(Attachments) 24-003371 Chaker Mohamed (20733 Glendale).pdf

Chaker Y Ben Haj Mohamed, Petitioner V City Of Detroit, Respondent · 24-003371-TT

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STATE OF MICHIGAN 

DEPARTMENT OF LICENSING & REGULATORY AFFAIRS 

MICHIGAN ADMINISTRATIVE HEARING SYSTEM 

MICHIGAN TAX TRIBUNAL 

 

 

CHAKER Y BEN HAJ MOHAMED 

Petitioner, 

v 

 

 

 

 

 

 

 

MTT Docket No. 24-003371 

 

 

CITY OF DETROIT, 

 

 

 

 

 

Respondent. 

 

 

 

PROOF OF SERVICE 

 

On 10/02/2024 I, Frances Burton, e-filed a copy of the Respondent’s Answer, Proof of Service, 

Valuation Report, Assessment Notice, Record Card and MBOR Results Letter for this 

appeal to: 

 

 

Michigan Tax Tribunal 

Po Box 30232 

Lansing MI, 48909 

 

And emailed a copy to Petitioner: 

 

Chaker Y Ben Haj Mohamed 

[truckingsolution15@gmail.com] 

8414 Riverdale St 

Dearborn Heights, MI 48127 

 

 

 

I declare that the statement above is true to the best of my information, knowledge, and belief. 

 

 

Dated: 10-02-2024 

Signature_Frances Y Burton 

Frances Y Burton 

 

 

 

 

Appraiser II 

Coleman A. Young Municipal Center 

2 Woodward Ave., Suite 804 

Detroit, Michigan 48226

ARCHIVED

Valuation Report

DB:

Detroit-24

10/01/2024

02:38 PM

 Total Depreciated Cost = 136,566

Eff.Age:22 Phy.%Good/Abnr.Phy./Func./Econ./Overall %Good: 60 /100/100/100/60.0

 Reproduction/Replacement Cost = 227,610

 

Total Floor Area: 3,000 Base Cost New of Upper Floors = 227,610

 

Adjusted Square Foot Cost for Upper Floors = 75.87

(10) Heating system: Forced Air Furnace Cost/SqFt: 11.13 100%

 

Base Rate for Upper Floors = 64.74

 

Overall Building Height: 14

Stories: 1 Story Height: 14 Perimeter: 176

 Class: C Quality: Average

<<<<< Calculator Cost Computations >>>>>

Costs are taken from the Warehouses - Storage cost schedules.

 

Description of Occupancy: BLDG. 1, SEC. 2

Cost Estimates for Commercial/Industrial Building/Section: 2 Built 1950

 Replacement Cost/Floor Area= 94.78 Est. TCV/Floor Area= 19.16

ECF (IGIG2-INDUSTRIAL-GENERAL (6K SF +)) 0.337 => TCV of Bldg: 1 = 70,525

 

 Total Depreciated Cost = 0

Eff.Age:25 Phy.%Good/Abnr.Phy./Func./Econ./Overall %Good: 60 /100/100/100/60.0

 Reproduction/Replacement Cost = 0

 

Architectural Multiplier: 1.07

 Total Cost New = 0

 

Item Desciption Col. Rate SqFt Adj. Adj. Cost

 Cost # or Height Storys 

Costs taken from Segregated Cost Section 4: Garages, Industrials, Warehouses

<<<<< Segregated Cost Computations >>>>>

 

 Total Depreciated Cost = 209,274

Eff.Age:25 Phy.%Good/Abnr.Phy./Func./Econ./Overall %Good: 60 /100/100/100/60.0

 Reproduction/Replacement Cost = 348,790

 

Total Floor Area: 3,680 Base Cost New of Upper Floors = 348,790

 

Adjusted Square Foot Cost for Upper Floors = 94.78

(10) Heating system: Forced Air Furnace Cost/SqFt: 11.91 100%

 

Base Rate for Upper Floors = 82.87

 

Overall Building Height: 15

Stories: 1 Story Height: 15 Perimeter: 264

 Class: C Quality: Average

<<<<< Calculator Cost Computations >>>>>

Costs are taken from the Industrial - Light Manufacturing cost schedules.

 

Description of Occupancy: BLDG. 1, SEC. 1

Cost Estimates for Commercial/Industrial Building/Section: 1 Built 1949

 0.27 Total Acres Total Est. Land Value = 29,839

SQ FT RATE BY SIZE 11,935.440 Sq Ft 2.50 100 29,839

Description Frontage Depth Front Depth Rate %Adj. Reason Value

 * Factors *

Land Value Estimates for Land Table INDP.INDP-INDUSTRIAL PRIME GROUP 

22/682 12,061 SQ FT

E PIERSON E 60 FT OF 49 THRU 54 OAKMOOR LITTLE FARMS SUB L63 P82 PLATS, W C R

Map #: 22 CITY OF DETROIT , 48223 

Property Class: 301 20733 GLENDALE 

22106331. 2024 Est. T.C.V. MOHAMED, CHAKA BEN MAJ

ARCHIVED

Valuation Report

DB:

Detroit-24

10/01/2024

02:38 PM

 73,200 62,500 62,500 73,290 62,500 0

2024 Assessed MBOR S.E.V. Capped ->Taxable<- PRE/MBT

 0 -7,300 0 0 -7,300 0

2024 New Eq. Adjustment Loss Additions Tax Adjustment Losses

 69,800 69,800 69,800 69,800 5.00

2023 Assessed MBOR S.E.V. Base for Cap C.P.I.

Est. TCV/Total Floor Area = 21.91, Most recent sale 05/15/2023 for 75,000

2024 Est. T.C.V. 22106331. = 146,387

Total Estimated True Cash Value of Commercial/Industrial Buildings = 116,548

 Replacement Cost/Floor Area= 75.87 Est. TCV/Floor Area= 15.34

ECF (IGIG2-INDUSTRIAL-GENERAL (6K SF +)) 0.337 => TCV of Bldg: 2 = 46,023

 

 Total Depreciated Cost = 0

Eff.Age:22 Phy.%Good/Abnr.Phy./Func./Econ./Overall %Good: 60 /100/100/100/60.0

 Reproduction/Replacement Cost = 0

 

Architectural Multiplier: 1.07

 Total Cost New = 0

 

Item Desciption Col. Rate SqFt Adj. Adj. Cost

 Cost # or Height Storys 

Costs taken from Segregated Cost Section 4: Garages, Industrials, Warehouses

<<<<< Segregated Cost Computations >>>>>

 

Parcel Number: 22106331. Page: 2

ARCHIVED

Valuation Report

DB:

Detroit-24

10/01/2024

02:38 PM

*** Information herein deemed reliable but not guaranteed***

Parcel Number: 22106331., Commercial/Industrial Building 1

ARCHIVED

1949

25

146,387.00 

MARKET VALUE

Questions regarding the Notice of Assessment, Taxable Valuation, and Property Classification may be directed to

the following:

9. YEAR BUILT (ACTUAL AGE):

The 2024 Inflation Rate Multiplier is: 1.05

7. ESTIMATED TRUE CASH VALUE (MARKET VALUE):

6. ASSESSOR CHANGE REASON:

8. EFFECTIVE AGE:

X

Exempt As "Qualified Forest Property":

Exempt As "Development Property":

THIS IS NOT A TAX BILL

X No

Yes

Notice of Assessment, Taxable Valuation, and Property Classification

Michigan Department of Treasury,

1019 (Rev, 11-23)

ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS:

5. There WAS/WAS NOT a transfer of ownership on this property in 

1. TAXABLE VALUE (Current amount is tentative):

% Exempt As "Qualified Agricultural Property":

PARCEL IDENTIFICATION

Legal Description:

3,400

62,500

The change in taxable value will increase/decrease

your tax bill for this year by approximately:

3,400

PROPERTY ADDRESS:

No

Yes

PRINCIPAL RESIDENCE EXEMPTION

DEARBORN HEIGHTS MI 48127

NAME AND ADDRESS OF OWNER OR PERSON

NAMED ON ASSESSMENT ROLL

PARCEL NUMBER:

This form is issued under the authority of P.A. 206 of 1893, Sec. 211.24 (c) and Sec.211.34c, as amended. This is a

model assessment notice to be used by the local assessor.

L-4400

FROM:

CITY OF DETROIT

OFFICE OF THE ASSESSOR

2 WOODWARD AVE., SUITE 804

DETROIT, MI 48226

22106331.

MOHAMED, CHAKA BEN MAJ

20733 GLENDALE

8414 RIVERDALE ST.

301 (INDUSTRIAL-IMPROVED)

PRIOR YEAR'S CLASSIFICATION:

CURRENT TENTATIVE

AMOUNT YEAR:

PRIOR AMOUNT

YEAR:

CHANGE FROM

PRIOR YEAR TO

CURRENT YEAR

69,800

73,200

3,400

2. ASSESSED VALUE:

73,200

69,800

3. TENTATIVE EQUALIZATION FACTOR:

1.000

4. STATE EQUALIZED VALUE (SEV) :

69,800

WAS

2023

% Exempt As "Homeowners Principal Residence":

.00%

% Exempt As "MBT Industrial Personal":

.00%

.00%

% Exempt As "MBT Commercial Personal":

.00%

E PIERSON E 60 FT OF 49 THRU 54 OAKMOOR LITTLE FARMS SUB L63 P82 PLATS, W C R 22/682 12,061 SQ FT

301 (INDUSTRIAL-IMPROVED)

$0

2023

2024

ARCHIVED

GENERAL INFORMATION ABOUT TAXABLE VALUES SHOWN IN THIS NOTICE 

Property taxes are calculated based on the Taxable Value (Line 1) of the property. State Equalized Value is the 

Assessed Value multiplied by the Equalization Factor, if any. State Equalized Value must approximate 50% of 

market value. 

Any increase in Taxable Value shown in the “Change from Prior Year to Current Year” Column, does not 

indicate the amount of change in your taxes. The change in your tax bill from a change to the property's 

Taxable Value is estimated in the space above Line 1. 

IF THERE WAS A TRANSFER OF OWNERSHIP on your property in 2023, your 2024 Taxable Value will be the same 

as your 2024 State Equalized Value. 

IF THERE WAS NOT A TRANSFER OF OWNERSHIP on your property in 2023, your 2024 Taxable Value is calculated 

by multiplying your 2023 Taxable Value by 1.05 (the Inflation Rate Multiplier for the current year). However, 

your Taxable Value may not exceed, and is capped by, the State Equalized Value of the property. 

Physical changes in your property may also increase or decrease your Taxable Value. The Assessor may consider 

the following factors in determining the value of your property. However, the Assessor may not consider general 

maintenance, such as paint, a new roof, or windows. 

In preparing for any appeals to the Board of Assessors or 

the Board of Review, these same following factors will be considered: 

1. 

The condition of your neighborhood and the role surrounding properties, play a role in how your property 

is valued. In any complaint, you must explain why you believe the assessed value/classification contained 

in this notice is incorrect and state the reason(s) why. 

2. 

Circumstances such as structural defects, fire damage, demolition, or incorrect property data. At the time 

of appeal submission, photos of property structural defects, invoices, estimates, fire/ demolition reports, 

and property appraisals are encouraged to be submitted as evidence to support your appeal. An inspection 

of the property from the Office of the Assessor would be needed to see if a revision due to damage or error 

in your assessed value or property classification is warranted. 

3. 

Arecentappraisal froma licensed appraiser showing that the value of your property is significantly different 

from the True Cash Value. (Mortgage appraisals are usually not acceptable.) 

4. 

If properties in your specific neighborhood (similar in size, style, and age) recently sold on the open market 

for significantly more or less than your current True Cash Value. 

PRINCIPAL RESIDENCE EXEMPTION (PRE) 

The homestead owned and used as the principal residence of a property taxpayer may be eligible for a PRE. 

If 

eligible and approved, the PRE will exempt the homestead from the levy of school district operating taxes. School 

district operating taxes in Detroit are levying on the summer tax bill. 

To claim a PRE, the owner of a homestead must complete the “Principal Residence Exemption Affidavit” (Form 

2368) and file it with the City Assessor’s office in the year of the exemption will be claimed. A valid affidavit filed 

on or before June 1 allows an owner 

to receive a PRE on the current year summer and subsequent school district 

operating tax levies so long as it remains the owner's principal residence. 

The denial of an exemption from the local school operating tax for a “homeowner’s principal residence” (the 

PRE exemption) may be appealed to the Michigan Tax Tribunal by the filing of a petition within 35 days of 

issuance of this notice. The petition must be a form approved by the Michigan Tax Tribunal, which are available 

at www. michigan.gov/ taxtrib.

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HOW TO APPEAL 

There are three steps to the annual appeal process: Assessor Review (local), March Board of Review (local), and 

the Michigan Tax Tribunal. The Assessor Review is the first step in the appeal process. You are not required to 

file an appeal at the Assessor Review; however, filing a protest with the Board of Review js necessary to protect 

your right to further appeal valuation and exemption disputes to the Michigan Tax Tribunal and classification 

appeals to the State Tax Commission. 

The Board of Review is not the Board of Assessors, and the Board of Assessors is not the Board of Review. Each 

has its own jurisdiction and restriction on who may seek an appeal. Each has their own period where they can 

make decisions regarding property assessment. Please read the filing instructions and requirements thoroughly. 

Board of Assessors Review 

Recent amendments to City Ordinance have expanded the type of person who may consider themselves 

aggrieved by an assessment and make a complaint before the City’s Board of Assessors. 

In addition to persons 

liable to be taxed and therefore on the assessment roll, such as the owner, or that person’s agent, other persons 

with certain documented financial interests may be considered aggrieved and file a complaint that they before 

the Board of Assessors. That documentation may include a lease agreement assigning responsibility for paying 

the property taxes to the person, a receipt showing or an affidavit attesting that the individual paid a portion of 

the property taxes in a preceding year, a land contract in the person’s name, or any other document proving a 

financial interest in the property. 

CAUTION: IF YOU ARE ENTITLED TO MAKE A COMPLAINT TO THE CITY BOARD OF ASSESSORS, BUT ARE NOT 

THE PERSON LIABLE TO BE TAXED, YOU WILL NOT BE ENTITLED TO APPEAL THE BOARD OF ASSESSOR'S 

DETERMINATION TO THE CITY'S BOARD OF REVIEW. 

TIMELY FILE AN APPEAL DURING THE BOARD OF ASSESSOR REVIEW PERIOD 

if you believe the Taxable Value, 

the Assessed Value, the State Equalized Value, the Property Classification, or the Transfer of Ownership 

information on your notice is incorrect. The appeal should explain why you believe the information is incorrect. 

Provide supporting documentation with your claim. The Office of the Assessor encourages all persons to ask 

questions about the process and appeal the value, if they believe it is not consistent or reflective of the current 

market value of the property. You have every right to ask the Assessor for the sales study used to value the 

property. 

You are not required to file for a review with the Board of Assessors to file for an appeal with the March Board 

of Review if you are qualified under State Law to file for an appeal with the March Board of Review. 

A denial of 

a complaint made before the Board of Assessors does not prohibit a person liable to be taxed, or their agent, 

from filing for a review by the Board of Review if the appeal is made in a timely manner. 

Deadline for Board of Assessor Complaints/Appeals 

The Board of Assessors’ Review period must convene February 1, 2024, and conclude on February 22, 

2024. All appeals must be received by 4:30 p.m. EST. on February 22, 2024. Late submissions will not 

be accepted. Faxed appeals are not accepted. An appeal can be filed online, in person, or by mail. 

1. 

Online-Appeals can be submitted online at detroitmi.gov/PropertyTaxAppeal 

2. 

In Person-Visit the Detroit Taxpayer Service Center Suite 130 in the Coleman A. Young Municipal 

Center, 

2 Woodward Avenue Monday-Thursday 

8 a.m.— 4:30 p.m., 

Friday and Saturday 

by 

appointment only. 

3. 

Mail-Send a letter to: Office of the Assessor, Attn: Assessor Review, 2 Woodward Avenue, Suite 804, 

Detroit, MI 48226. Include your name, address and/or parcel number, reason for appeal with any 

supporting 

documentation, 

telephone 

number 

or 

email 

address. 

The 

envelope 

must 

be 

postmarked by February 22, 2024. A drop box is also located outside the Woodward entrance of 

the Coleman A. Young Municipal Center to drop off your appeal without entering the building.

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Board of Review Appeals 

The Taxable Value, the Assessed Value, the State Equalized Value, the Property Classification, or the Transfer of 

Ownership may be appealed by filing a protest with the City’s Board of Review. The denial of an exemption from 

the local school operating tax for “qualified agricultural properties” may also be appealed to the City’s Board of 

Review. Appeals are made to the Board of Review by completing a Board of Review Petition Form. The Petition 

to 

the 

March 

Board 

of 

Review 

can 

be 

located 

at 

https://detroitmi.gov/government/boards/property- 

assessment-board-review or from the Michigan Department of Treasury’s website at www.michigan.gov/taxes. 

Click on the “Property Taxes” box, select “Forms and Instructions,” then click on “Board of Review” to obtain a 

“Petition to the Board of Review,” Form 618 (L-4035). 

Filing a protest with the Board of Review is necessary to protect your right to further appeal valuation and 

exemption disputes to the Michigan Tax Tribunal and classification appeals to the State Tax Commission. 

Properties classified Commercial Real, Industrial Real or Developmental Real may be appealed to the regular 

March Board of Review or to the Michigan Tax Tribunal by filing a petition by May 31. Commercial Personal, 

Industrial Personal, or Utility Personal Property may be appealed to the regular March Board of Review or to the 

Michigan Tax Tribunal by filing a petition by May 31 if a personal property statement was filed with the local unit 

prior to the commencement of the Board of Review as provided 

by State law. The petition must be 

a form 

approved by the Michigan Tax Tribunal, which are available at www.michigan.gov/taxtrib. 

Pursuant to State law, only persons liable to taxed and therefore on the assessment roll, such as the owner, or 

that person’s agent may file an appeal to March Board of Review. 

If an agent is filing an appeal on behalf of the 

person liable for the tax, sufficient evidence to act as an agent must be provided. That evidence must include a 

letter of authorization for each property executed by the person otherwise entitled to file the appeal. 

All 

companies, LLCs and/ or corporations must provide organization documents along with the title and name of 

the authorized person(s) to act on behalf 

of the entity. 

Deadline of Board of Review Petition 

A petition to the Detroit March 2024 Board of Review can be filed via email, person, by or mail 

by March 11, 2024, by 4:30p.m. EST. March 2024 Board of Review Dates and Times are reflected 

onthe Assessment Notice (page 1) 

1. 

Email-March Board of Review petition can be submitted by email to MBOR@detroitmi.gov 

2. 

In Person-Visit the Coleman A. Young Municipal Center, Detroit Taxpayer Service Center 

Suite 105, Monday-Friday 8 a.m.— 4:30 p.m. 

3. 

Mail-Send completed March Board of Review petition (Form 618-L-4035) to: Board of 

Review, Attn: March Board of Review, 2 Woodward Avenue, Suite 804, Detroit, MI 48226. 

The envelope must be received by March 11, 2024, 4:30p.m. EST. A drop box is also 

located outside the Woodward entrance of the Coleman A. Young Municipal Center to 

drop off your appeal without entering the building. 

4. 

Ifan agentis filling the appeal on behalf of the property owner, the authorization to act as 

the agent must be received prior to the schedule March 2024 Board of Review hearing. 

There are two required meetings of the March Board of Review. The Board of Review will not hear appeals 

or make changes to the roll until its second meeting on the second Monday in March. The first session of the 

March Board of Review must start no earlier than 9 a.m. and no later than 3 p.m. The Board of Review must 

meet for 

a minimum of 6 hours that day. The Board of Review must meet a total of at least 12 hours during 

that first week and at least 3 hours of the required sessions must be after 6 p.m. 

You may schedule an appointment to speak with an appraiser at (313) 224-3035. Appointments are available 

Monday through Friday from 

9 a.m. to 4:30 p.m. and Saturday from 

9 a.m. to 

1 p.m. only. You may email 

AsktheAssessor @detroitmi.gov for specific questions; but not to use this email address to file an appeal.

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March 2024 Board of Review Hearing Procedure 

March Board of Review Hearings are required to be in person. MCL 211.30 states that a non-resident 

taxpayer may file a protest in writing and is not required to make a personal appearance. 

March Board of Review Hearings are conducted in person or available virtually via Zoom. Cameras must 

be on if appearing virtually. You will have limited time to make your presentation, so provide your 

documentation in advance of the meeting. 

A March Board of Review hearing can be scheduled in two ways: 

1. 

Online- Hearings can be self-scheduled online based on availability. A hearing and submission of 

documents can be done online at https://marchboardofreviewcod.timetap.com/ 

2. 

In Person-Visit the Detroit Taxpayer Service Center Suite 130 in the Coleman A. Young Municipal Center, 

2 Woodward Avenue Monday-Thursday 8 a.m.— 4:30 p.m., Friday and Saturday by appointment only. 

A representative will schedule your hearing while you are in the office or will call to set up and 

confirm your hearing date and time. 

The March Board of Review Petition form may be obtained online at: 

https://detroitmi.gov/government/boards/property-assessment-board-review, in person by visiting the 

Coleman A. Young Municipal Center, Detroit Taxpayer Service Center, Suite 105, Monday-Thursday 8 

a.m.- 4:30 p.m. 

You may email MBOR@detroitmi.gov 

to file your timely March Board of Review hearing or for questions 

to the Board of Review. 

The Board of Review encourages all persons to ask questions about the process and appeal their value, if they 

believe it is not consistent or reflective of the current market value of their home. The Board of Review does not 

determine the amount of the property tax obligation nor can change the inflation rate multiplier (consumer price 

index). The March Board of Review may only determine 

if your assessment is fair, not how much tax you will 

pay. 

The Board of Review will consider any adjustments and reductions to value made at the Board of Assessors 

Review. An inspection (interior, exterior or both) of the property from the Office of the Assessor would be 

required to warrant a revision due to damage, error of the assessed value or incorrect property classification. 

1. 

Itis important that you provide as much accurate information about your property as possible including 

photographs, estimates for repairs, sales studies, comparisons and/or any other information that you 

may need to present relative to the change in assessment you are requesting prior to your hearing. The 

focus of your appeal should be your property. 

2. 

Provide supportive evidence related to sale of similar properties in your specific neighborhood and 

those factors that should have been considered 

by the Assessor 

in determining the value of your 

property, as noted in the section above entitled, “General Information About Taxable Values Shown in 

this Notice”. 

3. 

Circumstances as structural defects, fire damage, demolition, or incorrect property data. At the time of 

appeal submission, photos of property structural defects, invoices, estimates, fire/demolition reports, 

and property appraisals. A recent appraiser from a licensed appraiser showing the value is significantly 

different would be accepted. Mortgage appraisals are usually not acceptable. 

The March Board of Review can make decisions for the current year assessment roll only. The March Board of 

Review does not have authority to go back in time and review or change prior year matters. Provide evidence to 

support your claim. 

Every person who makes a timely request, protest, or application to the March Board of Review must be notified 

in writing of the Board of Review's action and information regarding the right of further appeal, not later than 

the first Monday in June.

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After the March Board of Review completes its review of the assessment roll, 

a majority of the Board of 

Review members must endorse a statement that the roll is the assessment roll of the city for the year in which 

it was prepared and approved by the Board of Review. The review of assessments by the March Board of 

Review must be completed on or before the first Monday in April (April 1, 2024). 

UNDERSTANDING YOUR PROPERTY TAXES 

PROPERTY TAXES: If you own property, you owe property taxes unless your property is exempt. Property taxes 

are due to the City of Detroit twice a year: Summer (August 15th due date and Winter January 15th due date) If 

you don’t pay your property taxes by February 28th, they are transferred from the City of Detroit to the Wayne 

County Treasurer for collection and you risk losing your home to PROPERTY TAX FORECLOSURE. 

ASSESSED VALUE: represent fifty percent (50%) of the market value of your property as determined by the local 

assessor on December 31st of the prior year. 

ASSESSED VALUE COULD CHANGE BECAUSE OF THE FOLLOWING: 

1. 

MARKET 

FORCES-Supply 

and 

demand, 

interest 

rates, 

zoning, 

general 

economy 

changes, 

and 

demographic shifts in neighborhoods for example. 

2. 

PHYSICAL CHANGES TO STRUCTURE- Deterioration, 

deferred 

maintenance, 

rehabilitation, square 

footage additions or reductions, fire damage, addition or removal of decks, patios, or porches. 

3. 

EXEMPTIONS AND REVOCATIONS- Poverty exemptions, 

Veterans exemptions, 

previous exempted 

property, etc. 

STATE EQUALIZED VALUE: One half (1/2) of your property's Market Value. The State Equalized Value represents 

50% of true cash value as equalized. This is calculated by the market value multiplied by 0.5. 

TAXABLE VALUE: The value used to calculate your property taxes. A property's taxable value can only increase 

annually by the rate of inflation or 5%, whichever is less, unless there is an addition to the property (i.e., physical 

improvement or omitted property) or the property's ownership transferred during 

a previous tax year. 

A 

property's taxable value can also decrease if there is a physical loss to the property. See MCL 211.34d. Taxable 

value may not be greater than the property's assessed value or state equalized value. This is calculated by the 

taxable value of the property multiplied by the millage divided by 1000 multiplied by 1.01 admin fee determines 

the estimated taxes. (Taxable Value x millage)/1000] 

* 1.01 Admin fee = estimated taxes). 

MARKET VALUE: The market value 

of your property 

is the most probable price that 

it would bring 

in 

a 

competitive and open market between a knowledgeable buyer and a willing seller, each acting in their own self- 

interest. 

TRUE CASH VALUE: In Michigan, the definition of true cash value is: “...the usual selling price at the place where 

the property to which the term is applied shall be at the time of the assessment, being the price, which could 

be obtained therefore at private sale, and not at forced or auction sale. Michigan courts have determined that 

the terms “True Cash Value”, “Market Value”, and “Current Market Value” are synonymous with each other. 

EFFECTIVE AGE: The age of a property based on its current condition as determined by an appraiser, rather 

than its actual age. 

THE INFLATION RATE MULTIPLIER: “Inflation rate” means the ratio of the general price level for the state fiscal 

year ending in the calendar year immediately preceding the current year divided by the general price level for 

the state fiscal year ending in the calendar year before the year immediately preceding the current year. The 

calculation of the Inflation Rate Multiplier is set in statute 

in MCL 211.34d. 

It cannot be appealed at the 

Assessor or March Board of Review. 

HOPE PROPERTY TAX EXEMPTION: Unless you receive written notice that your HOPE Exemption has been 

automatically renewed, you must apply for the HOPE Property Tax Exemption in 2024,

ARCHIVED

*** Information herein deemed reliable but not guaranteed***

WAYNE

County:

CITY OF DETROIT

Jurisdiction:

Printed on

Parcel Number:

22106331.

24,845C

64,000

53,000

11,000

2021

25,664C

66,200

55,200

11,000

2022

69,800S

69,800

57,900

11,900

2023

62,500S

62,500M

73,200

58,300

14,900

2024

Taxable

Value

Tribunal/

Other

Board of

Review

Assessed

Value

Building

Value

Land

Value

Year

 * Factors *

Description Frontage Depth Front Depth Rate %Adj. Reason Value

SQ FT RATE BY SIZE 11,935.440 Sq Ft 2.50 100 29,839

 0.27 Total Acres Total Est. Land Value = 29,839

Land Value Estimates for Land Table INDP.INDP-INDUSTRIAL PRIME GROUP 

MM 02/22/2024 DESKTOP RE

SDM 10/01/2015 TYL-REASSE

JM 01/27/2009 CONV IN FI

Who When What

Level

Rolling

Low

High

Landscaped

Swamp

Wooded

Pond

Waterfront

Ravine

Wetland

Flood Plain

X

 

X

 

 

 

 

 

 

 

 

 

 

Topography of 

Site

Dirt Road

Gravel Road

Paved Road

Storm Sewer

Sidewalk

Water

Sewer

Electric

Gas

Curb

Street Lights

Standard Utilities

Underground Utils.

 

 

X

X

X

X

X

X

X

 

X

X

 

Public

Improvements

Vacant

 

Improved

X

The Equalizer. Copyright (c) 1999 - 2009.

Licensed To: City of Detroit, County of

Wayne, Michigan

Comments/Influences

E PIERSON E 60 FT OF 49 THRU 54 OAKMOOR

LITTLE FARMS SUB L63 P82 PLATS, W C R

22/682 12,061 SQ FT

Tax Description

MOHAMED, CHAKA BEN MAJ

8414 RIVERDALE ST.

DEARBORN HEIGHTS MI 48127

Owner's Name/Address

20733 GLENDALE

Property Address

2024 Est TCV 146,387 TCV/TFA: 21.91

WARD#: 22

P.R.E. 0% 

School: DETROIT CITY SCHOOL DISTRICT

Status

Number

Date

Building Permit(s)

Zoning: M4

Class: INDUSTRIAL-IMPROVE

0.0

DEED

00134:02220

03-ARM'S LENGTH

WD

01/01/1975

40,000

100.0

PROPERTY TRANSFER 

13-GOVERNMENT

PTA

10/06/2022

63,500

TAAMNEH, SULTAN

WAYNE COUNTY TREASURER

100.0

PROPERTY TRANSFER 

2023156626

33-TO BE DETERMINED

QC

05/15/2023

75,000

MOHAMED, CHAKA BEN MAJ

TAAMNEH, SULTAN

Prcnt.

Trans.

Verified

By

Liber

& Page

Terms of Sale

Inst.

Type

Sale

Date

Sale

Price

Grantee

Grantor

10/01/2024

ARCHIVED

Bsmnt Insul.

 

Thickness

 

 (40) Exterior Wall:

 (39) Miscellaneous:

 (14) Roof Cover:

 (13) Roof Structure: Slope=0 

Incandescent

Fluorescent

Mercury

Sodium Vapor

Transformer

 

 

 

 

 

Flex Conduit

Rigid Conduit

Armored Cable

Non-Metalic

Bus Duct

 

 

 

 

 

Few

Average

Many

Unfinished

Typical

 

 

 

 

 

Few

Average

Many

Unfinished

Typical

 

 

 

 

 

Fixtures:

Outlets:

 (11) Electric and Lighting:

Hand Fired

Boiler

 

 

Coal

Stoker

 

 

Gas

Oil

 

 

 (10) Heating and Cooling:

 (9) Sprinklers:

Urinals

Wash Bowls

Water Heaters

Wash Fountains

Water Softeners

 

 

 

 

 

Total Fixtures

3-Piece Baths

2-Piece Baths

Shower Stalls

Toilets

 

 

 

 

 

Few

None

 

 

Average

Typical

 

 

Many

Above Ave.

 

 

 (8) Plumbing:

 (7) Interior:

 (6) Ceiling:

 (5) Floor Cover:

 (4) Floor Structure:

 (3) Frame:

Block

 

Brick/Stone

 

Poured Conc.

X

Footings

 

 (2) Foundation:

 (1) Excavation/Site Prep:

<<<<< Calculator Cost Computations >>>>>

 Class: C Quality: Average

Stories: 1 Story Height: 15 Perimeter: 264

Overall Building Height: 15

 

Base Rate for Upper Floors = 82.87

 

(10) Heating system: Forced Air Furnace Cost/SqFt: 11.91 100%

Adjusted Square Foot Cost for Upper Floors = 94.78

 

Total Floor Area: 3,680 Base Cost New of Upper Floors = 348,790

 

 Reproduction/Replacement Cost = 348,790

Eff.Age:25 Phy.%Good/Abnr.Phy./Func./Econ./Overall %Good: 60 /100/100/100/60.0

 Total Depreciated Cost = 209,274

 

<<<<< Segregated Cost Computations >>>>>

Costs taken from Segregated Cost Section 4: Garages, Industrials, Warehouses

 Cost # or Height Storys 

Item Desciption Col. Rate SqFt Adj. Adj. Cost

 

 Total Cost New = 0

Architectural Multiplier: 1.07

 

 Reproduction/Replacement Cost = 0

Eff.Age:25 Phy.%Good/Abnr.Phy./Func./Econ./Overall %Good: 60 /100/100/100/60.0

 Total Depreciated Cost = 0

<<<<< Calculations too long. See Valuation printout for complete pricing. >>>>>

 ** ** Calculator Cost Data ** **

Quality: Average 

Heat#1: Forced Air Furnace 100%

Heat#2: Electric, Cable or Baseboard 0%

Ave. SqFt/Story: 3680

Ave. Perimeter: 264

Has Elevators:

 

 *** Basement Info ***

Area:

Perimeter:

Type:

Heat:

 

 * Mezzanine Info *

Area #1:

Type #1:

Area #2:

Type #2:

 

 * Sprinkler Info *

Area:

Type: Average

Low

X

Ave.

 

Above Ave.

 

High

 

Construction Cost

Comments:

Overall Bldg

Height

15

Year Built

Remodeled

1949

 

Depr. Table : 2%

Effective Age : 25

Physical %Good: 60

Func. %Good : 100

Economic %Good: 100

Class: C

Floor Area: 3,680

Gross Bldg Area: 6,680

Stories Above Grd: 1

Average Sty Hght : 15

Bsmnt Wall Hght 

Desc. of Bldg/Section: BLDG. 1, SEC. 1

Calculator Occupancy: Industrial - Light Manufacturing

*** Information herein deemed reliable but not guaranteed***

Commercial/Industrial Building/Section 1 of 2

Printed on

Parcel Number:

22106331.

10/01/2024

ARCHIVED

*** Information herein deemed reliable but not guaranteed***

Parcel Number: 22106331., Commercial/Industrial Building 1

Printed on

10/01/2024

Parcel 

Number: 

*** 

Information herein 

deemed reliable 

but 

not guaranteed*** 

22106331., 

Commercial/Industrial Building 

1 

50" 

BLDG. 

1, SEC. 2 

CLASS=C 

5 

— 

H=14 

in 

1 5TY-5 

3000.0 sf 

“or 

40.00 

BLDG. 1. SEC. 

1 

CLASS=C 

H=15 

1STY-5 

1, 

an 

22.00 

3680.0 sf 

40.0 

FRONT 

Printed 

on 

10/01/2024

ARCHIVED

Bsmnt Insul.

 

Thickness

 

 (40) Exterior Wall:

 (39) Miscellaneous:

 (14) Roof Cover:

 (13) Roof Structure: Slope=0 

Incandescent

Fluorescent

Mercury

Sodium Vapor

Transformer

 

 

 

 

 

Flex Conduit

Rigid Conduit

Armored Cable

Non-Metalic

Bus Duct

 

 

 

 

 

Few

Average

Many

Unfinished

Typical

 

 

 

 

 

Few

Average

Many

Unfinished

Typical

 

 

 

 

 

Fixtures:

Outlets:

 (11) Electric and Lighting:

Hand Fired

Boiler

 

 

Coal

Stoker

 

 

Gas

Oil

 

 

 (10) Heating and Cooling:

 (9) Sprinklers:

Urinals

Wash Bowls

Water Heaters

Wash Fountains

Water Softeners

 

 

 

 

 

Total Fixtures

3-Piece Baths

2-Piece Baths

Shower Stalls

Toilets

 

 

 

 

 

Few

None

 

 

Average

Typical

 

 

Many

Above Ave.

 

 

 (8) Plumbing:

 (7) Interior:

 (6) Ceiling:

 (5) Floor Cover:

 (4) Floor Structure:

 (3) Frame:

Block

 

Brick/Stone

 

Poured Conc.

X

Footings

 

 (2) Foundation:

 (1) Excavation/Site Prep:

<<<<< Calculator Cost Computations >>>>>

 Class: C Quality: Average

Stories: 1 Story Height: 14 Perimeter: 176

Overall Building Height: 14

 

Base Rate for Upper Floors = 64.74

 

(10) Heating system: Forced Air Furnace Cost/SqFt: 11.13 100%

Adjusted Square Foot Cost for Upper Floors = 75.87

 

Total Floor Area: 3,000 Base Cost New of Upper Floors = 227,610

 

 Reproduction/Replacement Cost = 227,610

Eff.Age:22 Phy.%Good/Abnr.Phy./Func./Econ./Overall %Good: 60 /100/100/100/60.0

 Total Depreciated Cost = 136,566

 

<<<<< Segregated Cost Computations >>>>>

Costs taken from Segregated Cost Section 4: Garages, Industrials, Warehouses

 Cost # or Height Storys 

Item Desciption Col. Rate SqFt Adj. Adj. Cost

 

 Total Cost New = 0

Architectural Multiplier: 1.07

 

 Reproduction/Replacement Cost = 0

Eff.Age:22 Phy.%Good/Abnr.Phy./Func./Econ./Overall %Good: 60 /100/100/100/60.0

 Total Depreciated Cost = 0

<<<<< Calculations too long. See Valuation printout for complete pricing. >>>>>

 ** ** Calculator Cost Data ** **

Quality: Average 

Heat#1: Forced Air Furnace 100%

Heat#2: Electric, Cable or Baseboard 0%

Ave. SqFt/Story: 3000

Ave. Perimeter: 176

Has Elevators:

 

 *** Basement Info ***

Area:

Perimeter:

Type:

Heat:

 

 * Mezzanine Info *

Area #1:

Type #1:

Area #2:

Type #2:

 

 * Sprinkler Info *

Area:

Type: Average

Low

X

Ave.

 

Above Ave.

 

High

 

Construction Cost

Comments:

Overall Bldg

Height

14

Year Built

Remodeled

1950

 

Depr. Table : 2.25%

Effective Age : 22

Physical %Good: 60

Func. %Good : 100

Economic %Good: 100

Class: C

Floor Area: 3,000

Gross Bldg Area: 6,680

Stories Above Grd: 1

Average Sty Hght : 14

Bsmnt Wall Hght 

Desc. of Bldg/Section: BLDG. 1, SEC. 2

Calculator Occupancy: Warehouses - Storage

*** Information herein deemed reliable but not guaranteed***

Commercial/Industrial Building/Section 2 of 2

Printed on

Parcel Number:

22106331.

10/01/2024

ARCHIVED

Coleman A. Young Municipal Center

2 Woodward Avenue, Suite 105

Detroit, Michigan 48226

Phone: (313) 628-0722

Fax: (313) 224-4576

www.detroitmi.gov

04/04/2023

MOHAMED, CHAKA BEN MAJ

DISTRICT: 1

8414 RIVERDALE ST.

DEARBORN HEIGHTS MI 48127

RE: MARCH BOARD OF REVIEW PETITION NUMBER:

2024

M-002957

Parcel Number:

22106331.

Property Address:

20733 GLENDALE

Property Classification:

301 (INDUSTRIAL-IMPROVED)

Ad Valorem

Legal Description:

The March Board of Review has considered the appeal on the assessment for the above described

property. The values below will be the basis for the tax bills.

2024

2024

Before Appeal

After Appeal

2024

Assessed Value

73,200

62,500

2024

Taxable Value

73,200

62,500

Principal Residence Exemption:

If you are dissatisfied with the decision of the Board of Review, you may appeal to:

 Michigan Tax Tribunal

 P.O. Box 30232

 Lansing MI 48909

A Michigan Tax Tribunal appeal must be made by July 31st of the current year for Residential Real Property

Classification.

A Michigan Tax Tribunal appeal must be made by May 31st of the current year for properties classified

as:Commercial Real, Industrial Real, Commercial Personal, Industrial Personal and Utility Personal Property.

A property Classification appeal may only be made for the current year. Such appeal may be filed with the

State Tax Commission, PO Box 30471, Lansing, MI 48909-7971 by June 30th of the current year.

Sincerely,

Cynthia Burton

Secretary, Board of Review

E PIERSON E 60 FT OF 49 THRU 54 OAKMOOR LITTLE FARMS SUB L63 P82 PLATS

.00 %

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