2026 C-I E Front & Munson Land Value Analysis.pdf
The Sophia LLC Petitioner Vs. City Of Traverse City Respondent · 26-001397-TT
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2000 TC Com-Ind E Front/Munson Min: 10.22% 1.00 <-edit Min: 31.95% Max: 62.74% 1.00 <-edit Max: 62.74% Mean: 44.63% 26.90% Mean: 52.27% Median: 52.98% 70.71% Median: 54.44% StDev: 17.73% StDev: 9.58% COD (median): 25.03% 0.00% <-(Global Setup) COD (median): 12.30% COV (mean): 39.73% 48.70% COV (mean): 18.33% 55.11% 55.11% ^Manual Override^ ^ Calculated # ^ Key Use Imp/Vac PNum Date Sale$ SqFt Imprvmts Land Residual Land % s001_E 0 Extraction 28-51-007-001-03 10/6/2025 $500,000 20,473 $383,625 $116,375 23.28% s002_E 1 Extraction 28-51-101-006-30 4/18/2024 $3,559,000 57,543 $1,438,250 $2,120,750 59.59% s003_E 1 Extraction 28-51-101-008-20 3/17/2023 $803,000 15,987 $546,424 $256,576 31.95% s004_E 1 Extraction 28-51-101-047-00 4/29/2022 $3,100,000 67,039 $1,412,214 $1,687,786 54.44% s005_E 0 Extraction 28-51-101-048-20 9/16/2022 $744,938 30,274 $622,772 $122,166 16.40% s006_E 1 Extraction 28-51-101-053-00 4/29/2022 $1,900,000 35,327 $829,883 $1,070,117 56.32% s007_E 1 Extraction 28-51-112-014-50 7/10/2023 $1,075,000 73,224 $702,493 $372,507 34.65% s009_E 1 Extraction 28-51-526-003-00 1/22/2025 $525,000 13,809 $211,651 $313,349 59.69% s010_E 1 Extraction 28-51-558-007-00 10/20/2023 $456,000 5,793 $211,043 $244,957 53.72% s011_E 1 Extraction 28-51-582-091-00 5/30/2023 $2,300,000 31,233 $856,991 $1,443,009 62.74% s012_E 1 Extraction 28-51-582-093-00 3/24/2025 $698,088 9,453 $343,123 $354,965 50.85% s013_E 1 Extraction 28-51-582-127-00 12/23/2025 $620,000 16,466 $296,124 $323,876 52.24% s014_E 1 Extraction 28-51-482-044-60 6/6/2022 $2,712,500 22,956 $1,118,843 $1,593,657 58.75% s015_E 0 Extraction 28-51-482-044-70 12/8/2025 $2,000,000 42,210 $1,795,670 $204,330 10.22% Note that manually editing the Use column will deactivate automated inclusion/exclusion for that observation. Stats After Removals Standard Deviations to Allow Prior Year (Optional): Current year starting: Current year conclusion: Starting Stats StDevs Allowed Below Mean: StDevs Allowed Above Mean: Min Land% Allowed: Max Land% Allowed:
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2026 Land Value Analysis 2000 TC Com-Ind E Front St/Munson y=A*X^B SqFt ___$/SF___ Concluded $ $/SF Concluded $ _% Change_ _$/SF_ Concluded $ % Change 2,500 Unused Unused $50.86 $127,150 Unused $50.86 $127,150 Unused 5,000 Unused Unused $39.95 $199,750 Unused $39.95 $199,750 Unused 7,500 Unused Unused $34.69 $260,175 Unused $34.69 $260,175 Unused 10,000 Unused Unused $31.39 $313,900 Unused $31.39 $313,900 Unused 12,500 Unused Unused $29.04 $363,000 Unused $29.04 $363,000 Unused 15,000 Unused Unused $27.26 $408,900 Unused $27.26 $408,900 Unused 20,000 Unused Unused $24.66 $493,200 Unused $24.66 $493,200 Unused 25,000 Unused Unused $22.82 $570,500 Unused $22.82 $570,500 Unused 30,000 Unused Unused $21.41 $642,300 Unused $21.41 $642,300 Unused 40,000 Unused Unused $19.37 $774,800 Unused $19.37 $774,800 Unused 50,000 Unused Unused $17.92 $896,000 Unused $17.92 $896,000 Unused 60,000 Unused Unused $16.82 $1,009,200 Unused $16.82 $1,009,200 Unused 87,120 Unused Unused $14.77 $1,286,762 Unused $14.77 $1,286,762 Unused 130,680 Unused Unused $12.83 $1,676,624 Unused $12.83 $1,676,624 Unused 174,240 Unused Unused $11.61 $2,022,926 Unused $11.61 $2,022,926 Unused 217,800 Unused Unused $10.74 $2,339,172 Unused $10.74 $2,339,172 Unused 435,600 Unused Unused $8.44 $3,676,464 Unused $8.44 $3,676,464 Unused 653,400 Unused Unused $7.33 $4,789,422 Unused $7.33 $4,789,422 Unused 871,200 Unused Unused $6.63 $5,776,056 Unused $6.63 $5,776,056 Unused 1,089,000 Unused Unused $6.13 $6,675,570 Unused $6.13 $6,675,570 Unused A= 0 B= 0 A&B: 774.76 -0.3481 A&B: 774.76 -0.3481 X Max: 73,224 Y Max: $69.42 Use Imp/Vac PNum Date Sale$ SqFt Imprvmts TimeAdj$ LndResid $/SF 1 Vacant 28-51-454-003-50 4/27/2022 $300,000 36,634 -$262,146 $300,000 $300,000 $8.19 0 Extraction 28-51-007-001-03 10/6/2025 $500,000 20,473 $383,625 $500,000 $116,375 $5.68 0 Extraction 28-51-101-006-30 4/18/2024 $3,559,000 57,543 $1,438,250 $3,559,000 $2,120,750 $36.86 0 Extraction 28-51-101-008-20 3/17/2023 $803,000 15,987 $546,424 $803,000 $256,576 $16.05 1 Extraction 28-51-101-047-00 4/29/2022 $3,100,000 67,039 $1,412,214 $3,100,000 $1,687,786 $25.18 0 Extraction 28-51-101-048-20 9/16/2022 $744,938 30,274 $622,772 $744,900 $122,128 $4.03 1 Extraction 28-51-101-053-00 4/29/2022 $1,900,000 35,327 $829,883 $1,900,000 $1,070,117 $30.29 0 Extraction 28-51-112-014-50 7/10/2023 $1,075,000 73,224 $702,493 $1,075,000 $372,507 $5.09 1 Extraction 28-51-526-003-00 1/22/2025 $525,000 13,809 $211,651 $525,000 $313,349 $22.69 1 Extraction 28-51-558-007-00 10/20/2023 $456,000 5,793 $211,043 $456,000 $244,957 $42.28 0 Extraction 28-51-582-091-00 5/30/2023 $2,300,000 31,233 $856,991 $2,300,000 $1,443,009 $46.20 1 Extraction 28-51-582-093-00 3/24/2025 $698,088 9,453 $343,123 $698,088 $354,965 $37.55 1 Extraction 28-51-582-127-00 12/23/2025 $620,000 16,466 $296,124 $620,000 $323,876 $19.67 0 Extraction 28-51-482-044-60 6/6/2022 $2,712,500 22,956 $1,118,843 $2,712,500 $1,593,657 $69.42 1 Extraction 28-51-482-044-70 12/8/2025 $2,000,000 42,210 $1,795,670 $2,000,000 $204,330 $4.84 1 Allocation 28-51-007-001-03 10/6/2025 $500,000 20,473 $383,625 $500,000 $275,550 $13.46 1 Allocation 28-51-101-006-30 4/18/2024 $3,559,000 57,543 $1,438,250 $3,559,000 $1,961,365 $34.09 0 Allocation 28-51-101-008-20 3/17/2023 $803,000 15,987 $546,424 $803,000 $442,533 $27.68 1 Allocation 28-51-101-047-00 4/29/2022 $3,100,000 67,039 $1,412,214 $3,100,000 $1,708,410 $25.48 1 Allocation 28-51-101-048-20 9/16/2022 $744,938 30,274 $622,772 $744,900 $410,514 $13.56 1 Allocation 28-51-101-053-00 4/29/2022 $1,900,000 35,327 $829,883 $1,900,000 $1,047,090 $29.64 1 Allocation 28-51-112-014-50 7/10/2023 $1,075,000 73,224 $702,493 $1,075,000 $592,433 $8.09 1 Allocation 28-51-526-003-00 1/22/2025 $525,000 13,809 $211,651 $525,000 $289,328 $20.95 1 Allocation 28-51-558-007-00 10/20/2023 $456,000 5,793 $211,043 $456,000 $251,302 $43.38 1 Allocation 28-51-582-091-00 5/30/2023 $2,300,000 31,233 $856,991 $2,300,000 $1,267,530 $40.58 1 Allocation 28-51-582-093-00 3/24/2025 $698,088 9,453 $343,123 $698,088 $384,716 $40.70 55.11% Prior Year Calculated From Analysis Used (Concluded Land Values) ($1 to $69.42) (1 to 73,224) Land Allocation %: Calculated Allocation %: 55.11% Set X and Y maximums for chart for zoom control <-- Button $0 $10 $20 $30 $40 $50 $60 0 10,000 20,000 30,000 40,000 50,000 60,000 70,000 NotUsed Vacant Extraction Allocation Prior Year Calc'd Manual Refresh Data
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2026 Land Value Analysis 2000 TC Com-Ind E Front St/Munson 1 Allocation 28-51-582-127-00 12/23/2025 $620,000 16,466 $296,124 $620,000 $341,682 $20.75 1 Allocation 28-51-482-044-60 6/6/2022 $2,712,500 22,956 $1,118,843 $2,712,500 $1,494,859 $65.12 1 Allocation 28-51-482-044-70 12/8/2025 $2,000,000 42,210 $1,795,670 $2,000,000 $1,102,200 $26.11