report.pdf
Patrick Ford Petitioner V Township Of Saline Respondent · 26-000840-TT
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Akrivis 920.716.8776 Page 1 | 14 question@akrivisteam.com Made in the United States of America Evaluation - Residential - Single Family Requested By: Patrick Ford Institution: Individual Request Date: 2/27/2026 Evaluation ID: OhbPLgPnRK5F6q3DGAfx Author: Duane Dissen Intended user: Patrick Ford 4460 Clara Louise Ct, Saline , MI 48176 Effective date: 3/6/2026 Report date: 3/6/2026 Inspection: The author reviewed photos of the subject provided by the client for this report.
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Akrivis 920.716.8776 Page 2 | 14 question@akrivisteam.com Made in the United States of America EXECUTIVE SUMMARY Subject Information Property Type: Residential - Single Family Address: 4460 Clara Louise Ct, Saline , MI 48176 Parcel ID(s): R1813252043 Legal Description: NEW PLAT LOT 43 OAK PARK ESTATES NO. 3 SPLIT ON 11/15/2001 FROM R -18-13-200-010; Assessment: $432,700 (2025) Current & Proposed use: primary residence Site area: 1.00 acres Building SF: 3,470 SF Year built: 2021 Residential Style: 2 Story - Site Built (1 living unit) Subject zoning: Residential Flood info: Flood Zone(s): X (unshaded) (FEMA Panel 26161C0393E, dated 4/3/2012) The subject is in a residential part of Saline , MI. Recently, property values in the area have had modest growth. Sale History: No sales in the past 3 years Current Listing: None Offer to Purchase: None Subject source(s): assessor records and general research Value Indications Approach Sales Approach $708,000 | $204 per SF Reconciled Market Value As Is $708,000
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Akrivis 920.716.8776 Page 3 | 14 question@akrivisteam.com Made in the United States of America SUBJECT PHOTOS
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Akrivis 920.716.8776 Page 4 | 14 question@akrivisteam.com Made in the United States of America
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Akrivis 920.716.8776 Page 5 | 14 question@akrivisteam.com Made in the United States of America
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Akrivis 920.716.8776 Page 6 | 14 question@akrivisteam.com Made in the United States of America
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Akrivis 920.716.8776 Page 7 | 14 question@akrivisteam.com Made in the United States of America SALES COMPARISON APPROACH 1 SUBJECT PROPERTY COMPARABLE 1 COMPARABLE 2 COMPARABLE 3 4460 Clara Louise Ct 571 Huntington Dr 114 Beddingham Ct 102 Beddingham Ct Saline , MI 48176 Saline, MI 48176 Saline, MI 48176 Saline, MI 48176 Subject Comp 1 Adj Comp 2 Adj Comp 3 Adj Sale Date - 5/16/2025 $5,799 5/6/2025 $5,830 7/1/2025 $4,410 Sale Price - $720,000 - $700,000 - $649,000 - Time-Adj Sale Price - $725,799 - $705,830 - $653,410 - Time-Adj $ per SF - $196 - $191 - $209 - Location Saline , MI Saline, MI - Saline, MI - Saline, MI - Site Acres 1.00 0.30 $3,500 0.45 $2,750 0.29 $3,550 Year Built 2021 2019 $14,516 2021 - 2022 ($6,534) Construction Quality average average - average - average - Property Condition average average - average - average - Building SF 3,470 3,702 - 3,698 - 3,125 - Finished SF above grade 2,620 3,702 ($43,280) 3,698 ($43,120) 3,125 ($20,200) Finished SF basement 850 0 $17,000 0 $17,000 0 $17,000 Outbuilding Value $0 $0 - $0 - $0 - Bedroom Count 4 4 - 4 - 4 - Bathrooms 3/0/1 3/0/1 - 3/0/1 - 2/0/1 $3,000 Parking Features 3/0/0 2/0/0 $5,000 2/0/0 $5,000 2/0/0 $5,000 Attributes Inground Pool No Pool $20,000 No Pool $20,000 No Pool $20,000 Final Adjusted Value $742,535 $707,460 $675,226 Gross Adjustments $109,095 $93,700 $79,694 Net Adjustments $22,535 $7,460 $26,226 1 Please note that the table shown above may use rounded values. The exact values are calculated in a spreadsheet and can include many more decimal values than are feasible to display here. Sales Approach Indicated Value: $708,000 | $204 per SF
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Akrivis 920.716.8776 Page 8 | 14 question@akrivisteam.com Made in the United States of America The subject is a residential property located in Saline , MI. The search for comparable sales focused on similar properties in the subject's area that sold in the past twelve months. When considering the comparable properties, we first applied a time adjustment of 1% per year, to account for changing values since the time of each comparables' sale. Then, we adjusted each comparable for various traits relative to the subject. Key adjustments included site size, year built, living area square footage, bedrooms, bathrooms, parking features. After adjustments, the comparable sales range in value from $675,000 - $743,000, which we reconciled to a market value indication of $708,000. The subject has an inground pool, given a value of $20,000. Comparable Sale #1 is a residential property that sits on 0.3 acres of land, and we consider its location to be comparable to the subject’s. It is currently being used as a primary residence. The main structure was built in 2019 and has approximately 3,702 square feet of building area. We consider the property to be in average condition and the improvements are of average quality. Comparable Sale #2 is a residential property that sits on 0.45 acres of land, and we consider its location to be comparable to the subject’s. It is currently being used as a primary residence. The main structure was built in 2021 and has approximately 3,698 square feet of building area. We consider the property to be in average condition and the improvements are of average quality. Comparable Sale #3 is a residential property that sits on 0.29 acres of land, and we consider its location to be comparable to the subject’s. It is currently being used as a primary residence. The main structure was built in 2022 and has approximately 3,125 square feet of building area. We consider the property to be in average condition and the improvements are of average quality.
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Akrivis 920.716.8776 Page 9 | 14 question@akrivisteam.com Made in the United States of America COMPARABLE SALES MAP Property Pin Map Location Approx. Distance to Subject Subject S 4460 Clara Louise Ct, Saline , MI 48176 N/A Comp 1 1 571 Huntington Dr, Saline, MI 2.3 miles Comp 2 2 114 Beddingham Ct, Saline, MI 2.5 miles Comp 3 3 102 Beddingham Ct, Saline, MI 2.5 miles
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Akrivis 920.716.8776 Page 10 | 14 question@akrivisteam.com Made in the United States of America VALUE CONCLUSION This report considers the market value of the subject property as of the effective date of the report (the “as is” value on 3/6/2026). “MARKET VALUE” means the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: 1. Buyer and seller are typically motivated; 2. Both parties are well informed or well advised, and acting in what they consider their own best interests; 3. A reasonable time is allowed for exposure in the open market; 4. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and 5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. Source: 12 CFR § 34.42(h) (2022) There are three general approaches that are typically considered during the valuation process: the Sales Comparison Approach, the Income Approach, and the Cost Approach. Akrivis includes a Sales Comparison Approach with all of our standard valuation reports, and may include additional valuation approaches or other supplemental analyses at the request of the client or the discretion of the report’s author. Our concluded opinion of value is based on the indications of these analyses. Approach Sales Approach $708,000 | $204 per SF Reconciled Market Value As Is $708,000 No further comments. Duane Dissen duaned@akrivisteam.com
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Akrivis 920.716.8776 Page 11 | 14 question@akrivisteam.com Made in the United States of America INTERNAL REVIEW FIRREA Compliance Report Development Report provides reasonable value as of the effective date 🗹 Report provides market value (e.g., not a broker opinion) 🗹 Report based on the subject's actual physical & market conditions 🗹 Report not based on unsupported assumptions 🗹 Report Content Identify the location of the property 🗹 Describe the property, as well as its current & projected use 🗹 Provide market value given actual condition, use, and zoning as of the effective date 🗹 Describe the methods used to confirm condition and extent of inspection (if any) 🗹 Describe the analysis performed and supporting information used 🗹 Internal Review Subject data complete 🗹 Inspection reviewed & verified 🗹 Maps reviewed & verified 🗹 Dissertations reviewed & verified 🗹 Relevant valuation approaches included & completed 🗹 Comparable properties & adjustments reviewed 🗹 Market data reviewed & verified 🗹 Subject data complete 🗹 Inspection reviewed & verified 🗹 Report source(s): local public data (e.g. assessors) and third-party map data (e.g. Google Maps) Duane Dissen
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Akrivis 920.716.8776 Page 12 | 14 question@akrivisteam.com Made in the United States of America ADDITIONS – SUBJECT TAX BILLS The subject property’s tax bill was not available at the time of this report.
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Akrivis 920.716.8776 Page 13 | 14 question@akrivisteam.com Made in the United States of America ANNOTATIONS This report is an evaluation, it is not an appraisal. This report is, to the best of our knowledge, compliant with the regulatory requirements for evaluation development and evaluation content originally issued as the 'Interagency Appraisal and Evaluation Guidelines' on December 10, 2010 (75 FR 237, p. 77450-77473), and further detailed in interagency publications from March 4, 2016, and October 16, 2018, under the authority of Title IX of the Financial Institutions Reform, Recovery, and Enforcement Act of 1989 (FIRREA). Our opinions and conclusions set forth herein are limited to the use of our client (Individual). This report contains only brief discussions or statements of the data and analysis used to estimate the market value of the subject property. The scope of the assignment and report content is specific to the needs of the client and for their intended use only. Akrivis is not responsible for unauthorized use of this report. After the evaluation request receipt, Akrivis will dispatch and take a new picture of the subject property (provided it can be done without violating any law), unless the client has indicated that an inspection is unnecessary because a third party image of the subject (e.g., an assessor’s photo) is sufficient to determine the subject’s condition. An interior inspection will be conducted upon the client’s request. The client will need to obtain the necessary permission for Akrivis to view the interior. Unless an interior inspection is specifically arranged between the parties, Akrivis will not consider any conditions affecting the subject property which are not externally visible and apparent from the exterior of the subject property, under the assumption that the interior of the property is in similar condition to the exterior. Accordingly, the subject property may be affected by conditions or other physical hazards that are not known to or considered by Akrivis. Three generally accepted approaches to value are usually considered: A Sales Comparison Approach is typically utilized and developed to derive a probable estimate of market value for the subject property because similar sales can be utilized in the market. The Income Approach was considered but was not necessary or applicable in this instance because of the difficulty in estimating stabilized net income. The Cost Approach was not requested for this evaluation. In instances where multiple approaches are employed, Akrivis will consider all approaches performed and will reconcile to a final suggested property value for the subject. Along with an inspection, Akrivis will utilize large commercial databases of comparable real property sales and other data from sources, all of which Akrivis reasonably believes to be reliable. However, no responsibility is assumed for the accuracy of any information supplied by third parties. Location, property condition, construction quality and building square footage will be researched and analyzed. All information will be verified with public records when possible or third-party sources deemed to be reliable. There are some assumptions and limited conditions for this report. The records from the tax assessor’s office may not be accurate, current, fully detailed, or complete. There may be other governmental or public records other than the tax assessor’s office with relevant information which were not known to nor used by Akrivis unless specifically referenced in this report. Akrivis has not obtained nor reviewed a survey, title report, engineering report, natural hazard report or other similar information regarding the subject Property. The subject is assumed to be compliant with relevant zoning regulations – if the subject’s specific
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Akrivis 920.716.8776 Page 14 | 14 question@akrivisteam.com Made in the United States of America zoning designation is not available, Akrivis may assume a general zoning designation. Unless stated otherwise, Akrivis projects that the subject’s future use will be the same as its current use. Main Data Source Listing (including, but not limited to) 1. CoStar 5. ProxyPics 2. SDS (Sales Data Service) 6. AssessorData.org 3. LoopNet 7. Zillow (residential citing) 4. Municipal & County Data 8. Google Earth We certify that, to the best of our knowledge and belief, the statements of facts contained in this report are true and correct. Our findings, opinions, and conclusions are limited only by the reported assumptions and limiting conditions. We have no present or prospective interest in the property or bias with respect to the property that is the subject of this report or to the parties involved. Our engagement and compensation in this assignment was not contingent upon developing or reporting predetermined results that favor the cause of the client.