Evidence and Reason for Petition .pdf
David Jonathan Siik Petitioner V Township Of Negaunee Respondent · 26-002352-TT
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Dear Michigan Tax Tribunal, Included here is consolidated reasoning and evidence as to why we are formally protesting the assessed cash value of our property located at 101 Nardi Dr, Parcel 52- 10-460-031-00, which we believe is substantially inflated relative to its true fair market value. Independent Appraisal The county's current assessed cash value of $984,000 does not reflect the property's actual condition or market position. As a condition of the first right of refusal purchase through a Trust, an independent appraisal was obtained by the trust company, the results of which we were required to accept. That full report is included as a supporting exhibit. The resulting Fair Market Value assessment, completed in 2024 and reviewed and approved by the trust company, their legal counsel, and multiple real estate professionals, established a fair market value of $349,000. The report explicitly notes the absence of fair comparable properties given the property's age and abandoned condition. We also wish to note that we intended to submit this information in protest of the prior year's assessment—the year of uncapping—but were unaware of the applicable deadlines at that time. Property Condition The property had been abandoned, unsecured, and left non-winterized for nearly a year prior to our purchase. Upon restoring utilities, we experienced water damage on the second floor, which has not been remedied. The exterior siding has extensively rotted and separated from the structure, resulting in significant animal infestation that we are also in the process of addressing. The original garage closest to the home has recently collapsed and is a complete loss (image included). The property's age and cumulative condition issues render it incomparable to any home currently listed or recently sold within the county's assessed value range. Comparable Properties Only 3 improved residential properties (existing homes, excluding vacant land sales) have sold on the Dead River Basin in the past 12 months (June 2025 – June 2026). Sales evidence clearly shows dwelling condition, modern amenities, and age drive value significantly more than lot size. The subject property is included below for direct comparison: Address Sale Date Sale Price Beds/Baths Sq Ft Yr Built Lot Condition / Notes 273 N Basin Dr Negaunee, MI 49866 Oct 2025 $985,000 4 bd / 4 ba 2,885 2003 2.98 ac 616 ft frontage Pristine condition; peninsula location; private sand beach & boat launch; $150K+ in recent upgrades incl. $86K solar
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system, new furnace, hot tub; highest recorded sale on Dead River Basin 110 Marra Dr Negaunee, MI 49866 Aug 2025 $395,000 2 bd / 2 ba 1,008 1998 1.88 ac Move-in ready waterfront home; new appliances; primary suite w/ private deck; 30x40 insulated heated garage, sauna; dock w/ canoe & paddle boat included; generator 328 Clark Creek Rd Ishpeming, MI 49849 Feb 2026 $190,000 1 bd / 1 ba 500 1975 7 ac Recreational cabin; listed at $229,900, reduced twice, sold 7.3% below final list price 101 Nardi Dr Negaunee, MI 49866 ▶ SUBJECT PROPERTY Aug 2024 $349,000 Assessed: $984,000 4 bd / 3 ba 2,507 1951 10.87 ac Purchased as abandoned & distressed; non- winterized, unsecured ~1 year prior to sale; water damage on 2nd floor; extensive exterior rot & animal infestation; no fair comparable existed — appraised at $349,000 by licensed professional, approved by trust company & legal counsel The subject property sold for $349,000 in Aug 2024 — yet is currently assessed at $984,000, nearly identical to the highest recorded sale on the Dead River Basin: a 2003-built, fully upgraded luxury home on a peninsula with 616 ft of waterfront and over $150,000+ in recent improvements (including an $86,000 solar system). These two properties are not comparable in any meaningful way. Requested Adjustment The 2024 independent appraisal established a fair market value of $349,000. While we recognize that figure reflects the property's most distressed state and may be considered conservative, it was prepared by a licensed, accredited professional familiar with and experienced in the local market, approved through a formal trust process—and it illustrates the significant gap between assessed value and market reality. We are not requesting adjustment to that level. Rather, we respectfully ask that the assessed value be reduced to $776,000, which we believe represents a fair and reasonable position given the property's condition, age, and the limited comparable sales activity in this price tier. This figure accounts for the property's potential value once repairs are completed, while still reflecting the material deficiencies that exist today. We appreciate the Tribunal's time and careful consideration of this matter.
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Sincerely, David J. Siik