24-003594.pdf

Jared G McWherter, Petitioner V City Of Warren, Respondent · 24-003594-TT

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2024 DIRECT SALES COMPARISON ANALYSIS 

eff date 

12/31/2023] 

SUBJECT 

COMP 1 

COMP 2 

COMP 3 

COMP 4 

Address 

27155 GAIL 

27550 SYLVAN 

27801 SYLVAN 

27826 LOS OLAS 

26321 BURG 

Parcel # 

13-15-380-026 

13-15-330-015 

13-15-327-019 

13-15-404-007 

13-22-255-016 

Sales Price 

$195,000 

$280,000 

$298,000 

$280,000 

$275,000 

Sales Date 

2/14/2023 

5/27/2023 

4/10/2024 

11/3/2023 

10/6/2023 

Sale Price Per Sq Ft 

$116.93 

$152.92 

$166.94 

$184.94 

$168.30 

Terms 

Arms Length 

Arms Length 

Arms Length 

Arms Length 

Time (0.25% per month) 

7 

$4,900.00 

3 

($2,235.00) 

2 

$1,400.00 

3 

$2,062.50 

Location/School District 

SAME 

SAME 

SAME 

SAME 

Physical Characteristics 

Lot Size (100/FF >10FF) 

100x135 

71X133 

$2,900 

71X129 

$2,900 

60X140 

$3,000 

60X200 

$4,000 

(Age/Condition 

Average 

Average 

Superior 

($10,000.00) 

Average 

Average 

Year Built 

1959 

1963 

1959 

1975 

1972 

Exterior 

BRICK 

BRICK 

BRICK 

BRICK 

BRICK 

Building Style 

1 STORY] 

1 STORY 

1 STORY 

1 STORY 

1 STORY 

Square Footage ($30 Per Sq Ft) 

1,754 

1,831 

($2,310.00) 

1,785 

1,514 

$7,200.00 

1,634 

$3,600.00 

Foundation 

BSMT 

BSMT 

BSMT 

BSMT 

BSMT 

Heat Source ($1,000 For A/C) 

FORCED HOT WATER 

FORCED HEAT & COOL 

($1,000.00) 

FORCED HEAT & COOL 

($1,000.00) 

FORCED HEAT & COOL 

($1,000.00), 

FORCED HEAT & COOL 

($1,000.00) 

Garage 

2+ 

2+ 

2 

2 

2 

Baths ($500 Half-$1,000 Full) 

1.5 

2 

-500 

25 

-$1,000.00 

2 

($500) 

1.5 

Porch/Deck 

CONC PATIO| 

CGEP/WOOD DECK 

($5,000.00) 

CSEP/PAVERS 

-$3,000.00 

CONC PATIO 

NONE 

1500 

Fireplace 

YES 

YES 

YES 

YES 

YES 

Basement Finish 

YES 

YES 

YES 

YES 

YES 

Net Adjustments: 

($1,010.00) 

($14,335.00) 

$10,100.00 

$11,162.00 

Gross Adjustments: 

$16,610.00 

$20,135.00 

$13,100.00 

$12,162.50 

Adjusted Price Sale Price 

$278,990 

$283,665 

$290,100 

$286,162 

% Net Adjustments: 

-0.4% 

-4.8% 

361% 

4.08% 

% Gross Adjustments: 

5.9% 

6.8% 

4.68% 

4.42% 

Adjusted Price/Sq.Ft. 

$159.06 

$161.72 

$165.39 

$163.15 

Per Sq.Ft. 

Range: 

$250,400 - $291,240 

Mean: 

$274,225 

Median: 

$277,630 

Indicated Value 

$277,630 

Indicated SEV. 

$138,815 

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SUBJECT PROPERTY: 27155 Gail 

eo 

SF: 1,758 

° 

e 

Story Height: 1 Story 

° 

e 

Foundation: Basement 

eo 

e 

School District: Centerline o 

Sale Price: NA 

Garage: 2 car 

Bedrooms: 3 

Baths: 1 full, 1 half

COMPARABLE #1: 27550 Sylvan 

- 

- 

eo 

SF:1,831 

e 

Sale Price: $280,000 

e 

Story Height: 1 Story 

e 

Garage: 2 car 

e 

Foundation: Basement 

e 

Bedrooms: 3 

e 

School District: Centerline 

e 

Baths: 2 full

COMPARABLE #2: 27801 Sylvan 

e 

SF: 1,785 

e 

Story Height: 1 Story 

e 

Foundation: Basement 

e 

School District: Centerline 

Sale Price: $298,000 

Garage: 2 car 

Bedrooms: 3 

Baths: 2 full, 1 half

COMPARABLE #3: 27826 Los Olas 

e 

SF: 1,514 

e 

Story Height: 1 Story 

e 

Foundation: Basement 

e 

School District: Centerline 

Sale Price: 5280,000 

Garage: 2 car 

Bedrooms: 3 

Baths: 2 full

COMPARABLE #4: 26321 Burg 

INE rey 

eo 

SF: 1,634 

e 

Sale Price: $275,000 

e 

Story Height: 1 Story 

e 

Garage: 2 car 

e 

Foundation: Basement 

e 

Bedrooms: 3 

e 

School District: Centerline 

Baths: 1 full, 1 half

vdtiene ov 

Mark's Computer 

Repair 

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COMP 2 

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COMP 3 

® 

[+ Movi 

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Memorial Park 

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27801 Sylvan Ave, 

27826 Los Olas Dr, 

3 

Warren, MI 48093 

Warren, M1 48093 

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COMP 1 

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27550 Sylvan Ave, 

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Warren, MI 48093 

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SUBJECT 

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mont Ave 

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11 

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27155 Gail Ave, 

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Warren, MI 48093 

E 11 Mile 

RE 

E11 Mile Rd 

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Potomac 

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Menge 

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McKinley 

Wolfe Middle 

Harbor Fr 

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hoor 

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Carrier Ave 

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COMP 4 

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rginia Park 

Marsha PI 

26321 Burg Rd, 

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Center Line 

"ne 

Hinh Sehanl 

*All comps are under a mile from the subject 

qnowies 

Warren, MI 48089

Petitioner's Comps 

/ 

Masonic Blvd 

| 

tein Park 

(s3) 

/ 

| 

T 

COMP 4 

| 

Chicago R, 

| 

COMP 5 

| 

| 

pea 

11859 Seneca Dr, 

Warren 

Warren, MI 48093 

s 

COMP 6 

® 

E] 

L 

z 

3 

11828 Robinwood Blvd, 

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iL 

Warren, MI 48093 

N 

5 

COMP 3 

$/ 

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i 

. 

11425 Racine Dr, 

Warren, MI 48093 

Grea 

Orinke Park 

Sam 

COMP 2 

® 

| 

Veterans 

13646 Hanford Ct, & 

Martin Rd 8% Memorial Park 

Warren, MI 48088 

Q. 

SUBJECT 

® 

4 

271561101, mein (en EL 

MIE Rn SSS 

LA] een MI 48003 

Frazho Rd 

@% 

Center Line Parks& 

COMP 1 

® 

Recreation 

él 

25261 Wagner Ave, 

E10 Mile Rd 

apter 

Warren, MI 48089 

Line

Subject: 

e 

Centerline school district 

e 

Attached garage 

eo 

1754 sf 

e 

Date of value 12/31/2023

Comp 1: 

e 

Vandyke school district 

e 

Detached garage 

eo 

1382sf 

eo 

1.8 miles from subject 

e 

Sold 12/16/2022

Comp 2: 

eo 

Warren Woods school district 

e 

Detached garage 

eo 

1644 sf 

e 

2.5 miles from subject 

e 

Sold 8/15/2022

Comp 3: 

e 

Warren Consolidated school district 

eo 

1623 sf 

e 

1.6 miles away from subject 

o 

Sold 10/31/2022

Comp 4: 

e 

Warren Consolidated school district 

eo 

1627 sf 

e 

2.9 miles away from subject 

e 

Sold 1/27/2023

Comp 5: 

e 

Warren Consolidated school district 

eo 

1618sf 

2.6 miles away from subject 

Sold 2/2/2024

Comp 6: 

e 

Warren Consolidated school district 

eo 

1615 sf 

e 

2.3 miles away from subject 

e 

Sold 12/23/2022

RECONCILIATION 

Please note: The sellers of 27155 Gail were in foreclosure, therefore the sale is under duress and not a 

good indicator of value. 

All of the comparables in this report are located in the same school district and ECF neighborhood, 

within a mile of the subject. Each property was adjusted to the subject when necessary and the 

adjustments applied are reasonable and well supported by the market. As noted by petitioner the 

square footage of the subject was erroneous and has been adjusted to 1,754 sf with a subsequent plus 

adjustment to the garage and the heat has been changed to forced hot water. 

The petitioner's comparables were all outside of the subject's school district {none of the comps are 

within a mile of the subject) and were sold many months (some more than a year) prior to date of value 

(12/31/23) with no adjustments made for time or location. Some of the comparables were adjusted for 

a square footage difference over 100 square feet however, the adjustments made were based on the 

1904 square feet that the petitioner states is erroneous. In addition, the $20,000 adjustment for the 

pool is excessive and not supported by market data. Interestingly, the petitioner states the subject 

should have a negative adjustment for the pool but then states that all of the comparables should also 

have a negative adjustment for the pools they do not have. 

| visited the subject property and could see that the pool is open and in good condition. 

| left a door 

hanger saying 

| was there to talk about the condition of the pool but did not hear back from the 

petitioner. The following page has a current aerial view of the pool. 

Finally, when determining the value of the subject the median is a good indicator as it is not swayed by 

extreme measures. 

Our conclusion of value for 2024 is: $277,600 (rounded) 

Assessed: $138,800

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MICHIGAN TAX TRIBUNAL 

RECEIVED 

SEP 112025 

MICHIGAN TAX TRIBUNAL 

Jared McWherter 

Parcel I.D. No. 

12-13-15-380-026 

Petitioner, 

M.T.T. Docket No. 

24-003594 

Address 

27155 Gail 

CITY OF WARREN, 

Respondent. 

/ 

Jared McWherter 

Michigan Tax Tribunal 

27155 Gall 

Po Box 30232 

Warren, 

MI 48093 

Lansing, MI 48909 

Nicole Travers, MCAO 

One City Square, Suite 310 

Warren MI 48093 

(586) 574-4620 

/ 

PROOF OF SERVICE 

STATE OF MICHIGAN) 

) SS. 

COUNTY OF MACOMB) 

On the date below, 

| sent by first-class mail a copy of Respondent’s Evidence: 

Jared Mc Wherter 

Michigan Tax Tribunal 

27155 Gail 

Po Box 30232 

Warren, 

MI 48093 

Lansing, MI 48909 

| declare that the statements above are true to the best of my information, 

knowledge, and belief. 

3 

ena’Smith 

September 8, 2025 

Subscribed and sworn to before me 

Date

PLAGE 

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WARREN 

Assessor’s Orrice, Suite 310 

N 

One City Sauare 

7010 1

Warren, MI 48093-2397 

MICHIGAN

PO 

LANSIN

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