evidence.pdf
501 Wayne Investment LLC, Petitioner V City Of Detroit, Respondent · 24-003457-TT
Text extracted from the reviewed PDF, organized by page. OCR and reading order may contain errors; confirm details in the PDF below.
Page 1
STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR PROPERTY TAX APPEAL ANSWER FORM VALUATION / EXEMPTION / CLASSIFICATION APPEAL MOAHR DOCKET NO. 24-003457 Section 1: Respondent’s Contact Information Filer Type: Local Unit of Government City of Detroit (Wayne) First Name Jean-Philippe M.I. Last Name/Company Name/Unit of Government Saulnier Mailing Address (No., Street, P.O. Box or Rural Route) 2 Woodward Ave. City or Town Detroit State Michigan ZIP Code 48226 Telephone Number 313-939-0127 Fax Number E-mail Address assessorscbdcommercial@detroitmi.gov Section 2: Respondent’s Attorney/Authorized Representative’s Contact Information First Name Deon M.I. Last Name Dismuke Firm Name (if any) Address (No., Street, P.O. Box or Rural Route) 2 Woodward Avenue City or Town Detroit State Michigan ZIP Code 48202 Telephone Number 3136321942 Fax Number E-mail Address Dismuked@detroitmi.gov Section 3: Subject Property Information Does the subject property have a Principal Residence Exemption of 50% or more? Are the parcels listed by Petitioner contiguous or adjoining? If not, list which parcels adjoin one another. No Section 4: Explain Your Answer to this Appeal Pursuant to Michigan Tax Tribunal Rule (TTR) 277(3), you MUST submit a copy of the notice giving rise to the appeal (e.g. Board of Review Decision, Notice of Uncapping, or Assessment Change Notice) with this Small Claims Answer, if applicable. If you do not submit this document, you may be held in default.
Page 2
STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR The subject property is fairly assessed and inline with like properties in the City Of Detroit. Section 5: Jurisdictional Issues IF PETITIONER IS APPEALING THE TRUE CASH AND/OR TAXABLE VALUES Did Petitioner protest the assessment at a Board of Review (BOR)? If yes, check which BOR Petitioner attended: If no, was the Notice of Assessment properly sent to Petitioner prior to the March BOR? *Submit a copy of the Notice of Assessment with the Answer. If the July or December BOR revised the assessment(s) at issue, did it have authority? If yes, cite the Board’s authority. Was the assessment(s) at issue established as the result of a clerical error or mutual mistake of fact? If yes, explain. Is Petitioner appealing from a State Tax Commission Order? If so, what is the issue date? Michigan IF PETITIONER IS APPEALING THE UNCAPPING OF TAXABLE VALUE When was the Notice of Uncapping, if applicable, issued? Under what statutory section was the Taxable Value uncapped? IF PETITIONER IS APPEALING THE DENIAL OF A POVERTY EXEMPTION Did Petitioner request a Poverty Exemption at a BOR? If Yes, check which BOR Petitioner attended: List the date the BOR denied Petitioner’s Poverty Exemption: IF PETITIONER IS APPEALING THE DENIAL OF AN EXEMPTION OTHER THAN POVERTY, PRINCIPAL RESIDENCE, OR QUALIFIED AGRICULTURAL EXEMPTIONS Did Petitioner request the exemption at the BOR? If Yes, check which BOR Petitioner attended:
Page 3
STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR Tax Year(s) denied: List the date the exemption was denied: What statutory section did Petitioner request the subject property be exempt? IF PETITIONER IS APPEALING THE CLASSIFICATION OF PROPERTY What do you believe the classification should be: Section 6: Valuation Information *Use the multiple parcel form for additional, contiguous parcels. Parcel Identification Number: 21075086-97 Classification of Property: Real Commercial Current Assessed Value (also known as State Equalized Value) as established by the BOR: 327,500 Current Taxable Value as established by the BOR: 236,250 What do you believe is the fair market value (also known as True Cash Value)? 655,000 Multiply the True Cash Value by. 5 and enter here. This is your contention of Assessed Value. 327,500 If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. Electronic Signature *Typing your name below will serve as your signature Respondent or Attorney/Authorized Representative’s Signature: /s/ Deon Dismuke
Page 4
STATE OF MICHIGAN DEPARTMENT OF LICENSING & REGULATORY AFFAIRS MICHIGAN ADMINISTRATIVE HEARING SYSTEM MICHIGAN TAX TRIBUNAL 501 Wayne Investment LLC Petitioner, v MTT Docket No. 24-003457 CITY OF DETROIT, Respondent. PROOF OF SERVICE On 05/15/2025 I, Deon Dismuke, E-Filed a copy of the Valuation Disclosure for this appeal to: Michigan Tax Tribunal Po Box 30232 Lansing MI, 48909 And emailed a copy to Petitioner’s Representative: Sam Miller [nassco123@yahoo.com] 26923 Havelock Dearborn Heights, MI 481275 I declare that the statement above is true to the best of my information, knowledge, and belief. Dated: 05-15-2025 Signature_Deon Dismuke Deon Dismuke Appraiser III Coleman A. Young Municipal Center 2 Woodward Ave., Suite 804 Detroit, Michigan 48226
Page 5
1 6232 Cadieux Rd Detroit, MI 48224 (Wayne County) - Detroit E of Woodward Submarket Health Care Sale Summary Sold 7/3/2024 Sale Price Not Disclosed GBA 22,737 SF Price Status Full Value Built 1969 Land Area 0.17 AC/7,579 SF Sale Comp Status Research Complete Sale Comp ID 6839641 Parcel Numbers 21-07507-085 +1 Sale Conditions Land Contract Contacts Type Name Location Phone Recorded Buyer Las Housing Llc - - True Buyer Farideh Alavizadeh Bloomfield Hills, MI 48304 (516) 918-9639 Contacts Farideh Alavizadeh (516) 918-9639 Recorded Seller 501 Wayne Investments Llc - - True Seller Sami Alfasih Dearborn Heights, MI 48127 (313) 274-9334 Contacts Sami Alfasih (313) 442-3843 Property Details Location Urban Stories 3 Typical Floor 7,579 SF Building FAR 3.00 Parking Spaces 25 Surface Spaces; Ratio of 1.09/1,000 SF Transaction Details Sale Date 7/3/2024 Sale Price Not Disclosed Sale Type Investment Hold Period 97 Months Recording Date 7/10/2024 Zoning C Document Number 58965-0830 Sale Conditions Land Contract Parcel Number 21-07508-697, 21-07507-085 Previous Sale Sale Date 6/14/2016 Sale Price $929,483 ($40.88/SF) Sale Type Investment Comp ID 3872981 Comp Status Research Complete © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1261254 Page 1 5/15/2025
Page 6
2 12040 Broadstreet Ave - Don Bosco Hall Detroit, MI 48204 (Wayne County) - Detroit W of Woodward Submarket Health Care Sale Summary Sold 5/7/2024 Sale Price Not Disclosed GBA 15,000 SF Built 1966 Land Area 0.34 AC/14,810 SF Sale Comp Status Research Complete Sale Comp ID 6731305 Sale Conditions Building in Shell Condition Contacts Type Name Location Phone Recorded Seller Dtt Holding Group Llc Dearborn, MI 48124 - Listing Broker Summit Commercial Detroit, MI 48202 (313) 872-1300 Contacts Jerome Eagger (248) 798-9817 Property Details Location Suburban Stories 2 Typical Floor 7,500 SF Class C Building FAR 1.01 Transaction Details Sale Date 5/7/2024 Sale Price Not Disclosed Sale Type Owner User Time On Market 1 Year 3 Months Hold Period 65 Months Zoning R5 Sale Conditions Building in Shell Condition Parcel Number 14-0121147 Previous Sale Sale Date 12/17/2018 Sale Price $154,001 ($10.27/SF) Comp ID 4672486 Comp Status Public Record © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1261254 Page 2 5/15/2025
Page 7
3 799 E Grand Blvd Detroit, MI 48207 (Wayne County) - Detroit E of Woodward Submarket Health Care Sale Summary Sold 5/17/2023 Sale Price $210,000 ($21.11/SF) GBA 9,947 SF Price Status Confirmed Built 1913 Land Area 0.28 AC/12,197 SF Sale Comp Status Research Complete Sale Comp ID 6423120 Parcel Numbers 15-0080123 Contacts Type Name Location Phone Recorded Buyer Multihaus Llc - - True Buyer Uniland Corp. Southfield, MI 48034 (248) 809-2905 Contacts Aaron Rosenhaus (248) 330-0170 Buyer Broker O'Connor Real Estate Detroit, MI 48216 (313) 963-9891 Contacts Kyle Hacias (313) 549-6188 Recorded Seller Yes Michigan Investments Inc Troy, MI 48083 - True Seller Yes Michigan Investments Inc Troy, MI 48083 - Contacts Safiya Syed (248) 421-3607 Listing Broker None on the deal - - Property Details Location Urban Stories 2 Typical Floor 4,942 SF Class C Construction Wood Frame Building FAR 0.82 Transaction Details Sale Date 5/17/2023 Sale Price $210,000 ($21.11/SF) Land Price $749,988/AC ($17.22/SF) Sale Type Investment Hold Period 165 Months Recording Date 5/24/2023 Zoning CM Document Number 58265-0776 Parcel Number 15-0080123 Previous Sale Sale Date 8/27/2009 Sale Price Withheld Comp ID 1823916 Comp Status Research Complete © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1261254 Page 3 5/15/2025
Page 8
4 2501 W Grand Blvd Detroit, MI 48208 (Wayne County) - Detroit W of Woodward Submarket Health Care Sale Summary Sold 10/17/2023 Sale Price $404,000 ($45.40/SF) GBA 8,898 SF Built/Renovated 1932/2017 Land Area 0.30 AC/13,068 SF Sale Comp Status Public Record Sale Comp ID 6568023 Parcel Numbers 08-001668 Contacts Type Name Location Phone Recorded Buyer Note Catalyst I Largo, MD 20774 - Recorded Seller Wayne County Treasurer - (313) 224-5990 Property Details Location Suburban Stories 3 Typical Floor 2,966 SF Class C Building FAR 0.68 Transaction Details Sale Date 10/17/2023 Sale Price $404,000 ($45.40/SF) Land Price $1,346,667/AC ($30.92/SF) Hold Period 20+ Years Recording Date 10/17/2023 Zoning B4 Document Number 58507-0092 Parcel Number 08-001668 © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1261254 Page 4 5/15/2025
Page 9
2 Sale Price Building Size Price per SF Actual Cap Rate Days on Market Sale Price to Asking Price Ratio - $210,000 8,898 SF $21.11 - 480 $307,000 14,146 SF 480 - $307,000 12,474 SF $33.26 - 480 - $404,000 22,737 SF $45.40 - 480 - 4 2 - 1 - - $32.58 Totals Sold Transactions $614,000 Total Sales Transactions: Total Sales Volume: 4 Survey Criteria basic criteria: Type of Property - Health Care; Sale Date - from 5/15/2023; Sale Status - Sold, Under Contract/Pending; Return and Search on Portfolio Sales as Individual Properties - Yes; Exclude Non-Arms Length Comps - Yes geography criteria: City - Detroit, MI Comps Statistics Count High Median Average Low Quick Stats Report © 2025 CoStar Group - Licensed to City of Detroit - Office of the Assesor - 1261254. Page 5 5/15/2025