25-002776.pdf

Mark A Ciolek, Petitioner V Township Of Cedar Creek, Respondent · 25-002776-TT

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RECEIVED 

DEC 1 0 2075 

MICHIGAN TAX TRIBUNAL 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON |. BROWN, DPA 

GOVERNOR 

DIRECTOR 

a 474 

A 

Cio LE 12 

MICHIGAN TAX TRIBUNAL 

Petitioner(s) 

ps 

Vv 

OCKe! 

0g 

D0 A277, 

To 

n 

Ia ‘ 

MTT Docket Nog 

L 

ovns 10D = 

Eur Creede 

espbndent(s 

PROOF OF SERVICE FOR PROPERTY TAX PETITION 

*To be filed after the Tribunal issues the Notice of Docket Number* 

Mole 

CAD [el 

states that on “Dec. 3 2028 

he/she 

[Name of person serving/mailing petition] 

[date of service] 

served a copy of the Petition relative to the above-captioned matter upon: 

[Provide name and address of the following entities] 

1. Assessor (via certified mail): 

cbby 

Neder hped 

R 

_ 

i 

1025! gat 

AL 

RD 

CAV le. ML 

HG,0] 

2. 

City Clerk or Township Supervisor/Clerk (via certified mail): 

3. 

County Equalization Director (via first class mail or personal service): 

4. 

County Clerk (via first class mail or personal service): 

5. 

Secretary of the local school board (via first class mail or personal service): 

6. 

State Treasurer (via first class mai): 

Michigan Department of Treasury, State Treasurer

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DFA 

GOVERNOR 

LANSING 

DIRECTOR 

PROPERTY TAX APPEAL PETITION FORM 

VALUATION / EXEMPTION / CLASSIFICATION APPEAL 

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

Non-Property tax disputes. 

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

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

° 

submit this document, you may be held in default. 

Section 4: Petitioner’s Contact Information 

First Name 

Ml. 

Last Name/Company Name 

ARV 

& 

citer 

TTX PROPERTIES llc 

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

[1BLS 8 

Maple 

dy 

Rj 

City or Town 

State 

ZIP Code 

MALLE E/TY 

Wz] 

49g 

Telephone Number 

yp 

Fax Number 

22] 357 785% 

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

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

] 

First Name 

[XR 

Last Name 

Firm Name (if any} 

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

City or Town 

State 

ZIP Code 

Telephone Number 

Fax Number 

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

Section 3: Subject Property Information 

How many 

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

parcels are you 

Yos* 

No** 

appealing? 

*if yas, use a multiple parce! form for information regarding any contiguous parcels.

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON 1 BROWN, DPA 

GOVERNOR 

LANSING 

Section 4: Issues Being Appealed (check ai that apply) 

Morrie Cash and Taxable Value 

0 Poverty Exemption 

[J Taxable Vaiue Only {caloutation) 

[7 Digabled Veterans Exemption 

[1 Uncapping of Taxable Value 

[0 Etigible Manufacturing Personal Property (ESA) 

° 

T] exemption from Taxation (other than the denial of a 

[3 Classification 

Principal Residence or Qualified Agricultural Exemption) 

Section 5: Explain the Reason for this Appeal 

See ATH MENT 

Section 6: Jurisdictional issues 

Year(s) you are appealing: 

625 

, 

Dld you protest tha assessment at a Board of Raview (BOR)? WwW Yes 

0 No 

it Yes, check which BOR you attended AND altach the BOR decision: & Maroh 

[J duly 

[7] becember 

{E No, check the applicable reason(s): 

[3 Not requirad to attend 

0 Assessment Change Notice was not received by Petitioner 

0 Appeating a purportad Clerical Error or Mutual Mistake of Fact {if yes, include explanation in Section 5) 

{7] Appealing within 86 days of State Tax Commission Order

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON |. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

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

Parcel identification Number: 

2p G=2% — H1°( 

Classification of Property: 

ha 

Porgene! 

{check one) 

Agricultural 

 Commoarcial 

Industrial 

Reslgaptiat 

Timber-Cutover 

Developmental 

Utility 

(check one) 

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

2, Bel 

Gurrent Taxable Value as established by the | adn: 77 

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

LYH3 pL 

Multiply the True Cash Value by .5 and enterfiere. This is your contention of Assessed Value. 

JF gov 

Ifyou believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value, 

/%x7 779 

Section 8: Classification Information *Only the Mi Dep't of Treasury may appeal this lssue to the Tribunal* 

Parcet Identification Number; 

Current Classification of Property as established by Board of Review: 

Real 

Personal 

(chack one) 

Agricultural 

Commercial 

Industrial 

Residential 

Timber-Cutover 

Developmentat 

Utility 

{check one) 

What do you betleve is the proparty’s classification? 

Real 

Parsonal 

(check one) 

0 

Agricultural 

Commercial 

Industrial Residential 

Timber-Cutover 

Developmental 

Utility 

(check one} 

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

fimproved property, for what use was the property designed?

/ dees 

15 

a 

K Lid 

bai tor 

nea luatine 

the 

maketakilly of a pepedy. No malar Hoo 

| 

ren 

he 

ploper 14 

ye 

pee 

is Lin 

Ted 

10 hen 

15 diffu 

Yo verch. 

By 

the 

townships own deternonahion gud hicyhdyite - 

by Thea on dhe sestsinent Topu, 4h povpey 

has 

very Poof 

es, 

| 

Ny ohanges 

So thd 

condition Mave bean made, in 2 i 

I The, 

na? detenonded 

puer 

Hime, (chit 5D 

| Herege 

sold 

14 

larger units 

je Typically 

lower 

JA 

Price = per Gre Then 

& muller Trusts. 

Avthing 

ower 80 ames wat nsel 

“Bo defen 

land vane, 

(Zr wl) 

An 

« 

p rmsd 

oF juncket vale (1 rue cach ny 

wie 

Condit 

| 

[4a nabit eN 

y

Price Per Acre 

$3,800 

12:30 Acres 

2111-15-4407 

04/05/23 

$47,000 

12.71 

$3,698 

2209-14-2203 

10/12/23 

$53,000 

| 

19.20 

$2,760 

2209-30-1404 

07/27/23 

$100,000 

30.00 

$3,333 

2309-01-3404 

07/22/22 

$80,000 

19.87 

$4,026 

2309-17-3201 

08/10/23 

$65,000 

23.56 

$2,759 

2310-04-3104 

07/28/22 

$54,750 

18.90 

$2,897 

2310-33-4401-02 

08/16/22 

$87,500 

19.75 

$4,430 

2311-23-1107 

02/17/23 

$114,900 

20.54 

$5,594 

2411-11-4309 

06/13/22 

$50,000 

14.54 

$3,438 

Price Per Acre 

$3,700 

31.40 Acres 

2211-23-4101 

12/22/23 

$90,000 

38.05 

$2,365 

2211-32-2201-02 

01/05/24 

$92,500 

39.58 

$2,336 

2308-31-2201-01 

09/29/23 

$167,200 

43.97 

$3,803 

2312-06-3102-01 

08/03/23 

$80,000 

36.28 

$2,205 

2412-04-4301 

02/28/23 

$150,000 

33 

$3,947 

2412-05-3401 

03/08/24 

$135,000 

39.69 

$3,401 

Price Per Acre 

$3,000 

40+ Acres 

2112-30-2201 

10/02/23 

$140,000 

42.15 

$3,321 

2209-14-4201 

01/09/23 

$160,000 

80 

$2,000 

2310-10-1201 

12/20/23 

$188,500 

73.67 

$2,559 

2312-06-2201-02 

02/23/23 

$232,000 

75.18 

$3,086 

2411-12-1102 

03/28/23 

$250,000 

80 

$3,125 

2411-33-4201-02 

07/13/23 

$207,500 

70 

$2,964 

Price Per Acre 

$2,300 

EXABT B

Parcel Number: 

83-2309-23-4101 

Jugisdiction: 

Cedar Creek Township 

County: 

Wexford 

Printed on 

01/20/2025 

Grantor 

Grantee 

Sale 

sale 

Inst. 

Terms 

of Sale 

Liber 

Verified 

Prent. 

Price 

Date 

Type 

& 

Page 

By 

Trans. 

HARSTEAD, 

LORENZ 

TTH PROPERTIES LLC 

180,000 

12/17/2010 

WD 

03-ARM'S LENGTH 

635/2507 

PROPERTY TRANSFER 

100.0 

Property Address 

Class: RESIDENTIAL-IMPRO Zoning: 

Building Permit (s) 

_ 

Date 

Number 

Status 

22 RD 

School: MANTON CONSOLIDATED SCHOOLS 

New House 

04/23/2014 -201403 

Entered 

P.R.E. 

100% 12/12/2016 Qual. 

Fr. 

PA 

42 

i 

3 

E 

= 

N 

ish 

Owner's Name/Address 

MAP ¥: 2021 - GATE LOCKED 

= 

- 

§ 

» 

- 

- 

TTH PROPERTIES LLC 

RETO 

TE 

- 

x 

= 

ms 

2024 

v 

843 

V/TFA: 

2 

25 

11365 

S MAPLE RD 

i 

ESE ICV 

328,843 TCV/ 

96. 

. 

I 

MAPLE CITY MI 

49664 

X 

Improved 

Vacant 

Land Value Estimates 

for Land Table RES 

1.R 

- RESIDENTIAL 

Public 

) 

i 

* Factors 

* 

) 

— 

Improvements 

Description 

Frontage 

Depth 

Front 

Depth 

Rate %Adj. 

Reason 

Value 

— 

- 

Birt Road 

RESIDENTIA 40+ ACRES 

160.00 Acres 

~~ 2100 70 

VERY POOR ACCESS 

235,200 

Tax Description 

ISS 

Gravel Road 

160.00 Total Acres 

Total Est. 

Land Value 

= 

235,200 

SE 1/4 SUB TO EASMT L390 P16 

'02 160 A. 

Paved Read 

= 

i. S—— 

EER 

-. 

CC. 

SEC. 

23 

T23N ROW -MANTON- 

Comments /Influences 

Storm Sewer 

Land Improvement Cost Estimates 

~ 

Sidewalk 

Description 

Rate 

Size 

* Good 

Cash Value 

Water 

Wood Frame 

28.93 

80 

83 

1,921 

Sewer 

Total Estimated Land Improvements True Cash Value 

= 

1,921 

X 

Electric 

B 

AC 

oo 

3 

Gas 

Curb 

Street Lights 

Standard Utilities 

Underground Utils. 

Topography of 

Site 

© 

Level 

X 

Rolling 

Low 

X 

High 

Landscaped 

Swamp 

Wooded 

Pond 

Waterfront 

Ravine 

Wetland 

— 

= 

Sem 

PEER 

S—— 

. 

= 

Pat 

Flood Plain 

Year 

Land 

Building 

Assessed 

Board of 

Tribunal/ 

Taxable 

Value 

Value 

Value 

Review 

Other 

Value 

Who 

When 

What 

2024 

117,600 

"46,800 

164,400 

i 

: 

125,877C 

. 

‘ 

iy 

Z 

meee 

DN 

10/03/2011 INSPECTED 

2023 

100,800 

40,800 

141,600 

- 

119, 683C 

The Equalizer. 

Copyright 

©) T1999 

- 2009. 

DN 

05/05/2014 INSPECTED 

55% 

rT 

- 

- 

— 

—— 

- 

- 

‘Licensed To: Township of Cedar Creek, 

DN 

05/17/2021 INSPECTED 

goer 

ie 

00 

138;909 

Ld, 3c) 

County 

of Wexford, 

Michigan 

2021 

106,400 

31,500 

137,900 

110,528C 

*** 

Information herein deemed reliable but not guaranteed*** 

EAxmEBiT Ix

Michael L. Sheridan & Associates 

Real Property Appraisal & Consultation 

2025 -TTH Properties 

File No. 11apr25a 83-2309-23 

APPRAISAL OF 

& 

2313 147 Rd 

Acreage Lot with small A-Frame Hunting Cabin/with Addition - Cedar Creek Township - Wexford County 

LOCATED AT: 

2313 N. 47 Road 

Manton, MI 49663 

FOR: 

TTH Properties LLC C/O Mark Ciolek 

11365 S Maple City Road 

Maple City, Michigan 49664 

AS OF: 

December 31, 2024

Michael L. Sheridan & Associates, Inc. 

Real Property Appraisal & Consultation 

2025 -TTH Properties 

File No. 11apr25a 83-2309-23 

April 17, 2025 

TTH Properties LLC C/O Mark Ciolek 

11365 S Maple City Road 

Maple City, Michigan 49664 

File Number: 

11apr25a 83-2309-23-4101 

Dear TTH Properties LLC C/O Mark Ciolek, 

In accordance with your request, 

| have appraised the real property at: 

2313 N. 47 Road 

Manton, MI 49663 

The purpose of this appraisal is to develop an opinion of the market 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 market value of the property as of 

December 31, 2024 

is: 

$443,000 

Four Hundred Forty-Three Thousand Dollars 

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

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

Respectfully, 

P 

Ichael L-Sheridan, SRA 

ep General Appraiser

[client File #:[2025 -TTH Properties Appraisal File #:] 11apr25a 83-2309-23) 

Appraisal Report 

- Residential 

. 

Appraisal Company: Michael L. Sheridan & Associates 

Al Reports 

Address: 7110 South Rosinski Road PO Box 305 Cedar, Michigan 49621 

Form 100.05 * 

dl Phone: 231 633-1104 

Fax: 231 305-5999 

Website: www.appraisalsbysheridan.com 

Appraiser: Michael L. Sheridan, SRA 

Co-Appraiser: 

Al Membership (ifany): 

[XJsrA [ Jmal 

[JsrPa [JAl-GRS [ JAI-RRS |AlMembership (fany). 

[ JSRA | JMAI 

| JSRPA [ JAGRS [ JAI-RRS 

Al Status (if any): [_]Candidate for Designation [_] Practicing Affiliate 

Al Status (if any): [_]Candidate for Designation 

[Practicing Affiliate 

Other Professional Affiliation: National Association of Realtors 

Other Professional Affiliation: 

E-mail: midisher@yahoo.com 

E-mail: 

Client: TTH Properties LLC C/O Mark Ciolek 

Contact: 

Address: 

11365 S Maple City Road, Maple City, Michigan 49664 

Phone: 231 357-7833 

Fax: 

E-mail: 

B 

PROPER 

D 

ATIO 

Address: 2313 N. 47 Road 

City: Manton 

County: Wexford 

State: MI 

Zip: 49663 

Legal Description: SE % of Section 23, T23N ROW, Cedar Creek Township, Wexford County 

Tax Parcel #: 2309-23-4101 

RE Taxes: 

Tax Year: 

Use of the Real Estate As of the Date of Value: Recreation / Rustic Hunting A-Frame Cabin / Deer Camp 

Use of the Real Estate Reflected in the Appraisal: Recreation / Rustic Hunting A-Frame Cabin / Deer Camp 

Opinion of highest and best use 

(if required): Recreation / Rustic Hunting A-Frame Cabin / Deer Camp 

SUBJECT PROPERTY HISTORY 

Owner of Record: TTH Properties LLC 

Description and analysis of sales within 3 years (minimum) prior to effective date of value: Sold 12/17/2010 for $180,000. Cash sale. Arms length. 

Description and analysis of agreements of sale (contracts), listings, and options: None 

RECONCILIATIONS AND CONCLUSIONS 

Indication of Value by Sales Comparison Approach 

$ 

368,000 

Indication of Value by Cost Approach 

$ 

442,787 

Indication of Value by Income Approach 

$ 

N/A 

Final Reconciliation of the Methods and Approaches to Value: The direct sales approachimethodology to value provides five most similar to subject sales. Range of value, prior 

to consideration for +I- 

adjustment, is per acre is $2,000, $2,001, $2,143, $2,563, & $2,688. Median value is $2,143 and mean value is $2,279 per acre. 

Comparable five (§2,001/Ac) is located in subject township but is only 80 acres. Smaller than subject acreage size would generally require a minus adjustment to unit of measure (valuefacre). 

Comparable two ($2,688/Ac) is located in subject township but is only 80 acres. Smaller than subject acreage size would generally require

Client: 

TTH Properties LLC C/O Mark Ciolek 

Client File #: 

2025 -TTH Properties 

Subject Property: 

| 2313 N, 47 Road 

Appraisal 

File #:| 11apr25a 83-2309-23 

ASSIGNMENT PARAMETERS 

intended User(s). TTH Properties LLC C/O Mark Ciolek 

Intended Use: To assist our cient in its true cash andlor taxable value dispute to Michigan Tax Tribunal pertaining to the 

pending 2025 real property tax appeal. See Attached Addendum. 

This report is not intended by the appraiser for any other use or by any other user. 

Type of Value: Market (true cash value) 

Effective Date of Value: December 31, 2024 

Interest Appraised: 

[X|Fee Simple 

| JLeasehold 

[ JOther: 

Hypothetical Conditions: (A hypothetical condition is that which is contrary to what exists, but is asserted by the appraiser for the purpose of analysis. 

Any 

hypothetical condition may affect the assignment results.) 

Extraordinary Assumptions: (An extraordinary assumption is directly related to a specific assignment and presumes uncertain information to be factual, 

If found to be false this assumption could alter the appraiser's opinions or conclusions. Any exiraordinary assumption may affect the assignment results.) 

Extraordinary assumption that subject condition and physical characteristics on the date of appraiser viewing, (April 10, 2025), are similar 

to conditions and physical characteristics on December 31, 2024. 

This is an Appraisal Report in accordance with Standard Rule 2-2(a) of the Uniform Standard of Professional Appraisal Practice (USPAP). 

SCOPE OF WORK 

Definition: The scope of work is the type and extent of research and analysis in an assignment. Scope of work includes the extent to which the property is 

identified, the extent to which tangible property is inspected, the type and extent of data research, and the type and extent of analysis applied to arrive at 

credible opinions or conclusions. The specific scope of work for this assignment is identified below and throughout this report. 

Scope of Subject Property Inspection I Data Sources Utilized 

Approaches to Value Developed 

Appraiser: 

Cost Approach: 

Property Inspection: 

XJves 

[no 

is necessary for credible results and is developed in this analysis 

Date of Inspection: 04/11/2025 

(L)1s not necessary for credible results; not developed in this analysis 

Describe Scope of Property Inspection, Source of Area Calculations 

[1s not necessary for credible resuits but is developed in this analysis 

and Data Sources Consulted: 

Limited cursory viewing of readily observable. 

Review of government data, tax legal, tax plat, aerial maps & mls data. 

Sales Comparison Approach: 

Measurement of exterior. Viewing of interior. 

Xs necessary for credible results and is developed in this analysis 

Co-Appraiser: 

rs not necessary for credible results; not developed in this analysis 

Property inspection: 

es 

[Ono 

Oss not necessary for credible results but is developed in this analysis 

Date of inspection: 

Describe Scope of Property Inspection, Source of Area Calculations 

and Data Sources Consulted: 

Income Approach: 

Ths necessary for credible results and is developed in this analysis 

[XJ1s not necessary for credible results; not developed in this analysis 

{Js not necessary for credible results but is developed in this analysis 

Additional Scope of Work COmMENtS: The appraisal report Is the praduct of a process of collecting, confirming and then reporiing the data. This appraiser has identified the appraisat problem to be determining 

the market value {true cash value) of a recreational usage property, Subject property Is located in Cedar Creek Township, Wexford County. The client and intended user 

is TTH Properties LLC CIO Mark Ciofek. Other intended 

users include our client's legal counset only while serving to assist our client in Its real property tax appeal case. The Board of Review andfor Michigan Tax Tribunal is also considered an intended user 

of our appraisal reporl. 

The appraiser has collected information on the subject property, neighborhood, comparable properties and marketing conditions. Coltection and confirmation of data is from imited cursory physical viewing of the readily

Client: 

TTH Properties LLC C/O Mark Ciolek 

Client File #: 

2025 -TTH Properties 

Subject Property: | 2313 N. 47 Road 

Appraisal Eile 

#:{ 11apra5a 83-2309-23 

MARKET AREA AN, 

Location 

Built Up 

Growth 

Supply & Demand 

| Value Trend 

Typical Marketing Time 

[Durban 

(XJunder 25% 

[XRapid 

[Dshortage 

[increasing 

{” 

Junder 3 Months 

{suburban 

[25-75% 

[stable 

{X]in Balance 

[X)stable 

[3-6 Months 

Rural 

[Cover 75% 

Osiow 

Jover supply 

[pecreasing 

[XJ over 6 Months 

Neighborhood Single Family Profile 

Neighborhood Land Use 

Neighborhood Name: Wexford County and 

Price 

Age 

similar rural northern Michigan counties. 

NA 

Low 

N/A | 1 Family 

20% 

Commercial 

0% 

|PUD [J Condo[ J] HOA:$ 

/ 

N/A 

High 

N/A 

[Condo 

0% 

Vacant 

0% | Amenities: 

N/A Predominant 

N/A | Multifamily 

0% 

AgRec 

80% 

Market area description and characteristics: 

Rural neighborhood and marketing area. Wexford County (Cedar Creek Township) and similar 

rural counties/townships in the northern lower peninsula of the State of Michigan. Suburban to regional urban center of Cadillac. 

Shopping and employment available in local towns/villages and nearest diversified regional urban area of Cadillac which is located seven 

miles south. 

Overall, the data indicates a trend of fluctuating values with best opinion of stable values for unimproved lots. 

Dimensions: 2640" x 2640" +/- 

Area: 160.00 Acres 

View: Country side 

Shape: Square 

Drainage: Appears adequate 

Utility: Seasonal gravel road access 

Site Similarity/Conformity 

To Neighborhood 

Zoning/Deed Restriction 

Size: 

View: 

Zoning: Residential (mls data) 

Covenants, Condition & Restrictions: 

(Jsmalter than Typical 

(Jravorable 

OYes 

[No {Junknown 

(Typical 

[XJ Typical 

[XJtegal 

[Jno zoning 

Documents Reviewed 

[XJLarger than Typical 

Less than Favorable 

Legal, non-conforming 

[ves 

Ono 

[ Jillegal 

Ground Rent: $ 

/ 

Utilities 

Off Site Improvements 

Electric 

[XJPublic 

[other 

Street 

[XJPublic 

["Trrivate Gravel (seasonal) 

Gas 

{Jpublic 

[other 

Alley 

[Jpublic 

[(Jprivate Noneftypical 

Water 

{_]Public 

[X)other Water well 

Sidewalk 

~~ [_]Public 

[private Noneftypical 

Sewer 

{ Jpublic 

[X]Other Septic 

Street Lights 

[_}Public 

[Private Noneftypical 

Site description and characteristics: The subject is a one hundred sixty acre lot located at the east end of a seasonal grave! road. Subject 

suffers from easement along portion of eastern boundary. 

A mostly wooded with limited open areas large acreage lot. Topography is 

slight roll to sioping to hilly. Access is limited due to seasonal road and/or private driveway easement and topography.

Client: 

TTH Properties LLC C/O Mark Ciolek 

Client File #: 

| 

2025 -TTH Properties 

Subject Property: 

{2313 N. 47 Road 

Appraisal File #:| 

11apr25a 83-2309-23 

IMPROVEMENTS ANALYSIS 

General 

Design: A-Frame/Addition-One Story 

No. of Units: 1 

No. of Stories: 1+ | Actual Age: 54/5 

| Effective Age; 25 

[Existing 

["Junder Construction 

[proposed 

[attached 

[Ipetached 

[[ 

IManufactured 

Modular 

Other: 

Exterior Elements 

| Roofing: Shingle 

[ Siding: Shingle/Wood 

| Windows: Fixed/DH 

[Patio 

[[X]Deck Wood 

[[ Jporch 

[Jpoot 

[[JFence 

Other: 

Interior Elements 

| Flooring: Concrete Slab 

[ Walls: Studs & Wood 

[Fireplace # Wis 

Kitchen: 

[PJRefrigerator 

| JRange 

 [ Joven 

 [ IFanfHood 

| Microwave 

| JDishwasher 

| Countertops: Wood 

Other: 

Foundation 

1[Jcrawl space 

[[X]Stab Concrete 

[Basement 

Other: 

Attic 

XINone 

[scuttle 

[[TJorop Stair 

[[Jstairway 

I JFinished 

Mechanicals 

HVAC: Electric BB & W/S 

| Fuel: Electricrwood 

[ ir Conditioning: 

Car Storage 

[oriveway 

[[ 

JGarage 

[carport 

[["JFinished 

Other Elements 

Storage sheds/Personal property 

Above Grade Gross Living 

Area (GLA) 

Living 

Dining 

Kitchen 

Den 

Family 

Rec. 

Bedrms 

#Baths 

Utility 

Other 

Area Sq.Ft. 

Levell 

X 

X 

1 

1 

1,005 

Level 2 

1-Loft 

Non GLA SF 

-0- 

Finished area above grade contains: 

Bedroom(s): 2 

Bath(s): 

1 

GLA: 

1,005 

Summarize Above Grade Improvements: 

Very basic/fair quality ~sixty-eight year old A-Frame with one story addition. 

Both are very basic 

construction quality with recent addition owner/non contractor built. See Photograph Addendums. 

A primitive hunting cabin. 

Below Grade Area or Other Area 

Living 

Dining 

Kitchen 

Den 

Family 

Rec. 

Bedrms 

#Baths 

Utility 

% Finished 

Area Sq.Ft. 

Below Grade 

Other Area 

Summarize below grade and/or other area improvements: N/A 

Discuss physical depreciation and functional or external obsolescence: Very basic A-Frame with recent one addition. 

Both are very basic 

construction quality with recent addition owner/non contractor built. See Photograph Addendums. 

A primitive hunting cabin. 

Limited 

contribution to market value. Very limited road access to subject lot. 

No public road frontage except end of public gravel road access 

and long easement access off 47 Road.

Client: 

Subject Property: 

SITE VALUATION 

Site ValuationMethodology 

X)sales Comparison Approach: A set of procedures in which a value indication is derived by comparing the property being appraised to similar properties 

Client File #; 

Appraisal File 

#: 

TTH Properties LLC C/O Mark Ciolek 

2313 N. 47 Road 

2025 -TTH Properties 

11apr25a 83-2309-23 

of the property. 

[Dalternative Method: {Describe methodology and rationale) 

that have been sold recently, then applying appropriate units of comparison and making adjustments to the sale prices of the comparables based on the 

elements of comparison. The sales comparison approach may be used to value improved properties, vacant land, or land being considered as though vacant; 

itis the most common and preferred method of land valuation when an adequate supply of comparable sales are available. 

(Omarket Extraction: A method of estimating land value in which the depreciated cost of the improvements on the improved property is estimated and 

deducted from the total sale price to arrive at an estimated sale price for the land; most effective when the improvements contribute little to the total sale price 

Site Valuation 

_ 

= 

ITEM 

| 

SUBJECT 

COMPARISON 1 

COMPARISON 2 

COMPARISON 3 

Address 2313 N. 47 Road 

W Arnold Rd, Sec 29, Bloomfie | 18 Road, Sec 18, Cedar Creek | 1310 W Fahrney, Sec 2, Pione¢ 

Manton, Mi 49663 

Manton, MI 49663 

Manton, Ml 49663 

Fife Lake, M] 49633 

Proximity to Subject 

16.96 miles NE 

4.22 miles NW 

9.46 miles NE 

Data Source/ 

| MLS#:1923147 

MLS#:80012331 

MLS#:80007514 

Verification 

Sales Price 

$ 

$ $225000 

$ $215,000 

$ $250,000 

Price /Acre 

$ 

$0 

So 

$ 

$2,143 

$ 

$2688) 

$ 

$2,001 

Sale Date 

06/2024 

12/2023 

08/2023 

Location 

Rural Wexford 

Rural Missaukee 

Rural Wexford 

Rural Missaukee 

Site Size 

160.00 Acres 

105.00 Acres 

80.00 Acres 

(-} 

{124.92 Acres 

Site View 

Country side 

Country side 

Country side 

Country side 

Site Improvements 

"as if" vacant 

“as if" vacant 

"as if" vacant 

“as if” vacant 

Access 

End of Public Rd 

| Dirt Road 

Dirt Road 

Dirt Road 

Access 

Seasonal Road 

| Seasonal Road 

Seasonal Road 

Seasonal Road 

Topography 

Rolling/Hilly 

Similar 

Similar 

Similar 

Cover 

Wooded/Open 

Wooded/Open 

Wooded/Open 

Wooded/Open 

Adjcnt State Land 

2600 sq Pole/Bunk Hs 

Net Adjustment 

+ 

7 

1s 

of 

[+ 

TT 

Is 

of 

[1+ 

[Is 

0 

Net Adj. 

0.0% 

Net Adj. 

0.0% 

Net Adj. 

0.0% 

Indicated Value 

Gross Adi. 

0.0 %|$ 

_225000|GrossAdi. 

0.0 %|$ 

215,000 

[Gross Adi. 

0.0 %|$ 

250,000 

Prior Transfer History 

photographs. 

superior 

to subject but limited data provides for no specific quantitative adjustment. 

Typically, the larger the parcel the less the sale price per acre and conversely the smatler the acreage the larger the sale price per acre. 

Site Valuation COmMENtS: sates provided sre from NGLR Multiple Listing Service, Paul Bunyan Multiple Listing Service and SWRMIC Mukiple Listing Service. Appraiser has reviewed comparable sales mls data and 

Adjustment indicator of (+} indicates the comparable sale was inferior to subject but limited data provides for limited or no specific quantitative adjustment and adjustment indicator of {-) indicates tha comparable sale was 

The three typical units of measure are: {1} Value per square foot of per acre. (2) Value per road or lake frontage, (3) Value per “site” value. Unit of measure utilized is value per “acre”,

i 

i 

Client: 

TTH Properties LLC C/O Mark Ciolek 

ClientFile #: 

2025 -TTH Properties 

Subject Property: | 2313 N. 47 Road 

Appraisal File 

#:| 11apr25a 83-2309-23 

SITE VALUATION 

ITEM 

SUBJECT 

COMPARISON 4 

COMPARISON 5 

COMPARISON 6 

Address 2313 N. 47 Road 

7 Mile Rd, Sec 17, Norwich Tw 

[32 1/4 Rd, Sec 14, Harring Tw 

Manton, Mi 49663 

Lake City, MI 49651 

Cadiliac, Ml 49601 

Proximity to Subject 

14.54 miles NE 

5.32 miles SW 

Data Source! 

MLS#:1912123 

MLS#:80001020 

Verification 

Sales Price 

$410,000 

$160,000 

Price 

/ Acre 

$0] 

$2,563 

$2,000 

Sale Date 

06/2023 

01/2023 

Location 

Rural Wexford 

Rural Missaukee 

Rural Wexford 

Site Size 

160.00 Acres 

160.00 Acres 

80.00 Acres 

[QO] 

Site View 

Country side 

Country side 

Country side 

Site Improvements 

“as if" vacant 

“as if" vacant 

“as if" vacant 

Access 

End of Public Rd 

| Asphalt Public Rd 

(-) | Dirt Road 

Access 

Seasonal Road 

{Asphalt Public Rd 

(-} | Seasonal Road 

Topography 

Rolling/Hilly 

Similar 

Similar 

Cover 

Wooded/Open 

Similar 

Similar 

Adjcnt State Land 

Adjcnt State Land 

Net Adjustment 

= 

1 

+ 

TF 

ol 

[+ 

[- 

ofl 

[+ 

[I 

[Net Adj. 

0.0% 

Net Adj. 

0.0% 

Net Adj. 

% 

Indicated Value 

_|GrossAdl. 

0.0% 

410,000] 

GrossAdl. 

0.0% 

160,000 | Gross Adj. 

% 

Prior Transfer History 

Site Valuation Comments: 

ITEM 

| 

SUBJECT 

COMPARISON 7 

COMPARISONS 

COMPARISON 9 

Manton, MI 49663 

Address 2313 N. 47 Road 

Proximity to Subject 

Data Source/ 

Verification 

Sales Price 

Price / Acre 

$0 

Sale Date 

Location 

Rural Wexford 

Site Size 

160.00 Acres 

Site View 

Country side 

Site Improvements 

“as if" vacant 

Access 

End of Public Rd 

Access 

Seasonal Road 

Topography 

Rolling/Hilly 

Cover 

Wooded/Open 

Adjent State Land 

Net Adjustment 

= 

1 

+ 

TF 

ol 

[+ 

[TT 

ol 

[J+ 

[TF

Client: 

TTH Properties LLC C/O Mark Ciolek 

Client File 

#: 

12025 -TTH Properties 

Subject Property: | 2313 N. 47 Road 

Appraisal 

File #:| 11apr25a 83-2309-23 

Cost Approach Definitions 

. 

.____ 

O Reproduction Cost is the estimated cost to construct, at py prices as of the effective appraisal date, an exact dupicats or replica of the building being 

appraised, using the same materials, construction standards, design, layout, and quality of workmanship, and embodying all of the deficiencies, 

superadequacies, and obsolescence of the subject building. 

Replacement Cost is the estimated cost to construct, at current prices as of the effective appraisal date, a building with utility equivalent to the building 

being appraised, using modern materials and current standards, design and layout. 

Cost Approach Analysis 

Estimated Cost New 

Above Grade Living Area Fair/Basic Quality / Owner constructed 

1,005 Sq.Ft. @$ 

115.00|=$% 

116,575 

Finished Below Grade Area 

Sg.FL@$ 

=$ 

Unfinished Below Grade Area 

Se.FL@$ 

=3 

Other Area 

Se.FL@$ 

=$ 

Car Storage 

Su.Ft.@$ 

=$ 

$ 

$ 

$ 

Total Estimated Cost New 

$ 

116,576 

Less Depreciation 

%=$ 

Physical 

& Functional 

50.0%=% 

57,788 

Functional 

0.0%=% 

0 

External 

0.0%=§% 

0 

Total Depreciation 

%=$ 

$ 

57,788 

Depreciated Value of Improvements 

$ 

57,787 

Contributory Value of Site Improvements Well, Septic 

$ 

156,000 

$ 

$ 

$ 

Opinion of Site Value 

$ 

370,000 

Indicated Value 

$ 

442 787 

Cost Approach Comments (Data Sources, Depreciation Basis, Site Value, Etc.): Cost estimate via review of Craftsman 2025 National Building Cost 

Manual, (Valuation Service), local costs & appraiser's professional experience. Modified Economic Age Life Method is basis for 

depreciation. Estimated site value via review of sold large acreage lots in subject neighborhood. 

Cost Approach Reconciliation: Cost approach dependent on (1) subject estimated site value vacant and (2) subject dwellings actual remaining 

economic life. 

Site value vacant estimate is deemed to be a reasonable/good estimate with five sales utilized to determine value.

ADDENDUM 

Borrower: 

File No.: 

11apr25a 83-2309-23-4101 

. 

Property Address: 2313 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

| 

City: Manton 

State: MI 

Zip: 49663 

Lender; TTH Properties LLC C/O Mark Ciolek 

SUMMARY REPORT 

Intended Use 

: 

The intended use of our appraisal report is to assist our client in its true cash and/or taxable value dispute to the Board of 

Review and/or Michigan Tax Tribunal pertaining to the pending 2025 real property tax appeal. 

Additional Scope of Work Comments 

The appraisal report is the product of a process of collecting, confirming and then reporting the data. This appraiser has 

identified the appraisal problem to be determining the market value (true cash value) of a recreational usage property. 

Subject property is located in Cedar Creek Township, Wexford County. The client and intended user is TTH Properties LLC 

C/O Mark Ciolek. Other intended users include our client's legal counsel only while serving to assist our client in its real 

property tax appeal case. The Board of Review and/or Michigan Tax Tribunal is also considered an intended user of our 

appraisal report. The appraiser has collected information on the subject property, neighborhood, comparable properties and 

marketing conditions. Collection and confirmation of data is from limited cursory physical viewing of the readily observable, 

Multiple Listing services data, government agencies with limited research, cost services and a review of marketing trends 

and conditions. No survey provided. With the exception of international and national marketing trends the majority of the 

data has been collected from the regional and more especially the local - neighborhood market. The raw data deemed 

relevant is refined, given consideration and documented in this report. The approaches to value will be direct sales/vacant 

land and cost value.

Client: 

mn TTH Properties LLC C/O Mark Ciolek 

12025 -TTH Properties 

Subject Property: 

| 2313 N. 47 Road 

11apr25a 83-2309-23 

STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS 

This appraisal is subject to the following assumptions and limiting conditions: 

+ 

This report is prepared using forms developed and copyrighted by the Appraisal Institute. However, the content, analyses, and opinions set forth in this 

report are the sole product of the appraiser. The Appraisal Institute is not liable for any of the content, analyses, or opinions set forth herein. 

* 

No responsibility is assumed for matters legal in character or nature. No opinion is rendered as to title, which is assumed to be good and marketable. 

All existing liens, encumbrances, and assessments have been disregarded, unless otherwise noted, and the property is appraised as though free and 

clear, having responsible ownership and competent management, 

«have examined the property described herein exclusively for the purposes of identification and description of the real property. The objective of our data 

collection is to develop an opinion of the highest and best use of the subject property and make meaningful comparisons in the valuation of the property. 

The appraiser's observations and reporting of the subject improvements are for the appraisal process and valuation purposes only and should not be 

considered as a warranty of any component of the property. This appraisal assumes {unless otherwise specifically stated) that the subject is structurally 

sound and afl components are in working condition, 

+ 

| will not be required to give testimony or appear in court because of having made an appraisal of the property in question, unless specific arrangements 

to do so have been made in advance, or as otherwise required by law. 

~ 

«Ihave noted in this appraisal report any significant adverse conditions (such as needed repairs, depreciation, the presence of hazardous wastes, toxic 

substances, etc.) discovered during the data collection process in performing the appraisal. Unless otherwise stated in this appraisal report, 

| have no 

knowledge of any hidden or unapparent physical deficiencies or adverse conditions of the property (such as, but not fimited to, needed repairs, 

deterioration, the presence of hazardous wastes, toxic substances, adverse environmental conditions, etc.) that would make the property less valuable, 

and have assumed that there are no such conditions and make no guarantees or warranties, express or implied. 

| will not be responsible for any such 

conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because 

| am not an expert 

in the field of environmental hazards, this appraisal report must not be considered as an environmental assessment of the property. 

| obtained the 

information, estimates, and opinions furnished by other parties and expressed in this appraisal report from reliable public and/or private sources that 

| believe to be true and correct. 

« 

Fwill not disclose the contents of this appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice, and/or 

applicable federal, state or local laws. 

+ 

The Client is the party or parties who engage an appraiser (by employment contract) in a specific assignment, A party receiving a copy of this report 

from the client does not, as a consequence, become a party to the appraiser-client relationship. Any person who receives a copy of this appraisal report 

as a consequence of disclosure requirements that apply to an appraiser's client, does not become an intended user of this report unless the client 

specifically identified them at the time of the assignment. The appraisers written consent and approval must be obtained before this appraisal report can 

he conveyed by anyone to the public through advertising, public relations, news, sales, or other media. 

«If this valuation conclusion is subject to satisfactory completion, repairs, or alterations, it is assumed that the improvements will be completed competently 

and without significant deviation. 

Appraiser is assuming that multiple listing provided data is accurate and reliable. 

TIMBER CROP, ORCHARD AND MINERAL RIGHTS VALUE: 

Appraiser's estimated value for real estate does not necessarily include any value for harvestable timber, vineyard, 

grapes/vines/orchard trees/crop or mineral rights. Subject compared with most similar available sales. These sales may or may not 

have similar timber cover, vineyard/vines/orchard/crop or mineral rights as subject. 

If client requires value estimate for harvestable 

timber, orchard/crop or mineral rights they are advised to contact an "expert" in the field of forest husbandry, orchards or mineral 

rights. 

Noted partial interest. 

VALUE DEFINITION

| 

[Client: 

TTH Properties LLC C/O Mark Ciolek 

ClientFile 

#: 

2025 -TTH Properties 

Subject Property: | 2313 N. 47 Road 

Appraisal File #:| 

11apr25a 83-2309-23 

Il 

APPRAISER'S CERTIFICATION 

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 analysis, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, unbiased 

professional analysis, opinions, and conclusions. 

+ 

Ihave no present (unless specified below) or prospective interest in the property that is the subject of this report, and 

| have no (unless specified below) 

personal interest with respect to the parties involved. 

«Ihave no bias with respect to any 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 the developing or reporting predetermined results. 

* 

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

favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly 

related to the use of this appraisal. 

+ 

My analysis, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional 

Appraisal Practice. 

+ 

Individuals who have provided significant real property appraisal assistance are named below. The specific tasks performed by those named are outlined 

in the Scope of Work section of this report. 

None 

[J Name(s) 

As previously identified in the Scope of Work section of this report, the signer(s) of this report certify to the inspection of the property that is the subject of 

this report as follows: 

Property Inspected by Appraiser 

Yes 

0 No 

Property Inspected by Co-Appraiser 

 [JYes 

[J No 

+ 

Services provided, as an appraiser or in any other capacity, regarding the 

property that is the subject of this report within the three-year period 

immediately preceding acceptance of this assignment: 

None 

Specify services provided: 

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, Michigan 48909. This report is a confidential communication between the appraiser and 

client. The appraiser is prohibited from discussing the report's content with anyone other than the client. Questions or comments 

regarding this report should be directed to client. 

This report should be read in its entirety, including all attachments and addendum. 

Special attention should be given to the certification and limiting conditions. 

ADDITIONAL CERTIFICATION FOR APPRAISAL INSTITUTE MEMBERS, CANDIDATES AND PRACTICING AFFILIATES 

Appraisal Institute Designated Member, Candidate, or Practicing Affiliate Certify: 

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

Professional Ethics and the Standards of Professional Appraisal Practice of the Appraisal Institute. 

* 

The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 

| am a Designated Member of the Appraisal Institute. As of the 

date of this report, 

| have completed the continuing education 

program of the Appraisal Institute. 

l 

APPRAISERS SIGNATURES

GOVERNMENT FILE CARD - TAX LEGAL 

Borrower: 

File No.. 

TTapr25a 83-2309-23-4101 

Property Address: 2313 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

City. Manton 

State: MI 

Zip: 49663 

Lender: TTH Properties LLC C/O Mark Ciolek 

Wexford County, MI 

Summary 

Parcel'Number 

2309-23-2101 

Property Addr 

2313N 47RD 

Legal Deser 

SE 1/4 SUB TO EASMT L390 P14 '02 160 

A. CC, SEC. 23 T23N ROW 

~MANTON- 

(Note: Note: The Description above is not to be used on legal 

documents.) 

Tax District 

2309 CEDAR CREEK TOWNSHIP 

School District 

83060 MANTON CONSOLIDATED SCHOOLS 

Property Class 

401 RESIDENTIAL IMPROVED 

Net Acres 

160 

Total Acres 

160 

Homestead 

100% on 12/09/2016 

Neighborhood 

View Map 

Owner 

Owner 

Mail 

TTH PROPERTIES LLC 

TTH PROPLRTIES LLC 

11365SMAPLECITYRD 

113655 MAPLE CITY RD 

MAPLE CITY, MI 49664 

MAPLE CITY, MI 

Land 

LotArea 

160.00 Acres 

Valuatlon 

Assessed Value Breakdowns 

SR 

| NSPS 

| 

SE 

22 wat 200 

2019 

$0 

50 

30 

$0 

$0 

$0 

TT $16a400 

TT $1a1600 

$136000 

$137,900 

$128,900 

$112,300 

= 

Assessed 

$1640 

5141600 

$1600 

$112,300 

Value

TTapr25a 83-2309-23-4101 

Zip: 49663 

Case No.: 2025 -TTH Properties LLC 

File No. 

State: MI 

GOVERNMENT FILE CARD - TAX LEGAL - SALE PRICE (ARMS LENGTH $180,000) 

farcel umber: 

on 

jrantor 

Grantee 

Liber 

rifled 

ereat, 

a 

Lu 

i 

Fage 

y 

- 

IAFSTIAD, LCREU7 

T14 PROPEPTIES LLC 

12/17/2010 

5235/2307 

PROPERTY TRENSSER 

100.6 

arty Address 

Class: RSSIDEKTIAL-THD 

Daze 

Nembex 

status 

2 RD 

School: MANTOK CCNSGLIDATED SCHOCLS 

04/23/2624 

~201403 

Entered 

\R.E. 

100: 

13/12/2016 Qual. 

Fr. 

PA 

42 

men's Name/Address 

HAZ #: 2021 

- GATE LOCKED 

FUG EROIGREER TAC 

2024 Est 

S,843 TCY/TH 

Land 

Value Zstimates 

for Land Tacle RUS 

1.R - RESIDENTIAL 

tlic 

* 

Factozy 

* 

Wf 

“MAPLE CITY MI 42664 

INPYovemants 

Frcntags 

Depth 

Fromt 

Depth 

Rate 

"Adi. 

Value 

ras 

3 

Dirt Road 

150.0C Acres 

2100 

20 

VERY POOR ACCESS 

225,200 

Tax Description 

% 

Gravel Poad 

16G.00 Total Acres 

Tetal Est. 

Land Vaiuve 

= 

233,200 

38 1/4 S08 wl ne 

"02 120 2. 

Faved Read 

3 

23 T23N 

ROW 

~M3 

~ 

= 

3 

Se 

Selb 

al 

Stom Sever 

Laud Inprovement Cost Estimates 

= 

In. 

0 

Sidewalk 

Sescription 

Rate 

Size 

» 

Goed 

Water 

weed Frame 

28.83 

30 

a3 

Sewer 

Total Estimated Land irprovements ruc Cash Value 

= 

X 

Eleclzic 

Topography of 

Site 

Level 

Rolling 

Low 

High 

Landscaped 

7110 South Rosinski Road, PO Box 305, Cedar, Michigan 49621 

231 633-1104 

[><] 

KS 

=] 

&] 

“etland 

. 

le 

Floz¢ Plain 

Tear 

Land 

Assessed 

Board 

oI 

Tazanla 

E 

Value 

Value 

Review 

Value 

== 

who 

Then 

What 

2021 

117,500 

45,600 

184,400 

3 

o 

~~ 

Di 

2023 

169,590 

1c, 809 

141,600 

x 

[5 

lizer. 

Copyright 

(c! 

18932 - 2008. Dy 

054 

i 

5 

Suda 

~ 

© 

Licensed To: 

Township of Cedar Creek, 

DN 

05/17/2031 

ta 

3 

20 

136,202 

~ 

QS 

ounty of Wexford, Michigan 

2021 

21,500 

137,209 

d 

(= 

= 

o 

“44 Informavien herein deemsd reliable but not guaranlecd*ss 

= 

12 

Ql 

[B 

5 

of 

1% 

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Bex 

i. 

= 

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=] 

5191215 

pa Op

49663 

11apr2ba 83-2309-23-4101 

Zip: 

Case No0.72025 -TTH Properties LLC 

File No. 

State” MI 

GOVERNMENT FILE CARD - BUILDING INFORMATION 

Residential Building 

x 

of 

71 

Parcel Number: 

§3-2309-23-4101 

Printed on 

03/20/2025 

Buildin 

3) Roo? font. 

i 

17 "Seating 

/c ok: 9 {IE Enilt=iny 

(15) Filcplaces 

7 (i) Forches/becks | (17) Gatage 

[RIE 

v2 

Eaves trough 

BIL , 

[les] 

| 

‘Appliance Aliod 

i" 

Tinterior 

1 Story 

Area Type 

[Year Bulit: 

Mobile Home 

H 

Insulation 

feoar} 

istean 

| 

Sock Top 

! 

iInterior 

2 Story 

mw 

om—40ar Capacity: 

oun. Rows 

| 

Oirzont Gverhasg 

I 

{pishwasher 

© 

iznd/Same Stack 

| 

19/R0of Cover Galie), 

l. 

{Duplex 

i 

0other Overnang 

H 

i 

iSarbage Disposal 

| 

fo Sided 

1 

1 

iExtericr: 

A-Frame 

tC 

| 

ereod Ber maras 

| 

iBath Heater 

i 

{Extazios 

i Stosy 

| 

li 

{8zick Ven.: 

SL 

For 

TTT} 

E 

io 

i 

i 

? 

. 

food 

Frame 

RE pre 

i 

‘Electric Baseboard 

| 

Fahie 

; 

SpwerLor nd 

! 

H 

[atone ven. 

: 

BERRI 

Y 

(Plaster | 

Elec. Ceil. Radimme 

{tnvented Hood 

iProfan 2 Story 

| 

(Foundation: 

Building Styler 

[Pane 

jWood TsG 

iadiane ito 2300x) 

| 

ivented Dood 

| 

igeat Circulator 

| 

l 

(Finished 

? 

IsTY 

{Space Heater 

Feat 

| 

iistercem 

i 

Raised Hezzth 

H 

§ 

Auto. 

Doors: 

mr 

i 

{ 

 igacuzzi Tub 

; 

Wood Stove 

H 

H 

Imech. Doors: 

ir Bile [poets EB TRYEE TT 

foaz/ Floor Furnace 

| 

[qacunni vepl.Tub 

| 

{Direct-vented Gal 

! 

{area: 

; 

H 

FIC 

H 

{ 

: 

Condition: Good 

-F 

{Heat Pump 

! 

Seiorowave 

; 

! 

naa: Area: 

{No 

{No Heating/Coolin 

HE 

|Bffec. Age: 

82 

[EE SR 

Saree 

. 

ng/Cooling 

i 

iStandard Range 

Flos Avaas 1.110 

‘No Cone. 

Floors: 

ru 

{Central 

‘Self Clean Ran: 

ny 

hd 

., 

4 

poner 

mere ar 

4 

Room List 

; 

H 

lova EE 

{Sams 

a 

9 Total Base New 

: 127,760 

E.C.F. 

[Bsmnt Garage: BE] 

RE 

Prey 

EO TTT 

et 

irrash Compactor 

|I0T3L Pepr Cost: 79,827 

X 

1.48 fe 

: 

{1st Floor 

H 

HEE Electric 

{central Vacuum 

jEstimated T.C.V: 92,722 

iCarport Area: 

j Hitchens 

100} Aaps Service 

{Security System 

| 

{Root 

— 

he 

i Other: 

No./Qual. 

of Fixtures 

| Cost Est. 

for Res. Bldg: 

1 

Single Family 

1 5TY 

Cis ¢p 

Blt 1970 

(1} 

Exterior’ 

: 

; 

fr 

dT 

nF 

(11) 

Heating System: 

Space Heater 

{iood7 Shingle 

INGE 

conn Ground Area = 966 SE 

Floor Area = 1110 SE. 

PALAOUB/VIRYL 

femme 

pommel 

¥hy/ab.Fhy/Func/Econ/Comb. 

2 Good=48/100/160/100/48 

{Brick 

i 

3 

Building Areas 

¢ 

{ 

I. 

F stories 

Exterior 

Foundation 

size 

cost New Depz. Cost 

{Insulation 

i 

t 

i 

“Ererag TIRTEE TET {1.25 story 

Siding 

Slab 

576 

{2) Wincows 

177 Excavation 

[ Fixture Bath 

i? Story 

Siding 

Slab 

rota 

118,220 

25,160 

args 

Savenentt 

0 

EE 

i2 Fixture Bath 

{other Additions/Adjustrents 

. 

! 

’ 

avg, 

 { Czawl: 

0. 

sie. 

{Softener, Auto 

| Hatez/Sewer 

(Small 

| Slab: 9€6 

SLE. 

jSoftenex, Manual 

{1000 Gal Septic 

1 

4,582 

2,199 

R 

1 Height za Joists: 

jolar Water Heat 

| 

pater Well, 

50 Teet 

i 

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amp Sum Items: 

7110 South Rosinski Road, PO Box 305, Cedar, Michigan 49621 

231 633-1104 

Lender: TTH Properties LLC C/O Mark Ciolek 

Property Address: 2313 N. 47 Road 

Borrower: 

City. Manton 

i. 

Gute. Suns 

#%* Information herein deemed reliable but nck guaranteeds+w

PLAT MAP 

This Basic County Map consists of the Jurisdictional Boundaries, Roads, Lakes, and Rivers. 

The "Base Map Data" for this project were provided by Wexford County GIS and the City of Cadillac. 

NOTE: This GIS data is to be considered a generalized representation which is subject to revisions. The feature 

boundaries are not to be used to establish legal boundaries. For specific information, contact the appropriate department 

or agency. This information is provided as a visual representation only and is not intended to be used as a boundary 

survey or to construct improvements. 

The attributes of the geographic data may be generalized. If questions or concerns arise, please contact the appropriate 

department or agency. 

OITOWer: 

File No. 

TTapr25a 83-2309-23-4101 

Property Address: 2313 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

City: Manton 

State: MI 

Zip: 49663 

Lender: TTH Properties LLC C/O Mark Ciolek 

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BOrfower: 

File No.” 

TTapr2ba 83-2308-23-4707 

Property Address: 2313 N, 47 Road 

Case No.: 2025 -TTH Properties LLC 

Cily: Manton 

Stafer MI 

Zip: 49663 

Lender: TTH Properties LLC C/O Mark Ciolek 

o 

"2313 N47 Rd

AERIAL MAP 

Borrower: 

File No.: 

 TTapr25a 83-2309-23-4701 

Property Address: 2313 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

City: Manton 

State: MI 

Zip: 49663 

Lender: TTH Properties LLC C/O Mark Ciolek 

od) Google Earth 

—

TOPOGRAPHY MAPS 

Borrower: 

File No.. 

TTapr25a 83-2309-23-4101 

Property Address: 2313 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

City: Manton 

State: MI 

Zip: 49663 

Lender: TTH Properties LLC C/O Mark Ciolek 

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SUBJECT PROPERTY PHOTO ADDENDUM 

Borrower: 

File No.: 

11apr25a 83-2309-23-4101 

Property Address: 2313 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

City: Manton 

Prov.: MI 

P.C.:49663 

Lender: TTH Properties LLC C/O Mark Ciolek 

FRONT VIEW OF 

SUBJECT PROPERTY 

Appraised Date: 

12/31/24 

Appraised Value: $ 443,000 

23130147 

Rs 

REAR VIEW OF 

SUBJECT PROPERTY 

STREET SCENE

SUBJECT PHOTOGRAPHS 

| 

Borrower: 

. 

File No.: 

11apr25a 83-2309-23-4101 

Property Address: 2313 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

City: Manton 

State: MI 

Zip: 49663 

| 

Lender: TTH Properties LLC C/O Mark Ciolek 

| A-FRAME 

ADDITION 

/ PORCH 

| UPPER LEVEL NOT IN GLA - LIMITED CEILING HEIGHT 

A-FRAME ASPHALT SHINGLE - FAIR CONDITION 

KITCHEN & DINING

. 

SUBJECT PHOTOGRAPHS 

| 

Borrower: 

File No.: 

11apr25a 83-2309-23-4101 

Property Address: 2313 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

City: Manton 

State: MI 

Zip: 49663 

Lender: TTH Properties LLC C/O Mark Ciolek 

BATH ROOM 

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Borrower: 

File No.: 

11apr25a 83-2309-23-4101 

Property Address: 2313 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

City: Manton 

State: Ml 

Zip: 49663 

Lender: TTH Properties LLC C/O Mark Ciolek 

COMPARABLE SALE #1 

AW esuAmold 

Ro Ee 

W Arnold Rd, Manton 

$2,143 per Acre 

Sale Date: 

06/2024 

Sale Price: $ 225,000 

COMPARABLE SALE #2 

18 Rd, Manton 

$2,688 per Acre 

Sale Date: 

12/2023 

Sale Price: 

$ 215,000 

COMPARABLE SALE #3 

1310 W Fahrney, Fife Lake 

$2,001 per Acre 

Sale Date: 

08/2023

Borrower: 

File No.: 

11apr25a 83-2309-23-4101 

Property Address: 2313 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

| 

City: Manton 

Prov.: MI 

P.C..49663 

Lender: TTH Properties LLC C/O Mark Ciolek 

COMPARABLE SALE #4 

7 Mile Rd, Lake City 

$2,563 per Acre 

Sale Date: 

06/2023 

Sale Price: $ 410,000 

COMPARABLE SALE #5 

32 1/4 Rd, Cadillac 

$2,000 per Acre 

Sale Date: 

Sale Price: $ 

COMPARABLE SALE #6 

Sale Date:

Comparable Sales - Google Map 

Borrower: 

File No.. 

11apr25a 83-2309-23-4101 

Property Address: 2313 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

City: Manton 

State: Mi 

Zip: 49663 

Lender: TTH Properties LLC C/O Mark Ciolek 

Comparable One 

Comparable Two 

W Arnold Rd, Manton 

18 Rd, Manton 

Comparable Three 

Comparable Four 

1310 W Fahrney, Fife Lake 

7 Mile Rd, Lake City

COMPARABLE SALE ONE MLS SHEET 

Borrower: 

File No.: 

TTapr25a 83-2309-23-4101 

Property Address: 2313 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

City: Manton 

State: MI 

Zip: 49663 

Lender: TTH Properties LLC C/O Mark Ciolek 

Sold Report 

W Arnold Road 

Manton 

49663 

Sold / Created S: 

Class 

Vacant Lot/Land 

Sold Price 

$225,000 

TypOwnrshp 

Private Owner 

Asking Price 

$225,000 

Commercial 

NO 

Original Price 

$225,000 

MLS # 

1923147 

PrcAcre 

$2,142.86 

County 

Missaukee 

Financing 

OWNFN 

Township 

Bloomfleld 

Seller Concessions No 

Section # 

29 

If Yes, 

$ Amt 

DevName 

none 

Closing Costs 

# Acres 

105.00 

Prepaid 

Lot Dim 

1320 1307 653 1314 2042 

Repairs 

Lot# 

DwnPyAsst 

Tax ID 

002-029.002-00 

Other 

Owner Name Kovacheff 

List Date 

61212024 

Close Date 

6/3/2024 

Pending Date 

6/2/2024 

Legal: 

SEC 28 T24N R8W (102000) W 1/2 OF NE 1/4 & W 

1/2 OF SE 1/4 OF NE 1/4. 105.71A, 

Days On Market 

1 

[oo 

Body of Water 

SEV 

105,700 

Principal Residence 

Private/Shared 

Summer Taxes 

Assessment 

Front Ft 

Winter Taxes 

Annual Assn Dues 

Lake Size 

Other Taxes 

| 

School District Manton 

| 

Year: Summer 

| 

Year: Winter 

Taxable Value 

Directions: 

W Arnold Rd. 

[ 

WATER FEATURES 

None 

WASTE AVAILABLE 

Private Septic 

UTILITIES AVAILABLE 

Electric 

WATER INSTALLED 

None 

ROAD 

Dirt 

WASTE INSTALLED 

Nona 

LAND FEATURES 

Wooded 

ZONING/USE/RESTRICTIONS Residential 

EXTERIOR FEATURES 

Countryside View 

TERMS 

Land Contract/PMM 

DEVELOPMENT AMENITIES None 

DOCUMENTS ON FILE 

None 

MINERAL RIGHTS 

Unknown 

WATER AVAILABLE 

Private Well 

Public Remarks 

105 Acres Vacant Land 

2, 143/A<

COMPARABLE SALE TWO MLS SHEET 

Borrower: 

File No.” 

TTapr25a 83-2309-23-4101 

Property Address: 2313 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

City: Manton 

State: MI 

Zip: 49663 

Lender: TTH Properties LLC C/O Mark Ciolek 

me, 

Vacant Land 

| 

For Sale 

$259,900 

Status 

jun 

31) 

* 

Closed 

| 

- 

18 Road 

| 

2 

CedarCrkTw 

[™ 

Pe 

ih 

| 

ar 

49663 

Google 

Map data ©2025 Google & 

Listing Date 

10/19/2023 

MLS # 

80012331 

Original MLS# ~~ 1916914 

Activation Date 

DOM 

32 

[32 

Originating MLS 

Aspire North REALTORS 

PROPERTY INFORMTION AND PUBLIC REMARKS 

FINANCIAL INFORMATION 

County 

Wextord 

Acreage 

80.00 

Summr Tax Amt 

4 

Contract 

Exclusive Right to Sell 

Municipality 

Cedar Crook Twp 

Frontage 

Summer 

Tax Yr 

Ownership 

Privata 

Mail City 

Manton 

Site Condo 

Winter Tax Amt 

Signed Disclr. 

Style 

Lot Size 

1320x2640 

Winter Tax Yr 

Lease 

Property ID 

2309-18-2401 

Total Tax Amt 

Survey on Flia 

No 

Public Remarks 

Recreations] Paradise. Must walk to tniy appreciate this 

Total Tax Yr 

LG Down Pymt 

spactacular BO acres. Property Is surveyed and steel staked with trals throughout the 

Pcp Res Expt 

LC Interest Rate 

property. Property Is mostly highland but dees features a natural unique bog area, 

SEV 

71100.00 

LG Terms Months 

several potential smal pond areas, and plonty of netural water fo the wildiife. 

LC Incld 

T 

I 

Wooded with many various mature apple trecs, mature hemlocks, sugar maples, 

IBY Year 

2023 

eld Toxsujig 

lerge areas of ratursl regenerated red pine ond white pine. Exceptonal deer hurting 

Assoolation Fen 

LG Monthly Pymt 

and plenty of wdlife. 

Fee Amount 

Assessments 

Fee Schedule 

Legal Description 

SE 1/4 OF FRL NW 1/4 & NE 1/4 OF FRL SW 1/4 --80 A.-- CC. 

SEC. 18 T23N ROW - MANTON 

LISTING INFORMATION & SHOWINGS 

ListAgent 

6501205164 

Chad AAnderson 

- 231-645-0065 

Agent 

Hit Count 

List-Firm ~~ NGL-T326802 Coldwell Banker Schmid-Kalkas - 231-268-8611 

Client Hit Count 

Seller Concessions (Invite) 

Listing Excaption 

Showing Instructions. 

Directions. 

Take 42 Rd Wost of Manton to South on 39 Rd to West on 18 Rd then Swuth on Easement 

A 2 / 5 [a 

gol 

Agent Remarks 

FEATURES 

LOT DESCRIPTION Rolling/Hily, Treed, Wooded 

WATER 

None 

FINANCIAL TERMS Cash, Conventional 

WATER FEATURES None

COMPARABLE SALE THREE MLS SHEET 

Borrower: 

File No.. 

TTapr25a 83-2309-23-4707 

Property Address: 2313 N. 47 Road 

City: Manton 

State: MI 

Zip: 49663 

Lender: TTH Properties LLC C/O Mark Ciolek 

MLS # 

80007514 

List Price 

$260,000 

Sold Price 

$250,000 

For Sale 

Vacentland 

Closed 

1 

From Lake City, take M-66 approx. 8 miles to Phelps Rd., turn loft ® 

approx, 4 miles to Dutch John Rd., turn right {E) and go 't mile to 

Eahrmavs Dal turn rinht 2nd an 9 & milne taba s Inf at Uarasan 1 ana nn 7 

County 

Missaukee 

Sewer 

Seplic 

Acres 

124.92 

Area (Municipality) Pioneer Twp (57011) 

Viater 

Private Well 

Frontage 

School District 

Lake City Area School District 

Site Condo 

Lot Size 

Irregular 

Subdivision 

Nona 

Sm 

Property ID 

011-002-001-25 

Short Sale 

Summer Tax /Yr 

Ownership 

Private 

Homestead 

No 

Winter Tax /Yr 

3742.43 

2022 

Assessments 

Total Tax Yr 

4977.20 

Legal Description SEG 2 T24N R7W NE FRL 1/4 EXC NW FRL 1/4 THOF 123.72A 

ting Agent 

6502410127 

Tamara McLeod Helsel - Cell: 231-920-8422 

Soller Concessions 

ns (invite) 

tamarag@city2shore.com 

Listing Firm 

~~ NGL-T410128 ~~ Gily2Shore Reel Estate Northern Michigan - 231-839-0077 

List Date 

87/2023 

DOM 

48 

| 

48 

Activation Date 

Contract 

Exclusive Right to Sell 

Qriginal Price 

$250,000 

LC #Months 

Pending Date 

7/25/2023 

Prico Par Acre 

Full Service Listing 

LC Down Pmt 

Closing Date 

81912023 

Sold § Per Acre 

Protection Poriod 

LC Interest Rate 

BOM Date 

Off Market Date 

~~ 7/26/2023 

Listing Exception 

LC Incl Taxes/Ins 

MAE 

EE 

Public Rer 

Remarks HUNTERS CAMP PARADISE, OFF THE GRID, GREAT HUNTING SUCCESS OVER MANY YEARS, Just 3 miles south of beautiful Manistee River. 

Arare 125 acre piece of Northern Michigan wild land, absolutely ideal for the supreme whitetall, turkey, small game or mushroom enthusiasts. A 

rustio camp welcames you but with same modem conveniences, the large military generator runs electric for the camp (an additional parts generator 

on site), Water is provided by the 4 inch well and there is a septic drain field system. The bunkhouse (located on one end of the large pole bam (52' 

x 50') has a living/sleeping room, kitchen and bath area with screened porch. You will find ihe block basement for the log cabin (62' x 18" vith a 

bump out far a garage) has been staried, the cabin plans are located in additional docs. There are many items that have already been purchased to 

finished the cabin, full logs, viood slabs, some trusts, flooring product, windows and doors, In addition, there is a a 8 x 6 shed and a 60 x 16 lien-lo 

Case No.: 2025 -TTH Properties LLC

COMPARABLE SALE FOUR MLS SHEET 

Legal: 

Days On Market 

~~ 2 

Borrower: 

File No.. 

 TTapr25a 83-2309-23-4701 

Property Address: 2313 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

City: Manton 

State: MI 

Zip: 49663 

Lender: TTH Properties LLC C/O Mark Ciolek 

| 

| 

¢- 

| 

Sofd Report 

0 7 Mile Road 

Lake City 

49651 

Sold In House 

Class 

Vacant LotLend 

Sold Price 

$410,000 

TypOanrshp 

Private Owner 

Asking Price 

$410,000 

Commercial 

NO 

Qriginal Price 

$410,000 

MLS # 

1912123 

PreAcre 

$2,562.50 

Gounty 

Missaukee 

Financing 

CASH 

Township 

~~ Norwich 

Seller Concessions No 

Section # 

17 

If Yes, 

$ Amt 

| 

DevNeme 

none 

Closing Costs 

| 

# Acres 

160.00 

Prepaid 

| 

LotDim 

2700x2600 

Repairs 

Lot# 

DwnPyAsst 

Tax ID 

010-067-006-00 

Other 

Owner Name Turner 

Ust Date 

6/10/2023 

Close Date 

6/12i2023 

Pending Date 

6/9/2023 

| 

SEC 17 T24N R6W SW 1/4, 160A. 

[oooe 

Body of Waler 

Private/Shared 

| 

Front Ft 

| 

Lake Size 

School District 

LakeGity 

SEV 

124,800 

Summer Taxes 

Winler Taxes 

Olher Taxes 

Year: Summer 

Year: Winter 

Texable Value 

Principal Residence 

Assessment 

Annual Assn Dues 

Directions: 

M-55 North to 7 Mile Rd. Property on the East side of the road. 

WATER FEATURES 

None 

UTILITIES AVAILABLE 

Elactric 

ROAD 

Public Maintained, Blacktop 

LAND FEATURES 

Rolling, Hardwoods, Wooded, Evergreens 

EXTERIOR FEATURES 

Countryside View 

DEVELOPMENT AMENITIES None 

MINERAL RIGHTS 

Unknown 

WATER AVAILABLE 

Private Well 

Public Remarks 

Nice wooded 160 Acres Narth of Lake City. 

WASTE AVAILABLE 

Private Septic 

WATER INSTALLED 

None 

WASTE INSTALLED 

None 

ZONING/USE/RESTRICTIONS Metes and Bounds 

TERMS 

Cash 

DOCUMENTS ON FILE 

None

COMPARABLE SALE FIVE MLS SHEET 

Borrower: 

File No.. 

TTapr25a 83-2309-23-4707 

Property Address: 2373 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

City. Manton 

State: MI 

Zip: 49663 

Lender: TTH Properties LLC C/O Mark Ciolek 

(-% 

ET 

— 

Vacant Land 

igh 

For Sale 

$169,900 

Status 

® 

Closed 

00 32 1/4 Road 

Kenvrood 

HaringTwp 

Cae 

Heritage 

49601 

Map data ©2025 Google & 

Listing Dato 

10/2/2022 

MLS # 

80001020 

Original MLS# ~~ 1905487 

Activation Date 

DOM 

9 

/ 

09 

Originating MLS 

Aspire North REALTORS 

PROPERTY INFORMTION AND PUBLIC REMARKS 

FINANCIAL INFORMATION 

County 

Wexford 

Acreage 

80.00 

Summr Tax Amt 

Contract 

Exclusive Right to Sell 

Municipality 

Haring Twp 

Frontage 

Summer Tax Yr 

Ovwnership 

Private 

Mail City 

Cadilac 

Site Condo 

‘Winter Tax Amt 

Signed Discir. 

Style 

Lot Size 

1320x2340 

Winter Tax Yr 

Lease 

Property ID 

2209-14-4201 

Total Tax Amt 

Survoy on File 

Publlo Remarks 

Surrounded by public land on 3 sides, this 80 acre parcel is a rare 

Total Tax Yr 

LC Down Pymt 

findll With hilltop views for mies and miles, this wou'd meke an awesome hunting 

Prncp Res Expt 

LC Interest Rate 

camp or building sitel Located just a few miles from Cadilac's north end, but also 

SEV 

63200.00 

LC Terms Months 

very remote and privatel The saler has already cleared a section of the property on 

EV 

dT: 

a 

op ofthe hill Surrounded by ORV trails, smal fishing lekes, ths Is the perfect UP 

Su 

Year. 

aa 

Lobald 

Bailing 

NORTH property! End'ess fun with side by sides, snowmobiles, hiding, fishing, 

Association Fee 

LG Monthly Pymt 

hunting etc! Hunting blinds do nol slay with the propsity, but are avaiable for $500 

Fee Amount 

Assessments 

per blind, 

Fee Schedule 

Legal Description 

W 1/2 OF SE 1/4 80 

A. HAR. SEC. 14 T22N RO -CAPS- https:/ 

1900 g/maps/Hba7VecThiNpcKJd google link to directions 

LISTING INFORMATION & SHOWINGS 

ListAgent 

6501325841 

Jaimie Fellows-Gaino - Coli: 231-920-6817 

Agent Hit Count 

List-Firm ~~ NGL-T410128 City2Shore Rea! Estate Northern Michigan - 231-838-0077 

Client Hit Count 

Seller Concessions (invite) 

Listing Exception 

Showing Instructions 

Directions 

fest drivo on left. White barn gate. hitps//goo.gVmaps/Hba7VecThiNackwJ9 

Agent Remarks No sign, by zppointment ony with an agent. Easy Offer Folder hitos./vwvew.dolloop.com/my/loop/p/BQdzindbCOOV=F5ID3 

pA” GC ooo 

Po NA = Joo Ae. 

Eas on E Boon Rd. 

, N on Seeley Road, loft on dit Seeley Road as the pavement turns. AtY tum left 

on 30 3! Rd go by 47 1/4 Rd to two frack until the T, tum right 

FEATURES 

LOT DESCRIPTION Wooded 

WATER 

None 

FINANCIAL TERMS 

Cash, Conventional 

WATER FEATURES 

None

LOCATION MAP 

Borrower: 

File No.. 

11apr25a 83-2309-23-4701 

Property Address: 2313 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

City: Manton 

State: MI 

Zip: 49663 

Lender; TTH Properties LLC C/O Mark Ciolek 

id 

= 

§ Ri 

Lr 

fesnRiver 

Alba 

[=] 

CD) 

Lakes 

“ 

the Nort 

-— 

LMancélona 

45 

2 City 

Westwood 

’ 

LAR 

RE 

~_~Grawn 

Interlochen 

Comparable Land 3 

1 

1310 W Fahmey, Sec 2, Pioneer 

| 

Fife Lake, MI 49633 

: 

9.46 miles NE 

Kingsley 

Comparable Land 2 

| 

18 Road, Sec 18, Cedar Creek 

| 

Manton, MI 49663 

| 

4.22 miles NW 

dl 

Manton, MI 49663 

Yuma 

Harrletta 

{ 

Haring 

Comparable Land 5 

32 1/4 Rd, Sec 14, Haming Tw 

Cadillac, MI 49601 

C 5.32 miles SW 

= 

: 

Subject 

| 

| 

\\ 

Mesl¢ 2313 N. 47 Road 

| | 

Manton 

\ 

= 

‘Kalkaska 

W Amold Rd, Sec 29, Bloomfield 

Manton, MI 49663 

/ 

6.96 miles NE 

- 

SE 

rad 

E 

iN 

A 

a 

Comparable Land 4 

t 

Ne 

7 Mile Rd, Sec 17, Nonwich Tw 

| 

= 

Lake City, MI 49651 

| 

{ 

14.54 miles NE 

I 

' 

ae 

t .oorestown 

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2025 -TTH Properties 

QUALIFICATIONS 

File No. 

1 

1apr26a 83-2309-23 

Certified General Real Estate Appraiser /f 1.D. No. 1205000030 

Business affiliation: Michael L. Sheridan & Associates, Inc., 7410 South Rosinski Road, Cedar, Michigan 49621 

Life Experience: United States Navy, (1969-1973) 

Education: B.A., History, Michigan State University, 1976. 

B.S., Business Administration, Ferris State College, 1981. GRE: Graduate, Realtors Institute, 

1981. 

Professional Affiliations: Aspire North Realtors, Northern Michigan Multiple Listing Service, National & State of Michigan Board of Realtors and SRA 

member of the Appraisal Institute. 

Real estate and appraisal courses andlor seminars, including American Institute & Appraisal Institute of Real Estate Appraisers courses completed. 

Real Estate Appraisal principles, (1A), 1983. 

Standards of Professional Practice, (083); 1983. Standards of Professional Practice, (410 & 420), 1895. Standards of professional Practice, Part C. (430), 

2002. National USPAP Update Course, (400), 2004. 7-Hour National USPAP Update Course, 2007; 2009; 2011; 2013, 2014, 2016, 2019, 2021 & 2023. 

Residential Valuation, (082), 1985. 

Capitalization Theory and Technique Part A and Part B, {1BA & 1BB), 1991. 

Basic Valuation Procedure, (1 A2), 1991. 

The High-Tech Appraisal Office, 1997. The Internet and Appraising, 1997. 

Appraising from Blueprints and Specifications, 1998. 

Appraising Manufactured Housing, 1998. Appraising Manufactured Housing, Seminar. 2004. Appraisal of Manufactured Homes, Featuring Next-Generation 

Manufactured Homes, 2019. 

Appraisal Office Management: Making Your Business Profitable, 1999. 

Appraisal of Nonconforming Uses, 2000. 

Conservation Development and its Effect on Market Value and Profit, 2000. Valuation of Conservation Easements, (797), 2008. 

Partial Interest Valuation-Divided, 2000. Partial Interest Valuation-Undivided, 2000. 

FHA Appraisal Inspection - From the Ground Up, 2000. Introduction to FHA Appraising, 2008. The FHAIVA Appraiser: Thriving & Surviving, 2013. FHA 

Appraising for Valuation Professionals: FHA Single Family Housing Appraisal Requirements, 2016. FHA HUD Update 2018. 

Residential Consulting, 2000. 

Serving the Client: The Application and Use of the Streamlined Appraisal Process, 2000. 

Appraisal Review-Residential, 2001. 

Reviewing Residential Appraisal Reports, 2007. 

Review Theory - Residential, 2014. Appraisal Review of Residential 

Properties, 2019. 

Income of Small, Mixed-Use Properties, (SE600), 2001. 

Separating Real & Personal Property from Intangible Business Assets, (SE800), 2003. 

Evaluating Residential Construction, 2004. 

Appraising Convenience Stores, 2005. 

Professional's Guide to the Uniform Residential Appraisal Report, 2005. 

What clients would fike their appraisers to know, 2006. The Lending World in Crisis-What Clients Need Their Appraisers to Know Today, 2012. 

Al Reports (TM): The New appraisal report option, 2006. 

Residential Site Valuation and Cost Approach, 2007. 

Business Practices and Ethics, 2007, 2012, 2023, 2025. 

"REO Appraisal: Appraisal of Residential Property Foreclosure", 2008. REO and Short Sale Appraisal Guidelines, 2011. REO Appraisal: Guildlines and 

Best Practices, 2017. 

The New Residential Market Conditions Form Seminar, 2009. 

Appraisal Curriculum Overview (1-Day Residential). 

Preparing Appraisals for Michigan Tax Tribunal Appeals, 2009. 

Contemporary Topics for Appraiser Involving the MI Tax Tribunal, 2013. 

Valuation of Green Residential Properties, 2010. 

The Appraiser as an Expert Witness: Preparation & Testimony, 2010. 

The Uniform Appraisal Dataset and other changes with Fannie Mae & Freddie Mac, 2011. UAD Aftereffects: Efficiency vs. Obligation, 2013. 

Uniform Appraisal Standards for Federal Land Acquisitions, 2015. (Yellow Book).

2025 -TTH Properties 

QUALIFICATIONS & CERTIFICATION 

File No. 11apr25a 83-2309-23 

Square Footage- Method for Calculation: ANSI 2765-2021, 2022. 

Valuation Overview of Accessory Dwelling Units, 2022. 

Appraising vs. Assessing, 2022. 

Real Estate Finance, Statistics, and Valuation Modeling. 

UAD Redesign, 2023. 

Regulatory and Policy Update, 2023. 

How to Appraise Solar Panels, 2024. Appraiser elLearning.com. 

Impact of Short Term-Rentals (On Real Property Valuations), 2024 

Appraisal Clients: 

(1) Financial Institutions, Banks, Savings & Loans, Credit Unions, Mortgage Companies, Fannie Mae, GSFC, Trust 

Departments. 

(2) Probate Court, County, City & Townships governments, Department of Interior. 

(3) Attorneys. 

(4) Township 

Assessment & Michigan Tax Tribunal Appeals. 

(5) Miscellaneous appraisals. 

Property owners, sellers & buyers. Estates, Trusts, 

Divorce. Partial interest. Partial interest divided. Conservation easements. 

Retrospective appraisals. 

~04717/2025,

CERTIFIED GENERAL REAL ESTATE APPRAISER LICENSE 

Borrower: 

File No.: 

TTapr25a 83-2309-23-4101 

Property Address: 2313 N. 47 Road 

Case No.: 2025 -TTH Properties LLC 

City: Manton 

State: MI 

Zip: 49663 

Lender: TTH Properties LLC C/O Mark Ciolek 

GRETCHEN WHITHER 

SOIEREOR 

STATE 

OF MICHIGAN 

DEPARTMENT 

OF LICENSING 

AND REGULATORY AFFAIRS 

BUREAU 

OF PROFESSIONAL LICENSING 

CERTIFIED 

GENERAL 

REAL ESTATE APPRAISER 

LICENSE 

MICHAEL 

LYLE SHERIDAN 

BR 

85/51/3085 

I 

FERRE 

@ 

@) “

JARMAN 

7019 

0?00 

0OO1 

29k4 

3737 

Michigan 

44

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W. 

Otta

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