MBOR Petition - 5024 Mud Lake Rd.pdf

Orva Bontrager, Petitioner V Township Of Assyria, Respondent · 26-000321-TT

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

Page 1

Fo. 4 Outlook 

March Board of Review appeals 

From kevin harris <kevinh9115@gmail.com> 

Date Wed 3/18/2026 8:59 AM 

To 

Mike Tyska <miketyska@outlook.com> 

Mike, 

You had submitted an appeal via an email to me on March 4th for parcels 01-030-004-00 & 01-030-010-00 in 

Assyria Township, Barry County. My response was that 

| would take this to the March Board of Review on your 

client's behalf. 

| inadvertently filed that petition in the wrong township's folder and by the time 

| found it - 

Assyria's MBOR had adjourned. 

| apologize for the inconvenience this may cause you or you client. 

Kevin Harris 

Assyria Township Assessor

Page 2

Fo. 4 Outlook 

Re: 5024 Mud Lake Rd 

- Assyria Twp 

From kevin harris <kevinh9115@gmail.com> 

Date Thu 3/5/2026 8:34 AM 

To 

Mike Tyska <miketyska@outlook.com> 

No worries. Got it. 

On Wed, Mar 4, 2026 at 10:38 PM Mike Tyska <miketyska@outlook.com> wrote: 

Kevin, 

| am having issues with my email this evening, 

| apologize if you receive this multiple times. 

Petition, authorization, and supporting documentation are attached in one PDF. 

Please confirm receipt. Thank you. 

Mike Tyska 

616-648-4300 

Fairwind Property Tax Consulting 

From: kevin harris <kevinh9115@gmail.com> 

Sent: Tuesday, March 3, 2026 11:23 AM 

To: mike@fairwindptc.com 

Subject: Re: 5024 Mud Lake Rd - Assyria Twp 

Yes 

- 

| will. 

On Sat, Feb 28, 2026 at 4:47 PM <mike@fairwindptc.com> wrote: 

Kevin, 

The owner of 5024 Mud Lake Rd. reached out to me for assistance with an appeal to the March Board of 

Review.

Page 3

Please forward a copy of the record cards and valuation reports for the following parcels under same 

ownership: 

08-01-030-004-00 

08-01-030-010-00 

Will you accept a written appeal via email? Or do you require a paper copy mailed to the Township? 

Thank you. 

Mike Tyska 

616-648-4300 

Fairwind Property Tax Consulting

Page 4

Michigan Department of Treasury 

618 (Rev. 12-25) 

Petition to Board of Review 

L-4035 

 





  





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CERTIFICATION 

3 

Date 

Phone Number 

Address 

Michael Tyska, Petitioner's Authorized Representative

X

The 2026 Assessed and Taxable Values are excessive and do not reflect the True Cash Value of the property. 

The owner purchased the property in 2025, this was listed on the MLS and is a good sale. Refer to 

supporting documentation.

(616) 648-4300

6986 Adaridge Dr. SE, Ada, MI 49301

Orva Bontrager

Assyria Township

Barry

2026

5024 Mud Lake Rd. 

08-01-030-004-00

$381,800

$588,500

3/4/2026

Michael Tyska

Digitally signed by Michael Tyska 

DN: cn=Michael Tyska, o=Fairwind Property Tax Consulting, ou, email=mike@fairwindptc.com, c=US 

Date: 2026.03.04 22:12:30 -05'00'

Page 5

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 

1. ASSESSED VALUE 

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

Denied 

Assessed Value Changed From 

to 

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

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2. TENTATIVE TAXABLE VALUE 

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

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3. CLASSIFICATION 

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5. ADJOURNMENT 

Date of Final Adjournment of Board of Review 

, 

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Date

Page 6

March 4, 2026

Assyria Township

March Board of Review

8094 Tasker Road

Bellevue, MI 49021

To Whom it May Concern:

The following items are included with the Petition to Board of Review for 5024 Mud Lake Rd. (Parcel No.

08-01-030-004-00):

1. Authorization for Michael Tyska - Page 4

2. Notice of Assessment - Page 6

3. Definition of True Cash Value - Page 9

4. Assessing Record - Pages 11-14

5. Subject MLS Listing - Pages 16-25

6. Aerial View and Wetlands - Page 27

Please consider the following in this protest of assessment:



The Petitioner purchased the Subject Property on 6/24/2025 for $475,000, which included a

second parcel (01-030-010-00).

o This was an arm’s length transaction, as noted on the assessing record on page 11.



The terms of the sale are consistent with True Cash Value as defined by the General Property

Tax Act provided on page 9.



The subject property (including the second parcel) was listed for sale on the MLS in March 2023

and sold over 2 years later after multiple price reductions. The listing history is provided on page

16 and is summarized below.

o 3/23/2023

$575,000

New Listing

o 4/21/2023

$550,000

Price Reduction

o 6/15/2023

$525,000

Price Reduction

o 10/5/2023

$495,000

Price Reduction

o 4/4/2025

$495,000

Expired

o 6/24/2025

$475,000

Sold



The Petitioner paid cash and did not complete an appraisal at the time of purchase.



The second parcel (01-030-010-00) is located east of the subject property.



The majority of both parcels are encumbered with wetlands, refer to the aerial view and

wetlands on page 27.

Page 7

 

The extensive listing history and eventual sale price of $475,000 for both parcels should be given 

primary consideration in determining True Cash Value for the subject property. 

 

 

 The 2026 Assessed Value for the second (east) parcel is $40,700, refer to page 7, reflecting a 

True Cash Value of $81,400. 

 

 

The $475,000 sale price for both parcels did not include the cost for the newly constructed pole 

building, which was paid for and constructed by the Petitioner. According to the record card on 

page 13, the True Cash Value for the newly constructed pole building is $194,900. 

 

 

After deducting the contributory True Cash Value of the second parcel from the market value 

sale price of both parcels, and adding the True Cash Value of the newly constructed pole 

building, the indicated 2026 True Cash Value for the subject property is as follows: 

 

 

 

 

The 2026 Tentative Assessed and Taxable Values are excessive and do not reflect True Cash 

Value, as shown in the following table. 

 

 

 

In summary, I contend the 2026 True Cash Value is $588,500. 

 

Sincerely, 

 

Michael Tyska 

Petitioner’s Authorized Representative 

Market Value Sale Price (Both Parcels)

$475,000

TCV of Second (East) Parcel

-

$81,400

TCV of New Pole Building

+

$194,900

TCV of Subject Property

$588,500

Assyria

Township

Petitioner

Difference

2026 Taxable Value

$381,800

$294,250

2026 Assessed Value

$381,800

$294,250

x

2

2

True Cash Value

$763,600

$588,500

$175,100

2

Page 8

Authorization 

for Michael Tyska 

 

3

Page 9

4

Feb.27.2026 

09:52 

FM 

COUNTRY CUSTOM CABINETS 

9279671244 

FP 

2/7 

dottoop signature veritication: « 

Petitioner's Authorized Representative 

Orva Bontrager, 5024 Mud Lake Road, Bellevue, Mi 49021 {hereinafter “Petitioner”) 

5024 Mud Lake Road, Assyria Township, Barry County, MI, Parcel No. 08-01-030-004-00 (hereinafter “Property”} 

Michael Tyska, Falrwind Property Tax Consulting, LLC, 6986 Adaridge Drive SE, Ada, Mi 49301 (hereinafter “Petitioner's 

Authorized Representative”) 

Authorization, By his signature below, Petitioner hereby authorizes Michael Tyska to act as the Petitioner's Authorized 

Representative in the appeal of the 2026 Assessed and Taxable Values for the Property with the Assyria Township 

Assessor, March Board of Review, and the Michigan Tax Tribunal. 

Petitioner's Authorized Representative will provide services solely as a Property Tax Consultant. Petitioner’s Authorized 

Representative Is a licensed Certified General Appraiser and a licensed Real Estate Salesperson In the State of Michigan. 

All opinions of value, both written and verbal, provided by Petitioner's Authorized Representative are in the role of a 

Property Tax Consultant, and not as a Certified General Appraiser or Real Estate Salesperson in the State of Michigan or 

elsewhere, Written and verbal opinlons of value provided by the Petitioner's Authorized Representative are not appraisals 

and are not intended to meet the requirements set out in the Uniform Standards of Appraisal Practice. If an appraisal Is 

required as part of the consulting services provided by the Petitioner's Authorized Representative, the services of a 

licensed appraiser, other than the Petitioner's Authorized Representative, shall be obtained. 

Petitioner hereby authorizes Petitioner's Authorized Representative to file the necessary required documents and 

supporting information for the appeal, and to communicate with and to receive communication from the Assyria 

Township Assessor, March Board of Review, and the Michigan Tax Tribunal, regarding any and all matters related to the 

appeal of the Property. 

Petitioner: 

a 

S— 

pate: 

J-37- de 

Orva Bontrager 

Henley vaetlog. 

 Hckuel Take 

SRG 

Michael! Tyska 

Fairwind Property Tax Consulting, LLC 

Petitioner's Authorized Representative: 

Page 1 of 1

Page 10

Notice of Assessment 

 

5

Page 11

6

Feb.26.2026 

05:42 

FM 

COUNTRY CUSTOM CABINETS 

9379671244 

PF 

2/2 

ae agent of Tren, 

THIS 

IS NOT A TAX BILL 

: 

L-4400 

Notice of Assessment, Taxable Valuation, and Property Classification 

This form is issuad under tha authority of Public Act 206 of 1893, Sac. 211.24¢ and Sec.211.34¢, as amended. This a a model assesament notice to be used by the local assessor. 

FROM ASSYRIA TOWNSHIP 

PARCEL IDENTIFICATION 

KEVIN HARRIS 

PARCEL NUMBER: 

08-01-030-004-00 

67482 COYOTE TRAIL 

PROPERTY ADDRESS: 

: 

EDWARDSBURG, MI 49112 

5024 MUD LAKERD 

| 

BELLEVUE, MI 49021 

. 

SCHOOL DISTRICT CODE: 

08030 

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

EXEMPTIONS 

Kr*RR 

AUTON *5-DIGIT 49021 

TO 

PL 

fff 

) 

% Exempt 

As "Homeowners Principal Residence": 

100.00% 

BONTRAGER ORVA 

& ELIZABETH 

% Exempt 

As “Qualified Agricultural Property”: 

00% 

5024 MUD LAKE RD 

BELLEVUE, 

MI 49021-8231 

% Exempt As "MBT Industrial Personal": , 

00% 

alps {beg typlensgUygeg [HDR 

Repo] 

% Exempt As "MBT Commercial Personal"; 

00% 

| 

Exempt As "Disabled Veteran or Surviving 

Spouse": 

0 Yes 

[x No 

Exempt 

As “Qualified Forest Property: 

O Yes 

[X] 

No 

Exempt 

As "Development Property": 

O Yes 

x 

No 

Po— 

LEGAL BPESCRIPTION: 

Cee 

ee 

Ce 

mee 

- 

np mm 

nm 

an 

. 

— 

om — 

- 

om — 

L— 

. 

——— 

RE 

ASSYRIA TWP W 1/2 NW 1/4 SEC 30-1-7. 

ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 

401 

Residential 

PRIOR YEAR'S CLASSIFICATION IF DIFFERENT: 

401 

Residential 

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

PRIOR AMOUNT 

CURRENT 

: 

CHANGE FROM 

for the 2026 

year by approximately: 

$2052 

EAR: 

505 

EAR 

TIVE AMOUR 

NEM 

1. TAXABLE VALUE: 

252.278 

381,800 

129,522 

2. ASSESSED VALUE; 

364,200 

381,800 

17 800 

3. TENTATIVE EQUALIZATION FACTOR: 

1.000 

4 

a 

4. STATE EQUALIZED VALUE (SEV): 

364,200 

381,800 

17,600 

5. WAS THERE A TRANSFER OF OWNERSHIP IN2025 

THAT RESULTED IN A TAXABLE VALUE UNCAPPING?[x] Yes 

O No 

i. Assessor Change Reason(s): 

CHANGES 

IN ASSESSED VALUE 

IS 

A MARKET ADJUSTMENT. 

CHANGES 

IN TAXARLE VALUE 

IS DUE 

TO ONE 

OF THE FOLLOWING: 

THE CONSUMER PRICE 

INCREASE, 

NEW CONSTRUCTION, 

TRANSFER OF 

OWNWERSHIP, 

OR IMPROVEMENTS BEING REMOVED. 

IF PRIOR YEAR AMOUNTS ARE 

ZERO 

- 

THIS 

IS 

A NEW PARCEL AS A RESULT OF A SPLIT, 

COMBINATION, 

OR BOUNDARY ADJUSTMENT. 

“The 2026 

Inflation rate Multiplier i is: 1.027 

(Questions regarding the Notice of Assessment, Taxable Valuation, and Property Classification. 

may. be. directed tn the Following: 

. 

Name: 

Telephone Number: 

Email Address: 

KEVIN HARRIS 

(269) 663-3057 

KEVINH9115@GMAIL.COM 

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

PLEASE CALL OR EMAIL THE INDIVIDUAL LISTED DIRECTLY ABOVE THIS BOX FOR QUESTIONS, MARCH BOARD OF 

REVEIW APPEALS ARE HEARD ON A FIRST COME, FIRST SERVE BASIS AT ASSYRIA TOWNSHIP HALL, 8094 TASKER RD, 

BELLEVUE, MI 49021, 

IF UNABLE TO ATTEND IN PERSON, APPEAL LETTERS ARE ACCEPTED — BUT NOT LATER THAN THE 

FRIDAY BEFORE THE APPEAL HEARINGS. 

"APPEAL HEARING DATES & TIMES: 

MARCH 9, 2026 FROM 1PM - 4PM & 6PM - 9PM 

MARCH 10, 2026 FROM 9AM — NOON & 1PM - 4PM 

HEB

Page 12

7

Feb.26.2026 

05:46 

FM 

COUNTRY CUSTOM CABINETS 

9379671244 

PF 

2/2 

Wigan Deputy, 

THIS 

IS NOT A TAX BILL 

; 

L-4400 

Notice of Assessment, Taxable Valuation, and Property Classification 

This form is issued under tha suthority of Public Act 206 of 1893, Bec. 211.24c and Bec.211.34¢, as amended. This lz a model assessment notice to be used by tha local asseasor. 

FROM ASSYRIA TOWNSHIP 

PARCEL IDENTIFICATION 

KEVIN HARRIS 

PARCEL NUMBER: 

08-01-030-010-00 

67482 COYOTE TRAIL 

PROPERTY ADDRESS: 

EDWARDSBURG, MI 49112 

MUD LAKE RD 

BELLEVUE, MI 49021 

SCHOOL DISTRICT CODE: 

08030 

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

5295 

EXEMPTIONS 

sevees 

er spUTO* +5. DIGIT 49021 

T8 

P1 

{ih 

% Exempt As "Homeowners Principal Residence"; 

100.00% 

BONTRAGER ORVA 

& ELIZABETH 

% Exempt As "Qualified Agricultural Property”: 

00% 

5024 MUD LAKE RD 

BELLEVUE, 

MI 49021-8231 

% Exempt As "MBT Industrial Personal: 

A 

.00% 

le elt 

epg 

h Exempt As "HBT Commer Personal 

00% 

Exempt As "Disabled Veteran or Survivin, 

Spovee” 

"0 Yes 

No 

Exempt As "Qualified Forest Property”: 

[J Yes 

[X No 

Exempt 

As "Davalopment Proporty™ 

[IM] Yes 

X 

No 

~~ 

LEGACUESCRIPTION: ~~ 

- 

= 

= 

aE 

US 

EE 

— 

ASSYRIA TOWNSHIP T1N R7W SEC 30 

ALL LAND LYING W OF WABASCON CREEK IN THE NE 1/4 OF NW 1/4 

: 

ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 

102 

Residential 

PRIOR YEAR'S CLASSIFICATION IF DIFFERENT: 

402 

Residential 

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

PRIOR AMOUNT 

CURRENT 

CHANGE FROM 

h 

\ 

TENTATIVE AMOUNT 

PRIOR YEAR TO 

forthe 2026 

year by approximately: 

$305 

YEAR: 

2026 

YEAR: 

2026 

CURRENT YEAR 

1. TAXABLE VALUE: 

27,321 

40,700 

13,379 

2. ASSESSED VALUE: 

37,000 

40,700 

3,700 

3. TENTATIVE EQUALIZATION FACTOR: 

1.000 

RS 

4. STATE EQUALIZED VALUE (SEV): 

5. WAS THERE A TRANSFER OF OWNERSHIP IN2025 

THAT RESULTED IN A TAXABLE VALUE UNCAPPING?[x] Yes 

a No 

6. Assessor Change Reason(s): 

: 

CHANGES IN ASSESSED VALUE 

IS A MARKET ADJUSTMENT. 

CHANGES 

IN TAXABLE VALUE 

IS DUE 

TO ONE OF THE FOLLOWING: 

THE CONSUMER PRICE. TNCRDFAGE, 

NEW CONSTRIICTION, 

TRANSFER OF. 

OWNWERSHIP, 

OR IMPROVEMENTS BEING REMOVED. 

IF PRIOR YEAR AMOUNTS ARE ZERO 

- THIS 

IS 

A NEW PARCEL AS 

A RESULT OF A SPLIT, 

COMBINATION, 

OR BOUNDARY ADJUSTMENT. 

The 2026 Inflation rate Multiplier is: 1.027 

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

Name: 

Telephone Number: 

Email Address: 

KEVIN HARRIS 

(269) 663-3057 

KEVINH9115@GMAIL.COM 

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

PLEASE CALL OR EMAIL THE INDIVIDUAL LISTED DIRECTLY ABOVE THIS BOX FOR QUESTIONS. MARCH BOARD OF 

REVEIW APPEALS ARE HEARD ON A FIRST COME, FIRST SERVE BASIS AT ASSYRIA TOWNSHIP HALL, 8094 TASKER RD, 

BELLEVUE, MI 49021. 

IF UNABLE TO ATTEND IN PERSON, APPEAL LETTERS ARE ACCEPTED — BUT NOT LATER THAN THE 

FRIDAY BEFORE THE APPEAL HEARINGS. 

APPEAL HEARING DATES & TIMES: 

MARCH 9, 2026 FROM 1PM - 4PM & 6PM- 9PM 

MARCH 10, 2026 FROM 9AM — NOON & 1FM - 4PM 

1280

Page 13

Deﬁnition of True Cash Value 

 

 

8

Page 14

The Petitioner purchased the Subject Property on 6/24/2025 for $475,000, which included a second 

parcel (01-030-010-00). The terms of the sale are consistent with True Cash Value as defined by the 

General Property Tax Act (Excerpt) 206 of 1893, U.M.C.L. 211.27. 

As used in this act, "true cash value" means the usual selling price at the place where the property to 

which the term is applied is at the time of assessment, being the price that could be obtained for the 

property at private sale, and not at auction sale except as otherwise provided in this section, or at 

forced sale. 

 

This was a private sale, and not at auction or at a forced sale. 

 

This was an arm’s length transaction and the buyer (Petitioner) and seller were not related. 

 

Both parties were well informed or well advised, and acting in what they consider their own best 

interests. 

 

Payment was made in terms of cash to the seller. 

 

The sale price represents the normal consideration for the Subject Property sold unaffected by 

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

 

The Petitioner notes that “the purchase price paid in a transfer of property is not the presumptive true 

cash value of the property transferred.”1 However, evidence of the sales price is relevant in determining 

that property’s value.2 

While not presumptive, a property’s actual selling price is relevant in determining "usual selling price" 

and must be considered by the Tribunal in the absence of an auction or forced sale.3 

 

 

 

 

 

 

 

 

 

 

 

______________________________________________________________________________________________________________________________________ 

1 MCL 211.27(6). 

2 See Prof Plaza LLC v City of Detroit, 250 Mich App 473, 476 (2002). 

3 See Jones & Laughlin at 354, and Samonek v Norvell Twp, 208 Mich App 80; 527 NW2d 24 (1994). 

9

Page 15

Assessing Record

10

Page 16

*** Information herein deemed reliable but not guaranteed***

BARRY

County:

ASSYRIA TOWNSHIP

Jurisdiction:

Printed on

Parcel Number:

08-01-030-004-00

143,900C

235,250

111,420

123,830

2023

151,095C

253,300

122,700

130,600

2024

252,278C

364,200

232,700

131,500

2025

Tentative

Tentative

Tentative

Tentative

2026

Taxable

Value

Tribunal/

Other

Board of

Review

Assessed

Value

Building

Value

Land

Value

Year

Land Improvement Cost Estimates

Description Rate Size % Good Cash Value

D/W/P: Asphalt Paving 3.10 1960 71 4,314

D/W/P: 3.5 Concrete 6.58 816 71 3,812

D/W/P: 4in Concrete 6.96 256 89 1,586

Fencing: Wire Mesh, #9 3.78 864 71 2,319

Residential Local Cost Land Improvements

Description Rate Size % Good Cash Value

 OUTDOOR WOOD STOVE 4,800.00 1 97 4,656

 Total Estimated Land Improvements True Cash Value = 16,687

 * Factors *

Description Frontage Depth Front Depth Rate %Adj. Reason Value

ACREAGE TABLE 'A' 80.000 Acres 3,617 100 289,340

 80.00 Total Acres Total Est. Land Value = 289,340

Land Value Estimates for Land Table 4015.4015 RES RURAL

Who When What

Level

Rolling

Low

High

Landscaped

Swamp

Wooded

Pond

Waterfront

Ravine

Wetland

Flood Plain

 

 

 

 

 

 

 

 

 

 

 

 

 

Topography of 

Site

Dirt Road

Gravel Road

Paved Road

Storm Sewer

Sidewalk

Water

Sewer

Electric

Gas

Curb

Street Lights

Standard Utilities

Underground Utils.

 

 

 

 

 

 

 

 

 

 

 

 

 

Public

Improvements

Vacant

 

Improved

X

The Equalizer. Copyright (c) 1999 - 2009.

Licensed To: Township of Assyria, County

of Barry, Michigan

Comments/Influences

ASSYRIA TWP W 1/2 NW 1/4 SEC 30-1-7.

Tax Description

BONTRAGER ORVA & ELIZABETH

5024 MUD LAKE RD

BELLEVUE MI 49021

Owner's Name/Address

5024 MUD LAKE RD

Property Address

2026 Est TCV Tentative

MAP #: 

P.R.E. 100% 06/24/2025 

COMPLETE

24-0004

03/25/2024

POLE BARN

School: HASTINGS AREA SCHOOL DIST.

Status

Number

Date

Building Permit(s)

Zoning: 

Class: RESIDENTIAL-IMPROV

100.0

PROPERTY TRANSFER 

NO LONGER PROVI

03-ARM'S LENGTH

WD

05/04/2006

191,000

GINGRICH GARRETT N

PRICE TRENT A

100.0

PROPERTY TRANSFER 

NO LONGER PROVI

03-ARM'S LENGTH

WD

04/10/2015

263,500

REAM DEREK

GINGRICH GARRETT N

100.0

PROPERTY TRANSFER 

NO LONGER PROVI

19-MULTI PARCEL ARM'S LEN

WD

06/24/2025

475,000

BONTRAGER ORVA & ELIZABETH

REAM DEREK

Prcnt.

Trans.

Verified

By

Liber

& Page

Terms of Sale

Inst.

Type

Sale

Date

Sale

Price

Grantee

Grantor

03/03/2026

11

Page 17

Class: C

Effec. Age: 38

Floor Area: 1,450 

Total Base New : 351,945 E.C.F.

Total Depr Cost: 218,206 X 1.118

Estimated T.C.V: 243,954 

Cost Est. for Res. Bldg: 1 Single Family RANCH Cls C Blt 1957

(11) Heating System: Forced Heat & Cool, Air Conditioning

Ground Area = 1450 SF Floor Area = 1450 SF.

Phy/Ab.Phy/Func/Econ/Comb. % Good=62/100/100/100/62

Building Areas

Stories Exterior Foundation Size Cost New Depr. Cost 

1 Story Siding Basement 1,450 

 Total: 237,956 147,532

Other Additions/Adjustments

 Basement Living Area 1450 50,997 31,618 

Exterior

 Stone Veneer 416 15,217 9,435 

Plumbing

 2 Fixture Bath 1 2,996 1,858 

Water/Sewer

 1000 Gal Septic 1 4,689 2,907 

 Water Well, 100 Feet 1 5,734 3,555 

Porches

 CPP 48 1,231 763 

 CPP 9 247 153 

 CPP 15 411 255 

Deck

 Treated Wood 245 4,559 2,827 

 Treated Wood 428 6,570 4,073 

Garages

Class: C Exterior: Siding Foundation: 42 Inch (Unfinished)

 Base Cost 400 18,692 11,589 

 Common Wall: 1 Wall 1 -2,589 -1,605 

Fireplaces

 Interior 1 Story 1 5,235 3,246 

<<<<< Calculations too long. See Valuation printout for complete pricing. >>>>>

Carport Area: 

Roof: 

Bsmnt Garage: 

Year Built: 

Car Capacity: 

Class: C

Exterior: Siding

Brick Ven.: 0

Stone Ven.: 0

Common Wall: 1 Wall

Foundation: 42 Inch

Finished ?: 

Auto. Doors: 0

Mech. Doors: 0

Area: 400

% Good: 0

Storage Area: 0

No Conc. Floor: 0

 (17) Garage

CPP

CPP

CPP

Treated Wood

Treated Wood

48

9

15

245

428

Type

Area

 (16) Porches/Decks

Interior 1 Story

Interior 2 Story

2nd/Same Stack

Two Sided

Exterior 1 Story

Exterior 2 Story

Prefab 1 Story

Prefab 2 Story

Heat Circulator

Raised Hearth

Wood Stove

Direct-Vented Gas

1

 

 

 

 

 

 

 

 

 

 

 

 (15) Fireplaces

Appliance Allow.

Cook Top

Dishwasher

Garbage Disposal

Bath Heater

Vent Fan

Hot Tub

Unvented Hood

Vented Hood

Intercom

Jacuzzi Tub

Jacuzzi repl.Tub

Oven

Microwave

Standard Range

Self Clean Range

Sauna

Trash Compactor

Central Vacuum

Security System

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 (15) Built-ins

 Lump Sum Items:

Public Water

Public Sewer

Water Well

1000 Gal Septic

2000 Gal Septic

 

 

1

1

 

 (14) Water/Sewer

Average Fixture(s)

3 Fixture Bath

2 Fixture Bath

Softener, Auto

Softener, Manual

Solar Water Heat

No Plumbing

Extra Toilet

Extra Sink

Separate Shower

Ceramic Tile Floor

Ceramic Tile Wains

Ceramic Tub Alcove

Vent Fan

 

1

1

 

 

 

 

 

 

 

 

 

 

 

 (13) Plumbing

Few

 

Ave.

X

Many

 

No. of Elec. Outlets

Min

 

Ord.

X

Ex.

 

 No./Qual. of Fixtures

Amps Service

100

 (12) Electric

Central Air

Wood Furnace

X

 

Forced Air w/o Ducts

Forced Air w/ Ducts 

Forced Hot Water

Electric Baseboard

Elec. Ceil. Radiant

Radiant (in-floor)

Electric Wall Heat

Space Heater

Wall/Floor Furnace

Forced Heat & Cool

Heat Pump

No Heating/Cooling

 

 

 

 

 

 

 

 

 

X

 

 

Elec.

Steam

 

Oil

Coal

 

Gas

Wood

X

 (11) Heating/Cooling

 Joists: 

 Unsupported Len: 

 Cntr.Sup: 

 (10) Floor Support

Recreation SF

Living SF

Walkout Doors (B)

No Floor SF

Walkout Doors (A)

 

1450

 

 

 

 (9) Basement Finish

Conc. Block

Poured Conc.

Stone

Treated Wood

Concrete Floor

 

 

 

 

 

 (8) Basement

 Basement: 1450 S.F.

 Crawl: 0 S.F.

 Slab: 0 S.F.

 Height to Joists: 0.0

 (7) Excavation

 

 

 

 

 (6) Ceilings

 Kitchen: 

 Other: 

 Other: 

 (5) Floors

H.C.

X

Solid

 

Doors:

Small

 

Ord

X

Lg

 

Size of Closets

Min

 

Ord

X

Ex

 

Trim & Decoration

Plaster

Wood T&G

 

 

Drywall

Paneled

 

 

(4) Interior

Eavestrough

Insulation

Front Overhang

Other Overhang

 

 

 0

 0

 (3) Roof (cont.)

*** Information herein deemed reliable but not guaranteed***

Residential Building 1 of 1

Printed on

Parcel Number:

08-01-030-004-00

 Chimney: Brick

Asphalt Shingle

X

Gambrel

Mansard

Shed

 

 

 

Gable

Hip

Flat

X

 

 

 (3) Roof

Wood Sash

Metal Sash

Vinyl Sash

Double Hung

Horiz. Slide

Casement

Double Glass

Patio Doors

Storms & Screens

 

 

 

 

 

 

 

 

Large

Avg.

Small

 

X

 

Many

Avg.

Few

 

X

 

 (2) Windows

Wood/Shingle

Aluminum/Vinyl

Brick

Vinyl

Insulation

 

 

 

X

X

 (1) Exterior

Basement

1st Floor

2nd Floor

Bedrooms

 

 

 

 

 Room List

Condition: Average

Remodeled

0

 Yr Built

 1957 

 Building Style:

 RANCH

Wood Frame

X

Single Family

Mobile Home

Town Home

Duplex

A-Frame

X

 

 

 

 

 Building Type

03/03/2026

12

Page 18

Total Estimated True Cash Value of Agricultural Improvements / This Card: 213567 / All Cards: 213567

Comments:

$ 194,905

$ 739

$ 17,923

Est. True Cash Value

96

37

37

% Good

X 1.028

X 1.028

X 1.028

E.C.F.

Description, Size X

 Rate X %Good = Cost

Itemized

->

Unit-In-Place

->

Items

->

$ 0

$ 0

$ 0

+ Unit-In-Place Items

$ 189,596

$ 719

$ 17,434

Depreciated Cost

96/100/100 96.0

37/100/100 37.0

37/100/100 37.0

Phy./Func./Econ. %Good

$ 197,496

$ 1,942

$ 47,120

Cost New

120 x 60 = 7200

12 x 5 = 60

80 x 38 = 3040

Length/Width/Area

No Heating/Cooling 

No Heating/Cooling 

No Heating/Cooling 

Heating System

12

10

10

Height

4 Wall, 360

Lean-To, 34

4 Wall, 236

# of Walls, Perimeter

Average

Average

Average

Quality/Exterior

D,Pole

D,Pole

D,Pole

Class/Construction

2024

 

 

Year Built

Barn - General Purpose

Farm Utility Buildings

Farm Utility Buildings

Building Type

*** Information herein deemed reliable but not guaranteed***

Agricultural Improvement Card 1 of 1

Printed on

Parcel Number:

08-01-030-004-00

03/03/2026

13

Page 19

*** Information herein deemed reliable but not guaranteed***

BARRY

County:

ASSYRIA TOWNSHIP

Jurisdiction:

Printed on

Parcel Number:

08-01-030-010-00

2,261C

26,540

0

26,540

2023

26,500S

26,500

0

26,500

2024

27,321C

37,000

0

37,000

2025

Tentative

Tentative

Tentative

Tentative

2026

Taxable

Value

Tribunal/

Other

Board of

Review

Assessed

Value

Building

Value

Land

Value

Year

 * Factors *

Description Frontage Depth Front Depth Rate %Adj. Reason Value

ACREAGE TABLE 'A' 18.000 Acres 4,518 100 81,320

 18.00 Total Acres Total Est. Land Value = 81,320

Land Value Estimates for Land Table 4015.4015 RES RURAL

Who When What

Level

Rolling

Low

High

Landscaped

Swamp

Wooded

Pond

Waterfront

Ravine

Wetland

Flood Plain

 

 

 

 

 

 

 

 

 

 

 

 

 

Topography of 

Site

Dirt Road

Gravel Road

Paved Road

Storm Sewer

Sidewalk

Water

Sewer

Electric

Gas

Curb

Street Lights

Standard Utilities

Underground Utils.

 

 

 

 

 

 

 

 

 

 

 

 

 

Public

Improvements

Vacant

X

Improved

 

The Equalizer. Copyright (c) 1999 - 2009.

Licensed To: Township of Assyria, County

of Barry, Michigan

Comments/Influences

ASSYRIA TOWNSHIP T1N R7W SEC 30

ALL LAND LYING W OF WABASCON CREEK IN THE

NE 1/4 OF NW 1/4

Tax Description

BONTRAGER ORVA & ELIZABETH

5024 MUD LAKE RD

BELLEVUE MI 49021

Owner's Name/Address

MUD LAKE RD

Property Address

2026 Est TCV Tentative

MAP #: 

P.R.E. 100% 06/24/2025 

School: HASTINGS AREA SCHOOL DIST.

Status

Number

Date

Building Permit(s)

Zoning: 

Class: RESIDENTIAL-VACANT

100.0

PROPERTY TRANSFER 

22-OUTLIER

WD

07/27/2023

10,000

REAM DEREK

KING JAMES L & RUTH ANN "T

100.0

PROPERTY TRANSFER 

NO LONGER PROVI

20-MULTI PARCEL SALE REF

WD

06/24/2025

475,000

BONTRAGER ORVA & ELIZABETH

REAM DEREK

Prcnt.

Trans.

Verified

By

Liber

& Page

Terms of Sale

Inst.

Type

Sale

Date

Sale

Price

Grantee

Grantor

03/03/2026

14

Page 20

Subject MLS Listing

15

Page 21

History for MLS # 23008528

5024 Mud Lake Road, Bellevue, MI 49021

$495,000

+ MLS #

Status

Price

% Change

Date

DOM

CDOM Address

- 23008528

Expired

$495,000

87.9%

04/04/2025

218

218 5024 Mud Lake Road

+

Status

$495,000

04/04/2025

744

+

Status

$495,000

12/18/2023

270

+

Selling Member

$495,000

12/18/2023

270

+

Primary_picture

$495,000

11/05/2023

227

+

Price Change

$495,000

-5.7%

10/05/2023

196

+

Extension

$525,000

09/29/2023

191

+

Status

$525,000

09/29/2023

191

+

Fallthrough Date

$525,000

09/29/2023

191

+

Status

$525,000

08/11/2023

141

+

Selling Member

$525,000

08/11/2023

141

+

Documents

$525,000

06/27/2023

96

+

Price Change

$525,000

-4.5%

06/15/2023

85

+

Text, etc.

$550,000

06/15/2023

85

+

Text

$550,000

05/17/2023

55

+

Text, etc.

$550,000

04/24/2023

32

+

Price Change

$550,000

-4.3%

04/21/2023

29

+

Open House

$575,000

04/20/2023

28

+

Text, etc.

$575,000

04/20/2023

28

+

Text, etc.

$575,000

04/03/2023

11

+

Open House

$575,000

03/27/2023

4

+

Text, etc.

$575,000

03/27/2023

4

+

Photos

$575,000

03/24/2023

1

+

Open House

$575,000

03/23/2023

0

+

New

$575,000

03/23/2023

0

+

Documents

$575,000

03/23/2023

0

+

Documents

$575,000

03/22/2023

- 14051951

Sold

$263,500

-11.9%

04/10/2015

175

175 5024 Mud Lake Road

+

Status

$277,400

04/10/2015

213

+

Sold Sales Conditions

$277,400

04/10/2015

213

+

Status

$277,400

03/03/2015

175

+

Selling Member

$277,400

03/03/2015

175

+

Text

$277,400

02/19/2015

163

+

Price Change

$277,400

-0.9%

02/18/2015

162

+

Photos

$279,900

02/18/2015

162

+

Photos

$279,900

01/14/2015

127

+

Documents

$279,900

11/20/2014

72

+

Documents

$279,900

10/31/2014

52

+

New

$279,900

09/11/2014

2

- 13055079

Cancelled

$299,000

-0.3%

12/09/2013

81

274 5024 Mud Lake Road

+

Text

$299,000

01/10/2017

1212

+

Price Change

$299,000

-0.3%

09/17/2013

1

+

Price Change

$299,900

0.3%

09/17/2013

1

+

New

$299,000

09/17/2013

1

- 13033806

Cancelled

$299,900

-7.7%

09/17/2013

96

193 5024 Mud Lake Road

+

Text

$299,900

01/10/2017

1310

+

Price Change

$299,900

-2.5%

08/19/2013

70

+

Price Change

$307,500

-0.8%

08/13/2013

64

+

Price Change

$309,900

-1.6%

07/22/2013

42

16

Page 22

Residential Expired Agent Detail Report

5024 Mud Lake Road, Bellevue, MI 49021

$495,000

List Number: 23008528

Area: Battle Creek - B

Municipality: Assyria Twp

Lot Dimensions: 1258.9 x 2644 x 1258.9

x 2644

Waterfront: No

Water Access Y/N: Yes

Property Sub-Type: Single Family

Residence

New Construction: No

Sub-Area: B10 - Assyria/Maple Grove

County: Barry

Possession: Close Of Escrow

Tax ID #: 01-030-004-00

Road Frontage: 1,258

# of Outbuildings: 1

Status: Expired

List Price: $495,000

Original List Price:

$575,000

List Price/SqFt: $341.38

Days On Market: 218

Cumulative DOM: 218

Expiration Date:

12/31/2023

Lot Acres: 98

Lot Square Footage:

4,268,880

Directions: M-79 Hwy. to North on Charlton Park Rd. turns into North Ave. to Mud Lake Rd. West to house

Cross Streets: North Ave and Goodrich Rd

SqFt Source: Previous Listing

Upper

Main

Lower

Bsmt

Total

Bedrooms

Full Baths

Half Baths

Fin/Level

1,450

1,450 (Finished All Levels)

Total Sqft

1,450

1,450 (Sqft Above Grade)

ROOMS/DIMENSIONS/LEVELS

Architectural Style:

Ranch Year Built: 1957

Stories:

Water:

Well

Manufactured Y/N:

Sewer:

Septic Tank

Total Fireplaces:

Driveway: Paved

Main Level Primary: Yes

Dining Area

12x10

Main

Kitchen

11x12

Main

Living Room

14x22

Main

Primary Bedroom

12x12

Main Bedroom 2

12x12

Main

Bedroom 3

12x11

Main

Bedroom 4

11x19

Lower

# of Rms Above Grade:

Legal: ASSYRIA TWP W 1/2 NW 1/4 SEC 30-1-7. ASSYRIA TOWNSHIP T1N R7W

SEC 30 ALL LAND LYING W OF WABASCON CREEK IN THE NE 1/4 OF NW 1/4

Taxable Value: 137,048

Seller's Annual Property Tax: 3,248.07

School District: Hastings

SEV: 222,860

Tax Year: 2022

Zoning: N/A

For Tax Year: 2022

Homestead %: 100

Special Assmt/Type: None

Terms Available:

Cash; Conventional

Water Type:

Stream/Creek

Street Type:

Paved

Exterior Material:

Vinyl Siding

Roofing:

Composition

Substructure:

Full

Garage Spaces:

Parking Features:

Attached

Lot Description:

Tillable; Wetland Area; Wooded

Water Fea. Amenities:

Private Frontage

Sale Conditions:

None

Other Structures:

Pole Barn

Outbuildings:

Pole Barn

Assoc. Fee Incl.:

None

Heat Type:

Forced Air; Outdoor Furnace

Heat Source:

Propane; Wood

Air Conditioning:

Central Air

Fireplace:

Living Room

Kitchen Features:

Snack Bar

Access Feat:

Accessibility Features: No

Flooring:

Wood

Patio and Porch Features:

Deck

Appliances: Dishwasher; Microwave; Range; Refrigerator; Water Softener Owned

Additional Items: Ceiling Fan(s); Gas/Wood Stove; Generator Hook-up; LP Tank Rented

Public Remarks: Rarely Available, 98 Acre Outdoor Paradise, a hunting, fishing, nature lovers retreat! Updated 3 bedroom, 1.5 bath ranch home with 40x80 pole barn! The

Waubascon Creek runs along the east side of the property offering a natural wetland & wildlife sanctuary full of deer, turkey, waterfowl & more. The home features 1450sf on the

main level, an unfinished basement & 2 car garage. The kitchen has castled crowned cabinets, granite counters & stainless appliances. New Furnace, AC, Water Heater & Roof!

Outdoor woodstove & generator hookup available! Property offers a fenced yard & adjacent 7+acre field. If you dream of having animals, a workshop, or just surrounding yourself

with land - seize this opportunity! 20min to BC, 45min to Kzoo & Lansing! Now includes 2 parcels - 78acres plus 20 more!

Agent Only Remarks: 2 Legal Descriptions. The first is for the land with the house & the second is for the additional twenty vacant acres. The taxes in 2022 for the vacant land

were $51.00. Tax ID for the vacant land is 01-030-010-00. Outdoor woodstove is not hooked into new furnace but line is there for buyer to hookup. Septic was pumped & hole still

uncovered for buyer eval, be cautious when walking. Highspeed dsl avail. Washer/dryer hookup in bsmt & garage.

Occupant Type: Owner

Listing Agreement: Exclusive Right To Sell

RP: No

Name

Primary Phone

Other

List Off:

Five Star Real Estate(k1769)

269-998-4062

Fax:

List Agt:

Kerry Keefer Fischer (k367416)

269-998-4062

kerry@keeferfischerteam.com

Mobile:269-998-4062

List Association:

Greater Kalamazoo Association of REALTORS

Showing Instructions: Showingtime

Listing Date: 03/23/2023

Status Change Date: 04/04/2025

Fallthrough Date: 04/04/2025

The property on this sheet has been made available on 02/26/2026 6:55 AM and may not be listed by the office/agent presenting this information.

Page 23

Photos for MLS # 23008528

5024 Mud Lake Road, Bellevue, MI 49021

$495,000

5024_5305 Mud Lake Rd-101

5024_5305 Mud Lake Rd-502

5024_5305 Mud Lake Rd-524

5024_5305 Mud Lake Rd-516

5024_5305 Mud Lake Rd-514

5024_5305 Mud Lake Rd-515

18

Page 24

MLS # 23008528

5024 Mud Lake Road, Bellevue, MI 49021

$495,000

5024_5305 Mud Lake Rd-526

5024_5305 Mud Lake Rd-102

5024_5305 Mud Lake Rd-106

5024_5305 Mud Lake Rd-104

5024_5305 Mud Lake Rd-107

5024_5305 Mud Lake Rd-111

19

Page 25

MLS # 23008528

5024 Mud Lake Road, Bellevue, MI 49021

$495,000

5024_5305 Mud Lake Rd-110

5024_5305 Mud Lake Rd-112

5024_5305 Mud Lake Rd-109

5024_5305 Mud Lake Rd-108

5024_5305 Mud Lake Rd-113

5024_5305 Mud Lake Rd-114

20

Page 26

MLS # 23008528

5024 Mud Lake Road, Bellevue, MI 49021

$495,000

5024_5305 Mud Lake Rd-115

5024_5305 Mud Lake Rd-116

5024_5305 Mud Lake Rd-117

5024_5305 Mud Lake Rd-118

5024_5305 Mud Lake Rd-119

5024_5305 Mud Lake Rd-120

21

Page 27

MLS # 23008528

5024 Mud Lake Road, Bellevue, MI 49021

$495,000

5024_5305 Mud Lake Rd-121

5024_5305 Mud Lake Rd-122

5024_5305 Mud Lake Rd-130

5024_5305 Mud Lake Rd-103

5024_5305 Mud Lake Rd-123

5024_5305 Mud Lake Rd-124

22

Page 28

MLS # 23008528

5024 Mud Lake Road, Bellevue, MI 49021

$495,000

5024_5305 Mud Lake Rd-126

5024_5305 Mud Lake Rd-127

5024_5305 Mud Lake Rd-128

5024_5305 Mud Lake Rd-129

5024_5305 Mud Lake Rd-125

5024_5305 Mud Lake Rd-503

23

Page 29

MLS # 23008528

5024 Mud Lake Road, Bellevue, MI 49021

$495,000

5024_5305 Mud Lake Rd-511

5024_5305 Mud Lake Rd-513

5024_5305 Mud Lake Rd-517

5024_5305 Mud Lake Rd-518

5024_5305 Mud Lake Rd-519

5024_5305 Mud Lake Rd-520

24

Page 30

MLS # 23008528

5024 Mud Lake Road, Bellevue, MI 49021

$495,000

5024_5305 Mud Lake Rd-521

5024_5305 Mud Lake Rd-522

5024_5305 Mud Lake Rd-131

5024_5305 Mud Lake Rd-501

5024_5305 Mud Lake Rd-523

Screen Shot 2023-03-24 at 10.31.06 AM

25

Page 31

Aerial View 

and Wetlands 

26

Page 32

27

01-030-010-00 

o 

3 

<Q 

8 

» 3 

= 

o

PDF reading copy

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