2026 2220 Coml CDB General Area ECF Analysis.pdf
The Sophia LLC Petitioner Vs. City Of Traverse City Respondent · 26-001397-TT
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2220 Parcel Number Street Address Sale Date Sale Price Instr. Terms of Sale Adj. Sale $ Asd. when Sold Asd/Adj. Sale Cur. Appraisal Land + Yard Bldg. Residual Cost Man. $ E.C.F. Floor Area $/Sq.Ft. ECF Area Dev. by Mean (%) Building Style Use Code Land Value Appr. by Eq. Appr. Date Other Parcels in Sale Land Table Property Class Building Depr. Site Characteristics Access Water Supply Sewer Property Restrictions Restriction Notes Waterfont View Waterfront Waterfront Name Waterfront Ownership Waterfront Influences Bottom Character 28-51-767-001-01 309 CASS 01/31/25 $575,000 WD 03-ARM'S LENGTH $575,000 $330,200 57.43 $719,861 $62,978 $512,022 $405,233 1.264 2,396 $213.70 2220 85.9161 BANK BRANCH $62,978 No / / 2007 TC COMM IND CONDOS 207 0 28-51-630-048-00 515 BAY 04/30/24 $790,000 WD 03-ARM'S LENGTH $790,000 $418,100 52.92 $816,129 $668,007 $121,993 $91,377 1.335 2,203 $55.38 2220 78.7633 OFFICE BUILDINGS $663,561 No / / 2060 GARLAND - GRANDVIEW 201 0 Water WEST ARM GRAND TRAVERSE BAY 28-51-798-009-00 440 E FRONT 07/21/23 $1,150,000 WD 03-ARM'S LENGTH $1,150,000 $448,200 38.97 $1,284,201 $337,036 $812,964 $584,309 1.391 4,620 $175.97 2220 73.1360 OFFICE BUILDINGS $330,142 No / / 2040 E FRONT ST/MUNSON AVE 201 0 28-51-658-043-00 229 GARLAND 07/18/24 $2,400,000 WD 03-ARM'S LENGTH $2,400,000 $900,100 37.50 $2,239,365 $1,515,108 $884,892 $446,796 1.981 9,490 $93.24 2220 14.2159 WAREHOUSES $1,515,108 No / / 2060 GARLAND - GRANDVIEW 201 0 28-51-618-105-00 401 S UNION 12/09/25 $1,650,000 MLC 03-ARM'S LENGTH $1,650,000 $511,900 31.02 $1,507,242 $886,975 $763,025 $382,645 1.994 6,111 $124.86 2220 12.8603 RANCH BAR $841,080 No / / 2090 UNION - STATE - FRONT 201 99 28-51-798-199-00 115 E FRONT 04/18/24 $710,000 WD 03-ARM'S LENGTH $710,000 $267,100 37.62 $598,094 $305,752 $404,248 $180,347 2.242 1,808 $223.59 2220 11.8819 RESTAURANTS $305,045 No / / 2120 COM'L RIVERFRONT 201 0 Water Stream/River BOARDMAN RIVER 28-51-794-007-00 116 S UNION 06/07/23 $1,400,000 WD 03-ARM'S LENGTH $1,400,000 $333,900 23.85 $1,094,993 $436,249 $963,751 $406,381 2.372 3,750 $257.00 2220 24.8858 STORE RETAIL $433,411 No / / 2090 UNION - STATE - FRONT 201 0 28-51-798-182-30 321 E FRONT 05/21/25 $900,000 WD 03-ARM'S LENGTH $900,000 $348,100 38.68 $739,058 $461,038 $438,962 $171,511 2.559 1,957 $224.30 2220 43.6689 STORE RETAIL $458,169 No / / 2120 COM'L RIVERFRONT 201 0 Water Stream/River BOARDMAN RIVER 28-51-794-067-00 212 E FRONT 12/18/24 $2,770,000 WD 03-ARM'S LENGTH $2,770,000 $814,400 29.40 $1,804,148 $672,202 $2,097,798 $698,301 3.004 8,424 $249.03 2220 88.1460 BAR $672,202 No / / 2090 UNION - STATE - FRONT 201 0 28-51-798-006-00 424 E FRONT 06/30/25 $1,100,000 WD 03-ARM'S LENGTH $1,100,000 $483,100 43.92 $713,572 $285,930 $814,070 $263,814 3.086 2,538 $320.75 2220 96.3090 OFFICE BUILDINGS $276,314 No / / 2040 E FRONT ST/MUNSON AVE 201 0 Totals: $19,895,700 $13,445,000 $4,855,100 $11,516,663 $7,813,725 $3,630,714 $193.78 52.9783 Sale. Ratio => 36.11 E.C.F. => 2.152 Std. Deviation=> 0.658400 Std. Dev. => 10.26 Ave. E.C.F. => 2.123 Ave. Variance=> 52.9783 Coefficient of Var=> 24.95816879 28-51-630-007-00 603 BAY 07/30/25 $3,000,000 WD 03-ARM'S LENGTH $3,000,000 $2,025,900 67.53 $4,060,085 $2,258,030 $741,970 $1,111,693 0.667 11,428 $64.93 2220 145.5262 OFFICE BUILDINGS $2,247,578 No / / 2060 GARLAND - GRANDVIEW 201 0 Water WEST ARM GRAND TRAVERSE BAY 28-51-618-026-00 430 S UNION 01/02/25 $1,250,000 WD 03-ARM'S LENGTH $1,250,000 $386,100 30.89 $1,368,333 $1,104,587 $145,413 $162,706 0.894 1,951 $74.53 2220 122.8968 STORE RETAIL $1,078,992 No / / 2090 UNION - STATE - FRONT 201 0 28-51-798-186-00 201 E FRONT 05/14/24 $1,475,700 WD 03-ARM'S LENGTH $1,475,700 $937,500 63.53 $1,794,726 $981,370 $494,330 $501,762 0.985 5,890 $83.93 2220 113.7497 RESTAURANTS $981,370 No / / 2120 COM'L RIVERFRONT 201 0 Water Stream/River BOARDMAN RIVER 28-51-618-099-04 417 S UNION 10/01/25 $727,000 WD 03-ARM'S LENGTH $727,000 $330,500 45.46 $915,166 $561,043 $165,957 $218,460 0.760 3,773 $43.99 2220 136.3017 STORE RETAIL $549,862 No / / 2090 UNION - STATE - FRONT 201 0 28-51-798-145-00 522 E FRONT 01/18/24 $2,900,000 WD 03-ARM'S LENGTH $2,900,000 $878,400 30.29 $2,056,923 $1,366,018 $1,533,982 $426,221 3.599 6,584 $232.99 2220 147.6340 OFFICE BUILDINGS $1,366,018 No / / 2090 UNION - STATE - FRONT 201 0 Water WEST ARM GRAND TRAVERSE BAY 28-51-798-007-00 430 E FRONT 06/13/25 $825,000 WD 03-ARM'S LENGTH $825,000 $252,800 30.64 $470,331 $137,692 $687,308 $205,206 3.349 1,464 $469.47 2220 122.6670 BARBER/BEAUTY $137,692 No / / 2040 E FRONT ST/MUNSON AVE 201 0