Tropea.pdf

Jacob A Tropea, Petitioner V Township Of Caseville, Respondent · 25-001678-TT

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RECEIVED 

APR 8:0 2025 

; 

MICHIGAN TAX TRIBUNAL 

hrsmt 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON 1. BROWN, DPA 

GOVERNOR 

DIRECTOR 

LANSING 

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 

MI 

Last Name/Company Name 

JAcop 

A 

TRoPEA 

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

139Y 

GLEN weed 

DR. 

City or Town 

State 

ZIP Code 

. 

LEonARD 

MT 

49367 

Telephone Number 

Fax Number 

FO3-3499 -04 64 

596-152-2913 

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

JACOB, TROPEA © bMAIL .< 0M 

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

First Name 

M1 

Last Name 

Firm Name (if any) 

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

City or Town 

State 

ZIP Cade 

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? 

parcels are you | [7] ves 

No™ 

appealing? 

“if yes, use a multiple parcel form for information regarding any contiguous parcels. 

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

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) 

® True Cash and Taxable Value 

[J Poverty Exemption 

[J Taxable Value Only (calculation) 

{J Disabled Veterans Exemption 

[J Uncapping of Taxable Value 

[3 Eligible Manufacturing Personal Property (ESA) 

[J 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 

please 

sce 

docunent 

jncluged 

Section 6: Jurisdictional Issues 

Year(s) you are appealing: 

. 

R021 ~ 20Q5 

Did you protest the assessment at a Board of Review (BOR)? [3 Yes 

LJ No 

if Yes, check which BOR you attended AND attach the BOR decision: [5 march 

O July 

[} December 

If No, check the applicable reason(s): 

O 

Not required to attend 

[Ml] Assessment Change Notice was not received by Petitioner 

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

0 Appealing within 35 days of State Tax Commission Order 

O Appealing within 35 days of receipt of Notice of Uncapping

eg 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I, BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

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

Parcel! Identification Number: 

PR04-~Y)1-093-00 

Classification of Property: 

Real 

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: 

A?8 ovo 

Current Taxable Value as established by the BOR: 

119.5372 

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

235,000 

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

117,560 

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

62,032 

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) 

O 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

What do you believe is the property's classification? 

Real 

Personal 

{check one) 

0 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

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

Hf 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? 

[| Yes 

[v4} No 

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

O Yes 

No 

If you answered yes to either or both of the above questions, you are hot 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 

$126.00 

$200.00 

$0ver $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. 

Signatiyre *requjred 

AN Wy 

thorized Representative’s Signature: 

q 

: 

Isl 

V

ay 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

EET 

PAPER FILING INSTRUCTIONS FOR 

VALUATION/EXEMPTION/CLASSIFICATION APPEAL 

Follow these instructions for filing this small claims petition. For any questions that are 

not answered in these instructions, see the Tribunal’'s website at 

www.michigan.gov/taxtrib or contact the Tribunal at 517-335-9760. 

Mail the completed form to: 

Michigan Tax Tribunal 

611 W. Ottawa St., Lansing, MI 48933 

U.S. Postal Mailing Address: PO BOX 30232, Lansing, MI 48909 

Other Carriers (UPS, FedEx, DHL): 

2nd Floor MTT, 2407 N. Grand River Avenue, Lansing, MI 48906 

Section 1: Petitioner's Contact Information: “Petitioner” is the person, business, or 

entity filing the appeal. 

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

Petitioner does not have to be represented by an attorney or authorized representative 

to file an appeal with the Tribunal. 

If Petitioner is represented, provide all contact 

information for the attorney or authorized representative. If Petitioner elects to have an 

attorney or authorized representative, only the attorney or authorized representative will 

receive notices and documents from the Tribunal. 

IMPORTANT: If the contact information for Petitioner, or the attorney or authorized 

representative, if listed, includes an email address, the Tribunal will use that email 

address to electronically serve all future documents issued by the Tribunal. A request by 

Petitioner or Petitioner's attorney or authorized representative to opt out of electronic 

service once an email address is provided must be made in writing. 

Section 3: Subject Property Information: 

* 

How many parcels are you appealing: List the number of parcels under 

appeal. 

* 

Are they contiguous or adjoining: 

If multiple parcels are being appealed, 

indicate whether the parcels are adjoining. If multiple parcels are being appealed, 

a separate petition must be filed for each non-adjoining parcel being appealed. 

» 

Property Address: Provide the address

Bo I B 

one 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 5: Explain the Reason for this Appeal: Explain the reason(s) for the appeal. 

Section 6: Jurisdictional Issues: 

¢ 

Year(s) you are appealing: List the tax year(s) being appealed. 

If more than one 

year is being appealed, explain the reason(s). 

» 

Did you protest the assessment at a Board of Review (BOR): Indicate 

whether Petitioner protested the assessment to a BOR. 

e 

If Yes, check which BOR you attended: Check which month Petitioner 

attended the BOR. 

+ 

If No, check the applicable reasons: If Petitioner did not attend a BOR, indicate 

why you did not attend. 

+ 

Did you request a Poverty Exemption at the BOR: Indicate whether Petitioner 

requested a poverty exemption at the BOR. 

¢ 

If Yes, check which BOR considered your application AND attach the BOR 

decision: If Petitioner requested a poverty exemption at a BOR, indicate which 

month the exemption was requested at the BOR. 

If No, explain why: 

If Petitioner did not request a poverty exemption at a BOR, 

explain the reason(s) the poverty exemption was not requested at a BOR. 

Section 7: Valuation Information: Use the Multiple Parcel Form for additional parcels, 

if necessary. True cash value is the property's “usual selling price” or market price. 

Taxable Value is the lesser of the property's State Equalized Value or its capped value. 

Taxable value may only increase by the rate of inflation or 5% (whichever is less) in a 

given year, unless there are additions to the property. 

» 

Parcel Identification Number: Each parcel number being appealed must be 

listed. 

+ 

Classification of Property: Check the classification of the property being 

appealed. 

* 

Current Assessed Value (also known as State Equalized Value) as 

established by the BOR: Provide the current state equalized value (which is 

50% of the true cash value), for the year(s) under appeal. (NOTE: this 

information can be found on the Notice of Assessment or from the decision of the 

BOR). 

¢ 

Current Taxable Value as established by the BOR: Provide the current 

taxable value, for the year(s) under appeal. (NOTE: this information can be found

mst 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

» 

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

Value, enter your contention of Taxable Value: List Petitioner's belief of the 

taxable value of the property for each tax year at issue. 

*If a parcel is being appealed for multiple years, provide the information for each year, 

for each parcel under appeal. 

Use a separate sheet of paper, if necessary. 

Section 8: Classification Information 

¢ 

Parcel Identification Number: Each parcel number being appealed must be 

listed. 

* 

Current Classification of Property as Established by BOR: Check the 

classification of the property being appealed. 

* 

What do you believe is the property’s classification: Check what you believe 

the classification of the property is. 

« 

Ifimproved property, how is the property currently being used: Explain the 

current use of the property. 

« 

If improved property, for what use was the property designed: Explain what 

the property was designed to be used for. 

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: 

If the property at issue has a 

principal residence exemption of 50% or more at the time of the filing of the 

petition, no fee is required. 

* 

Are you appealing ONLY the denial of a Poverty Exemption: There is no fee 

for filing a poverty exemption appeal. However, if you are filing both a valuation 

and poverty exemption appeal, you must still pay the filing fee due for the 

valuation portion if you answered “no” to the question above. 

Use the chart on the petition form to determine the fee. Add $25 for each additional, 

adjoining parcel that you are appealing, not to exceed a total fee of $1,000. If there is 

more than one adjoining parce! under appeal, use the parce! with the highest State 

Equalized Value or Taxable Value in contention for the base fee. If filing multiple 

petitions, a separate payment must be made for each individual appeal or petition. 

Checks, money orders, or other draft payments must be made payable to the State of 

Michigan.

B 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

REMINDERS: 

Pursuant to TTR 277, Petitioner shall provide the Tribunal a copy of the notice or 

action taken by the local board of review or other unit of government. 

You must submit the original, signed completed petition form to the Tribunal. You 

shouid also keep a copy for yourself. 

Muitiple Parcel Attachment to Petition Form: Only use this form if you are appealing 

multiple contiguous (adjoining) parcels in the same appeal. Additional copies of this 

form can be used, as needed. If you are appealing only one parcel, disregard this form. 

See above instructions on Valuation Information for Each Parcel under Appeal. 

The Tribunal will issue a Notice of Filing after an answer is filed and indicate the case is 

ready for the scheduling of a hearing. (TTR 279(6)) 

The Tribunal will send a notice of hearing to the parties no less than 45 days in advance 

of the hearing. To check the status of your appeal, visit our website at 

www.michigan.gov/taxtrib and click on the “Docket Search” option.

Section 5: Explain the Reason for this appeal 

In September 2020, my new wife and 

| put down on our dream parcel at 9850 North Shore Drive in Caseville Township Michigan. Our purchase 

price was $210,000. 

My folks have had a cottage at 9315 Pt Charity Dr, roughly 1.25 miles down the road on the south shore sand point, since 

the mid 70s. 

| was always eager to one day own a cottage on sand point, and purchasing this property was our first step in this process. 

This was my first land purchase in Michigan, thus had no idea how taxation/assessment worked and since 2020 completely overlooked my taxes, 

as again 

| really had no idea how to even decipher it thus paid my 2x yearly taxes in a timely fashion. 

We are now in the late stages of planned building our cottage and this complete discrepancy in my taxes was brought to my naive attention. 

On Tuesday March 11, 

| drove 2.5 hours to attend the BOR appeal meeting armed with the 2x “comparable” parcels that were up for sale at the 

time for $235K each. 

| have included them in this packet as 9855 & 9859 Sunset Drive respectively, as these properties best represented my 

parcel having similar lake front lots/canal lots albeit they both are located at the end of sand point with full western sunset views (i.e. much 

better parcels). 

| was told that there was nothing they could do for me as the assessor who was supposed to be in attendance as well, did not 

show up. Three weeks later, 

| was sent an updated BOR decision, which 

| have included. 

Through an attorney, 

| was told to get an independent appraisal which cost me $400, and 

| began correspondence via email; with Amy Haag, 

Caseville township assessor, of which 

| have included. The bare parcels he had utilized for his assessment sold in 2022 and 2023 respective. 

| 

have since added 2 more parcels at the end of Sand point, which 

| refer to in the email correspondence to Ms. Amy Haag. Both of these lots 

again more resemble what my parcel is like in terms of area, size, plus canal frontage. 97 South Beach is listed for $275K and has been on the 

market for 664 days while 9859 Sunset Drive has been online for 291 days. 

My current/dream retirement build has now been on infinite hold as 

| am extremely worried upon how the assessment will look at the 

conclusion of the potential build with having gone through/paid for what 

| have for the past 5 years. 

I understand that 

| now need to incur an additional $200 just to contest this assessment and have included the said check. 

I sincerely appreciate your attention to this matter. 

Should you have any additional questions or concerns, please don’t not hesitate to contact me. 

Thanks in advance for your time. 

Jake Tropea 

1394 Glen Wood Dr 

Leonard, Mi 48367 

707-799-0464 

Jacob.tropea@gmail.com

Michigan Department of Treasury, 

1018 (Rev, 12.24) 

L-4400 

ie2 

FROM CASEVILLE TOWNSHIP 

AMY HAAG, ASSESSOR 

PO BOX 519 

CASEVILLE, MI 48725-0519 

PARGEL NUMBER; 

3204-411-093-00 

PROPERTY ADDRESS: 

9850 SHORE DRIVE 

PIGEON, MI 48755 

OWNER'S NAME 8 ADDRESS/PERSON NAMED ON ASSESSMENT ROLL: 

1102 

PRINCIPAL RESIDENCE EXEMPTION 

% Exempt As "Homeowners Principal Residence" 

00% 

FEHR AAYTOFALL FOR AADC 480 

% Exempt As "Qualified Agricultural Property": 

00% 

1395 A JAKE 

& GINA 

% Exempt As "MBT Industral Personal’ 

00% 

LEONARD, 

MI 48367-3191 

% Exempt As "MIBT Commercial Personal": 

00% 

hee 

aa by 

gs og 0 

ye 

yn 

Exempt 

As "Qualified Forest Property”: 

[7] Yes 

[X] No 

Exempt 

As "Development Property": 

[JYes 

[X No 

LEGAL DESCRIPTION: 

LOT 5 SAND POINT LAKE SUB. ALSO AN EASEMENT TO USE P 

POINT LAKE SUB TH N 60 DEG W 27' TO POB TH 8 29 DEG W 6 

DEG E 60' MOL TOS L QUTLOT B TH S 60 DEG E 27' TO POB. 

ARCEL OF LAND DESC AS COM AT NW COR OF LOT 22 SAND 

0' MOL TO WATERS EDGE OF LAGOON TH WEY 27" THN 29 

ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 

401 

Residential 

PRIOR YEAR'S CLASSIFICATION IF DIFFERENT: 

401 

Residential 

3 COkeysd 

: 

: 

CURRENT 

CHANGE FROM 

PRIOR AMOUNT 

TENTATIVE AMOUNT 

PRIOR YEAR TO 

YEAR: 

2024 

YEAR: 

2025 

CURRENT YEAR 

1. TAXABLE VALUE: 

174,134 

179,532 

5,398 

2. ASSESSED VALUE: 

~—220600 

| 

264400] 

43,800 

3. TENTATIVE EQUALIZATION FACTOR: 

1.000 

EE 

SL 

4. STATE EQUALIZED VALUE (SEV): 

220,600 

264,400 

43,800 

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

WAS NOT 

6. Assessor Change Reason(s): 

Market Adjustment 

The 2025 Inflation rate Multiplier is: 1.031 

Questions regarding the Notice of Assessment, Taxable Valuation, and Property Classi 

Name: 

fication may be directed to the ‘Following: 

Phone: 

AMY HAAG 

(989) 856-3053 

Email Address: 

ACCURATEASSESSING@GMAIL.COM 

tfiarch Board of Review Appeal Information. The Board of Review will meet at the f

03/19/2025 

10:43 AM 

2025 BOARD OF REVIEW DECISION 

FROM 

CASEVILLE TOWNSHIP 

PO BOX 519 

CASEVILLE, MI 48725 

NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: 

PROPERTY IDENTIFICATION: (Parcel Code required. Property address 

and legal description optional.): 

3204-411-093-00 

9850 SHORE DRIVE 

TROPEA, JAKE & GINA 

LOT 5 SAND POINT LAKE SUB. ALSO AN EASEMENT TO 

1394 GLEN WOOD 

USE PARCEL OF LAND DESC AS COM AT NW COR OF LOT 

LEONARD MI 48367 

22 SAND POINT LAKE SUB TH N 60 DEG W 27' TO POB TH S§ 

29 DEG W 60' MOL TO WATERS EDGE OF LAGOON TH 

WLY 27' THN 29 DEG E 60' MOL TO S 1. OUTLOT B TH $ 60 

DEG E 27' TO POB. 

‘HIS PROPERTY IS CLASSIFIED AS 

401 

(RESIDENTIAL-IMPROVED) 

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

to compute your assessment and-taxable value. 

The Board has completed their review of parcel number 3204-411-093-00 

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

Board of Review Comments: 

OVER ASSESSED 

- 

| 2025 

ORIGINAL ASSESSED VALUE 

264,400 

| 2025 

"BOARD OF REVIEW" ASSESSED VALUE 

225,000 

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

2025 

ORIGINAL TAXABLE VALUE 

179,532 

2025 "BOARD OF REVIEW" TAXABLE VALUE 

179,532 

2025 PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 

0.0000 

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

“Effective March 1, 2013, the Tribunal is no longer able to accept Small Claims letter appeals. Rather, you are required to file a petition to 

initiate a new Small Claims appeal, Petition forms are available on this website.” 

http://www.michigan.gov/taxtrib/0,4677,7-1 87-38254---,00.html

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Rey G mail | 

jacob tropea <jacob.tropea@gmail.com> 

9850 North Shre drive Assessment 3204-411-093-00 

6 messages 

jacob tropea <jacob.tropea@gmail.com> 

Mon, Mar 31, 2025 at 9:20 AM 

To: accurateassessing@gmail.com 

Cc: Gina <gina.tropea@yahoo.com> 

Good Morning Amy 

| hope all is well. 

| attempted to meet with you Tuesday March 11 at 1:00 PM as according to our Notice of Assessment, you were 

supposed to be at the County building. 

| took off work and drove the 2 hours, and didn't get a whole lot accomplished as 

the board had no authority without your presence. 

Our parcel has continually been overvalued due to your assessment as 

| really was looking forward to seeing how you 

came to your assessed valuation, but again that was not to be the case on Tuesday, 03/11. 

In addition to my taking off work and driving 4 hours (round trip) on 03/11, we have hired an appraiser and have attached 

his findings which much more align with what we thought would be obvious in 2020 when we purchased the vacant lot for 

$210,000. 

The PSPA also includes dues that cover our own subdivision road maintenance/snow plowing/waterways independent of 

county tax dollars. 

The below properties are up for sale for $235 and $275K respectively and offer a full western/sunset view plus canal lot 

whereas we look directly north. 

97 South Bch, Sand Point, MI 48755 [Updated 5/28] 

9859 Sunset Blvd, Caseville, MI 48755 [Updated 8/16] 

I look forward to getting this rectified immediately such that we can also address our "overpaid" taxes for the prior 4 years. 

| appreciate your time and have a great day. 

Cheers. 

Jake Tropea 

Agilent Account Manager Michigan 

Manufacturer's Representative 

707-799-0464 

cell 

jacob.tropea@gmail.com 

https://www.agilent.com/home 

"Tips and tricks for performing routine mass spec maintenance without an expert."

Benshtop service exchange 

https://www.agilent.com/en/services/analytical-instrument-services/service-plans/crosslab-instrument-services/repair- 

exchange-services 

Isca-fieldrepaircenter@agilent.com 

3 attachments 

(i Doc1.docx 

677K 

(i Doc2.docx 

826K 

bra VLSHOR9850_9850 North Shre Drive Appraisal_03272025.pdf 

933K 

Fri, Apr 4, 2025 at 8:00 AM 

Amy Haag <accurateassessing@gmail.com> 

To: jacob tropea <jacob.tropea@gmail.com> 

Mr. Tropea - 

| understand your frustration that you were unable to see me during the Board of Review. The purpose of the Board of 

Review is to "hear petitions that challenge a decision of the assessor. 

It is the Board of Review's responsibility to make an 

independent judgment based on the facts and on law." The assessor is not required to be present at the meetings and 

has no authority to make any changes, only the board of review has that authority. 

| do try to make as many of them 

as possible but we have a time constraint with the amount of meetings we hold and they must be held during a certain 

time period making townships overlap, but again the assessor has no authority over them. 

I' have attached the BOR decision in case you didn't receive it yet, reflecting that the BOR did make an adjustment on the 

assessed value. 

| have attached your appraisal to your file for next year to be reviewed. 

It would have been valuable to 

have seen your appraisal before values were set back in early February when a change on my end could have 

possibly occurred. At this point the BOR decision can not be changed, nor can the assessor make any changes. 

If you 

disagree with the BOR decision the appeal rights can be found at the bottom of the change notice, you can only appeal 

the 2025 assessment. 

| have also attached a State Tax Commission BOR Question and Answer document with some 

highlighted areas on pages 3 and 13. 

Hopefully it will help clear up any questions you might have about BOR. 

Let me know if you have any other questions and would be glad to help. 

Thanks, 

Amy Haag, MAAO 

[Quoted text hidden] 

2 attachments 

bra] ChangeNotice.pdf 

105K

Since you are the assessor, and since we were unable to have this dialogue at the board meeting back in March, can you 

please send me your complete file and comps that you used to make the assessment of my property? 

Thanks in advance. 

[Quoted text hidden) 

[Quoted text hidden] 

Amy Haag <accurateassessing@gmail.com> 

Tue, Apr 8, 2025 at 9:15 AM 

To: jacob tropea <jacob.tropea@gmail.com> 

Jacob - 

Please see attached your record card and the Lake Front Land Study used for this year. 

Thanks, 

Amy 

[Quoted text hidden] 

2 attachments 

br] Lake Front Land Csv Twp Final.pdf 

68K 

04-411-093-00 Record Card.pdf 

48K 

jacob tropea <jacob.tropea@gmail.com> 

Tue, Apr 8, 2025 at 10:28 AM 

To: Amy Haag <accurateassessing@gmail.com> 

Thanks Amy 

Can you please identify which of these "lands" were actually bare/vacant land with no houses as with our current vacant 

parcel? 

Maybe 

| am missing it with what you send, but it doesn't appear obvious. 

[Quoted text hidden] 

[Quoted text hidden] 

jacob tropea <jacob.tropea@gmail.com> 

Thu, Apr 24, 2025 at 11:15 AM 

To: Amy Haag <accurateassessing@gmail.com> 

Hello Amy 

I was just following up on my previous question in terms of understanding your comps. 

[Quoted text hidden] 

[Quoted text hidden]

CASEVILLE TOWNSHIP LAKE FRONT PROPERTIES LAND STUDY 

Rates $5,750 

Parcel Number 

Street Address 

Sale Date 

Sale Price 

Adj. Sale 

$_Asd. when Sold Asd/Adj. Sale 

Cur. Appraisal Land Residual 

Est. Land Value 

Effec. Front 

Depth 

 NetAcres 

Total Acres Dollars/FF Dollars/Acre Dollars/SqFt 

04-524-248-60 

6024 PORT AUSTIN ROAD 

06/29/23 

$680,000 

$680,000 

$266,000 

39.12 

$532,000 

$680,000 

$532,000 

1330 

4150 

127 

127 

$5113 

$536,701 

$1232 

04-004-158-00 

7596 PORT AUSTIN ROAD 

11/04/22 

$465,000 

$465,000 

$168,700 

3628 

$346937 

$356,063 

$238,000 

680 

140.0 

0.22 

022 

$5236 

$1,625,858 

$37.32 

04-003-165-00 

7468 PORT AUSTIN ROAD 

10/06/22 

$320,000 

$320,000 

$96,300 

30.09 

$191,726 

$268,274 

$140,000 

500 

3250 

0.37 

037 

$5365 

$719,233 

$1651 

04-178-098-00 

8254 CRESCENT BEACHROAD ~~ 08/30/23 

$525,000 

$525,000 

$173,900 

3312 

5413615 

$411,385 

$300,000 

750 

2000 

034 

034 

$5485 

$1,195,887 

$27.45 

04-004-140-00 

7808 PORT AUSTIN ROAD 

09/26/22 

$479,000 

$479,000 

$157,500 

32.88 

$313,995 

$427,505 

$262,500 

750 

3500 

0.60 

060 

$5700 

$708,964 

$16.28 

04-227-372-00 

8808 CRESCENT BEACHROAD ~~ 06/03/23 

$460,000 

$460,000 

$161,100 

35.02 

$331,170 

$288,830 

$160,000 

500 

285.0 

033 

033 

$5777 

883272 

$20.28 

04-127-047-90 

8755 POINT CHARITIES AVENUE 

07/12/22 

$488,500 

$488,500 

$139,500 

2864 

$277,579 

$300921 

$90,000 

500 

380.0 

0.44 

044 

$6018 

$690,186 

$15.84 

04-411-063-00 

9740 SHORE DRIVE NORTH 

07/24/23 

$920,000 

$920,000 

$335,500 

3647 

$686,741 

$633,259 

$400,000 

1000 

175.0 

0.40 

040 

$6333 

$1,575271 

$36.16 

04-178-085-00 

8330 CRESCENT BEACHROAD ~~ 08/11/23 

$445,000 

$445,000 

$132,300 

29.73 

$270,296 

$334,704 

$160,000 

500 

175.0 

0.20 

020 

$6,694 

$1,665,194 

$38.23 

04-227-382-00 

8756 CRESCENT BEACH ROAD __ 07/06/23 

$740,000 

$740,000 

$244,900 

33.09 

$509,214 

$329,687 

$160,000 

500 

2220 

0.26 

026 

$6,594 

$1,202,890 

$29.68 

Totals: 

$5,522,500 $5,522,500 

51,876,100 

$3873273 

$4,030,628 

$2,442,500 

701.0 

4.43 

2.43 

sale. Ratio 

=> 

33.97 

Average 

Average 

Average 

ss7sofff 

Std. Dev. => 

334 

per FF=> 

$5,750 

per Net Acre=> 910,464.87 

per SaFt=> 

$20.80 

Rates $4,750 

Parcel Number 

Street Address 

Sale Date 

Sale Price 

Adj. Sale $ 

Asd. when Sold 

Asd/Adj. Sale 

Cur. Appraisal Land R 

Effec. Front 

idual 

Est. Land Value 

Depth 

NetAcres 

Total Acres 

Dollars/FF Dollars/Acre Dollars/SqFt 

04-127-038-00 

8865 POINT CHARITIES AVENUE 

07/07/22 

$160,000 

$160,000 

$37,800 

23.63 

$75,600 

$160,000 

$75,600 

420 

400.0 

039 

033 

$3,810 

$414,508 

$9.52 

04-178-091-00 

8288 CRESCENT BEACH ROAD 

08/24/22 

$285,000 

$285,000 

$110,700 

38.84) 

$220,089 

$204,911 

$140,000 

500 

175.0 

0.20 

020 

$4,098 

$1,019,458 

$23.40 

04-411-028-00 

9667 CRESCENT BEACH ROAD 

~~ 07/28/23 

$520,000 

$520,000 

$206,100 

39.63 

$417,102 

$422,898 

$320,000 

100.0 

0.0 

0.00 

0.00 

$4,229 

 #DIV/O! 

#DIV/0! 

04-524-248-60 

6024 PORT AUSTIN ROAD 

06/29/23 

$680,000 

$680,000 

$266,000 

39.12 

$532,000 

$680,000 

$532,000 

133.0 

4150 

127 

127 

$5113 

$536,701 

$12.32 

04-178-097-00 

8260 CRESCENT BEACH ROAD ~~ 10/06/22 

$705,000 

$705,000 

$263,700 

37.40 

$523,415 

$391,585 

$210,000 

750 

200.0 

034 

0.34 

$5221 

$1,138,328 

$26.13 

04-004-158-00 

7596 PORT AUSTIN ROAD 

11/04/22 

$465,000 

$465,000 

$168,700 

36.28 

$346,937 

$356,063 

$238,000 

680 

1400 

0.22 

022 

$5236 

$1,625,858 

$37.32 

04-003-165-00 

7468 PORT AUSTIN ROAD 

10/06/22 

$320,000 

$320,000 

$96,300 

30.09 

$191,726 

$268,274 

$140,000 

500 

325.0 

037 

037 

$5365 

$719,233 

$16.51 

04-112-038-00 

9129 POINT CHARITIES AVENUE 

11/01/22 

$341,000 

$341,000 

$75,000 

21.99 

$229,463 

$271,537 

$160,000 

50.0 

165.0 

0.19 

0.19 

$5431 

$1,436,704 

$32.98 

04-178-098-00 

8254 CRESCENT BEACH ROAD 

~~ 08/30/23 

$525,000 

$525,000 

$173,900 

33.12 

$413,615 

$411,385 

$300,000 

750 

200.0 

0.34 

034 

$5485 

$1,195,887 

$27.45 

04-004-140-00 

7808 PORT AUSTIN ROAD 

09/26/22 

$479,000 

$479,000 

$157,500 

32.88 

$313,995 

$242,865 

$262,500 

75.0 

350.0 

0.60 

0.60 

$3,238 

$402,761 

$9.25 

Totals: 

$4,480,000 

$4,480,000 

$1,555,700 

$3,263,942 

$3,409,518 

$2,378,100 

718.0 

3.93 

3.93 

Sale. Ratio => 

34.73 

Average 

Average 

Average 

sagsofff 

std. Dev. => 

634 

per FF=> 

$4,749 

per Net Acre=> 868,445.75 

per SaFt=> 

$19.94

Parcel Number: 

3204-411-093-00 

Jurisdiction: 

CASEVILLE TOWNSHIP 

County: 

HURON 

Printed on 

04/08/2028 

Grantor 

Grantee 

Sale 

Sale 

Inst 

Terms 

of 

Sale 

Liber 

Verified 

Prent. 

: 

Price 

Date 

Type 

& 

Page 

By 

Trans. 

HADDAD, 

GEORGE 

& KERRY 

{TROPEA, 

JAKE 

& 

GINA 

210,000} 

09/28/2020 

WD 

03-ARM'S LENGTH 

1718/344 

{PROPERTY TRANSFER 

100.0 

GILL MICHAEL 

A 

& 

DEBORAH 

KHADDAD, 

GEORGE 

& 

KERRY 

201,000. 07/29/2019 WD 

03-ARM'S LENGTH 

675/702 

:DEED 

100.0 

iSEWARD MARIAN 

B TRUST 

GILL MICHAEL A/DEBORAE 

K 

176,000, 

05/26/2016 WD 

(03-ARM’S LENGTH 

DEED 

100.0 

Property Address 

Class: 

RESIDENTIAL-IMPROVZoning: 

R-1 

(*Building 

Permit (s) 

Date 

iNumber 

Status 

9850 

SHORE 

DRIVE 

School: 

CASEVILLE PUBLIC SCHOOLS 

DEMOLISH BLDG. 

09/25/2012 

1201FIRE 

OLD COMPLE 

P.R.E. 

0% 

REPLACE 

SHINGLE 

08/23/2002 

02-111T 

{ASSESSED 

Owner's Name/Address 

VAP #210711 

105 

008 

TROPEA, 

JAKE 

& 

GINA 

2025 

Est 

TCV 528,760 

TCV/TFA: 

0.00 

1394 

GLEN 

WOOD 

. 

- 

: 

LEONARD 

MI 

48367 

X Improved 

{Vacant 

Land Value Estimates 

for 

Land Table LAKE.LAKE 

FRONT PROPERTIES 

Public 

* 

Factors 

* 

Improvements 

Description 

Frontage 

Depth 

Front 

Depth 

Rate 

%Adj. 

Reason 

Value 

po 

BIT Road 

RATE TABLE SHORE DRIVE 

100 Units5750.00000 

90 

CONDITION 

517,500 

Tax Description 

Gravel Road 

: 

0.00 Total Acres 

Total Est. Land Value 

= 

517,500 

LOT 

5 

SAND 

POINT 

LAKE 

SUB. 

ALSO 

AN 

X 

Paved Road 

ipti 

{ 

A 

EASEMENT 

TO USE 

PARCEL 

OF LAND DESC 

AS 

Storm Sewer 

Work Description 

for Permit 

1201FIRE, 

Issued 09/25/2012: 

FIRE 

COM AT 

NW COR 

OF 

LOT 

22 

SAND 

POINT 

LAKE 

Sidewalk 

{SUB 

TH 

N 

60 

DEG 

W 

27' 

TO 

POB 

TH 

$ 

29 

DEG 

‘Water 

iW 

60" 

MOL 

TO WATERS 

EDGE 

OF LAGOON 

TH WLY 

Sewer 

27" 

TH 

N 

29 

DEG 

E 

60' 

MOL 

TO 

S$ 

L OUTLOT 

B 

i 

X 

Electric 

TH 

S 

60 

DEG 

E 

27' 

TO 

POB. 

X 

Gas 

Comments/Influences 

Curb 

{FOR SALE 

4/14 

$225,000 

Street Lights 

:Standard Utilities 

{Underground Utils. 

Topography 

of 

Site 

Level 

{Rolling 

‘Low 

High 

Landscaped 

Swamp 

Wooded 

Pond 

Waterfront 

{Ravine 

‘Metland 

— 

, 

- 

{Flood Plain 

Year 

| 

Land 

Building 

Assessed: 

Board 

of; 

Tribunal/! 

Taxable 

: 

H 

value 

value, 

Value; 

Review 

Other 

Value 

Who 

When 

What 

2023 

258,800 

5,600; 

264,400 

225,000M: 

179,532¢C 

ASH 03/12/2025 

DATA ENTER 2024 

214,900 

5,700) 

220,600 

174,134C 

The Equalizer. 

Copyright 

(c) 

1399 

- 2003.|asH 10/05/2020 DATA ENTER 3533 

185,000 

5,200 

185,200 

165, 822C, 

Licensed 

To: 

Township 

of 

Caseville, 

Countyingg 

08/27/2019 

DATA ENTER 

of Huron, 

Michigan 

| 

022 

157,500 

4,500 

162,000 

162,000M 

157, 945C 

*** 

Information 

herein deemed reliable 

but 

not guaranteed***

Residential Building 

1 

of 

I 

Parcel Number: 

3204-411-093-00 

Printed 

on 

04/08/2025 

Building 

Type 

(3) 

Roof 

(cont.) 

{11) 

Eeating/Cooling 

{15) 

Built-ins 

(15) 

Fireplaces 

(16) 

Porches/Decks | 

(17) 

Garage 

Xs 

ngle Family TT 

Eavestrough 

X 

Gas 

0il 

|Elec. 

| 

{Appliance Allow. 

{Interior 

1 

Story 

Area Type 

Year Built: 

Mobile 

Home 

Insulation 

Wood 

Coal 

{Steam 

| 

Cook Top 

Interior 

2 

Story 

: 

+ 

ene 

Cay. Capacity: 

{Town 

Home 

0iFront Overhang 

— 

ro 

7 

1 

Dishwasher 

2nd/Same Stack 

Class: 

Duplex 

0 Other Overhang 

|Forcead Alr Ae 

Ducts 

Garbage Disposal 

[Two Sided 

Exterior: 

A-Frame 

; pore pr 

. Duets 

Bath Heater 

{Exterior 

1 Story 

‘Brick Ven.: 

orce 

a] 

ater 

3 

Hr 

H 

(4) 

Interior 

i 

. 

Exterior 

2 

Story 

{Stone Ven. 

X Wood 

Frame 

‘Electric Baseboard 

H 

Prefab 

1 

Story 

{Common Wal 

Drywall 

{Plaster 

Elec. 

Ceil. 

Radiant 

| 

prefab 

2 

Story 

Foundation: 

{Building Styl 

Paneled 

{ 

[Wood T&G 

Radiant 

(in-floor) 

Vented Hood 

Heat Circulator 

Finished 

2: 

RANCH 

|r 

—— 

Electric Wall Heat 

Intercom 

Raised Hearth 

Auto. 

Doors: 

Trim 

& 

Decoration 

{Space Heater 

N 

i 

Yr Built 

Remodeled 

i 

Wall/Floor 

Fu 

Jacuzzi 

Tub 

{Wood Stove 

Mech. 

Doors: 

0 

“© 

A 

: 

Ex 

|X 

0rd 

| 

Min 

wa 

oor 

Furnace 

Jacuzzi repl.Tub 

{Direct-Vented Gas 

Area: 

Stee 

or Tosers 

{Forced Heat 

& 

Cool 

i 

{oven 

or 

— 

% 

Good: 

Condition: Average 

B 

Heat 

Pump 

. 

{Microwave 

ass: 

| 

Storage Area: 

Lg 

|X 

ord 

iSmall 

No Heating/Cooling 

Standard Range 

Pifec. 

hoe: 

3 

No 

Conc. 

Floor: 

: 

: 

fer 

Central Air 

Self Clean Range |. OOF 

area: 

[EE 

— 

Room 

List 

Doors: 

(SelidiX 

H.C. 

RN 

Total 

Base 

New 

: 

18,071 

E.C.F. 

Bsmnt 

Garage 

[ERS 

; 

| 

Wood Furnace 

Sauna 

Total 

b 

Cost: 

12.108 

x 

0.930 

9g 

Basement 

(5) 

Floors 

- 

Trash 

Compactor 

© 

a 

epr 

Cost: 

. 

. 

p——— 

lst Floor 

(12) 

Electric 

Central Vacuum 

Estimated T.C.V: 

11,260 

arpor 

re 

12nd Floor 

Kitchen: 

100 Amps Service 

Security System 

Roo 

| 

Bedroom 

er: 

- 

carooms 

Others 

No./Qual. 

of Fixtures 

| Cost Est. 

for Res. Bldg: 

1 

Single Family 

RANCH 

cls 

¢ 

Blt 

O 

{1) 

Exterior 

Ex. 

[xX 

0rd. 

| 

Min 

(11) 

Heating 

System: 

Forced Air 

w/ 

Ducts 

X 

‘Wood/Shingle 

(6) 

Ceilings 

Ground Area 

= 

0 

SF 

Floor Area 

= 

(0 

SF. 

Aluminum/Vinyl 

No. 

of Elec. Outlets 

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

% Good=67/100/100/100/67 

Brick 

Mary 

| X Ave. 

Few 

Building Areas 

(13) 

Plumbing 

Stories 

Exterior 

Foundation 

Size 

Cost New 

Depr. 

Cost 

X 

‘Insulation 

~ 

; 

Other Additions/Adjustments 

7 

Encavarion 

Average 

Fixture (s 

Water/Sewer 

(2) 

Windows 

= 

1.3 Fixture Bath 

1000 Gal Septic 

1 

5,140 

3,444 

Many 

iLarge 

Basement: 

CG 

S.F. 

2 Fixture Bath 

Public Water 

1 

1,579 

1,058 

X ‘Bvg. 

X 

(Avy. 

Crawl: 

0 

S.F. 

oftener, 

Ruto 

Water Well, 

200 Feet 

1 

1,352 

7,606 

Few 

Small 

Slab: 

0 

S.F. 

oftener, 

Manual 

Totals: 

18,071 

12,108 

ood 

Sasi 

~ 

Height 

to Joists: 

0.0 

[Solar Water Heat 

Notes: 

Metal Sash 

(No Plumbing 

ECF 

(LAKE FRONT PROPERTIES) 

0.930 => TCV: 

11,260 

x 

B 

(8) 

Basement 

Extra Toilet 

Vinyl 

Sash 

Extra 

Sink 

Decuble 

Hung 

Conc. 

Block 

Separate 

Shower 

Horliz. 

Slide 

Poured Conc. 

{Ceramic 

Tile Floor | 

Casement 

Stone 

{Ceramic 

Tile Wains 

Double Glass 

reated Wood 

{Ceramic 

Tub Alcove 

Patio 

Doors 

{Concrete Floor 

‘Vent 

Fan 

(Storms 

& 

Screens 

(9) 

Basement 

Finish 

: 

Reser 

(14) 

Water/Sewer 

ROO 

Recreation 

SE 

+1 

Public Water 

X Gable 

Gambrel 

Living 

SE 

Public Sewer 

Hip 

\Mansard| 

{Walkout 

Doors 

(B) 

1 

Water Well 

Flat 

|Shed 

{No Floor 

SE 

11000 Gal Septic 

ars rar 

— 

Walkout Doors 

(A) 

2000 Gal Septic 

Asphalt Shingle 

(10) 

Floor Support 

hd 

P 

frre 

Lump 

Sum 

Items: 

hi 

Brick 

Joists: 

Jmney: 

Bric 

Unsupported Len: 

Cntr. Sup: 

*** 

Information herein deemed reliable 

but 

not guaranteed***

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Back 

Caseville, MI 

~~ X 

Homes 

For Sale 

> Michigan 

> Huron County, 

> Caseville 

> 9859 Sunset Blvd 

OMAIN 

FAT 

sted by Samantha Phillips 

Brokered by Keller Williams DOMAIN Birmingham 

FOR SALE 

© All1 photos 

@ Virtual tour 

SAMANTHA 

Veterans: See what 

you cal 

with 

0% 

| How much home can | afford? 

(Find out), 

® Land for sale 

$235,000 

0.32 acre lot 

9859 Sunset Blvd, Caseville, MI 48755 

Est.$1516/mo ¢® 

( Get pre-approved 

& Add 

acommute 

| 

Land 

291days 

®@ 

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S] 

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> Michigan 

> Huron County > Sand Point > 97 South Beh! 

Est.$1668/mo ¢» 

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HOA fess)

APPRAISAL REPORT OF 

VL 9850 SHORE DR. 

PIGEON, MI 48755-8600 

AS OF 

3/27/2025 

PREPARED FOR 

JAKE & GINA TROPEA 

1394 GLEN WOOD 

LEONARD, MI 48367 

PREPARED BY 

HURON APPRAISAL SERVICE 

6251 SAND RD, PO BOX 1186 

CASEVILLE MI 48725

HURON APPRAISAL SERVICE 

File No. 

 VL3272025 

LAND APPRAISAL REPORT 

Case No. 

Borrower 

Census Tract 

9505.00 

Map Reference 

F3 

Property Address VL 9850 SHORE DR. 

[EA 

city PIGEON 

County 

HURON 

Stale 

MI 

ZipCode 

48755-8600 

haji 

Legal Description SEE ATTACHED LEGAL DESCRIPTION 

= 

Sale Price $ 

Date of Sale 

Loan Term 

yrs. Properly Rights Appraised | X]Fee |] Leasehold [__]De Minimis PUD 

Fall 

Actual Real Estate Taxes 

$7,085 

(yr) 

Loan Charges lo be paid by seller § 

Other Sales Concessions 

(=N 

Lender/Client JAKE & GINA TROPEA 

Address 1394 GLEN WOOD, LEONARD, MI 48367 

Occupant, 

Appraiser 

JAMES QUINN 

Instructions to Appraiser ESTIMATE MARKET VALUE 

Location 

[Turban 

[suburban 

[XJ Rural 

Good Avg. Fair Poor 

Built Up 

Over 75% 

[25% to 75% 

[under 25% 

Employment Stability 

Cx 

Growth Rate 

[| Fully Dev. BE Rapid 

Steady 

Slow 

Convenience to Employment 

[X] 

Property Values 

Increasing 

Stable 

Declining 

Convenience to Shopping 

X 

Demand/Supply 

] Shortage 

In Balance 

(| Oversupply 

Convenience to Schools 

(=H 

Marketing Time 

J Under 3 Mos, 

3-6 Mos. 

(| Over 6 Mos. 

Adequacy of Public Transportation 

3 

Present Land Use_90 %1 Family ___ %2-4 Family ___ %Apts___ %Condo____% Commercial 

Recreational Facilities 

= 

____ %lnduslrial 

_10_% Vacant 

%. 

Adequacy of Utilities 

fell Change In Present Land Use 

[CT 

Not Likely 

Likely(") 

[J Taking Place (*) | Property of Compatibility 

T 

*)From ___ VACANT LAND _ 

To__ 

SINGLE FAMILY 

| Protection from Detrimental Conditions 

| X | 

{= 

predominate Occupancy 

Owner 

[Tenant 

% Vacant 

Police and Fire Protection 

5 

Single Family Price Range 

$ _ 310,000 

to$ _ 990,000 

Predominant Value 

$_450,000 | General Appearance of Properties 

Single Family Age 

1 

yisto 

_110 

yrs. 

Predominant Age 

45 

yrs| 

Appeal to Market 

Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools, view, noise): THIS IS A LAKEFRONT 

COMMUNITY WITH PARKS, MARINA, STATE GAME AREAS, LAKE AND LAKEFRONT RECREATIONAL ACTIVATES WITHIN 

FEW BLOCKS TO FIVE MILES. ECONOMIC BASE LIGHT MANUFACTURING, GOVERNMENT, RETAIL TRADE, 

AGRICULTURE AND TOURISM. 

Dimensions 100" * 275' & 60" * 27' 

= 

29,120 SF 100' LAKE 

[Tcomer 

Lot 

Zoning Classification 401 

Present Improvements 

[I] do not conform to zoning regulations 

Highestand bestuse 

| _] Present use 

Other (specify) SINGLE FAMILY HOUSING. 

Public 

~~ Other (Describe) 

OFF SITE IMPROVEMENTS 

| Topo 

TYPICAL OF NEIGHBORHOOD 

Elec. 

Stret Access [__] Public 

Private| Size 

TYPICAL OF NEIGHBORHOOD 

Th Gas 

Surface 

PAVE 

Shape IRREG / NOT ADV 

5 

Water 

Maintenance 1 Public 

Private| View 

GOOD / LAKE 

San. Sewer|__| _SEPTIC/ TYPICAL 

H Storm Sewer [_] Curb/Gulter 

| Drainage ADEQUATE TO LAKE 

J Underground Elect. & Tel. 

Sidewalk 

[1 Street Lights | 1s the property located in a HUD identified Special Flood Hazard Ai 

NoYes 

Comments (favorable or unfavorable including any apparent adverse easements, encroachments or other adverse conditions): THERE ARE VERY FEW SALES 

OF VACANT LAKE FRONT SITES WITHIN THIS NEIGHBORHOOD. NO APPARENT HAZARDOUS OR ENVIRONMENTALLY 

DANGEROUS WASTE OR MATERIAL WITHIN IMPROVEMENTS OR NEIGHBORHOOD. 

The undersigned has recited three recent sales of properties most similar and proximate to subject and has considered these in the market analysis. The description includes 

a dollar adjustment reflecting market reaction to those items of significant variation between the subject and comparable properties. If a significant item in the comparable 

properly is superior to or more favorable than the subject property, a minus (-) adjustment is made thus reducing the indicated value of subject; if a significant item in the 

comparable is inferior to or less favorable than the subject property, a plus (+) adjustment is made thus increasing the indicated value of the subject. 

| 

SUBJECT PROPERTY] 

COMPARABLE NO.1 

COMPARABLE NO.2 

COMPARABLE NO.3 

Address 

VL 9850 SHORE DR. 

VL 9971 SUNSET BLVD 

|, VL 7640 PORT AUSTIN RD | VL 6034 PORT AUSTIN RD 

PIGEON, MI 48755-8600 

PIGEON, MI 48755 

PIGEON, MI 48755 

CASEVILLE, MI 48725 

Proximity 

to Subject 

0.50 miles W 

3.87 miles E 

7.20 miles E 

Sales Price 

$ 

$ 

290,000 

$ 

270,000 

$ 

245,000 

4 

Price / 

$ 

0 

Data Source 

PUBLIC RECORDS 

BROKER / RMLS 

BROKER / RMLS 

BROKER /RMLS 

Dae of Sale and 

DESCRIPTION 

DESCRIPTION | AdfBiment 

DESCRIPTION | Adii3tnent 

DESCRIPTION 

| Agjfiment 

74 

Time Adjustment 

6/22/2023 

5/19/2023 

3/17/2023 

| 

Location 

GOOD / LAKE 

GOOD / LAKE 

GOOD / LAKE 

GOOD / LAKE 

Site/View 

GOOD/ LAKE 

GOOD / LAKE 

GOOD / LAKE 

GOOD / LAKE 

"4 

SITE 

29,120 SF 100' LAKE] 10,242 SF 109' LAKE] 

13,400 SF 100' LAKE| 

+20,000 1.3 ACRES 80' LAKE| 

+40,000) 

= WOODS 

NONE 

NONE 

NONE 

90% 

EXTRAS 

NONE 

NONE 

NONE 

NONE 

Sales or Financing 

CASH 

CASH 

CONV MORTG 

Concessions 

NO CONCESS 

NO CONCESS 

NO CONCESS 

Net Adi Total 

XTPus[ 

Minus] $0 

[XTpuws[ 

minus] $20,000 

| [XTpius[ Tmtinus| $40,000 

Indicated Value 

Net=0% 

Net=7% 

| 

Net=16% 

of Subject 

Gross=0% 

$ 

290,000 [Gross=7% 

$ 

290,000 |Gross=16% 

$ 

285,000

HURON APPRAISAL SERVICE 

File No, 

 VL3272025 

Case No. 

Borrower 

Property Address 

VL 9850 SHORE DR. 

City PIGEON 

County 

HURON 

State 

Ml 

Zip Code 

48755-8600 

Lender/Client 

JAKE & GINA TROPEA 

Address 1394 GLEN WOOD, LEONARD, MI 48367 

Tax Description 

LOT 5 SAND POINT LAKE SUB. ALSO AN EASEMENT TO USE PARCEL OF LAND DESC AS 

COM AT NW COR OF LOT 22 SAND POINT LAKE SUB TH N 60 DEG W 27' TO POB TH S 29 

DEG W 60’ MOL TO WATERS EDGE OF LAGOON THWLY 27’ THN 28 DEGE 60' MOLTO SL 

OUTLOT B TH S 60 DEG E 27' TO POB.

HURON APPRAISAL SERVICE 

v 

COMMENT ADDENDUM 

f 

File No. 

 VL3272025 

Case No. 

Borrower 

Property Address 

VL 9850 SHORE DR. 

city PIGEON 

County 

HURON 

State 

Mi 

Zip Code 

48755-8600 

iender/Client 

JAKE & GINA TROPEA 

Address 1394 GLEN WOOD, LEONARD, Mi 48367 

HURON COUNTY ANALYSIS 

This 

is 

a 

very 

large, 

rural 

county 

with 

about 

90 

- 

93 

miles 

of 

shoreline, 

The 

county 

has 

a 

total 

population 

of 

35,300 

that 

includes 

28 

townships, 

eight 

villages, 

and 

three 

cities. 

At 

least 

six 

communities 

have 

less 

than 

500 

people. 

The 

annual 

income 

per 

person 

is 

$26,500 

and 

the 

median 

income 

of 

families 

with 

children 

is 

$42,000. 

There 

are 

20,000 

housing 

units. 

Neighborhood 

shopping 

is 

done 

in 

the 

smaller 

towns 

and 

major 

shopping 

at 

Bad 

Axe, 

a 

regional 

shopping 

center 

and 

county 

seat. 

Many 

of 

the 

houses 

in 

the 

county 

are 

seasonal 

/ 

resort 

/ 

second houses, 

the highest percentage 

of 

seasonal 

houses 

in 

Michigan. 

Huron 

County 

also 

has 

the 

highest 

number 

of 

waterfront 

parks 

in 

Michigan. 

Certificates 

of 

Occupancy 

are 

required 

for 

new houses 

and 

not 

required 

for existing 

housing. 

At 

least 

75% 

of 

the 

land 

area 

within 

this 

county 

is 

"Farm/Residential," 

“Agricultural” 

or 

similar 

zoning. 

Residential 

zoning 

is 

found 

in most 

villages 

and 

the 

three 

cities. 

The 

three 

cities 

and 

most 

villages 

have 

natural 

gas, 

community 

water 

and 

sewer, 

Most 

houses 

in 

the 

townships 

have 

LP 

gas, 

individual 

well 

or 

water 

holding 

tanks 

and 

septic 

systems. 

Most 

of 

the 

township 

roads 

are 

gravel. 

An analysis 

of 

96 

residential 

lakefront 

sales, 

from 

Port 

Austin 

to 

Caseville 

indicates 

the 

most 

typical 

lot 

frontage 

at 

50, 

then 

100 

feet. 

The 

central 

tendency 

is 

80 

feet 

of 

frontage. 

The 

smallest 

was 

25 

and 

the 

largest 

was 

309 

feet. 

Although 

properties 

within 

the 

resort 

neighborhoods 

sell 

year 

around, 

most 

sales 

occur during March through 

October. 

COMMUNITY AND NEIGHBORHOOD ANALYSIS 

This 

property 

is 

in 

Caseville 

Township, 

a 

resort 

community, 

with 

a 

population 

of 

2,139. 

The 

school 

district 

is 

03 

- 

Caseville 

School 

System considered 

average. 

I 

have 

been 

documenting 

the marketing 

time 

for 

properties 

within 

this 

area 

because 

there 

is 

no 

MLS. 

Studies 

reflect 

a marketing 

time 

of 

less 

than 

six 

months, 

or 

a 

resort 

season, 

when 

appropriately 

priced. 

The 

value 

of 

all 

residential 

properties 

within 

any 

neighborhood 

is 

constantly 

changing. 

Factors 

that 

affect 

change 

in 

value 

are 

properties 

that 

are 

offered 

for 

sale, 

properties 

that 

sell, 

changes 

in 

basic 

employment, 

changing 

interest 

rates, 

social 

changes, 

physical 

changes, 

and 

many 

other 

factors 

to 

numerous 

to 

list. 

SITE ANALYSIS AND DESCRIPTION 

There 

is 

a 

lakefront 

“lot”. 

In 

addition 

to 

the 

lakefront 

site 

described 

in 

the 

report, 

there 

is 

an 

additional 

canal 

front 

lot 

across 

the 

street. 

SALES COMPARISON ANALYSIS

HURON APPRAISAL SERVICE 

COMMENT ADDENDUM 

Fite No. 

 VL3272025 

Case No. 

Borrower. 

Property Address 

VL 9850 SHORE DR. 

City PIGEON 

County 

HURON 

Slate 

Mi 

Zip Code 

48755-8600 

Lender/Client 

JAKE & GINA TROPEA 

Address 1394 GLEN WOOD, LEONARD, MI 48367 

This 

appraiser 

is 

not 

a building 

inspector, 

environmental 

screener 

or 

engineer 

and 

this 

report 

is 

not 

guarantee 

of 

condition. 

CLIENT, 

INTENDED 

USE, 

INTENDED 

USER: 

This 

report 

was 

prepared 

for 

my 

client, 

Jake 

and Gina 

Tropea, 

Leonard, 

Michigan. 

The purpose 

of 

the 

appraisal 

is 

for 

a 

tax 

debate. 

This 

appraisal 

cannot 

be 

used 

or 

relied 

upon 

by 

anyone other 

than 

the 

client. 

STATE DEPARTMENT 

OF COMMERCE REQUIREMENT 

Appraisers 

are 

required 

to 

be 

licensed 

and 

are 

regulated 

by 

the 

department 

of 

Licensing 

and 

Regulatory 

Affairs, 

P.O. 

Box 

30018, 

Lansing, 

MI 

48909. 

This 

appraiser 

is 

licensed 

as 

a 

State 

Licensed 

Appraiser 

by 

the 

State 

of Michigan. 

My license number 

is 

#1203007106.

HURON APPRAISAL SERVICE SALE #1 

Fieno. 

VL3272025 

Case No. 

Borrower 

Property Address VL 9850 SHORE DR. 

City PIGEON 

County 

HURON 

State 

MI 

Zip Code 

48755-8600 

Lender/Client 

JAKE & GINA TROPEA 

Address 

1394 GLEN WOOD, LEONARD, MI 48367 

Keller Williams Lakeside Caseville 

6621 Main St 

Caseville, Michigan 48725 

1-800-508-7654 or (989)856-7653 

Agent David L. Kraft, Realtor 

email kwicaseville@kwlakeside.com 

Sales Price: 

$290,000 

Seller Concessions: 

$0 

Closing Date/Month: 

06-22-2023 

| 

Sales Terms: 

CASH 

| 

Days on Market: 

363 

| 

Contract Date: 

05-29-2023 

List Prica: 

$290,000 

Original Date Listed: 

06-24-2022 

ro 

History 

\ 

Photo Tour 

Ly 

VACANT LAND: 0.19 acres +/-, 109.92x158.24x79.63x131.88 

WATERFRONT: Bay 

9971 Sunset Boulevard Unit 3, 

Sand Point, Michigan 48755 

Major Cross-streets: M-25 SW of Caseville 3 miles to Crescent Beach Rd. Turn West on 

C.B. Rd, follow C.B. Rd to the end and stay left at fork. Watch for sign, 3rd lot from the 

turn around at the end of Sunset Boulevard. 

[ Map it } Caseville Township, 

Go 

Huron County 

Caseville Public Schools, Property Tax ID: 3204-473-458-00 

LAKE FRONT LOT: With 109.92" of prime Saginaw Bay Lake frontage. Unit 3, POINTE 

| 

WEST, North exposure to the lake with abundant sunsets. Talk about value, you get it all 

| 

right here. Lake front with a sandy beach, Canal frontage across the street from the lot to 

dock your boat in safe harbor, all the advantages of site condominium ownership, no 

| 

where else will you find such value for the dollar. Part of the prestigious Pointe West 

Community on the Gold Coast of Sand Point, Huron County, Michigan. Build the house of 

your dreams at any time. Condo fee $139.52 per month. Buyer to pay tap fee to Caseville 

Township when they build. Currently $5,800. 

Wooded: none. 

View: superior.

HURON APPRAISAL SERVICE SALE #2 

FieNo. 

VL3272025 

Case No. 

Borrower 

Property Address VL 9850 SHORE DR. 

City PIGEON 

County 

HURON 

State 

MI _ Zip Code 

48755-8600 

Lender/Client 

JAKE & GINA TROPEA 

Address 

1394 GLEN WOOD, LEONARD, MI 48367 

Hagle Real Estate, LLC 

305 E Huron Ave 

Bad Axe, Michigan 48413 

1-855-738-1210 

Agent Rose Cooper 

email haglerealestate@gmail.com 

Sales Price: 

$270,000 

Seller 

Concessions: 

Ed 

Closing 

ae 

Date/Month: 

Ooele 2uzs 

Sales Terms: 

CASH 

Days on Market: 

85 

Contract Date: 

03-20-2023 

List Price: 

$299,000 

Original Date 

pier 

tigted: 

02-23-2023 

VACANT LAND: 0.29 acres +/-, 100x115x100x134x100 

WATERFRONT: Bay 

7640 Port Austin Rd, 

Pigeon, Michigan 48755 (outside city limits) 

Major Cross-streets: M-25 SW of Caseville about 2 miles, across from 7625 Pt Austin Rd. 

[ Mapit)) 

Huron County 

Elkton-Pigeon-Bay Port Schools, Property Tax ID: 04-004-105-55 

101' Lakefront lot to build your dream home! This property overlooks Saginaw Bay & 

Charity Island. Amazing Sunsets! You will love the sandy white beach! The water tap has 

already been put in place for the house in the water pipeline. There is a survey. Call today 

for more information! 

Wooded: none. 

View: above average.

HURON APPRAISAL SERVICE SALE #3 

 Fieno. 

VL3272025 

Case No. 

Borrower 

Property Address VL 9850 SHORE DR. 

City PIGEON 

County 

HURON 

State 

MI 

Zip Code 

48755-8600 

Lender/Client 

JAKE & GINA TROPEA 

Address 

1394 GLEN WOOD, LEONARD, MI 48367 

| 

| 

| 

| 

| 

E&P Keller Williams Lakeside Caseville 

| 

| 

6621 Main St 

Caseville, Michigan 48725 

1-800-508-7654 or (989)856-7653 

Agent David L. Kraft, Realtor 

email kwicaseville@kwlakeside.com 

| 

Sales Price: 

$245,000 

| 

Seller Concessions: 

$0 

| 

Closing Date/Month: 

03-17-2023 

Sales Terms: 

MTG 

Days on Market: 

168 

Contract Date: 

01-31-2023 

List Price: 

$265,000 

|| 

Original Date Listed: 

09-30-2022 

gs Photo Tour 

VACANT LAND: 1.29 acres +/-, 80.06x575.42x75.61x590.08 

WATERFRONT: Bay 

6034 Port Austin Rd, 

Caseville, Michigan 48725 (outside city limits) 

Major Cross-streets: M-25 North of Caseville 1.3 miles, just before the Bella Vista Inn & 

Sunset Bay Resort. West of Port Austin Rd. South of Walker Rd. 

Caseville Township, 

Huron County 

HEe188E17) 

| 

Caseville Public Schools, Property Tax ID: 3204-626-020-00 

LAKEFRONT Wooded Lot with 80' of natural Lake frontage & Western exposure to watch 

the magnificent sunsets found only at Caseville. Your very own slice of paradise. No 

I 

Township water or sewer. Buyer will have to drill a well & install a septic system when 

| 

| 

they build. Consumers Energy Natural Gas & DTE Energy Electric are available. No 

| 

| 

driveway currently from M-25 (Port Austin Rd) to Lake Front. Use Walker Rd & Carolan Ln 

| 

to see the lake shore. Lot size: 80.06" lakefront x 575.42" north side x 75.61 road front x 

| 

| 

590.08' south side. Land area: 56,192 sqft. Acres: 1.29 +/-. 

| 

Wooded: 90%. 

View: above average.

HURON APPRAISAL SERVICE 

LOCATION MAP ADDENDUM 

File No. 

 VL3272025 

Case No. 

Borrower 

Property Address 

VL 9850 SHORE DR. 

City PIGEON 

County 

HURON 

State 

MI 

Zip Code 

48755-8600 

Lender/Client 

JAKE & GINA TROPEA 

Address 

1394 GLEN WOOD, LEONARD, MI 48367 

nanty 

Bale 1 

x 

VL 9971 SUNSET BLVI 

PIGEON, MI 40755 

Bala: $290.000 

2.55 miles Vi 

Sal 

Sal 

LT 

xX 

Subject 

VL 8850 SHORE DR 

PIGEON, MI 48755 

APN; 

Sale: 

187 

VL. 6034 PORT AUSTIN RO 

CASEVILLE. 

Mi 48725 

Sale: 5245000 

7.20 miles. 

e 3 

o 2 

x 

840 PORT AUSTIN RD 

PIGEON, MI A755 

: $210,000 

miles § 

McKinley

HURON APPRAISAL SERVICE 

FLOOD MAP ADDENDUM 

File No. 

VL3272025 

Case No. 

Borrower 

Property Address 

VL 9850 SHORE DR. 

City 

PIGEON 

County 

HURON 

State 

MI 

ZipCode 

48755-8600 

Lender/Client 

JAKE & GINA TROPEA 

Address 

1394 GLEN WOOD, LEONARD, MI 48367 

©2025 TomTom 

uri. opanststmap.orgleopy 

ight 

Flood Zones 

In Special Flood Hazard Area (Flood Zone): 

Out 

Areas inundated by 10-year flooding 

Within 250 ft. of multiple flood zones? 

Not within 250 feet 

 Areasinundaled by 50-year flooding 

Community: 

260257 

I 

Aveas of undetermined but possible flood hazards 

Community Name: 

CASEVILLE, TOWNSHIP OF

File No. 

VL3272025 

Case No. 

DEFINITION OF MARKET VALUE: 

The most probable price which 

a property should bring 

in 

a competitive and open 

the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date 

market under all conditions requisite to a fair sale, the buyer and sefler, each acting prudently, knowledgeable and assuming 

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 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 consideration for the property sold unaffected by 

special or creative financing or sales concessions* granted by anyone associated with the sale. 

*Adjustments to 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 

can be made to the comparable property by comparisons to financing terms offered by a third party institutional lender that 

readily identifiable since the seller pays these costs in virtually all sales transaciions. Special or creative financing adjustments. 

is not already involved 

in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for 

doilar cost of the financing or concession but the doflar amount of any adjustment should approximate the market's reaction 

to the financing or concessions based on the appraiser's judgment. 

CERTIFICATION AND STATEMENT OF LIMITING CONDITIONS 

CERTIFICATION: 

The Appraiser certifies and agrees that: 

1.The Appraiser has no present or contemplated future interest in the properly appraised; and neither the employment fo 

make the appraisal, nor the compensation for it, is contingent upon the appraised value of the property. 

2.The Appraiser has no personal interest in or bias with respect to the subject matter of the appraisal report or the partici- 

pants to the sale. The "Estimate of Market Value’ in the appraisal report is not based in whole or in part upon the race, colar, 

or national origin of the prospective owners or occupants of the property appraised, or upon the race, color or national origin 

of the present owners or occupants of the properties in the vicinity of the property appraised. 

3.The Appraiser has personally inspected the property, both inside and out, and has made an exterior inspection of alt 

comparable sales listed in the report. To the best of the Appraiser's knowledge and belief, all statements and information in 

this report are true and correct, and the Appraiser has not knowingly withheld any significant information. 

4.Ali contingent and limiting conditions are contained herein (imposed by the terms of the assignment or by the under 

signed affecting the analyses, opinions, and conclusions contained in the report). 

5.This appraisal report has been made in conformity with and is subject to the requirements of the Code of Professional 

Ethics and Standards of Professional Conduct of the appraisal organizations with which the Appraiser is affiliated. 

8.All conclusions and opinions concerning the real estate that are set forth in the appraisal report were prepared by the 

Appraiser whose signature appears on the appraisal report, unless indicated as 'Review Appraiser’. No change of any item in 

the appraisal report shall be made by anyone other than the Appraiser, and the Appraiser shall have no responsibility for any 

such unauthorized change. 

CONTINGENT AND LIMITING CONDITIONS: The certification of the Appraiser appearing in the appraisal report is subject 

to the following conditions and to such other specific and limiting conditions as are set forth by the Appraiser in the report. 

1.The Appraiser assumes no responsibility for matters of a legal nature affecting the properly appraised or the title there- 

to, nor does the Appraiser render any opinion as to the title, which is assumed to be good and marketable. The property is 

appraised as though under responsible ownership. 

2.Any sketch in the report may show approximate dimensions and is included to assist the reader in visualizing the prop- 

erty. The Appraiser has made no survey of the property. 

3.The Appraiser is not required to give testimony or appear in court because of having made the appraisal with reference 

to the property in question, unless arrangements have been previously made therefor, 

4.Any distribution of the valuation in the report between land and improvements applies only under the existing program 

of utilization. The separate valuation for land and building must not be used in conjunction with any other appraisal and are 

invalid if so used. 

6.The Appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil, or structures, which 

would render it more or less valuable, The Appraiser assumes no responsibility for such conditions, or for engineering which 

might be required to discover such factors. 

6.Information, estimates, and opinions furnished to the Appraiser, and contained in the report, were obtained from sources 

considered reliable and believed to be true and correct. However, no responsibility for accuracy of such items furnished the 

Appraiser can be assumed by the Appraiser. 

7 Disclosure of the contents of the appraisal report is governed by the Bylaws and Regulations of the professional appraisal 

organizations with which the Appraiser is affiliated. 

8.Neither all, nor any part of the content of the report, or copy thereof (including conclusions as to the property value, 

the identity of the Appraiser, professional designations, reference to any professional appraisal organizations, or the firm with 

which the Appraiser is connected), shall be used for any purposes by anyone but the client specified in the report, the borrower 

ifappraisal fee paid by same, the mortgagee or its successors and assigns, mortgage insurers, consultants, professional appraisal 

organizations, any state or federally approved financial institution, any department, agency, or instrumentality of the United 

States or any state or the District of Columbia, without the previous written consent of the Appraiser; nor shall it be conveyed

HURON APPRAISAL SERVICE 

FieNo. 

 VL3272025 

APPRAISAL COMPLIANCE 

Case No. 

Borrower/Client 

Address VL 9850 SHORE DR. 

Unit No. 

city PIGEON 

County 

HURON 

State MI 

ZipCode 

48755-8600 

Lender/Client JAKE & GINA TROPEA 

APPRAISAL AND REPORT IDENTIFICATION 

This Appraisal Report is one of the following types: 

[Appraisal Report 

This report was prepared in accordance with the requirements of the Appraisal Report option of USPAP Standards Rule 2-2(a). 

Restricted Appraisal Report 

This report was prepared in accordance with the requirements of the Restricted Appraisal Report option of USPAP Standards Rule 2-2(b). The 

intended user of this report s limited to the identified client. This is a Restricted Appraisal Report and the rationale for how the appraiser arrived 

atthe opinions and conclusions set forth in the report may not be understood properly without the additional information in the appraiser's workfile. 

ADDITIONAL CERTIFICATIONS 

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

* 

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

* 

The reported analyses, opinions, and conclusions are limited only by the reported assumptions and are my personal, impartial, and unbiased professional analyses, 

opinions, and conclusions. 

* 

Unless otherwise indicated, 

| have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to 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. 

* 

Ihave no bias with respect to the property that is the subject of this report or 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 altainment of a stipulated result, or the occurrence of a subsequent event directly related lo 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. 

"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 (if there are exceptions, the name of each 

individual providing significant real property appraisal assistance is stated elsewhere in this report). 

"This report has been prepared in accordance wilh Title XI of FIRREA as amended, and any implementing regulations. 

PRIOR SERVICES 

: 

Ihave NOT performed services, as an appraiser 

or in another capacity, regarding the property that is the subject of the report within the three-year period 

immediately preceding acceptance of this assignment. 

: [CJinave performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year period immediately 

preceding acceptance of this assignment. Those services are described in the comments below. 

PROPERTY INSPECTION 

Tl 

HAVE 

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

ii 

| 

have NOT 

made a 

personal inspection of the 

property 

that is the subject of this report. 

Unless otherwise noted, no one provided significant real property appraisal assistance to the person signing this certification. If anyone did provide significant assistance, they 

are hereby identified along with a summary of the extent of the assistance provided in the report. 

Additional USPAP related issues requiring disclosure andlor any state mandated requirements: 

COST APPROACH AND INCOME APPROACH CONSIDER 

BUT NOT UTILIZED IN THE ANALYSIS DUE TO THE HIGH COST TO BUILD AT THIS TIME AND NO SALES OF SIMILAR 

INCOME PRODUCING PROPERTIES WERE FOUND. 

MARKETING TIME AND EXPOSURE TIME FOR THE SUBJECT PROPERTY 

Areasonable marketing time for the subject property is 

120 

day(s) utilizing market conditions pertinent to the appraisal assignment. 

A reasonable exposure time for the subject property is 

90 

day(s). 

APPRAISER 

SUPERVISORY APPRAISER (ONLY IF REQUIRED)

INVOICE 

HURON APPRAISAL SERVICE 

6251 SAND RD, PO BOX 1186 

CASEVILLE MI 48725 

Date: 

312712025 

Lender 

or Client: 

JAKE & GINA TROPEA 

1394 GLEN WOOD 

LEONARD, MI 48367 

File No: I 

Case No. 

Borrower: 

Property: 

VL 9850 SHORE DR. 

PIGEON, MI 48755-8600 

ltemn 

Cost 

VACANT LAND APPRAISAL 

$400.00 

PAID WITH CHEC] 

ATED 3/24/2025 

THANK YOU 

$400.00 

Total 

$ 

0.00 

Thank you

fr realtorcom: 

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