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RealT Community Call Recap

RealT Community Call Recap

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Kanal postlari
JM and Remy wish to continue selling part of the portfolio, including internationally, without rushing, in order to achieve the best possible prices. Sahl's agency (which no longer works with NDPM), along with another agency, has been mandated to sell the properties that received favorable votes from token holders. Remy would have preferred to keep these assets, but the ordeal has been particularly difficult for JM, even though he still believes in Detroit's potential and has often stated that he prefers selling when the conditions are right. The token holder voting process sometimes results in missed sales opportunities. RealT has received offers for certain properties that were not listed for sale, but potential buyers are unwilling to wait for the outcome of a vote. A solution will therefore need to be found to streamline this process. A communication explaining why all distributions have been suspended—not just those related to Detroit—will be sent soon. RealT is currently no longer developing its technology, despite the existence of interesting innovation opportunities. Development will resume once part of the assets has been sold and the portfolio has regained a degree of stability. The future direction will depend on the path RealT chooses to take. Likewise, JM still wishes to continue developing the DAO and connect it to the technological improvements he hopes to implement. RealT is also working on solutions aimed at fixing the RMM. The trustee is paid not from property income, but directly from the Jacobson brothers' funds. Finally, the Community Calls should resume on a more regular basis starting next week in French.

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EN CC 157 EN 06/16/2026 The RealT team has been significantly downsized. NDPM nevertheless continues its operations, although its workforce has also been reduced. A communication intended for all investors is currently being drafted. Bird: the property is not in foreclosure proceedings. Several viewings have taken place, but the offers received were not considered satisfactory. Potential buyers noted several issues (damaged flooring, kitchen needing renovation, etc.). The property has therefore been taken off the market so that the necessary work can be completed, and JM believes it can be sold at a good price during the favorable season. Avers: everything was ready to begin the renovation work when a fire broke out the day after the contracts were signed. Insurance coverage is in place to cover the damage. Despite the lack of income for a year, RealT has continued advancing the funds necessary to maintain these insurance policies, which cover the properties nationwide. 46 CoCs were obtained between October and January. There is not one bank account per company, as such an arrangement would generate excessive costs. Legal fees, representation costs, insurance, salaries, and other recurring expenses (software, infrastructure, etc.) have impacted the entire portfolio and RealT as a whole, not just the Detroit properties. It has proven particularly difficult to recover unpaid rents after several months of non-payment, as many tenants were no longer able to catch up on their arrears. At the same time, squatting situations multiplied. RealT worked with the city to evict squatters and secure vacant properties. Even some CoC properties were affected: at one point, nearly half of the properties with CoCs were either occupied by squatters or by tenants who had stopped paying rent. Eviction proceedings have indeed been launched, but they are lengthy and extremely costly, amounting to several hundred thousand dollars overall. RealT attempted to negotiate, including with certain squatters, in order to find amicable solutions. However, these efforts almost never succeeded, and it was decided to adopt a firmer approach to managing evictions. The trustee is working hard, but getting the entire machine back up and running takes time. Nevertheless, JM expects the number of CoCs obtained to increase significantly over the coming weeks and months. The dispute with the city is currently on hold. The city and RealT are now working together with the trustee to regularize the property portfolio. Once the SFRs have been restored, attention will turn to the MFRs. JM is already working on several solutions to facilitate their rehabilitation. The Chicago property manager is handling the assets professionally. She has notably taken charge of the burned building issue, and the situation is on its way to being resolved.
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JM et Remy souhaitent poursuivre la vente du portefeuille, y compris Ă  l’international, sans se prĂ©cipiter afin d’obtenir les meilleurs prix possibles. L’agence de Sahl (qui ne travaille plus chez NDPM) ainsi qu’une autre agence ont Ă©tĂ© mandatĂ©es pour vendre les biens ayant fait l’objet d’un vote favorable des token holders. Remy aurait prĂ©fĂ©rĂ© conserver ces actifs, mais l’épreuve a Ă©tĂ© particuliĂšrement difficile pour JM, mĂȘme s’il continue de croire au potentiel de Detroit et a souvent indiquĂ© qu’il privilĂ©giait les ventes lorsque les conditions Ă©taient rĂ©unies. Le processus de vote des token holders entraĂźne parfois la perte d’opportunitĂ©s de vente. RealT a en effet reçu des offres pour certaines propriĂ©tĂ©s qui n’avaient pas Ă©tĂ© proposĂ©es Ă  la vente, mais les acheteurs potentiels ne souhaitent pas attendre l’issue d’un vote. Une solution devra donc ĂȘtre trouvĂ©e afin de fluidifier ce processus. Une communication expliquant pourquoi l’ensemble des distributions ont Ă©tĂ© suspendues, et pas uniquement celles liĂ©es Ă  Detroit, sera prochainement envoyĂ©e. RealT ne dĂ©veloppe actuellement plus sa technologie, malgrĂ© l’existence de pistes d’innovation intĂ©ressantes. Ces dĂ©veloppements reprendront une fois qu’une partie des biens aura Ă©tĂ© vendue et que le portefeuille aura retrouvĂ© une certaine stabilitĂ©. L’orientation future dĂ©pendra du chemin que prendra RealT. De mĂȘme, JM souhaite toujours poursuivre le dĂ©veloppement de la DAO et l’associer aux Ă©volutions technologiques qu’il espĂšre mettre en Ɠuvre. RealT travaille Ă©galement sur des solutions visant Ă  rĂ©parer le RMM. Le fiduciaire est rĂ©munĂ©rĂ© non pas Ă  partir des revenus des propriĂ©tĂ©s, mais directement par les fonds des frĂšres Jacobson. Enfin, les Community Calls devraient reprendre de maniĂšre plus rĂ©guliĂšre dĂšs la semaine prochaine en français.
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FR CC 157 EN 16/06/2026 L’équipe de RealT a Ă©tĂ© fortement rĂ©duite. NDPM poursuit nĂ©anmoins ses activitĂ©s, mĂȘme si ses effectifs ont Ă©galement Ă©tĂ© diminuĂ©s. Une communication destinĂ©e Ă  l’ensemble des investisseurs est actuellement en cours de rĂ©daction. Bird : la propriĂ©tĂ© n’est pas en procĂ©dure de foreclosure. Plusieurs visites ont eu lieu, mais les offres reçues n’ont pas Ă©tĂ© jugĂ©es satisfaisantes. Les acheteurs potentiels ont notamment relevĂ© plusieurs dĂ©gradations (carrelage endommagĂ©, cuisine Ă  refaire, etc.). Le bien a donc Ă©tĂ© retirĂ© du marchĂ© afin de rĂ©aliser les travaux nĂ©cessaires, et JM estime qu’il pourra ĂȘtre vendu Ă  un bon prix durant la saison favorable. Avers : tout Ă©tait prĂȘt pour dĂ©marrer les travaux lorsqu’un incendie s’est dĂ©clarĂ© le lendemain de la signature des contrats. Des assurances sont toutefois en place pour couvrir les dĂ©gĂąts. MalgrĂ© l’absence de revenus pendant un an, RealT a continuĂ© Ă  avancer les fonds nĂ©cessaires pour maintenir ces assurances, qui couvrent les biens au niveau national. 46 CoC ont Ă©tĂ© obtenus entre octobre et janvier. Il n’existe pas un compte bancaire par sociĂ©tĂ©, une telle organisation engendrerait des frais trop importants. Les frais juridiques, les coĂ»ts de reprĂ©sentation, les assurances, les salaires ainsi que les autres dĂ©penses rĂ©currentes (logiciels, infrastructure, etc.) ont eu un impact sur l’ensemble du portefeuille et sur RealT dans son ensemble, et pas uniquement sur les propriĂ©tĂ©s de Detroit. Il s’est avĂ©rĂ© particuliĂšrement difficile de rĂ©cupĂ©rer les loyers impayĂ©s aprĂšs plusieurs mois d’interruption des paiements, de nombreux locataires n’étant plus en mesure de rĂ©gulariser leurs arriĂ©rĂ©s. En parallĂšle, les situations de squat se sont multipliĂ©es. RealT a travaillĂ© avec la ville afin d’expulser les squatters et de sĂ©curiser les propriĂ©tĂ©s vacantes. MĂȘme certaines propriĂ©tĂ©s disposant d’un CoC ont Ă©tĂ© concernĂ©es : Ă  un moment donnĂ©, prĂšs de la moitiĂ© des biens avec CoC Ă©taient soit squattĂ©s, soit occupĂ©s par des locataires ne payant plus leurs loyers. Les procĂ©dures d’éviction ont bien Ă©tĂ© lancĂ©es, mais elles sont longues Ă  mener et particuliĂšrement coĂ»teuses, reprĂ©sentant au total plusieurs centaines de milliers de dollars. RealT a tentĂ© de nĂ©gocier, y compris avec certains squatters, afin de trouver des solutions amiables. Toutefois, ces dĂ©marches n’aboutissent pratiquement jamais et il a Ă©tĂ© dĂ©cidĂ© d’adopter une approche plus ferme dans la gestion des expulsions. Le fiduciaire travaille activement, mais la remise en route de l’ensemble de la machine prend du temps. JM s’attend nĂ©anmoins Ă  une augmentation significative du nombre de CoC obtenus dans les prochaines semaines et les prochains mois. Le litige avec la ville est actuellement en pause. La ville et RealT travaillent dĂ©sormais de concert avec le fiduciaire afin de rĂ©gulariser le parc immobilier. Une fois les SFR remises en Ă©tat, l’attention se portera sur les MFR. JM travaille dĂ©jĂ  sur plusieurs solutions visant Ă  faciliter leur rĂ©habilitation. Le property manager de Chicago gĂšre les biens de maniĂšre professionnelle. Il a notamment pris en main le dossier de l’immeuble incendiĂ© et la situation est en voie de rĂ©solution.
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City analyzed: Detroit, MI Execution date: 06/02/2026 _____ Key results: ‱ Active RealT properties in Detroit: 552 ‱ Active certificates of compliance: 43(+2) ‱ Occupancy status: VACANT 76 | RENTAL 326 | UNKNOWN 150 Demolition signal: 1 19200 Strasburg (issued on 2024-10-31) “Permit” signal (public records over the past 15,42 months): 12 Permit update since last recap : + 10612 Somerset | 2026-05-20 | Mechanical Permit CoC – (public records over the past 164 days): ‱ Net CoCs (issued - lost) (City of Detroit total): 2129 ‱ Net CoCs (issued – lost) (RealT total): 9 CoC update since last recap : + 10616 McKinney : 2026-05-13 The agreement demands that the fiduciary delivers 35-40 CoCs for October, then 35-40 CoCs per quarter until Q4 2027. Blight tickets – Quoted from the agreement reached last month : As of the date of this Agreement, City records indicate that the amount the City contends it is owed in blight tickets, BSEED fees, and/or other collectible costs is $513,330 plus BSEED fees, Detroit Court and other property taxes or amounts owed to the future Water and Sewerage Department
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Ville analysĂ©e : Detroit, MI Date d’exĂ©cution : 02/06/2026 _____ RĂ©sultats clĂ©s : ‱ PropriĂ©tĂ©s actives RealT Ă  Detroit : 552 ‱ Certificats de conformitĂ© actifs : 45 (+2) ‱ Statut d’occupation : VACANT 76 | LOUE 326 | INCONNU 150 Signal de dĂ©molition : 1 - 19200 Strasburg (dĂ©livrĂ© le 2024-10-31) Signal “permis” (registres publics sur les 15,42 derniers mois) : 13 Mise Ă  jour permis depuis dernier recap : + 10612 Somerset | 20/05/2026 | Permis mĂ©canique CoC : - (registres publics sur les 164 derniers jours) : ‱ CoC nets (dĂ©livrĂ©s – retirĂ©s) (total ville de Detroit) : 2129 ‱ CoC nets (dĂ©livrĂ©s – retirĂ©s) (total RealT) : 9 Mise Ă  jour CoC depuis dernier recap : + 10616 McKinney : 13/05/2026 L’accord prĂ©voit que le fiduciaire dĂ©livre 35-40 CoC d’ici Octobre, puis 35-40 CoC par trimestre jusqu’au T4 2027. Blight tickets - Traduit de la citation de l’accord du mois dernier : À la date du prĂ©sent accord, les registres de la Ville indiquent que le montant que celle-ci estime lui ĂȘtre dĂ» au titre des contraventions pour blight, des frais du BSEED et/ou d'autres coĂ»ts recouvrables s'Ă©lĂšve Ă  513 330 $, auxquels s'ajoutent les frais du BSEED, les frais de justice de la Ville de Detroit, ainsi que les taxes fonciĂšres et autres sommes dues au Detroit Water and Sewerage Department (service des eaux et de l'assainissement), prĂ©sentes ou futures.
1 730
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City analyzed: Detroit, MI Execution date: 05/02/2026 _____ Key results: ‱ Active RealT properties in Detroit: 552 ‱ Active certificates of compliance: 43(+6) ‱ Occupancy status: VACANT 86 | RENTAL 323 | UNKNOWN 143 Demolition signal: 1 19200 Strasburg (issued on 2024-10-31) “Permit” signal (public records over the past 14,41 months): 12 Permit update since last recap : No new permit CoC – (public records over the past 133 days): ‱ Net CoCs (issued - lost) (City of Detroit total): 1724 ‱ Net CoCs (issued – lost) (RealT total): 8 CoC update since last recap : + 14257 Fielding : 28/04/2026 + 15379 Patton : 26/04/2026 + 18605 Orleans : 25/04/2026 + 1 Holdings S Arcola | 7142 Arcola St : 25/04/2026 + 20553 Pelkey : 21/04/2026 + 4407 McClellan : 07/04/2026 Blight tickets – total amount due - Non holdings : 4451 tickets | total amount due : $1,971,530.00 - Holdings / annexes : 522 tickets | total amount due : $180,335.00 Note : the total amount is to read with caution since the city regularly cancel blight tickets
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Ville analysĂ©e : Detroit, MI Date d’exĂ©cution : 02/05/2026 _____ RĂ©sultats clĂ©s : ‱ PropriĂ©tĂ©s actives RealT Ă  Detroit : 552 ‱ Certificats de conformitĂ© actifs : 43 (+6) ‱ Statut d’occupation : VACANT 86 | LOUE 323 | INCONNU 143 Signal de dĂ©molition : 1 - 19200 Strasburg (dĂ©livrĂ© le 2024-10-31) Signal “permis” (registres publics sur les 14,41 derniers mois) : 12 Mise Ă  jour permis depuis dernier recap : Aucun nouveau permis CoC : - (registres publics sur les 133 derniers jours) : ‱ CoC nets (dĂ©livrĂ©s – retirĂ©s) (total ville de Detroit) : 1724 ‱ CoC nets (dĂ©livrĂ©s – retirĂ©s) (total RealT) : 8 Mise Ă  jour CoC depuis dernier recap : + 14257 Fielding : 28/04/2026 + 15379 Patton : 26/04/2026 + 18605 Orleans : 25/04/2026 + 1 Holdings S Arcola | 7142 Arcola St : 25/04/2026 + 20553 Pelkey : 21/04/2026 + 4407 McClellan : 07/04/2026 Blight tickets - montant restant dĂ» - Non holdings : 4451 tickets | total restant dĂ» : $1,971,530.00 - Holdings / annexes : 522 tickets | total restant dĂ» : $180,335.00 Note : le total restant est Ă  prendre avec du recul car la ville annule rĂ©guliĂšrement des tickets
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EN CC 157 FR 04/16/2026 August 2025: the TRO imposes escrow on 100% of rental income in Detroit. In November, a hearing allows RealT to begin evictions, as the city had failed to effectively collect rents. During this entire period, in addition to ongoing renovation investments, RealT had to bear significant costs (administration, legal fees, insurance, operating expenses), estimated at around $100,000 per month. While the city presented its actions as being in favor of tenants, notably through a large-scale blight violation campaign, the situation ultimately led to an unprecedented wave of evictions in Detroit, with over 600 cases. These evictions are carried out in waves by RealT due to their administrative and legal complexity, as well as their high cost (around $100,000 to engage a specialized law firm, excluding per-case expenses). In January, the city attempted to appoint a receiver, without success. It also refused access to the escrow funds, releasing only about $20,000 for emergency repairs—even for essential expenses such as insurance or waste collection. The receivership proposal was ultimately rejected by both the judge and RealT. RealT then proposed that the city appoint a third party to assess and oversee renovations, with budget validation. A person was indeed assigned but required around three months to adapt, particularly to processes related to Certificates of Compliance (CoC). However, once operational, invoices were paid promptly, allowing renovation work to progress. Noting the slow pace, RealT pushed for a more efficient solution and proposed appointing a joint trustee. The city again attempted to impose a receiver who, according to JM, is close to the prosecutor involved in the case and connected to an external real estate operator. RealT therefore considered that the ongoing approach was more about enabling certain parties to benefit financially from the situation rather than resolving issues for tenants. Negotiations ultimately led to the appointment of a more neutral trustee (see recent communication), who has now taken office and is funded equally by RealT and the city. This trustee prioritizes handling Emergency Collective Orders (ECOs) (though few remain), then allocates funds to renovations according to a defined order: tenants who are current (or up to two months behind), then those with greater arrears, and finally vacant properties. The trustee also handles negotiations related to operating expenses. RealT remains responsible for evictions. As of March, the escrow account held approximately $650,000. RealT aims to accelerate operations, notably by accessing local and federal assistance programs. The trustee has proposed that, until October 31, all rental income from Detroit properties be pooled and allocated to overall renovations, rather than distributed or segregated on a per-property basis. JM indicated that RealT’s model needs to evolve. Regarding asset sales, some buyers attempted to take advantage of the situation by offering significantly discounted prices, but the context is evolving. Discussions are underway to facilitate bulk sales (by city or state) rather than selling properties individually. NDPM currently employs around ten people.
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FR CC 157 FR 16/04/2026 AoĂ»t 2025 : le TRO impose la mise sous sĂ©questre de 100 % des loyers Ă  Detroit. En novembre, une audience permet Ă  RealT de lancer les Ă©victions, la ville n’ayant pas rĂ©ussi Ă  collecter efficacement les loyers. Pendant toute cette pĂ©riode, en plus des investissements dans les rĂ©novations, RealT doit assumer des coĂ»ts importants (administration, avocats, assurances, charges courantes), estimĂ©s Ă  environ 100 000 $ par mois. Alors que la ville prĂ©sentait son action comme une mesure en faveur des locataires, notamment via une campagne massive de blight violations, la situation a abouti Ă  une vague d’évictions sans prĂ©cĂ©dent Ă  Detroit, avec plus de 600 expulsions. Ces Ă©victions sont menĂ©es par vagues par RealT, en raison de leur complexitĂ© administrative et judiciaire, et de leur coĂ»t Ă©levĂ© (environ 100 000 $ pour mobiliser un cabinet spĂ©cialisĂ©, hors frais par dossier). En janvier, la ville tente de mettre en place un liquidateur, sans succĂšs. Elle refuse par ailleurs l’accĂšs aux fonds du compte sĂ©questre, ne libĂ©rant qu’environ 20 000 $ pour des rĂ©parations urgentes, y compris pour des dĂ©penses essentielles comme les assurances ou la collecte des dĂ©chets. Le projet de receivership est finalement rejetĂ© par le juge et RealT. RealT propose alors que la ville mandate un intervenant chargĂ© d’évaluer et de piloter les rĂ©novations, avec validation des budgets. Une personne est effectivement envoyĂ©e, mais met environ trois mois Ă  s’adapter, notamment sur les processus liĂ©s aux CoC. Cependant, les factures Ă©mises sont payĂ©es rapidement, permettant d’avancer sur les travaux. Constatant la lenteur du processus, RealT pousse pour une solution plus efficace et propose la nomination d’un fiduciaire commun. La ville tente Ă  nouveau d’imposer un liquidateur qui, d’aprĂšs JM, est un proche du procureur impliquĂ© dans le dossier et liĂ© Ă  un acteur immobilier externe. RealT considĂšre alors que l’action en cours vise davantage Ă  ce que certains puissent s’enrichir en se servant de la situation qu’à rĂ©soudre les problĂšmes au nom des locataires. Des nĂ©gociations aboutissent finalement Ă  la nomination d’un fiduciaire jugĂ© plus neutre (cf. communication rĂ©cente), entrĂ© en fonction aujourd’hui et financĂ© Ă  parts Ă©gales par RealT et la ville. Ce fiduciaire priorise le traitement des Emergency Collective Orders (ECO) (mais il en reste peu), puis l’allocation des fonds vers les rĂ©novations selon un ordre prĂ©cis : locataires Ă  jour (ou jusqu’à 2 mois de retard), puis ceux en retard plus important, puis les biens vacants. Il intervient Ă©galement sur les nĂ©gociations de paiement des charges. RealT reste responsable des Ă©victions. En mars, le compte sĂ©questre atteignait environ 650 000 $. RealT cherche Ă  accĂ©lĂ©rer les opĂ©rations, notamment via l’accĂšs Ă  des programmes d’aide locaux et fĂ©dĂ©raux. Le fiduciaire propose que, jusqu’au 31 octobre, l’ensemble des loyers des propriĂ©tĂ©s de Detroit soit rĂ©affectĂ© aux rĂ©novations de l’ensemble, sans redistribution ou sĂ©grĂ©gation des revenus individualisĂ©e par bien. JM indique que le modĂšle de RealT doit Ă©voluer. Concernant les ventes, certains acheteurs ont tentĂ© de profiter de la situation en proposant des prix fortement dĂ©cotĂ©s, mais le contexte Ă©volue. Une rĂ©flexion est en cours pour faciliter des ventes groupĂ©es (par ville ou par État) plutĂŽt que propriĂ©tĂ© par propriĂ©tĂ©. NDPM compte aujourd’hui une dizaine d’employĂ©s.
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City analyzed: Detroit, MI Execution date: 04/02/2026 _____ Key results: ‱ Active RealT properties in Detroit: 552 ‱ Active certificates of compliance: 38 ‱ Occupancy status: VACANT 68 | RENTAL 344 | UNKNOWN 140 Demolition signal: 1 19200 Strasburg (issued on 2024-10-31) “Permit” signal (public records over the past 13,41 months): 12 Permit update since last recap : +1 4407 McClellan : 03/03/2026 : mechanical +1 12236 Sorrento : 03/27/2026 : mechanical CoC – (public records over the past 103 days): ‱ Net CoCs (issued - lost) (City of Detroit total): 1291 ‱ Net CoCs (issued – lost) (RealT total): 3 CoC update since last recap : +1 : 19530 Hickory : 03/15/2026 +1 : 19216 Hickory : 03/27/2026 -1 : 13885 Bringard : 03/27/2026 -1 : 14631-14633 Plymouth : 03/28/2026 -1 : 16810 Bringard : 10/30/2028 (deleted from the city records even though it should have been valid until later) -1 : 19184 Hasse : 11/07/2030 (deleted from the city records even though it should have been valid until later)
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Ville analysĂ©e : Detroit, MI Date d’exĂ©cution : 02/04/2026 _____ RĂ©sultats clĂ©s : ‱ PropriĂ©tĂ©s actives RealT Ă  Detroit : 552 ‱ Certificats de conformitĂ© actifs : 38 ‱ Statut d’occupation : VACANT 68 | LOUE 344 | INCONNU 140 Signal de dĂ©molition : 1 - 19200 Strasburg (dĂ©livrĂ© le 2024-10-31) Signal “permis” (registres publics sur les 13,41 derniers mois) : 12 Mise Ă  jour permis depuis dernier recap : +1 4407 McClellan : 03/03/2026 : mĂ©canique +1 12236 Sorrento : 27/03/2026 : mĂ©canique CoC : - (registres publics sur les 103 derniers jours) : ‱ CoC nets (dĂ©livrĂ©s – retirĂ©s) (total ville de Detroit) : 1291 ‱ CoC nets (dĂ©livrĂ©s – retirĂ©s) (total RealT) : 3 Mise Ă  jour CoC depuis dernier recap : +1 : 19530 Hickory : 15/03/2026 +1 : 19216 Hickory : 27/03/2026 -1 : 13885 Bringard : 27/03/2026 -1 : 14631-14633 Plymouth : 28/03/2026 -1 : 16810 Bringard : 30/10/2028 (retirĂ© des registres malgrĂ© une fin de validitĂ© ultĂ©rieure) -1 : 19184 Hasse : 07/11/2030 (retirĂ© des registres malgrĂ© une fin de la validitĂ© ultĂ©rieure)
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