doc03232420260526151725.pdf
7 North LLC Petitioner Vs. City Of Eastpointe Respondent · 26-001460-TT
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STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR 7 North, LLC , MICHIGAN TAX TRIBUNAL Petitioner(s) \ MTT Docket No. City of Eastpointe Respondent(s) ENTIRE TRIBUNAL PROPERTY TAX PETITION 1. Property Parcel No: 02-14-29--479-022 (If more than one parcel is at issue, attach a completed Multiple Parcel Petition Form addressing all other parcels at issue.) 2. The property identified above is x real ___ personal. 3. If more than one parcel of real property is under appeal, are the properties contiguous? ___ Yes ___ No. (If no, separate Petitions are required for each non- contiguous parcel.) 4. Are all of the parcels of personal property located on a parcel of real property under appeal? ___ Yes ___ No. (If no, separate Petitions are required for each parcel of personal property not located on a parcel of real property under appeal.) 5. If parcels of personal property are under appeal, when were the personal property statements filed by parcel number (attach additional page if necessary): n/a 6. The property identified above is classified as real property 7. If the assessment or assessments at issue were protested, the protest was made to Respondent's x March July December Board of Review.
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MTT Docket No. Page 2 of 4 8. 10. 11. 12. 13. If a protest was required and no protest was made, list the separate and specific facts upon which Petitioner relies to invoke the Tribunal’'s authority over the assessment or assessments at issue (attach additional page if necessary): n/a If the appeal was not submitted by the deadline for the filing of an appeal for the classification or classifications of the properties at issue (i.e., May 31 or July 31 of the tax year involved), list the separate and specific facts upon which Petitioner relies to invoke the Tribunal’s authority over the assessment or assessments at issue (attach additional page if necessary): n/a The property or properties at issue are located in Macomb County. The property or properties’ address is: 22777 Kelly Road, Eastpointe, MI 48021 The assessment or assessments at issue were established by the (applicable local governmental unit): City of Eastpointe Petitioner's legal residence or principal office address is: 11800 E. Nine Mile Rd. Warren, MI 48089 This appeal involves issues relating to the (check all that are applicable): x the property or properties’ true cash and taxable values X the property or properties’ taxable value only If the property or properties’ taxable value is at issue, is there a dispute as to the value of an addition or loss? x Yes __ No uniformity of the property or properties’ assessment the property or the properties’ exemption from ad valorem taxation under MCL
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MTT Docket No. Page 3 of 4 15. If more than the current tax year is being appealed, list the separate and specific facts upon which Petitioner relies to invoke the Tribunal's authority over the prior tax year or years (attach additional page if necessary): n/a 16. The values for the property identified above as established by Respondent's Board of Review are: Tax Year True Cash Value Assessed Value Taxable Value 2026 500,000 250,000 250,000 17. Petitioner contends that the values for the property identified above are: Tax Year True Cash Value State Equalized Value Taxable Value 2026 200,000 100,000 100,000 18. The values in dispute for the property identified above are: Tax Year True Cash Value State Equalized Value Taxable Value 2026 300,000 150,000 150,000 19. Petitioner requests the following relief (attach additional page if necessary): Petitioner requests that the property's taxable value be modified to be $100,000 and the tev be $200,000. 20. List the separate and specific facts upon which Petitioner relies to support the
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MTT Docket No. Page 4 of 4 Signature of Petltoper Aprzed Representative or, if none, Petitioner: a 2 a 2d] Printed Name of Petitioner's Authorized Representative or, if none, Petitioner: Tom Paglia, Paglia & Associates, P.C. Email Address: atpaglia@gmail.com Mailing Address: Paglia & Assogiates PC +—agHa—€cF or 18301 Eight Mile; Sta. 100 Eastionis MH 48021 Telephone Number: 313-318-0502 Date: 9 26] zb
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STATE OF MICHIGAN DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 7 North, LLC, Petitioner, Michigan Tax Tribunal \4 MTT Docket No. City of Eastpointe, Respondent, A. Thomas Paglia III (P76315) PAGLIA & ASSOCIATES, P.C. Attorney for Petitioner 18301 Eight Mile, Ste 100 Eastpointe, MI 48021 (586) 756-1100 — Office (313) 318-0502 — Mobile atpaglia@gmail.com Item 20 — Petitioner Support For Relief Requested There are a number of issues with the property assessment for 22777 Kelly Road, Eastpointe, MI issued by Respondent. This property is a 6,822sf, 2 story office building that was purchased in late 2025 for $250,000 after having been on the open market for sale for years. The property is in great disrepair mainly due to the water lines freezing and bursting in the winter of 2024/2025 and the building being entirely flooded out. This included multiple breaks in the full building sprinkler system. All electrical and plumbing fixtures as well as ceilings and walls were compromised due to this water leak. The previous owner purchased the building at a foreclosure auction before the leak occurred and decided to sell it rather than deal with the long list of repairs to make the building safe and usable. Petitioner purchased the building from the previous owner at the end of 2025 for $250,000. While that may seem like a fair price, it was an overpayment due to the amount of work that needs to be completed at the property to make it safe and fully
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of Reviewed modified the taxable value to $250,000 or tcv $500,000, however this is still 2x the recent purchase price of the property and about 2.5x the actual value of the property. Separately from the condition of the property, the Respondent's assessment is still not supported by sales comparables or the real estate market. While comparables for a property of this size and condition are difficult to find, and the city currently assesses the property at $73.29/sf, a few properties which are in working condition can be used as comparables that show how overvalued this assessment is. 16811 Stephens (4,744sf) sold for $42.15/sf, 17310 Nine Mile (4,300sf) sold for $58.13/sf, 22790 Kelly (4,223sf) sold for $71/sf, 17423 Nine Mile (3,968sf) sold for $70/sf, and 17200 Ten Mile (40,644sf) sold for $46.75/sf. These properties are all valued below the subject property and these properties are all in working and safe condition. If the subject property were in working condition it’s value could be comparable to these but with the amount of work and money needed to fix the property, it’s value must be significantly less than these comparables. For the above reasons we request that the subject property be assessed a taxable value of $100,000 or tcv of $200,000, which is a reasonable assessment of its actual value which is likely less. Additional Attachments This includes the Respondent’s Board of Review Decision and the original assessment. Respectfully submitted, PAGLIA & ASSOCIATES, P.C. By: /s/ A. Thomas Paglia III A. Thomas Paglia III (P76315) Attorney for Petitioner 18301 Eight Mile, Ste 100 Eastpointe, MI 48021 atpaglia@gmail.com
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03/25/2026 11:04 AM 2026 BOARD OF REVIEW DECISION FROM CITY OF EASTPOINTE ASSESSING DEPARTMENT 23200 GRATIOT EASTPOINTE MI 48021 NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: PROPERTY IDENTIFICATION: (Parcel Code required. Property address and legal description optional.): 02-14-29-479-022 22777 KELLY RD 7 NORTH, LLC 11800 E NINE MILE RD . . WARREN M1 45089 TEPPERTS GOLDEN GATE SUBDIVISION N 20 FT OF LOT 377, ALL OF LOTS 378 & 379, & S 10 FT OF LOT 380 INC 1/2 VAC ALLEY ADJ REAR LIBER 7; PAGE 77 ‘HIS PROPERTY IS CLASSIFIED AS 201 (COMMERCIAL-IMPROVED) Thank you for attending this years March Board of Review. The Board has reviewed the information you supplied and the data necessary to compute your assessment and taxable value. The Board has completed their review of parcel number 02-14-29-479-022 They have made the following determination based on the information you supplied. Board of Review Comments: FAIR MARKET VALUE WITH EXISTING DAMAGE AS OF 12-31-2025 [2026 ORIGINAL ASSESSED VALUE 340,300 | [2026 "BOARD OF REVIEW" ASSESSED VALUE 250,000 | (If the above amounts are the same, no revisions have occured) [2026 ORIGINAL TAXABLE VALUE 340,300 | [2026 "BOARD OF REVIEW" TAXABLE VALUE 250,000 ] [2026 PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 0.0000 | ‘Please feel free to contact the assessor at the address listed above or call if you have any questions. “Effective March 1, 2013, the Tribunal is no longer able to accept Small Claims letter appeals. Rather, you are required to file a petition to initiate a new Small Claims appeal. Petition forms are available on this website.” http:/www.michigan.gov/taxtrib/0,4677,7-1 87-38254---,00.html
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Yes Ce imma THIS IS NOT A TAX BILL L-4400 Notice of Assessment, Taxable Valuation, and Property Classification This form Is Issued under the authority of Public Act 206 of 1893, Sec. 211.24c and Sec.211.34c, as amended. This is a model assessment notice to be used by the local assessor. FROM CITY OF EASTPOINTE PARCEL IDENTIFICATION ASSESSING DEPARTMENT PARCEL NUMBER: 02-14-29-479-022 23200 GRATIOT PROPERTY ADDRESS: EASTPOINTE MI 48021 22777 KELLY RD EASTPOINTE, MI 48021 SCHOOL DISTRICT CODE: ~~ 50020 OWNER'S NAME & ADDRESS/PERSON NAMED ON ASSESSMENT ROLL: EXEMPTIONS 7 bi fa REL D % Exempt As "Homeowners Principal Residence" 00% T1800EN ER % Exempt As "Qualified Agricultural Property”: 00% WARREN MI 48083 % Exempt As "MBT Industrial Personal™ 00% % Exempt As "MBT Commierclal Parsonal": 00% Exempt As “Disabled Veteran or Surviving Spouse”: [J Yes [x] No Exempt As "Qualified Forest Property": Oa Yes [X] No Exempt As "Development Property"; 0 Yes xX No LEGAL DESCRIPTION: TEPPERTS GOLDEN GATE SUBDIVISION N 20 FT OF LOT 377, ALL OF LOTS 378 & 379, & S 10 FT OF LOT 380 INC 1/2 VAC ALLEY ADJ REAR ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 201 Commercial PRIOR YEAR'S CLASSIFICATION IF DIFFERENT: 201 Commercial The change in taxable value will increase/decrease your tax bill PRIOR AMOUNT CURRENT CHANGE FROM for the 2026 year by approximately: $889 YEAR: 2025 TA NE A ARTS 1. TAXABLE VALUE: 328,800 340,300 2. ASSESSED VALUE: 328,800 340,300 3. TENTATIVE EQUALIZATION FACTOR: 1.000 ERE EE BEE 4. STATE EQUALIZED VALUE (SEV): 328,800 340,300 11,500 5, WAS THERE A TRANSFER OF OWNERSHIP iN025 THAT RESULTED IN A TAXABLE VALUE UNCAPPING? [x] ves O No 6. Assessor Change Reason(s): The 2026 Inflation rate Multiplier is: 1.027 Questions regarding the Notice of Assessment, Taxable Valuation, and Property Classification may be directed to the Following: Name: Telephone Number: Email Address: JAIME BARRA (586) 445-3661 7 JBARRA@EASTPOINTECITY.ORG March Board of Review Appeal Information. The Board of Review will meet at the following dates and times: THE BOARD OF REVIEW WILL MEET AT CITY HALL: 23200 GRATIOT, EASTPOINTE, MI 48021 AT THE FOLLOWING DATES AND
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STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR 7 North, LLC , MICHIGAN TAX TRIBUNAL Petitioner(s) MTT Docket No. City of Eastpointe Respondent(s) APPEARANCE Please type or neatly print the name and contact information for the attorney or authorized representative: 1. Full name (first, middle initial, last) 2. Bar License # (if applicable) Albert Thomas Paglia Ill P31 S 3. Firm Name (if applicable) Paglia & Associates, P.C. 3. Address 18301 Eight Mile, Ste 100 Eastpointe, MI 48021 4. Telephone No. 5. E-mail Address 31 3-31 8-0502 atpaglia@gmail.com 1. | appear on behalf of 7 North, LLC [A attorney or[] authorized representative. Zot Attorney/Representative signature as A. Thomas Paglia lI [Print/type name of person signing]