25-003004 MTT Bogdanovich.pdf
Stephen J Bogdanovich, Petitioner V City Of Rochester, Respondent · 25-003004-TT
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October 19, 2026 State of Michigan and Daniel J. Teahan MOAHR ADDRESS 187 Chesterfield PO Box 30232 Birmingham, MI 48009 Lansing, MI 48909-8195 Re: Parcel No. 68-15-15-177-016 MOAHR Docket No. 25-003004 Dear Sir/Madam: A valuation analysis of the subject property at 1004 First St., located in the City of Rochester, Michigan has been prepared by Oakland County Equalization. The purpose of the appraisal is to determine the true cash value of the property for assessment purposes for the 2025 and 2026 years. As of July 1%, 2026 the City of Rochester Hills has assumed the assessing responsibilities for the City of Rochester. In light of this we are requesting this case be “heard on file” due to the recent change in assessor representation. If you have any questions or comments with regard to this report, please contact me at (248) 656-4605. Respectfully S i AN Load desde Karen M. Somerville, MMAO /Stacy A. Holfrodk/ MAAO City of Rochester Hills Department of Assessing 1000 Rochester Hills Dr. Rochester Hills, MI 48309
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10/16/2026 Valuation Report 01:00 PM DB: Assessing-25 68-15-15-177-016 [2025 Est. T.C.V. BOGDANOVICH, STEPHEN J Property Clas Map #: POST s: 401 City of Rochester 1004 1ST ST ROCHESTER, MI 48307-1884 Land Value Estimates for Land Table R47.Land Table R47 * Factors * Description Frontage Depth Front Depth Rate %Adj. Reason Value ff rate 50.00 124.00 1.0000 0.9411 3480 100 163,756 50% for excess 43.00 124.00 1.0000 0.9411 1740 100 70,415 93 Actual Front Feet, 0.27 Total Acres Total Est. Land Value = 234,170 Land Improvement Cost Estimates Description Rate Size % Good Cash Value D/W/P: Brick on Sand 19.30 144 19 2,195 Total Estimated Land Improvements True Cash Value = 2,195 Cost Est. for (11) Heating System: Forced Heat & Cool Ground Area = Res. Bldg: 1 Single Family Colonial/2Sty 1798 SF Floor Area Phy/Ab.Phy/Func/Econ/Comb. % Good=79/100/100/100/79 Building Area Stories 2 Story 1 Story 1 Story 1 Story 1 Story Other Additio Exterior Stone Venee Plumbing 3 Fixture B 2 Fixture B Extra Sink Separate Sh Ceramic Til Ceramic Til Ceramic Tub Porches CCP (1 Sto. Foundation: CCP (1 sto CCP (1 sto: Garages Class: B Exte Base Cost Common Wall Door Opener Built-Ins Dishwasher g Exterior Foundation Siding/Brick Basement Brick Basement Brick Basement Brick Basement Siding Overhang ns/Adjustments E ath ath ower e Floor e Wains Alcove ry) Basement ry) ry) rior: Brick Foundation: 1 Wall Garbage Disposal Vented Hood Jacuzzi rep Microwave Fireplaces Exterior 1 Prefab 1 St 1. Tub Story ory 72 BPR WE Wee 28 28 44 20 42 Inch (Finished) 630 BoE ee Cls B Blt 2003 Cost New Depr. Cost 632,369 499,571 3,987 3,150 11,194 8,843 7,463 5,896 5,575 4,404 3,402 2,688 5,862 4,631 3,250 2,567 1,086 858 1,375 1,086 1,083 856 2,032 1,605 1,404 1,109 58,987 46,600 -5,111 -4,038 1,639 1,295 1,546 1,221 467 369 1,007 796 11,469 9,061 1,208 954 10,462 8,265 4,674 3,692
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10/16/2026 Valuation Report DB: Assessing-25 01:00 PM Parcel Number: 68-15-15-177-016 Page: 2 Unit-in-Place Cost Items 0l6-Icemaker 1 1,850 1,461 030-WetBar 1 1,548 1,223 Totals: 769,828 608,163 Notes: ECF (E.C.F. Table RNH) 1.118 => TCV: 680,534 2025 Bst. T.C.V. 68-15-15-177-016 = 916,899 Est. TCV/Total Floor Area = 290.89, Most recent sale 07/23/2024 for 843,500 2024 Assessed MBOR S.B.V. Base for Cap IRM 452,610 452,610 452,610 376, 650 3.10 2025 New Eq. Adjustment Loss Additions Tax Adjustment Losses 0 ~5,410 0 0 70,550 0 2025 Assessed MBOR S.E.V. Capped ->Taxable<— PRE/MBT 458,450 447,200 447,200 388,320 447,200 447,200
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COMPARABLE SALES ANALYSIS 2025 As of: 12/31/2024 68-15-15-177-016 Residential Docket No: 25 Petitioner: Stephen Subject Comparable 1 Comparable 2 Com CVT City of Rochester City of Rochester City of Rochester City of Roch Parcel # 68-15-15-177-016 68-15-15-182-039 68-15-10-279-010 68-15-10-47 Address 1004 1st Street 819 1st Street 321 Ferndale 522 Oak Design (style) 2 sty/colonial 2 sty/colonial 2 sty/colonial 2 sty/colon Sales Price $843,500 $740,000 $899,000 $809,000 Price/Sq.ft. $267.61 $254.38 $273.83 $291.53 Adjustment Adjustment Date of Sale/Time 7/23/2024 3/15/2024 5/1/2023 35,960 4/6/2023 Site (acres) 0.26 0.15 0.17 0.14 Year Built 2003 2015 -$48,000 2004 2014 Class Modifier B BC $30,000 B B Gross Living Area 3,152 2,909 $29,160 3,283 $15,720 2,775 Foundation Basement Basement Basesment Basement Basement Finish 0 0 1,200 sf $48,000 0 Full Bath 2 2 3 -$11,500 3 Half Bath 1 1 1 1 Heating/Cooling Forced heat/cool Forced heat/cool Forced heat/cool Forced heat/ Garage 2 Car 2 Car 2 Car 2 Car Decks, Patios 1 1 1 1 Fireplaces 2 1 $4,000 3 -$4,000 0 Other Other Net Adjustment] $15,160 Net Adjustment; $84,180 Net Current TCV $894,400 Adjusted Sales Price] $755,160 Adjusted Sales Price| $983,180 Adjusted TCV per SqFt $283.76 Adjusted Price/SF| $259.59 - Adjusted Price/SF| $299.48 Adjus | The comparables selected are the most similar properties available for comparison. The comparables have been adjusted to the subject based on market da
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06/25/2026 12:52 PM Valuation Report DB: Assessing-26 68-15-15-177-016 | 2026 Est. T.C.V. Property Class: 401 Map #: POST City of Rochester STEPHEN J & RITA M BOGDANOVICH LVNG 1004 1ST ST ROCHESTER, MI 48307-1884 Land Value Estimates for Land Table R47.Land Table R47 * Factors * Description Frontage Depth Front Depth Rate $%Adj. ff rate 50.00 124.00 1.0000 0.9411 3928 100 50% for excess 43.00 124.00 1.0000 0.9411 1964 100 93 Actual Front Feet, 0.27 Total Acres Total Est. Land Improvement Cost Estimates Description D/W/P: Brick on Sand 19.42 Total Estimated Land Improvements True C Rate Reason Value 184,837 79,480 Land Value = 264,317 Size % Good Cash Value 144 18 2,181 ash Value = 2,181 Cost Est. for Res. Bldg: 1 Single Family Colonial/2Sty (11) Heating System: Forced Heat & Cool Ground Area = 1798 SF Floor Area = 3152 SF. Phy/Ab.Phy/Func/Econ/Comb. % Good=78/100/100/100/78 Building Areas Stories Exterior Foundation Size 2 Story Siding/Brick Basement 1,346 1 Story Brick Basement 352 1 Story Brick Basement 12 1 Story Brick Basement 28 1 Story Siding Overhang 8 Total: Other Additions/Adjustments Exterior Stone Veneer 72 Plumbing 3 Fixture Bath 1 2 Fixture Bath 1 Extra Sink 3 Separate Shower 1 Ceramic Tile Floor 3 Ceramic Tile Wains 1 Ceramic Tub Alcove 1 porches CCP (1 Story) 28 Foundation: Basement 28 CCP (1 Story) 44 CCP (1 Story) 20 sarages llass: B Exterior: Brick Foundation: 42 Inch (Finished) Base Cost 630 Common Wall: 1 Wall 1 Door Opener 2) jJuilt-Ins Dishwasher 1 Garbage Disposal 1 Vented Hood 1 Jacuzzi repl.Tub 1 Microwave 1 'ireplaces Exterior 1 Story 1 1, Prefab 1 Story Cls B B1t 2003 Cost New Depr. Cost 673,322 525,191 3,873 3,021 10,874 8,482 7,249 5,654 5,416 4,224 3,305 2,578 6,217 4,849 3,212 2,505 1,074 838 1,464 1,142 1,052 821 2,162 1,686 1,387 1,082 57,299 44,693 -4,965 -3,873 1,592 1,242 1,528 1,192 462 360 995 176 11,335 8,841 1,194 931 10,341 8,066 4,619 3,603
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06/25/2026 Valuation Report 12:52 PM DB: Assessing-26 Parcel Number: 68-15-15-177-016 Page: 2 Unit-in-Place Cost Items 0l6-Icemaker 1 2,712 2,115 030-WetBar 1 1,583 1,235 Totals: 809,302 631,254 Notes: ECF (E.C.F. Table RNH) 1.090 => TCV: 688,067 2026 Est. T.C.V. 68-15-15-177-016 954,565 Est. TCV/Total Floor Area = 302.84, 2025 Assessed MBOR S.E.V. 458,450 447,200 447,200 2026 New Eq. Adjustment Loss 0 30,080 0 2026 Assessed MBOR S.E.V. 477,280 477,280 477,280 Most recent sale 05/27/2025 for 1 Base for Cap IRM 447,200 2.70 Additions 0 12,070 Capped ->Taxable<— 459,270 459,270 Tax Adjustment Losses 0 PRE/MBT 459,270
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COMPARABLE SALES ANALYSIS 2026 As of: 12/31/2025 68-15-15-177-016 Residential Docket No: 25-003004 Petitioner: Stephen J Bogdanovich Comparable 3 Comparable 1 CVT City of Rochester City of Rochester City of Rochester City of Rochester Parcel # 68-15-15-177-016 68-15-10-279-016 68-15-10-276-016 68-15-15-276-004 Address 1004 1st Street 312 Woodward Ave 328 Glendale Ct 321 Wand St Design (style) 2 sty/colonial 2 sty/colonial 2 sty/colonial 2 sty/colonial Sales Price $843,500 $875,000 $900,000 $1,047,600 Price/Sq.ft. $267.61 $336.93 | $305.91 | $414.73 | Adjustment Adjustment Adjustment Date of Sale/Time 7/23/2024 8/21/2025 20,000 4/23/2025 45,000 8/13/2025 A 26,000 Site (acres) 0.27 0.17 0.17 0.15 Year Built 2003 2004 2002 2018 Effective Age 2003 2004 2002 2018 -$60,000 Gross Living Area 3,152. 2,597 $66,600 2,942 $25,200 2,526 $75,120 Foundation Basement Basement Basesment Basement Basement Finish 0 824 sf -$32,960 730 sf -$29,200 749 sf -$29,960 Full Bath 2 3 -$11,500 3 -$11,500 2 Half Bath 1 1 1 2 -$7,500 Heating/Cooling Forced heat/cool Forced heat/cool Forced heat/cool Forced heat/cool Garage 2 Car 2 Car 2 Car 2 Car Decks, Patios 1 2 -$6,500 1 $6,500 2 -$6,500 Fireplaces 2 2 3 -$4,000 1 $4,000 Other Other Net Adjustment| $35,640 Net Adjustment $32,000 Net Adjustment, $1,160 Current TCV $954,560 Adjusted Sales Price| $910,640 Adjusted Sales Price| $932,000 Adjusted Sales Price| $1,048,760 TCV per SqFt $302.84 Adjusted Price/SF| $350.65 Adjusted Price/SF| $316.79 Adjusted Price/SF $415.19 The comparables selected are the most similar properties available for comparison. The comparables have been adjusted to the subject based on market data. Consideration is given to all comparables with additional weight given to comparables 1 and 2 due to similar effective ages.