26-001353 Answer-proof of service.pdf
Three Point Three LLC Petitioner Vs. City Of Royal Oak Respondent · 26-001356-TT
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Page 1
pry, & Eg STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON | BROWN, DPA GOVERNOR I AREING DIRECTOR THREE POINT THREE LLC MICHIGAN TAX TRIBUNAL Petitioner(s) ’ MTT Docket No. 26-001356 CITY OF ROYAL OAK Respondent(s) PROOF OF SERVICE JEFFERY C. SCHMIDT states that on 09/10/2026 he/she [Name of person serving/mailing petition] [date of service] served a copy of the ET ANSWER FORM relative to the above-captioned matter upon: [Provide name and address of the party/people being served] MICHIGAN TAX TRIBUNAL 611 W. OTTAWA ST. LANSING, MI 48933 Nak [Signapueer 3 person who is serving/mailing copy] JEFFERY C. SCHMIDT [Print/type name of person serving/mailing copy] MICHIGAN TAX TRIBUNAL - 611 W. OTTAWA ST., LANSING, MI 48933 - 517-335-9760 PO BOX 30232, LANSING, MI 48909 - Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906
Page 2
a
STATE OF MICHIGAN
GRETCHEN WHITMER
DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS
MARLON 1. BROWN, DPA
GOVERNOR
LANSING
DIRECTOR
THREE POINT THREE LLC
,
MICHIGAN TAX TRIBUNAL
Petitioner,
\
MTT Docket No, 26-001356
CITY OF ROYAL OAK
,
Respondent.
ENTIRE TRIBUNAL PROPERTY TAX ANSWER
1.
X
Admit ___Deny.
If denied, state the parcel number for the property identified
on the Entire Tribunal Property Tax Petition for the tax year or years at issue:
{If more than one parcel is at issue, attach a completed Multiple Parcel Amswer —————————
Form addressing all other parcels at issue.)
2.
X
Admit
Deny.
If denied, the property identified on the Entire Tribunal
Property Tax Petitionis ____ real personal.
3.
Admit __ Deny.
If denied, identify the contiguous and non-contiguous
parcels by parcel number (attach additional page if necessary):
4.
___Admit___ Deny.
If denied, identify the parcel or parcels of personal property
|
that are not located on a parcel of real property under appeal by parcel number
(attach additional page if necessary):
5.
Admit __ Deny.
a.
If denied, state when the personal property statements were filed, if at all:
b.
On what date did the March Board of Review commence:
6.
X
Admit ___Deny.
If denied, state the classification of the property identified
on the Entire Tribunal Property Tax Petition for the tax year or years at issue:
MICHIGAN TAX TRIBUNAL
- 611 W. OTTAWA 8T., LANSING, Mt 48933
- 517-335-9760
PO BOX 30232, LANSING, MI 48909
+ Other Canlers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906Page 3
"MTT Docket No, 26-001356 Page 2 of 4 7. Admit ___Deny. If denied, list the separate facts upon which Respondent relies in support of the denial (attach additional page if necessary): Admit Deny Neither Admit Nor Deny. If denied, list the separate facts upon which Respondent relies in support of the denial (attach additional page if necessary): Admit Deny Neither Admit Nor Deny. If denied, state the facts upon which Respondent relies in support of the denial (attach additional page if necessary): 10. 1. 12. 13. X Admit ___ Deny. If denied, in what County are the property or properties located in and what is the address of the property or properties: X Admit ___ Deny. If denied, what is the applicable local governmental unit: X_ Admit Deny Neither Admit Nor Deny. If denied, list the separate facts upon which Respondent relies in support of the denial (attach additional page if necessary): STEFANIE GEORGE 264 S CASTELL AVE ROCHESTER MI 48307 If the property's taxable value is at issue, was there an addition or loss for purposes of establishing the property’s taxable value for the tax year or years at issue? Yes X No.
Page 4
MTT Docket No, 26-001356 Page 3 of 4 14, X Admit Deny Neither Admit Nor Deny. If denied, list the separate facts upon which Respondent relies in support of the denial (attach additional page if necessary): 15. Admit Deny Neither Admit Nor Deny. If denied, list the separate facts upon which Respondent relies in support of the denial (attach additional page if necessary): 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 $1,768,895 $884,450 $877,020 17. Respondent contends that the values for the property identified above are: Tax Year True Cash Value State Equalized Value Taxable Value 2026 $1,768,805 $884,450 $877,020 18. The values in dispute for the property identified above are: Tax Year True Cash Value State Equalized Value Taxable Value 2026 $1,400,000 $700,000 $700,000
Page 5
MTT Docket No. 26-001356 Page 4 of 4 19: 20. 21. Admit Deny X Neither Admit Nor Deny. If denied, list the separate facts upon which Respondent relies in support of the denial (attach additional page if necessary): Admit X Deny Neither Admit Nor Deny. If denied, list the separate facts upon which Respondent relies in support of the denial (attach additional page if necessary): PROPERTY RECORD CARD List any separate and specific facts upon which Respondent relies to support every ground on which Respondent relies and also has the burden of proof (attach additional page if necessary): 22; List affirmative defenses and the separate and specific facts upon which Respondent relies in support of those affirmative defenses (attach additional page if necessary): TL Od Signature of ig Authorized Representative or, if none, Respondent: VW Printed Name of Respondent's Authorized Representative or, if none, Respondent: JEFFERY C. SCHMIDT Email Address: jefferys@romi.gov Mailing Address: 203 S. Troy St Royal Oak, Ml 48067 Telephone Number: (248) 246-3112 Date: 09/10/2026
Page 6
Parcel Number:
72-25-21-237-010
Jurisdiction:
City of Royal
Oak
County:
OAKLAND
Printed
on
09/10/2026
[Grantor
oo
Grantee
|
sale
sale
"|Terms
of sale
Liber
Verified
“| Prent. |
Price]
Date
& Page
By
| Trans. |
[VINTAGE VENUE
| THREE 'BOTNT "THREE
|
760,00
08/13/2015 [WD
03-ARM'S LENGTH
48552:547
PROPERTY TRANSFER
100.0]
i
I
Property Address
TT
IClass:
COMMERCIAL-IMPR
Building
Permit (s)
©
Date
Number
Status
423
S WASHINGTON AVE
School:
SCH DIST CITY
Alteration/Remodel
|
03/10/2016
|72201502368
[Closed
|
PRE. 05
[Alteration/Remodel
~~
| 12/16/2015 72201502389
[Closed
Ouner's Name/Address
ggonly:
[Alteration/Remodsl |
09/20/2013 [72201301417
[Closes
THREE EOINT, THREE LLC
[2026 Est TCV 1,768,895 TCV/TFA:
187.50
-
TT
nN
|
STEFANIE
GEORGE
ee
EU
Te
aE) (3
264
S CASTELL
AVE
x
Improved
Land Value Estimates 51 Ear
Land Table
CBD. CED
-
Cent.
Bus.
District
ROCHESTER MI
48307
"Public
* Factors
*
i
I
Improvements
Description
Frontage
Depth
Front
Depth
Rate
%Adj.
Reason
Value
TT
ETT Toad
—
59.82 119.77 1.0000 0.0000
0
100%
0
Tax Description
oo
vavel Road
60.00
37.77 1.0000 0.0000
0
100%
0
TIN,
R11E,
SEC
21 ASSESSOR'S PLAT NO 20
Sve Read
| central Bu wash <20,000
sf
9452 SqFt 35.20000
100
332,710
|
OF SHERMAN STEVENS
PLAT WLY
18.20
FT
OF
torm Sewer
|
*
denotes
lines
that
do
not contribute
to
the
total acreage calculation.
LOT
3,
ALL
OF
LOT
6
&
ELY
19.57
FT
OF
LOT
idewalk
|
120 Actual
Front
Feet,
0.22
Total Acres
Total
Est.
Land Value
=
332,710
7
BLK
21
6-24-16
FR 242-001
TO
004 INCL
ater
|
Co
B
Co
B
Comments/Influences
|
sewer
4/28/2025
JCS
-
PERIODIC REVIEW.
REVIEW
|
lectric
|
BLDG AND
FILE.
UPDATE
PHOTO AND SKETCH.
|
as
KELLER WILLIAMS
REALTY COMPANY.
DUE
TO
|Curb
EING
IN
CBD DISTRICT,
LEAVE
AS RETAIL
Street
Lights
{FOR UNIFORMITY.
|Standard Utilities
12/05/2016
JCS
REVIEW
INTERIOR AND
|Underground Utils.
MEASURE EXTERIOR.
VERIFY COMBINATION AND
"Topography
of
-
TT
Site
|
|
High
Landscaped
{Swamp
{Wooded
Pond
i
Waterfront
1
|Ravine
[Wetland
—
es
SEV
-
n—
.
|
|Flood
Plain
Building
Assessed
Board
of|
Tribunal/|
Taxable
|
Value]
Value
Other!
Value
When
Wha
©
718,090]
884,450
877, 020C|
ET
:
=
CS 04/28/2025 Periodic
©
706,400,
857,630,
~
| 853,970c]
e
Equalizer.
Copyright
(c)
1999
- 2009
El
|
SE
=
SE
Sa
Licensed
To:
City
of
Royal
Oak,
County
of
Le
833,100]
===
.
228,300¢
‘Oakland,
Michigan
637,630]
788,860
788, 8608]
***
Information herein deemed reliable
but
not guaranteed***Page 7
Commercial/Industrial Building/Section
1
of
1
Parcel
Number:
72-25-21-237-010
Printed
on
09/10/2026
Desc.
of Bldg/Section:
BLDG
1,
SEC
1
<LLLL
Calculator
Cost Computations
>>>
Calculator Occupancy:
Stores
— Retail
Class:
C
Quality:
Average
Class:
C
Construction Cost
Stories:
1
Story Height:
12
Perimeter:
470
.
a
Overall Building Height:
12
Floor Area:
9,434
[High
!
[Above Ave.
f
[pve.
Tx
I Low
Gross Bldg Area:
9,434
i
Stories Above
Grd:
1
%%
*%
Calculator Cost Data
**
*%
Base Rate
for Upper Floors
= 105.88
Average
Sty Hght
:
12
Quality:
Average
.
.
.
Bsmnt Wall Hght
:
8
Heat#l:
Package Heating
& Cooling
100}
(10)
Heating system:
Package Heating
& Cooling
Cost/SqFt:
18.51
100%
Heat#2:
Zoned A.C.
Warm
& Cooled Air
0%
Bsmnt Heating system:
Forced Air Furnace
Cost/SqFt:
8.37
Depr.
Table
1
2.25%
Ave.
SgFt/Story:
9434
Adjusted Square
Foot
Cost
for Upper Floors
=
124.39
Effective Age
:
22
Ave.
Perimeter:
470
Adjusted Square Foot Cost
for Basement
= 50.16
Physical %Good:
60
Has Elevators:
Func.
$%Good
:
100
Total
Floor Area:
9,434
Base Cost
New
of Upper
Floors
=
1,173,495
Economic %Good:
100
*x* Basement Info
***
193715
Built
Area:
9290
Reproduction/Replacement Cost
=
1,173,495
ear
Bul
Perimeter:
470
Eff.Age:22
Phy.$Good/Abnr.Phy./Func./Econ./Overall $Good:
60 /100/100/100/60.0
2016{Remodeled
:
Total D
fated Cost =
704,097
Type:
Storage Basement
otal
Depreciated
Cost
=
i
12i0verall Bldg
Heat:
Forced Air Furnace
Height
Basement Area:
8,290
Base
Cost
New
of Basement
=
465,986
* Mezzanine Info
*
Eff.Age:22
Phy. $Good/Abnr
. Phy. /Func. /Econ. /Overall
$Good:
60 /100/100/100/60.0
Comments:
Area
#1:
Total Depreciated Cost
=
279,592
Type
#1:
Area
#2:
Total Depreciated Cost
(Upper floors
and basement)
=
983, 689
Type
#2:
vp
ECF
(CBD
- CENTRAL BUSINESS
DISTRICT)
1.460
=> TCV
of Bldg:
1
=
1,436,185
* Sprinkler Info
*
Replacement Cost/Floor Area= 173.78
Est.
TCV/Flooxr Area= 152.24
Area:
Type: Average
(1)
Excavation/Site
Prep:
(7)
Interior:
(11)
Electric
and Lighting:
(39)
Miscellaneous:
(2)
Foundation:
I
[Footings
(8)
Plumbing:
=
Cutlets:
Fixtures:
Poured Conc
|
[Brick/stone
|
[Block
Many
Average
Few
Above Ave.
Typical
None
Few
Few
-
.
Average
Average
Total Fixtures
Urinals
Many
Many
(3)
Frame:
3-piece Baths
Wash Bowls
Unfinished
Unfinished
2-Piece Baths
Watex Heaters
Typical
Typical
Shower Stalls
Wash Fountains
Toilets
Water Softeners
Flex Conduit
Incandescent
Rigid Conduit
Fluorescent
(4)
Floor Structure:
Armored Cable
Mercury
(40)
Exterior Wall:
Non-Metalic
Sodium Vapor
.
(9)
Sprinklers:
Bus Duct
Transformer
Thickness
Bsmnt Insul.
(13)
Roof Structure:
Slope=0
(5)
Floor Cover:
(10)
Heating
and
Cooling
Gas
Coal
Hand Fired
0il
Stoker
Boiler
{14)
Roof Cover:
{6)
Ceiling:
*** Information herein deemed reliable but not guaranteed***