6-6.pdf
Alnamer Investment LLC, Petitioner V City Of Detroit, Respondent · 24-003458-TT
Text extracted from the reviewed PDF, organized by page. OCR and reading order may contain errors; confirm details in the PDF below.
Page 1
STATE OF MICHIGAN DEPARTMENT OF LICENSING & REGULATORY AFFAIRS MICHIGAN ADMINISTRATIVE HEARING SYSTEM MICHIGAN TAX TRIBUNAL Alnamer Investment LLC Petitioner, v MTT Docket No. 24-003458 CITY OF DETROIT, Respondent. PROOF OF SERVICE On 06/06/2025 I, Stacy Smith, E-Filed a copy of the Valuation Disclosure for this appeal to: Michigan Tax Tribunal Po Box 30232 Lansing MI, 48909 And emailed a copy to Petitioner’s Representative: Sam Miller [nassco123@yahoo.com] 26923 Havelock Dearborn Heights, MI 48127 I declare that the statement above is true to the best of my information, knowledge, and belief. Dated: 6/6/2025 Signature Stacy Smith Stacy Smith Appraiser III Coleman A. Young Municipal Center 2 Woodward Ave., Suite 804 Detroit, Michigan 48226
Page 2
Sale Comps Map Overview © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1158060 Page 1 6/6/2025 4 Sale Comps Map Overview — ~~ VILLAGE (24) Birmingham Warren Berkley, WARREN WooDSs St Clair Shores lemm———==nG5eville i - 4 — Farmington Hills Royal Oak Madison ( ’ Huntington .. Heights i Woods Farmington “wy Ferndale Hazel Park AGE OAKS Oak Park Q N | ©} ~(102) 102 Grosse Pointe of Woods Harper,Woods a v V4 Grosse. Qs Pointe Farms (10) (1) Grosse Pointe Grosse LAGE b 5 - Pointe Park Livonia y - \ = Dearborn - Hei WN : .. E =d Westland Garden City "1 =P 8 J RIVERSIDE ay 4 . | [ 4 | TT ‘Tecumseh FOREST GLADE NORWAYNE Inkster Elmstead ¥ | Ao o ge —— | 7 Pp; B I Linco Park / ! AL Map data ©2025 Google 6/6/2025 & © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1158060 Page 1
Page 3
1 18280 Livernois Ave Detroit, MI 48221 (Wayne County) - Detroit W of Woodward Submarket Retail Sale Summary Sold 11/12/2024 Sale Price $215,000 ($74.32/SF) GLA 2,893 SF Built 1947 Land Area 0.09 AC/3,920 SF Sale Comp Status Public Record Sale Comp ID 7034898 Parcel Numbers 02-004359 Contacts Type Name Location Phone Recorded Buyer Ahmed A Pady Detroit, MI 48211 (313) 921-8180 Recorded Seller M H S H Llc - - Transaction Details Sale Date 11/12/2024 Recording Date 12/12/2024 Sale Price $215,000 ($74.32/SF) Zoning C, Detroit Land Price $2,389,133/AC ($54.85/SF) Document Number 59244-0879 Hold Period 20+ Years Parcel Number 02-004359, 02-004361, 02-004360 Assessment At Sale Assessed Year Total Assessed Improved Assessed Land Assessed % Improved Tax Amount 2024 $68,300 $0 $0 - $2,213.03 Sale History Sale Date Price Sale Type Buyer Seller 11/12/2024 $215,000 ($74.32/SF) Individual Property Ahmed A Pady M H S H Llc 4/25/2002 $255,000 ($88.14/SF) Investment MHSH Nick & Melissa Salmo Tenants at Sale Tenant Name Floor SF Occupied Employees Move Date Expiration Livernois Fish Seafood 1 - 2 Jul 2016 - Showing 1 of 1 Tenants Property Details Tenancy Multi Building FAR 0.74 Number of Tenants 1 Parking Spaces 22 Surface Spaces; Ratio of 3.37/1,000 SF Frontage Livernois © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1158060 Page 2 6/6/2025
Page 4
1 18280 Livernois Ave Detroit, MI 48221 (Wayne County) - Detroit W of Woodward Submarket Retail © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1158060 Page 3 6/6/2025
Page 5
2 16800 E 8 Mile Rd Detroit, MI 48021 (Wayne County) - Detroit E of Woodward Submarket Retail Sale Summary Sold 4/4/2023 Sale Price $350,000 ($100.55/SF) GLA 3,481 SF Price Status Confirmed Built 1963 Land Area 0.42 AC/18,295 SF Sale Comp Status Public Record Sale Comp ID 6354228 Contacts Type Name Location Phone Buyer Broker Signature Associates Southfield, MI 48076 (248) 948-9000 Contacts Christopher Monsour (313) 363-1010 Listing Broker Signature Associates Southfield, MI 48076 (248) 948-9000 Contacts Joe Stack (248) 514-8591, Rick Birdsall (248) 842-3145 Transaction Details Sale Date 4/4/2023 Time On Market 3 Months 7 Days Sale Price $350,000 ($100.55/SF) Hold Period 37 Months Land Price $833,342/AC ($19.13/SF) Zoning B4 Sale Type Owner User Parcel Number 21-02785-864 Assessment At Sale Assessed Year Total Assessed Improved Assessed Land Assessed % Improved Tax Amount 2023 $0 $0 $0 - $10,081.46 Sale History Sale Date Price Sale Type Buyer Seller 4/4/2023 $350,000 ($100.55/SF) Owner User - - 3/2/2020 Not Disclosed Investment - DOKHO VIOLETTE 3/28/2013 $60,000 ($17.24/SF) Investment DOKHO VIOLETTE Mannino Michele For Lease At Sale Number of Spaces 1 Total Available 3,481 SF Smallest Space 3,481 SF Asking Rent $12.06 SF/yr Max Contiguous 3,481 SF Retail Available 3,481 SF © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1158060 Page 4 6/6/2025
Page 6
2 16800 E 8 Mile Rd Detroit, MI 48021 (Wayne County) - Detroit E of Woodward Submarket Retail Property Details Tenancy Single Docks None Ceiling Height 14' Building FAR 0.19 Parking Spaces 22 Surface Spaces; Ratio of 6.32/1,000 SF Frontage 123' on Cushing St. (with 1 curb cut), 169' on E. 8 Mile Rd. (with 2 curb cuts) Amenities • Bus Line • Corner Lot • Signage © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1158060 Page 5 6/6/2025
Page 7
3 24480 Grand River Ave Detroit, MI 48219 (Wayne County) - Detroit W of Woodward Submarket Retail Sale Summary Sold 8/11/2022 Sale Price $150,000 ($37.50/SF) GLA 4,000 SF Built/Renovated 1965/2022 Land Area 0.37 AC/16,117 SF Sale Comp Status Public Record Sale Comp ID 6769294 Parcel Numbers 22-00767-884 Contacts Type Name Location Phone Recorded Buyer Detroit Investment Llc - - Recorded Seller Midwest Group LLC - - Transaction Details Sale Date 8/11/2022 Recording Date 5/30/2024 Sale Price $150,000 ($37.50/SF) Zoning B4 Land Price $405,410/AC ($9.31/SF) Document Number 58892-0615 Hold Period 20+ Years Parcel Number 22-00767-884 Assessment At Sale Assessed Year Total Assessed Improved Assessed Land Assessed % Improved Tax Amount 2022 $74,500 $0 $0 - $4,798.72 Sale History Sale Date Price Sale Type Buyer Seller 8/11/2022 $150,000 ($37.50/SF) Individual Property Detroit Investment Llc Midwest Group LLC Property Details Tenancy Single Building FAR 0.25 Ceiling Height 16' Parking Spaces 30 Surface Spaces; Ratio of 7.50/1,000 SF Frontage 155' on W Grand River (with 2 curb cuts) Amenities • Air Conditioning • Corner Lot • Restaurant • Skylights • Storage Space • Tenant Controlled HVAC • Wheelchair Accessible © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1158060 Page 6 6/6/2025
Page 8
4 20939 Grand River Ave Detroit, MI 48219 (Wayne County) - Detroit W of Woodward Submarket Retail Sale Summary Sold 8/3/2022 Sale Price $217,000 ($78.59/SF) GLA (% Leased) 2,761 SF (100%) Built 1976 Land Area 0.53 AC/23,087 SF Sale Comp Status Public Record Sale Comp ID 6143461 Parcel Numbers 22-00742-530 Contacts Type Name Location Phone Recorded Buyer Js Cafe Llc - - Recorded Seller Detroit Blight Busters Inc - - Transaction Details Sale Date 8/3/2022 Recording Date 8/18/2022 Sale Price $217,000 ($78.59/SF) Zoning B4 Land Price $409,430/AC ($9.40/SF) Document Number 57808-0659 Hold Period 23 Months Parcel Number 22-00742-530 Assessment At Sale Assessed Year Total Assessed Improved Assessed Land Assessed % Improved Tax Amount 2022 $51,700 $0 $0 - $4,917.07 Sale History Sale Date Price Sale Type Buyer Seller 8/3/2022 $217,000 ($78.59/SF) Individual Property Js Cafe Llc Detroit Blight Busters Inc 9/26/2020 $225,000 ($81.49/SF) Owner User - Fredrick S Junn 7/23/2012 $27,500 ($9.96/SF) Owner User Fredrick S Junn GE Capital Franchise Fi- nance Corp Property Details Building FAR 0.12 Parking Spaces 24 Surface Spaces; Ratio of 8.69/1,000 SF Frontage Grand River (with 1 curb cut) © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1158060 Page 7 6/6/2025
Page 9
5 17505 E Warren Ave Detroit, MI 48224 (Wayne County) - Detroit E of Woodward Submarket Retail Sale Summary Sold 7/1/2022 Sale Price $200,000 ($101.27/SF) GLA (% Leased) 1,975 SF (100%) Built 1992 Land Area 0.39 AC/16,988 SF Sale Comp Status Public Record Sale Comp ID 6068649 Contacts Type Name Location Phone Recorded Seller Mgm Stars Llc Hamtramck, MI 48212 - True Seller Pady Ghailan A Detroit, MI 48219 (313) 685-6689 Contacts Ghailan Pady (313) 685-6689 Transaction Details Sale Date 7/1/2022 Hold Period 68 Months Sale Price $200,000 ($101.27/SF) Zoning C Land Price $512,833/AC ($11.77/SF) Parcel Number 21-00297-784 Assessment At Sale Assessed Year Total Assessed Improved Assessed Land Assessed % Improved Tax Amount 2022 $0 $0 $0 - $7,000.39 Sale History Sale Date Price Sale Type Buyer Seller 7/1/2022 $200,000 ($101.27/SF) Individual Property - Pady Ghailan A 11/16/2016 Not Disclosed Individual Property Mgm Stars Llc Twins Property Investments LLC 7/25/2016 $290,000 ($146.84/SF) Investment or Owner User Twins Property Investments Llc Mastodon Ventures, Inc. 2/28/2012 $56,200,000 ($751.47/SF) 30 Property Portfolio* Mastodon Ventures, Inc. Kazi Foods, Inc. *Non-arms Length Sale Comp Property Details Tenancy Single Building FAR 0.12 Docks None Parking Spaces 10 Surface Spaces; Ratio of 5.06/1,000 SF © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1158060 Page 8 6/6/2025
Page 10
5 17505 E Warren Ave Detroit, MI 48224 (Wayne County) - Detroit E of Woodward Submarket Retail Property Details (Continued) Frontage 131' on Neff Ave, 186' on Warren Ave Amenities • Bus Line • Drive Thru • Pylon Sign • Signage © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1158060 Page 9 6/6/2025
Page 11
6 2629 E Vernor Hwy Detroit, MI 48207 (Wayne County) - Detroit E of Woodward Submarket Retail Sale Summary Sold 1/29/2022 Sale Price $200,000 ($78.68/SF) GLA (% Leased) 2,542 SF (100%) Built 1973 Land Area 0.23 AC/10,019 SF Sale Comp Status Public Record Sale Comp ID 5944700 Parcel Numbers 11-0010246 Contacts Type Name Location Phone Recorded Buyer Ma Property Investments Llc Detroit, MI 48207 - Recorded Seller Sarraf Ents Llc - - Transaction Details Sale Date 1/29/2022 Recording Date 3/9/2022 Sale Price $200,000 ($78.68/SF) Zoning R3 Land Price $869,548/AC ($19.96/SF) Document Number 57453-0561 Hold Period 20+ Years Parcel Number 11-0010246 Assessment At Sale Assessed Year Total Assessed Improved Assessed Land Assessed % Improved Tax Amount 2022 $43,800 $0 $0 - $4,352.29 Sale History Sale Date Price Sale Type Buyer Seller 1/29/2022 $200,000 ($78.68/SF) Individual Property Ma Property Investments Llc Sarraf Ents Llc Tenants at Sale Tenant Name Floor SF Occupied Employees Move Date Expiration Mr Fish 1 2,889 3 Mar 2012 - Showing 1 of 1 Tenants Property Details Tenancy Single Docks None Number of Tenants 1 Building FAR 0.25 Parking Spaces 24 Surface Spaces; Ratio of 9.44/1,000 SF © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1158060 Page 10 6/6/2025
Page 12
6 2629 E Vernor Hwy Detroit, MI 48207 (Wayne County) - Detroit E of Woodward Submarket Retail Property Details (Continued) Frontage 151' on Vernor Hwy (with 2 curb cuts) Amenities • Pylon Sign © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1158060 Page 11 6/6/2025
Page 13
7 2757 W Davison St - Church's Chicken Detroit, MI 48238 (Wayne County) - Detroit W of Woodward Submarket Retail Sale Summary Sold 3/16/2021 Sale Price $165,000 ($149.46/SF) GLA (% Leased) 1,104 SF (100%) Price Status Confirmed Built 1977 Land Area 0.38 AC/16,553 SF Sale Comp Status Public Record Sale Comp ID 5457509 Contacts Type Name Location Phone Buyer Broker Fortis Net Lease Farmington Hills, MI 48334 (248) 254-3410 Contacts Marvin DeLaura (248) 770-1966 Recorded Seller Pei-chi Fang Rowland Heights, CA 91748 - True Seller Church's Chicken Atlanta, GA 30328 (770) 350-3800 Listing Broker Fortis Net Lease Farmington Hills, MI 48334 (248) 254-3410 Contacts Marvin DeLaura (248) 770-1966 Transaction Details Sale Date 3/16/2021 Sale Type Investment Sale Price $165,000 ($149.46/SF) Hold Period 107 Months Land Price $434,205/AC ($9.97/SF) Zoning B2 Parcel Number 10-00-419-70-04L Assessment At Sale Assessed Year Total Assessed Improved Assessed Land Assessed % Improved Tax Amount 2021 $0 $0 $0 - $2,956.71 Sale History Sale Date Price Sale Type Buyer Seller 3/16/2021 $165,000 ($149.46/SF) Investment - Church's Chicken 4/9/2012 Not Disclosed Investment Pei-chi Fang Midvale LLC 2/27/2008 $257,550 ($233.29/SF) Investment Midvale LLC FRIH CHKN LLC © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1158060 Page 12 6/6/2025
Page 14
7 2757 W Davison St - Church's Chicken Detroit, MI 48238 (Wayne County) - Detroit W of Woodward Submarket Retail For Lease At Sale Number of Spaces 1 % Leased 100% Smallest Space 1,104 SF Asking Rent $2.33 SF/yr Max Contiguous 1,104 SF Retail Available 1,104 SF Total Available 1,104 SF Tenants at Sale Tenant Name Floor SF Occupied Employees Move Date Expiration Church's Chicken 1 1,104 - - Dec 2024 Showing 1 of 1 Tenants Property Details Tenancy Single Building FAR 0.07 Parking Spaces 19 Surface Spaces; Ratio of 10.00/1,000 SF Frontage 135' on Davison St, 121' on Lawton St © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1158060 Page 13 6/6/2025
Page 15
7 Sale Price Center Size Price per SF Actual Cap Rate Days on Market Sale Price to Asking Price Ratio 88.61% $150,000 1,104 SF $37.50 - 97 $213,857 2,679 SF $79.81 - 97 88.61% $200,000 2,761 SF $78.68 - 97 88.61% $350,000 4,000 SF $149.46 - 97 88.61% 7 7 - 1 1 Totals Sold Transactions $1,497,000 Total Sales Transactions: Total Sales Volume: 7 Survey Criteria basic criteria: Type of Property - Retail; Property Size - up to 5,000 SF; Secondary Type - Restaurant, Fast Food; Sale Date - from 1/1/2021; Sale Status - Sold, Under Contract/Pending; Return and Search on Portfolio Sales as Individual Properties - Yes; Exclude Non-Arms Length Comps - Yes geography criteria: Geography - User Defined Polygon Search additional criteria: - * This result set has been amended with criteria to add and/or remove records. Comps Statistics Count High Median Average Low Quick Stats Report © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1158060. Page 14 6/6/2025
Page 16
1 17505 E Warren Ave Detroit, Michigan 48224 (Wayne County) - Detroit E of Woodward Submarket Retail Property Summary GLA 1,975 SF Built 1992 Tenancy Single Asking Rent Withheld Parking Spaces 10 (5.06/1,000 SF) Frontage 131' on Neff Ave Frontage 186' on Warren Ave Property Details Land Area 0.39 AC (16,988 SF) Building FAR 0.12 Zoning C Parcel 21-00297-784 Amenities • Bus Line • Drive Thru • Pylon Sign • Signage Previous Sale Sale Date 7/1/2022 Sale Price $200,000 ($101.27/SF) Comp ID 6068649 Comp Status Public Record Transportation Parking Details 10 Surface Spaces; Ratio of 5.06/1,000 SF Traffic Volume 8,658 on Guilford St (2025); 571 on E Warren Ave (2025); 830 on E Warren Ave (2025); 7,485 on Marseilles St (2025); 8,567 on Guilford St (2025); 822 on E Warren Ave (2025); 986 on E Warren Ave (2025); 6,581 on Marseilles St (2025); 10,403 on Bluehill (2025); 17,519 on E Warren Ave (2025) Frontage 131' on Neff Ave; 186' on Warren Ave Commuter Rail Detroit 16 min drive Airport Windsor International 41 min drive Detroit Metro Wayne County 44 min drive Walk Score ® Very Walkable (72) Transit Score ® Some Transit (47) Contact Details Recorded Owner Alnamer Investment Llc 8203 Winkelman St Detroit, MI 48211 USA © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1550797 Page 1 6/6/2025
Page 17
STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR PROPERTY TAX APPEAL ANSWER FORM VALUATION / EXEMPTION / CLASSIFICATION APPEAL MOAHR DOCKET NO. 24-003458 Section 1: Respondent’s Contact Information Filer Type: Local Unit of Government City of Detroit (Wayne) First Name Jean-Philippe M.I. Last Name/Company Name/Unit of Government Saulnier Mailing Address (No., Street, P.O. Box or Rural Route) 2 Woodward Ave. City or Town Detroit State Michigan ZIP Code 48226 Telephone Number 313-939-0127 Fax Number E-mail Address assessorscbdcommercial@detroitmi.gov Section 2: Respondent’s Attorney/Authorized Representative’s Contact Information First Name Stacy M.I. Last Name Smith Firm Name (if any) Address (No., Street, P.O. Box or Rural Route) 2 Woodward ave, Suite 804 Commercial Industrial City or Town Detroit State Michigan ZIP Code 48226 Telephone Number 3135250567 Fax Number E-mail Address smithsta@detroitmi.gov Section 3: Subject Property Information Does the subject property have a Principal Residence Exemption of 50% or more? Are the parcels listed by Petitioner contiguous or adjoining? If not, list which parcels adjoin one another. Yes Section 4: Explain Your Answer to this Appeal Pursuant to Michigan Tax Tribunal Rule (TTR) 277(3), you MUST submit a copy of the notice giving rise to the appeal (e.g. Board of Review Decision, Notice of Uncapping, or Assessment Change Notice) with this Small Claims Answer, if applicable. If you do not submit this document, you may be held in default.
Page 18
STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR The subject property is fairly assessed and line with with similar properties located within the City of Detroit. Section 5: Jurisdictional Issues IF PETITIONER IS APPEALING THE TRUE CASH AND/OR TAXABLE VALUES Did Petitioner protest the assessment at a Board of Review (BOR)? If yes, check which BOR Petitioner attended: If no, was the Notice of Assessment properly sent to Petitioner prior to the March BOR? *Submit a copy of the Notice of Assessment with the Answer. If the July or December BOR revised the assessment(s) at issue, did it have authority? If yes, cite the Board’s authority. Was the assessment(s) at issue established as the result of a clerical error or mutual mistake of fact? If yes, explain. Is Petitioner appealing from a State Tax Commission Order? If so, what is the issue date? Michigan IF PETITIONER IS APPEALING THE UNCAPPING OF TAXABLE VALUE When was the Notice of Uncapping, if applicable, issued? Under what statutory section was the Taxable Value uncapped? IF PETITIONER IS APPEALING THE DENIAL OF A POVERTY EXEMPTION Did Petitioner request a Poverty Exemption at a BOR? If Yes, check which BOR Petitioner attended: List the date the BOR denied Petitioner’s Poverty Exemption: IF PETITIONER IS APPEALING THE DENIAL OF AN EXEMPTION OTHER THAN POVERTY, PRINCIPAL RESIDENCE, OR QUALIFIED AGRICULTURAL EXEMPTIONS Did Petitioner request the exemption at the BOR? If Yes, check which BOR Petitioner attended:
Page 19
STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR Tax Year(s) denied: List the date the exemption was denied: What statutory section did Petitioner request the subject property be exempt? IF PETITIONER IS APPEALING THE CLASSIFICATION OF PROPERTY What do you believe the classification should be: Section 6: Valuation Information *Use the multiple parcel form for additional, contiguous parcels. Parcel Identification Number: 21002977-84 Classification of Property: Real Commercial Current Assessed Value (also known as State Equalized Value) as established by the BOR: 91,600 Current Taxable Value as established by the BOR: 91,600 What do you believe is the fair market value (also known as True Cash Value)? 183,156 Multiply the True Cash Value by. 5 and enter here. This is your contention of Assessed Value. 91,600 If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. Electronic Signature *Typing your name below will serve as your signature Respondent or Attorney/Authorized Representative’s Signature: /s/ Stacy Smith