2026 Record Card.pdf

The Sophia LLC Petitioner Vs. City Of Traverse City Respondent · 26-001397-TT

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

GRAND TRAVERSE/LEELAN

County:

28-51TRAVERSE CITY-GTC

Jurisdiction:

Printed on

Parcel Number:

28-51-798-009-00

443,138C

448,200

150,500

297,700

2023

611,500S

611,500

286,700

324,800

2024

630,456C

667,500

315,600

351,900

2025

764,478C

905,800

740,700

165,100

2026

Taxable

Value

Tribunal/

Other

Board of

Review

Assessed

Value

Building

Value

Land

Value

Year

Work Description for Permit 23.0436-E, Issued 09/19/2023: INSTALLATION OF NEW

ADDRESSABLE FIRE ALARM SYSTEM WITH AUTO AND MANUAL DETECTION WITH FULL

NOTIFICATION.

Work Description for Permit 23.0197-P, Issued 09/13/2023: REMODEL OF EXISTING

BUILDING. ADD 1-1/2 BATH, REMODEL EXISTING.

Work Description for Permit 23.0295-M, Issued 09/13/2023: REMOVE & REPLACE BOTH

RTU AND DUCTWORK FOR DISPENSERY REMODEL

Work Description for Permit 23.0742-B, Issued 08/31/2023: INTERIOR & EXTERIOR

COMMERCIAL ALTERATION OF AN EXISTING BUILDING. TENANT TO BE A MARIHUANA

DISPENSARY. MIXED USE: M / B / S-1, 3B CONSTRUCTION. NO FIRE SUPPRESSION.

COMMERCIAL INTERIOR REMODEL FROM OFFICE TO ADULT USE CANNABIS RETAILER

Land Improvement Cost Estimates

Description Rate Size % Good Cash Value

D/W/P: Asphalt Paving 3.13 4495 49 6,894

 Total Estimated Land Improvements True Cash Value = 6,894

 * Factors *

Description Frontage Depth Front Depth Rate %Adj. Reason Value

 66.00 165.00 1.0000 0.0000 0 100* 0

 10,827.000 Sq Ft 30.49 100 330,142

 * denotes lines that do not contribute to the total acreage calculation.

 66 Actual Front Feet, 0.25 Total Acres Total Est. Land Value = 330,142

Land Value Estimates for Land Table 2040.2040 E FRONT ST/MUNSON AVE

DDT 10/30/2025 PHOTO ADDE

PC 12/22/2022 PHOTO ADDE

ELS 02/11/2021 PHOTO ADDE

Who When What

Level

Rolling

Low

High

Landscaped

Swamp

Wooded

Pond

Waterfront

Ravine

Wetland

Flood Plain

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

 

Public

Improvements

Vacant

 

Improved

X

The Equalizer. Copyright (c) 1999 - 2009.

Licensed To: City of Traverse City, County

of Grand Traverse, Michigan

DAVE MISSING ATTACHMENT

Comments/Influences

LOT 7 BLK 12 ORIG PLAT

Tax Description

SOPHIA LLC, THE

36800 WOODWARD AVE, SUITE 300

BLOOMFIELD HILLS MI 48304

Owner's Name/Address

440 E FRONT ST

Property Address

COMPLETE

23.0742-B

08/31/2023

COMMERCIAL INTERIOR ALT

2026 Est TCV 1,811,672 TCV/TFA: 392.14

UNINSPECTE

23.0295-M

09/13/2023

OTHER

MAP #: RETAIL CANNABIS 2023

COMPLETE

23.0197-P

09/13/2023

OTHER

P.R.E. 0% 

UNINSPECTE

23.0436-E

09/19/2023

OTHER

School: TRAVERSE CITY SCHOOL DIST.

Status

Number

Date

Building Permit(s)

Zoning: C-4B

Class: COMMERCIAL-IMPROVE

100.0

DEED

1156/973

03-ARM'S LENGTH

LC

05/30/1997

395,000

DAMOOSE JOHN B & NANCY W

DAMOOSE JOHN B & NANCY W

100.0

DEED

1661/122

03-ARM'S LENGTH

WD

03/20/2002

545,000

440 E FRONT ST LLC

DAMOOSE JOHN B & NANCY W

100.0

PROPERTY TRANSFER 

2023R-08702

03-ARM'S LENGTH

WD

07/21/2023

1,150,000

ECEK HOLDING LLC 

440 E FRONT STREET LLC

100.0

OTHER

2026R-01293

03-ARM'S LENGTH

WD

01/29/2026

1,750,000

SOPHIA LLC, THE

ECEK HOLDING LLC

Prcnt.

Trans.

Verified

By

Liber

& Page

Terms of Sale

Inst.

Type

Sale

Date

Sale

Price

Grantee

Grantor

09/02/2026

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

Parcel Number: 28-51-798-009-00, Land Image

Printed on

09/02/2026

Parcel 

Number: 

28-51-798-009-00, 

Land 

Image 

66 

164 

LAND 

10827 

164 

Sketch by Apex Sketch 

*** 

Information 

herein 

deemed 

reliable 

but 

not guaranteed*** 

66 

Printed 

on 

09/02/2026

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

X

 

 

 

 

Few

Average

Many

Unfinished

Typical

X

 

 

 

 

Fixtures:

Outlets:

 (11) Electric and Lighting:

Hand Fired

Boiler

 

 

Coal

Stoker

 

 

Gas

Oil

X

 

 (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: 12 Perimeter: 342

 

Base Rate for Upper Floors = 145.87

Storage Basement Basement, Base Rate for Basement = 47.77

 (Basement Fireproofing Rate = 0.00)

 

(10) Heating system: Package Heating & Cooling Cost/SqFt: 19.95 100%

 Bsmnt Heating system: Forced Air Furnace Cost/SqFt: 9.56

Adjusted Square Foot Cost for Upper Floors = 165.82

Adjusted Square Foot Cost for Basement = 57.33

 

Total Floor Area: 4,620 Base Cost New of Upper Floors = 766,088

Basement Area: 2,520 Base Cost New of Basement = 144,471

 

 4,620 Sq.Ft. of Sprinklers @ 6.08, Cost New = 28,090

 

 Reproduction/Replacement Cost = 938,649

Eff.Age:10 Phy.%Good/Abnr.Phy./Func./Econ./Overall %Good: 74 /100/100/100/74.0

 Total Depreciated Cost = 694,600

 

ECF (2220 COMMERCIAL CDB GENERAL AREA) 2.123 => TCV of Bldg: 1 = 1,474,636

 Replacement Cost/Floor Area= 203.17 Est. TCV/Floor Area= 319.19

 ** ** Calculator Cost Data ** **

Quality: Average 

Heat#1: Package Heating & Cooling 100%

Heat#2: Package Heating & Cooling 0%

Ave. SqFt/Story: 4620

Ave. Perimeter: 342

Has Elevators:

 

 *** Basement Info ***

Area: 2520

Perimeter: 212

Type: Storage Basement

Heat: Forced Air Furnace

 

 * Mezzanine Info *

Area #1:

Type #1:

Area #2:

Type #2:

 

 * Sprinkler Info *

Area: 4620

Type: Average

Low

 

Ave.

X

Above Ave.

 

High

 

Construction Cost

Comments:

REMOD 2023 - CHANGE OF

USE

2006

1973

Overall Bldg

Height

 

Year Built

Remodeled

1940

2023

Depr. Table : 3%

Effective Age : 10

Physical %Good: 74

Func. %Good : 100

Economic %Good: 100

Class: C

Floor Area: 4,620

Gross Bldg Area: 4,620

Stories Above Grd: 1

Average Sty Hght : 12

Bsmnt Wall Hght : 9

Desc. of Bldg/Section: 

Calculator Occupancy: Stores - Drug Store

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

Commercial/Industrial Building/Section 1 of 1

Printed on

Parcel Number:

28-51-798-009-00

09/02/2026

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

Parcel Number: 28-51-798-009-00, Commercial/Industrial Building 1

Printed on

09/02/2026

Parcel Number: 

28-51-798-009-00, 

Commercial/Industrial Building 

1 

Printed on 

09/02/2026 

SKETCHED FROM CARD 

30 

36 

OFFICE 10' H 

[< 

OFFICE 10' H 

2100.0 sf 

2520.0 sf 

Sketch by Apex Sketch 

*** 

Information herein deemed reliable 

but 

not guaranteed***

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