Tax_Tribunal_Appeal_1916_Colon_St_rewrite.pdf
Qi Young Petitioner V City Of Flint Respondent · 26-001095-TT
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May 18th, 2026 Michigan Tax Tribunal Small Claims Division P.O. Box 30232 Lansing, MI 48909 RE: Petition to Michigan Tax Tribunal – 2026 Property Tax Assessment Appeal Property Address: 1916 Colon St, Flint, MI 48506 Parcel ID: 47-32-453-030 School District Code: 25010 Classification: 401 – Residential Respondent: City of Flint Dear Members of the Michigan Tax Tribunal: I am filing this petition to appeal the 2026 assessed value and taxable value of the above- referenced property. I protested this assessment at the City of Flint Board of Review on March 10, 2026, which denied my appeal stating insufficient evidence. I respectfully request that the Tribunal reduce the assessed value (State Equalized Value) and taxable value to accurately reflect the property’s true cash value as established by the arm’s-length purchase price and comparable market sales. CURRENT 2026 ASSESSMENT (AS ESTABLISHED BY BOARD OF REVIEW) The 2026 assessment as established by the Board of Review is as follows: Item Amount 2026 Assessed Value (SEV) $32,700 Implied True Cash (Market) Value (SEV × 2) $65,400 2026 Taxable Value $29,988 BASIS FOR APPEAL 1. Recent Arm’s-Length Purchase Price I purchased this property on September 26, 2024, through a bona fide, arm’s-length transaction for $30,500 (as shown on the ALTA Settlement Statement, attached). The property was listed on the MLS, marketed to the general public, and sold to a willing buyer at a price agreed upon by both parties. Under Michigan law, the recent sale price of a property in an arm’s-length transaction is one of the strongest indicators of true cash value. The current 2026 assessment implies a market value of $65,400 – which is more than double (214%) the actual price I paid for this property approximately 18 months ago. There have been no significant improvements or market changes that would justify this valuation. Based on the purchase price alone, the SEV should be no more than $15,250 (50% of $30,500). However, as detailed below, the property’s condition has deteriorated since
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purchased due to an unfinished bathroom, placing the current true cash value well below the original purchase price. 2. Comparable Sales Analysis A comparable sales report was prepared by Realcomp II Ltd (generated January 13, 2026) identifying recent sales within 1 mile of the subject property, all residential single-family homes in the Flint School District. The three most relevant comparables confirm that the current assessment is excessive: Address Sale Date Sale Price Sq Ft $/Sq Ft SEV 2310 Thom St 11/12/2025 $25,000 939 $26.62 $8,900 2017 Oklahoma Ave 09/04/2025 $31,000 1,091 $28.41 $13,100 2909 Thom St 01/31/2025 $26,599 735 $36.19 $18,700 Average $27,533 922 $30.41 $13,567 The average sale price of the three most comparable properties is $27,533, and the average SEV of these properties is $13,567. My property, with an MLS living area of approximately 1,020 sq ft, sold for $30,500 – which is actually above the comparable average. Despite this, the City has assessed the property at an SEV of $32,700, which is more than double the average SEV of comparable properties and implies a market value far exceeding any recent sale in the immediate area. 3. Current Property Condition – Unfinished Bathroom At the time of purchase in September 2024, the bathroom was fully functional and in working condition. After taking ownership, an issue was discovered that required the bathroom to be torn out. As a result, the bathroom is currently unfinished and not fully functional. This materially diminishes the property’s livability and market value below what would otherwise be expected for a comparable home. The estimated cost to complete the bathroom renovation is approximately $5,000 to $10,000, which directly reduces the property’s current market value below the $30,500 purchase price. A reasonable estimate of current true cash value, accounting for this condition, is approximately $20,000 to $25,000. Photographs of the unfinished bathroom are attached. 4. Inequitable Assessment Relative to Comparable Properties The subject property's SEV of $32,700 is significantly higher than all comparable properties' SEV values ($8,900, $13,100, and $18,700). This creates an inequitable assessment in violation of the uniformity requirements under Michigan's constitution and tax law. The highest- valued comparable (2909 Thom St at $18,700 SEV) is $14,000 less than the subject property's assessment, despite having sold for $26,599 — $3,901 less than the subject property's purchase price of $30,500. REQUESTED RELIEF Based on the evidence presented above, I respectfully request the Tribunal reduce the 2026 assessment as follows: Item Current Requested True Cash Value $65,400 $20,000
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Assessed Value / SEV $32,700 $10,000 Taxable Value $29,988 $10,000 This requested SEV of $10,000 reflects the arm’s-length purchase price of $30,500 less the diminished value caused by the unfinished bathroom (estimated repair cost of $5,000 to $10,000). Even the full purchase price yields an SEV of only $15,250, which is already less than half the current assessment. The requested value of $10,000 is well within the range of SEV values for comparable properties in the area ($8,900 to $18,700) and accounts for the property’s current below-average condition. SUPPORTING DOCUMENTATION 1. Copy of 2026 Notice of Assessment 2. Board of Review denial letter 3. ALTA Settlement Statement showing $30,500 purchase price (settlement date 9/26/2024) 4. Comparable Sales Report (Realcomp II Ltd, generated 01/13/2026) 5. Photographs of the unfinished bathroom documenting current property condition 6. Property Transfer Affidavit BOARD OF REVIEW HISTORY I appeared before the City of Flint Board of Review on March 10, 2026, and presented the above evidence including the settlement statement, comparable sales report, and photographs of the unfinished bathroom. The Board denied my appeal, stating insufficient evidence. I believe this determination was incorrect given the clear evidence of an arm’s-length sale at $30,500 and the property’s current deteriorated condition. I respectfully request the Tribunal schedule a hearing and grant a reduction to the assessed value and taxable value as described above. Thank you for your time and consideration. Respectfully submitted, /s/ Qi Young Qi Young
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Photographs of the unfinished bathroom documenting current property condition
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