Richardson.pdf

Jeffrey Richardson, Petitioner V Township Of Deerfield, Respondent · 25-003240-TT

← View full record

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

RECEIVED 

JUN 2 6 2025 

Trantnfo:4606 

 26028114-1 06/23/25 

10: 

RENEE RICHARDSON 

MICHIGAN TAX TRIBUNAL 

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) 279, 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 

Jeffrey 

Richardson 

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

4470 Cohoctah Rd 

City or Town 

State 

ZIP Code 

Linden 

Mi 

48451 

Telephone Number (51 7) 404-3598 

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

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

First Name 

M.I 

Last Name 

Firm Name (if any) 

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

City or Town 

State 

ZIP Code 

Telephone Number 

Email Address (do not enter unless you want MTT to send all correspondence via email) 

Section 3: Subject Property Information 

How many 

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

parcelsareyou | [4 vest 

[J 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. 

Property Address (No., Street, City, ST, ZIP) 

[If multiple, list first property's address] 

5070 Cohoctah Rd, Linden, MI 48451 & Property ID 4703-03-300-002

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 4: Issues Being Appealed (check ait that appiy) 

True Cash and Taxable Value 

O Poverty Exemption 

[J Taxabte Value Only (calculation) 

[J Disabled Veterans Exemption 

[| Uncapping of Taxable Value 

[J Eligible Manufacturing Personal Property (ESA) 

[Hl] Exemption from Taxation (other than the denial of a 

[1 Classification 

Principal Residence or Qualified Agricultural Exemption) 

Section 5: Explain the Reason for this Appeal 

I'm getting taxed higher than what the appraisal came back at and what 

| paid for it on 

both parcels. There is no water access for parcel # 4703-03-300-002. 

Both parcels 

were purchased together. 

Section 6: Jurisdictional Issues 

Year(s) you are appealing: 

2025 

Did you protest the assessment at a Board of Review (BOR)? [7] Yes 

[i] No 

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

March 

a July 

O December 

If No, check the applicable reason(s); 

0 Not required to attend 

[Wm] Assessment Change Notice was not received by Petitioner 

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

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

U3/14/2ULD 

LLIED 

FI 

Michigan Department of Treasury 

618 (Rev. 11-12) 

L.-4035 

Retitipn to Board of Review 

This form is issued under the authority of P.A. 206 of 1893, as amended. 

Filing is voluntary, however you may not appeal to the Michigan Tax Tribunal or 

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

TO BE COMPLETED BY OWNER OR OWNER'S AGENT 

Petitioner's Name (If Other than Owner. Please Prini or Type} 

Owner's Name (Please Print or Type) 

RICHARDSON JEFFREY & RENEE 

County 

Township or City 

DEERFIELD TOWNSHIP 

LIVINGSTON 

The undersigned protests the assessed value and/or the tentative taxable vatue andlor the 

the following described property: 

Property (dentified (Parcet code required. Property address & legal description optional) 

© 

4703-03-300-003 

SEC. 3 TaN, RSE, COMAT SW COR SEC 3; TH NB7°03'44"E 363.00 FT; TH NO3*04'63" W 244.55 FT TO POB; 

THNO3°04'53" W 732.24; TH $84°53'29" E 266.31 FT; TH $82°42'40" E 715.43 FT: TH S03°11'44" E 812.50 FT; 

TH 587°03'44" W 705.63 FT; NO5°26'569" W 100.02 FT; TH N85°33'33" W 206.16 FT; $82°4 1°33" W 77.94 FT; TH 

N38°17°04" W 31.15 

TO POB 18.87 AC 

property classification and/or the qualified agricultural property exemption of 

5070 COHOCTAH RD 

3 Classification 

O Qualifed Agricultural 

OO Tentative Taxable Value 

Property Exemption 

Protested ltem 

[1 Assessed Value 

1. 

PROTEST OF ASSESSMENT 

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

Year 

274,000 

2025 

Tentative Taxable Value 

Assessed Amount 

Owner's Estimated True Cash Value 

274,000 

PROTEST OF CLASSIFICATION 

2, 

(Complete this section for a request to change Ihe classification. The Board of Review must make their decision regarding classification in accordance 

with section 211.34¢ of the Michigan Compiled Laws. The Board of Review shall not be influenced by the effect that a particular classification has on 

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

Classification of property on {his year's assessment roll: 

401 

Classification should be: (Please check one of the following) 

[J 

Agricultura 

O 

Industrial 

[Timber Cutover 

[utility (Personal Property Only) 

[7 

commercial 

OO Residential 

Cbevelopmental 

3. 

PROTEST OF EXEMPTION FOR QUALIFIED AGRICULTURAL PROPERTY 

(If the assessor has denied or changed the percentage of the exemption from the 18 mills of local school operaling tax for qualified agricultural property, 

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

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

Percent qualified agricultural exemption granted by assessor: {Enter 0 if exemplion is denied) 

Percent qualified agricultural exemplion requested by Owner: {Enter 100 if fulf 

exemplion requested) 

4. 

REASON FOR PROTEST 

State reason(s) for protest of assessed value and/or the 

Bese 

os 

RW taxable value and/or classification and/or qualitied agricultural property exemption, 

we vo 

Wa ge

Michigan Department of Treasury 

Form 618, Page 2. 

‘FOR BOARD OF REVIEW USE ONLY 

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

Petition Number 

Parcel Code 

28-05 

4703-03-300-003 

1. ASSESSED VALUE 

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

[4 Denied 

[J 

Assessed Value Changed From: 

[____ 

274,000 ro: 

[ 

1] 

Record of Vote - Board or three member committee of board 

; 

Wu 

FH 

Chairperson: Aves 

[] 

no a 

Member: 

[Zhves 

[J 

no 

LS 

Member: 

BJ ves 

[On 

aa 

Reason for Board Action: 

Lack 

of 

Ao cvmatiom 

Las a Sovey oppress «f 

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

P.0.Box 

30232, Lansing, Mi. 48909. Commercial Real, Industrial Real, Developmental Real, Commercial Personal, Industrial Personal and Utility Personal Property may be 

appealed by May 31. Agricultural Real, Residential Real, Timber - Cut Over Real, and Agricultural Personal Properly may be appealed by July 31. 

The petition must be filed on 

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

2. TENTATIVE TAXABLE VALUE 

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

274,000 

To. 

OJ 

Denied 

| 

Tentative Taxable Value Changed From: 

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

Chairperson: 

[7] ves 

[0 

NO 

mms 

Member: 

[7] 

ves 

[1 

NO mms 

Member: 

[7] 

ves 

[1 NOs] 

Reason for Board Action: 

If you disagree with the decision of the Board of Review regarding lentative taxable value, you may appeal that decision by filing a petition with the Michigan Tax Tribunal al 

P.0.Box 30232, Lansing, Mi. 48909. Commercial Real, Industrial Real, Developmental Real, Commercial Personal, 

idential Real, Timber 

- Cut Over Real, and Agricultural Personal Property 

on a Michigan Tax Tribunal for or a form approved by the Michigan Tax Tribunal. Michigan Tax Tribunal forms are aval 

3. CLASSIFICATION 

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

[J 

Denied 

[J 

Classification Changed From: 

401 

To; 

Record of Vote - Board or three member committee of board. 

Chairperson: 

[J] Yes 

[1 NOs 

Member: 

[J ves 

[J 

NO 

ims 

Member: 

[1 

ves 

[1] no Tes 

Reason for Board Action: 

If you disagree with the decision of the Board of Review regarding classification, appeal is made by sending Form 2167 to the Stale Tax Commission, P.O. Box 30471, Lansing, Mi. 48909 by June 30. 

4. QUALIFIED AGRICULTURAL PROPERTY EXEMPTION 

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

O 

Exemption Request Denied 

O 

Exemption percent modified from 

% 

To: 

Record of Vote - Board or three member committee of board, 

Chairperson: 

[] yes 

[J 

no 

Member: 

[J 

Yes 

[Jno __ 

Member: 

[Tves 

[Jno 

Initial; 

Initial 

% 

Reason for Board Action:

wicmigan Lgpattment of Treasury 

03/12/2025 

12:19 

pM 

618 {Rev 11 

9) 

Petit 

.n to Board of Review 

This “orm is issued under the authority of P.A. 206 of 1893, as amended. Filin, 

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

TO BE COMPLETED BY OWNER OR OWNER'S AGENT 

L-4035 

g Is voluntary, however you may not appeal to the Michigan Tax Tribunal or 

Owner's Name (Please Print or Type) 

RICHARDSON JEFFREY & RENEE 

Petitioner's Name (If Other than Owner. Please Print or Type) 

Township or City 

County 

DEERFIELD TOWNSHIP 

LIVINGSTON 

The undersigned protests the assessed value andior the tentative taxable value andor the property classification andfor the qualified agricultural property exemption of 

the following described property: 

Properly identified (Parcel code required. 

Properly address & legal description optional) 

: 

4703-03-300-002 

SEC 03 TAN RSE; COMAT SW COR OF SEC 3; TH NO3°04'53" W 386.56 FT TO POB; TH NO3°04'53" W 609.21 

FT, THNGB°04'27" £ 67.17 FT; TH $89°29'65" £ 296.43 FT; TH S03°04'53" E 732.24 FT; TH N38°17'04" W 24.47 

FT, THN10°11'69" E 44.27 FT; TH N22°58'02" W 28.98, TH NB634'25" W 29.99 FT; TH S50°54"13" W 76.14 FT; 

COHOCTAH RD 

TH NBG" 14'39" W 27.52 FT; TH N09°23'42 W 75.57 FT, THN52°53'69"W 23.32 FT; TH §79°33'26" W 20.37 FT; 

N56°27'24" W 29.93 FT; S78°4813" W 22.48 FT; TH S08°50'05" 

87.17 FT, TH $54°1310" W 21 45 FT; N72°35' 

Protested Item 

[J Assessed Value 

[O Tentative Taxable Value 

[J Classification 

0 qualifed Agricultural 

Property Exemption 

1. 

PROTEST OF ASSESSMENT 

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

Assessed Amount 

Owner's Estimated True Cash Value 

Tentative Taxable Value 

Year 

[= 

44,500 

44,500 

2025 

2. 

PROTEST OF CLASSIFICATION 

(Complete this section for a request to change the classification. The Board of Review must make their deci: 

with section 211.34c of the Michigan Compiled Laws. The Board of Review shail not be influenced by 

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

sion regarding classification in accordance 

y the effect that a particular classification has on 

Classification of property 

on this year's assessment roll: 

Pe 

402 

] 

Classification should be: (Please check one of the following) 

0 

Agricutturat 

OJ Industrial 

OTimber Cutover 

Outility (Personal Property Only) 

J 

Commerciat 

[J Residential 

Obevelopmental 

3. 

PROTEST OF EXEMPTION FOR QUALIFIED AGRICULTURAL PROPERTY 

(If the assessor has denied or changed the percentage of the exemption from the 18 mills of focal school operating tax for qualified agricultural propery, 

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

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

Percent qualified agricultural exemption granted by assessor: (Enter 0 if exemption is denied) 

Percent qualified agricuitural exemption requested by Owner: {Enter 100 if fult 

exemption requested) 

4. 

REASON FOR PROTEST 

State reason(s) for protest of assessed value and/or the tentative taxable value and/or classification and/or qualified agricultural properly exemption, 

Qesessed Vole doo hg

Michigan Department of Treasury 

Form 618 

, Pige 2 

FGi»80ARD OF REVIEW USE ONLY 

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

Petition Number 

Parcel Code 

25-06 

4703-03-300-002 

1. ASSESSED VALUE 

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

7“ Denied 

O 

Assessed Value Changed From: 

| 

44,500 

To: 

[ 

1] 

Record of Vote - Board or three member committee of board 

- 

Chairperson: 

[Yes 

[] 

No IT 

Member: 

[X[ Yes 

[J no 

Z= 

Member. 

bd ves 

Ow 

ok 

{els | 

Reason for Board Action: 

] 

\ 

. 

tack 

oC 

dogomat oa, 

nerf ele oppreasal 

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

P.0.Box 30232, Lansing, Mi. 48909. Commercial Real, Industrial Real, Developmental Real, Commercial Personal, Industrial Personal and Utility Personal Property may be 

appealed by May 31. Agricultural Real, Residential Real, Timber - Cut Over Real, and Agricultural Personal Property may be appealed by July 31. 

The petition mus! be filed on 

a Michigan Tax Tribunal for or a form approved by the Michigan Tax Tribunal. Michigan Tax Tribunal forms are available at www.michigan.gov/taxlrib. 

2. TENTATIVE TAXABLE VALUE 

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

44,500 

To: 

[I] 

Denied 

O 

Tentative Taxable Value Changed From: 

Record of Vote - Board or three member committee of board. 

Chairperson: 

[7] ves 

[J] 

NO —gm— 

Member: 

[1] 

ves 

[7] 

NO —=—— 

Member: 

[] YES 

[7] NOT] 

Reason for Board Action: 

If you disagree with the decision of the Board of Review regarding tentative taxable value, you may appeal that decision by filing a petition with the Michigan Tax Tribunal at 

P.0.Box 30232, Lansing, Mi. 48909. Commercial Real, Industrial Real, Developmental Real, Commercial Personal, Industrial Personal and Utility Personal Property may be 

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

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

3. CLASSIFICATION 

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

[| 

Denied 

O 

Classification Changed From: 

402 

To: 

Record of Vote - Board or three member committee of board. 

Chairperson: 

[J ves 

[1 Noms 

Member: 

[J ves 

[] 

NO 

“mms 

Member: 

[J ves 

[] NO Twas 

Reason for Board Action: 

If you disagree wilh the decision of the Board of Review regarding classification, appeal is made by sending Form 2167 to the State Tax Commission, P.O. Box 30471, Lansing, Mi 48909 by June 30. 

4. QUALIFIED AGRICULTURAL PROPERTY EXEMPTION 

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

[CJ 

Exemption Request Denied 

[C] 

Exemption percent modified from 

% To: 

Record of Vote - Board or three member committee of board. 

Chairperson: 

[J yes 

[J 

No 

Member: 

[J 

Yes 

[Jno ____ 

Member: 

[ves 

[J no 

Initials. 

Initial: 

%

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON 

I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

MULTIPLE PARCEL ATTACHMENT TO PETITION FORM 

VALUATION APPEAL 

Petitioner’s Contact Information: 

First Name/Company Name 

Ml. 

Last Name 

Jeffrey 

Richardson 

Valuation Information: 

Parcel nme 4703-03-300-003 

Classification of Property; 

Real 

Personal 

(check one) 

a 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

Current Assessed Value {also known as State Equalized Value) as established by the Board of Review: 

274,000 

Current Taxable Value as established by the Board of Review: 

548,000 

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

460,000 

Divide the fair market value by 2 and enter here, This is your contention of Assessed Value (also known as State Equalized Value). 

230,000 

If your contention of Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value here. 

88,000 

Valuation Information: 

Parcel Nhe 4703-03-300-002 

Classification of Property: 

Real 

Personal 

(check one) 

[mj 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmental 

Utility 

(check one) 

Current Assessed Value {also known as State Equalized Value) as established by the Board of Review: 

44,500 

Current Taxable Value as established by the Board of Review: 

89,000 

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

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? 

{3 Yes 

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 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 

$26.00 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 

$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. 

Signature “required 

i 

or 

Isl 

J 

7 

AL 

FEU 

7

TRI-COUNTY APPRAISAL COMPANY 

PH: 989-845-6504 

FAX: 989-845-7952 

File No. 25-0477d 

APPRAISAL OF 

LOCATED AT: 

5070 Cohoctah Rd 

Linden, Mi 48451 

CLIENT: 

Jeff Richardson 

5070 Cohoctah Rd 

Linden, Mi, 48451 

AS OF: 

March 31, 2025 

BY: 

David C. List

TRI-COUNTY APPRAISAL COMPANY 

PH: 989-845-6504 

FAX: 989-845-7952 

File No. 25-0477d 

03/31/2025 

Jeff Richardson 

5070 Cohoctah Rd 

Linden, MI, 48451 

File Number: 

25-0477d 

Dear Client, 

In accordance with your request, 

| have appraised the real property at: 

5070 Cohoctah Rd 

Linden, Mi 48451 

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

The property rights appraised are the fee simple interest in the site and improvements. 

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

March 31, 2025 

is: 

$520,000 

Five Hundred Twenty Thousand Dollars 

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

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

Sincerely, 

[LS 

& Zr 

David C. List

Residential Appraisal Report 

File No. 25-0477d 

Scope of Work, Assumptions and Limiting Conditions 

Scope of work is defined in the Uniform Standards of Professional Appraisal Practice as " the type and extent of research and analyses inan 

assignment.” In short, scope of work is simply what the appraiser did and did not do during the course of the assignment. itinctudes, butis not 

limited to: the extent to which the property is identified and inspected, the type and extent of data researched, the type and extent of analyses applied 

to arrive at opinions or conclusions. 

The scope of this appraisal and ensuing discussion in this reportare specific to the needs of the client, other identified intended users and to the 

intended use of the report. This report was prepared for the sole and exclusive use of the clientand other identified intended users for the identified 

intended use and its use by any other parties is prohibited. The appraiser is not responsible for unauthorized use of the report. 

The appraiser's certification appearing in this appraisal report is subject 

to the following conditions and to such other specific conditions as are 

setforth by the appraiser in the report. All extraordinary assumptions and hypothetical conditions are stated in the reportand might have affected the 

assignment results. 

1. The appraiser assumes no responsibility for matters of a legal nature affecting the property appraised or titie thereto, 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 this report may show approximate dimensions and is included only to assist the reader in visualizing the property. 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 thereto. 

4. Neither all, nor any part of the content of this report, copy or other media thereof (including conclusions as to the property value, the identity of the appraiser, professional designations, 

or the firm with which the appraiser is connected), shal be used for any purposes by anyone but the client and other intended users as identified in this report, nor shall it be conveyed by 

anyone to the public through advertising, public relations, news, sales, or other media, without the written consent of the appraiser. 

5. The appraiser will not disclose the contents of this appraisal report unless required by applicable law or as specified in the Uniform Standards of Professional Appraisal Practice. 

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 to the appraiser is assumed by the appraiser. 

7. The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil, or structures, which would render i more or less valuable. The appraiser assumes 

no respansiblity for such conditions, of for engineering or testing, which might be required to discover such factors. This appraisal is not an environmental assessment of the property and 

should not 

be considered as such. 

8. The appraiser specializes in the valuation of real property and is not a home inspector, building contractor, structural engineer, or similar “expert”, unless otherwise noted. The appraiser 

did nat conduct the intensive type of field observations of the kind intended to seek and discover property defects. The viewing of the property and any improvements is for purposes of 

developing an opinion of the defined value of the property, given the intended use of this assignment. Statements regarding condition are based on surface observations only. The 

appraiser claims no special expertise regarding issues including, but not limited to: foundation settlement, basement moisture problems, wood destroying (or other) insects, pest infestation, 

radon gas, lead based paint, mold or environmental issues. Unless otherwise indicated, mechanical systems were not activated or tested. 

This appraisal report should not be used to disclose the condition of the property as it relates to the presence/absence of defects. The client is invited and encouraged to employ qualified 

experts to inspect and address areas of concern. 

If negative conditions are discovered, the opinion of value may be affected. 

Unless otherwise noted, the appraiser assumes the components that constitute the subject property improvement(s) are fundamentally sound and in 

working order. 

Any viewing of the properly by the appraiser was limited to readily observable areas. Unless otherwise noted, attics and craw! space areas were not accessed. The appraiser did not move 

furniture, floor coverings or other items that may restrict the viewing of the property. 

9. Appraisals involving hypothetical conditions related to completion of new construction, repairs or alteration are based on the assumption that such completion, alteration or repairs will 

be competently performed. 

10. Unless the intended use of this appraisal specifically includes issues of property insurance coverage, this appraisal should not be used for such purposes. Reproduction or 

Replacement cost figures used in the cost approach are for valuation purposes only, given the intended use of the assignment. The Definition of Value used in this assignment is unikely 

to be consistent with the definition of Insurable Value for property insurance coveragefuse. 

11. The ACI General Purpose Appraisal Report (GPAR™) is not intended for use in transactions that require a Fannie Mae 1004/Freddie Mac 70 form, 

also known as the Uniform Residential Appraisal Report (URAR). 

Additional Comments Related To Scope Of Work, Assumptions and Limiting Conditions 

A complete visual inspection of the interior and exterior of the subject property was made on the effective date of this appraisal. 

A 

complete visual inspection includes only those areas which are readily observable. Observations were made regarding the subject's 

floor plan/layout, special amenities, neighborhood conformance, general overall condition and quality of materials. 

Exterior 

measurements were taken to calculate gross living area. A complete visual inspection does not include a determination of infestation, 

settlement or seepage. 

lt is assumed that there are no latent or hidden structural defects or other apparent conditions which would 

affect the structural integrity of the subject property. 

As a part of this assignment zoning compliance has been reported, however no investigation has been made regarding the subject's 

conformance to local zoning or building requirements. Since the subject is a residential property located within a mainly residential 

neighborhood, an intensive highest and best use study was not warranted. 

t researched data on comparable land and improved sales through local multiple listing services, conversations with local real estate 

agents and public records. Exterior observations of all comparable sales were made, however comparable photos provided in this 

report may have been obtained from local MLS services or public records to more accurately portray the condition of the comparable 

at the time of sale. When conflicting information was provided, the source considered most reliable was used. Construction costs 

were derived from published data sources and local building contractor's estimates when available. The cost and sales comparison 

approaches to value were applied to arrive at the estimated market value of the subject, however depending on the age of the subject 

property, the cost approach may have been given litile or no weight and is discussed further in the final reconciliation section of this 

report. 

1 did not apply the income approach to value because it was not considered applicable to this assignment. The subject is not located 

in a market that is driven by income producing properties, therefore the quality and quantity or rental data available is not sufficient to 

produce a credible result. 

Personal property was not included or given any value in this appraisal. 

‘Produced using ACI Software, 800.234,8727 wi. aciweb,com 

‘This form Capyright © 2005-2016. = u First Amatcen Company. A Fags Reseed, 

AR™) 

Genera) 

Purpose 

Appraisal 

Report 

Page3old 

w 

CR ARAMROC, 

1h 07212016

Residential Appraisal Report 

File No. 25-0477d 

Appraiser's Certification 

The appraiser(s) certifies that, to the best of the appraiser's knowledge and belief: 

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

2. The reported analyses, opinions, and conclusions are fimited only by the reported assumptions and limiting conditions and are the appraiser's personal, impartial, and unbiased 

professional analyses, opinions, and conclusions. 

' 

3. Unless otherwise stated, the appraiser has no present or prospective interest in the property that is the subject of this report and has no personal interest with respect to the parties 

involved. 

4. The appraiser has no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 

5. The appraiser's engagement in this assignment was not contingent upon developing or reporting predetermined results. 

6. The appraiser's compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of 

the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 

7. The appraiser's analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. 

8. Unless otherwise noted, the appraiser has made a personal inspection of the property that is the subject of this report. 

9. Unless noted below, no one provided significant real property appraisal assistance to the appraiser signing this certification. Significant real property appraisal assistance provided by: 

Additional Certifications: 

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

Regulatory Affairs, P.O. Box 30018, Lansing, MI 48909. 

Definition of Value: 

[XJ market vatue 

[CJother value: 

Source of Definition: The Appraisal of Real Estate 

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, 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 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 readily 

identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be 

made to the comparable property by comparisons to financing terms offered by a third Party institutional fender that is not 

already involved in the property or transaction. 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. 

ADDRESS OF THE PROPERTY APPRAISED: 

5070 Cohoctah Rd 

Linden, M! 48451 

EFFECTIVE DATE OF THE APPRAISAL: 03/31/2025 

APPRAISED VALUE OF THE SUBJECT PROPERTY $ 520,000 

APPRAISER 

SUPERVISORY APPRAISER 

Signature: 

Fe) / pe 7 

Signature: 

Name: David C. List 

Name: 

Company Name: 

Tri-County Appraisal Company 

Company Name: 

Company Address: 

P.O. Box 419 

Company Address: 

Chesaning, Ml 48616 

Telephone Number: 

989-845-6504 

Telephone Number: 

Email Address: 

rg 

i 

il.com 

Email Address: 

State Certification 

State Certification # 

or License # 

or License # 

or Other (describe): 

State #: 

State: 

State: MI 

Expiration Date of Certification or License: 

Expiration Date of Certification or License: 07/31/2026 

Date of Signature: 

Date of Signature and Report. 

04/01/2025 

Date of Properly Viewing: 

Date of Property Viewing: 

03/31/2025 

Degree of property viewing: 

Degree of property viewing: 

interior and Exterior 

O Exterior Only 

0 Did not personally view 

Interior and Exterior 

0 Exterior Only 

O Did not personally view 

: 

- 

™ 

‘Produced using AC! software, 800.234.8727 www.aciweb.com 

‘This farm Copyright © 2005-2016 AC}, a First American Company, Alf Rights Reserved. 

ar 

Pagedotd 

(gPAR™) General Purpose Appraisal Report 1/2014 

GPARSUMWOCT 

14 07212016 

P 

Tri-County Appraisal Company

Residential Appraisal Report 

File No. 25-0477d 

The purpase of this appraisal report is to provide the client with a credible opinion of the defined value of the subject property, given the intended use of the appraisal. 

Clignt Name/Intended User Jeff Richardson 

E-mail 

Client Address 5070 Cohoctah Rd 

City Linden 

State Mi 

Zip 48451 

Additional Intended User(s) This appraisal is prepared for the sole and exclusive use of the client named in this report. 

Intended Use market value 

Property Address 5070 Cohoctah Rd 

City Linden 

State Mi 

Zip 48451 

= Owner of Public Record Jeffrey & Renee Richardson 

County Livingston 

[14 Legal Description See Attached Addendum - Deerfield Township 

If Assessors Parcel # 4703-03-300-003 & 4703-03-300-002 

Tax Year 2024 

RE. Taxes$ 7,865.00 

w Neighborhood Name Deerfield Township 

Proper Rights Appraised 

(X |Fee Simple | 

teasehold 

|_| Otrer (describe) 

My research 

did 

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

Prior Sale/Transfer: 

Date 03/27/2024 

price $535,000 

Source(s) public records 

Analysis of prior sale or transfer history of the subject property {and comparable sales, if applicable) 

Prior transfer of subject was a multi parcel arm's length 

warranty deed. 

Map Réference 47C2-Universal Maps 

Census Tract 7110.00 

Offerings, options and contracts as of the effective date of the appraisal 

None 

Neighborhood Characteristics 

One-Unit Housing Trends 

One-Unit Housing 

PresentLand Use % 

Location 

Urban 

Suburban 

|X {Rural 

Property Values 

Increasing 

X Stable 

Declining 

PRICE 

AGE 

| One-Unit 

35% 

Built-Up 

Over 75% 

|X | 25-75% 

Under 25% | Demand/Supply 

Shortage 

X 

|in Balance 

Over Supply | $(000) 

(yrs) 

2-4 Unit 

% 

Growth 

Rapid 

X | Stable 

Slow 

Marketing Time 

_[X |Under 3 mths 

3-6 mths 

Over 6 mths 

300 Low 

1 | Multi-Family 

% 

Neighborhood Boundaries Subject is located south of Linden in a rural area. 

800 High 

50 | Commercial 

% 

Boundaries: North-Baldwin Rd, South-Fausett Rd, East-US 23, West-Seymour Rd 

550 Pred. 

25 | Other (vac) 

65 % 

Neighborhood Description 

The subject is located in a stable neighborhood consisting of homes of similar style & quality. It is within a 

reasonable proximity to all necessary amenities such as schools, shopping & employment centers and is adequately protected by 

police & fire depts. Subject property is located in central Michigan and has a strong economic base linked to agriculture, industry, 

government & colleges located in Linden and Flint. 

Market Conditions (including support 

for the above conclusions) 

See Attached Addendum 

NEIGHBORHOOD. 

Dimensions irregular-see attached plat/legals 

Area 24.22 ac 

Shape irregular 

Specific Zoning Classification A-1 

Zoning Description Agricultural (residential use permitted) 

Zoning Compliance 

X]Legal 

[Jtegar Nonconforming (Grandfathered Use} 

3 No Zoning 

M] lllegal (describe) 

Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use? 

XJves [I No 

Addendum 

Utilities 

view residential 

If No, describe. See Attached 

Public 

Other (describe) 

Public 

Other {describe} 

Off-site Improvements—Type 

Public 

Private, 

Electricity 

X 

Water 

X| 

Private Well 

Street gravel 

X 

Gas 

xX] 

LP 

Sanitary Sewer 

X| 

Private System 

Alley 

none 

site Comments 

No apparent adverse easements or encroachments were noted-see title insurance policy for exact status. This site is 

typical for the area in terms of size and appeal. Private well and septic systems are typical for the area; this does not affect subjects 

marketability. 

GENERAL DESCRIPTION 

FOUNDATION 

EXTERIOR DESCRIPTION 

materials 

INTERIOR 

materials 

Units 

|X 

[One M One wiAcc. unit [] 

Congrete Slab 

Crawl Space 

Foundation Walls 

cmt/ave 

Floors 

vinyl/ave 

#of Stories 

1 

X 

jFull Basement 

Partial Basement | Exterior Walls 

vinyl/ave 

Walls 

panel/ave 

Type 

[X]Det. 

[| Jat 

| 

]S-Det/End Unit 

| BasementArea 

1848 sq.ft | Roof Surface 

asphalt/ave 

Trim/Finish___ 

wood/ave 

Existing 

| |Proposed 

[under Const. | Basement Finish 

0 % | Gutters & Downspouts aluminum/ave 

Bath Floor 

vinyl/ave 

Design (Sle) ranch (manf) 

Outside Enry/Exit__ 

|_| Sump Pump _| Window Type 

double hung/ave | Bath Wainscot fiberglass/ave 

Year Buit 

1994 

Storm Sash/insulated 

n/a 

Car Storage 

I" 

Inone 

Effective Age (Yrs) 30 

Screens 

comb/ave 

Driveway 

#ofCars 

2 

Attic 

X {Nong 

veating 

[XJFwa [Hw 

[1 

TRagiant] Amenities 

WoodStove(s) #0 

| Driveway Surface gravel 

. 

Drop Stair 

Stairs 

Other 

I Fuel gas 

X |Fireplace(s) # 

1 

Fence none 

X|Garage 

 #ofCars 

2 

=| 

Floor 

Scutlle 

Cooling 

[X] central Air Conditioning 

X PatioDeck 2-dk 

Porch hone 

Carport 

#of Cars 

| 

[Finished 

Heated 

Individual 

[[Jothernone 

Pool none 

Other none 

at. 

[XJpet 

[putin 

Appliances 

[Tretrigerator 

[Trangeioven 

Dishwasher 

[ Ipisposal 

[ Twicrawave 

[ TwasherDryer 

[] Other (describe) fan/hood 

Finished area above grade contains: 

7 Rooms 

3 Bedrooms 

2.0 Bath(s} 

1,848 Square Feet of Gross Living Area Above Grade 

Additional Features All utilities were on and operational at the time of the inspection. the subject is missing part of the kitchen and flooring 

throughout the subject. 

Comments on the Improvements 

At time of inspection, subject is maintained in fair overall condition. 

Quality of construction appears to be 

average. 

Inspection of site and surrounding area reveals no external obsolescence. 

Inspection of improvements reveals no functional 

obsolescence. 

Produced using AC software, 800.234.8727 wiw.aciweb.com 

“This form Copyright © 2008-2015 AC, a Fist American Company. All Rights Reserved. 

Page lof4 

{0PAR™) General Purpose Aopraisal Report 1/2014 

GPARSUMWOC! 

14 07212016

Residential Appraisal Report 

File No. 25-0477d 

FEATURE 

I 

SUBJECT 

COMPARABLE SALE NO. 1 

COMPARABLE SALE NO. 2 

COMPARABLE SALE NO, 3 

5070 Cohoctah Rd 

2609 Allen Rd 

14151 Reed Rd 

4284 Center Rd 

Address Linden, Mi 48451 

Howell, MI 48555 

Byron, Mi 48151 

Linden, Ml 48451 

Proximity 

to Subject 

5.65 miles SW 

7.40 miles NW 

2.41 miles SW 

Sale Price 

$ 

$ 

480,000 

$ 

590,000 

$ 

611,000 

Sale Price/Gross 

Liv. Area. | $ 

0.00 so. it. 

[$393.77 so.ft 

$: 

302.10 sq.ft, 

$ 

361.54 sq.f. 

Data Source(s) 

fimls#60291290;D0M 19 

fimls #60288891;DOM 37 

fmis#60375478, DOM 4 

Verification Source(s) 

Livingston Co Equalization++ 

| Shiawassee Co Equalization++ | Livingston Co Equatlization++ 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+0) 8 Adjustment 

DESCRIPTION 

+) $ Adjustment 

DESCRIPTION 

+) 8 Adjustment 

Sale or Financing 

Armlth 

ArmLth 

ArmLth 

Concessions 

Conv;0 

Convi0 

cash;0 

Date of Sale/Time 

04/30/2024 

04/01/2024 

03/27/2025 

Location 

rural-ave 

rural-ave 

rural-ave 

rural-ave 

Leasehold/Fee Simple 

| fee simple 

fee simple 

fee simple 

fee simple 

Site 

24.22 ac 

18.74 ac 

32,900(22 30 ac 

11,500{23.45 ac 

4,600 

View 

ig pond view 

pature view 

10.000 | woods, water view 

0 | pature view 

10,000 

Design (Style) 

DT1;ranch {(manf) | DT1;ranch 

-40,000 | DT1;ranch 

-40,000 | DT1;ranch 

-40,000 

g Quality of Construction 

average 

average 

average 

average 

3 Acual Age 

3 

67 

7,200 56 

5,000]32 

200 

3 Condition 

fair 

average 

-24,000 | average 

-29,500 | average 

-30,550 

23 Above Grade 

Total 

| Bdrm) 

Baths 

Tota) 

| Bdrms| 

Baths 

Total 

|8dms) 

Baths 

Total 

|Bdms) 

Baths 

3 Room count 

7131 

20 

[e[3] 

14 

2000173] 

20 

613] 

20 

0 

£9 Gross Living Area 35.00 

1.848 sq.ft. 

1,218 sq.ft. 

22,000 

1,953 sq.ft. 

-3,700 

1,690 sq.ft. 

5,500 

1 Basement & Finished 

1848sfOsfwo 

919sf0sfwo 

4,600 1133sf762sfin 

-4,000 | 1623sf0sf 

1,100 

[5 Rooms Below Grade 

Unfinished 

Unfinished 

1rrObr0.0bado 

Unfinished 

4 Functional Utiity 

walkout bsmnt 

walkout bsmnt 

standard 

5,000 | standard 

5,000 

Ed Heating/Cooling 

fla-c.a. 

ffa-no c.a. 

fla-c.a. 

fla-c.a. 

Energy Efficient items 

none 

none 

none 

none 

Garage/Carport 

2gd2dw 

none 

12,000 | 3gd3dw 

-6,000 | 2ga2dw 

PorchiPatio/Deck 

2-dk 

2-dk 

cvpeh,dk 

0] cvpch,dk 

0 

additional features 

1-fireplace 

none 

2,000 | 1-fireplace 

1-fireplace 

additional features 

generator 

none 

4.0002 ponds 

0|fence 

3,000 

additional features 

none 

2 pole barns 

-16,000 | pole barn 

-8,000 | horsebarn,barns 

-16,000 

Net Adjustment (Total 

Xr 

[I 

Ts 

16700] 

[J+ 

DX- 

[es 

69,700] 

[+ 

[X]- 

Ts 

57,150 

Adjusted Sale Price 

NetAdi, 

3.5% 

NetAdj. 

-11.8% 

NetAd. 

-9.4% 

of Comparables 

GrossAd. 

36.8% | $ 

496,700 | GrossAdi. 

19.1% 

1$ 

520,300 | GrossAd. 

19.0% | $ 

553,850 

Summary of Sales Comparison Approach 

See Attached Addendum 

The appraiser certifies and agrees that this appraisal was prepared in accordance with the requirements of Title XI of the Financial 

Institutions, Reform, Recovery, and Enforcement Act (FIRREA) of 1988, as amended (12 U.S.C. 3331 et seq.), and any applicable 

implementing regulations in effect at the time the appraiser signs the appraisal certification. 

Discussion of methods and techniques employed, including reason for excluding an approach to value: 

See Attached Addendum 

= Reconciiaion comments: See Attached Addendum 

ECONCILIATI 

"4 Based on the scope of work, assumptions, limiting conditions and appraiser's certification, my (our) opinion of the defined value of the real property thatis 

the subjectofthis reportasof 

03/31/2025 

single point 

$ 520,000 

This appraisal is made 

"ass," OJ subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed, 

J subjecto the following: 

[| Range $ 

tos 

, which is the effective date of this appraisal, is: 

O Greater than 

0 Lessthan 

$ 

subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed 

See Attached Addendum 

Produced using ACI software, B00.234.8727 www.aciweb.com 

Pagezof4 

“THis lorm Copyright © 2005-2016 AC), a First American Company, All Rights Reserved, 

PAR™) General Purpose Appraisal Report 1/2014. 

@ 

[4 GPARSUMWOCI 14 07212016

Residential Appraisal Report 

File No. 25-0477d 

FEATURE 

I 

SUBJECT 

COMPARABLE SALE NO. 4 

N 

COMPARABLE SALE NO. 5 

COMPARABLE SALE NO. 6 

5070 Cohoctah Rd 

12261 Duffield Rd 

Address Linden, MI 48451 

Byron, Ml 48436 

Proximity to Subject 

6.00 miles NW 

Sale Price 

$ 

$ 

270,000: 

s 

s 

Sale Price/Gross Liv. Area 

| $ 

0.00 sg.ft 

|$ 

136.64 sq.ft 

$ 

5g. ft. 

$ 

59.1 

Data Source(s) 

fmis#60300902;DOM 10 

: 

Verification Source(s) 

Shiawassee Co. Equalization 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPTION 

+H SA 

DESCRIPTION 

+) 

$ Adjustment 

DESCRIPTION 

+{9) 

$ Adjustment 

Sale or Financing 

ArmLth 

i Concessions 

Conv;0 

Date of Sale/Time 

05/10/2024 

Location 

rural-ave 

rural-ave. 

Leasehold/Fee Simple 

fee simple 

fee simple 

Site 

24.22 ac 

10.10 ac res 

84,700 

View 

Ig pond view 

residential 

10,000] 

Design (Style) 

DT1:ranch (manf) | DT1;ranch (manf 

Quality of Construction 

average 

average 

Actual Age 

3 

26 

-1,000 

Condition 

fair 

average 

-13,500 

Above Grade 

Total 

{Bdrms. 

Baths 

Total 

[Bdms) 

Baths 

Total 

{Bdrms) 

Baths 

Total 

[Bdrm 

Baths 

Room Count 

713 

2.0 

613 

2.1 

-2,000 

Gross Living Area 35.00 

1,848 sq. 

it. 

1,976 sq.ft. 

-4,500 

sq. ft 

sq. ft. 

Basement & Finished 

1848sf0sfwo 

1976sf0sfin 

-600 

Rooms Below Grade 

Unfinished 

Unfinished 

Functionaj Utility 

walkout bsmnt 

standard 

5,000 

Heating/Cooling 

ffa-c.a. 

flaca. 

Energy Efficient items 

none 

none 

Garage/Carport 

2gd2dw 

2gd2dw 

Porch/Patio/Deck 

2-dk 

open & deck 

2,000 

additional features 

1-fireplace 

none 

2,000 

additional features 

generator 

none 

4,000 

additional features 

none 

none 

Net Adjustment (Total) 

XJ+ 

I 

$ 

86,100 

[Bn 

[J 

$ 

= 

I: 

$ 

Adjusted Sale Price 

NetAdi. 

31.9% 

Net Adj. 

% 

Net Adj. 

% 

of Comparables 

GrossAd, 

47.9%13$ 

356,100 | Gross Adi. 

% | $ 

Gross Adj. 

%|$ 

Summary of Sales Comparison Approach 

‘Produced using AC! software, 800.234.8727 wiv. acweb, com 

“This form Copyright © 2005-2016 ACI, a Fist Amieican Company. All Rights Reserved. 

Additional Comparables 

(gPAR™) General Purpose Appraisal Report 1/2014 

‘GPARSUMWOCI 

14 07212016

ADDENDUM 

Client: Jeff Richardson 

File No.: 25-0477d 

Property Address: 5070 Cohoctah Rd 

Case No.: 

City: Linden 

State: MI 

Zip: 48451 

Legal Description 

Parcel 4703-03-300-003 

SEC. 3 T4N, R5E, COM AT SW COR SEC 3; TH N87°03'44"E 363.00 FT; TH N03°04'53" W 244.55 FT TO POB; TH 

N03°04'53" W 732.24; TH $84°53'29" E 266.31 FT; TH $82°42'40" E 715.43 FT; TH S03°11'44" E 812.50 FT; TH 

$87°03'44" W 705.63 FT; N05°26'59" W 100.02 FT; TH N55°33'33" W 206.16 FT; $82°41'33" W 77.94 FT: TH N38°17'04" 

W 31.15 TO POB 18.87 AC 

Parcel: 4703-03-300-002 

SEC 03 T4N R5E; COM AT SW COR OF SEC 3; TH N03°04'53" W 386.55 FT TO POB; TH N03°04'53" W 609.21 FT; TH 

N88°04'27" E 67.17 FT; TH $89°20'65" E 296.43 FT; TH S03°04'563" E 732.24 FT; TH N38°17°04" 

W 24.47 FT; TH 

N10°11'59" E 44.27 FT; TH N22°58'02" 

W 28.98; TH N86°34'25" W 29.99 FT; TH S50°54"13" W 76.14 FT; TH N8g°14'39" W 

27.52 FT; TH N09°23'42 

W 75.57 FT; THN52°53'59"W 23.32 FT; TH $79°33'26" W 29.37 FT; N56°27'24" W 29.93 FT; 

S78°48'13" 

W 22.48 FT; TH S08°50'05" E 57.17 FT; TH $54°13'10" W 21.45 FT; N72°35'42" W 29.29 FT; N37°17'26" W 

27.39 FT; TH N73°13'44" W 78.33 FT 5.35 AC 

Neighborhood Market Conditions 

Conventional, FHA, VA & RD financing are readily available at rates & terms acceptable to the average purchaser with general marketing 

times ranging from 

0-2 months for homes that are in average or better condition and priced competitively. Typical property values have 

been relatively stable over the past 12 months withstanding the volatile mortgage market due to the limited supply of available listings. 2022 

brought a slight decline in market values due to sharp increases in mortgage rates after the federal reserve made several key interest rate 

increases. REQ activity is minimal and is not a significant factor in this market area. MLS data reflects a listing to sale to list price ratio of 

approximately 100%. 

| have considered relevant competitive listings/contract offerings in performing this appraisal, and any trend indicated 

by that data is supported by the jisting/offering information included in this report. 

Highest and Best Use 

The subject is 2 single family residence with its current improvements significantly contributing to the overall market value. After reviewing 

the four criteria used to analyze highest and best use which are, legally permissible, physically possible, financially feasible and maximally 

productive, 

it was determined that the subject's current use, which is residential use, is its highest and best use. 

Adverse Environmental Conditions 

No apparent adverse environmental conditions were noted from a visual inspection of the property, surrounding area or public records. 

However, the appraiser is neither trained nor equipped to detect such conditions. 

Comments on Sales Comparison 

After a thorough search of the subject's generat market area, the appraiser selected four similar sales from competing properties to 

complete this analysis. All were considered to be the best available at the time of this analysis. 

The subject property is in need of some repairs. The subject has missing kitchen cabinets, no flooring and needs paint and other cosmetic 

repairs. 

Gross living area adjustments were made at $35.00 per sq. ft. for differences greater that 100 sq. ft. Basement adjustments were made at a 

rate of $5 per sq. ft. with an additional $10 per sq. ft. for finished area. A $5,000 adjustment was made for walk-out basements and a 

$2,000 adjustment was made for basement baths. The adjustments made in this analysis were based on historical market reaction and 

paired sales analysis and can be considered reasonable and typical for this market. 

The comparables used, after adjustment, provide an estimated market value range for the subject of $356,100 to $553,850, which is much 

wider than desired due to the very limited number of similar sales that were available. Slightly more weight was placed on Comp 2 since it is 

the only similar sale that could be found with similar square footage. 

Due to the lack of other recent, reliable and relevant data it was necessary to use sales that exceed 6 months in date of sale and 5 miles in 

distance from the subject. No adjustment is warranted for exceeding these guidelines due to the stability of the current market, the lack of 

significant measurable appreciation and/or depreciation, and the fact that all comparables used are located in the subject's same general 

market area. 

There is no market perception of variance in price for homes located north or south of any major roads, highways or railroad tracks in the 

subject's market area. All comps used are located in the same general market area with no adjustment for location necessary. 

The comparables used are the closest and most recent sales found that have sold in the subjects market area in the past 12 months that 

most closely resembles the subject in square footage, design, location and appeal. 

All photos used in this report were taken by the appraiser. MLS photos are not used, unless the property is not visible from the street. In that 

case, a photo of the driveway is used to show the reader that the house is not visible from the street. The photos used in this report may 

have been taken in a prior season close to the date of sale, which best reflects the exterior condition as of the date of sale. This appraiser 

has inspected the exterior of the comparables used in this report and is not aware of any significant changes made to the comparables after 

the date of sale and/or of this photo. 

It appears the subject was purchased the property over value at the last time of the sale. The appraiser did a previous appraisal and came 

in lower than the purchase price. 

This was due to the current owner wanting control of the property due to his own personal home he lives 

in butts up fo this property. 

Reasons for non-development of a value approach 

A visual inspection of all readily observable areas of the interior and exterior of the subject property was made on the effective date of this 

appraisal. Observations were made regarding the subject's floor plan/layout, special amenities, neighborhood conformance, general overall 

condition and quality of materials. 

Exterior measurements were taken to calculate gross living area. The visual inspection does not include, 

inspection of the attic or crawispace, testing of any of the mechanical components or determination as to infestation, settiement or seepage 

unless the appraisal has been performed to meet HUD, Rural Development or VA requirements. 

It is assumed that there are no latent or 

hidden structural defects or other apparent conditions which would affect the structural integrity of the subject property. 

Since the subject is a residential property located within a mainly residential neighborhood, an intensive highest and best use study was not 

warranted. 

| researched data on comparable land and improved sales through local multiple fisting services, conversations with local real estate agents 

and public records. At a minimum, a drive-by inspection was conducted of each comparable sale used in this report. 

When conflicting 

information was provided, the source considered most reliable was used. The sales comparison approach to value was applied to arrive at 

Addendum Page 1 of 2

ADDENDUM 

Client: Jeff Richardson 

File No.: 25-0477d 

Property Address: 5070 Cohoctah Rd 

Case No.: 

City: Linden 

State: 

MI 

Zip: 48451 

the estimated market value of the subject. Neither the cost nor income approaches to value were applied since they were not considered 

necessary to produce a credible result. 

1 did not apply the income approach to value because it was not considered applicable to this assignment. The subject is not located in a 

market that is driven by income producing properties, therefore the quality and quantity or rental data available is not sufficient to produce a 

credible result. 

I did not apply the cost approach due to the difficulty in measuring accumulated depreciation in homes greater than 10 years 

of age. 

Personal property was not included or given any value in this appraisal. 

Final Reconciliation 

Sole weight was given to the value indicated in the sales comparison approach since it reflects the behavior of the market in this area. 

Neither the cost nor income approaches to value were used due to the age of the subject and the difficulty in measuring accumulated 

depreciation and the lack of rental activity in the subject's neighborhood. 

The digital photos have in no way been altered or modified. 

The signatures in this report are digital signatures, which are computer generated and printed in this report. The appraiser's signature is 

secured by a password which only the appraiser has access to. 

If any modifications were made on this appraisal, the signature would be 

eliminated. 

The predominate value may be higher or lower than the appraised value of the subject property. The subject's estimated market value is well 

within the range for the neighborhood and is neither over nor under improved. The predominate value, average or mean value is for the 

entire area of homes within the described boundaries of the neighborhood. Any measurement of central tendency identifies the middie in 

some manner. With the exception of the mode, there will always be 50% above and 50% below the center. The mode is the most frequent. 

The median is used to determine the central value of properties in the neighborhood. Consequently the subject value will aimost always be 

either higher or lower than the median or mean. 

Conditions of Appraisat 

This appraisal is made "as is" and is prepared for the sole and exclusive use of the client named in this report. 

The appraiser is not a home inspector. This report should not be relied upon to disclose any conditions present in the subject property. The 

appraisal report does not guarantee that the property is free of defects. A professional home inspection is recommended if further 

information is needed regarding the condition of the home. 

1 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 limiting conditions and are my 

personal, impartial, and unbiased professional analyses, opinions, and conclusions. 

- 

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

the parties involved. 

- 

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

- 

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

= 

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

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

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

- 

The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the 

Uniform Standards of Professional Appraisal Practice. 

- 

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

- 

No one provided significant real property appraisal assistance to the person signing this certification. 

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

Affairs, P.O. Box 30018, Lansing, MI 48909. 

1 certify that 

1 hold an active license with the State of Michigan as a Certified Residential Appraiser. 

Addendum Page 2 of 2

SUBJECT PROPERTY PHOTO ADDENDUM 

Client: 

Jeff Richardson 

File No.: 

25-0477d 

Property Address: 5070 Cohoctah Rd 

Case No. 

City: Linden 

State: Ml 

Zip: 48451 

. 

FRONT VIEW OF 

3 

. 

SUBJECT PROPERTY 

Appraised Date: March 31, 2025 

: 

. 

Appraised Value: $ 520,000 

REAR VIEW OF 

SUBJECT PROPERTY 

STREET SCENE

Client: 

Jeff Richardson 

File No.. 

250477d 

Property Address: 5070 Cohoctah Rd 

Case No.: 

City: Linden 

State: MI 

Zip: 48451 

Kitchen 

Living Room 

Dining Room 

Family Room 

Breakfast Nook 

Laundry 

Produced using AC! software, 800.234.8727 wi, aciweb.com 

PHI

Client: 

Jeff Richardson 

File No.. 

25-0477d 

Property Address: 5070 Cohoctah Rd 

Case No. 

City: Linden 

State: Mi 

Zip: 48451 

Bedroom 

1 

Bath 1 

Bedroom 2 

Bedroom 3 

Bath 2 

Unfinished Basement 

‘Produced using ACI software, 800.234.8727 www.aciweb.com 

PHT

Clieht. 

Jeff Richardson 

File No.. 

25-0477d 

Property Address: 5070 Cohoctah Rd 

Case No.; 

City: Linden 

State: MI 

Zip: 48451 

Furnace 

HUD Label! 

Garage 

Pond View 

Side 

Side 

Produced using AC software, 800,234.8727 wiw.aciweb.com 

PHTE

Client: 

Jeff Richardson 

File No.: 

25-0477d 

Property Address: 5070 Cohoctah Rd 

Case No. 

City: Linden 

State: MI 

Zip: 48451 

Additional Back 

Additional Street 

Produced using ACI software, 800.234.8727 www.aciweb.com 

PHT205212012

COMPARABLE PROPERTY PHOTO ADDENDUM 

Clieni:_Jeff Richardson 

File No.._25-0477d 

Property Address: 5070 Cohoctah Rd 

Case No. 

City: Linden 

State: MI 

Zip: 48451 

COMPARABLE SALE #1 

2609 Allen Rd 

Howell, Mi 48555 

Sale Date: 04/30/2024 

Sale Price: $ 480,000 

COMPARABLE SALE #2 

14151 Reed Rd 

Byron, MI 48151 

Sale Date: 04/01/2024 

Sale Price: $ 590,000 

COMPARABLE SALE #3 

4284 Center Rd 

Linden, MI 48451 

Sale Date: 03/27/2025 

Sale Price: $ 611,000

COMPARABLE PROPERTY PHOTO ADDENDUM 

Client: 

Jeff Richardson 

File No.: 

25-0477d 

Property Address: 5070 Cohoctah Rd 

Case No.: 

City: Linden 

State: Ml 

Zip: 48451 

COMPARABLE SALE #4 

12261 Duffield Rd 

Byron, MI 48436 

Sale Date: 05/10/2024 

Sale Price: $ 270,000 

COMPARABLE SALE #5 

Sale Date: 

Sale Price: $ 

COMPARABLE SALE #6 

Sale Date: 

Sale Price: $

FLOORPLAN:SKETCH 

Client: 

Jeff Richardson 

File No.. 

25-0477d 

Property Address: 5070 Cohoctah Rd 

Case No. 

City: Linden 

State: M! 

Zip: 48451 

50" 

Garage/ 

Pole Building 

5 2 

1 Story 

(basement below) 

Bedroom 

Bath 

Bath 

Bedroom 

Laundry 

Family 

B 

Bedroom 

Living Room 

Dining 

Kitchen 

Nook 

Uncovered Deck 

Basement 

Unfinished 

& 

66" 

Sheth by Foe SetnG Sardtrd™ 

Comments: 

AREA CALCULATIONS SUMMARY 

LIVING ‘AREA BREAKDOWN 

Code 

Description 

Net Size 

Net Totals 

| 

Breakdown 

Subtotals 

cLal 

First Floor 

1848.00 

1848.00 

First Floor 

BSMT 

Basement 

1848.00 

1848.00 

66.0 

x 

28.0 

1848.00 

GAR 

Garage 

1500.00 

1500.00 

R/P 

Porch 

100.00 

100.00 

Net LIVABLE Area 

(rounded) 

1848 

1 tem 

(rounded) 

1848

LOCATION MAP 

Client: 

Jeff Richardson 

File No.. 

25-0477d 

Property Address: 5070 Cohoctah Rd 

Cage No.: 

City: Linden 

State; Mi 

Zip: 48451 

Gaines 

| 

] 

i 

The 

Fox Den Farm & 

Sharon Zahrieid & 

i 

"4, 

cxrrel 

Af 

beara 

Wernorial Mature... 

Comparable Sale 4 

| 

hdl 

ial 

12261 Duffield Rd 

BY Byron widgd4ss 

| 

5.00 miles Mw 

| 

i 

o 

— 

: 

Lin 

Subject 

: 

I. 

S078 Conoctah Ra {and 4470) 

Clove 

inden, 

MI 

48451 

. 

Linden, ti 4848 

Argentine” 

Comparable Sale 2 

14151 Reed Rd 

Byron. MI 48151 

7.40 miles Ni 

Cohoctah 

Comparable Sale 3 

4284 Center Rd 

Linden, bi 48451 

} 

2.41 miles SW 

FONE 

i. 

, 

Gar 

Comparable Sale 1 

2609 Alden Rd 

Howell, Mi 48555 

5.85 miles SW 

; 

SUG LSE 

i 

shureh 

Oak Grove 

Parsh 

Country Mouse #5 

Chikd Care

PLAT MAP 

Client: 

Jeff Richardson 

File No: 

25-0477d 

Property Address: 5070 Cohoctah Rd 

Case No.: 

City: Linden 

State: MI 

Zip: 48451 

5070 cohoctah 

Shiv search results for 5076 c... 

dennis. 

d 

Parcel ID: 4703-03-300-003 

Fropersy Adcress: SU74 E COHOCTAH RD 

Acreage: 18.89 

Dearie] 

Township 

Slick bie 

Zoot 

032701004003.

Client; 

Jeff Richardson 

File No.. 

250477d 

Property Address: 5070 Cohoctah Rd 

' 

Case No. 

City: Linden 

. 

State: Ml 

Zip; 48451 

SRETCHER WHITER 

GOVERNOR 

STATE 

OF 

MICHIGAN 

DEPARTMENT 

OF 

LICENSING 

AND REGULATORY AFFAIRS 

BUREAU 

OF PROFESSIONAL 

LICENSING 

CERTIFIED RESIDENTIAL 

REAL ESTATE 

APPRAISER LICENSE 

DAVID (HARLES 

LIST 

Sulit 

EXPIRATION FATE 

‘Tos mocoMAT put, 

. 

re 

I 

EE

FLOOD MAP 

Community: TOWNSHIP OF DEERFIELD 

Property is NCT in 

a FEMA Special Flood Hazard Area 

Map Number: 26083C0100D 

Panel: 26093C0100 

Zone: X 

Map Date: 09-17-2008 

FiPs: 26093 

Source: FEMA DFIRM 

Sky Flood™ 

FTIGNE CF 

WATTARTES 

10 Bry par 

particular purpose is implisd or pro 

No ial 

tors differ between 

map layers and are sey 

s accept 

concerning the content, accuracy or completeness of this flood reper 

third party for any se or misuse of this fond 

Client: 

Jeff Richardson 

File No.: 

25-0477d 

Property Address: 5070 Cohoctah Rd 

Case No.: 

City: Linden 

State: MI 

Zip: 48451 

Sy, er, 

i 

| 

Subject 

o 

cect 5070 COHOCTAH RD 

&& 

LINDEN, MI 48451 

of 

T 

a, 

2s, 

‘a, 

& 

Gohootah RY 

Cohoctah B 

hostah Re 

& 

; Seagle 

hap eata D028 

FLOOD INFORMATION 

LEGEND 

= FEMA Specis! Flood Hazard Area — High Risk 

= Moderate and Minimal Risk Areas 

Road View: 

= Forest 

= Water 

cluding any warranty of merchantability or 

e 

from food zone information at marker lecation. 

oF its data.

[ale B20RS 

lnwigery ©2025 Alitus, CHES!

PRESS FIRMLY TO SEAL 

UNITED ST; 

Retail 

[edie 

= 

POSTAL SE 

® Expected delivery date specif 

US POSTAGE PAID 

$10.40 

Origin: 48451 

P 

® Domestic shipments include § 

® USPS Tracking® service inclu 

06/20/25 

PRIORITY MAIL® 

2554600451-6 

0 Lb 9.40 Oz 

® Limited international insuranc 

® Whei: used internationally, a ¢ 

“Insurance does not cover certain items 

Domestic Mail Manual at http://pe.usps. 

** See International Mail Manual at http: 

LEGAL FLAT RAT 

ONE RATE m ANY WEIGHT 

TRACKED = INSU 

[AY 

PS00001000060 

RDC 03 

EXPECTED DELIVERY DAY: 

06/23/25 

B060 

SHIP 

TO: 

PO BOX 30232 

Ag LANSING MI 48909-7732 

USPS TRACKING® # 

TIAN rh 

9505 5107 4346 5171 8034 71 

kup, 

nations. 

F

oy

← View full record