Tropea Summary.pdf
Jacob A Tropea, Petitioner V Township Of Caseville, Respondent · 25-001678-TT
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Michigan Tax Tribunal MOAHR Docket No. 25-001678 Jacob Tropea vs. Township of Caseville 3204-411-093-00 Township of Caseville Facts and Evidence: Sales study that was conducted for the 2025 Assessment Roll values this property as $5,750 per Front Foot with a 90% adjustment due to condition of the lot. Sales study that was conducted for the 2026 Assessment Roll values this property as $6,700 per Front Foot with a 90% adjustment due to condition of the lot. See included Land Studies. Owner purchased this property on September 28, 2020, for $210,000 in an arms-length sale verified by a Warranty Deed and Property Transfer Affidavit. Consequently, the property was uncapped for the 2021 Roll per MCL Section 211.27a(2), “Upon a transfer of ownership of property after 1994, the property's taxable value for the calendar year following the year of the transfer is the property's state equalized valuation for the calendar year following the transfer.” The property is zoned residential and was zoned as such at the time of purchase. Due to the lack of comparable vacant land sales, a sales study comparison has been conducted with paired sales analysis to adjust for differences. Please see attached Sales Studies and Comps. Additional documents included are the property’s record card, valuation sheet and the Board of Review Decision for both 2025 and 2026. Regarding the appraisal conducted on March 27, 2025, by Huron Appraisal Service, the sales cited are not comparable to the subject property. Specifically, 9971 Sunset Blvd is a condominium site subject to association fees and building restrictions, while 6034 Port Austin Rd was transferred via Quit Claim sale does not represent an arms-length transaction. The petitioner is protesting the 2025 and 2026 assessed values, which were set by the March Board of Review at $225,000 and $250,000 respectively. The sales comparison study establishes the true cash value of the subject property at $596,333 for 2025 and $694,500 for 2026. Based on the enclosed data, the township stands by these valuations as a fair, equitable and uniform assessment. SALES STUDY VALUES YEAR Parcel ID # MBOR Assessed Value Sales Comparison Value 2025 3204-411-093-00 $225,000 $596,333 2026 3204-411-093-00 $250,000 $694,500