26-001391 Colman Respondent Answer Supporting Docs.pdf

Victoria J Colman Petitioner V City Of Norton Shores Respondent · 26-001391-TT

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03/20/2026 12:12 

BM 

2026 BOARD OF REVIEW DECISION 

FROM 

CITY OF NORTON SHORES 

- ASSESSING DEPARTMENT 

4814 HENRY ST 

MUSKEGON MI 49441 

NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: 

PROPERTY IDENTIFICATION: (Parcel Code required. Property address 

and legal desciiption optional.): 

27-707-000-0093-00 

COLMAN.VICTORIA J 

5821 CROSSWINDS DR BOX-31 

5821 CROSSWINDS DR BOX-31 

NORTON SHORES MI 49444 

THIS PROPERTY IS CLASSIFIED 

401 (RESIDENTIAL-IMPROVED) 

Thank you for attending this years March Board of Review. The Board has reviewed thie information you supplied and the data necessary 

to compute your assessment 

and taxable value. 

The Board has completed their review of parcel number 27-707-000-0093-00 

They have made the following determination based on the information you supplied: 

Board of Review Comments 

POVERTY EXEMPTION NOT GRANTED - APPEARS POSSIBLE UNREPORTED: INTERNET BUSINESS INCOME - LLC AND BOOK ON AMAZON 

[2026 ORIGINAL ASSESSED VALUE 

82,800 

| 

[2026 "BOARD OF REVIEW" ASSESSED VALUE 

82,300 

-] 

(If the above amounts are the same, no revisions have occured) 

[2026 ORIGINAL TAXABLE VALUE 

53,065 

] 

[2026 "BOARD OF REVIEW" TAXABLE VALUE 

53,065 

1 

[2026 PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 

100.0000 

AE 

Please feel fice to contact {hie assessor at the address listed above or call if you have dny, questions. 

231-799-6806 

If you disagree with the decision 

of the Board of Review, furtlier appeal ray be made to the Michigan Tax Tribunal by May 31 for 

Commercial Real, Indusirial Real, Developmental Real, Commercial Personal, Industrial Personal and Utility Personal Property by July 31 

* 

for Agricultural Real, Residential Real, Timber - Cut Over Real, and Agricultural Personal Property: Effective March 1, 2013 the Tribunal 

is nio longer able to accept Small Claims letter appeals. Rather, you are required to file a petition to initiate a new appeal. Petition forms are 

available on the State's website at: http:/forww.ntichigan, govAtaxtrib/0,4677,7-187-38254-—,00.html 

Property Classification appeals ONLY mey be appealed to the State Tax Commission: 

State Tax Commission 

Classification Appeals 

P.0.Box 30471 

Lansing MI 48909 

More information about the Michigan Tax Tribunal can be found on the internet at 

WWW MICHIGAN.GOV/TAXTRIB

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06/15/2026 

Valuation Report 

02:25 

PM 

OB: 

27-707-000-0093-00 

2026 

Est. 

T.C.V. 

COLMAN VICTORIA 

J 

Property Class: 

401 

5821 CROSSWINDS 

DR BOX-31 

Map 

#: 

27-16-28-201- 

CITY 

OF NORTON 

SHORES 

NORTON 

SHORES, 

MI 

49444 

Land Value Estimates 

for Land Table R53.R53.05 

PHEASANT 

RUN CONDOS 

* 

Factors 

* 

IRREGULAR-SEE 

SKETCH 

Description 

Frontage 

Depth 

Front 

Depth 

Rate 

%Adj. 

Reason 

Value 

<Site 

Value 

B> 

TYP CONDO SITE 

50000 

100 

50,000 

0.120 Acres 

0 

100 

0 

0.12 

Total 

Acres 

Total 

Est. 

Land Value 

= 

50,000 

Land 

Improvement 

Cost 

Estimates 

Description 

Rate 

Size 

3% 

Good 

Cash Value 

D/W/P: 

4in Concrete 

6.82 

67 

64 

292 

D/W/P: 

Asphalt 

Paving 

3.04 

1220 

64 

2,374 

Commercial 

Local 

Cost 

Land 

Improvements 

Description 

Rate 

Size 

% 

Good Arch Mult 

Cash Value 

PUBLIC WATER 

1,000.00 

1 

43 

100 

430 

PUBLIC 

SEWER 

1,000.00 

1 

43 

100 

430 

Total 

Estimated 

Land 

Improvements 

True 

Cash Value 

= 

3,526 

Cost 

Estimates 

for Commercial/Industrial Building/Section: 

1 

Built 

2001 

Description 

of Occupancy: 

UNITS 

85-120 

BLDG 

4 

Costs 

are 

taken 

from 

the Multiple Residences 

cost 

schedules. 

<LLLL 

Calculator 

Cost Computations 

>>>>> 

Class: 

D,Siding 

Quality: 

Average 

Total 

Floor Area: 

1072 

# 

of Units: 

1 

Overall 

Building 

Height: 

27 

Base 

Rate 

for 

Upper 

Floors 

= 

84.86 

(10) 

Heating 

system: 

Package 

Heating 

& 

Cooling 

Cost/SgFt: 

13.05 

100% 

Adjusted 

Square 

Foot 

Cost 

for 

Upper 

Floors 

= 

97.91 

Total 

Floor Area: 

1,072 

Base 

Cost 

New 

of Upper 

Floors 

= 

104,960 

1,072 

Sg.Ft. 

of Sprinklers 

@ 

5.82, 

Cost 

New 

= 

6,239 

Reproduction/Replacement 

Cost 

= 

111,199 

Eff .Age:24 

Phy.3Good/Abnr.Phy./Func./Econ./Overall 

%Good: 

54 /100/100/100/54.0 

Total Depreciated Cost 

= 

60,047 

<<< 

Segregated 

Cost 

Computations 

>>>>> 

Costs 

taken 

from Segregated Cost Section 

2: 

Multiples 

& Motels 

Cost 

# 

or 

Height 

Storys 

Item Desciption 

Col. 

Rate 

SqFt 

Adj. 

Adj. 

Cost 

(39) 

Miscellaneous 

Miscellaneous 

Built-in Construction: 

Fireplace, 

Steel, 

with 

Flue 

2 

Up 2673.00 

1 

1.000 

1.000 

2,673 

t 

Total 

Cost 

of Lump-Sum 

Items 

= 

2,673 

Total Cost New 

= 

2,673 

Architectural 

Multiplier: 

1.06 

Reproduction/Replacement 

Cost 

= 

2,833 

Eff.Age:24 

Phy.%Good/Abnr.Phy./Func./Econ./Overall 

%Good: 

54 

/100/100/100/54.0 

Total 

Depreciated Cost 

= 

1,530 

Unit 

in 

Place 

Items 

Rate Quantity Arch 

3Good 

Depr.Cost 

WGEP/SHALLOW 

38.12 

102 

1.06 

54 

2,226 

ECF 

(R53.06 

PHEASANT 

RUN 

CONDOS) 

1.590 

=> 

TCV 

of 

Bldg: 

1 

= 

101,448 

Replacement Cost/Floor Area= 

110.22 

Est. 

TCV/Floor Area= 

94.63 

Cost 

Estimates 

for Commercial/Industrial 

Building/Section: 

2 

Built 

1999

06/15/2026 

Valuation Report 

02:25 

PM 

Parcel Number: 

27-707-000-0093-00 

Page: 

2 

Description 

of Occupancy: 

20 UNIT GAR/UNIT 

D 

Costs 

are 

taken 

from 

the Garages 

- 

Residential 

(Detached) 

cost 

schedules. 

<<< 

Calculator 

Cost 

Computations 

>>>>> 

Class: 

D,Siding 

Quality: 

Average 

Stories: 

1 

Story Height: 

8 

Perimeter: 

332 

Overall 

Building Height: 

8 

Base 

Rate 

for Upper 

Floors 

= 

32.68 

(10) 

Heating system: 

No Heating 

or Cooling 

Cost/SgFt: 

0.00 

100% 

Adjusted 

Square 

Foot 

Cost 

for Upper 

Floors 

= 

32.68 

Total 

Floor Area: 

5,520 

Base 

Cost 

New 

of Upper 

Floors 

= 

180,394 

Reproduction/Replacement 

Cost 

= 

180,394 

Eff .Age:24 

Phy. %Good/Rbnr.Phy./Func./Econ./Overall 

3%Good: 

54 

/100/100/100/54.0 

Total Depreciated Cost 

= 

97,413 

Weighting 

Factor 

(%): 

5.00 

Contribution 

to 

Total 

Building 

Cost 

= 

4,871 

ECF 

(R53.06 

PHEASANT 

RUN 

CONDOS) 

1.590 

=> 

TCV 

of Bldg: 

2 

= 

7,744 

Replacement Cost/Floor Area= 32.68 

Est. 

TCV/Floor Area= 

1.40 

Cost Estimates 

for Commercial/Industrial Building/Section: 

3 

Built 

0 

Costs 

are taken 

from 

the Clubhouses 

cost 

schedules. 

<<< 

Calculator 

Cost 

Computations 

>>>>> 

Class: 

D 

Quality: 

Good 

Stories: 

1 

Story 

Height: 

9 

Perimeter: 

208 

Base 

Rate 

for 

Upper 

Floors 

= 

178.74 

(10) 

Heating system: 

Package Heating 

& 

Cooling 

Cost/SqgFt: 

22.62 

100% 

Adjusted 

Square 

Foot 

Cost 

for 

Upper 

Floors 

= 

201.36 

Total 

Floor Area: 

2,140 

Base 

Cost 

New 

of 

Upper 

Floors 

= 

430,911 

Reproduction/Replacement Cost 

= 

430,911 

Eff .Age:27 

Phy.%Good/Abnr.Phy./Func./Econ./Overall 

3%Good: 

50 /100/100/100/50.0 

Total 

Depreciated Cost 

= 

215,456 

Weighting Factor 

1.00 

Contribution 

to Total Building Cost 

= 

2,155 

ECF 

(R53.06 

PHEASANT 

RUN 

CONDOS) 

1.590 

=> 

TCV 

of 

Bldg: 

3 

= 

3,426 

Replacement Cost/Floor Area= 201.36 

Est. 

TCV/Floor Area= 1.60 

Total 

Estimated True 

Cash Value 

of Commercial/Industrial 

Buildings 

= 

112,618 

2026 

Est. 

T.C.V. 

27-707-000-0093-00 

= 

166,144 

Est. 

TCV/Total 

Floor Area 

= 

120.92, 

Most 

recent 

sale 01/04/2022 

for 

0 

MCL 211.27(2) 

nonconsideration value 

= 

600, 

Adjusted Value 

= 

165,544 

2025 Assessed 

MBOR 

S.E.V. 

Base 

for 

Cap 

IRM 

78,000 

78,000 

78,000 

51,670 

2.70 

2026 

New 

Eg. 

Adjustment 

Loss 

Additions 

Tax Adjustment 

Losses 

0 

4,800 

0 

0 

1,395 

0 

2026 Assessed 

MBOR 

S.E.V. 

Capped 

->Taxable<- 

PRE/MBT 

82,800 

82,800 

82,800 

53,065 

53,065 

53,065

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