26-002260.pdf

Wayne R McCullough Petitioner V Township Of Scio Respondent · 26-002260-TT

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: 

RECEIVED 

VE 0) 

JUN 1 82026 

STATE OF MICHIGAN 

MICHIGAN TAX TRIBUNAL 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON &. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

PROPERTY TAX APPEAL ANSWER FORM 

VALUATION / UNCAPPING 

MTT DOCKET NO. 26-002260 

Section 1: Respondent’s Contact Information 

Unit of Government 

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

Wayne R. McCullough 

City or Town: 

State: 

ZIP Code: 

Ann Arbor 

M 

2 

734-302-7546 

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

drmccull1 @aol.com 

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

} 

First Name: 

ML: 

Last Name: 

Firm Name {if any): 

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

City or Town: 

State: 

ZIP Code: 

Telephone Number: 

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

Section 3: Subject Property Information 

Are the parcels listed by Petitioner contiguous or adjoining? 

If no, list all parcels that are adjoining in separate groupings. Attacha 

separate sheet if necessary. 

[1] Yes 

[H} No 

[v4] Not 

Applicable 

Does the subject property have a Principal Residence Exemption of 50% or more for all tax years at issue? 

71 Yes 

O No

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

Section 4: Explain Your Answer to this Appeal 

A substantial increase in assessed property value (939,600) was implemented over the 

original taxable value (862,422). The increase is not substantiated in either market value 

or current market appraisal (attached). Consideration is also not given to the Natural 

Preservation Easement covering about a third of the lot which limits appeal and property 

value (attached). 

Section 5: Jurisdictional Issues 

IF PETITIONER IS APPEALING THE TRUE CASH AND/OR TAXABLE VALUES 

Did Petitioner protest the assessment at a Board of Review (BOR)? 

Yes 

[Hl] No 

If yes, check which BOR Petitioner attended: [i] March 

(} July 

O December 

If the July or December BOR revised the assessment(s) at issue, did it have authority? [0] Yes 

O No 

If yes, cite the Board's authority. 

Was the assessment at issue established as the result of a clerical error or mutual mistake of fact? [Hl] Yes 

No 

If yes, explain 

Is Petitioner appealing from a State Tax Commission Order? 

0 Yes 

vi] No 

If so, what is the issue date? 

IF PETITIONER IS APPEALING THE UNCAPPING OF TAXABLE VALUE 

When was the Notice of Uncapping, if applicable, issued? 

Under what statutory section was the Taxable Value uncapped? 

Section 6: Valuation Information *use the multiple parcel form for additional, contiguous parcels. 

Parcel Number: H-08-01 -300-031 

Classification of Property: 

Real] 

Personal [J (check one) 

Agricultural) 

Commercial 

J 

Industrial 

J 

Residential @ 

 Timber-Cutover [J 

Developmental [J 

Utility DO (check one)

APPRAISAL OF REAL PROPERTY 

MTT Dost No. 2b-0022L0 

LOCATED AT 

3404 Oak Hollow Dr 

Ann Arbor, MI 48103 

See attached addenda. 

FOR 

Wayne & Michele McCullough 

OPINION 

OF VALUE 

Fe ol 

AS OF 

04/14/2026

[ER 

Floto: 

23345 

Pupsly Ades: 

3404 Oak Hollow Dr. 

Ann Arbor 

SE M1 

Tp Code: 48103 

Souty: 

Washtenaw 

Legal Deseo: 

See attached addenda. 

5 

Assessors Parcel #: 

H-08-01-300-031 

Sie 

2008 

RE Tues: § 32 065+/- 

Special Assessments: § 

Bortower (f pelcabie: 

7 | Curent Quer of Record: 

Wayne & Michele McCuilough 

Occur 

DQ Ow 

[J Tenwd 

|] Vacant 

[J Merlchued Hous 

Peet Typs. 

[J P® _ [] Condomniom 

[1 Cooperative 

1] Other (descr) 

WKS 

go 

[payer 

[] permontn 

Markel rea Naz. 

Scio Township 

Wap Reference: 11460 

Census Trak 4530.00 

The purpose of this appraise! is 10 devedap 2n opinion of: 

DR) Worked Valae (a5 defied), tc 

1] otber typa of value (describe) 

Ths report refects 

the Sokmwng vehi (1 nok Cnet, Seb Commens); 

5) Curent {i inspection Dali the Elect Date) 

[7] Revospectiee 

[7 Prospective 

E ‘Apptosches zvetoped for 0% appraisal 

4) Saks Comparison Approach 

DQ) Cost Approach 

[| ome Approach 

{52% Reconcaton Gormeeds and Scope of Work) 

5 Pop Fs opie 

DQ fesbimge 

[| Losehdd 

[| Leas 

mE) 

Z|[mendxdthe: 

Estimate 

opinion 

of value for tax assessment. 

g ened Uses) (by nam: o ype): 

Wayne & Michele McCullough 

Cent 

Wayne & Michele McCullough 

Mts 

3404 Oak Hollow Drive, Ann Arbor, MI 48103 

Mogae: 

pean W. Dryer 

Addiess: 

pO Box 1265, Ann Arbor, MI 48106-1265 

Location: 

LJ Urban 

Suburban 

[1 Rud 

Predominant 

One-tnit Rousing 

Presenl Land Use 

Change 

in Land Use 

sup: 

{5 Over 75% 

[Joss 

[1] Under2s 

Ocaupancy 

PRICE 

AGE 

oot 

60% | DQ) Hottiey 

Growth sale: 

[] Rapid 

BQ) stabi 

(7 sow 

[4 Owner 

$006} 

os 

{24um 

$7) tkety* 

[] inProcess > 

glPoyos: 

[J howdy 

[X) Sabo 

[7] Destaing 

[7 Teent 

00 

lw 

go 

[Meum 

%| 

to 

© 

Dsante: 

(] Storage 

5 inde 

[] OvrSupply 

| I) Vacant (95%) 

2.000 

BH 

gg 

oom 

% 

Gf |atebgts 

DQ Uodrdbos 

 []36Mes. 

[1] Orson 

| [7] veo 

o5%) 

00 

Pe 

30 

[Vacant 

an 

& Market Area Boundaries, Description, and Maske? Condos (inckuding suppodt 

fo the above characteristics and beads): 

Joy road borders the area to the north, 

ag 

Maple road to cast, Huron River Drive to the south and Delhi road to the west, The neighborhood is located within the township of Scio, 

g 

approximately 3 miles northwest of the Ann Arbor city limits, This area is also located within the Ann Arbor area schoo) district. Homes in the area 

15 | are comprised of various styles, sizes and ages and are improved on acreage sites that range from 1 to 2 acres in size, Most of the housing in the area 

Eg 

is of good quality construction and at the upper price levels for the Ann Arbor area, The Huron River runs east and west through the neighborhood. 

3 

| The demand for vacant and improved property in the subject’s neighborhood has historically been strong due to its proximity to Ann Arbor and the 

river. 

Dimensions: 

Jrregular - See Attached Plat Map 

Seehez 

2.60 ac 

Zoring Classticaton: 

Al 

Descripfon: 

General Agriculture 

Tork 

Complace: 

[J led 

[1] Lege nonconforming (randatesed) 

[lied 

[] toning 

Are CCBRs apphcadle? 

[]Yes 

[te 

[7] Unknown 

Hava the documen's been reviewed? 

[]Yes 

[1 Ro 

Giound Rent 

( applicable) 

$ 

/ 

Highest & asl Use as knprorod: 

DK Present 

se, of 

[3] Gdher 

use {explain} 

Highest and best ase for the subject is its current use as a single family 

dwelling. 

Actus! Use 

as of Efectve Date: 

Single Family Dwelling 

Use as appraised in this repo: 

Single Family Dwelling 

Suamenary 

of Highest & Best Use: 

‘The most probable use of land or improved property that is legally 

possible, physically possible, financially feasible 

3 

(and appropriately supportable) from the market, and which results in maximum profitability. 

£ 

8 

Utifties 

Puic 

Other 

ProviduDescipton 

Off-site improvements 

Type 

Pubic 

Prive | Topography 

Slopes to Street 

~ 

{| Beatoy 

xX 

OJ 

Street 

Asphalt 

0 

xX 

[s= 

Typical For Area 

a Gas 

x 

CO 

CutyGuter 

None 

0 

OO 

[sue 

Irregular 

a [Wes 

0 

X 

wen 

Stews 

None 

0 

0 

aba 

Appears Adequate 

SuvaySewer 

[7] 

DA 

Septic 

Stestlighs 

None 

OO 

we 

Wooded 

oo] 

SomSewer 

[7] 

[] 

Nome 

ey 

None 

[| 

Oe sha domes, 

DQ belelol 

 []Comerkol 

| J GB Sw 

DX) Unibond Uikes 

{| Ober (dori) 

FEMA Spec Flood Hazard Area 

[Yes 

Ho 

FEMATROS Zone 

X 

FEA # 

 26161C0235E 

FEMA Map Bate 

4/3/2012 

Se Comments: 

The subject site has a conservation easement at the rear portion of the site that includes approximately 3/4 of an acre, The use of the 

casement aren is restricted and dges not allow any improvenients such as a shed, fencing, pool or the planting of trees. There is insufficient data 

available to the appraiser to determine the effect the easement has on the subject’s value; however, some reduction in value should he considered due 

to the limited use of this restricted area, 

General Description 

[Exlerior Description 

‘Foundation 

Basement 

[] tone 

Heating 

# dl Units 

1 

[7] Acerit | Foundation 

Concrete 

Sb 

NA 

MeaSoR 

3253 

We 

PAI 

# of Stories 

1 

Exterior Walks 

Brick 

Craw Space 

NJA 

% Finished 

[1} 

Fut 

Gas 

Twe 

OQ Dt [Av 

[1] 

Root Surtacs 

Asphalt Shg 

Basemenl 

100% 

Geng 

Design (1%) 

Ranch 

Gers 

&Dwnsgls. 

 Alumingm 

SurpPump 

[3 

Waks 

Cooling 

{9 isto 

[] Proposed 

[_] Und.Cons. 

1 Window Type 

Casement 

Dangress 

[7] 

Flax 

Cenlel 

Central Air 

Actual Ag (Yrs) 

2022 

StormySieens 

Screens 

Seeman 

Nope Noted 

 |OsMeEny 

yes 

Corer 

| Hecie bss) 

5 

biestabn 

None Noted 

£ |aterior Description 

Appaances. 

Atte [[] tone Ameniies 

Car Storage 

[Nl] Hove 

§ Fours 

Carpet Wood/Good {Peter 

[sas 

[meses 

3 

Wodstoel) £ 

Gump 

Hocus 

{ 

g 

To)

Fletho: 

23345 

Myssearth 

— [] dd 

x "Gd not reveal any prior Sais of rarsters of fhe sublect proparty Jor 2 Tee years prior to the effective date of Uiks appraisal. 

N DatzSoncelsh 

Assessment Records 

E 

ot Prior Subject SaeTansler 

Avy 

of sebfansfs tistory andar 

any cen agreement of saleffstng: 

The subject has not sold within the past 

2 ad 

N/A 

three years. There are no other sales within the past year reported on the comparables used. 

I 

| 

Price: 

I] Source(s): 

or 

2 

rv Prior Subject Sale/Transtes 

FS 

Date: 

Price: 

Source(s): 

SALES COMPARISON 

APPROACH TO VALUE (if developed) 

[] The Sakis Gomparisoa 

Apploach was ot developed 

for his appraisal 

FEATURE 

| 

SUBJECT 

COMPARABLE SALE # 1 

COMPARABLE SALE # 2 

COMPARABLE SALE # 3 

Adis 

3404 Oak Hollow Dr 

3250 Oak Hollow Dr 

3808 E Joy Rd 

3867 Hawk Crest Rd 

Ann Arbor, MI 48103 

Ann Arbor, MI 48103 

Ana Arbor, M1 48105 

Ann Arbor, MI 48103 

Provirdy to Sublect 

0.12 miles E 

5.82 miles Ei 

4.72 miles § 

Sde Pie 

id 

$1,608,500 

$1,400,000) 

$1,867,500 

Sale PriceiGLA 

$ 

MR 

329.81 ft 

$299.21 fat 

$449.46 Mat 

Data Soce(s) 

RCOMP #81025038596;00M 117 [RCOMP #20251043779;DOM 39 

_|RCOMP #81025032829;D0M 21 

Veffcation Source(s) 

Assessment Records 

Assessment Records 

Assessment Records 

VALUE ADJUSTMENTS 

DESCRIPTION 

DESCRIPROR 

+) $ Adjust. 

DESCRIPTION 

+{3$ Adpst. 

DESCRIPTION 

+) $ Adist. 

Sales t¢ Fanci 

Conv. Mtg. 

Cash 

VA Loan 

Concessions 

Date of Sa/Fine 

11/26/2025 

10/31/2025 

09/04/2025 

Rights Appraeed 

Fee Simple 

Fee Simple 

Fee Simple 

Fee Simple 

Loczlor 

Private/Court 

Private/Court 

County Road 

+100,000| Private/Court 

hd 

2.60 ac 

3.29 ac 

-70,000§5.25 ac 

-100,00012,95 ac 

-50,000 

Yew 

Wooded 

Wooded 

Wooded 

Wooded 

Design (Sif) 

Ranch 

Traditional 

Ranch 

Contemporary. 

Quay of Construction 

Good 

Good 

Good 

Superior 

-200,000 

ge 

4 

23 

+25,000§22 

+25,000}12 

+10,000, 

Condition 

Goo 

Average 

+50,000| Renovated/Good 

Good 

Above Grade 

Told 

| Bdmrs 

Bats 

Tod | Baws 

Bafs 

Toi | Bdms 

Baths 

Told | Baws. 

Baths. 

-20,000 

Room Count 

91.4 

4 

j10] 

4] 

32 

+50000 

10 | 

4 | 

41 

-10,0000 

11] 

5 | 

3.1 

+10,000 

Grogs Ling Area 

4,107 ®t 

5150 S| 

156,500) 

4,679 WN 

-85,800) 

4,155 0 

Basement & Fished 

Full Watkout 

Full Walkout 

Full Walkout 

Full Walkout 

Roams Below Grade 

Unfinished 

Ree,Bed, Bath, Study 

-100,000{ Rec, Bed, Bath, Study 

-100,000]Rec, 

Bed, Bath, Study 

-100,000) 

Functional Utiky 

Average 

Average 

Average 

Average 

HegtnglCockng 

FWA C/Air 

FWA C/Air 

FWA ClAir 

GeoT/GeoT 

Enesgy Efficient ems 

None Noted 

None Noted 

None Noted 

None Noted 

 [SaguCanon 

3 Car Garage 

3 Car Garage 

3 Car Garage 

3 Car Garage 

g PurcPabyDeck 

Por/Patio/SenP 

PorclyDeck 

+50,000Porch/Deck 

+50,000} Por/Deck/SenP 

& 

g 

Backup Generator 

{None 

+10,000{Backup Generator 

None 

+10,000| 

z 

2 

g 

3 [Net dusted (Toi) 

[J+ 

OQ- 

18 

1s6s00] 

[1+ 

D4- 

|¢ 

120800 

[J+ 

DK- 

[$ 

-340,000) 

| Adusted Saba Price 

Jot Gepanabies 

$1,502,000 

$1,279,200 

$1,527,500 

© | Summary of Ses Comparison Approzct 

Homes in the subject's neighborhood vary greatly in design, size, condition, features and appeal, which leads 

to a wide range in sale prices and indicated values, The three sales that were used are considered to best represent the subject after considering all 

available data from this market aren and are the most recent comparable sales available to the appraiser. All three sales are custom homes on similar 

wooded sites ns compared to the subject, When concluding at the subject's opinion of value, most weight has been placed on sale #1, which is located 

within the snme development as {he subject, Comparable #2 is located on a county road, which is inferior in overall appeal compared to the location 

of the subject, which is located on a private drive with other similar homes, therefore, a plus adjustment was applied to its location itent, When 

making the site adjustments consideration has been given to the difference in size compared to the subject site, plus the restricted easement area at 

the rear of the subject's site. Comparable #3 is considered to be superior in overall quality when compared to the subject due to materials, features 

and finishes 

used in its construction. Comparable #1 is an older home that has been well maintained but has not had any recent updates, making its 

overall condition appeal inferior to the subject, Comparable #2 has had recent renovations throughout, making its overall condition appeal equal the 

subject, Sale #3 is considered to be equal in condition to the subject, It is common for homes in the subject's market area and price range to have a 

finished basement, The appraiser is unable to bracket the subject's lack of basement finish as there are no recent comparabie sales that also have an 

unfinished basement, requiring a large minus adjustment to each comparable.

Floto: 

23345 

COST APPROACH 10 VALUE (if developed) 

1 “The Cost Approach was not developed foc fis appraisal. 

‘Provids adequate information for replication 

of the folowing cost figures and caloulabions. 

‘Support 

fr the opiréon of ite vase {summary of comparable fand sales or other methods 

for estimating she vals): 

Estimated site value has heen based on other 

vacant site sales within the subject's market area over recent years. 

ESTHATED |] REPRODUCTONOR __ [] REPLACEMENT 

COST NEW 

POON 

OF SREVALUE 

250,000 

gj ouceoleosttsls 

Typical Local Building Cost 

DWELLING 

4,107 Si @s 

821,400 

& | Dual rai fom cost see: 

Good 

Etec 

dale of cost dat: 

2025 

Basement 

3,253 Shes 

227,710 

2 | Cammens on Cast Approach (eos Bing area cautions, dpreciaion, €c: 

SIL@S 

2 

Cost figures are taken from typical Jocal construction cost, 

Ses 

g 

SR @s 

° 

Porches, Patio, BackupGenerator. 

175,000 

Garage/Casporl 

1,184 SR @% 

148,000 

Tota Esti 

of Cost Hew 

1,372,110 

Less 

Physical 

Functional 

Depceciaton 

27,442 

27,442 

Degeecialed Cost of Enpeovements 

1,344,668 

hss" Vaz of Sie impronemenis 

75,000 

Estimated Reming Economic 

Le (i required): 

og 

Yous [WORATED 

VALUE BY COST APPROACH 

1,669,668 

CONE APPROACH T0 VALUE (1 developed) 

TX] Toe corms Approach 

was 1 developed 

Fo 14s appraisal. 

7 | Estonaied 

Monthly Market Rent § 

X Gross Rea Mitgher 

I'D 

Indicated 

Vase by Income Approsch 

§ ‘Summary of Income Approach (inciding suppor for market tent and GAM: 

& 

2 

g 

8 

Zz 

FROJECT INFORUATION FOR PUD (i applicatie) 

TT ie Subjects part of a Pv Unk Devecprment. 

Legal Nams of Project: 

Descrid2 common elements and recteationd facts: 

: 

Trdicaled Valus by: Sales Comparison Approsch's 

500,000 

CoS Appioach 

developed) s 

660,668 __ oom Approach (developed) § 

Final Reconcizbon 

Primary consideration has been placed on the market approach to value. The cost approach supports value, The income approach 

is not pertinent due to a lack of rental data in the arca duc to the fact that homes in the subject's neighborligod ave not typically purchased for rental 

income purposes. 

H [To 

amas 

5 

moos 

as 

TT 

ec 

to compton per pas ad 

epichcdtos 

on 

De bes 

Of 

a 

Pypobeied Condon 

Dal Ue 

impovencrls 

hare 

deen 

oO 

fcompited, 

[7] subset 

bo 

the 

folowing 

repairs 

of 

dherabons 

on 

the 

basis 

of 

a 

Hypothelcd 

Condon 

that 

the 

rpeks 

or 

asterafions 

have 

been 

comphted, 

[] sit 

to 

Ze 

tobowng 

tequred 

bupecton 

based 

on 

the 

Dimodnay Assn 

thal 

De 

condor 

or 

defidy 

toes 

not 

muie 

lean 

OF 

©9ET 

There are no other 

g 

conditions noted, other than those listed in the attached Limiting Conditions. 

{JT 

ol 

5 

cho spd 

10 

che Hpohed Conions 

mde 

Bunardedy Assaghs 

a5 speckiel 

Bi Be 

aahed wits 

Based 

on 

Whe 

degree 

of 

nspechon 

of 

the 

subject 

piopedy, 

8 

idicaled 

below, 

Ones 

Scope 

of 

Work, 

Statement 

of 

Assumplions 

and 

Liming 

Conditions, 

and 

Appraisers 

Ceclfications, 

my 

(ow) 

Opinion 

of 

the 

Market 

Vale 

(or 

ober 

specified 

vale 

type) 

as 

defined 

herein, 

of 

the 

rea) 

properly 

Wal 

fs 

the 

subject 

of 

this 

repon 

is 

$ 

1,500,000 

Jase: 

04/14/2026 

, 

which 

is 

the 

effecive 

dale 

of 

this 

appraisal 

¥ 

indicated 

above, 

this 

Opin 

of 

Valu 

is 

suet 

lo 

Hypothical 

Condifons 

and/or 

Eximordinery 

Assumptions 

inchded 

in 

Wis 

repot 

See 

attached 

addenda 

Toe a0 

cone Gop 

Of Th ren coe 

gp We. Wakng chu 

Wah ac 

Coedied 

an VERA PN 

0 Ue JOLT 

appasd fp 

may fol bs 

Cloopety 

ndesood 

wahoo 

refeience 

lo 

he 

Woman 

corned 

hte 

compkle 

repo 

g tached Bibs: 

§) 

DX scope 

of Wark 

[Limiting Cond/Certfications 

[1 Nanative Addendum 

D3 Photograph Addenda 

DC Sketch Addendum 

E{ 

D8 Map Addenda 

{1 additional Sales 

[J Cost Addendum 

[J Flood Addendum 

£3 Manuf. House Addendum 

{1 Hypothetical Conditions 

{1 Extraordinary Assumptions 

[| 

] 

Gert Comat 

Wayne & Michele McCullough 

Coen lzme: 

Wayne & Michele McCullough 

EME 

drmeculll@nol.com 

Ades 

3494 Oak Hollow Drive, Ann Arbor, MI 48103

Fok: 

23345 

Propety ABS 

3404 Oak Holiow Dr 

GY. Ann Arbor 

Sale: pI 

TnCott: 48103 

Cet 

Wayne & Michele MeCullough 

Address: 

Pppriser 

Dean W, Dryer 

Mins: 

PO Box 1265, Ann Arbor, MI 48106-1265 

STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 

The appraiser will not be responsible for matters of a legal nature that affect either the property being appratsed or the title to it. The appraiser 

assumes that the title Is good and marketable and, therefore, will not render any opinions about the title, The property is appraised on the basis 

of it being under responsible ownership. 

- The appraiser may have provided a sketch in the appraisal report fo show approximate dimensions of the improvements, and any such sketch 

is included only to assist the reader of the report in visualizing the property and understanding the appraiser's determination of its size, Unless 

otherwise indicated, a Land Survey was not performed. 

-if so indicated, the appraiser has examined the available fiood maps that are provided by the Federal Emergency Management Agency {or other 

data sources) and has noted in the appraisal report whether the subject site is tocated in an identified Special Flood Hazard Area. Because the 

appraiser is nota surveyor, he or she makes no guarantees, express or implied, regarding this determination. 

~The appraiser will not give testimony or appear in court because he or she made an appralsal of the property in question, unless specific 

arrangements to do so have been made beforehand. 

- {tthe cost approach Is included in this appraisal, the appraiser has estimated the value of the land in the cost approach at its highest and best 

use, and the improvements at their contributory value. These separate valuations of the land and improvements must not be used in conjunction 

with any other appralsai and are invalid if they are so used. Unless otherwise specifically indicated, the cost appreach value is not an insurance 

value, and should not be used as such. 

~The appraiser has noted in the appraisal report any adverse conditions (including, but not limited to, needed repairs, deprectation, the presence 

of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property, or that he or she became aware of during the 

normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any 

hidden or unapparent conditions of the property, or adverse environmental conditions (including, but not limited to, the presence of hazardous 

wastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and 

makes no guarantees or warranties, express or implied, regarding the condition of the property. The appraiser 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 the 

appraiser is not an expert In the field of environmental hazards, the appraisal report must not be considered as an environmental assessment of 

the property. 

~The appraiser obtalned the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she 

considers to be reffable and belleves them to be true and correct, The appraiser does not assume responsibility for the accuracy of such items 

that were furnished by other parties. 

~The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal 

Practice, and any applicable federal, state or local laws. 

~ If this appraisal is indicated as subject to satisfactory completion, repairs, or alterations, the appraiser has based hig or her appraisal report 

and valuation conclusion on the assumption that completion of the improvements wilt be performed In a workmanlike manner. 

- Anappraiser's client is the party {or parties) who engage an appraiser in a specific assignment. Any other party acquiring this report from the 

client does not become a party to the appraiser-client relationship. Any persons receiving this appraisal report because of disclosure requirements 

applicable to the appraiser's client do not become intended users of this report unless specifically identified by the client at the time of the 

assignment, 

~The appraiser's written consent and approval must be obtained before this appraisal report can be conveyed by anyone to the public, through 

adveriising, public relations, news, sales, or by means of any other media, or by its inclusion in a private or public database. 

~ An appralsal of real property is not a 'home inspection’ and should not be construed as such. As part of the valuation process, the appraiser 

performs a non-invasive visual inventory that is not intended to reveal defects or detrimental conditions that are not readily apparent. The 

presence of such conditions or defects could adversely affect the appraiser's opinion of value. Clients with concerns about such potential negative 

factors are encouraged to engage the appropriate type of expert to investigate. 

The Scope of Work is the type and extent of research and analyses performed in an appraisal assignment that is required to produce credible 

assignment results, given the nature of the appraisal problem, the specific requirements of the Intended user(s) and the intended use of the 

appraisal report. Reliance upon this report, regardless of how acquired, by any party or for any use, other than those specified in this report by 

the Appraiser, is prohibited. The Opinion of Value that is the conclusion of this report is credible only within the context of the Scope of Work, 

Effective Date, the Date of Report, the intended User(s), the Intended Use, the stated Assumptions and Limiting Conditions, any Hypothetical 

Conditions and/or Extraordinary Assumptions, and the Type of Value, as defined herein. The appraiser, appraisal firm, and related parties assume 

no obligation, liability, or accountability, and will not be responsible for any unauthorized use of this report or its conclusions. 

Additional Comments (Scope of Work, Extraordinary Assumptions, Hypothetical Conditions, ete.):

Fletlo: 

23345 

Property AGEs: 

3404 Oak Hollow Dr 

OY. Aan Arbor 

Ste: vi 

Zp Code: 48103 

Gal: 

Wayne & Michele McCullough 

Mess: 

Aalst 

Dean W. Dryer 

Mess. 

pQ Box 1265, Ann Arbor, MI 48106-1265 

APPRAISER'S CERTIFICATION 

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

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

~The credibliity of this report, for the stated use by the stated user(s), of the reported analyses, opinions, and conclusions are limited only by 

the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and 

conclusions. 

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

involved. 

~ Unless otherwise indicated, | have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of 

this report within the three-year period immediately preceding acceptance of this assignment. 

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

- My engagement in this assignment was not contingent upon developing or reporting predetermined 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 Intended use of this appraisal. 

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

Professional Appraisal Practice that were in effect at the time this report was prepared. 

~1did not hase, either partially or completely, my analysis and/or the opinion of value In the appraisal report on the race, color, religion, 

sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property, or of the present 

owners or occupants of the properties in the vicinity of the subject property. 

~ Unless otherwise indicated, | have made a persona inspection of the property that is the subject of this report, 

- Unless otherwise indicated, no one provided significant rea! property appraisal assistance to the person(s) signing this certification. 

Additional Certifications: 

Real estate appraisers In the state of Michigan are required to be licensed and are regulated by the Department of Licensing and Regulatory 

Affairs, P.O. Box 30018, Lansing, M1 48909. 

DEFINITION OF MARKET VALUE *: 

Market value means the most probable price which a property should bring in 

a competitive and open market under all conditions requisite 

toa falr sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. 

Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions 

whereby: 

1. Buyer and seller are typically motivated; 

2, Both parties are well informed or weil advised and acting in what they consider their own best interests; 

3. A reasonable time Is allowed for exposure in the open market; 

4, Payment is mada In terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and 

5, The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions 

granted by anyone associated with the sale. 

* This definition Is from regulations published by federal regulatory agencies pursuant to Title Xi of the Financlal Institutions 

Reform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 5, 1990, and August 24, 1990, by the Federal Reserve System 

(FRS), National Credit Union Administration (NCUA), Federal Deposit insurance Corporation (FDIC), the Office of Thrift Supervision (OTS), 

and the Office of Comptroller of the Currency (OCC). This definition is also referenced in regulations jointly published by the OCC, OTS, 

ERS, and FDIC on June 7, 1994, and in the Interagency Appraisal and Evaluation Guidelines, dated October 27, 1894. 

GentCovxct 

 yyayne & Michele McCullough 

Cheat Ham: 

Wayne & Michele McCullough

Supplemental Addendum 

HeB 33345 

Ppaty AMES 

3404 Oak Hollow Dr. 

on 

Ann Arbor 

Coty 

Washtenaw 

SZ 

MI 

Bos 

48103 

+ GP Residential: Subject - Legal Description 

COM AT SW COR SEC 1, T2S, RSE; TH § 85-15-55 E 75.08 FT; THN 02-04-10 E 4.12 FT TO POB; THN 

86-51-21 E 182.32 FT; TH N 60-18-30 E 188.79 FT; TH N 04-44-59 E 191.41 FT; TH N 56-35-53 E 50 FT; TH 

92.04 FT ALG ARC OF CRY TO LEFT, RAD 266 FT, CENT ANG 19-49-28, CHD § 43-18-51 

E91.58 FT; TH § 

5§3-13-35 E 46.54; TH 75.68 FT ALG ARC OF CRV TO LEFT, RAD 263 FT, CENT ANG 16-29-16, CHD § 

61-28-13 E 75.42 FT; TH § 20-17-09 

W 50 FT; TH S 54-06-05 E 135.34 FT; TH S 47-32-10 

W 198.90 FT; THN 

73-50-52 W 237.74 FT; TH S 53-35-20 W 299.05 FT; TH N 40-53-10 W 76.25 FT; TH N 02-04-10 E 121.67 FT 

TO POB. 2.6 AC SPLIT ON 12/20/2002 FROM H -08-01-300-023;

Plat Map 

Property Address 

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12/10/2001 10:080 

4" 

ory 

Peggy M. Haines 

=~ Washtenaw Co. 

ERS 

L-4074 P-843 

ia 

MTT 

Oaclast No 

26-002260 

Jerry L. Helmer and Ruthann Helmer, husband and wife, 5155 Jennings 

Rd., Ann Arbor MI 48105, hereby grant to Thomas D. Richardson and Michele J. 

Richardson, husband and wife, 111 N. Main, Ann Arbor, Ml 48104, their 

successors and assigns, a Natural Preservation Easement over the Southerly 

300 feet of Parcel D-3 as described on Exhibit “A”, for the benefit of Parcel D-4 

as described on Exhibit “A”. 

This easement creates the following burdens on the portion of Parcel D-3 

encumbered hereby: 

a.) no structures or fences shall be erected; 

b.) no trash or other man made materials may be deposited on the 

easement area; 

owls Deed ce Disenssd 

¢.) 

no trees shall be cutfior naturally occurring vegetation disturbed; and 

d.) no landscaping shall be performed. 

There shall be no right of entry onto the burdened property by the holder 

of the easement except to remove trash or other debris that may be deposited on 

the easement area by wind or through the actions of third parties. 

IN WITNESS WHEREOF, this easement is granted the gay of 

November, 2001. 

Whole 

Jerry L. Helmer

Page: 

2 of 

4 

RTL 

CRRA 

3... 

Pegpy M. Haines 

~ Washtenaw Co. 

ERS 

L-4074 P-843 

I 

5241033 

STATE OF MICHIGAN 

COUNTY OF WASHTENAW 

The foregoing instrument was acknowledged before me this ue day of 

, 2001 by. 

rf 

L. 

Vv _o 

My Commission expires: 

77 / 12 /05 

(lu Pn Washtenaw Co., Michigan 

Christma 

M Fervros 

Drafted by Thomas D. Richardson 

Return to: 

111 N. Main Street 

Thomas D. Richardson 

Ann Arbor MI 48104 

111 N. Main Street 

Ann Arbor MI 48104 

“Tax code: 0F -01-300-016 FT

gthibi FA 

Enter legal description 

(continued) 

PARCEL D-4: 

A parcel of 

land located 

in the Southwest corner 

of Section 

Ts 

T2S, 

RSE, 

Scio Township, 

Washtenaw County, 

Michigan being more 

particularly described 

as 

follows: 

Commencing 

at 

the Southwest corner 

of Section 

1, 

T2S, 

R5E, 

Scio 

Township, 

Washtenaw County, 

Michigan; 

thence along 

the South 

line 

of said Section 

1 South 

85° 

15’ 

55" 

East 

75.08 

feet; 

thence 

South 

02° 

04’ 

10" West 117.55 

feet; 

thence South 40° 

537 

10 

East 76.25 

feet 

to the Point 

of Beginning; 

thence North 

53° 

55¢ 

20" 

East 

299.05 feet; 

thence South 

73° 

50‘ 

52" East 237.74 

feet; 

thence North 

47° 

32’ 

10" 

East 

198.90 

feet; 

thence North 

54° 

06’ 

05" 

West 

135.34 

feet; 

thence North 20° 

17' 

09" 

East 116.00 

feet 

to 

a non-tangential 

curve 

to 

the 

left; 

thence 

along said curve 

having 

a length 

of 22.12 

feet 

a radius 

of 

197.00 

feet, 

a central 

angle 

of 

6° 

26’ 

02", 

chord bearing South 72° 

55’ 

52 Eagt 22.11 

feet; 

thence South 

76° 

08’ 

54" East 55.64 

feet 

to 

a tangential 

curve 

to the left; 

thence along said curve having 

a length 

of 

50.85 

feet; 

a radius 

of 

197.00 

feet, 

a central angle 

of 

14° 

47° 

18", 

chord bearing South 83° 

32’ 

33" 

East 

50.71 

feet 

to 

a 

non-tangential curve 

to the left; 

thence along said curve having 

a length of 114.74 

feet, 

a radius 

of 

75.00 

feet, 

a central angle 

of 

87° 

39’ 

16", 

chord bearing South 24° 

59’ 

02" 

East 

103.87 

feet; 

thence South 21° 

11’ 

20" 

West 63.13 

feet; 

thence South 47° 

32’ 

10" West 

691.09 feet; 

thence North 40° 

53’ 

10" 

West 281.32 

feet 

to the Point of Beginning. 

INGRESS AND EGRESS EASEMENT: 

Subject 

to and together with an easement 

for ingress and egress 

located 

in the Southwest corner of Section 

1, 

T25, 

RSE, 

Scio 

Township, 

Washtenaw County, 

Michigan being more particularly 

described 

as 

follows: 

Commencing 

at the Southwest corner of Section 

1, 

T2S, 

R5E, 

Scio 

Township, 

Washtenaw County, 

Michigan; 

thence along the South 

line of said Section 

1 South 

85° 

15’ 

55" 

East 

75.08 

feet; 

thence 

South 

02° 

04’ 

10" 

West 117.55 

feet; 

thence South 40° 

53’ 

10 

East 

101.34 

feet; 

thence North 

53° 

55’ 

20" 

East 

347.94 

feet; 

thence South 

73° 

50‘ 

52" 

East 

172.70 

feet; 

thence North 

47° 

32’ 

10" 

East 179.72 

feet; 

thence North 54° 

06’ 

05" West 109.82 

feet; 

thence North 20° 

17‘ 

09" 

East 

50.00 

feet 

to the Point 

of 

Beginning; 

thence North 20° 

19‘ 

09" 

East 66.00 

feet 

to 

a

Enter legal description 

(continued) 

to 

the left; 

thence along said curve having 

a length of 

68.89 

feet, 

a radius 

of 

75.00 

feet, 

a central angle 

of 

52° 

28’ 

33n, 

chord bearing South 

07° 

23’ 

41" 

East 66.32 

feet 

to 

a 

non-tangential 

curve 

to 

the 

left; 

thence along said curve having 

a length of 75.34 

feet, 

a radius 

of 263.00 

feet, 

a central 

angle 

of 

16° 

24’ 

49" 

chord bearing North 

84° 

21’ 

18" West 75.08 

feet; 

thence North 

76° 

08’ 

54" 

West 

55.64 

feet 

to 

a tangential curve 

to 

the right; 

thence along said curve having 

a length of 

29.53 

feet; 

a radius 

of 

263.00 

feet, 

a central angle of 

6° 

26’ 

02", 

chord bearing North 72° 

55’ 

52" 

West 29.52 

feet 

to the Point 

of 

Beginning. 

Subject 

to and together with 

a private road known as Oak Hollow 

Drive being 

a non-exclusive easement, 

described as: 

Commencing 

at 

the 

SW corner of Section 

1, 

T2S, 

RSE, 

Scio Township, 

Washtenaw County, 

Michigan; 

thence 

S 

85° 

15’ 

55v 

E 75.08 

feet 

along 

the South line of said Section; 

thence 

N 

02° 

04° 

10" 

E 

4.12 

feet; 

thence 

N 

01° 

06’ 

50" 

E 

936.20 

feet; 

thence 

S 

85° 

16’ 

20" 

E 

1309.21 

feet; 

thence 

S 

20° 

32’ 

10" 

E 230.68 

feet; 

thence 

S 

69° 

27’ 

50" 

W 200.00 

feet; 

thence 

S 

17° 

45’ 

40" 

E 587.99 

feet 

thence, 

nontangentially, 

94.63 

feet 

along the arc 

of 

a 230.00 

feet radius circular curve concave 

to the Southwest, 

delta 

23° 

34’ 

21", 

chord bearing 

S 

54° 

57’ 

05" 

E 93.96 

feet; 

thence 

§ 

43° 

09’ 

50" 

E 22.50 

feet; 

thence 

S 

46° 

50’ 

10" 

W 163.30 

feet 

to 

the 

Point 

of Beginning; 

thence 

S 

46° 

50’ 

10" 

W 66.00 

feet; 

thence 

N 

43° 

09’ 

50" 

W 100.00 

feet; 

thence 182.16 

feet along an arc 

of 

a 

263.00 

feet 

radius 

to 

the right delta 

39° 

41’ 

03" 

chord bearing 

N 

23° 

19’ 

19" 

W 178.54 

feet; 

thence 

N 

03° 

28' 

47" 

W 94.54 

feet; 

thence 387.96 

feet along an arc of 

a 197.00 

feet radius 

to 

the 

left, 

delta 

112° 

50’ 

08", 

chord bearing 

N 59° 

53’ 

51" 

W 328.24 

feet; 

thence 56.52 

feet along 

an arc 

of 

a 50.00 

feet radius 

to 

the 

left, 

delta 

64° 

46’ 

05", 

chord bearing 

S 

31° 

18‘ 

02" 

W 53.56 

feet; 

thence 212.38 

feet along an arc 

of 

a 75.00 

feet radius 

to 

the right delta 

162° 

14’ 

47", 

chord bearing N 43° 

49’ 

26" 

W 

101.80 

feet; 

thence 34.15 

feet along an arc 

of 

a 50.00 

feet 

radius 

to the left, 

delta 39° 

08’ 

12", 

chord bearing N 

73° 

52 

02" 

E 33.49 

feet; 

thence 561.02 

feet along an arc 

of 

a 263.00 

feet 

radius 

to the right, 

delta 122° 

13’ 

17", 

chord bearing 

Ss 

64° 

35' 

26" 

E 460.54 

feet; 

thence 

S$ 

03° 

28’ 

47" 

E 

94.54 

feet; 

thence 136.45 

feet along an arc 

of 

a 197.00 

feet radius 

to the 

left, 

delta 

39° 

41’ 

03", 

chord bearing 

S 

23° 

19’ 

19" 

E 

133.73 

feet; 

thence 

S 

43° 

09’ 

50" 

E 100.00 

feet 

to the Point 

of 

Beginning; 

being part 

of 

the 

SW 

1/4 

of Section 

1 

and the NW 

1/4 

of Section 

12, 

T2S, 

RSE, 

Scio Township, 

Washtenaw County, 

Michigan.

McCullough 

i 

U.S. POSTAGE PAI

3404 Oak Hollow Dr. 

Retail 

FCM LG ENV 

== 

= MEE 

UMITED STATES 

’ 

mm 

48909 

$ 2 . 1 7 

RDC 99 

$2324E501847-35 

Mich wy Jax 

Tribunal 

P.o. 

Box 

30232 

Lanstag 

MT 

ug

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