24-003472 Respondent Valuation Disclosure.pdf
Naser Holdings X111 LLC, Petitioner V City Of Dearborn, Respondent · 24-003472-TT
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Page 1
VALUATION DISCLOSURE LOCATED AT 22600 Michigan Ave Dearborn, MI 48124 Lots 1 to 6 E J Horger's Subdivision FOR Jeremy Romer Corporation Counsel City of Dearborn AS OF December 31, 2023 BY Jacob Thurston Assessor of Record City of Dearborn 16901 Michigan Avenue, Suite 5 Dearborn MI 48126
Page 2
Jacob Thurston Assessor of Record Assessing Department 16901 Michigan Ave, Suite 5 Dearborn MI 48126 July 29, 2025 Michigan Tax Tribunal Attn: Clerk of the Tribunal P.O. Box 30232 Lansing, MI 48909 Re: Property: 22600 Michigan Ave Dearborn, MI 48124 Borrower: Cash Basis Valuation Disclosure File No.: MTT 24-003472 Opinion of Value: $ 750,000 Effective Date: December 31, 2023 | have conducted a valuation disclosure of the above referenced property. The report of this disclosure is attached. The purpose of this disclosure is to develop an opinion of true cash value for the property described in this report, as improved, in an unencumbered fee simple title ownership. This report is based on a physical analysis of the site and improvements, a location analysis of the neighborhood and city, and an economic analysis of the market for properties such as the subject. The opinion of value reported above is as of the stated effective tax date(s) and limiting conditions included. Please do not hesitate to contact me if | can be of additional service to you. Sincerely, Gat Thernatzn Jacob Thurston, MMAO Assessor of Record City of Dearborn 16901 Michigan Avenue, Suite 5 Dearborn MI 48126
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Client Jeremy Romer oo Co oo File No. MTT 24-003472 Property Address 22600 Michigan Ave oo _ eo SE BE City Dearborn County Wayne oo State MI Zip Code 48124 Client Jeremy Romer TABLE OF CONTENTS Cover Page ....... ee 1 Letter of Transmittal 2 Valuation Disclosure Short Form 3 Valuation Disclosure Short Form ... 4 Valuation Disclosure Short Form . 5 Valuation Disclosure Short Form ... 6 Additional Comparables 4-6 . 7 General Text Addendum 8 Subject Street Scenes . 13 Comparable Photos Minimal 1-3 14 Comparable Photos Minimal 4-6 . 15 Comparable Sales 1 - 5 Location Map 16 Zoning Map 17 Neighborhood Map .. 18 Site Map ......... 19
Page 4
VALUATION DISCLOSURE
File Number:
~~ MTT 24-003472
Borower:
Cash Basis Valuation Disclosure
Property Owner.
Nasser Holdings X111 LLC
Property Name:
Dearborn
—
Property Address:
22600 Michigan Ave
Oy:
Dearborn
State:
MI
Zip Code:
48124
| County: Wayne
Property Type: [] Office
[| Retal
[| Industrial [| Residential
| | VacantSte [|
Agiiculural
[DQ] Other (Describe
Other)
Convenience Gas Station
Preparer.
Jacob Thurston
Preparer's Phone:
313-943-2150
parer's EMail_jthurston@dearborn.gov
ASSESSED VALUE, TAXES, AND FEES
Assessor's Parcel Number(s)
|
Land
Improvements
Total
|
Taxes
‘Special Assessments
Tax Year
82-09-214-03-006
$
113,500 $
326,200 §
439,700($ 29,594.90
|$
0 2025
$
126,000 $
326,700/%
452700/8 31,521.34
|s
02024
[Association Fees:
§_None
SALE; OPTION, LISTING AND OFFER HISTORY
Pending Sale Price:
$ None
| Anticipated Closing Date:
~~ None:
Current List Price: §
None
According to the available data sources, there have been no sales or listings of the subject property in the last 3 years.
[Analyze all sales of the subject property within the fast 3 years, current options, listings, or offers to purchase (if applicable).
The most recent recorded sale of subject was reported on 7/6/2021 with a price of $715,429 (municipal records). This is slightly below the
contemporary value conclusion
of $750,000 as
of 12/31/2023. The previous subject property
sale
price supports the $750,000
conclusion of value when indexed by the CoStar General Retail Price Index for the Dearborn submarket which has shown an 10.95%
increase since the most recent subject property sale: $715,429 * 1.1095 = $793,768.
MARKET AREA DESCRIPTION
Subject's Neighborhood.
XK Suburban
[7] Urban
[7] Rural
B
Co
Neighborhood Maintenance Levels:
| [] Excellent
[] Good
[BQ Average
|
Fair
|
Poor
Co
—
Subject Is:
|| Superior
3 Similar
[]
Inferior to the Competing Neighborhood Properties
BN
——
Neighborhood Composition:
60 % Retail
1% Industrial
15 % Office
5
% Vacant Land
5 % Apartments
(Estimate Percentages)
10 % Homes
% Agricutural
4 % Other (describe other)
Condominium
a
a
—
Neighborhood Stage:
(OX) Suble
[J Growth
[] Decine
[] Revialzation (od structures
fo new)
Demand/Supply:
InBalance
| Oversupply
|
Shortage of Available Properties
Overall Real Estate Values:
|| creasing
3C Stable
| Slow Decine
[| Rapid Decline (comment below)
So
Comment on the significant factors in the area and neighborhood
that affect the value and/or marketabilty of the subject:
See attached addenda.
Site Size:
12000
sf
Number
of Parcels included in Site:
1
Site Dimensions:
~~ 120’ x 100"
Co
Source for Site Size:
municipal site sketch
—
Street Frontage: 120"
on Michigan Ave, 100' on Howe street
Shape:
[i]
Mostly Rectangular
[]
Irregular
Topography.
BC) Mostly Level
[ ] Sloping
Level at street grade
| Flood Hazard Area:
[3 Yes
[J No
[] Unknown
Corner Location:
Yes []
No
Subject's Street:
[Heavy Traffic
[| Moderate Traffic
[| Low Traffic
BN
Utities Available:
Electric [Bg] Water
Sewer
Natural Gas.
Phone
Cable
I
—
Legal Zoning Classification:
~~ BC/UG ~~
Zoning Compliance:
[> Legal
[7]
Legal Non-Conforming (grandfathered)
[|
legal
oo
oo
Comment on any adverse easements, encroachments, topography, assessments, improvement district obligations, side rea, egal uses, etc:
No adverse conditions. Also, see attached addenda.
SUBJECTIMPROVEMENTS DESCRIPTION
Year Bui:
1961
Year Renovated:
2018
Number
of Units:
1
| Number
of Stories:
One
Occupancy %:
100%
Remaining Economic Life:
30
| Total Open Parking:
Two (2)
| Total Covered Parking:
~~ 12 (pumps)
| Total Parking: Six (6) per CoStar
(Overall Interior Condition:
~~ [] Good
~~ {| Average
[]
Fair
[7]
Poor
| Overall Exterior Condition:
[1] Good
[{ Average
[7] Far
[7]
Poor
[Exterior Fist
Painted brick and block
[Interior Finish:
Concrete Ceiling, Tile floor on concrete
| Number
of Elevators:
0
[Basement Square Foolage: ~~ None
Basement Finish Percentage:
None
| Fire Sprinklers:
[1 Yes
No
[7] Unknown
Size of Building(s) Square Footage: 2,085 square feet gross building area. 2,937 square foot overhead canopy above twelve fueling stations with pumps.|
Site is fully improved with concrete vehicle service. overhead canopy for 12 pump fueling stations and a convenience retail building.
Current and Anticipated Use of Bulding(s) (Unis):
Current and anticipated use of the subject property into the foreseeable future is as a retail
convenience store with a vehicle refueling station feature.
Notate any deferred maintenance, needed repairs, or known hazardous conditions (Please provide photographs of any items of observed concer):
No observable additional deferred maintenance which could be reasonably measured to impact value over and above normal wear and tear.
Overall condition of improvements both on the exterior and interior are considered to have been an average and market acceptable
condition. The extra ordinary assumption is that the property was in the same condition on the effective date of this report and on the dates
Located at the north west comer of Michigan Avenue and Howe Street in west Dearborn
MI.
\With consideration of the legally permissible, physically possible, financially feasible and maximally productive observations,
it is reasonably
probable to conclude that if the subject site were vacant, the site would be developed as a convenience store and retail fueling property.
Secondly.
it is also reasonably probable to conclude that the property as currently improved is also the highest and best use of this property.
Page 3 of 24Page 5
VALUATION DISCLOSURE
Characteristic
Subject
Comparable 1
Comparable?
Comparable 3
Address
22600 Michigan Ave
22600 Michigan Ave
12850 Ford Rd
10000 Ford Rd
[
Dearborn,
MI 48124
Dearbom. MI 48124
Dearbom, MI 48126
Dearborn, MI 48126
Proximity
to Sudject
Co
Subject
72
miles
NE
15.27 miesE
|
|Sale Date
7-6-2021
4-2-2025
[sale Price
=
$
$
715.429
L
$
1,600,000
Price/ Sot.
~~
§
$
343.13
$
$
469.48
Data Source
Costar/Public
Wayne County Vetted Sale
| Wayne County
Vetted Sale
Wayne County
Vetted Sale
VALUE ADJUSTMENTS
DESCRIPTION
DESCRIPTION
ADJ+/(-)
DESeRPTON
ADJ+/(-)
DESCRIPTION
ADJ+/(-)
[Property
Rights Conveyed
Fee Simple
Fee Simple
_ Fee Simple
Fee Simple
Financing Terms
Cash Equivolent
Cash Equivolent
Cash Eguivolent
Conditions of Sale
Arms Length
Arms Length
Ii
Arms Length
Date of Sale/Time Adjustment
December 31. 2023 July 6, 2021
+11% April 4, 2024
il 2, 2025
[
Adjusted Sale Price
$
79.
6
700,000
§
1,616,000
Adjusted Price Per
Sq. Ft.
$
380.
363.83
$
47:
Location
Michigan Ave
|Michigan Ave
.
Ford Road
Age
64 /Remodeled
64 / Remodeled
0/19 / Remodeled
28 / Remodeled
0
(Condition
Average
Average
Average
Average
_
Construction
___ClassC
Similar
0 Similar
0, Similar
0
Buldng Sze (GBA)
| 2.085sf
2,085 sf
[
0/1924 sf
03,408 sf
[4
Fuel Equipment Age & Analysis
| 1995/26,000 Gal.
| 1995/26,000 Gal.|
0/2001/20,000 Gal
-10% 2004/27,000 Gal |
-17%
Zoning
|BCIUG
BC/UG
0/BC
|
0 BC
0)
[Pump Count
12 Pumps
12 Pumps
0.8 Pumps
__08Pumps
|
0)
Site Size
12,000 sf
12.000 sf
09,052 sf (25%)
+3%, 25.398 sf 200%
-20%)|
(Overall Comparability
to Subject
Convenience Store with Fuel
Convenience store with Fuel
| Convenience store with Fuel
Net Characteristics Adjustment {in % of
o
[I+ X-
7%
|
O+ X-
|
-37%
(Adj. Sale Price
of Comparable
380.88/Sq.
Ft.
§
338.36/Sq, Ft.
§
298.73/Sq. Ft.
Analysis and Discussion of Sales Comparison Approach:
See general text addendum.
RECONCILIATION AND FINAL VALUE ESTIMATE
Exposure Time and Marketing Time:
Estimated in the range of 90 to 180 days with professional marketing and under stable market conditions.
Date of Report
Interest Valued
Effective Date of Value
Market Value "As Is"
July
28, 2025
Fee Simple
| December 31, 2023
$750,000
P
PIO
AND
ONDITIO
Identify any Personal Property included in the value estimate:
No personal property included in valuation.
This estimate of valug is subject
to the following Exraordinary Assumptions: Subject property was largely equivalent on the effective date of value 12/31/23
as was present on the dates of observation, July 2nd and 22nd 2025.
This estimate of value is based on the following Hypothetical Conditions: None
REQUIRED ADDENDAITEMS
Plat Map or Sie Plan
Area Map with Subject and Comparables
SCOPE OF THE ASSIGNMENT
|Pumose: To estimate
the TRUE CASH VALUE of the interest specified as of the effective date(s) cited in the report.
Page 4 of 24Page 6
Assumptions & Limiting Conditions
This report
has been made with the following general assumptions:
1.
No responsibility is assumed for legal or title considerations. Tle to the property is assumed to be good and marketable unless otherwise stated in this report.
2.
The property is assumed to be free and clear of any or all liens and encumbrances unless otherwise stated in this report
3.
Responsible ownership and competent property management are assumed unless otherwise stated in this report.
4.
The information fumished by others is believed to be reliable, however, no warranty is given for its accuracy.
5.
All engineering is assumed to be correct. The plot plans and illustrative material in this report are included only
to assist the reader in visualizing property.
6.
It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed
for such conditions or for amanging for engineering studies that may be required to discover them.
7.
Itis assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws unless otherwise stated in this report.
8.
Itis assumed that all applicable zoning and use regulations and restrictions have been complied with, unless nonconformity has been stated, defined, and considered
in this report.
9.
tis assumed that all required licenses, certificates of occupancy consents, or other legislative or administrative authority from any local, state, or national governmental
or private entity or organization have been or can be obtained or renewed for any use on which the value estimates contained in this report are based.
10. Any sketch in this report may show approximate dimensions and is included to assist the reader in visualizing the property. Maps and exhibits found in this report are
provided for reader reference purposes only. No guarantee as to accuracy is expressed or implied unless otherwise stated in this report. No survey has been made for
the purpose of this report.
. tis assumed that the utilization of the land and improvements is within the boundaries or property lines of the property described and that there is no encroachment
or trespass unless otherwise stated in this report.
5
. The preparer is not qualified to detect hazardous waste and/or toxic materials. Any comment that might suggest the possibility of the presence of such substances
should not be taken as confirmation of the presence of hazardous waste and/or toxic materials. Such determination would require investigation by a qualified expert
in the field of environmental assessment. The presence of substances such as asbestos, urea-formaldehyde foam insulation or other potentially hazardous materials
may affect the value of the property. The value estimate is predicated on the assumption that there is na such material on or in the property that would cause a loss
in value unless otherwise stated in this report. No responsibility is assumed for any environmental conditions, or for any expertise
or engineering knowledge required
to discover them. The preparer's descriptions and resulting comments are the result of the routine observations made during the preparation process.
13. Unless otherwise stated in this report, the subject property's estimate of value is made without a specific compliance survey having been conducted to determine ff the
property is, or is nat, in conformance with the requirements of the Americans with Disabilities act. The presence of architectural and communications barriers that are
structural in nature that would restrict access by disabled individuals may adversely affect the property's value, marketability, or utility.
IThis report has been made with the following general limiting conditions:
1.
The distribution, if any, of the total valuation in this report between land and improvements applies only under the stated program of utilization. The separate allocations.
for land and buildings must not be used in conjunction with any other valuation and are invalid if so used.
2.
Possession of this report, or a copy thereof, does not camry with it the right of publication. It may not be used for any purpose by any person other than the party to
whom it is addressed.
13.
Neither all nor any part of the contents of this report {especially any conclusions as to value, the identity of the preparer, or the firm with which the preparer is
connected) shall be disseminated to the public through advertising, public relations, news sales, or other media without prior consent and approval.
(Additional General Assumptions And Limiting Conditions By Preparer (If Any):
This report has been prepared with the following general assumption;
|
reserve the right t change my opinion of True Cash Value should any of the previous assumptions as provided above prove false. Should
any information utilized or considered in this report prove to be false or inaccurate,
| reserve the right to adjust any conclusions accordingly.
Page 5 of 24Page 7
Certification | certify that, to the best of my knowledge and belie 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. 3. | have no present or prospective interest in the property that is the subject of this report, and no personal interest with respect to the parties involved. 4. Ihave no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 5. My engagement in this assignment was not contingent upon developing or reporting predetermined results. 6. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this report. 7. The conclusions are not based on a requested minimum valuation, a specific valuation, or the approval of a loan. ‘Additional Certification Comments By Preparer (If Any): This report has been prepared as a part of my City of Dearborn Assessor responsibilities. Preparer's Name: | Co-Preparer's Name: Jacob Thurston | — Preparer's Signature: Co-Preparer's Signature: 8 Thwnaton Dati Signature: Date of Signature: = July 29, 2025 1 SE — Certification # (ff Applicable): Certification # (if Applicable): R-8484 = — Certfication Expiration Date: Certification Expiration Date: 12-31-2025 ‘Sources for Subject Site and Improvement Data (Check all that apply): | Public Records [] Prior Appraisal [] Third Party Collector ~~ [] Exterior Only Inspected by Preparer DQ ExteriorAnteror Inspected by Preparer Page 6 of 24
Page 8
Additional Comparables Characteristic Subject Comparable # 4 Comparable # 5 Comparable # ¢ Address 22600 Michigan Ave Dearbom, MI 48124 [Proximity to Subject Sale Date Sale Prce $ $ $ $ \Prce / Sa. Ft. $ $ $ $ (Data Source Costar/Public | VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION ADJ+/(-) DESCRIPTION ADJ+/(-) DESCRIPTION | ADJ+/() justed Sale Price Adjusted Price Per Sg, Ft, |Location Michigan Ave Age 64/ Remodeled | | (Condition Average I _— Construction Class C Building Size (6BA) 2,085 sf ] | IL u Fuel Eculpment Age & Analysis | 1995/26,000 Gal. | [- 1 1 \zoning BCIUG | ] (Pump Count 12 Pumps l N =. = Site Size 112,000 sf | | —: Oval Comparatiyo Suber [Lo _ Net Characteristics Adjustment (in % of C.E. Ad) S.P. + 0-1 O+0- | O+ 0- j. Sale Price of Comparable $ $ $ Analysis/Comments: See general text addendum. Page 7 of 24
Page 9
Supplemental Addendum File No. MTT 24-003472 Clignt Jeremy Romer Property Address 22600 Michigan Ave Cty Dearborn County Wayne State MI Zip Code 48124 Client Jeremy Romer Scope of Work This Valuation Disclosure provides an opinion of True Cash Value as of December 31, 2023 for the 2024 tax year based on: 1. Interior and exterior property inspection conducted July 2, 2025 and July 22, 2025. 2. Review of City of Dearborn assessment records, zoning data, public records, and market information. 3. Application of Sales Comparison Approach. Income Approach excluded due to single occupant owner user building. Cost Approach excluded due to property age and availability of reliable market data. 4. Extraordinary assumption that the property conditions observed during inspection reflect those as of the effective value disclosure date December 21, 2023. 5. Final disclosure value is based upon the best available public information. It should be noted that these characteristics are well accepted and common throughout this market and the entire nation for convenience and vehicle fueling facilities aka gas stations. The assessor has determined this valuation disclosure process is not so limited that the results of the assignment are no longer credible, and that the client will agree with this limited approach analysis. Definition of True Cash Value The value conclusion is expressed in terms equivalent to cash and are consistent with the definition as set forth in the Michigan Compiled Law General Property Tax Act , as follows: True Cash Value is the usual selling price at the place where the property to which the term is applied is at the time of assessment, being the price that could be obtained for the property at private sale, and not at auctioned sale except as otherwise provided in this section, or at forced sale. Any sale or other disposition by the state or an agency or political subdivision of the state of lands acquired for delinquent taxes or an appraisal made in connection therewith or the value attributed to the property of regulated public utilities by any governmental agency for rate making purposes, shall not be considered as controlling evidence of true cash value for assessment purposes. In determining the value, the assessor shall also consider the advantages and disadvantages of location, quality of soil, zoning, existing use, present economic income structures, including farm structures and present economic income of land when the land is being farmed or otherwise put to income producing use, quantity and value of standing timber, water and power privileges, mines, minerals, quarries, or other valuable deposits known to be available therein and their value. «Valuation Disclosure Short Form: Market Area Description. Dearborn is located within the Southeast Michigan Standard Statistical Area (SMSA). It encompasses Detroit - Ann Arbor - Flint (MSA) aka southeast Michigan and parts of the southern parts of Flint/Tri Cities. This SMSA has a population of 5,428,000 and Dearborn is centrally located within this region. Dearborn is one of the few communities in this region experiencing a growth in population. West Dearborn is central to this growth pattern and Michigan Avenue is a key focal point to this community. Continual growth and redevelopment has been occurring along Michigan and continues to grow with new developments currently under way. Michigan Avenue is the primary retail transportation hub throughout east and west Dearborn. The majority of the Dearborn retail uses are along Michigan Avenue. With the subject being situated on this road, all local marketability features as noted are available. Employment stability and convenience are good due to Ford World HQ. Shopping is abundant throughout the area with indoor and outdoor malls and retail centers. Dearborn retains good public grade schools, Henry Ford Community College and the University of Michigan Dearborn campus. Public transportation is present along with bus services and private Uber/Lyft servicing area daily with hundreds of cars. Utilities as are customary in today's environment are present throughout Dearborn. Property compatibility is good due to well established zoning and it's enforcement. Police and fire are considered to be good. The general appearance of properties both commercial and residential are good throughout the City of Dearborn. The City of Dearborn remains one of the most sought after communities in the western Wayne county and downriver Page 8 of 24
Page 10
Supplemental Addendum File No. MTT 24-003472 Client Jeremy Romer Property Address 22600 Michigan Ave — oy Dearbom rbom County Wayne State mI ZipCode 48124 Client Jeremy Romer areas. Dearborn is one of the most populated cities in Wayne county, out numbered only by the City of Detroit. Dearborn also has the strongest growth trend in Wayne County. « Valuation Disclosure Short Form: Current & Future Use Subject is a convenience store (c-store) with a vehicle fueling option. A c-store is described as a retail business with primary emphasis placed on a convenient location for customer ingress and egress. The most common type of c-store, celled the "traditional " c-store range in size from 2000 to 3000 sf in size and offer a large product mix. According to the national association of; "Association for Convenience and Fuel Retailing" there are over 150,000 c-stores in the US and 80% provide the fueling option. Zoning and Site Features This site is situated within the west Dearborn "Form Based Code" of Properties District. Specific zoning is as follows: Dearborn MI, Code of Ordinances Section 27. Section 27.01. - West Downtown District, in general. Form based code properties. Subject site being situated on the western side of Michigan and Garrison is identified as Urban General (UG). Purpose of this district; to implement the Master Plan Vision by setting the stage for long term redevelopment of the district in a walk able, traditional pattern and form. Create a district that respects the character of Dearborn's historic downtown while providing a transition to auto related areas of city. There were no apparent adverse easement, encroachment, topography, assessments, improvement district obligations, site areas or illegal uses affecting the subjects marketability. The current improvements appear professionally developed for its current/most recent uses; retail, service, office commercial. The design and appearance of the improvements fit into the intent of the zoning. The significant features to this site which were considered in this disclosure are; 1. The site is considered to be typical in size in comparison to many single occupant commercial sites within the BC/UG district. 2. The site has 120" of road frontage on Michigan and also 100' on Howe. These dimensions result in a site size of 12,000 square feet which are typical and average in side for small stand alone buildings and adequate for retail convenience store and refueling services for passenger vehicles. 3. This site has a corner public street location which affords access from two streets. The primary roadway, Michigan Ave is two directional and access to this site is available from both directions. Michigan Ave has a center turn lane which allows access from east bound traffic. 4. In comparison to sites along downtown Michigan Avenue. The downtown district has 8 blocks of commercial property. This site is on the westerly side of this district and on the north side of Michigan Avenue. The north side of this road is considered most favorable for convenience and re fueling businesses because this is the "going home" side of the road. Downtown Detroit, the most urban city in the region is east of this site. Therefore most after work, going home traffic is also on the northerly side of this roadway. The center turn lane encompasses the entire downtown district. However, most properties along Michigan do not have on site parking. This site has private on site use of it's 12 fueling stations. It is also noted that immediately to the west of this site, Michigan Avenue is split with a median from between east and west bound traffic. This site is just to the west side of the UG district and also is immediately adjacent to the remaining westerly Michigan Avenue business district - not being obstructed by this restrictive median. In conclusion to site description; this property has many favorable features which are considered to benefit it's foreseeable future use as a retail convenience store location. Page 9 of 24
Page 11
Supplemental Addendum File No. MTT 24-003472 Client Jeremy Romer Property Address 22600 Michigan Ave a City Dearborn County Wayne State MI Zip Code 48124 Client Jeremy Romer True Cash Value Trend: The 2024 True Cash Value was $905,400 and in 2025 TCV is $879,400, a decrease of 2.87%. Sales Comparison Approach The sales approach is based upon the principle of substitution. Therefore the comparable sales in this report were identified based upon their substitutable use to the subject property. The subject was originally built as a convenience store with fueling equipment. The building was built in 1961 as a gas station and remodeled to a modern convenience store in 2018. The canopy was built in 2001. The subject property is a convenience store with gasoline services. The primary emphasis for this type of retail property is convenience. These businesses provide quick and convenient daily consumable products to the public. Of emphasis in comparison are convenience stores with gasoline refueling services. Old style auto repair shops were excluded. Updated and nearby stores with and without refueling were identified and utilized. The characteristics affecting prices have been analyzed. The absence of numeric notation for the criteria is considered equivalent. With a zero (0) noted, the appraiser has recognized that a variable is present however the variance is considered also equivalent or not significant enough to implement an adjustment. Adjustments made in this approach are based upon their perceived impact to value as compared to the subject. Negative adjustments represent characteristics superior to the subject and positive adjustments represent inferiority for a given criteria. The first set of data is the base criteria including date and terms of sale. Terms of sale to these transactions have been confirmed to be cash or cash equivalent with no adjustments necessary. For dates of sale the assessor has utilized the Costar retail reports index for the metropolitan Detroit market and delineated also to the City of Dearborn retail sub market. Costar reports values for this property class on a quarterly basis. The effective date of value in this report is December 31, 2023. This is the base date and corresponds with the Costar quarterly report as 4Q/23. The base date is applied to the 2024 tax levy. Each sales comparable date is adjusted to this 4Q/23 date from the indexes as reported by Costar and applied in the analysis as follows: Subject Sale 1 Sale2 Sale3 Sale4 Sale5 Value & Sale Dates 12/23 7/21 4/24 4/25 4/25 1/23 Applicable Quarter 4Q/23 3Q/21 2Q/24 2Q/25 2Q/25 1Q/23 Actual Index 165.1 148.8 165.1 163.8 163.8 164.4 Indexed Increase/Decrease +11.0% +0.0% +1.0% +1.0% +0.0% Time adjustments have been applied to the comparable sales based upon the index charts provided. After the prices are adjusted to current cash equivalent terms, the physical criteria of the real property asset is compared to the subject. The primary criteria are building and site size, location, use, access and traffic. In this report, for this property we have considered a total of 9 physical criteria. Page 10 of 24
Page 12
Supplemental Addendum File No. MTT 24-003472 Client Jeremy Romer Property Address 22600 Michigan Ave = Gy Samba County Wayne Stale M1 ZipCode 48124 Client Jeremy Romer A detailed analysis of the subject properties fuel servicing equipment has been ascertained and is retailed in assessors files. The comparable sales were adjusted for terms of sale where appropriate, although all were reported to have transacted on a cash or cash equivalent basis. Time adjustments were implemented as previously described. Actual age was not adjusted for due to for of the properties being remodeled and updated. Comparables 1 - 3 are of convenience store with gasoline sales tanks and equipment. The subject property at 22600 Michigan Avenue contains four USTs totaling 26,000 gallons, installed in 1995 using single-wall fiberglass construction with polyethylene jackets. Based on the UST Cost Manual and Service Station Cost Schedule (2024 editions), this system is functionally obsolete compared to newer double-wall or composite systems with interstitial monitoring. Accordingly, a —10% adjustment was applied to Comparable #2 and a -17% adjustment to Comparable #3 to account for differences in underground tank infrastructure, age, and detection systems. The preferred size of convenience stores is 2,000 to 5,000 square feet. The subject and all of the comparables fall within this range. No adjustments were made for size of building. Size of land area is an important feature of convenience properties. In this market the standard size is in the range of 9,000 to 13,000 square feet with the subject site having 12,000 square feet. Site size provides for on site parking and the ability to expand pump counts, and other features for convenience business. Comparable #2 had the largest site, slightly more than double that of the subject site. Therefore a large site size adjustment of 25% was made to this comparable. All the comparables are located in the City of Dearborn on either Ford or Michigan Avenues, the busiest and most major thorofares in this community. These sales are on the northerly - going home side of these roadways, which is most preferred. Regarding adjustments, the least amount of adjustment was necessary to comparable #1 which is the former sale of the subject property. This sale only required a time adjustment, indicating a price per square foot to the subject of $380.88. Comparables 1 - 3 in this analysis have various degrees of similarity to the subject. Upon careful analysis all three sales are considered to have relevance. In this study, Sale 1 is the former sale of the subject and only require a time adjustement to the effective date of this report, and is therefore given 50% of the overall weight. Sale 2 is given 30% weight because it required the second fewest adjustments. Sale 3 is given 20% weight because it required the most amount of adjustment. Final weighted and adjusted sale comparable properties are calculated as follows: Sale 1 50% of $380.88 = $190.44 Sale 2 30% of $338.36 = $101.51 Sale 3 20% of $298.73 = $59.75 Weighted average calc.= $351.70 Page 110f 24
Page 13
Supplemental Addendum File No. MTT 24-003472 Client Jeremy Romer = Property Address 22600 Michigan Ave ——eeea Cty Dearborn County Wayne State MI ZipCode 48124 Clignt Jeremy Romer. $351.70 X 2,085 = $733,295 The True Cash Value as of 12/31/2023 is Rounded to: Seven Hundred Fifty Thousand Dollars $750,000 Page 12 of 24
Page 14
View westerly along Michigan Avenue View southerly across Michigan Avenue View easterly along Michigan Avenue View northerly along Howe Street Page 13 of 24
Page 15
a pre or Pe be sh Oz A. A LAP. LB i A Chase Rd 3 Ha ~ J all Or 1 H Qi = dd £7 [ Pg
Page 16
Parcel Number: 82 09 214 03 006 Jurisdiction: DEARBORN County: WAYNE Pr [Grantor - Grantee | sale Sale Inst. |Terms of Sale Liber | Price Date Type & Page [SINGH HOLDINGS LLC NASER HOLDINGS XIII LLC | 715,429) 07/06/2021 WD |03-ARM'S LENGTH '|202131708 [WEST DEARBORN PETROLEUM L SOARING PINE CAPITAL REAL 0 10/11/2019 [wp 04-BUYERS INTEREST IN A 201930280 |HARB, MOHAMAD ~~ |WESTBORN HOLDINGS LLC 650,000] 10/11/2019 WD |16-LC PAYOFF 20193113 [SOARING PINE CAPITAL REAL |SINGH HOLDINGS LLC 0] 10/11/2019 [MLC [04-BUYERS INTEREST IN A (201932166 Property Address Class: COMMERCIAL-IMPROV Zoning: BC Building Permit (s) Date 22600 MICHIGAN School: DEARBORN CITY SCHOOL DIST REMODEL EXTERIOR-CI 08/20/201 P.R.E. 0% REMODEL INTERIOR-CI Owner's Name/Address 09/12/201 County ID #: 32 09 214 03 006 00 NASER HOLDINGS XIII LLC 22600 MICHIGAN AVE 2026 Est TCV 874,026 TCV/TFA: 419.20] Land Value Estimates for Land Table COM14.COMMERCIAL DEARBORN MI 48124 X [Improved | [Vacant © Public Improvements |Taxpayer's Name/Address - Dirt Road [NASER HOLDINGS XITT LIC h a Fravel Road |22600 MICHIGAN AVE x 5tomm omar ARB! MI 48124 DEARBORN X sidewalk X Water | - |X Sewer Tax Description [Electric [LOTS 1 T0 6 E J HORGER'S SUB |X |Gas - Curb |x X Comments/Influences Xx | ————— TT x 2,085 sf Mobil x Street Lights Standard Utilities Underground Utils. Description Frontage COMMERCIAL MI3 © * Factors * Depth Front Depth Rate % 12000 sgFt 12.61000 150 0.28 Total Acres Total Land Improvement Cost Estimates Description Rate D/W/P: 5in Ren. Conc. 10.02 Total Estimated Land Improvements T Topography of Site X Level Rolling Low High Landscaped Swamp Wooded Pond Waterfront Ravine Wetland Flood Plain GAS Year Land Work Description for BEARING MATERIALS TO Work Description for interior gas station Permit 18-00004285, Issued 08/ EXISTING GAS PUMPS $8,000. Permit 14-00003499, Issued 09/ Value Who When What 2026 113,500 The Equalizer. Copyright (c) 1999 - 2009. Licensed To: City of Dearborn, County of Wayne, Michigan GG 09/13/2016 Reviewed Assessed Value 437,000 439,700 2025 [ 113,500] 2024 | 2023 | 126,000] 126,000 *** Information herein deemed reliable but not guaranteed*** 452,700 © 433,600
Page 17
Commercial/Industrial Building/Section 1 of 2 Parcel Number: 82 09 214 03 006 Prin Desc. of Bldg/Section: <<<<< Calculator Cost Computatio Calculator Occupancy: Markets - Convenience Class: C Quality: Average “Class: C : — Construction Cost Stories: 1 Story Height: 14 Perimeter: 212 Floor Area: 2,085 Overall Building Height: 14 “High | Ave. [X[ave. | [lo Gross Bldg Area: 2,085 ad [pbove ve il . ow Stories Above Grd: 1 *% ** Calculator Cost Data ** *% Base Rate for Upper Floors = 155.96 Average Sty Hght : 14 Quality: Average ) ) ) Bsmnt Wall Hght Heat#l: Package Heating & Cooling 100 (10) Heating system: Package Heating & Cooling Cos ee— = = Heat#2: Package Heating & Cooling 0% | Adjusted Square Foot Cost for Upper Floors = 179.66 Depr. Table P2% Ave. SqFt/Story: 2085 Effective Age : 53 Ave. Perimeter: 212 Total Floor Area: 2,085 Base Cost New Physical %Good: 40 Func. %Good : 100 Has Elevators: Reproduction/Re Economic %Good: 100 *** Basement Info *** Eff.Age:53 Phy. %Good/Abnr.Phy./Func./Econ. /Overall —C— . Total D 1961 Year Built fire: N erimeter: 1995 Remodeled Type: <<<<< Segregated Cost Computation '14/0Overall Bldg Heat: Hot Water, Radiant Floor Costs taken from Segregated Cost Section 3: Stores & Height Cost * Mezzanine Info * Item Desciption Col. Rate Comments: Area #1: ) Type #1: (39) Miscellaneous Area #2: Canopies & Marquees: Type #2: Steel Frame 2 Up 55.30 * Sprinkler Info * Total Cost of Area: ] |Type: Average <<<<< Calculations too long. See Valuation printout (1) Excavation/Site Prep: (7) Interior: (11) Electric and Lighting: (39) (2) Foundation: | Footings (8) Plumbing: 1] — : | 2937 r —l x Outlets: Fixtures: X |Poured Conc Brick/Stone Block Many Average Few . EE J | —— = - Above Ave. Typical None Few 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 — —t Toilets Water Softeners Flex Conduit Incandescent | Rigid Conduit Fluorescent | (4) Floor Structure: Armored Cable Mercury (40) Non-Metalic Sodium Vapor (9) Sprinklers: Bus Duct [ Transformer T B | (13) Roof Structure: Slope=0 | (5) Floor Cover: (10) Heating and Cooling: Gas Coal Hand Fired - ol i i Oil Stoker Boiler (14) Roof Cover: (6) Ceiling: *** Information herein deemed reliable but not guaranteed***
Page 18
Parcel Number:
82
09
214
03
006,
Commercial/Industrial Building
1
Brick Flower Box
ALLEY
35
|
Ita
=
54°
3
©
memes
emimamin
=
I
===
¥
3
i
2 1STY/SLB
!
2084.5 sf
i
!
BUILT 1961
S
i
BLOCK/BRICK
i
CANOPY
[4
HGT 14"
3
{]
2937.0 sf
?
0
£
BUILT 2001
©
¢
1995 CONVERTED
§ 33
P
i
in
TO MINI-MART
ES
x
©
Lyi)
>
CONC
9597.0 sf
BF
I]
ad
100
120"
MICHIGAN AVE
*** Information herein deemed reliable
but
not guaranteed***Page 19
Commercial/Industrial Building/Section 2 of 2 Parcel Number: 82 09 214 03 006 **% Information herein deemed reliable but not guaranteed*** Prin | Desc. of Bldg/Section: CANOPY -- 2001 ——— Bh - oo Calculator Occupancy: 0 <<< Segregated Cost Computation Class: C Construction Cost - Costs taken from Segregated Cost Section 3: Stores & Floor Area ery — Cost Gross Bldg Area: 2,085 High Above Ave. | X [pve Low | Ttem Desciption Col. Rate Stories Above Grd: 1 ** *% Calculator Cost Data ** ** A Average Sty Hght Quality: Good (39) Miscellaneous Bsmnt Wall Hght Heat#l: No Heating or Cooling 03 Canopies & Marquees: EE —— Heat#2: No Heating or Cooling 03 Steel Frame 2 Up 55.30 Depr. Table 2.5% ave. SqFt/Story Effective Age : 24 Ave. Perimeter Total Cost of Physical $Good: 54 Has Elevators: Func. $%Good : 100 Architectural Multiplier: 1.00 Economic %Good: 100 **% Basement Info *** Year Built Area: Reproduction/Re Remodeled Perimeter: Eff.Age:24 Phy.3%Good/Abnr.Phy./Func./Econ./Overall emodele Type: Total D Overall Bldg Heat: Hot Water, Radiant Floor Height ECF (2025 - GAS STATION) 1.402 => TCV * Mezzanine Info * Comments: Area #1: Type #1: Area #2: Type #2: * Sprinkler Info * Area: Co Type: - = (1) Excavation/Site Prep: (7) Interior: (11) Electric and Lighting: (39) (2) Foundation: Footings (8) Plumbing: | SR | 72784 _— = — —_— Outlets: Fixtures: X |Poured Conc Brick/Stone Block Many Average Few | = SE ————— Above Ave. Typical None Few Few n — Average Average Total Fixtures Urinals Many Many (3) Frame: Bh rid Wash Bowls Unfinished Unfinished 2-Piece Baths Water Heaters Typical Typical Shower Stalls Wash Fountains 1 Toilets Water Softeners Flex Conduit Incandescent ui fy Rigid Conduit |Fluorescent (4) Floor Structure: Armored Cable Mercury (40) Non-Metalic Sodium Vapor —— (9) Sprinklers: Bus Duct Transformer | . | (13) Roof Structure: Slope=0 (5) Floor Cover: (10) Heating and Cooling: Gas Coal Hand Fired —— 0il Stoker Boiler (14) Roof Cover: (6) Ceiling: — 1
Page 20
Parcel Number: 82 10 083 28 027 Jurisdiction: DEARBORN County: WAYNE Pr Grantor Grantee | Sale Sale Inst. Terms of Sale Liber | Price Date Type & Page FARRAN, HAISAM |DEARBORN INVESTMENTS LLC | 700,000 04/04/2024 |PTA 03-ARM'S LENGTH 202412805 |Fawaz, Rahme |FARRAN, HAISAM ] 0 09/16/1990 WD 21-NOT USED/OTHER . — — | | [Property Address Class: COMMERCIAL-IMPROV |Zoning: BC (Building Permit (s) Date [12850 FORD RD oo School: DEARBORN CITY SCHOOL DIST NEW BUTLDING-CI 11/05/200 [ ___P.R.E. 0% [ oo [owner's Name/Address [County ID #: 32 10 083 28 027 00 o I [DEARBORN INVESTMENTS LLC 2026 Est TCV 647,240 TCV/TFA: 336.40] oo oo [ | — _— E———— — eee | DEARBORN MI 48126 | X | Improved | [Vacant Land Value Estimates for Land Table COM10.COMMERCIAL ( [Public LT . * Factors * Bh | Improvements | Description Frontage Depth Front Depth Rate % [Taxpayer's Name/Address ==: Dirt Road = | COMMERCIAL ALT, FDE, FDW, GFN 9052 sqFt 9.42000 150 — — |Gravel Road 0.21 Total Acres Total DEARBORN INVESTMENTS LLC = - 112850 FORD RD |X |Paved Road DEARBORN MI 48126 |X Storm Sewer | Land Improvement Cost Estimates |X Sidewalk Description Rate [x Sewer D/W/P: 4in Ren. Conc. 9.16 | EE ———— — ewer : Tax Description x |plectric Total Estimated Land Improvements T Ee ee —_—————————————] = - N 73 FT OF LOTS 7 TO 12 ROBERTOAKMAN'S X |Gas Work Description for Permit 04-00004431, Issued 11/ OAKMAN BLVD & MILLER AVE SUB X |Curb MART |X |street Lights a — - ~~ X |Standard Utilities I 1-924 sf Marathon Underground Utils. Comments/Influences | Topography of Site X Level Rolling | Low High [ Landscaped Swamp Wooded | Pond Waterfront Ravine Wetland [Flood Plain X |GAS “land| | Value Assessed] Value Building] Value Who When What 64,000] 259,600] 323,600 GG 09/22/2016 Reviewed The Equalizer. Copyright (c) 1999 - 2009. Licensed To: City of Dearborn, County of |Wayne, Michigan *** Information herein deemed reliable but not guaranteed*** 64,000] 54,300] © 54,300 268,400 332,400 326,600 316,800] 262,500)
Page 21
Commercial/Industrial Building/Section
1
of
1
Parcel Number:
82
10
083
28
027
Prin
‘Desc.
of Bldg/Section:
B
<<<
©
Calculator Cost Computation
Calculator Occupancy:
Markets
- Convenience
Class:
C
Quality:
Average
Class:
C
To
Construction Cost
| Stories:
1
Story Height:
14
Perimeter:
172
.
—
a
Overall Building Height:
14
Floor Area:
1,924
High
Above Ave.
X |ave.
Low
Gross Bldg Area:
1,924
l=
———
|
Stories Above
Grd:
1
*%
**
(Calculator Cost Data
**
#%
Base Rate
for Upper Floors
= 149,41
Average
Sty Hght
:
14
Quality: Average
)
.
)
Bsmnt Wall Hght
|Heat#1:
Package Heating
& Cooling
100
(10)
Heating
system:
Package Heating
& Cooling
Co
—
|Heat#2:
Package Heating
& Cooling
0%
| Adjusted Square Foot Cost
for Upper Floors
= 172.12
Depr.
Table
P
2.5%
Ave.
SgFt/Story:
1924
Effective Age
:
20
Ave.
Perimeter:
172
Total
Floor Area:
1,924
Base Cost New
Physical %Good:
60
Has Elevators:
Func.
$Good
100
Reproduction/Re
Economic %Good:
100
*%%* Basement Info ***
Eff.Age:20
Phy.3%Good/Abnr.Phy./Func./Econ./Overall
-
{
)
T
2005
[Year Built
Area:
.
otal D
erimeter:
Remodeled
Type:
<<<<<
Segregated Cost Computation
14|0Overall Bldg
Heat:
Hot Water,
Radiant Floor
Costs taken from Segregated Cost Section
3:
Stores
&
Height
Cost
* Mezzanine Info
*
Item Desciption
Col.
Rate
Comments:
Area
#1
oo
Type
#1:
(39)
Miscellaneous
Area
#2:
Canopies
& Marquees:
Type
#2:
Steel
Frame
2
Up
55.30
* Sprinkler Info
*
Total Cost
of
Area:
|
Type:
Average
<<<<< Calculations
too
long.
See Valuation printout
(1)
Excavation/Site
Prep:
(7)
Interior:
(11)
Electric
and Lighting:
[
(39)
[
(2) Foundation:
[Footings
.
(8)
Plumbing:
—
72421
for——
n
:
Outlets:
Fixtures:
X
[Poured Conc
Brick/Stone
Block
Many
Average
Few
=
=
f
=
=
Above Ave.
Typical
None
Few
Few
~
-
Average
Average
oo
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
!
=
1
{
_ |
Toilets
Water Softeners
Flex Conduit
Incandescent
B
Rigid Conduit
|Fluorescent
_
(4)
Floor Structure:
Armored Cable
Mercury
(40)
Non-Metalic
Sodium Vapor
—
(9)
Sprinklers:
Bus
Duct
Transformer
T
a
—
(13)
Roof Structure:
Slope=0
[
)
(5)
Floor Cover:
(10)
Heating
and Cooling:
Gas
Coal
Hand Fired
Co
[=
0il
Stoker
Boiler
(14)
Roof Cover:
(6)
Ceiling:
—
*** Information herein deemed reliable but not guaranteed***Page 22
Parcel Number: 82 10 083 28 027, Commercial/Industrial Building 1 ALLEY Dump End 10'x10" 6'H Brick Wall 46ft long pd 79' Fed CONC 6724.6 sf phil ERE Ar KRL GI TEE SEL TER 50' . 2 ne 5 < : z |= \ . ¥|5 ; CANOPY oN ° . 2421.0 sf oe b \ 2/53 \ N Viimcrmecmismismesmecmos mee — ae ¥°® if - TN, . 50° i 45" 1STY/SLB 1924.4 sf BUILT 2005 BRICK/BLOCK HGT 14’ 33 23 +] ] = 33' = 124° FORD RD Sketch by Apex Sketch *** Information herein deemed reliable but not guaranteed***
Page 23
No extractable text is available for this page; view the PDF below.
Page 24
Parcel
Number:
Grantor
|
Sm
—
{FORD
RD PETRO REAL ESTATE 10000
FORD
RD
IS REAL ESTATE LLC
|N.B.A. REAL ESTATE LLC
[MOBIL OIL CORPORATION
[10000 FORD RD
[Owner's Name/Address
'10000 FORD RD PROPERTY LLC
5960
REUTER STREET
DEARBORN MI
48126
|Taxpayer's Name/Address
[10000 FORD RD PROPERTY LLC
5960
REUTER STREET
DEARBORN MI
48126
Tax Description
[THAT PART OF LOT
5,
SUB OF ESTOF ALEX
|CAMPBELL DEC.
REC L-5
P-9 WCR BEG AT A PT
$-88-10-00-W
67
FT
& N-01-32-35-W
60
FT
FROM SE COR OF SEC
8 T2SR11E,
TH
|S-88-10-00-W 166
FT,
|FT,
TH N-88-10-00-E 166 FT,
TH
Wayne,
Michigan
82
10
084
02
016
Jurisdiction:
DEARBORN
County:
WAYNE
|Grantee
sale]
sale
Inst.
[Terms
of Sale
|
Price,
Date
|Type
PROPERTY LL |
1,600,000 04/02/2025 [pa
03-ARM'S LENGTH
Pr
The Equalizer. Copyright
(c)
1999
- 2009.
Licensed
To:
City of Dearborn,
County of
***
Information herein deemed reliable but
not guaranteed***
| FORD RD PETRO REAL ESTATE|
400,000]
05/13/2021 [WD
21-NOT USED/OTHER
©
20212277
|IS REAL ESTATE LLC
—
400,000]
01/31/2012 [WD
103-ARM'S LENGTH
[201210899
[NBA REAL ESTATE
|
856,000] 09/20/2004
WD
| 03-ARM'S LENGTH
142899/045
Co
Class: COMMERCIAL-IMPROV
Zoning:
BC
Building Permit (s)
"1 Date
oo
School: DEARBORN CITY SCHOOL DIST
/REMODEL INTERIOR-CI
11/19/201
.R.E.
0%
~
FENCE-CI
-
09/04/201
[County ID
#:
32
10
084
02 016
00
ADDITION
© 1710/29/2015
2026 Est TCV 929,489 TCV/TFA: 272.74
IEE
|
|X [Improved
|
[Vacant
| Land Value Estimates
for Land Table COML0.COMMERCIAL
[Public
I
* Factors *
Improvements
Description
Frontage
Depth
Front
Depth
Rate
%
Dirt Road
=
166.00 153.00 1.0000 0.0000
0
Gravel Road
| COMMERCIAL ALT, FDE, FDW, GFN
25398 SqFt
9.42000
100
X
Paved Road
* denotes
lines
that
do
not contribute
to
the tota
X
|Storm Sewer
166 Actual
Front
Feet,
0.58
Total Acres
Total
X
Sidewalk
ee —
_-
—
X |Water
:
X
Sewer
| Land Improvement
Cost Estimates
-
|
:
Description
Rate
X
[Elect
{2 leg re
D/W/P: 4in Ren. Conc.
9.16
X
Curb
| D/W/P: Asphalt Paving
3.48
X
Street Lights
Total Estimated Land Improvements
T
X
Standard Utilities
—
es
n
—
TH N- 01-32-35-W
153 | X
Underground Utils.
| Work Description
for Permit 19-00004284, Issued 11/
= ee
|
RENO; $10,500
Topography
of
| Work Description for Permit 19-00004740,
Issued 09/0
Site
has existing chainlink fence,
wall
not started.
(DW)
X [Level
| Work Description
for Permit 15-00004633,
Issued 10/
|Rolling
ADDITION TO BACK OF BUILDING.
$40,000
Low
| Work just starting
in February 2016.
High
Additions complete as
of 11/2016.
TC.
Landscaped
Swamp
Wooded
Pond
‘Waterfront
Ravine
Wetland
t
—_—
a
= —
Flood Plain
Year
Land
Building
Assessed
x |cas
Value
Value
Value
Who
When
What
2026
|
119,600)
345,100
464,700
DW
11/18/2019 Date of In 2025 |
119,600]
351,400
471,000
12024
101,600,
356,500]
458,100]
|
[2023
|
338,800
440, 400]Page 25
Commercial/Industrial Building/Section 1 of 1 Desc. of Bldg/Section: Calculator Occupancy: Markets - Convenience Class: C Floor Area: 3,408 Gross Bldg Area: 3,408 Stories Above Grd: 1 Average Sty Hght : 12 Bsmnt Wall Hght Depr. Table 1 2% Effective Age : 29 Physical %Good: 56 Func. %Good : 100 Economic %Good: 100 1996/Year Built 2016|Remodeled 12|overall Bldg Height Comments: tanks installed 2004 30 year life (1) Excavation/Site Prep X Site Prep Construction Cost "High | |Above Ave. X |ave. Low ** ** Calculator Cost Data ** *% Quality: Average Heat#1l: Package Heating & Cooling 100 Heat#2: Forced Air Furnace 0% Ave. SqFt/Story: 3408 Ave. Perimeter: 240 Has Elevators: *** Basement Info *** Area: Perimeter: Type: Heat: Hot Water, Radiant Floor * Mezzanine Info * Area #1: Type #1: Area #2: Type #2: * Sprinkler Info * Area: Type: Average Parcel Number: 82 10 084 02 016 Pri <<< Calculator Cost Computatio Class: C Quality: Average Stories: 1 Story Height: 12 Perimeter: 240 | Overall Building Height: 12 Base Rate for Upper Floors = 133.03 (10) Heating system: Package Heating & Cooling Co Adjusted Square Foot Cost for Upper Floors = 153.25 Total Floor Area: 3,408 Base Cost New Reproduction/R Eff.Age:29 Phy. $Good/Abnr. Phy. /Func./Econ. /Overall Total <LLL<L Segregated Cost Computatio Costs taken from Segregated Cost Section 3: Stores Cost Item Desciption Col. Rate (39) Miscellaneous Canopies & Marquees: Steel Frame 2 Up 55.30 Miscellaneous Built-in Construction: Cold Storage, Insulation Board 2 Up 0.00 <<<<< Calculations too long. See Valuation printout : (7) Interior: X Frame, Markets, Mini-Marts (11) Electric and Lighting: [7(39) X Typical, Markets, Mini-Marts (2) Foundation: Footings (8) Plumbing: TEN Sine 2080 _— = es utlets: ixtures: X [Poured Conc Brick/Stone | Block Many Average Few = - _| 355 , Above Ave. Typical None ew ew X Class C, Bearing Walls : 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 dl. — Rigid Conduit Fluorescent (4) Floor Structure: X Typical, Markets, Mini-Marts Armored Cable Mercury (40) X Concrete, On Ground Non-Metalic Sodium Vapor X Vapor Barrier (9) Sprinklers: Bus Duct Transformer _ (13) Roof Structure: Slope=0 | X P (5) Floor Cover: X Tile, Ceramic or Quarr: (6) Ceiling: X Acoustical Ceilings, M X Ceiling Insulation, Ad X Steel Joists, Steel Deck Boiler (14) Roof Cover: 1 X Built-Up Composite y (10) Heating and Cooling: X |Gas Coal Hand Fired 1 - 0il Stoker ineral /Fiber X Package Heating/Cooling, Short Ducts d *** Information herein deemed reliable but not guaranteed***
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Parcel Number: 82 10 084 02 016, Commercial/Industrial Building 1 Dump Encl £ wx 7] : Cel in| 2016 ADDN 1 STY/SLB 3408.2 sf BUILT 1996 BLOCK/BRICK FORD RD Sketch by Apek Sketch *** Information herein deemed reliable but not guaranteed***
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