scpetition_valuation.pdf
Wafa I Abdal Petitioner V City Of Detroit Respondent · 26-002750-TT
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 1 of 4 PROPERTY TAX APPEAL PETITION FORM VALUATION / UNCAPPING APPEAL MTT DOCKET NO. Petitioner’s Contact Information: Filer Type: Individual Local Unit of Government: First Name Wafa M.I. I Last Name Abdal Mailing Address (No., Street, P.O. Box or Rural Route) 7454 Brynmawr Ct City or Town West Bloomfield State Michigan ZIP Code 48322 Telephone Number 2485041125 E-mail Address andre.n.anton1984@gmail.com Subject Property Information: How many parcels are you appealing? 1 If you are appealing more than one parcel, are they contiguous or adjoining? *If no, you must file separate appeals for each parcel Yes Property Address (No., Street) 14299 Houston Whittier St City or Town West Bloomfield County Wayne State Michigan ZIP Code 48205 Taxing Authority (City or Township) Detroit Finance Department Income Tax Division Check which of the following you are appealing: (check all that apply) True Cash and Taxable Values Please Explain the Reason for this Appeal:
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 2 of 4 The property has been registered as vacant since 2016 and has remained vacant for nearly ten years. The surrounding neighborhood consists largely of vacant land and open fields, with relatively few occupied homes in the immediate area. Much of the original housing stock has been demolished, abandoned, or left uninhabitable. On many nearby side streets, only one to four occupied homes remain among numerous vacant lots. There are approximately five houses on the block where the property is located, and three of those houses are vacant and vandalized. These conditions have a substantial negative effect on the property’s desirability, marketability, and true cash value. I have owned the building for more than forty years. During the past nine years in particular, I have experienced considerable difficulty selling it because of the condition of the surrounding area. The neighborhood has suffered from prolonged neglect, including inadequate street lighting, poorly maintained sidewalks, overgrown vacant lots, and the accumulation of garbage and debris. These conditions have contributed to repeated financial losses and have significantly impaired the property’s marketability. I have deep affection for the City of Detroit and have served and supported this community for many years. For approximately fourteen years, I have remained hopeful that the anticipated improvements and revitalization of this area would materialize. Unfortunately, despite my continued commitment to the property and the community, the surrounding conditions have not meaningfully improved and have continued to diminish the property’s usability and market value. A vacant and vandalized building owned by the City remained behind my property for approximately thirty years before it was recently demolished. Even after the demolition, discarded tires, garbage, and other debris have remained in the surrounding area near my building. There is also another vacant and deteriorated building across the street that has remained in substantially the same condition for approximately five years. I have repeatedly attempted to report these conditions to the City, but my concerns have not been meaningfully addressed. On one occasion, I was told to focus on my own property, despite the direct effect that surrounding City-owned and neglected properties have had on the value and marketability of my building. I have also experienced difficulty reaching the appropriate department by telephone to report these ongoing conditions. The building itself is severely distressed. It has no electrical wiring, mechanical systems, functioning windows, exterior doors, bathroom, or other essential building systems. It currently consists primarily of four exterior walls, a roof, and boarded openings. It cannot legally or practically be occupied or operated in its present condition. The property requires substantial rehabilitation before it can be used. Based on estimates I have received, the necessary repairs and improvements would cost approximately $80,000 to $90,000. Because of the building’s physical condition, prolonged vacancy, required rehabilitation, and the depressed condition of the surrounding area, I believe its true cash value is substantially lower than the value reflected in the current assessment. The assessed value appears to exceed 50 percent of the property’s actual true cash value and does not adequately account for the property’s deterioration, deferred maintenance, lack of functioning systems, limited marketability, and location. I respectfully request that the reviewing authority consider comparable sales of similarly distressed commercial properties in the immediate area, inspect the property, and reduce the assessed value to reflect its actual market value. I have received one offer of approximately $40,000 and a more recent offer of approximately $60,000. These offers further demonstrate the limited value that the market places on the property in its current condition. I am submitting photographs of the building’s interior and exterior, along with photographs showing the surrounding neighborhood, vacant land, abandoned structures, and accumulated debris, in support of my appeal. I am also respectfully requesting that my late appeal be accepted because I relied upon incorrect information provided to me by City of Detroit personnel. In March 2026, I went to the appropriate City of Detroit office seeking to challenge the assessment. I was given paperwork and was told that, because the property was commercial, I should return in July to submit it. I was specifically informed that commercial properties were not reviewed during the March process. Relying on those instructions, I returned in July to submit the paperwork. At that time, I was informed that the March 9, 2026 deadline had already passed. A department supervisor then told me that I still had time to appeal to the Michigan Tax Tribunal. However, after calling the Tribunal the following day, I was informed by a Tribunal clerk that the filing deadline of May 31, 2026, extended to June 1, 2026, had also passed. I made a good-faith effort to challenge the assessment through the proper process, but I was unable to file on time because I relied on inaccurate instructions provided by City personnel. Had I been correctly informed when I appeared in March, I would have submitted the appeal before the applicable deadline. I am an elderly woman with limited ability to locate and verify government filing requirements online. I have also lost my Medicaid healthcare coverage because a recent assessment attributed a value to this severely distressed and unusable property that is substantially higher than its actual market value. This valuation was treated as an available asset, even though the property cannot presently be occupied, operated, or used to generate income and does not have the market value reflected in the assessment. I am a three-time cancer survivor, and the loss of my healthcare coverage has caused serious hardship. I respectfully ask that you consider these extraordinary circumstances, accept and review my appeal, and provide any relief that may be legally available. Thank you for your time and consideration.
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 3 of 4 Jurisdictional Issues: Did you protest the assessment at a Board of Review? No If Yes, check which Board of Review you attended: If No, please check the applicable reason(s): Appealing a purported Clerical Error or Mutual Mistake of Fact Year(s) Under Appeal: 2026 Valuation Information for Each Parcel under Appeal: Parcel Number: 21055796-7 Classification of Property: Real (check one) Commercial (check one) Current Assessed Value as established by the Board of Review: 83800 Current Taxable Value as established by the Board of Review: 9082 What do you believe is the fair market value? 30000 Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value. 0.6 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 Petitioner’s Signature: /s/ Wafa I Abdal Attorney or Authorized Agent’s Signature: /s/
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 4 of 4 Fee Information: If you do not have a Principal Residence Exemption of at least 50% at the time of the filing of this petition, you are required to pay a filing fee for the filing of this appeal. The filing fee is based on the greater of State Equalized Value or Taxable Value in contention. If you are appealing more than one parcel, the parcel with the highest State Equalized Value or Taxable Value in contention will be used to determine your filing fee, plus $25.00 will be added for each additional parcel being appealed. Property tax appeal: Residential** Non-Residential SEV or TV in contention* Filing fee*** Filing Fee** $100,000 or less...........................................................................................$ 125.00 $250.00 $100,000.01 to $500,000.00.........................................................................$ 200.00 N/A More than $500,000…..................................................................................$ 300.00 N/A Does the subject property have a principal residence exemption of at least 50% as of the date of the filing of this petition? No