26-001513.pdf

Qle Holdings LLC Petitioner V City Of Taylor Respondent · 26-001513-TT

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RECEIVED 

JUN 15 2026 

June 8, 2026 

MICHIGAN TAX TRIBUNAL 

Michigan Tax Tribunal 

P O Box 30232 

Lansing, MI 48909 

RE: Request to transfer Docket to the Entire Tribunal Division 

DOCKET #: 26-001513 

Dear Honorable Tribunal, 

The City of Taylor, as the Respondents, in the above-referenced matter, respectfully requests that this 

appeal and ail subsequent proceedings be transferred from the Small Claims Division to the Entire 

Tribunal Division pursuant to MCL 205.762. 

The Respondents, based on market sales analysis and in accordance with the State Tax Commission, have 

determined the assessed value for the subject property to be 195,400 or a fair market value of 390,800. 

In the petition received on May 27, 2026, the Petitioner states that they believe the assessed value of the 

subject property is 80,000 or a fair market value of 160,000. 

The value in contention for this matter is 115,400 which exceeds the statutory jurisdictional threshold of 

100,000 as provided in MCL 205.762. Therefore, the Respondents respectfully request this appeal be 

reassigned to the Entire Tribunal Division. 

Thank you for your consideration. 

Sincerely, 

Stephen Prybylski, MAAO 

Assessor's Office

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON |. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

PROPERTY TAX APPEAL ANSWER FORM 

VALUATION / UNCAPPING 

MTT DOCKET NO. 26-001513 

Section 1: Respondent’s Contact Information 

Unit of Government 

City of Taylor 

Mailing Address (No., Street, P.O. Box or Rural Route): 

23555 Goddard Rd 

City or Town: 

State: 

ZIP Code: 

Taylor 

MI 

48180 

3 4-374-1316 

Email Address (do not enter untess you want MTT to send all correspondence via email): 

jgracer@wecaassessing.com 

Section 2: Respondent’s Attorney/Authorized Representative’s Contact Information 

First Name: 

M1: 

Last Name: 

Jessica 

V 

Gracer 

Firm Name (if any): 

Malling Address (No., Street, P.O. Box or Rural Route): 

23555 Goddard Rd 

City or Town: 

State: 

ZIP Code: 

Taylor 

Ml 

148180 

Telephone Number: 734-374-1316 

Email Address (do not enter unless you want MTT to send ail correspondence via email): 

jgracer@wcaassessing.com 

Section 3: Subject Property Information 

Are the parcels listed by Petitioner contiguous or adfaining? 

if no, list all parcels that are adjoining in separate groupings. Attacha 

separate sheet if necessary. 

[A] Yes 

[I] No 

[7] Not Applicable 

Does the subject property have a Principal Residence Exemption of 50% or more for all tax years at issue? 

[} Yes 

(} No

GRETCHEN WHITMER 

GOVERNOR 

STATE OF MICHIGAN 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

LANSING 

DIRECTOR 

Section 4: Explain Your Answer to this Appeal 

Sales support an accurate assessment of 50% fair market value 

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)? [7] Yes 

CI No 

If yes, check which BOR Petitioner attended: 

March 

Od July 

Oa December 

If yes, cite the Board's authority. 

If the July or December BOR revised the assessment(s) at issue, did it have authority? O Yes 

CI no 

If yes, explain 

Was the assessment at issue established as the result of a clerical error or mutual mistake of fact? [] Yes 

[ZT 

Is Petitioner appealing from a State Tax Commission Order? 

Yes 

No 

If so, what is the issue date? 

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? 

Section 6: Valuation Information “use the multiple parcel form for additional, contiguous parcels. 

Parcel Number: 60 022 03 0034 300 

Classification of Property: 

Real 

Personal [J (check one) 

Agricultural (J 

Commercial @ 

Industrial (1 

~~ Residential (1 

~~ Timber-Cutover [1 

Developmental (1 

Utility (J (check one) 

MARLON 

|. BROWN, DPA

Michigan Dagar 

of Treasury, 

THIS 

IS NOT A TAX BILL 

L-4400 

1048 (Rev. 10-25) 

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 Sac.211.34¢, as amended. This is a model assessment nofice to be used by the local assessor. 

FROM 

} 

CITY OF TAYLOR 

23555 GODDARD 

TAYLOR, MI 48180 

PARCEL IDENTIFICATION 

PARCEL NUMBER: 

_ 

60 022 03 0034 300 

PROPERTY ADDRESS: 

25507 ECORSE 

‘ 

TAYLOR, MI 48180 

SCHOOL DISTRICT CODE: 

82150 

QLE HOLDINGS LLC 

DUA AL-ZAYADI 

631 N. FRANKLIN ST 

DEARBORN, M! 48128 

OWNER'S NAME AND ADDRESS/PERSON NAMED ON ASSESSMENT ROLL: 

EXEMPTIONS 

% Exempt As "Homeowners Principal Residence™ 

0% 

% Exempt As "Qualified Agricultural Property”: 

0% 

% Exempt 

As "MBT Industrial Personal™ 

0% 

% Exempt As "MBT Commercial Personal”; 

0% 

Exempt 

As "Disabled Veteran or 

[Yes 

No 

Surviving Spouse™ 

Exempt 

As "Qualified Forest Property” 

[7] Yes 

No 

Exempt As "Development Property™ 

[Yes 

No 

LEGAL DESCRIPTION: 

08H34, 35A LOT 34 AND THE WEST 50 FT OF LOT 35 MC BRIDES ECORSE SUB T3S R10E L69 P82 WCR 

ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 

204 

Commercial 

PRIOR YEAR'S CLASSIFICATION 

201 

Commercial 

The change in taxable value will increase/decrease 

PRIOR AMOUNT 

CURRENT TENTATIVE 

CHANGE FROM 

i 

ii 

3 

. 

PRIOR YEAR TO 

your tax bilf for the 2026 year by approximately: 

$330 

YEAR: 

5925 

AMOUNT YEAR: 

2026 

CURRENT YEAR 

1. TAXABLE VALUE: 

181,352 

186,248 

4,896 

2. ASSESSED VALUE: 

188,300 

195,400 

7.100 

3. TENTATIVE EQUALIZATION FACTOR: 

1.000 

4. STATE EQUALIZED VALUE (SEV): 

188,300 

195,400 

7,100 

5. WAS THERE A TRANSFER OF OWNERSHIP IN 2025 THAT RESULTED IN A TAXABLE VALUE UNCAPPING? 

[T]Yes$ 

No 

6. Assessor Change Reason(s): 

Market Adjustment 

The 2026 Infiation rate Multiplier is: 1.027 

Questions regarding the Notice of Assessment, Taxable Valuation, and Property Classification may be directed to the Following: 

Name: 

JESSICA V GRACER 

Telephone Number: 

(734) 374-1316 

Email Address: 

JGRACER@CITYOFTAYLORMI.GOV 

March Board of Review Appeal Information. The Board of Review will meet at the following dates and times:

| 

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Tayler 

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Form 81L, Page 2 

FOR BOARD OF REVIEW USE ONLY 

INSTRUCTIONS: Incorporate a copy of this form and the assigned number in the Board of Review minutes. 

ition Number 

Parcel Code 

Lo 

Disposition by Board of Review. The Board of Review must state the reason for its action below. 

B= Denied 

0 

Assessed Value Changed From: 

195,400 

To: 

[ 

| 

Record of Vote - Board or three member committee of board 

R 

(IF 

i 

: 

BE ves 

NO 7 J 

Member: 

ot ves 

No 

1% 

Member: 

KI 

ves 

Eis 

Chairperson: Bp 

O 

Le 

0 

To 

e 

x 

[I 

4 

Reason for Board Action: 

*APPEAL DENIED 

60 022 03 0034 300 

* INSUFFICIENT INFORMATION TO WARRANT A 

CHANGE IN ASSESED AND/OR TAXABLE VALUE 

f you disagree with the decision of the Board of Review regarding tentative assessed ve. 

o. 

nal at 

IPO Box 30232, Lansing, Ml 48908. Commercial Real, Industrial Real, Developmental Real, Commercial Personal, Industrial Personal and Utility Personal Propsrty may be 

lappealed by May 31. Agricultural Real, Residential Real, Timber - Cutover Real, and Agricultural Personal Property may be appealed by July 31. The petition must be filed on 

TEN 

2 

Disposifierr5y Board 

eview. The Board of Review must state the reason for its action below. 

= 

Denied 

Aik 

Tentative Taxable Value Changed From: 

186,248 

To: 

- 

7 

(See attached L-4035A) 

Recoxg of Vote - Board or three member committee of board. 

Cs 

7 i 

Chairperson: J& ves 

 [] 

no? TH 

Member: 7 yes 

[] 

No 7a 

Member: 

Tq] ves 

[J 

wn 

Reason for Board Action: 

Initials 

APPEAL DENIED 

Initiate 

Initials 

INSUFFICIENT INFORMATION TO WARRANT A 

ASSESED AND/OR TAXABLE VALUE 

u disagree with the decision of the Board of Review regarding tentative taxati CHANGE IN 

JAbunal at 

8ox 30232, Lansing Mi 48909. Commercial Real, Industrial Real, Developmentai eal, Commercial Personal, Industrial Personal and Utility Personal Property may be 

lappealed by May 31. Agricultural Real, Residential Real, Timber - Cutover Real, and Agricultural Personal Property may be appealed by July 31. The petition must be filed on 

Michigan Tax Tribunal form or a form app 

www.michigan.govitaxtrib, 

3 

[J 

vented 

[7] 

Classification Changed From: 

201 

Te: 

“ 

Record of Vote - Board or three member committee of board. 

i 

: 

YES 

NO ——— 

ember: 

YES 

NO —— 

Member: 

YES 

NO 

Chairperson 

4 

in 

Initials 

M 

er 

ul 

[nitials 

a 

0 

Initials 

Reason for Board Action: 

f you disagree with the declsion of the Board of Review regarding classification, you may appeal by sending Form 2167 to the State Tax Commission, PO Box 30471, 

Lansing Mi 48909, by June 30. 

£45 

Dispos 

O 

Exemption Request Denied 

0 

Exemption percent modified from 

% To: 

% 

Record of Vole - Board or three member committee of board.

2026 BOARD OF REVIEW DECISION 

FROM 

CITY OF TAYLOR 

23555 GODDARD 

TAYLOR, MI 48180 

NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: 

PROPERTY IDENTIFICATION: (Parcel Code required. Property address 

and legal description optional.): 

60 022 03 0034 300 

25507 ECORSE 

QLE HOLDINGS LLC 

DUA AL-ZAYADI 

631 N. FRANKLIN ST 

08H34, 35A LOT 34 AND THE WEST 50 FT OF LOT 35 MC 

DEARBORN, MI 43128 

BRIDES ECORSE SUB T3S R10E 1.69 P82 WCR 

THIS PROPERTY IS CLASSIFIED 

201 (COMMERCIAL-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 

60 022 03 0034 300 

They have made the following determination based on the information you supplied. 

Board of Review Comments 

APPEAL DENIED INSUFFICIENT INFORMATION TO WARRANT A CHANGE IN ASSESED AND/OR TAXABLE VALUE. 

[2026 ORIGINAL ASSESSED VALUE 

195,400 

[2026 "BOARD OF REVIEW" ASSESSED VALUE 

195,400 

(If the above amounts are the same, no revisions have occured) 

2026 ORIGINAL TAXABLE VALUE 

186,248 

2026 "BOARD OF REVIEW" TAXABLE VALUE 

186,248 

2026 PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 

0.0000 

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

parcel Number: 

60 022 03 0034 300 

Jurisdiction: 

CITY OF TAYLOR 

County: Wayne 

Printed on 

05/27/2026 

Grantor 

Grantee 

Sale 

Sale 

Inst. 

Terms of Sale 

Liber 

Verified 

prent.] 

Price 

Date 

Type 

& Page 

By 

Trans. | 

CLBJ HOLDINGS LLC 

AL-ZAYADI, 

DUA 

240,000] 

06709720237 

wD 

16-LC PAYOFF 

DEED 

KING, 

COLIN 

CLBJ HOLDINGS LLC 

1{706709/7202371QC 

29-SELLERS INTEREST IN A 

DEED 

AL-ZAYADI, 

DUA 

QLE HOLDINGS LLC 

11706/09/72023 

[PTA 

21-NoT USED/GTHER 

PROPERTY TRANSFER | 100.00 

CBJ HOLDINGS LLC 

AL-ZAYADI, 

DUA 

760,000] 

03/04/2021 

[FTA 

04-BUYERS INTEREST IN 

A 

PROPERTY TRANSFER | 100.00 

Property Address 

Class: 

COMMERCIAL -IMPROV [Zoning: 

B-1 

Building Permit(s) 

Date 

Number 

Status 

25507 ECORSE 

School: TAYLOR SCHOOL DISTRICT 

ASPHALT 

1070972008 

|z 1017190 

COMPLETE 

P.R.E. 

0% 

ADDITION 

0772372008 

[8 1007387 

COMPLETE 

Owner's Name/Address 

MAP #: 

REMODELING INTERIOR 

0271272007 

|Z 1013097 

COMPLETE 

oR Les 

tC 

2026 Est TCV 390,837 TCV/TFA: 122.14 

631 N. FRANKLIN ST 

DEARBORN. 

MT 48128 

X [Improved 

I 

[vacant 

Land Value Estimates for Land Table COM.COMMERCIAL 

PubTic 

* Factors 

* 

CORNER LOT 

Improvements 

pescription 

Frontage 

Depth 

Front 

Depth 

Rate %adj. 

Reason 

value 

Gl 

FRONTAGE 

1 105.00 120.00 1.0000 0.0000 

0 

100* 

00 

Dirt Roa 

COMMERCIAL MAIN ROAD 

12,600 sqrt 

2.50000 

100 

SF 

31,500 

Tax Description 

Gravel 

Road 

* denotes lines that do not contribute to the total acreage calculation. 

O§W3E, 

SSA 

LOT 34 

AND THE WEST SU 

FT OF 

Fave 

foa 

105 Actual 

Front Feet, 

0.29 Total 

Acres 

Total 

Est. 

Land value 

= 

31,500 

LOT 35 MC BRIDES ECORSE SUB T3S R1OE L69 

torm 

Sewer 

P82 WCR 

Sidewalk 

water 

Land Improvement Cost Estimates 

ize 

% 

p 

"val 

5 

Description 

Rate 

size % Goo 

cash 

value 

Comments/InfTuences 

Srectric 

Retaining walls: 

Block, 

8 

in. 

19.10 

213 

35 

1,424 

PROFESSIONAL OUTREACH 

pa 

unit in Place Item(s) 

A 

11/7/17 

- CHANGED SQ FT RATE FROM $3.50 

as 

Description 

Rate 

size % Good 

cash value 

TO $1.75. 

3CC 

Curb 

A 

ASPHALT PAVING 

3" 

SF 

2.57 

4700 

60 

, 

SPLIT/COMB. 

ON 10/14/2008 COMPLETED 

street Lights 

CONCRETE SIDEWALF SF 

4.29 

190 

60 

489 

10/14/2008 ALL 

0 ES, COumENTS 006, 

60 

standard Utilities 

Total 

Estimated Land Improvements True Cash value 

= 

9,160 

PARENT PARCEL 

(S 

i 

022 

03 0035 

300; 

underground ils 

CHILD PARCEL(S): 

60 022 03 0034 300; 

60 

Topography 

o 

022 03 0035 301 

Site 

Level 

Rolling 

Low 

High 

Landscaped 

Swamp 

wooded 

Pond 

waterfront 

Ravine 

wetland 

: 

Year 

Land 

Building 

Assessed 

Board 

of] 

Tribunal/ 

TaxabTe 

Flood Plain 

value 

value 

value 

Review 

Other 

value 

when 

what 

[2026 

15,800 

175,600 

195,400 

195, 400M 

186,248C 

2025 

14,500 

173,800 

188,300 

I81,35%¢ 

2024 

14,200 

T161,700 

175,900 

1759000 

175.9000 

2023 

12,600 

158,600 

170,600 

170, 600M 

168,630C

commercial/Industrial 

Building/Section 

1 of 

1 

parcel 

Number: 

60 022 

03 0034 300 

Printed 

on 

05/27/2026 

Desc. 

of BTdg/Section 

(35 

X 40) 

+ (40 X 45) 

Cost Estimates for Commercial/Industrial Building/Section: 

1 

Built 1988 

calculator Occupancy 

Medical 

- office Buildings 

Description 

of Occupancy: 

(35 

X 40) 

+ 

(40 X 45) 

class 

Construction 

* 

Costs are taken from the Medical 

- office Buildings cost schedules. 

Floor Area: 3,200 

Fa[iigh 

[FaJAbove Ave. 

[Tr]|Ave. 

[Fa] Low 

| <<<<< 

calculator Cost Computations 

>>> 

Gross Bldg Area: 3,200 

FE 

WF 

EITCUTator Cost Data 

FF 

EE 

Class: 

C 

Quality: Average 

A 

Stories Above Grd: 

1 

quality: Average 

Stories: 

1 

Story Height: 

10 

perimeter: 

240 

Average 

Sty 

Hght: 10 

- 

: 

: 

overall Building Height: 

10 

g 

Y 

Hg 

t: 

Heat#1: 

Package Heating & Cooling 

100 

Bsmnt wall Hght: 0 

Heat#2: 

package Heating & Cooling 

0% | Base Rate for Upper Floors 

= 190.58 

Ave. SqFt/Story: 3200 

. 

. 

Depr. Table 

T 2.5% 

Ave. 

Perimeter: 

240 

(10) Heating system: 

Package Heating 

& Coolin 

Cost/sqFt: 

28.98 

100% 

effective Age 

: 

25 

Has Elevators: False 

Adjusted Square 

Foot Cost 

Tor Upper Floors 

= 

219.56 

physical %Good 

: 

53 

rope! 

%Good 

: 100 

»4x Basement Info *** 

Total 

Floor Area: 

3,200 

Base Cost New of Upper Floors 

= 

702,592 

Economic %Good 

: 100 

Area: 

. 

Reproduction/Replacement Cost = 

702,592 

Perimeter: 

eff.Age:25 

 Phy.%Good/Abnr.Phy./Func./Ecen./Overall %Good: 

53 /100/100/100/53.0 

1988 ear BT 

Type: 

Total Depreciated Cost 

= 

372,374 

2008 Remodeled 

. 

Heat: Hot water, Radiant Floor 

<<<<< 

cen 

Segregated Cost Computations 

Tub 

; 

>>55> 

. 

Costs taken 

from Segregated 

Cost Section 

1: Apartments, 

Clubs, 

Hotels 

10 overall 

BTdg 

* Mezzanine Info 

* 

ne 

cost 

# or 

Height storys 

Base 

eg 

Area #1: 

Item Desciption 

col. 

Rate 

sqFt 

Adj. 

adj. 

cost 

Type #1: 

(39) miscellaneous Items 

Comments: 

Area #2+ 

Canopies 

& Marquees: 

OFFICE: 

35 

X 40 

= 1,400 

|, 

e #2. 

wood Frame 

2 

up 

48.95 

448 

1.000 

1.000 

21,930 

SF (1988) 

ADDTION: 

40 x 

|'YP® 

#4: 

45 

= 1,800 

sr (2008) 

Total 

Cost 

of Lump-Sum Items 

= 

21,930 

TOTAL BLDG: 

3,200 SF 

* sprinkler info 

* 

. 

Total Cost New = 

21,930 

(EA=1999) 

Area 

Architectural Multiplier: 

1.07 

. 

A 

Type: Average 

<<<<< Calculations too Jong. 

See valuation printout for complete pricing. »>>>> 

(1) 

Excavation/Site Prep: 

(7) 

Interior: 

(11) 

ETectric and Lighting: 

(39) Miscellaneous: 

448 

wood Frame 

(2) 

Foundation: 

[Footings 

(8) 

Plumbing? 

T [Poured Conc [Fa[Brick/Stone[Fa[BTock|Fal[many 

Fal [Average 

Fal[Few 

Outlets: 

Fixtures: 

Fal|Above Ave. 

[Fal 

[Typical 

Fal 

[None 

[Fa 

Few 

Fal|Few 

Total 

Fixtures 

Urinals 

Fa |Average 

Fal|Average 

(35 

Frame: 

3-piece Baths 

wash Bowls 

Fa 

{Many 

Fal{Many 

2-Piece Baths 

water Heaters 

Fa {unfinished 

Fal{unfinished 

Shower stalls 

wash Fountains 

|Fa Typical 

Fal|Typical 

Toilets 

water Softeners 

. 

Fa 

[Flex Conduit 

|Fal|lncandescent 

A05 

EXT 

walls 

(4) 

Floor Structure: 

Fa 

{Rigid Conduit 

[Fal|Fluorescent 

(40) 

exterior 

wall: 

Fa |armored Cable 

|Fal{Mercury 

[Thickness 

| 

~ 

[Bsmnt Insul. 

(9) SprinkTers: 

Fa {Non-Metalic 

Fal|Sodium vapor 

Fa 

|Bus Duct 

Fal Transformer 

(5) 

Floor Cover: 

(TOY 

FeaTTrg and Cos Ting: 

(13) 

Roof Structure: 

STope= 

Fleas 

|Fajcoal 

FaJHand Fired 

Foil 

|Fajstoker 

|Fa|Boiler 

(6) 

Ceiling: 

(14) 

Roof Cover: 

*** Information herein deemed reliable but not guaranteed***

Parcel 

Number: 

60 022 

03 0034 

300 

commercial/Industrial 

Building/Section 

1 of 

1 

Printed 

on 

05/27/2026 

25507 ECORSE 

105" 

GRASS 

GRASS 

OED 

45 

OFFICE 

ADDITION 

OFFICE: 1,400 SF (1988) 10° HT 

ES 

1400.0 sf 

zle 

1800.0 sf 

2 

| 

10 7 

10 wr 

ADDITION: 1,800 SF (2008) 10° HT 

TOTAL BLDG: 3,200 SF 

LAND: 0.29 AC 

ASPH PAVING: 4,700 SF 

120 

SIDEWALK: 180 SF 

CONC BLK WALL: 48 LF (4'HT) 

CONC BLK WALL: 7 LF (3'HT) 

WILKIE ST 

120" 

GRASS 

*** Information herein deemed reliable but not guaranteed***

PROOF OF SERVICE 

The undersigned, being first duly sworn, deposes and say that he, Stephen Prybylski, placed in the United 

States Mail, postage prepaid, a copy of the following, properly addressed: 

DATE: 

June 8, 2026 

DOCUMENT: 

Respondent’s Answer 

DOCKET # 

26-001513 

ADDRESSEE(S): 

Michigan Tax Tribunal 

P O Box 30232 

Lansing, MI 48909 

QLE Holdings LLC 

631 N. Franklin St 

Dearborn, MI 48128 

Mee 

\"[/ Stephen Prybylski

City of 

Office ¢ 

23555 Gouuaru nu. 

Taylor, MI 

48180 

Michigan Tax Tr

P.O. Box 302

_ Lansing

MI 4

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