24-003390 EG 07-31-25.pdf
Danish Cooper Retirement LLC, Petitioner V City Of Flint, Respondent · 24-003390-TT
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Page 1
RECEIVED To: Michigan Tax Tribunal JUL 15 2025 Re: Docket 24-003390 MICHIGAN TAX TRIBUNAL 2070 Cartier, Flint, MI 48504 Petitioner: Danish Cooper Retirement LLC Agent -—Joen Bodtker History: The property was purchased on the open market for $48,700 on Jan 26, 2024. The City of Flint assessed the property at $49,500. This infers a market value of $99,000. Grievance: The petitioner maintains the selling price on the open market is the market value. Given the condition of the property, it is considered a fair valuation for that location and time. The petitioner contends the assessed value should be no more than $25,000 at the time of purchase. Appended Argument: The property was acquired to be used as a rental. To bring it up to a condition that would attract good citizens, $21,500 in repairs were made. The total cost to acquire and prepare the property is $70,200. The petitioner asserts the property would have been worth no more than $70,000 if the repairs werent needed. The property is now registered with the City as a rental and has passed rental inspection. Appraisal Format Comparisons When considering the condition and size of the house, the assessor’s calculation appears to be overestimated. This comparison applies after the repairs were made to 2070 Cartier. Conclusion: The assessor's office based it’s ruling on the sales prices of “similar” properties in the area. Comparing homes sold in the area of like condition from the prior 12 months, the $70,000 market value is supported only after repairs were made. Given the condition of 2070
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MYT Docket No.: 24-003390
Year of Appeal: 2024
Petitioner: DANISH COOPER REVIREMENT LLC
Subject
Comp, #1
Comp. #2
Comp, #3
Property Address:
2070 Cartier
| 802 Marquette | 2524 Thomas | 2453 Norbert
Parcel Code Number:
40-14-229-026 | 40-11-380-008 | 40-11-353-030 | 40-11-382.008
Date of Sale:
1/26/2024
2/22/2023
6/23/2023
5/2/2023
Sale Price:
$48,700
$75,000
$80,000
$82,475
Terms:
we
|
i
|
Adjustment
Time:
Adjustment
|
I
mone
|
NONE]
NOWE
|
Location:
Tract 370
SUBJ NBH
SUB! NBH
SUBJ NBH
Adjustment
Adjusted Sale Price:
|
I
swso00
|
ssoooo
|
ss2ars
|
Characteristics:
Land:
[Terxos
1
saxazr
|
asxie0
|
soxios
|
Structure Style:
Poasssty
|
assy
Foazssry
|
281
|
Construction Quality:
[
avemaGE
|
AVERAGE
|
AVERAGE
|
AVERAGE
|
Year Built:
Poaeer
wer
1
1943
1
1829
|
Condition:
I
rar
1
sam
1
AVERAGE
|
AVERAGE
|
Living Area (SE)
1526
1424
1598
3802
3 BED
4 BED
4 BED
4 BED
.
Exterior:
VINYL
ALUM
ALUM
ALUM
|
Basement: RecFinish
|
NONE
|
PARWAL
|
NONE]
NONE
|
Heat:
|
Gasswa
1
GASFWA
|
GASFWA
|
GASFWA
|
AC:
ves
1
NO
]
ves
|
ves
|
|
Plumbing:
|
3 Fixture
1
1
2
2
2 Fixture
Qther:
Garage {Yype}
2.5CARDET | 2.5-CARDET
| 15CARdet | 1-CARDET
SE,
440
146
330
240
porches:
|
wep
|
wGEP/Deck
|
cCPfbeck
|
CCP/Patlo
|
Bulit-tns:
FIREPLACE | GAS FIREPLACE | 2023 REMODEL |
FIREPLACEPage 3
Repairs Made to 2070 Cartier
-
Garage roof: shingles stripped and replaced, sagging rafters reinforced
-
Garage walls: tension cables added to prevent further spreading
-
Security: front and rear day-night flood lamps installed
-
Kitchen:
oO
counters repaired
o
floorrecovered
o
walls resurfaced and painted
o
new dishwasher
-
Half bath:
o
walls resurfaced and painted
o
floor covering (LVP)
o
new light fixtures
o
new toilet
-
Walls repaired and painted:
o
dining room
o
livingroom
o
hall/stairs
o
2 upstairs BR
-
Overgrowth on sidewalk removed
-
Handrail added to front porch
-
Front porch awning leveled, painted
-
Shutters repainted (severely faded)
-
Laundry room electrical updated
-
Basement south wall reinforced (bowed in)
-
Tree removed {root pressure on basement wall)
-
Shrub overgrowth removed
-
Fence repaired and reinforced
-
Rusted flagpole removed
-
Patio concrete trip hazards mitigated
Total cost of repairs: $21,500.Page 4
a
-
CITY OF FLIP™~SALE LIST
,
’
Residentia,»
.mproved
bis lists Indexed by Neighborhood
{ Arse Name
Sales Study Period: 1/1/2023 through 12/31/2024
©
omens
031AM
1
ance) Number
Sale Date
Sale Price
SPISF
StucType
Class
SqFt
YearBt
BST Arez
roperty Address
Grantor
Grantee
GAR Aza
Acseage
‘rms of Sale
i
pe
R-370-JEN ..
§0-14-276-062
03 STQAIRST
BARMS LENGTH
BURNS, SHELLEY ¢
x0
0.13
ames
014-228-028
2STORY
&01
1.557
1925
768
£05 MONTEITH
ST
BARMS LENGTH
RICHARDSON-SNELL, SHAUNDA
60
013
aces
10-14-253-036
18TY
40%
860
1928
832
33 DICKINSON
ST
WARMS LENGTH
LOMMON GROUND PARTNERS 11C
400
£14
acres
1011353032
STORY
408
1.227
1827
576
512 THOMAS
ST
BARKS LENGTH
WHITE, JORDYN & WF ROBIN
448
841
acres
011-377-014
1258TY
401
1.261
1926
36
1535 PADUCAH
ST
TRARMS LENGTH
BAVAR, CHARLENE
o
032
aces
$0-11-379.011
§ 100872024
SIS5000
510%
STORY.
401
1518
1928
958
01 WELLER
ST
BARS LENGTH
DUNIAP, GLENDA R
DONNELL, NEVIN §& WF KRISTEN
520
032
acres
0-11-353-016
il
oarsor202¢
$105000.
$10682
1857Y
401
983
1929
72
7513 NORBERT
ST
FARIS LENGTH
-
I
conse
NUH, TALE
415
2.41
acresPage 5
This fist is Indaxad by Neighborhood 7 Ares Name : Sales Study Period: 1/1/2023 through 12/31/2024 Parcel Number Sale Date Sale Price SPISF Struc Type Class SqFt Year B& BENT Area Property Address & Grantee GAS Aroa Acreage Terms of Sake 40-11-377-035 $86,500 $7509 2STORY 401 1.152 1927 578 713 MARQUETTE ST OFARMS LENGTH MACINTYRE. SEAR & LAURA 243 020 acws 40-11-377-011 S75500 $H0BTH 18TY 401 728 1876 728 P zs 3 PADUCAH paid BOYD, ZACHARY 216 0.12 awes 40-14-228-092 28TORY £01 1.266 ix 624 701 DUPONT ST SBARMS LENGTH CARAH, JONATHAN & JOSEPI 308 012 aces 40-14-253-052 18TY 401 720 1927 720 709 DICKINSON ST SARIS LENGTH EIR IRVESTING LLC 238 012 aces 40-11-376-014 18TY 401 880 1927 780 2525 TIFFIN ST BARS LENGTH . WILLOUGHBY, NATHAN 240 012 aos 40-14-252034 STORY 4; 1.500 1928 24 849 FRANK ST p O3ARMS LENGTH FORYSTER, ANDREW $00 0.14 aces 40-34-201-022 187Y 401 785 1926 7868 2205 CARTIER ST DF-ARMS LENGTH POISSON, TREVOR £7 400 014 acres
Page 6
7 SE i his fistis indexea by Neighborhood / Araa Name Sales Study Period: 1/1/2023 through 12/31/2024 epost Sok Reperts 783 sole 9 QRS ERITAM ‘areal Number Sale Date Sale Price SPISF StucType Class Sqft Year 8% BSMT Area ‘ropefty Address GAR Area ems of Sale Grantor Grane Acreage 10-14-252-028 0711572024 585.000 57944 2STORY 401 1076 1928 535 119 FRANK ST : STARMS LENGTH CARROLL, JON M& GABY, AMY MACINTYRE, SEAN & WF LAURA 400 0.12 014-201-016 $83,000 $103.13 18TY “ot 863 1928 852 196 FRANK ST IARMS LENGTH HANER, DANIEL 280 018 30-14-229-031 380.000 s91.74 18TY 40 872 1926 872 1055 CARTIER ST WBARMS LENGTH SUBAX, GARRETT 385 C13 014-126-001 05/0412024 585.000 $81.42 1557 401 1,040 1928 §72 118 MARQUETTE ST YLARMS LENGTH PAGE, COURTNEY CARROLL, GENE 408 £38 ®-11-378-083 052302024 $81,500 $8500 1L75STY 401 1,260 1928 576 1508 ALTOONA 5T : ARMS LENGTH DELGADO, RAYMOND & WF JOEANN E MCCULLOUGH, ROBERT § 7If 0 e12 §0-14-201-018 052172024 SI4T000 $10034 158TY “01 1465 1927 06 301 PERRY ST 03 ARIS LENGTH PS JARHEAD CONTRACTING LLC SMITH, DEMETRIUS 340 siz 40-11-458-018 $06.08 12587TY 401 1072 1928 832 7308 MONTEITH ST CHARIS LENGTH HORTON, MAGGIE 280 813
Page 7
This fist is indexed by Neighborhood / Area Name Sales Study Period: 1/1/2023 through 12/31/2024 Reporss: Sule Ropoess: ros sv fat fer zats rad 4 Parcel Numbers Seis Date SwePrice SP/SF StucType Class SqFt Year8% BSMT Area Propeny Address Grant Grantee GAR Ares Acreage Tens of Sale 40-14-253-048 $48.61 187Y 491 720 1926 720 725 DICKINSON ST ARMS LENGTH JOIER, CAROLYN £ 20 012 aces 40-14-253-051 $64.10 1STY 401 780 1928 780 713 DICKINSON. ST CLARMS LENGTH CALLANDER, MELANIE A “aR 042 aces 40-11-329-006 $60,000 $82.64 18TY #01 726 1928 704 2609 FLUSHING RD . BARNS LENGTH P) FREEMAN, JONTHAN L GARCIA, JASON & REYNA, ALYSSA 382 0.97. aces 40-14-253-056 0322024 $60,000 $30.76 18TY 401 382 1927 780 627 DICKINSON ST DLARNS LENGTH HARTLEY, ISABEL F & YODD X AMMAN, RATHAN 248 0.42 acws 40-11-380-019 03072024 $3000 $102.81 2STORY 408 1273 1928 480 618 DOUGHERTY PL : . OIARMS LENGTH HAMMOND, JARED RIEMIEC, ZACHARY 215 021 ectes 40-14-202-013 $111,000 $74.60 125STY 401 1.488 127 832 2110 CARTIER ST CLARMS LENGTH MILLER, KELLY A & BRADEN, RACHEL 7 38 0.34 aces 404-252-044 0216024 $50,000 $42.52 1IESTY 401 1378 1927 576 817 FRANK ST . OIARMS LENGTH HD WADSVORTH ENTERPRISES LC 248 0.14 aces i RAN, GLAVID & GUINK, GEORGE
Page 8
i [A SY EY [his fist is indexed by Neighborhood / Area Name Sales Study Period: 1/1/2023 through 12/31/2024 sme ooo A 5 Tnprens: Soe Reports res sate a8 amet Number ‘Sale Date Sap Price SPISF Struc Type Chass SqFt YearB: BSMT Ama Grantee GAR Aes Forms of Sale Acreage 4014229024 187Y 401 994 1927 936 1809 MONTEITH ST LIARMS LENGTH FIRE DNVESTMENT VENTURES UL BG 032 aces 40-11-351-081 LISSTY 401 1297 1940 741 309 MARQUETTE ST CLARKS LENGTH MONTGOMERY, SHEDRICK ITT 280 0.13 acres 40-14-276-031 $101.38 1STY «01 720 1926 720 701 STOARST OBARIES LENGTH EADS, 1154 252 912 aves 40-11-3533 $65.55 28TORY 41 1678 1929 762 313 MARQUETTE ST DRARMS LENGTH HOOD, VICE L 540 0.18 acres 40-14-253-011 1s7Y 401 955 1927 536 314 FRANK ST BARS LENGTH SANTAGUEDA CORPORATION INC 20 212 acs A0-14°229-048 1255TY 401 1108 1928 884 1908 CARTIER ST acres O3ARMS LENGTH EQUITY PRO SHOP LC v4 P14 40-14-201-010 28TORY 401 nn 1827 754 428 DOUGHERTY PL. STEPHENS, CATHERINE “0 0.18 acres (OBARMS LENGTH
Page 9
ea This list is fodéx¥e by Neighborhood / Aree Sales Study Period: 11/2023 through 12/31/2024 D222 09:37 ABE Reports: Sain Reports: ros 59h dst Parcel Number Sale Date Sais Price “SPISF Suc Type Class Sqft Year Bit BEMT Area Progedy Address GAR Ares Acreage Terms of Sale Sraata Granteo 40-14-220-015 $64,000 $88.68 18TY 451 726 1925 720 1909 MONTEITH ST ARMS LENGTH THOMAS, JEAMELIA 218 0.42 acres 4014276022 557.500 $73.25 1STY 401 785 1926 720 2019 CARTIER ST . IARMS LENGTH CARADONIA, SCOTT & WF 8 WILLIAM § BRADEN, BRIAN £ & WF JENNIFER 280 0.31 aces 40-11-378-036 [ried $111.00 se7.26 2STORY 401 1272 1928 624 2502 ALTOONA ST QTARMS LENGTH APOGEAN SERIES LLC FEROCK LLC 360 026 acres 40-11-353-032 $111:000 78.84 17BSTY 401 1.408 1928 872 2516 THOMAS §T b | ORAS LENGTH By § APOGEAN SERIES LLC SERIES 306 JEROCK 1LC 524 S41 acres 4044-29027 $103,000 $7118 1I5STY 401 1447 1928 818 2066 CARTIER 5T AE 3; LARS LENGTH fr KNAPINSIT, PAUL J 570 SUZANK L CHAPMAN, CODY 380 B13 goes 40-14-228-024 364.900 $83.33 1STY apt 68 1925 788 2034 MONTEITH ST 3 “Je , SARMS LENGTH " . COLE PROPERTIES IV LLC BURTRURY, AMY E 6% 0.14 aes 49-11-353-030 $89,000 $50.08 176STY 401 1598 1849 870 2524 THOMAS ST BARKS LENGTH WARDEN USA LLC CISSE MASSE? 330 011 acres
Page 10
‘nis fist Is indexed by Neighborhood / Ares Name arid eaty Ne Sales Study Period: 1/172023 through 12/31/2024 DORIS. LOAM 7 “arco! Number Sale Date SalePrice S$PISF StrueType Class SqFt Yeast BSMT Awa Toperty Geantor Grantee GAR Area Acsage “eums of Safe 10-31-382.008 080212023 $82475 $4577 2STORY 401 1.802 1928 576 453 NORBERT ST IARMS LENGTR MITCHELL, REGINALD BURNS, JOSEPH C 80 0.42 sores 10-11-377:015 $64.36 18TY om 720 1925 726 /531 PADUCAH ST ARMS LENGTH 2837 PADUCAH LLC 280 5.52 aces 1014-25205 $95900 $100.42 18TY 401 955 1926 935 45 FRANK ST BARES LENGTH GAFFNEY, MARY £ 8 BARBARA A HOPKING, DALE 364 0.14 acres 10-14-228:030 ses00 saga 18TY 401 768 1230 788 926 MONTEITH ST XLARMS LENGTH HENDERSON, DANIEL 384 013 acres 10-14-252-038 $120000 $7813 175STY 401 15% 1927 8% 33 FRANK ST IARMS LENGTH KING, ROSERT Ey 044 ages 1011381004 ISSTY 4m 1248 1820 831 1432 NORBERT ST , DBARMS LENGTH WALGENBACH, ALFRED H & ANDREW A 240 ot aves 0-14-229023 18TY “0 860 1926 832 CARAK, JONTHAN & JOSEPH 216 012 sores
Page 11
This fist is indexed by Neighborhood / Arca Name Sales Study Period; 17172023 through 12/31/2024 DARE ORI 8 Roporty: Sate Reporte es 300 Kit. Parcel Number Ssie Date Sale Price SPISF SiucType Class ~~ Sqft YearBX BMT Arma Property Address Grantor Grantee GAR Area Acreage Teens of Safe 40-34-228-027 031072023 $110,000 $68.18 2STORY 403 1.590 1625 784 2054 MONTEITH ST acres CBARMS LENGTH COLE PROPERTIES IV LLC SHAFTO, TIMOTHY & WF CALLE ° 013 40-14-228-025 0310/2023 $110,000 $77.52 15TY 401 1419 1926 758 7026 MONTEITH ST DIARIES LENGTH COLE PROPERTIES IV EC SHAFTO, TIMOTHY 8 WF CALLE g 0.14 aces 40-71-380-008 0212200023 $75,000 $5267 15 STY 401 1,624 1927 936 $02 MARQUETTE ST acres FLARES LENGTH -MMIF PROPERTIES UC JONES, KELLY § JOHNSON, ROBERT 448 0.16 40-11-376-014 2032023 $42,000 $48.84 1STY 401 260 1927 780 2525 YIFFIN ST OBARMS LENGTH WAYLON JAMES PROPERTIES LIC CAMBIO INVESTMENT GROUP LLC 240 932 acres 40-14-201-024 « OUT2I2023 $31,000 $93.97 187Y <1 882 1825 52 233 CARTIER ST BARNES LENGTH BICKFORD-LAUB, THERESE KIRTEK, ANDREW & Kitt, ASHLEY 246 0.35 awes Averages $81,128 $73.40 TTT Ae “az
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Mr, Joen Bodtker 6365 Stonegate Pkwy Flint, MI 48532-2153 a ABR - Ea U.S. POSTAGE FCM LETTER METER FLINT, MI 48532 JUL 10, 2025 48909 $1 0 1 $2324K503947-1 AN ici Gan) AK P.O. Box 30832 LANSING , MU 48904