Notice_of_Assessment_10181_Northway_2026-combined.pdf
Stephen M Harris, Petitioner V City Of Allen Park, Respondent · 26-000318-TT
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rey ib ov yoshi THIS IS NOT A TAX BILL L-4400 Notice of Assessment, Taxable Valuation, and Property Classification This form is issued under the authority of Public Act 206 of 1893, Sec. 211 24c and Sec 211.34c, as amended. This is a model assessment notice to be used by the local assessor [| FROM CITY OF ALLEN PARK I PARCEL IDENTIFICATION ANTHONY FUOCO | PARCEL NUMBER: 82 30 029 07 0203 000 15915 SOUTHFIELD ROAD | PROPERTY ADDRESS: ALLEN PARK, MI 48101-2512 | 10181 NORTHWAY | ALLEN PARK, MI 48101 | SCHOOL DISTRICT CODE: 82020 a | | OWNER'S NAME & ADDRESS/PERSON NAMED ON ASSESSMENT ROLL =F | EXEMPTIONS TSS9esvesAUTOS*S-DIGIT 48101 TIS P1 Hk | % Exempt As "Homeowners Principal Residence™: 100.00% res ee gp ed, MEA | % Exempt As "Qualified Agricultural Property": 00% | ALLEN PARK, MI 48101-1283 % Exempt As "MBT Industrial Personal": 00% | TRE RLU UTE TELCO EE TL EY LEO RY LE Fr LT % Exempt As "MBT Commercial Personal™: .00% Exempt As "Disabled Vet Survivi E i isa eteran or Surviving [J Yes No | | Exempt As "Qualified Forest Property": [] Yes [X] No Exempt As "Development Property™: [] Yes [X] No LEGAL DESCRIPTION: 14V203 LOT 203 MEHLING SUB NO. 4 T3S R10E L88 P86 WCR ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 101 Residential PRIOR YEAR'S CLASSIFICATION IF DIFFERENT: 401 Residential The change in taxable value will increase/decrease your tax bill PRIOR AMOUNT CURRENT CHANGE FROM TENTATIVE AMOUNT for the 2026 year by approximately: $265 | YEAR: 2025 YEAR: 2026 Re 1. TAXABLE VALUE: | 163,681 168,100 4,419 2. ASSESSED VALUE: A satais = 173,600 185,500 | 11,900 3. TENTATIVE EQUALIZATION FACTOR: 1.000 ta Sahel a 4. STATE EQUALIZED VALUE (SEV): 173,600 | 185,500 | 11,900 5. WAS THERE A TRANSFER OF OWNERSHIP IN025 THAT RESULTED IN A TAXABLE VALUE UNCAPPING? []Yes No 6. Assessor Change Reason(s): Sn A Market Adjustment —_— — — —_— —_— — The 2026 Inflation rate Multiplier is: 1.027 Questions regarding the Notice of Assessment, Taxable Valuation, and Property Classification may be directed to the Following: Name: Telephone Number: Email Address: ANTHONY FUOCO (313) 928-2124 CKUHN@CITYOFALLENPARK.ORG March Board of Review Appeal Information. The Board of Review will meet at the following dates and times: THE BOARD OF REVIEW WILL MEET TO HEAR APPEALS OF ASSESSED VALUE ON MONDAY, MARCH 9TH FROM 1:00 PM TO 9:00 PM; TUESDAY, MARCH 10TH FROM 9:00 AM TO 4:00 PM AND WEDNESDAY, MARCH 11TH FROM 9:00 AM TO 4:00 PM AT 15915 SOUTHFIELD ROAD ALLEN PARK MI. ***BY APPOINTMENT ONLY*** CALL (31 3) 928-2124 FOR APPOINTMENT. AGENTS OF PROPERTY OWNERS NEED TO SUBMIT WRITTEN AUTHORIZATION. MAIL-IN APPEALS MUST BE RECEIVED BY MARCH 11TH AT 3:00 PM. —_— — — eee —_ 11601
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03/16/2026 07:39 AM 2026 BOARD OF REVIEW DECISION | FROM | CITY OF ALLEN PARK ANTHONY FUOCO | 15915 SOUTHFIELD ROAD ALLEN PARK, M1 48101-2512 NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROL HARRIS, STEPHEN 10181 NORTHWAY ALLEN PARK M1 48101 - PROPERTY IDENTIFICATION: (Parcel Code required. Property address and legal description optional.) | 82 30029 07 0203 000 10181 NORTHWAY 14V203 LOT 203 MEHLING SUB NO. 4 T3S R10E 1.88 P86 is | -— Ce ———— a - —_— —_ THIS PROPERTY IS CLASSIFIED 401 (RESIDENTIAL-IMPROVED) Thank you for attending this years March Board of Review. The Board has reviewed the information you supplied and the data necessary to compute your assessment and taxable value. The Board has completed their review of parcel number 82 30 029 07 0203 000 They have made the following determination based on the information you supplied. Board of Review Comments NO CHANGE 2026 ORIGINAL ASSESSED VALUE 185,500 2026 "BOARD OF REVIEW" ASSESSED VALUE (If the above amounts are the same, no revisions have occured) 2026 ORIGINAL TAXABLE VALUE 2026 "BOARD OF REVIEW" TAXABLE VALUE 2026 PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 185,500 — — 168,100 168,100 100.0000 Please feel free to contact the assessor at the address listed above or call if you have any questions. “Effective March 1, 2013, the Tribunal is no longer able to accept Small Claims letter appeals. Rather, you are required to file a petition to initiate a new Small Claims appeal. Petition forms are available on this website.” http://www.michigan.gov/taxtrib/0,4677,7-187-38254---,00.html
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Property Assessment Appeal Summary Property Address: 10181 Northway Ave, Allen Park, MI 48101 Owners: Stephen Harris Hearing: March Board of Review Date: March 9th, 2026 Purpose of Appeal We respectfully submit this appeal because the assessed value and taxable value of our property appear inconsistent with its true cash value, particularly when compared with recently sold, comparable homes in the immediate neighborhood. Our request is simply to ensure that our property is assessed consistently and equitably relative to similar properties. Here are the main arguments. 1. Comparable Properties Indicate Over-Assessment We analyzed ALL of the nearby single-family homes with similar characteristics, including: • Comparable lot and property type • Similar construction period • Similar bedroom/bathroom configuration • Located within approximately 0.5 miles Our findings indicate that many comparable homes: • have larger square footage, • have equal or higher recent sale prices, and • still carry lower taxable values than our home. Example Comparisons of value in 2025 Address Size (sqft) Sale Price Taxable Value Observation 10430 Balfour Ave 2898 $384,990 $141,659 ~500 sqft larger, $35k higher sale price, but ~$20k lower taxable value 10816 Buckingham Ct 2670 $380,000 $133,800 ~300 sqft larger, yet ~$30k lower taxable value Additional comparable properties within 0.5 miles are included in the Appendix. These comparisons suggest our property is assessed disproportionately higher relative to similar homes in the neighborhood.
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2. Historical Taxable Values Show Consistent Disparity We reviewed historical assessment data for several comparable homes over recent years. The data indicates that our taxable value has consistently exceeded that of comparable neighboring properties, even during periods when: • No major improvements were made to the property • Market conditions remained relatively stable This suggests the discrepancy may represent a persistent assessment imbalance rather than a one- year market adjustment. 3. No Major Improvements Supporting the Increase Since purchasing the home in 2022, we have not completed renovations or improvements that would significantly increase the market value of the property, including: • No kitchen or bathroom renovation • No expansion of square footage • HVAC system remains older and approaching end-of-life • Interior systems remain largely original The roof and window replacements performed were maintenance replacements necessary due to age and condition. These are generally considered normal maintenance rather than value-adding upgrades, and they did not change the size, layout, or functional utility of the home. Therefore, there is no structural or functional change that would justify a higher assessed value relative to surrounding properties. 4. 2022 Purchase Occurred During Market Peak Our home was purchased in 2022, during an unusually competitive seller’s market characterized by: • Limited housing inventory • Elevated buyer demand • Temporarily inflated transaction prices over the asking price While the purchase price reflected those conditions at the time, true cash value for assessment purposes should reflect typical and sustainable market conditions, rather than a temporary peak in market activity. 5. Requested Adjustment Under Michigan property assessment standards, property assessments are expected to reflect:
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• True Cash Value (TCV) representing market value • State Equalized Value (SEV) equal to approximately 50% of TCV • Consistency with similar properties in the same market area Based on our analysis: • Comparable properties indicate a lower implied market value range, and • Our current assessment appears disproportionately higher than comparable homes. Based on the analysis of recent comparable sales: • Homes in the neighborhood are generally selling for approximately $130–$135 per square foot. Applying this range to our property: 2,382 sqft × ~$134/sqft ≈ $320,000 True Cash Value This corresponds to: SEV (State Equalized Value) ≈ Taxable Values ≈ $160,000 We respectfully request that the Board adjust the assessment to reflect a True Cash Value of approximately $320,000 and an SEV and Taxable Values of approximately $160,000 of year 2026, which would align our property assessment more closely with comparable homes in the neighborhood. 7. Conclusion Our goal is simply to ensure that our property is assessed fairly and consistently relative to comparable properties in our neighborhood. We appreciate the Board’s time and consideration. Thank you for reviewing our information and for your service to the community. Respectfully submitted, Stephen Harris
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Appendix Table 1 Comparison of the comparable neighbor properties within 0.5 miles radius Index Address Bedrooms Bathrooms Size (sqft) Sold Prices $/sqft Sold time Estimated value as of 01/26/2026 Assessed value in 2025 Taxable value in 2025 0 10181 Northway Ave 4 3 2382 350,000 147 202205 379,800 173,600 163,681 1 18961 Blair Ct 4 3 2494 335,000 134 202406 361,600 165,300 165,300 2 10057 Northway Ave 4 3 2427 315,000 130 202408 340,600 153,400 153,400 3 10430 Balfour Ave 4 2 2898 384,990 133 202310 345,300 142,700 141,659 4 17227 Midway Ave 5 5 2848 430,000 151 202407 466,900 151,600 151,600 5 18607 Colonial Ct 4 3 3418 320,000 94 202507 332,000 216,200 118,453 6 10816 Buckingham Ct 4 2 2670 380,000 142 202411 406,900 133,800 133,800 Note: The estimated value as of 01/2026 is from Zillow. The State Equalized Value and taxable value assessment of 2025 is from Assessment Data provided by Allen Park city website: https://bsaonline.com/?sitetransition=true&uid=288 Index 0 with the address of 10181 Northway Ave is the property we appeal for
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Table 2 The comparison of the taxable history of our property and neighbor properties