24-003413.pdf
Ypf 16 LLC, Petitioner V City Of Ypsilanti, Respondent · 24-003413-TT
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Page 1
RECEIVED MAY 05 2025 MICHIGAN TAX TRIBUNAL Docket Number: 24-003413 Parcel ID: 11-11-40-112-007 Address: 423 W Forest Ave, Ypsilanti, MI 48197 Jurisdiction: City of Ypsilanti Zoning: CN - Commercial Neighborhood School District: Ypsilanti Community Schools Tax Year: 2024 The Washtenaw County Equalization residential sales study for tax year 2024 determined an increase of 12% in market value. The Market Approach or Sales Comparison Approach to value is the most well- known and practiced method for valuing real estate. The essence of this approach is the principle of substitution; that is that a buyer will pay a price for a particular property that is comparable with the prices currently being paid for similar properties in similar locations. The assessor recognizes that it is only the rare coincidence that any two properties are exactly alike. An
Page 2
2024 Value Determined by The Board of Review Value Type Assessed Value $159,800 Taxable Value $111,347 SEV (State Equalized Value) $159,800 Estimated TCV $319,600 Area Data: The subject is located within Washtenaw County in the City of Ypsilanti. The city is located 10 miles from the City of Ann Arbor and 33 miles from the City of Detroit. Ypsilanti is an easy commute for residents, employees, students, and business travelers. Detroit Metro Airport is fifteen miles to the east. The University of Michigan, a nationally known educational and medical facility, is located nearby in Ann Arbor and the City of Ypsilanti is home to Eastern Michigan University. Property Description: The subject property is improved with a 2.5-story, 5+ unit multi-family structure originally constructed in 1885 with significant updates over time. The total building area is approximately 3,360 sq. ft., situated on a 0.20-acre lot (61° x 143”). The home features: « Public water/sewer e Standard utilities (gas, electric) ¢ Asphalt shingle roof, vinyl siding s Assessor ECF indicates multi-family/apartment use at a factor of 1.435 Recent permit history includes mechanical updates (furnace 2019), roof replacement (2009 and porch repairs. Approach to Value: Sales Comparison Approach Using recent arm’s-fength sales of comparable multi-family properties in the Ypsilanti area, an opinion of market value will be established considering factors like location, condition, unit count, and square footage. The following analysis compares the subject property at 423 W Forest Ave to three recent arm’s-length sales of similar multi-family/apartment-style buildings located within the City of Ypsilanti. All sales have occurred within the past 18 months and were verified as valid market transactions.
Page 3
Site Characteristics: The comparables were chosen as the best representation of improved properties like the subject property. No adjustment was warranted for the comparables. Summary of Building Characteristic Adjustments: Adjustments were applied to the comparable sales to account for differences in key building characteristics, ensuring a more accurate reflection of the subject property’s market value, The following outlines the specific changes made: I. Square Footage: o Adjustments were made when the subject differed from a comparable by 100 square feet or more. o Comparables 1 and 3 were larger than the subject and received a negative adjustment of $30 per square foot over the difference. o Comparable 2, being smaller than the subject, received a positive adjustment to reflect the added value of the subject's greater living area. 2. Bathroom Count: o Comparable 3 included an additional half bath beyond what is present in the subject property. o A negative adjustment of $1,400 was applied to account for this feature. 3. Air Conditioning: o Comparable 2 was the only property with central air conditioning, resulting in a negative adjustment to reflect its superior utility compared to the subject. 4. Garage Presence: o Comparables 1 and 3 included garage space, while the subject does not. o Each received a negative adjustment to align with the subject’s lack of garage and associated value impact. These adjustments align each comparable more closely with the subject property, supporting a consistent and well-supported indication of market value.
Page 4
BR " - hve gore® i 9: = Elementary S 1S suIon AN ; wore Olive St Frog. | Chick-fil-A’ gay: CRE \ DEFT TOWN ess @ EMU] | MAIZ Mexican Cantina (J) 3 + WCross St Q » RiversideiPark 3 ] Sheridan St 4 f z Emmet St § z7%, 9 Q St 2 g IShtenaw Ave bo RK i I iy Zoe ; @ uha s LY a 3 o LATER A OV Retail Store’ & £ & 2 I Ypsilanti? © ich ~~ Congress St - P Fischer Honda U2) 5 CoS w (2) 7] IZ] = orraatinn a » = Red Pin — Subject Property Green Pins — Comps 1,2,3
Page 5
Docket No. 24-003413 ITEM Subject Property Comparable 1 Comparable 2 Comparable 3 Property Rights Fee Simple Fee Simple Fee Simple Subject Address 423 W. Forest St. 126 N. Adams 601 Emmet St. 310 N. Hamilton St. Sale Price - $365,000 $300,000 $240,000 Date of Sale - Nov-23 $ 43,191 May-21 $125,252 Apr-22 $ 71,180 Price Per Sq. Ft - 103.22 114.24 56.43 Fee Simple Financing Cash / Conv. Cash / Cony. Cash / Cony. Cash / Conv. Condition of Sale Arm's Length Arm's Length Arm's Length Arm's Length Market Conditions Site Characteristics Increasing Increasing Increasing Increasing Location City of Ypsilanti / Residential neighborhood City of Ypsilanti / Residential neighborhood City of Ypsilanti / Residential neighborhood City of Ypsilanti / Residential neighborhood Site size - Acres Improved site Improved site Improved site Improved site Building Characteristics Type of build Multi Family Multi Family - Multi Family - Multi Family - Age / Yr. Built 1885 1820 - 1880 - 1894 - Condition Average Average - Average - Average - Living Area 3,360 3,536 $ (5.280) 2,626 $ 22,020 4,253 $ (26,790) Bath Count 5 Full Bath 5 Full Bath 5 Full Bath - 5 Full Bath / 1 Half | $ (1,400) Basement Walkout N/A N/A - N/A - N/A - Basement Finish N/A N/A - N/A - N/A = Heating and Cooling No AC No AC - Has AC $ (7,500) No AC - Garage / Car Port No Garage Attached Garage $ (2,500) No Garage Detached Garage $ (5,000) Fireplace N/A N/A - N/A - N/A - Remodel / Updates N/A N/A - N/A = N/A - Total adjustments $ 35411 $139,772 $ 37,990 Indicated Value 400,411 439,772] 277,990 Adjusted Price Per SF $113.24 $ 167.47 $ 65.36 Sales Data used 04/01/2021 - 12/31/2023 2024 Sales Study Period 04/01/2021 - 03/31/2023 Time adjustment 10% annual increase
Page 6
Final Reconciliation of Value In the final reconciliation of the sales comparison analysis, professional judgment and valuation experience were applied to determine the most appropriate indication of value. While all three comparable sales provided relevant market data, Comparable 1 was given the most weight due to its proximity, fewer required adjustments, and stronger alignment in both physical and economic characteristics to the subject property. Based on this analysis, it is my supported and professional opinion that the following values accurately represent the subject property for the 2024 assessment year: o Assessed Value (SEV): $159,800 o Taxable Value: $111,347 * True Cash Value (TCV): $319,600 This value conclusion reflects current market conditions, verified sale data, and sound adjustment practices, and it is respectfully submitted for consideration.
Page 7
Parcel Number:
1111-11-40-112-007
Jurisdiction:
CITY OF YPSILANTI
County:
WASHTENAW
Printed on
04/28/2025
Grantor
Grantee
Sale
sale
Inst.
Terms
of Sale
Liber
Verified
Prent.
Price
Date
Type
'&
Page
{By
Trans.
GREENLEE,
IAN
M
YPF
16
LLC
0}
07/18/2019
PTA
21-NOT USED/OTHER
{PROPERTY TRANSFER
0.0
HAYS KENNETH
&
DIANE
GREENLEE,
IAN
M
270,000]
09/09/2015
{WD
03-ARM'S
LENGTH
PROPERTY TRANSFER
100.0
PETERSON
HAYS
177,000]
04/12/1983
[WD
12-FROM LENDING INSTITUT
[1876-926
PROPERTY TRANSFER
0.0
CALLAGHNA
{PETERSON
11
11/16/1982
(WD
21-NOT USED/OTHER
1857-526
PROPERTY TRANSFER
0.0
Property Address
Class:
COMMERCIAL-IMPROV [Zoning:
CN
(*
[Building
Permit (s)
Date
Numbex
Status
423
W
FOREST AVE
School:
YPSILANTI
SCHOOL DISTRICT
FURNACE
02/15/2019
|PMECH-19-0064
CLOSED
P.R.E.
0%
CAR PORT
03/27/2009
|PBLDG-03~0038
CLOSED
Owner's Name/Address
VAP #1 K-2 4-3
(A)
GUTTERS
06/26/1935
655-624-090
CLOSED
ae ar
2024 Est TCV 319,673 TCV/TFA:
95.14 APPROACH
"06/15/1558
[858-0001
CLOSED
YPSTLANTT
MI
48197
X [Improved
{Vacant
Land Value Estimates
for Land Table 00019.19.
STUDENT AREA APARTMENTS
Public
*
Factors
*
AVERAGE
LOT SIZE
IS
Improvements
Description
Frontage
Depth
Front
Depth
Rate
%Adj.
Reason
Value
-
—
BITTRSEd
61.00 143.00 1.0000 1.0408
736
100
46,729
Tax Description
Gravel Road
61 Actual
Front
Feet,
0.20
Total Acres
Total
Est.
Land Value
=
6,729
*QLD
SID
~
11
11-810-052-00
YP CITY
S5W-60
LOT
52 WESTERN ADDITION.
423
W
paved Road
Work Description
for
Permit PMECH-19-0064,
Issued 02/15/2019:
BASEMENT
-
PAYNE
E,
FURNACE
FOREST
i
Sidewalk
| Work Description for Permit PBLDG-09-0038,
Issued 03/27/2009: REROOF TO INCLUDE
Comments/Influences
%
lw
|
ater
{ TERR
OFF.
ALL WORK
TO MEET ALL CODE REQUIREMENTS.
5 UNIT APT
X
|Sewer
Work Description for Permit PS98-0001,
Issued 06/19/1998:
SIDEWALK REPLCMNT
:
Electric
Work Description for Permit 97-1036,
Issued 09/18/1997:
REPAIR FRONT PORCH
as
Curb
Street Lights
Standard Utilities
Underground Utils.
Topography
of
site
Level
Rolling
Low
High
{Landscaped
| Swamp
Wooded
Pond
{Waterfront
Ravine
Wetland
Flood
Plain
Year
Land
Building
Assessed
Board of
Tribunal/
Taxable
|
Value
Value
Value
Review:
Other
Value
Who
When
What
2024
23,400
136,400
159,800
159,800M:
111,347C
ne
LE
ve
-
Ss
10/06/2003 INSPECTED
2023
22,700
114,200
136,900
106, 045C
The Equalizer.
Copyright
(c)
189%
-
2009.iss
07/22/2004 ENTERED
5
Licensed
To:
City
of Ypsilanti,
County
of
.
2022
21,400
102,300
124,300
100,996C
Washtenaw,
Michigan
2021
21,400
99,500
120,900
i
97,770C
**%
Information herein deemed reliable
but
not guaranteed***Page 8
Parcel Number:
1111-11-40-112-007
Printed
on
04/28/2025
Gramma
s
;
:
.
¢
an
see
t
_
Ta
ee
v
M
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Loe
LI
|
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ROSKELLY
LARD SURVEYSR
July
21,
1986
Jeksbror
&
Asson
Honkelly,
toni
TC oz dd]
|
***
Information herein deemed reliable
but
not guaranteed**=*Page 9
Residential Building
1
of
1
Parcel Number:
1111~11-40-112-007
Printed
on
04/28/2025
Building Type
{3)
Roof
(cont.}
(11)
Heating/Cooling
(15)
Built-ins
(15)
Fireplaces
(16)
Porches/Decks
|
(17)
Garage
X
i8ingle
Family
Eavestrough
X
Gas
10il
Elec.
|
4
Appliance Allow.
Interior
1
Story
Area|Type
Year
Built:
|
Mobile Home
Insulation
Wood
Coal
Steam
Cook
Top
{Interior
2
Story
1551068
(1
Story)
Car Capacity:
Town Home
0!Front Overhang
-
Dishwasher
12nd/Same
Stack
60lcCE
(1 stor)
Class:
Duplex
0 Other Overhang
Forced adr w/o Ducts
5
{Garbage Disposal
Two
Sided
24 WEP
Y)
lpxzterior:
A-Frame
KX
|Forced Air
w/
Ducts
Bath
Heater
{Exterior
1
Story
58 WpD
Brick Ven.:
Yoed
F
(4)
Interior
Forced Hot Farer
a
{Vent
Fan
Exterior
2
Story
Stone Ven.:
©0!
Tame
ec ric
ase
oax
Hot
Tub
Prefab
1
Story
Common Wall:
Drywall
Plaster
(Elec.
Ceil.
Radiant
Unvented Hood
{Prefab
2
Story
Foundation:
Building Style:
paneled
{Wood T&G
Padiant
(in-froon)
Vented Hood
Heat Circulator
Finished
?
5+ UNIT
Trim
© Decoration
Electric
Wa
ea
Intercom
Raised Hearth
Auto.
Doors:
EIT
Remeae Ted
Space Heater
Jacuzzi Tub
Wood Stove
Mech.
Doors:
tr
Bui
emodele
i
jord
Min
Wall/Floor Furnace
Jacuzzi repl.Tub
iDirect-Vented
Ga
Area:
1885
0
od
!
Forced Heat
&
Cool
oven
{
3
Good:
“Condition:
Good
size
of Closets
Heat
Pump
.
‘Microwave
Class:
:
-S
57
Storage Area:
%X
Lg
{0rd
Small
No Heating/Cooling
Standard Range
FL a
ge:
3.360
Frommeeee—————————
No Conc.
Floor:
ry
:
+
Fare
a
Central
Air
Self
Clean Range
oor
Area:
3.3%
Room List
Doors
| X
Solid:
|H.C.
H
Total Base New
422,710
E.C.F.
Bsmnt Garage:
i.
—
|
Wood
Furnace
Sauna
o
1
:
190,205
1.435
Basement
57
Floors
A
Trash Compactor
Total
Depr
Cost:
’
X
1st Floor
(12)
Electric
Central Vacuum
Estimated T.C.V:
272,944
Carport Area:
2nd Floor
Kitchen:
0jAmps Service
Security System
Roof:
Other
12|Bedrooms
Other
No./Qual.
of Fixtures
(1)
Exterior
ExT
TY
ToS
Min
Wood/Shingle
(6)
Ceilings
TERS Ji parsers pei
vo
Aluminum/Vinyl
-
:
Brick
X Many
|
|Ave.
[Few
1CR
X
{Brick/siding
(13)
Plumbing
lati
Insulation
-
Average Fixture(s)
(2)
Windows
(7)
Excavation
5
13 Fixture Bath
X
Many
X Large
Basement:
1568
S.F.
2 Fizture Bath
Avg.
Avg
Crawl:
224
S.F.
Softener,
Auto
=
Few
Small
Slab:
0
S.F.
{Softener, Manual
Vi
5
Fora
pec
Height
to Joists:
0.0
Solar Water Heat
&
1
No Plumbing
[Metal
Sash
(8) Basement
Extra Toilet
Vinyl
Sash
Extra
Sink
Double Hung
iConc.
Block
Separate
Shower
Horiz.
Slide
oured Conc.
Ceramic Tile
Floor
79
2 BSMT
Casement
[Stone
Ceramic Tile Wains
"we
Double Glass
{Treated Wood
Ceramic Tub Alcove |
Patio Doors
Concrete
Floor
Vent
Fan
Storms
&
Screens
(9)
Basement
Finish
3
5
:
(14)
Water/Sewer
®
~
ROO
2)
Recreation
SE
Public Water
8
X
[Gable
Gambrel
Living
SE
Public Sewer
Hip
‘Mansard
Walkout Doors
(B)
Water Well
id
Flat
‘Shed
No Floor
SF
1000 Gal Septic
g
S
-
Walkout
Doors
(A)
i
23.0
% {Asphalt Shingle
{167
Floor Support
2000
Gal Septic
-
Lump
Sum
Items:
ni
TEITER
Joists:
Chimney:
Bric
Unsupported Len:
:
Cntr.Sup:
Skotchby AaoxSharch
***
Information herein deemed reliable
but
not guaranteed***Page 10
Parcel Number:
1111-11-40-181-006
Jurisdiction:
CITY OF YPSILANTI
County:
WASHTENAW
Printed on
04/28/2025
‘Grantor
Grantee
Sale
Sale
Inst.
Terms
of Sale
Liber
Verified
Prent.
:
Price
Date
Type
&
Page
By
Trans.
YPSI RESIDENTIAL HOLDINGS
{601
EMMET
LLC
300,000
05/27/2021
(PTA
03-ARM'S
LENGTH
PROPERTY TRANSFER
100.0
LAWRENCE
JOSEPH
D
YPSI RESIDENTIAL HOLDINGS
259,400}
10/02/2020
[PTA
03-ARM'S
LENGTH
PROPERTY TRANSFER:
100.0
OBERMEYER
M
LAWRENCE
JOSEPH
D
65,000
08/01/1984
{WD
12~FROM LENDING INSTITUT
[1948-861
PROPERTY TRANSFER
0.0
LASKEY LYNN
PATIERNO MINNIE
0
09/14/1967
{WD
12~-FROM LENDING INSTITUT
(1217-239
PROPERTY TRANSFER
0.0
Property Address
Class:
COMMERCIAL-IMPROV
Zoning:
CN
(*
Building
Permit (s)
Date
Number
Status
601 EMMET
ST
School:
YPSILANTI
SCHOOL DISTRICT
101-4-3710-461-03
(164)
PL
01/23/2017
|PPILMG~17-0015
CLOSED
P.R.E.
0%
101-4-3710-461-02
(206)
ME
04/07/2015
|PMECH-15-008%9
CLOSED
Owner's Name/Address
MAP #1 K-2 9-2
(A)
CAR BORT
0371471995
P-BLDG-99-0516 CLOSED
601 EMMET LLC
5020 Est TCV 326,165 TCV/TFAT
124.21
23
N WASHINGTON
:
ry
YPSILANTI
MI
48197
X Improved
Vacant
{ Land Value Estimates
for
Land Table
00027.27 UNIVERSITY VILLAGE APTS
Public
i
*
Factors
*
AVERAGE
LOT SIZE
IS
Improvements
{ Description
Frontage
Depth
Front
Depth
Rate
Adj.
Reason
Value
—
—
BUTT ROS
50.16 116.50 1.0000 1.0065
767
100
38,723
Tax
Description
Gravel Road
50 Actual
Front
Feet,
0.13 Total Acres
Total Est.
Land Value
=
38,723
*OLD SID
-
11 11-115-506-00 ¥B CITY
[paved Road
—
.
or
|
Work Description
for
Permit
PPLMG-17-0015,
Issued 01/23/2017:
EMERGENCY SEWER
13W-42
LOT
6 EXCEPT
S$
3
RDS,
BLK
5
DAVID
St
Sewer
|
\
orm
se
REPAIR
& TWO
(2)
REPLACEMENT A.
O.
SMITH WATER HEATERS
F.
BALLENTINES
&
RICHARD
E.
MORSE'S
Sidewalk
"
TT
i
5
ALLOTMENT
OF THE WESTERN ADDITION.
601
%
ater
Work Description
for Permit PMECH-15-0089,
Issued 04/07/2015:
INSTALL
EMMET
Xs
REPLACEMENT WATER HEATER
(UNKNOWN BRAND NAME
AND LOCATION)
ewer
ioti
9G
Comment s/ Influences
Brectric
Work Description
for
Permit
P-BLDG-99-0516,
Issued 09/14/1999:
RERCOF
PER CODE
REQUIREMENTS
Gas
(Curb
[Street Lights
{Standard Utilities
{Underground Utils.
Topography
of
Site
Level
Rolling
Low
High
Landscaped
Swamp
Wooded
Pond
Waterfront
Ravine
Wetland
;
Flood Plain
Year
Land!
Building
Assessed
Board
of}
Tribunal/
Taxable
i
value
Value
Value
Review
Other
Value
f iho
When
What
(2024
19,400
143,700
163,100
147,514C
i
:
oC
—
:
SS
09/30/2003 INSPECTED
2023
21,100
122,800
143,900
140, 490C
The Equalizer.
Copyright
(c)
1999
- 2009.55
07/19/2004 ENTERED
Licensed
To:
City
of Ypsilanti,
County
of
20,800
113,000
133,800
133,8008
Washtenaw,
Michigan
021
20,800
108,000
129,800
128,8008
's** Information herein deemed reliable
but not guaranteed **Page 11
Parcel Number: 1111-11-40-181-006 Printed on 04/28/2025 *** Information herein deemed reliable but not guaranteed***
Page 12
Residential Building
1
of
1
Parcel Number:
1111-11-40-181-006
Printed
on
04/28/2025
Building Type
(3)
Roof
(cont.)
(11)
Heating/Cooling
(15)
Built-ins
(15)
Fireplaces
(16)
Porches/Decks |
(17)
Garage
X
:8ingle
Family
Eavestr
h
X Gas
1011
iElec.
|
4
Appliance Allow.
Interior
1
Story | Area Type
Year Built:
troug
H
;
¢
vp
Mobile
Home
Insulation
Wood
Coal
{Steam
Cook
Top
Interior
2
Story
Car Capacity:
T
:
i
:
45WCP
(1
Story)
own Home
0 Front Overhang
.
Dishwasher
2nd/Same
Stack
15WCP
(1
Story)
Class:
Duplex
0i0ther Overhang
Forced ar AN
5
Garbage Disposal
Two
Sided
105 WCE
(1
store)
Exterior:
A-Frame
orce
Low
ucts
Bath Heater
Exterior
1
Story
95iccp
(1 ctor)
Brick Ven
TWISTTF
(4)
Interior
porced Hot ater
a
Vent
Fan
Exterior
2
Story
¥)
Istone ven.:
oo
rame
Tee Teor
oar
Hot
Tub
Prefab
1
Story
Common Wall:
Drywall
Plaster
|
Elec.
Ceil.
Radiant
Unvented Hood
Prefab
2 Story
Foundation:
Building
Style:
paneled
Wood
T&G
|
Radiant
{en-tioon
Vented Hood
Heat Circulator
Finished
2:
54+ UNIT
Trims
Decoration
Blectric
Wa
Heat
Intercom
Raised Hearth
Auto.
Doors:
TBAT
R
SeTed
pace
Heater
Jacuzzi
Tub
Wood
Stove
Mech.
Doors:
T
Bui
emodeled
FUER
|
Ord
Min
Wall/Floor
Furnace
Jacuzzi
repl.Tub
Direct-Vented
Ga
Area:
1880
0
J
|
X
[Forced Heat
& Cool
oven
2
Good:
Condition:
Good
Size
of Closets
Heat
Pump
I
Microwave
laser
: ne
Storage Area:
X Lg
Ord
Small
No Heating/Cooling
Standard Range
ec.
Age:
———
No Conc.
Floor:
-
!
—
Central Air
Self Clean Range
Floor Area:
2,626
Room List
Doors
| X
(Solid
H.C.
Total
Base
New
426,159
E.C.F.
Bsmnt
Garage:
!
Wood Furnace
Sauna
Total
Depr
Cost: 200,308
¥
1.435
¢
Basement
(5)
Floors
3 ETeeEe
Trash Compactor
ota
oa ost:
200, 302
.
TaTPoTE hrea:
lst Floor
.
.
Central Vacuum
Estimate
she
VE
28
RRL
Roof:
:
12nd Floor
Kitchen:
0 Amps Service
Security System
oo:
er:
5 Bedrooms
Other:
No./Qual.
of Fixtures
(1)
Exterior
XTEx.
Gra.
Min
-
-
—
;
Ld
o
50
iWood/Shingle
{6)
Ceilings
=
No.
of Elec.
Outlets
E
{Aluminum/Vinyl
wee
z|2
Brick
X Many
|
Ave.
[Few
a
[BS Brick/siding
(13)
Plumbing
2.0
ion
nen
a
fe
Average Fixture(s)
~
(2)
Windows
(7)
Excavation
5
13 Fixture Bath
3 1BSMT
X
Many
X
Large
Basement:
1575
S.F.
‘2 Fixture Bath
Avg.
Avg.
Crawl:
0
S.F.
Softener,
Auto
Few
Small
Slab:
0
S.F.
Softener,
Manual
oo
-
Height
to Joists:
0.0
Solar Water Heat
[mood Sash
No Plumbing
te
21
Seen
(8)
Basement
{Extra Toilet
2
inyL
Sas
‘Extra Sink
3
131d BSMT
=
iDouble Hung
Conc.
Block
‘Separate
Shower
~
Horiz.
Slide
Poured Conc.
ICeramic Tile Floor
I.
Casement
Stone
{Ceramic
Tile Wains
Double Glass
Treated Wood
Ceramic
Tub Alcove
Patio Doors
Concrete Floor
Vent Fan
:
Storms
&
Screens
(3)
Basement
Finish
:
a)
:
(14)
Water/Sewer
a
Roo
i
=
Recreation
SE
1
{Public Water
X
[Gable
Gambrel
‘Living
SF
1] piplic Sewer
Hip
iMansard
(Walkout Doors
(B)
Water Well
»e
Flat
‘Shed
No Floor
SE
11000 Gal Septic
EC
-
Walkout
Doors
(A)
12000
1
3
a |
1BswT
X Asphalt Shingle
(10)
Floor Support
Gal
Septic
30
n
Lump
Sum Items:
Joists:
wep
Unsupported
Len:
Cntr. Sup.
:
Sketchby
Anan Sketch
***
Information herein deemed reliable
but
not guaranteed***Page 13
Parcel Number:
1111-11-20-185-005
Jurisdiction:
CITY OF YPSILANTI
County:
WASHTENAW
Printed on
04/28/2025
Grantor
{Grantee
Sale
Sale
Inst.
Terms
of Sale
Liber
Verified
Prent.
|
Price,
Date
Type
i&
Page
By
Trans.
310
N HAMILTON
LLC
BISHOP PICKERING
LLC
240,000]
04/13/2022
[PTA
03-ARM'S
LENGTH
PROPERTY TRANSFER
100.0
{HALE,
BRENT-SUSAN TRUST
310
N HAMILTON LLC
0:
01/21/2016
|WD
21-NOT USED/OTHER
PROPERTY TRANSFER
0.0
{HALE,
BARBARA
D TRUST
HALE,
BRENT-SUSAN TRUST
0;
09/17/2015
|WD
21-NOT USED/OTHER
PROPERTY TRANSFER
100.0
/HALE,
BARBARA
HALE,
BARBARA
D TRUST
{
0}
05/23/1995
WD
14-INTO/OUT
OF TRUST
DEED
0.0
Property Address
Class:
COMMERCIAL-IMPROV
Zoning:
Split
[Building
Permit (s)
|
Date
Number
Status
310
N HAMILTON
ST
School:
YPSILANTI
SCHOOL DISTRICT
SHED
09/15/2004
|PMECH-04-0144
CLOSED
P.R.E.
0%
Hist.Dist:
X
MASONRY
1
09/03/1998
|P-ELEC-98-0095
CLOSED
Owner's Name/Address
MEE ¥: K-2 9-2
(3)
SHED
68/15/1588
| P-MECH-96-0044
|CLOSED
BISHOP PICKERING LLC
5024 Est TCV 376,920 TCV/TEA:
88.62
206
N.
HURON
ST.
YPSILANTI
MI
48197
X
Improved
|
Vacant
Land Value Estimates
for Land Table
00019.19.
STUDENT AREA APARTMENTS
Public
*
Factors
*
AVERAGE
LOT
SIZE
IS
Improvements
Description
Frontage
Depth
Front
Depth
Rate
%Adj.
Reason
Value
-
sess
Titt
Road
66.00
165.00
1.0000
1.1180
736
100
54,310
Tax Description
Gravel
Road
66 Actual
Front
Feet,
0.25
Total Acres
Total
Est.
Land Value
=
54,310
*OLD
SID
-
11
11-441-406-00
YP CITY
Paved Road
44W-113
LOT
406 NORRIS
&
CROSS ADDITION.
|
Storm Sewer
Work Description
for Permit PMECH-04-0144,
Issued 09/15/2004:
INSTALL
Comments/Influences
h
REPLACEMENT BOILER
PER ALL CODE REQUIREMENTS.
Sidewalk
Work Description for Permit P-ELEC-98-0095,
Issued 09/03/1998:
WIRE NEW FURNACE
& UNITS
X
Water
PER CODE REQUIREMENTS
X
{Sewer
.
Work Description
for
Permit P-MECH-98-0044,
Issued 08/19/1998:
INSTALL NEW
Electric
REPLACEMENT 75,000 BTU LENNCX FORCED WARM AIR FURNACE
& NEW DISTRIBUTION SYSTEM,
Gas
8/28/98 ADD GAS LINE TEST
TO PERMIT
Curb
Street Lights
Standard Utilities
Underground Utils.
Topography
of
Site
Level
Rolling
{Low
‘High
Landscaped
Swamp
‘Wooded
{Pond
Waterfront
{Ravine
{Wetland
{Flood Plain
Year
Land
Building
Assessed
Board
of]
Tribunal/!
Taxable
i
Value
Value
value
Review
Other!
Value
4
27,200
161,300
188,500
188,500M
|
161,626C
3
26,400
135,000
161,400
161,400M
161,400T)
153,930C
2
24,900
121,700
146,600
I
146,6008
21
24,500
117,600.
142,500
142,500M
i
142,5008
0
EE
EIR Ram reas
| sAD 07/07/2009 INSPECTED
120
The Equalizer.
(c)
1999
~ 2009./3s
10/06/2003 INSPECTED
533
0
Who
When
What
12
Copyright
Licensed
To:
City
of Ypsilanti,
County of
iss
05/11/2005 ENTERED
Washtenaw,
Michigan
2
***
Information herein deemed reliable
but
not guaranteed***Page 14
Parcel Number: 1111-11-40-185-005 Printed on 04/28/2025 *** Information herein deemed reliable but not guaranteed***
Page 15
Residential Building
1
of
1
Parcel Number:
1111-11-40-185-005
Printed
on
04/28/2025
Building Type
(3)
Roof
{cont.}
{11)
Heating/Cooling
{15)
Built-ins
(15)
Fireplaces
(16)
Porches/Decks
(17)
Garage
X
iSingle
Family
Eavestrough
X
Gas
oil
|
Elec.
5
{Appliance Allow.
{Interior
1
Story |Area Type
Year
Built:
Mobile Home
Insulation
Wood
|
Coal!
Steam
Cook
Top
1
iInterior
2
Story
SEETHER
1
story)
Car Capacity:
4
Town Home
0 Front Overhang
.
-
:
Dishwasher
nd/Same Stack
“a WeEP
(2
Sto n
Class:
CD
‘Duplex
0 Other Overhang
:
Forced Ax
w/o
Ducts
Garbage Disposal
wo
Sided
Ty wee
(1 Stor)
Exterior:
Siding
A-Frame
i
X
Toreed Air
w/
Ducts
Bath Heater
xterior
1
Story
24 WGEP
(1
St.
Hl
Brick Ven.:
0
(4)
Interior
Force
[Hot Water
Vent
Fan
{Exterior
2
Story
24lwce
(2
scorn)
Stone Ven.:
0
X
{Wood
Frame
Electric Baseboard
Hot
Tub
Prefab
1
Story
24 WCE
a
scorn)
Common Wall:
Detache
Drywall
(Plaster
Elec.
Ceil.
Radiant
{Unvented Hood
{Prefab
2
Story
“
©rY)
lroundation:
18
Inch
Building Style:
Paneled
[Wood T&G
Zadians
font oor)
Vented Hood
Heat Circulator
Finished
?
5+ UNIT
Trim
& Decoration
Electric Wa
Heat
Intercom
{Raised Hearth
Auto.
Doors:
0
Space
Heater
5
|
.
TEETER
PP)
Jacuzzi
Tub
{Wood Stove
Mech.
Doors:
0
Tr
Bul
emodele
X
Ex
iord
|
Min
Wall/Floor
Furnace
Jacuzzi repl.Tub
Direct-Vented
Ga
Area:
731
1894
Jo
—
I
Forced Heat
& Cool
Oven
‘2 Good:
0
Condition:
Good
Size
of Closets
Heat
Pump
Microwave
cases
co Po
Storage Area:
0
% Tg
ord
TEmall
No Heating/Cooling
Standard Range
Floor Ame.
2,253
No Conc.
Floor:
0
-
:
.
.
1 Ai
Self Clean
R
tore
Room List
Doors
| X
[Solid
H.C.
general Br
Sauna
809%
rotal Base New
499,605
E.C.F.
Bsmnt Garage:
Basement
(5)
Floors
STR ese
Te
Trash Compactor
Total Depr Cost: Fosig
Xx
1.435
Ermer ERT
1st Floor
}
z
Central Vacuum
ee
hy
Roof:
2nd Floor
Kitchen:
0 Amps Service
Security System
:
8 Bedrooms
Othez:
No./Qual.
of Fixtures
-
Other:
:
:
(1)
Exterior
x.
|X Ord.
Min
wood/Shingle
(6)
Ceilings
PPT pees pe
70
WIRE MESH FESH ALL PERIMETERS
18.0"
Aluminum/Vinyl
.
Brick
X Many
Ave.
|
{Few
X
|Brick/Siding
{13)
Plumbing
I
lati
3
H
I
ine ation
-
|Average
Fixture(s)
:
60
60
GAR
=)
(2) Windows
(7)
Excavation
5
3 Fixture Bath
ala
8
N
220
LCONCNV
<|
‘Wee |WGEP
¥
Many
X
[Large
Basement:
1796
GS.F.
1
|2 Fixture Bath
I.
14.0
-
avg.
avg.
Crawl:
288
S.F.
Softener,
Auto
GAR
go
i
9.0
20.00
Few
Small
= Slab:
0
S.F.
Softener, Manual
S
pswT
5
5
Hood Sash
Height
to Joists:
0.0
Solar Water Heat
=
3
PS
1
h
No Plumbing
=
etal Seen
(8) Basement
Extra Toilet
20
ny.
3as
Extra Sink
210°
Double Hung
‘Conc.
Block
Separate
Shower
Horiz.
Slide
Poured Conc.
Ceramic Tile
Floor
2.5 BSMT
Casement
Stone
Ceramic Tile Wains
Double Glass
Treated Wood
Ceramic Tub Alcove
Patio
Doors
[Concrete
Floor
Vent
Fan
Storms
&
Screens
{9)
Basement
Finish
5
=
(14)
Water/Sewer
Roo
i
IS
Recreation
SE
Public Water
X
Gable
Gambrel
Living
SF
Public Sewer
Hip
Mansard
Walkout
Doors
(B)
Water
Well
Flat
Shed
No Floor
SE
1000 Gal Septic
-
Walkout
Doors
(A}
X Asphalt Shingle
7107
Floor Support
2000
Gal Septic
-
Lump
Sum Items:
-
Joists:
. Chimney:
Brick
Unsupported
Len:
Cntr.Sup:
| Skehby foonSioich
**# Information herein deemed reliable but not guaranteed***Page 16
04/28/2025
Parcel Number:
1111-11~40-483-002
Jurisdiction:
CITY
OF YPSILANTI
County:
WASHTENAW
Printed on
Grantor
{Grantee
Sale
Sale
Inst.
Terms
of Sale
Liber
Verified
Prent.
:
Price
Date
Type
&
Page
By
| Trans.
YPSI
ONE,
LLC
NOVAK VENTURES
LLC
365,000)
11/07/2023
[PTA
03-ARM'S
LENGTH
{PROPERTY TRANSFER
|
100.0
WALEWSKI
JAMES
A
&
JOSEPH
|YPSI
ONE,
LLC
1/
08/01/2002
{WD
21-NOT USED/OTHER
4193-112
DEED
100.0
RENKIEWICZ RUDOLPH
C
WALEWSKI
JAMES
A
&
JOSEPH
237,000;
03/01/2002
{WD
03-~ARM'S
LENGTH
4102-316
OTHER
100.0
RENKIEWICZ
R CASIMER
RENKIEWICZ RUDOLPH
C
:
1: 02/13/2002
WD
04-BUYERS
INTEREST
IN
A
OTHER
100.0
Property Address
Class:
COMMERCIAL-IMPROV |Zoning:
oN
(*
{Building
Permit (s)
Date
Number
Status
126
N ADAMS
ST
School:
YPSILANTI
SCHOOL, DISTRICT
1101-4-3710-461-01
(118)
EL
10/03/2018
!PELEC-18-0202
[CLOSED
P.R.E.
0%
Hist.Dist:
X
101-4-3710-461-03
(164)
PL
i
09/25/2018
|PPLMG-18-0181
CLOSED
Owner's Name/Address
MAP #: E-2 6-2
(B)
HOT WATER TANK
1271172006
PPLMG-06-0149
CLOSED
NOVAK VENTURES LLC
3024 Est TCV 319,454 TCV/TFA:
90.34|CAR PORT
0371971555
B-BLDG-99-0085 CLOSED
1041
EAST
FOREST AVE
YPSILANTI
MI
48198
Tax Description
{*QLD
SID
-
11
11-010-2%0-00
YP CITY
1-W261
Ww
105
FT
OF
N
79.25
FT
OF
A PARCEL
OF LAND LYING AT
THE
SE
COR ADAMS AND
126
N ADAMS
WASHTENAW.
Comments/Influences
Street Lights
Standard Utilities
Underground Utils.
Topography
of
Site
Level
Rolling
Low
High
Landscaped
Swamp
Wooded
Pond
Waterfront
Ravine
{Wetland
‘Flood
Plain
X {Improved
{Vacant
i Land Value Estimates
for
Land Table
00019.19.
STUDENT AREA APARTMENTS
Public
* Factors
*
AVERAGE LOT SIZE
IS
Improvements
Description
Frontage
Depth
Front
Depth
Rate
%Adj.
Reason
Value
Birt Bond
§0.00
90.00 1.0000 0.8257
736
100
48,619
(Gravel
Road
80
Actual
Front
Feet,
0.17
Total
Acres
Total
Est.
Land Value
=
48,619
Paved Road
Work Description For Permit PELEC-18-0202,
Issued 10/03/2018: WORK PERFORMED BY
Storm Sewer
OTHERS FOR EXISTING AND NEW BOXES
IN KITCHEN
Sidewalk
| Work Description for Permit PPLMG-18-0181, Issued 09/25/2018: CHECKED STACK TO
.X
(Water
| MAKE SURE
IT WAS
UP TO CODE
SO PERMIT COULD BE PULLED.
HUTZEL CK REPAIR TO STACK
|X
[Sewer
BY OTHERS.
THERE WAS
A REPAIR MADE
TO STACK
2
~ FENNCOS
PIECE
OF PIPE
Electric
Work Description for Permit PPLMG-06-0149,
Issued 12/11/2006:
INSTALLATION OF
2
ee
WATER HEATERS.
ALL WORK TO MEET ALL CODE REQUIREMENTS.
ux.
Work Description
for
Permit
P-BLDG-99-0085,
Issued 03/19/1999:
INSTALLED NEW
STEEL
DOOR WITH
6
PANELS,
PAINT
DOOR
&
TRIM
TO MATCH WINDOW
--
ALL WORK
TO MEET
HDC SPECS
& ALL CODE REQUIREMENTS
Land
Value
Year
Building
Value!
Assessed
Value
Board
of
Review
Tribunal/
Other
Taxable
Value
Who
When
What
24,300
135,400
159,700.
158,7008
8S
10/06/2003 INSPECTED
The Equalizer.
Licensed
To:
Washtenaw,
Michigan
Copyright
City
of Ypsilanti,
{c)
199%
-
2008.
County
of
12023
23,600
113,300
136,500
90,474C
22,300
|
102,900
135,300
86,166C
2021
22,300
99,500
121,800
83,414C
***
Information herein deemed reliable
but
not guaranteed***Page 17
Parcel Number: 1111-11~40-483-002 Printed on 04/28/2025 *** Information herein deemed reliable but not guaranteed***
Page 18
Residential Building
1
of
1
Parcel Number:
1111-11-40-483-002
Printed
on
04/28/2025
Building Type
(3)
Roof
(cont.)
(11)
Heating/Cooling
{15)
Built-ins
(15)
Fireplaces
!
(16)
Porches/Decks
(17)
Garage
X
Single
Family
Eavestrough
X
Gas
|
il
{Elec.
|
4
‘Appliance Allow.
{Interior
1
Story
Area(Type
Year
Built:
Mobile Home
Insulation
Wood
|
cal
Steam
Cook Top
1
‘Interior
2
Story
=
Car Capacity:
1.5
:
|
;
|
°
:
788 WCP
(1 Story)
I
{Town Home
0!Front Overhang
;
Dishwasher
2nd/Same
Stack
75WCe
(1 Story)
Class:
CD
{Duplex
010ther Overhang
Forced alr
w/o Ducts
5
[Garbage Disposal
{Two
Sided
238 Treated
W
id
Exterior:
Block
A-Frame
|
X
Forced Bir
wr Ducts
Bath Heater
{Exterior
1 Story;
©
oo
Brick Ven.:
0
:
orced
Hot
Water
i
;
Feed
(4)
Interior
A
Vent
Fan
{Exterior
2
Story
Stone Ven.:
0
X Wood
Frame
.
,
Electric Baseboard
Hot
Tub
{Prefab
1
Story
Common Wall:
1 Wall
‘brywall
|
Plaster
Elec.
Ceil. Radiant
Unvented Hood
Prefab
2 Story
Foundation:
18
Inch
Building Style:
|Paneled
Wood T&G
Radiant
{in-floor)
5
{Vented Hood
{Heat Circulator
Finished
7:
5+ UNIT
Trim
© Decorati
Electric Wall Heat
Intercom
{Raised Hearth
Auto.
Doors:
0
tion
Space Heater
|
i
i
.
Tr Built
Remodeled
Jacuzzi
Tub
Wood
Stove
Mech.
Doors:
0
T
Bui
emodeled
IY TEx
0rd
Min
Wall/Floor Furnace
Jacuzzi repl.Tub
Direct-Vented
Ga
Area:
238
1820
0
|
I-
Forced Heat
&
Cool
Oven
-
—
2
Good:
0
Condition:
Good
Size
of Closets
Heat
Pump
.
Microwave
crass:
o Pen
Storage Area:
0
X
Lg
{ord
Small
No Heating/Cooling
Standard Range
ec.
Age:
No Conc.
Floor:
0
:
:
Central Air
Self Clean Range
Floor Area:
3,536
—
Room List
Doors
| X
Solid;
H.C.
lood Furnace
Sauna
Total
Base
New
419,421
E.C.F.
Bsmnt
Garage:
Basement
B)
oars
:
:
8
Trash Compactor
Total
Depr
Cost:
188,735
Xx
1.43%
1st Floor
i
(12) Electric
Central Vacuum
Estimated T.C.V: 270,835
Carport Area:
2nd Floor
Kitchen:
5Amps Service
Security System
:
er:
5 Bedrooms
Other:
No./Qual.
of Fixtures
(1) Exterior
Ex.
|X ord. |
[Min
Wood/Shingle
(6)
Ceilings
oT EIseT
ouiisis
17.0"
Aluminum/Vinyl
>
Brick
X Many
Ave.
[Few
oR
¥ ‘Brick/8iding
{13)
Plumbing
wee
Insulation
ue
|
Average
Fixture(s)
no
(2)
Windows
(7) Excavation
5
3 Fixture Bath
¥
Many
X
Large
Basement:
1768
S.F.
12
Fixture Bath
Avg.
Avg.
Crawl:
0
S.F.
(Softener,
Auto
Few
Small
Slab:
0
S.F.
(Softener,
Manual
i
i
:
(Solar Water Heat
Wood
Sash
Height
to
Joists:
0.0
No Plumbing
Metal Sash
(8)
Basement
Extra Toilet
Vinyl
Sash
{Extra Sink
:
Double
Hung
Conc.
Block
‘Separate
Shower
3
wor
Sasur
H
Horiz.
8lide
Poured Conc.
Ceramic Tile
Floor
H
w
Casement
[Stone
[Ceramic Tile Wains
Double Glass
{Treated Wood
Ceramic Tub Alcove
Patio
Doors
{Concrete
Floor
Vent
Fan
Storms
&
Screens
{9)
Basement
Finish
L
05
7
(14)
Water/Sewer
Roo
[Recreation
SE
Public Water
X
Gable
IGambrel
Living
SE
Public Sewer
Hip
‘Mansard
Walkout Doors
(B)
Water Well
Flat
Shed
{No Floor
SE
1000 Gal Septic
.
{Walkout
Doors
(A)
2000
Gal
Septic
20
X Asphalt Shingle
(10)
Floor Support
jd
Wop
Lump
Sum Items:
FETTER
Joists:
®
Chimney:
Brick
Unsupported Len:
Cntr.Sup:
Sketchy Apen Sketch
***" Information herein deemed reliable
but
not guaranteed***Page 19
STATE OF MICHIGAN MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION MOAHR DOCKET NO. 24-003413 YPF 16 LLC Petitioner, V. City of Ypsilanti, Respondent, / PROOF OF SERVICE STATE OF MICHIGAN COUNTY OF WASHTENAW Courtney Borden affirms that on April 28, 2025, she served a copy of Respondents’ evidence upon the following: Michigan Tax Tribunal PO Box 30232 Lansing, MI 48909 David Fantera P.C PO Box 723 Brighton, MI 48116 Via first class mail with sufficient postage fully prepaid thereon. Cor—""" Courtney Borden, MAAO City of Ypsilanti, Assessing Department 1 South Huron Street, Ypsilanti, M1 48197
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Courtney Borden, MAAO City of Ypsilanti 1 South Huron St Ypsilanti, MI 48197 D0 LO Ie frigar’ CN