO ALL 

I HAT PART OF VACATED 10 

MILE ADJ 

ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 

402 

(RESIDENTIAL-VACANT) 

PRIOR YEAR'S CLASSIFICATION: 

402 

(RESIDENTIAL-VACANT) 

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

PRIOR AMOUNT 

CURRENT 

CHANGE FROM 

year by approximately: 

$5,138 

YEAR: 

2023 

ean 

fa" 

CURRENT YEAR 

1. TAXABLE VALUE: 

68,193 

126,000 

57,807 

2. ASSESSED VALUE: 

126,000 

126,000 

0 

3. TENTATIVE EQUALIZATION FACTOR: 

1.000 

4. STATE EQUALIZED VALUE (SEV): 

126,000 

126,000 

0 

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

WAS 

6. Assessor Change Reason: 

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: 

Vicky Shipman 

586-447-3355 

vickys@scsmi.net 

March Board of Review Appeal Information. The board of review will meet at the 

following ve times:

File No. 

10 Mile Vac Land 

John E Sloan Living Trust 

File Number: 

10 Mile Vac Land 

In accordance with your request, 

| have appraised the real property at: 

09-14-26-153-018 10 Mile Road 

Saint Clair Shores, MI 48080 

The purpose of this appraisal is to develop an opinion of the market value of the subject property, as vacant. 

The property rights appraised are the fee simple interest in the site 

In my opinion, the market value of the property as of 

March 27, 2023 

is: 

$165,000 

One Hundred Sixty-Five Thousand 

Dollars 

The attached report contains the description, analysis and supportive date for the conclusions, 

final opinion of value, descriptive photographs, limiting conditions and appropriate certifications. 

\ 

0) 

EDWARD J. N 

ded Res. Appraiser

LAND APPRAISAL REPORT 

Census Tract 2519.00 

File No. 

10 Mile Vac Land 

LENDER DISCRETIONARY USE 

Properly 

Address 09-14-26-153-018 10 Mile Road 

City Saint Clair Shores 

County 

Macomb 

Slate MI 

Zip Code 48080 

Sale Price 

$ 

Legal Description See Attached Addendum 

Date 

Owner/Occupant Vacant Lot 

Map 

Reference SMSA 2160 

Morlgage Amount ~~ § 

Sale Price $ Na 

Dale of Sale Na 

Property Rights Appraised | Morlgage Type 

Loan charges/concessions to be paid by seller § Na 

Fee Simple 

Discount Points and Other Concessions 

RE. Taxes § 3,199.56 

Tax Year 2022 

HOA §/Mo. 0.00 

O 

 Leashold 

Paid by Seller 

H 

Lender/Client John E Sloan Living Trust 

Condominium (HUD/VA) 

PUD 

Source 

LOCATION 

[J Urban 

Suburban 

Rural 

NEIGHBORHOOD ANALYSIS 

Gud 

ap 

fai 

or 

BUILT UP 

Over 75% 

(3 25-15% 

(J under 25% 

Employment Stability 

0 

og 

GROWTH RATE 

[J Rapid 

Stable 

Slow 

Convenience to Employment 

0 

(BRE) 

PROPERTY VALUES 

[X) Increasing 

OJ stable 

[J peclining 

Convenience to Shopping 

[@] 

O00 

DEMAND/SUPPLY 

[XJ shortage 

[J in Balance 

OJ) over supply 

Convenience to Schools 

[I] 

0 

MARKETING TIME 

1X] Under 

3 Mos 

(J 3-6 Mos. 

[J Over 

6 Mos. 

Adequacy of Public Transportation 

[J 

00 

PRESENT LAND USE % 

LAND USE CHANGE __ | PREDOMINANT 

SINGLEFAMILYHOUSING | Recreation Facies 

OxO0O 

Single Family 

100%] Not Likely 

OCCUPANCY 

PRICE 

AGE 

[Adequacy 

of Facliiies 

[I] 

00 

2:4 Family 

0%) Likely 

OJ | owner 

$(000) 

(ws) 

| Property Compatibility 

O 

00 

Multi-Family 

0%| 

In process 

OO | renant 

] 

250 Low 

1 | Protection from Detrimental Cond. 

~~ [J 

O00 

Commercial 

0%] To: 

Vacant (0-5%) 

900 High 

120 | Police 

& Fire Protection 

O 

gg 

Industrial 

0%)| 

Vacant (over 5%) 

ad 

Predominant 

General Appearance of Properlies 

0 

O [@] 

Vacant 

0%] 

450 

- 

70 Appeal lo Market 

0 

00 

o 

Nole: Race or the racial composilion of Ihe neighborhood are nol considered reliable appraisal factors. 

comments 

The subject neighborhood consists of 

mixture of architectural styles and designs of single family dwellings. The neighborhood is in close proximity to main roads, schools, 

hospitals, and all normal city services including, police and fire departments. 

Dimensions 60x108 

Topography 

Level 

Site Area 

6480 Sq.Ft. 

Corner Lot 

No 

Size 

Average 

Zoning Classification RA 

Zoning Compliance Single Family 

Shape 

Rectangular 

HIGHEST & BEST USE: 

Present Use Vacant 

Other Use 

Drainage 

None 

UTILITIES 

Public 

Other 

SITE IMPROVEMENTS Type 

Public 

Private 

| View 

Res;Canal 

Electriclly 

Street 

Asphalt 

0 

Landscaping 

None 

Gas 

Curb/Gutier 

None 

Oo 

Od 

Driveway 

None 

Waler 

Sidewalk 

None 

Apparent Easements 

None 

Sanitary Sewer 

Street Lights 

Yes 

[0] 

FEMA Flood Hazard 

~~ Yes® 

No X 

Storm Sewer 

Alley 

None 

0 

0 

FEMA" Map/Zone 

__X LOMA 

Comments (Appareni adverse easements, encroachments, special assessments, slide areas, elc.): 

The subject is sited on a canal front lot and has a Lake 

St. Clair view in the front of the lot. The lake view slightly adds to the value and marketability of the subject. There 

is a steel seawall at 

both water fronts. 

The undersigned has recited inree recent sales of properties most similiar and proximate to subject and has considered these in Ihe marke! analysls 

The descriplion includes 

a dollar 

adjustment, 

reflecting markel reaction lo nose items of significant variation belween the subject and comparable properties. 

11 

a significant tem in the comparable property is superior 

In, 

or more favarable than, 

(he subjecl properly. 

a minus (+) adjustment is made, 

thus reducing Ine indicated value 

of subject 

il 

a significant ilem in the comparable is inferiar 

to 

or less favorable than, 

the subject property. 

a plus (-) adjustment is made, 

Ihus Increasing Ine indicated value of (he subject 

ITEM 

SUBJECT 

COMPARABLE NO. 

1 

COMPARABLE NO. 

2 

COMPARABLE NO. 

3 

09-14-26-153-01¢| 

Lange St. 

41250 Conger Bay 

22625 E 11 Mile Rd. 

Address 

Saint Clair Shore | St. Clair Shores, MI 48080 

Harrison Twp.,MI 48045 

St. Clair Shores, MI 48081 

Proximity to Subject 

0.13 miles SW 

9.66 miles NE 

1.45 miles NE 

2 Sales Price 

$ 

Na 

$ 

140,000 

$ 

218,153 

$ 

260,000 

le Price/ 

S$ 

@$ 

140,000 

$ 

218,153@ 

$ 

260,000 

E{ Data Source 

rc/ml 2220001431 

rc/ml 58031395395 

rc/ml 2210052569 

Bd VALUE ADJUSTMENTS | 

DESCRIPTION 

DESCRIPTION 

| 

35 pgusiment 

DESCRIPTION 

| 

3s ndjsirent 

DESCRIPTION 

| 

(35 Agusiment 

fe] Sales or Financing 

ArmLth 

' 

ArmLth 

H 

ArmLth 

: 

[4 Concessions 

Cash:0 

: 

Cash;0 

: 

Conv:0 

: 

[24 Dale of SalfTime 

05/19/2022 

i 

4,200 07/18/2022 

: 

11/19/2021 

i 

[8] Location 

Residential 

Residential 

1 

Residential 

f 

Residential 

i 

2 Site/View 

Canal/Lake 

Canal 

: 

20,000 | Lake front 

| 

-50,000 | Canal 

: 

20,000 

I=] Lot size 

680x108 

63x109 

H 

50x150 

H 

51x120 

i 

7 

' 

i 

1,142 square ft. 

: 

-114,000 

: 

: 

home on site 

i 

Net Ad] (total 

[J 

7s 

24,200 [J+ 

50,000 (J+ 

's 

94,000 

Indicated Value 

17. 

Gross 

4 

Gross: 

51.5 

of Subject, 

17.31 

164,200 | Net 

-229|$ 

168,153 | Nel 

-36.2|% 

166,000

LAND APPRAISAL REPORT 

File No. 10 Mile Vac Land 

The undersigned has recited three recent sales of properlies most similiar and proximal (o subject and has considered (hese in the market analysis 

The description includes a dollar 

adjustment, reflecting marke! reaction lo those ftems of significant variation between the subject and comparable properties 

If a significant flem in Ihe comparable properly Is superior 

to, or more favarable 

than, 

the subject properly. 

a minus (-) adjustment is made, 

thus reducing the Indicated value of subject: 

It 

3 Significant item in the comparable 

is inferior (o 

or less favorable than. 

Ihe subject property. 

a plus (-) adjustment is mads, 

1hus increasing the indicaled value 

of the subject 

ITEM 

SUBJECT 

COMPARABLE NO. 4 

COMPARABLE NO. 

5 

COMPARABLE NO. 6 

09-14-26-153-01¢| 27900 Jefferson Ave. 

22607 E 11 Mile Rd. 

I) Address 

Saint Clair Shore:| 

Saint Clair Shores, MI 48081 

Saint Clair Shores, MI 48081 

2) Proximily to Subject 

1.52 miles NW 

1.45 miles NW 

Iq Sales Price 

3 

Na 

$ 

262,000 

$ 

282,500 

3 

Ed price/ 

s 

os 

262,0001 

$ 

282,500@ 

s 

[7] 

fo] Data Source 

re/ml 20221052751 

rc/ml 2210044894 

Ef VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

| 

36 pggsment 

DESCRIPTION 

| 

(ys admens 

DESCRIPTION 

So AR 

Ry Sales or Financing 

ArmLth 

H 

ArmLth 

| 

B=} Concessions 

Conv:0 

: 

Conv;-2500 

: 

-2,500 

3 Dale of Sale/Time 

10/18/2023 

' 

08/27/2021 

i 

] Location 

Residential 

Residential 

: 

Residential 

J 

BY sienview 

Canal/Lake 

Canal 

: 

20,000 | Canal 

: 

20,000 

Lot size 

60x108 

56.70x108 

i 

51x120 

h 

1.564 square ft. 

| 

-156,000|1,142 square ft. 

! 

 -114,000 

home on site 

: 

home on site 

: 

Net Ad] (lotal 

0. 

[X-is 

136,000[(J. 

(XJ. 

1s 

96500[(J, 

[J. 

7s 

Indicated Value 

Gross: 

67.2 

Gross: 

48.3 

Gross: 

of Subject 

Net: 

-51.9]|s 

126,000 | Nel 

-34.2)% 

186,000 | Net; 

$ 

Comparable sales #4 and #5 were utilized as additional support to the estimated market value of the subject. 

ADDITIONAL COMMENTS

ADDENDUM 

Borrower: 

File No.: 

10 Mile Vac Land 

Property Address: 09-14-26-153-018 10 Mile Road 

Case No.: 

City: Saint Clair Shores 

State: MI 

Zip: 48080 

Lender: John E Sloan Living Trust 

Legal Description 

LAKE ST. CLAIR GARDENS SUB'N NO 1 (L10, P65) E 20" OF LOT 158 & ALL OF LOT 159 ALSO ALL THAT PART OF 

VACATED 10 MILE ADJ

File No. 

10 Mile Vac Land 

DEFINITION OF MARKET VALUE: 

The most probable price which a properly should bring in a competitive and open market 

under all conditions requisite lo a fair sale, lhe buyer and seller, each acting prudently, knowledgeably and assuming the price is not 

affected by undue stimulus. 

Implicit in this definition is the consummation of a sale as of a specified dale and the passing of lille from 

seller to buyer under conditions whereby: 

(1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, 

and each acting in what he considers his own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment 

is made in terms of cash in U.S. 

dollars or in terms of financial arrangements comparable thereto; and (5) the price represents the normal 

consideralion for the properly sold unaffected by special or creative financing or sales concessions granted by anyone associaled with the 

sale. 

“Adjustments lo the comparables must be made for special or creative financing or sales concessions. 

No adjustments are necessary for 

those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are readily identifiable since the 

seller pays these costs in virtually all sales transactions. 

Special or creative financing adjustments can be made lo the comparable properly 

by comparisons to financing terms offered by a third party inslilutional lender thal is nol already involved in the property or lransaction. Any 

adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concession but the dollar amount of any 

adjustment should approximate the market's reaction to the financing or concessions based on the Appraiser's judgment 

STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION 

CONTINGENT AND LIMITING CONDITIONS: 

The appraiser's certification that appears in the appraisal report is subject to the 

following conditions: 

1. The appraiser will not be responsible for matlers of a legal nalure hal affect eilher the properly being appraised or the litle lo 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. 

2. 

The appraiser has provided a skelch in the appraisal report lo show approximate dimensions of the improvements and the sketch is 

included only lo assist the reader of the report in visualizing the properly and understanding the appraiser's determination of its size. 

3. 

The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or other data 

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

appraiser is nol a surveyor, he or she makes no guarantees, express or implied, regarding this determination. 

4. 

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

arrangements to do so have been made beforehand. 

5. 

The appraiser has estimated lhe value of lhe land in the cost approach al ils highest and best use and the improvements at their 

contributory value. 

These separale valuations of the land and improvements must not be used in conjunction with any other appraisal and 

are invalid if they are so used. 

6. 

The appraiser has noled in the appraisal report any adverse conditions (such as, needed repairs, depreciation, the presence of hazardous 

wasles, loxic subslances, elc. 

) observed during the inspection of the subject properly or that he or she became aware of during the normal 

research involved in performing the appraisal. 

Unless otherwise staled in the appraisal report, the appraiser has no knowledge of any hidden 

or unapparenl conditions of the property or adverse environmental conditions (including the presence of hazardous wastes, loxic 

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 lo discover whether such conditions exist. 

Because the 

appraiser is nol an expert in the field of environmental hazards, the appraisal report must nol be considered as an environmental assessment 

of the property. 

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

considers lo be reliable and believes them to be true and correct. 

The appraiser does not assume responsibility for the accuracy of such 

ilems that were furnished by other parties. 

8. 

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

Appraisal Practice. 

9. 

The appraiser has based his or her appraisal report and valuation conclusion for an appraisal thal is subject lo satisfactory completion, 

repairs, or alterations on the assumption thal completion of the improvements will be performed in a workmanlike manner.

File No. 

10 Mile Vac Land 

APPRAISERS CERTIFICATION: 

The Appraiser cerlifies and agrees hat 

1. 

I'have researched the subject marke! area and have selected a minimum of three recent sales of properlies most similar and proximate 

to the subject property for consideration in the sales comparison analysis and have made a dollar adjustment when appropriate to reflect the 

market reaction to those items of significant variation. 

If a significant item in a comparable property is superior to 

, or more favorable than, 

the subject property, 

| have made a negative adjustment to reduce the adjusted sales price of the comparable and, 

if a significant item in a 

comparable property is inferior lo, or less favorable than the subject properly, 

| have made a positive adjustment lo increase the adjusted 

sales price of lhe comparable. 

2. 

| have taken info consideration the factors that have an impact on value in my development of the estimate of market value in the 

appraisal report. 

| have not knowingly withheld any significant information from the appraisal report and 

| believe, to the best of my 

knowledge, that all statements and information in the appraisal report are true and correct 

3. 

I'stated in the appraisal report only my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject 

only lo the contingent and Limiting Conditions specified in this form. 

4. 

Ihave no present or prospective interest in the property that is the subject to this report, and 

| have no present or prospective personal 

interest or bias with respect to the participants in the transaction. 

| did not base, either partially or completely, my analysis and/or the 

eslimale of marke! value in the appraisal report 

on the race, color, religion, sex, handicap, familial status, or national origin of either the 

prospeclive owners or occupants of the subject property or of lhe present owners or occupants of the properties in the vicinity of the 

subject property. 

5. 

I'have no present or contemplated future interest in the subject property, and neither my current or future employment nor my 

compensation for performing this appraisal is contingent on the appraised value of the property. 

6. 

| was not required fo report a predetermined value or direction 

in value thal favors the cause of the client or any related party, 

the amount of the value estimale, the attainment of a specific result, or the occurrence of a subsequent evenl in order lo receive my 

compensation and/or employment for performing the appraisal. 

| did not base the appraisal report on a requested minimum valuation, a 

specific valuation, or the need to approve a specific mortgage loan, 

7. 

| performed this appraisal 

in conformity with the Uniform Standards of Professional Appraisal Praclice thal were adopled and 

promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place as of the effective dale of this appraisal, 

with the exception of the departure provision of those Standards, which does not apply. 

| acknowledge that an eslimate of a reasonable 

time for exposure in the open market is a condition in the definition of market value and the estimate 

| developed is consistent with the 

marketing time noted in the neighborhood section of this report, unless 

| have otherwise staled in the reconciliation section. 

8. 

| have personally inspected 

lhe subject properly and the exterior 

of all properties listed as comparables 

in the appraisal report. 

| further cerlify that 

| have noled any apparenl or known adverse conditions in the subject improvements, on the 

subject site, or on any sile within the immediate vicinily of the subjecl property of which 

| am aware and have made adjustments for these 

adverse conditions in my analysis of the property value to the extent that 

| had market evidence to support them. 

| have also commented 

about the effect of the adverse conditions on the marketability of the subject property. 

9. 

| personally prepared all conclusions and opinions abou the real eslale thal were sel forth in the appraisal report. 

If | relied on 

significant professional assistance from any individual or individuals in the performance of the appraisal or the preparation of the appraisal 

report, 

| have named such individual(s) and disclosed the specific tasks performed by them in the reconciliation seclion of this appraisal 

report. 

| certify thal any individual so named is qualified to perform the tasks. 

| have not authorized anyone lo make a change to any item in 

the report: therefore, 

if an unauthorized change is made to the appraisal report, 

| will take no responsibility for it. 

SUPERVISORY APPRAISER'S CERTIFICATION: 

fa supervisory appraiser signed the appraisal report, he or she certifies 

and agrees (hal: 

| directly supervise the appraiser who prepared the appraisal report, have reviewed the appraisal reporl, agree with the 

statements and conclusions of the appraiser, agree to be bound by the appraiser's certifications numbered 4 through 7 above, and am taking 

full responsibility for the appraisal and the appraisal report. 

ADDRESS OF PROPERTY APPRAISED: 

 09-14-26-153-018 10 Mile Road, Saint Clair Shores, MI, 48080 

APPRAISER: 

SUPERVISORY APPRAISER (only if required)

SUBJECT PROPERTY PHOTO ADDENDUM 

Borrower: 

File No.: 

10 Mile Vac Land 

Property Address: 09-14-26-153-018 10 Mile Road 

Case No.: 

Cily: Saint Clair Shores 

Stale: MI 

Zip: 48080 

Lender: John E Sloan Living Trust 

FRONT VIEW OF 

SUBJECT PROPERTY 

Appraised Dale: March 27, 2023 

Appraised Value: $ 165,000 

REAR VIEW OF 

SUBJECT PROPERTY 

STREET SCENE

Borrower: 

File No.: 

10 Mile Vac Land 

Property Address: 09-14-26-153-018 10 Mile Road 

Case No.: 

City: Saint Clair Shores 

State: MI 

Zip: 48080 

Lender: John E Sloan Living Trust 

View across from subject 

View rear of subject

LOCATION MAP 

Borrower: 

File No.: 

10 Mile Vac Land 

Property Address: 09-14-26-153-018 10 Mile Road 

Case No.: 

City: Saint Clair Shores 

State: MI 

Zip: 48080 

Lender: John E Sloan Living Trust 

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AERIAL MAP 

Borrower: 

File No.: 

10 Mile Vac Land 

Property Address: 09-14-26-153-018 10 Mile Road 

Case No: 

Stale: MI 

Zip: 48080 

City: Saint Clair Shores 

Lender: John E Sloan Living Trust 

Subject 

| 

09-14-26-153-018 10 Mile Road 

| 

Saini Clair Shores. MI 48080

Borrower: 

File No.. 

10 Mile Vac Land 

Property Address: 09-14-26-153-018 10 Mile Road 

Case No.: 

City: Saint Clair Shores 

State: MI 

Zip: 48080 

ohn E Sloan Living Trust 

Lend 

GRETCHEN WHITHER 

vi er 

STATE 

OF 

MICHIGAN 

| 

| 

DEPARTMENT 

OF 

LICENSING 

AND 

REGULATORY 

AFFAIRS 

P8382367 

BUREAU 

OF PROFESSIONAL 

LICENSING 

LICENSE 

| 

+ 

EDWARD 

JOSEPH 

NADER. 

JR 

LICTNSE 

uo. 

CHPIRATION DATE 

1204001374 

07/31/2023 

CERTIFIED RESIDENTIAL 

APPRAISER 

AUBTT 

He 

3474228 

ara 

100% DOCUMENT 1 DULY E3UED

American Land Title Association 

ALTA Settlement Statement - Borrower/Buyer 

Adopted 05-01-2015 

Chirco Title Agency, Inc. 

ALTA Universal ID: 1032110 

26800 Harper Ave. 

St. Clair Shores, Mi 48081 

File No./Escrow No.: 

Print Date & Time: 

Settlement Location: 

Officer/Escrow Officer: 

C-178171 

July 14, 2023 1:32 pm 

26800 Harper Ave. 

St. Clair Shores, MI 48081 

Property Address: 

Vacant E. 10 Mile Rd. 

Saint Clair Shores, MI 48080 

Borrower: 

Paul Chirco and Denise Chirco 

3045 Harrow Way 

Shelby Township, MI 48316 

Seller: 

The John E. Sloan and Marilyn A. Sloan Living Trust dated November 8, 2010 

168 Fisher Road 

Grosse Pointe Farms, MI 48236 

Lender: 

First State Bank 

Settlement Date 

: 

July 14, 2023 

Disbursement Date 

: 

July 14, 2023 

Description 

Borrower 

Debit 

Credit 

Financial 

Lender Credits from First State Bank 

400.00 

Sale Price of Property 

190,000.00 

Loan Amount 

100,000.00 

Loan Charges to First State Bank 

Underwriting Fee 

950.00 

Credit Report 

88.00 

Flood Certification 

11.50 

Tax Service Fee to Tax Service 

90.00 

Prepaid Interest 

$21.92 per day from 07/14/23 to 08/01/23 

438.36 

First State Bank

Description 

Borrower 

Debit 

Credit 

Title Charges and Escrow/Settlernent Charges (continued) 

Coverage: 

$100,000.00 

Premium: 

$603.00 

Version: ALTA Short Form Residential Loan Policy One-to-Four Family Residence 

(2021) 

Owner's Title Insurance to Chirco Title Agency Inc. 

1,247.00 

Coverage: 

$190,000.00 

Premium: 

$1,247.00 

Version: ALTA Owners Policy (2021) 

Government Recording and Transfer Charges 

Record Warranty Deed to Macomb County Register of Deeds 

35.00 

Transfer Tax to Macomb County Register of Deeds 

1,634.00 

Record Certificate of Trust to Macomb County Register of Deeds 

30.00 

Miscellaneous 

2023 Summer Taxes to St. Clair Shores Treasurer 

3,270.22 

09-14-26-153-018 

Municipal Invoice to St. Clair Shores Treasurer 

12.21 

0-14-26-153-018 

Debit 

Credit 

Subtotals 

198,409.29 

100,400.00 

Due from Borrower 

98,009.29 

Totals 

198,409.29 

198,409.29 

Acknowledgement 

disbursements made on my account or by me in this transaction and further certify 

statement. 

Borrower 

y 

Fos Chirco 

Well have carefully reviewed the ALTA Settlement Statement and find it to be a true and accurate statement of all receipts and 

Settlement Statement. Wei authorize Chirco Title Agency, Inc. to cause the funds to be disbursed in accordance with this 

that 

| have received a copy of the ALTA

Michigan Department of Treasury 

2705 (Rev. 11-16) 

Real Estate Transfer Tax Valuation Affidavit 

Issued under authority 

of Public Act 134 of 1966 and 330 of 1993 as amended. 

This form must be filed with the Register of Deeds for the county where the property is located either when you choose not to enter the amount 

paid for real estate on the deed or when you contract for the transfer or acquisition of a controlling interest in an entity if the real property owned 

by that entity comprises 80% or more of the fair market value of the assets of the entity determined in accordance with generally accepted 

accounting principles. “Controlling interest” means more than 80% of the fotal value of all classes of stock of a corporation; more than 80% of the 

total interest in capital and profiis of a partnership, association, limited liability company, or other unincorporated form of doing business; or more 

than 80% of the beneficial interest in a trust. The tax is based on the value of the real property transferred and is collected at the time the contract 

or instrument of conveyance is submitted for recording. “Value® means the current or fair market worth in terms of legal monetary exchange at the 

time of the transfer. 

1. 

County of Property 

2 

City or Township of Property 

Macomb 

Saint Clair Shores 

3. Names of ALL Sellers 

The John E. Sloan and Marilyn A. Sloan Living Trust dated November 8, 2010 

Seller's Mailing Address(es) 

City 

State 

ZIP Code 

168 Fisher Road 

Grosse Pointe Farms 

MI 

48236 

4. Name of ALL Purchasers 

Paul Chirco and Denise Chirco 

Purchaser's Mailing Address(es) 

City 

State 

ZIP Code 

3045 Harrow Way 

Shelby Township 

Mi 

48316 

5. 

Type and Date of Document 

0 Land Contract 

Date of Contract: 

I Deed 

Date: 

July 14, 2023 

OO Contracis for the transfer or acquisition of a controlling interest in entity where 90% or more of the FMV of the assets are reai property. 

The contract may be attached to this form when it is filed with the Register of Deeds. 

Entity Name 

State of Organization 

Date of Contract 

Entity Address 

6 

Cash Payment and/or Debt Relieved 

7. Amount of Mortgage/Land Contract 

8. 

Total Consideration (Add lines 6 & 7) 

$90,000.00 

$100,000.00 

$190,000.00 

S. Amount of County Tax 

10. Amount of State Tax 

11. Total Revenue Stamps (Add lines 9 & 10) 

$208.00 

$1,425.00 

$1,634.00 

12. If consideration is less than market value, state market value. 

13. Legal Description of Real Estate Transferred 

East 20 feet of Lot 158 and all of Lot 159, also all that part of vacated 10 mile adjacent thereto, "LAKE ST. CLAIR GARDENS SUB'N. NO. 1", 

as recorded in Liber 10, Page 65, of Plats, Macomb County Records. 

CERTIFICATION 

1 certify that the information above is true and complete to the best of my knowledge. 

If signor 

is other than the seller, print name and title 

[lr 

pr Ly Slooun 

Co-Hrustex_ 

bile 

i 

a) 

/ 

If signoris ther than the seller, print nafe and fie 

C o—

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