24-003409.pdf
Sandy McFiddish LLC, Petitioner V City Of Ypsilanti, Respondent · 24-003409-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
RECEIVED WAY 05 2005 MICHIGAN TAX TRIBUNAL Docket Number: 24-003409 Parcel ID: 11-11-37-126-024 Address: 423 W Forest Ave, Ypsilanti, MI 48197 Jurisdiction: City of Ypsilanti Zoning: CN - Commercial Neighborhood School District: Ypsilanti Community Schools Tax Year: 2024 The Washtenaw County Equalization residential sales study for tax year 2024 determined an increase of 12% in market value. The Market Approach or Sales Comparison Approach to value is the most well- known and practiced method for valuing real estate. The essence of this approach is the principle of substitution; that is that a buyer will pay a price for a particular property that is comparable with the prices currently being paid for similar properties in similar locations. The assessor recognizes that it is only the rare coincidence that any two properties are exactly alike. An adjustment process is generally required to compensate for the differences between comparable data used by the assessor and the subject property being valued. Other factors, in addition to physical differences,
Page 2
2024 Value Determined by The Board of Review Value Type Assessed Value $194,200 Taxable Value $102,423 SEV (State Equalized Value) $194,200 Estimated TCV $388,400 Area Data: The subject is located within Washtenaw County in the City of Ypsilanti. The city is located 10 miles from the City of Ann Arbor and 33 miles from the City of Detroit. Ypsilanti is an easy commute for residents, employees, students, and business travelers. Detroit Metro Airport is fifteen miles to the east. The University of Michigan, a nationally known educational and medical facility, is located nearby in Ann Arbor and the City of Ypsilanti is home to Eastern Michigan University. Property Description: The subject property is improved 6+ unit multi-family structure originally constructed in 1968. The total building area is approximately 3,094 sq. ft., situated on a 0.35-acre lot (119* x 130°). The property features: * Public water/sewer + Standard utilities (gas, electric) + Asphalt shingle roof, vinyl siding ¢ Assessor ECF indicates multi-family/apartment use at a factor of 1.435 Permit history includes mechanical updates new electrical 2016, roof replacement 2001. Approach to Value: Sales Comparison Approach Using recent arm’s-length sales of comparable multi-family properties in the Ypsilanti area, an opinion of market value will be established considering factors like location, condition, unit count, and square footage. The following analysis compares the subject property at 424 Madison to three recent arm’s-length sales of similar multi-family/apartment-style buildings located within the City of Ypsilanti. All sales have occurred within the past [8 months and were verified as valid market transactions.
Page 3
Site Characteristics: The comparables were chosen as the best representation of improved properties like the subject property. No adjustment was warranted for the comparables. Summary of Building Characteristic Adjustments: Adjustments were applied to the comparable sales to account for differences in key building characteristics, ensuring a more accurate reflection of the subject property’s market value. The following outlines the specific changes made: [1 Square Footage: « Adjustments were made when the subject differed from a comparable by 100 square feet or more. « Comparables | and 3 were larger than the subject and received a negative adjustment of $30 per square foot over the difference. « Comparable 2, being smaller than the subject, received a positive adjustment to reflect the added value of the subject's greater living area. [1 Bathroom Count: « Comparables 1,2,3 lacked additional bath count beyond what is present in the subject property. A positive adjustment of $2,800 was applied for a full bath and $1,400 to account for a half bath. [7 Air Conditioning: « Comparable 2 was the only property with central air conditioning, resulting in a negative adjustment to reflect its superior utility compared to the subject. IT Garage Presence: « Comparables | and 3 included garage space, while the subject does not. o Each received a negative adjustment to align with the subject’s lack of garage and associated value impact. || Time/Market Adjustment: oA positive time adjustment was applied to all comparables to reflect a 10% annual appreciation in market value from the sale date of each comparable to the valuation date of December 31, 2024. This adjustment ensures that all comparable sale prices are brought to current market conditions. |) Condition Adjustment: oA 5% negative adjustment was applied to all comparables to reflect the subject's inferior physical condition, as it requires repairs, while the comparables were in average condition at the time of sale. These adjustments align each comparable more closely with the subject property, supporting a consistent and well-supported indication of market value.
Page 4
Chau. verua =, MAIZ Mexican Cantina CB), W Cross St Riverside Park 5 cmmet st rridan St E 4 4 2 FE oun, Q x [3 Pshtenaw Ave i = [4 —— @ MIDTOWN Muha Meds Z 5 = o Ypsilanti Retail Store i i E) Congress St E SE ;Yreilany Fischer Honda on ‘ E = Woods OF a FH ma Plasma © g is Co. 4 * anal Catherine St ®= VB C & H Community ? Waterwork rown Chapel 2 For Funai © & Park ME Church %® 0] 3 2 The Mix Fitness Studios 2) 2 A o ag St Se Perry Elementary School &9 sa) © the Patient Station s 0 2 Go ; x Parkridge Park = Q HERITAGE PARK Red Pin — Subject Property Green Pins — Comps 1,2,3 Final Reconciliation of Value In the final reconciliation of the sales comparison analysis, professional judgment and valuation experience were applied to determine the most appropriate indication of value. While all three comparable sales provided relevant market data, Comparable 3 was given the most weight due to its proximity, fewer required adjustments, and stronger alignment in both physical and economic characteristics to the subject property. Based on this analysis, it is my supported and professional opinion that the following values accurately represent the subject property for the 2024 assessment year: o Assessed Value (SEV): $179,000 e Taxable Value: $102,423 o True Cash Value (TCV): $358,000 This value conclusion reflects current market conditions, verified sale data, and sound adjustment practices, and it is respectfully submitted for consideration.
Page 5
Docket No. 24-003409 ITEM Subject Property Comparable 1 Comparable 2 Comparable 3 Subject Address 424 Madison St. 310 N. Hamilton St 601 Emmet St. 126 N. Adams St. Sale Price “ $240,000 $300,000 $365,000 Date of Sale - Apr-22 $ 72,180 May-21 $122,579 Nov-23 $ 43,191 Price Per 5 Ft. - 56.43 114.24 103.22 Property Rights Fee Simple Fee Simple - Fee Simple - Fee Simple - Financing Cash / Conv. Cash / Conv. - Cash / Cony. - Cash / Conv. - Condition of Sale Multi Arm's Length Arm's Length § (12,000) Arm's Length $ (15,000) Arm's Length $ (18,2250) Market Conditions Increasing Increasing - Increasing - Increasing - Site Characteristics City of Ypsilanti / City of Ypsilanti / City of Ypsilanti / City of Ypsilanti / Residential Residential Residential Residential Location neighborhood neighborhood - neighborhood - neighborhood - Site size - Acres Improved site Improved site - Improved site - Improved site - Building Characteristics Type of build Multi Family Multi Family = Multi Family = Multi Family - Age / Yr. Built 1968 1894 - 1880 - 1820 - Condition Needs Repairs Average $ (12,000) Average $ (15,000) Average $ (18,250) Living Area 3,094 4,253 $ (34,770) 2,626 $ 14,040 3,536 $ (13,260) Bath Count 6 Full Bath 5 Full Bath/ 1 Half [$1,400 5 Full Bath $2,800 5 Full Bath $ 2.800 Basement Walkout N/A N/A - N/A - N/A - Basement Finish N/A N/A - N/A - N/A - Heating and Cooling Forced Air Furnance No AC - Has AC $ (7,500) No AC - Garage / Car Port No Garage Detached Garage $ (5,500) No Garage - Attached Garage $ (2.500) Fireplace N/A N/A 5 N/A - N/A - Remodel / Updates N/A N/A - N/A - N/A - Total adjustments $9,310 $101,919 $ (6,269) Indicated Value 249,310 401,919] 358,731 Adjusted Price Per SF: $ 5862 $ 153.05 $ 101.45 Sales Data used 04/01/2021 - 12/31/2023 2024 Sales Study Period 04/01/2021 - 03/31/2023 Time adjustment 10% annual increase Multi parcel sale adjustment for subject 5% * Qualitative analysis no direct adjustment technique but considered at 5% for Multiparcel sale 5% adjustment considered for subject property repairs * Cosmetic only, property still functional
Page 6
Parcel Number:
1111-11-37-126-024
Jurisdiction:
CITY OF YPSILANTI
County:
WASHTENAW
Printed on
04/28/2025
Grantor
Grantee
Sale:
Sale
iInst.
Terms
of
Sale
Liber
Verified
{
Prent.
{
Price
Date
Type
&
Page
By
Trans.
{YPF
16
LLC
SANDY MCFIDDISH
LLC
1,
01/28/2021
(PTA
26-PARTIAL INTEREST
PROPERTY TRANSFER
0.0
BOGS
PROPERTIES
LLC
YPF
16
LLC
223,205}
02/07/2017
[WD
20-MULTI
PARCEL SALE
REF
PROPERTY TRANSFER
100.0
CROCHET LAWRENCE
P
BOGS
PROPERTIES,
LLC
165,000 09/12/2002
WD
21~NOT USED/OTHER
4163-619
DEED
100.0
BABINSKI MARK
CROCHET LAWRENCE
P
|
110,000
10/26/1889
WD
03-ARM'S
LENGTH
(3911/0969
NOT VERIFIED
100.0
Property Address
Class:
COMMERCIAL-IMPROV Zoning:
R-1
{
Building
Permit (s}
Date
{Number
Status
424 MADISON
ST
School:
YPSILANTI
SCHOOL DISTRICT
101-4-3710~461-01
(118)
EL
07/15/2016
PELEC-16-0090
(CLOSED
P.R.E.
0%
101-4-3710-461-02
(206)
ME
10/20/2015
PMECH-15-0238
(CLOSED
Owner's Name/Address
WAP #: K-4 17-1
SHED
63/25/2004
|PMECH-04-0022
| CLOSED
Sn an
on LLC
5024 Est TCV 388,309 TCV/TFA: 125.50 SHED
172872003
PMECH-03-029
CLOSED
YPSTLANTT
MT
48197
X {Improved
Vacant
Land Value Estimates
for Land Table 00064.64.
COMMERCIAL
Public
*
Factors
*
AVERAGE
LOT
SIZE
IS
Improvements
Description
Frontage
Depth
Front
Depth
Rate
%Ad].
Reason
Value
Trt
Pitt Road
119.00
130.00
1.0000
0.0000
1060
100%
0
Tax Description
Gravel Road
PER ACRE
1-5 ACRES
0.35 Acres
108800
100
38,624
6-23-2005 REVISED
¥
paved Road
* denotes
lines
that
do not contribute
to
the total acreage calculation.
OWNER REQUEST
YPC 48W-241A-1
LOTS
353,
Storm Sewer
119 Actual
Front Feet,
0.35
Total Acres
Total Est.
Land Value
=
38,624
354
ALSO W'LY
7
FT
LOT 355,ALSO
THE
E
Sidewalk
12
FT
OF
LOT
352
OF PARK RIDGE
SUB.
SPLIT
Water
Work Description
for
Permit PELEC~16-0090,
Issued 07/15/2016:
NEW ELECTRICAL
IN
ON 03/13/2001
FROM 11-11-37-126-021
Sewer
LAUNDRY ROOM
11-11-37-126-018;
Electric
Work Description
for
Permit PMECH-15-0238,
Issued 10/20/2013:
UNIT
#6
-
Comments/Influences
Gas
REPLACEMENT WILLIAMS
FURNACE
EONTTS
curb
Work Description
for
Permit
PMECH-04-0022,
Issued 02/25/2004:
INSTALLATION
OF
Street Lights
Standard Utilities
Underground Utils.
WATER HEATER
PER ALL
Work Description
for
Topography
of
Work Description
for
CODE REQUIREMENTS.
Permit PMECH-03-029,
HEATER
PER ALL CODE REQUIREMENTS.
Permit PBLDG-01-248,
REQUIREMENTS
TO INCLUDE TEAR-OFF
Issued 01/28/2003:
REPLACE
SPACE
Issued 05/08/2001:
REROOF
PER CODE
The Equalizer.
Copyright
(c)
199%
-
2009.
Licensed
To:
City
of Ypsilanti,
Washtenaw,
Michigan
County
of
Site
Level
Rolling
Low
High
Landscaped
Swamp
Wooded
{Pond
‘Waterfront
Ravine
Wetland
J
—
;
.
Flood Plain
Year
|
Land
Building
Assessed
Board of
Tribunal/
Taxable
Value
Value
Value
Review!
Other
Value
Who
When
What
2024
18,300
174,900
194,200
194,200M
102,423C
2023
16,800
140,800
157,600
97,546C
2022
15,200
115,000
130,200
92,901C
12021
15,200
111,200
126,400
89, 934C
*%%
Information herein deemed reliable
but
not guaranteed***Page 7
04/28/2025 Printed on 1111-11-37-126~024 Parcel Number: *** Information herein deemed reliable but not guaranteed*+**
Page 8
Commercial/Industrial Building/Section
1
of
1
Parcel
Number:
1111-11-37-126-024
Printed
on
04/28/2025
Desc.
of Bldg/Section:
1
| Calculator Occupancy:
Apartmen t
Class:
C
Construction Cost
Floor Area:
3,094
TT
y
7
Gross Bldg area:
3,094
High
jpbove Ave.
|X Ave.
| ow
Stories Above
Grd:
2
**
**
Calculator
Cost
Data
**
*¥
Average
Sty Hght
:
8
Quality:
Average
Bsmnt Wall Hght
Heat#1l:
Zoned A.C.
Warm
& Cooled Air
100
Heat#2:
Forced Air
Furnace
0%
58.0"
| Depr.
Table
22.25%
ave.
sqFt/Story:
1547
Effective Age
58
Ave.
Perimeter:
174
5
Physical
%Good:
37
Has Elevators:
hd
Func.
%Good
100
28TY
a
Economic
%Good:
100
+++ Basement Info
***
~
Year Built
Area:
450°
1968 Remodeled
Perimeter:
.
a
Type:
Basement Units
Overall Bldg
Heat:
Electric Wall Heaters
Height
* Mezzanine
Info
*
Comments:
Area
#1
Type
#1:
Office
(No Rates)
Area
#2:
Type
#2:
Office
(No Rates)
*
Sprinkler
Info
*
Area:
Type:
Average
| Stohby
pen Shosch
ti)
Excavation/Site
Prep:
{7}
Interior:
(11)
Electric
and Lighting:
(39)
Miscellaneous:
(2)
Foundation:
{Footings
(8)
Plumbing:
grees
Outlets:
Fiztures:
| ¥
Poured Conc
|
[Brick/Stone
Block
Many
Average
Few
—
Above Ave.
Typical
None
|X
[Few
X
Few
.
-
Average
Average
Total Fixtures
Urinals
Many
Many
(3)
Frame:
3-Piece Baths
Wash Bowls
Unfinished
Unfinished
2-Piece Baths
Water Heaters
Typical
Typical
Shower Stalls
Wash Fountains
Toilets
Water Softeners
{Flex Conduit
Incandescent
Rigid Conduit
Fluorescent
{4)
Floor
Structure:
Armored Cable
Mercury
(40}
Exterior
Wall:
Non-Metalic
Sodium Vapor
(5)
Sprinklers:
Bus
Duct
Transformer
[Thickness
|Bsmnt
Insul.
(13)
Roof Structure:
Slope=0
(5)
Floor Cover:
(10)
Heating and Cooling:
X
{Gas
Coal
Hand Fired
oil
Stoker
Boiler
(14)
Roof Cover:
(6)
Ceiling:
*%%
Information herein deemed reliable
but
not guaranteed***Page 9
Income Statement
1
of
1
Parcel Number:
1111-11-37-126-024
Printed
on
04/28/2025
<<<
Income Capitalization Calculations
>>>>>
(1 Bedrooms)
4
Units
x
900
per
unit
=
3,600
{2 Bedrooms)
2 Units
x
1025
per
unit
=
2,050
Gross
Income
(100%
Occupancy
+ Miscellaneous)
x
12 months
=
67,800
Vacancy
& Collection Loss
10.00%
=
-6,780
Effective Gross
Income
=
61,020
| Annual Operating Expenses
i Non-Itemized Expenses:
18306
Total Annual Operating Expenses
=
18,306
i
Net Operating Income
before
Taxes
or Capital Charges
=
42,714
: Comments/Data
From:
Capitalization Rate
=
7.00%
Tax Rate
=
4.00%
Overall
Cap.
Rate
=
11.00%
i
Income Capitalized Value
(Net
Income
/ Capitalization
Rate)
=
388,309
+
%
of
Stmnt
on
Parcel:
100
Contribution
to
Total
Parcel
Cost
=
388,309
***
Information herein deemed reliable
but
not guaranteed*¥*Page 10
Parcel Number:
1111-11-40-185-005
Jurisdiction:
CITY OF YPSILANTI
County:
WASHTENAW
Printed on
04/28/2025
Grantor
Grantee
Sale
Sale
iInst.
Terms
of
Sale
Liber
Verified
Prent.
Price
Date
Type
&
Page
By
Trans.
310
N HAMILTON
LLC
BISHOP PICKERING
LLC
240,000)
04/13/2022
PTA
03-ARM'S
LENGTH
PROPERTY TRANSFER
100.0
HALE,
BRENT-SUSAN TRUST
310
N HAMILTON LLC
0}
01/21/2016
WD
21-NOT USED/OTHER
PROPERTY TRANSFER
0.0
HALE,
BARBARA
D TRUST
HALE,
BRENT-SUSAN TRUST
0]
09/17/2015
{WD
21-NOT USED/OTHER
PROPERTY TRANSFER
1060.0
HALE,
BARBARA
{HALE,
BARBARA
D TRUST
0}
05/23/1895
WD
14-INTO/OUT
OF TRUST
DEED
0.0
Property Address
‘Class:
COMMERCIAL-IMPROV
Zoning:
Split
Building
Permit (s)
Date
Number
Status
310
N HAMILTON
ST
School:
YPSILANTI
SCHOOL DISTRICT
SHED
09/15/2004
PMECH~04~0144
CLOSED
P.R.E.
0%
Hist.Dist:
X
MASONRY
09/03/1998
P~ELEC~98-0095
[CLOSED
Owner's Name/Address
MAP #: K-2 9-2
(B)
SHED
08/15/1598
B-MECH- 96-0044
CLOSED
BISHOP PICKERING LLC
2024 Est TCV 376,920 TCV/TEA: 88.62
206
N.
HURON
ST.
.
{YPSILANTI
MI
48197
¥X Improved
Vacant
Land Value Estimates
for Land Table 00019.19.
STUDENT AREA APARTMENTS
Public
*
Factors
*
AVERAGE
LOT
SIZE
IS
Improvements
Description
Frontage
Depth
Front
Depth
Rate
%Adj.
Reason
Value
ne
DiTt Road
66.00
165.00
1.0000
1.1180
736
100
54,310
Tax Description
Gravel Road
66 Actual
Front
Feet,
0.25 Total Acres
Total Est.
Land Value
=
54,310
*OLD
SID
-
11
11-441-406-00
YP CITY
44%W-113
LOT
406 NORRIS
&
CROSS ADDITION.
Comments/Influences
6 UNITS
The Equalizer.
{Licensed
To:
(Washtenaw,
Copyright
(c)
1999
- 2009.
City
of Ypsilanti,
County
of
Michigan
Paved Road
Storm Sewer
Sidewalk
Water
Sewer
Electric
‘Gas
iCurb
Street Lights
Standard Utilities
Underground Utils.
Topography
of
Site
Level
Rolling
Low
High
Landscaped
Swamp
Wooded
Pond
Waterfront
Ravine
Wetland
Flood Plain
Work Description
for
Permit PMECH-04-0144,
Issued 09/15/2004:
REPLACEMENT BOILER
PER ALL CODE REQUIREMENTS.
Work Description
for
Permit
P-ELEC-98-0095,
Issued 09/03/1998:
PER CODE REQUIREMENTS
Work Description
for
Permit
P-MECH-98-0044,
Issued 08/19/1998:
INSTALL NEW
REPLACEMENT
75,000
BTU LENNOX
FORCED WARM AIR FURNACE
&
NEW DISTRIBUTION SYSTEM,
8/28/98
ADD GAS
LINE
TEST
TO
PERMIT
INSTALL
WIRE
NEW
FURNACE
Land
Value
Year
Assessed
Value
Board
of
Review
Building
Value
Tribunal/
Other
Taxable
Value
Who
When
What
2024
27,200
161,300
188,500
188,500M
161,626C
SS
ss
SAD 07/07/2009 INSPECTED
10/06/2003 INSPECTED
05/11/2005 ENTERED
26,400
135,000
161,400
161,400M
161,400T
153, 930C
24,900
121,700
146,600
146, 6008
24,900
117,600
142,500
142,500M
142,500s
~x%%
Information herein deemed reliable
but
not guaranteed**¥Page 11
Parcel Number: 1111-11-40-185-005 Printed on 04/28/2025 *** Information herein deemed reliable but not guaranteed***
Page 12
Residential Building
1
of
1
Parcel Number:
1111-11-40-185-005
Printed
on
04/28/2025
Building
Type
{3)
Roof
(cont.)
(11)
Heating/Cooling
(15)
Built-ins
(15)
Fireplaces
i
{16)
Porches/Decks
(17)
Garage
X
Single
Family
Eavestrough
X
Gas
1011
{Elec.
5
Appliance Allow.
Interior
1
Story | Area Type
Year
Built:
Mobile Home
iTnsulation
Wood
|
Coal
{Steam
Cook
Top
1
Interior
2
Story
Car Capacity:
4
|
X
259 WCP
(1 Story)
Town Home
0iFront Overhang
I
Lo
YER
Dishwasher
2nd/Same
Stack
24 WCEP
(2
Story)
Class:
CD
Duplex
0{0ther Overhang
Force
Alr
w/o
Ducts
Garbage Disposal
Two
Sided
“5 wep
1
scorn)
xterior:
Siding
A-Frame
|
¥
[Forced Air
w/
Ducts
Bath Heater
Exterior
1
Story
24 WGEP
(1
St
a
Brick Ven.:
0
{4)
Interior
Forced Hot Water
Vent
Fan
Exterior
2
Story
24lwep
2
scorn)
Stone Ven.:
O
X
Wood
Frame
Electric Baseboard
‘Hot
Tub
Prefab
1
Story
24
wep
a
Stor
Common Wall:
Detache
Drywall
(Plaster
Elec.
Ceil.
Radiant
‘Unvented Hood
Prefab
2
Story
a
ory
(Foundation:
18
Inch
Building Style:
Paneled
[Wood T&G
Radiant
(in-floor)
Vented Hood
Heat Circulator
[Finished
2:
5+
UNIT
Trim
©
Decoration
(Electric Wall
Heat
Intercom
Raised Hearth
Auto.
Doors:
0
es
iT
SeTed
Space Heater
Jacuzzi
Tub
Wood Stove
Mech.
Doors:
0
¥r Built
Remodeled
"gg
org
|
Wall/Floor Furnace
Jacuzzi repl.Tub
Direct-Vented Ga
Area:
731
1854
Q
:
|
i
Forced Heat
&
Cool
Oven
2
Good:
0
rs
Size
of Closets
Heat Pump
:
Class:
CD
-5
“
BN
Condition:
Good
:
\
.
Microwave
Eff
Age:
57
Storage Area:
0
Tig
5rd
TSmail
No Heating/Cooling
Standard Range
ec.
Age:
de
No Conc.
Floor:
0
Ld
fd
Central
Air
Self Clean Range
Floor Area:
4,253
Room List
Doors
| X (Solid!
(H.C.
N
Total Base New
499, 605
E.C.F.
'Bsmnt Garage:
:
Wood Furnace
Sauna
Total Depr Cost: 224,815
x
1.435
Basement
(5)
Floors
:
Trash Compactor
.
Tone
:
pe
FH]
2
322
[¢
t Are
1st
Floor
i
{12)
Electric
Central Vacuum
Estimated T.C.V:
322,610
cerpor
r
2nd Floor
Kronen:
0 Amps Service
Security System
:
8 Bedrooms
ther:
A
;
Other:
No./Qual.
of Fixtures
{1)
Exterior
Er
TY
TOTA.
Min
Wood/Shingle
{6)
Ceilings
No.
of Elec.
Outlets
17.0
WIRE MESH FESH ALL PERIMETERS
18.0°
Aluminum/Vinyl
er
Brick
X
Many
Ave.
{Few
X Brick/siding
(13)
Plumbing
.
Insulation
.
Average Fixture
(s)
50
60
GAR
°
(2)
Windows
(7)
Excavation
5
|3 Fixture Bath
3s] asy
&
¥
any
TK
[Large
| Basement:
1796
S.F.
1
2 Fizture Bath
5
Tao
LCONCNV
vw]
wer|deer
Avg.
Avg.
Crawl:
288
S.F.
Softener,
Auto
GAR
=
i
9.0
200
Few
Small
Slab:
0
S.F.
Softener, Manual
&
igsmT
=
5
Height
to Joists:
0.0
Solar Water Heat
=
hs
<
Wood Sash
No Plumbing
-
Metal Sash
57 Baseman
Extra Toilet
od
Vinyl sash
Extra Sink
210
{Double Hung
Conc.
Block
‘Separate
Shower
Horiz. Slide
Poured Conc.
Ceramic Tile Floor
25 BSMT
Casement
Stone
Ceramic Tile Wains |
Double Glass
Treated Wood
Ceramic
Tub Alcove
=
Patio
Doors
Concrete
Floor
Vent
Fan
Q
Storms
&
Screens
(9)
Basement
Finish
(14)
Water/Sewer
3)
Roof
i
(3)
Reo
Recreation
SE
Public Water
X
[Gable
'Gambrel
Living
SE
11
public Sewer
“or
Hip
‘Mansard
Walkout Doors
(B)
Water Well
pr
Flat
Shed
Mo Floor
SF
1000 Gal Septic
wep
5
N
alkout
Doors
(A)
>
©
~
X Asphalt Shingle
10)
Floor Support
2000
Gal septic
-
Lump
Sum Items:
wi
TEETER
Joists:
Chimney:
Bric
Unsupported
Len:
Cntr.Sup:
Skotchby
hoe Sketch
‘#x%
Information herein deemed reliable
but
not guaranteed***Page 13
Parcel Number:
1111-11-40-181-006
Jurisdiction:
CITY OF YPSILANTI
County:
WASHTENAW
Printed on
04/28/2025
{Grantor
iGrantee
Sale
sale
Inst.
Terms
of
Sale
Liber
Verified
Prent.
Price
Date
Type
&
Page
By
Trans.
YPSI RESIDENTIAL HOLDINGS
{601
EMMET
LLC
300,000]
05/27/2021
{PTA
03-ARM'S
LENGTH
PROPERTY TRANSFER
100.0
{LAWRENCE
JOSEPH
D
YPSI RESIDENTIAL HOLDINGS
259,400;
10/02/2020
(PTA
03~ARM'S
LENGTH
PROPERTY TRANSFER
100.0
OBERMEYER
M
LAWRENCE
JOSEPH
D
65,000
08/01/1984
WD
112-FROM LENDING INSTITUT
1948-861
{PROPERTY TRANSFER
0.0
LASKEY LYNN
PATIERNC MINNIE
0!
09/14/1967
WD
{12-FROM LENDING INSTITUT
(1217-238
{PROPERTY TRANSFER
0.0
Property Address
Class:
COMMERCIAL-IMPROV (Zoning:
CN
(*
Building
Permit (s)
Date
Number
Status
601
EMMET
ST
iSchool:
YPSILANTI
SCHOOL DISTRICT
101-4-3710-461-03
(164)
PL
01/23/2017
{PPLMG~17~0015
CLOSED
P.R.E.
0%
101-4-3710-461-02
(206)
ME
04/07/2015
'PMECH~15~0089
CLOSED
Owner's Name/Address
MAP
#: K-2 9-2
(2)
CAR PORT
6371471955
B-BLDG-95-0516 CLOSED
601 EMMET LLC
2024 Est TCV 326,165 TCV/TFA: 124.21
23
N WASHINGTON
’
-
YPSILANTI
MI
48187
X Improved
{Vacant
Land Value Estimates
for
Land Table
00027.27
UNIVERSITY VILLAGE APTS
Public
*
Factors
*
AVERAGE
LOT
SIZE
IS
Improvements
Description
Frontage
Depth
Front
Depth
Rate
%Adj.
Reason
Value
——
BIEE RGA
50.16 116.50 1.0000 1.0065
767
100
38,723
Tax Description
Gravel Road
50 Actual
Front
Feet,
0.13 Total Acres
Total Est.
Land Value
=
38,723
FOLD SID
— 11 11-115-506-00 8 CITY
paved Road
vt
-
-
13W-42
LOT
6
EXCEPT
S
3
RDS,
BLK
5
DAVID
Storm Sewer
Work Description
for
Permit PPLMG-17-0015,
Issued 01/23/2017:
EMERGENCY
SEWER
F.
BALLENTINES
& RICHARD
E.
MORSE'S
Sidewalk
REPAIR
&
THO
(2)
REPLACEMENT
A.
O.
SMITH WATER HEATERS
ALLOTMENT
OF THE WESTERN ADDITION.
601
Work Description
for
Permit PMECH-15-0089,
Issued 04/07/2015:
INSTALL
EMMET
%
mater
REPLACEMENT WATER HEATER (UNKNOWN BRAND NAME AND LOCATION)
Forse] Speen
X
|Sewer
Work Description for Permit P-BLDG-99-0516,
Issued 09/14/1999: REROOF PER CODE
Electric
REQUIREMENTS
Gas
Curb
Street Lights
Standard Utilities
Underground Utils.
Topography
of
Site
Level
Rolling
Tow
High
Landscaped
Swamp
Wooded
Pond
Waterfront
Ravine
Wetland
TET
Flood
Plain
Year
Land
Building!
Assessed
Board
of
Tribunal/
Taxable
1
Value
Value:
Value:
Review
Other
Value
Who
When
What
2024
19,400
143,700
163,100,
147,514C
:
:
:
i
ph
©jSS
09/30/2003
INSPECTED
2023
21,100
122,800
143,900
140,490C
The Equalizer.
Copyright
(c¢)
1999
-
2009.!ss
07/19/2004
ENTERED
SESS
5
{Licensed To:
City
of Ypsilanti,
County
of
2022
20,800
113,000
133,800
133.8008
Washtenaw,
Michigan
2021
20,800
109,000
129,800
129,8008
*%*%
Information herein deemed reliable
but
not guaranteed***Page 14
Parcel Number: 1111-11-40-181-006 Printed on 04/28/2025 *** Information herein deemed reliable but not guaranteed***
Page 15
Residential Building
1
of
1
Parcel
Number:
1111-11-40-181-006
Printed
on
04/28/2025
Building Type
(3)
Roof
(cont.)
(11)
Heating/Cooling
©
(15)
Built-ins
(15)
Fireplaces
(16)
Porches/Decks |
(17)
Garage
X
{Single Family
Eavestrough
X Gas
0il
Elec.
4
Appliance Allow.
{Interior
1 Story
Area Type
Year Built:
Mobile Home
Insulation
Wood
{Coal
Steam
Cook
Top
Interior
2
Story
TWEE
TSE
j
‘Car Capacity:
Town Home
0 Front Overhang
-
Dishwasher
i2nd/Same
Stack
swe
(1 stor) Class:
Duplex
0i0ther Overhang
Forced Ar
uso
Ducts
|
5
|Garbage Disposal
Two
Sided
|
105WCE
(1
Sto pi Exterior:
A-Frame
Forced Air
w/
Ducts
Bath Heater
Exterior
1 Story
9sicer
(1
st oo
Brick Ven.:
3
(4)
Interior
Forced Hot Water
Vent
Fan
Exterior
2
Story
OLY)
‘stone Ven. :
Wood
Frame
Electric Baseboard
Hot
Tub
Prefab
1
Story
Common Wall:
Drywall
Plaster
Elec.
Cedl.
Radiant
Unvented Hood
refab
2
Story
Foundation:
Building Style:
|Paneled
Wood T&G
Radiant
tin Loox)
Vented Hood
Heat Circulator
Finished
5+ UNIT
Trim
&
Decoration
Electric Wall Heat
Intercom
‘Raised Hearth
Auto.
Doors:
Space
Heater
5
.
SEITE
Soied
Jacuzzi
Tub
Wood Stove
Mech.
Doors:
r
Bui
emodeled
MyTEy
10rd
Min
Wall/Floor Furnace
Jacuzzi repl.Tub
iDirect-Vented
Ga
Area:
1880
0
id
id
X
Forced Heat
&
Cool
B
.
[rps ou nary
Size
of Closets
Heat
Pum
Oven
Class:
C +10
% Good:
Condition:
Good
np
Microwave
Eff
i
Age:
53
Storage
Area:
X
Ly
{Ord
{small
No Heating/Cooling
Standard Range
ec.
Age:
No Conc.
Floor:
I
fd
Central Air
Self Clean Range
Floor Area:
2,628
er
S—
Room List
Doors
X Solid!
|[H.C.
M
Total Base
New
426,159
E.C.F.
'Bsmnt Garage:
od
Pod
Wood
Furnace
Sauna
-
Basement
Total
Depr
Cost:
200,308
Xx
1.435
(5)
Floors
+
Trash Compactor
3
p
-
1
1
(12)
Electric
Estimated T.C.V:
287,442
Carport Area:
st
Floor
x
Central Vacuum
Roof:
2nd Floor
Kitchen:
OlAmps Service
Security System
|
|
:
ther:
J
:
5 Bedrooms
\
Other:
No./Qual.
of Fixtures
(1)
Exterior
X EX.
ord.
Min
-
-
er
i
|
50
Wood/Shingle
(6)
Ceilings
Yo.
oF Elec.
Outlets
Es
Aluminpum/Vinyl
;
@
|=
Brick
X [Many
Ave.
| Few
©
X Brick/Siding
(13)
Plumbing
26.0
iI
lati
T
jcnsuiation
-
Average
Fixture (s)
.
(2)
Windows
(7)
Bzcavation
5
{3 Fixture Bath
2 |i sswr
¥
Many
X
Large
Basement:
1575
S.F.
2
Fixture Bath
Avg.
Avg.
Crawl:
0
S.F.
Softener,
Auto
Few
‘small
| Slab:
0
S.F.
Softener, Manual
py
i
i
.
Solar
Water
Heat
Wood
Sash
Height
to Joists:
0.0
Ny
ne
eral
Sash
{8)
Basement
Extra
Toilet
~
a
Pouble Hun
Conc.
Block
Extra Sink
FH
134 BST
N
Horis
Tie
one.
oc
Separate
Shower
Horiz.
Slide
Poured Conc.
Ceramic Tile
Floor
20
nti
Stone
Ceramic Tile Wains
ouble Glass
Treated Wood
Ceramic Tub Alcove
Patio
Doors
Concrete
Floor
Vent
Fan
‘Storms
&
Screens
{9)
Basement
Finish
-
3
7
(14)
Water/Sewer
IS
ROO
i
=
Recreation
SE
1
[Public Water
X
[Gable
Gambrel
Living
SE
1]
public Sewer
Hip
Mansard
Walkout
Doors
(B)
Water Well
Flat
Shed
No Floor
SE
1000 Gal Septic
Walkout
Doors
(A)
2000
Gal
Septic
X {Asphalt Shingle
(18)
Floor Support
Z
a
P
Lump
Sum Items:
OE
TETTOR
Joists:
mney:
Bric
Unsupported
Len:
ntr.Sup:
‘Skewchby BpanSkarch
*x+
Information herein deemed reliable
but
not guaranteed***Page 16
parcel Number:
1111-11-40-483-002
Jurisdiction:
CITY OF YPSILANTI
County:
WASHTENAW
Printed on
04/28/2025
Grantor
Grantee
Sale:
Sale
Inst
Terms
of
Sale
Liber
Verified
{ Prent.
Price;
Date
Type
&
Page
By
‘Trans.
YPSI
ONE,
LLC
NOVAK VENTURES
LLC
365,000;
11/07/2023
[PTA
03-ARM'S
LENGTH
{PROPERTY TRANSFER
100.0
WALEWSKI
JAMES
A
&
JOSEPH
YPSI
ONE,
LLC
1)
08/01/2002
WD
21-NOT USED/OTHER
4193-112
DEED
100.0
RENKIEWICZ RUDOLPH
C
WALEWSKI
JAMES
A
&
JOSEPH
237,000!
03/01/2002
WD
03-ARM'S
LENGTH
4102-316
{OTHER
100.0
RENKIEWICZ
R CASIMER
RENKIEWICZ RUDOLPH
C
1}
02/13/2002
{WD
04-BUYERS
INTEREST
IN
A
{OTHER
100.0
Property Address
{Class:
COMMERCIAL-IMPROV Zoning:
CN
(*
Building
Permit (s)
Date
Number
;Status
126
N ADAMS
ST
iSchool:
YPSILANTI
SCHOOL DISTRICT
101-4-3710-461-01
(118)
EL
10/03/2018
|PELEC-18-0202
CLOSED
P.R.E.
0%
Hist.Dist:
X
101-4-3710-461-03
(164)
PL
09/25/2018
| PPLMG-18-0181
CLOSED
Owner's Name/Address
MAF #1 K-2 9-2
(B)
HOT WATER TANK
12/11/2006
BPLMG-06-0146
CLOSED
NOVAK VENTURES LLC
7024 Est TCV 319,454 TCV/TFA:
90.34 CAR PORT
03/15/1989
|P-BLDG-95~0085
[CLOSED
1041
EAST
FOREST AVE
.
YPSILANTI
MI
48198
X [Improved
{Vacant
Land Value Estimates
for Land Table 00019.19.
STUDENT AREA APARTMENTS
Public
*
Factors
*
AVERAGE
LOT
SIZE
IS
Improvements
Description
Frontage
Depth
Front
Depth
Rate
%Adj.
Reason
Value
—
Dirt Road
80.00
90.00 1.0000 0.8257
736
100
48,619
Tax
Description
{Gravel
Road
80
Actual
Front
Feet,
0.17
Total
Acres
Total
Est.
Land Value
=
48,619
*OLD SID
-
11 11-010-250-00 YP CITY
| paved Road
-
—
-
ss
ETE
1-W261
W
105
FT
OF
N
79.25
FT
OF
A PARCEL
stom Somer
Work Description
for
Permit PELEC-18-0202,
Issued 10/03/2018:
WORK PERFORMED
BY
OF LAND LYING
AT
THE
SE
COR ADAMS
AND
Sidewalk
OTHERS
FOR EXISTING AND
NEW BOXES
IN KITCHEN
WASHTENAW.
126
N ADAMS
;
Work Description
for
Permit PPLMG-18-0181,
Issued 09/25/2018:
CHECKED STACK
TO
Comments /Influences
£
Water
MAKE SURE
IT WAS
UP TO CODE
SO PERMIT COULD BE PULLED.
HUTZEL CK REPAIR TO STACK
X
Sewer
BY OTHERS.
THERE WAS
A REPAIR MADE
TO STACK
2
- FENNCOS PIECE
OF PIPE
Electric
Work Description
for
Permit PPLMG-06-0148,
Issued 12/11/2006:
INSTALLATION OF
2
os
WATER HEATERS.
ALL WORK
TO MEET ALL
CODE REQUIREMENTS.
ar
‘Street
Lights
:Standard Utilities
Undexground Utils.
s
Topography
of
ite
Level
Rolling
Low
High
Landscaped
Swamp
Wooded
Pond
Waterfront
Ravine
Wetland
Flood Plain
Work Description
for Permit P-BLDG-%$9-0085
STEEL
DOOR WITH
6
PANELS,
HDC SPECS
& ALL CODE REQUIREMENTS
Issued 03/19/1999:
PAINT
DOOR
&
TRIM
TO MATCH WINDOW
INSTALLED
NEW
--
ALL WORK
TO MEET
Year
Land
Value
Building
Value
Assessed
Value
Board
of
Review
Tribunal/
Other
Taxable
Value
Who
When
What
2024
24,300
135,400
159,700
159,7008
ss
iThe Equalizer.
Copyright
Licensed
To:
City
of Ypsilanti,
{Washtenaw,
Michigan
1999
- 2009.
County
of
{c)
10/06/2003
INSPECTED
2023
23,600
113,300
136,900
90, 474C
2022
22,300
102,900
125,200
86,166C
2021
22,300
35,500
121,800
83,414C
“*%x
Information herein deemed reliable
but
not guaranteed***Page 17
Parcel ‘Number: 1111-11-40-483-002 Printed on 04/28/2025 *** Information herein deemed reliable but not guaranteed **
Page 18
Residential Building
1
of
1
Parcel Number:
1111-11-40-483-002
Printed
on
04/28/2025
Building Type
(3)
Roof
(cont.)
(11)
Heating/Cooling
(15)
Built-ins
(15)
Fireplaces
(16)
Porches/Decks |
(17)
Garage
X
single Family
Eavestrough
X
{Gas
oil
Elec. |
4
Appliance Allow.
Interior
1 Story
Area Type
Year Built:
g
YP
Mobile Home
Insulation
Wood
Coal
Steam
Cook
Top
1
Interior
2
Story
388 WEP
(1
Story)
Car Capacity:
1.5
Town Home
0 Front Overhang
-
Dishwasher
2nd/Same
Stack
“7s wer
(1
store)
Class:
CD
{Duplex
0 Other Overhang
{
Forced Adr
w/o
Ducts
5
Garbage Disposal
Two Sided
53817
ted
W
oy
Exterior:
Block
A-Frame
{
i%
Forced Air
w/
Ducts
Bath Heater
Exterior
1
Story
=
rea
had
Brick Ven.:
0
Feed
TF
—
—~ (4)
Interior
poreed Hot rater
a
Vent
Fan
{Exterior
2
Story
Stone Ven.:
0
©
rane
Fre
BTTSTeT
les BOER eetua
Hot
Tub
Prefab
1
Story
Common Wall:
1 wall
Y
2
a
-
‘
inof1
Unvented Hood
Prefab
2
Story
Foundation:
18
Inch
Building Style:
{paneled
Wood T&G
adiant
(in-floor)
5
Vented Hood
Heat Circulator
Finished
2:
5+ UNIT
Trim
&
D
ti
Electric Wall
Heat
Intercom
Raised Hearth
Auto.
Doors:
0
TEETER
GeTed
rim
ecoration
Space
Heater
Jacuzzi
Tub
Wood Stove
Mech.
Doors:
0
Tr
Bui
emodeled
XTEx
{ord
iMin
Wall/Floor Furnace
Jacuzzi repl.Tub
Direct-Vented
Ga
Area:
238
1820
0
;
;
Forced Heat
&
Cool
oven
5
Good:
0
CConATTIeR
Essa
Size
of Closets
Heat
Pump
)
Microwave
Crass:
co Py
Storage Area:
0
%
[Lg
ord
|
Jsmail__M° Heating/Cooling
Standard Range
Plone aoel
3 536
No Conc.
Floor:
0
T
ft
3
Central
Ai
1f
C1
Ri
Tr
| S——
Room List
Doors
X [Solid]
H.C.
Taos
Furnace
Sons” ean
Range
| rotal Base New
:
419,421
E.C.F.
Bsmnt Garage
Basement
(5)
Floors
T5TRTREE
Trash Compactor
Total
Depxr Cost:
188,735
X
1.435
TTT RTE
1st
Floor
-
(12)
ectric
Central Vacuum
Estimated T.C.V:
270,835
®
ba
-
)
2nd Floor
Sinchen:
0 Amps Service
Security System
[Roots
Other:
:
5 Bedrooms
Other:
No./Qual.
of Fixtures
{1}
Exterior
TE.
SRT
Min
Wood/Shingle
(6)
Ceilings
No.
Of Elec.
Outlets
17.0
Aluminum/Vinyl
5
Brick
X iMany
i
Ave.
Few
GAR
X Brick/Siding
(13)
Plumbing
wpe
Insulation
|
v
ue
L
:
Average Fixture(s)
0
(2) Windows
(7) Excavation
5
13 Fixture Bath
’
X
Many
X
Large
Basement:
1768
S.F.
2 Fixture Bath
Avg.
Avg.
Crawl:
0
S.F.
Softener,
Auto
Few
small
Slap:
0
S.F.
Softener,
Manual
-
Height
to Joists:
0.0
Solar Water Heat
ood Sash
No Plumbing
en
meter
cach
{8)
Basement
Extra
Toilet
50°
pod
as
Toon
Extra
Sink
Double Hung
Conc.
Bloc
Separate
Shower
2BSMT
I
Horiz.
Slide
Poured Conc.
Ceramic Tile
Floor
©
Casement
Stone
Ceramic Tile Wains
Double Glass
Treated Wood
Ceramic
Tub Alcove
Patio
Doors
Concrete
Floor
Vent
Fan
Storms
&
Screens
(9)
Basement
Finish
ETRSSE
(14)
Water/Sewer
RoO
i
3
Recreation
ox
1
Public Water
¥X
‘Gable
Gambrel
ving
1 public Sewer
Hip
Mansard
Walkout Doors
(B)
Water Well
Flat
Shed
No Floor
SE
11000 Gal Septic
T
:
Walkout
Doors
(A)
12000
Gal
Septic
X
{Asphalt Shingle
{10}
Floor Support
ie
4
P
-
Lump
Sum Items:
]
TEETER
Joists:
Chimney:
Bric
Unsupported
Len:
Cntr.
Sup:
Schby ApS
Ta
Information herein deemed reliable
but
not guaranteed***Page 19
STATE OF MICHIGAN MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION MOAHR DOCKET NO. 24-003409 Sandy Mcfiddish LLC Petitioner, Vv. City of Ypsilanti, Respondent, / PROOF OF SERVICE STATE OF MICHIGAN COUNTY OF WASHTENAW Courtney Borden affirms that on April 28, 2025, she served a copy of Respondents’ evidence upon the following: Michigan Tax Tribunal PO Box 30232 Lansing, MI 48909 David Fantera P.C PO Box 723 Brighton, MI 48116 Via first class mail with sufficient postage fully prepaid thereon. [oY AN La ) Courtney Borden, MAAO City of Ypsilanti, Assessing Department 1 South Huron Street, Ypsilanti, MI 48197
Page 20
Courtney Borden, MAAO City of Ypsilanti 1 South Huron St Ypsilanti, MI 48197 IN fiigarl’ 0 BO Cen2