24-0003414.pdf
Sandy McFiddish, LLC, Petitioner V City Of Ypsilanti, Respondent · 24-003414-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
RECEIVED MAY 05 2025 MICHIGAN TAX TRIBUNAL Docket Number: 24-003414 Parcel ID: 11-11-40-415-011 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 adjustment process is generally required to compensate for the differences between comparable data used by the assessor and the subject property being valued. Other factors, in addition to physical differences, which bear upon the value of property, include the time of sale, zoning, available financing and interest rates, terms circumstances of the sale and location. All the considerations that can affect property value must be factored in and adjusted for in the Sales Comparison Approach.
Page 2
2024 Value Determined by The Board of Review Value Type Estimated TCV $241,800 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 an improved multi-family structure originally constructed in 1870. The total building area is approximately 3,692 sq. ft., situated on a 0.20-acre lot (66° x 132°). The property features: » Public water/sewer « Standard utilities (gas, electric) e Asphalt shingle roof, vinyl! siding ¢ Assessor ECF indicates multi-family/apartment use at a factor of 1.435 Permit history roof replacement 1998. Approach to Value: Sales Comparison Approach Using recent arm’s-length 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 105 N. Hamilton 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. Transactional Adjustments: The three comparable properties were sale transactions considered to be arms-length market sales with ordinary buyer and seller motivations. A 5% adjustment was applied to the comparables as the subject property was part of a multiparcel sale.
Page 3
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:
[1 Square Footage:
»
Adjustments were made when the subject differed from a comparable by 100 square feet or more.
«Comparables
1
is larger than the subject and received a negative adjustment of $30 per square
foot over the difference.
«
Comparable 2 and 3 being smaller than the subject, received positive adjustments to reflect the
added value of the subject's greater living area.
|. Bathroom Count:
«
Comparables 1,2,3 lacked additional bath count beyond what is present in the subject property.
«A positive adjustment of $2,800 was applied for a full bath and $1,400 to account for a half bath.
[1
Air Conditioning:
«
Comparable 2 was the only property with central air conditioning, resulting in a negative
adjustment to reflect its superior utility compared to the subject.
[J Garage Presence:
«
Comparable 2 did not include garage space, while the subject does.
«Comparable 2 received a positive adjustment to align with the subject’s garage and associated
value impact.
{1 Time/Market Adjustment:
oA positive time adjustment was applied to all comparables to reflect a 10% annual appreciation in
market value from the sale date of each comparable to the valuation date of December 31, 2024.
This adjustment ensures that all comparable sale prices are brought to current market conditions.
[1 Condition Adjustment:
+»
None
These adjustments align each comparable more closely with the subject property, supporting a consistent
and well-supported indication of market value.Page 4
1" Catholic Church (&) (v1) W Cross St 2 ross = i [ $ zQ Zz River: | xT > ') a ) 3 & netst Q - - sg o Emmet St 3 2, [2] - fi z Washtenaw Ave Q Washtenaw Ave s g 2 h-) 3 & i © 1 2 z = Muha Meds Bellflower Q Biinied Ypsilanti Retail Store Zz t ou . 1 Dos Hermanos Market Q 2 Red Pin — Subject Property Green Pins — Comps 1,2,3 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 3 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): $120,900 e Taxable Value: $94,500 o True Cash Value (TCV): $241,800 This value conclusion reflects current market conditions, verified sale data, and sound adjustment
Page 5
Docket No. 24-003414 ITEM Subject Property Comparable 1 Comparable 2 Comparable 3 [Subject Address 105 N. Hamilton St. 310 N. Hamilton St 601 Emmet St. 126 N. Adams St. Site Characteristics Sale Price - $240,000 $300,000 $365,000 Date of Sale - Apr-22 $ 72,180 May-21 $122,579 Nov-23 $ 43,191 Price Per Sq. Ft. = 56.43 114.24 103.22 Property Rights Fee Simple Fee Simple - Fee Simple - Fee Simple Financing Cash / Conv. Cash / Conv. - Cash / Conv. - Cash / Conv. - Condition of Sale Multi Arm's Length Arm's Length $ (12,000) Arm's Length $ (15,000) Arm's Length $ (18,250) Market Conditions 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 1870 1894 - 1880 - 1820 - Condition Average Average - Average - Average - Living Area 3,692 4,253 $ (16,830) 2,626 $ 31,980 3,536 $ 4.680 Bath Count 7 Full Bath 5Full Bath/ I Half |$ 4,200 5 Full Bath $ 5,600 5 Full Bath $ 5,600 Basement Walkout NA N/A - NA - 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 Detached Garage Detached Garage - No Garage $ 5,500 Attached Garage - Fireplace NA N/A - N/A - NA - Remodel / Updates N/A N/A - N/A - N/A - Total adjustments $ 47,550 $143,159 $ 35221 Indicated Value 287,550 443,159] 400,221 Adjusted Price Per SF: $ 6761 $ 168.76 $ 113.18 Sales Data used 04/01/2021 - 12/31/2023 2024 Sales Study Period 04/01/2021 - 03/31/2023 Time adjustment 10% annual increase Multi parcel sale adjustment for subject 5% * Qualitative analysis no direct adjustment technique but considered at 5% for Multiparcel sale
Page 6
parcel Number:
1111-11-40-415-011
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.
KHAILANY,
ASAD S.-LAURA
A
[SANDY MCFIDDISH
LLC
455,000}
01/29/2021
[PTA
{19-MULTI
PARCEL ARM'S
LE
|
PROPERTY TRANSFER
100.0
KHATLANY,
LAURA TRUST
KHAILANY,
ASAD
$.- LAURA
0!
05/15/2019
PTA
14-INTO/QUT
OF TRUST
i
PROPERTY TRANSFER
0.0
KHAILANY ASAD
KHAILANY,
LAURA TRUST
0: 05/04/2016
WD
14~INTO/OUT
OF TRUST
|
PROPERTY TRANSFER
0.0
{MCCANN
COLE
os 02/16/1967
WD
12-FROM LENDING TRETTTOT
(1160-110
PROPERTY TRANSFER
6.0
{Property Address
Class:
COMMERCIAL-IMPROV Zoning:
oN
{*
{Building
Permit (s)
Date
Number
Status
105
N HAMILTON
ST
School:
YPSILANTI
SCHOOL DISTRICT
CAR PORT
10/12/1998
P-BLDG-98-0363
(CLOSED
P.R.E.
0%
Hist.Dist:
X
Owner's Name/Address
VAP ELECT
EIS
TRS
SANDY MCFIDDISH
LLC
206
N HURON
ST
YPSILANTI
MI
48197
2024
Est
TCV 241,723
TCV/TFA:
65.47
X {Inproved
{Vacant
Land Value Estimates
for Land Table 00027.27 UNIVERSITY VILLAGE APTS
Public
Improvements
Tax Description
Dirt
Road
Gravel Road
*OLD
$ID
-
11
11-010-297-00
YP CITY
1-W268
LD
COM AT
PT
ON
W LINE HAMILTON
ST
33
RDS
6
IN
N
OFW LINE MICHIGAN AVE,
TH
W
8
RDS,
TH
S$
4
RDS,
TH
E
8
RDS,
TH
N
4
RDS
TO BEG.
Comments/Influences
Paved Road
Storm Sewer
Sidewalk
Water
Sewer
Electric
(Gas
{Curb
Street Lights
Standard Utilities
Underground Utils.
Description
66 Actual
Front
Feet,
Frontage
66.00
132.00
1.0000
1.0714
0.20 Total Acres
* Factors
*
Depth
Rate
%Adj.
Reason
Depth
Front
767
AVERAGE
LOT
SIZE
IS
100
5
Total
Est.
Land Value
=
5
Value
4,235
4,235
Topography
of
Site
Level
{Rolling
‘Low
‘High
{Landscaped
| Swamp
[Wooded
| Pond
{Waterfront
|Ravine
IWwetland
{Flood Plain
Work Description
for
Permit
P-BLDG~98-~0363
REQUIREMENTS
TO INCLUDE
NEW
ICE GUARD,
VENTS,
ETC
Issued 10/12/1998:
RE-ROOF
PER CODED
Land
Value
Building
Value
Assessed
Value
Board of
Review
Tribunal/
Other
Taxable
Value
| Who
When
What
27,100
93,800
120,900
120,900M
94,500C
SAD 07/07/2009
INSPECTED
The Equalizer.
Copyright
(c)
13999
-
2009
Licensed
To:
City
of Ypsilanti,
County
of
Washtenaw,
Michigan
8s
8S
10/06/2003 INSPECTED
05/11/2005 ENTERED
29,500
!
124,200
153,700
153,700M
$0, 0007
90, 000C
29,100
124,100
153,200
145,000T
145,000s
29,100
119,900
149,000;
64,887C
***
Information herein deemed reliable
but
not guaranteed***Page 7
Parcel Number: 1111-11-40-415-011 Printed on 04/28/2025 *** Information herein deemed reliable but not guaranteed***
Page 8
Residential Building
1
of
1
Parcel Number:
1111-11-40-415-011
Printed
on
04/28/2025
Building Type
i
(3)
Roof
(cont.)
{11}
Heating/Cooling
{15)
Built-ins
(15)
Fireplaces
|
(16)
Porches/Decks |
(17)
Garage
¥
{Single
Family
'Eavestrough
X
Gas
|
0il
Elec.
| 4
Appliance Allow.
Interior
1
Story | Area Type
Year Built:
Mobile Home
‘Insulation
Wood;
Coal
{Steam
Cook
Top
3
Interior
2
Story
Car Capacity:
Pod
N
240{WCP
(1
Story)
R
Town Home
0/Front Overhang
vi
Pe
Yi
Dishwasher
2nd/Same
Stack
T40/WGER
(1
Story)
Class:
CD
Duplex
ther Overhang
Force
ir
w/o
Ducts
5
{Garbage Disposal
|
Two Sided
161 WGEP
(1
St
ot
Exterior:
Siding
{A-Frame
%
Forced Air
w/
Ducts
Bath Heater
Exterior
1
Story
16. cpp
tory)
‘prick Ven.:
0
=
{4)
Interior
Forced Hot Water
i
Vent
Fan
Exterior
2
Story
Stone Ven.:
0
X
Wood
Frame
Electric
Baseboard
Hot
Tub
Prefab
1
Story
Common Wall:
Detache
Drywall
Plaster
E
ec.
Cell.
poy lant
Unvented Hood
Prefab
2
Story
Foundation:
18
Inch
Building Style:
|Paneled
Wood T&G
Radiant
tin-t
oor)
5
Vented Hood
Heat Circulator
Finished
2:
5+ UNIT
Tri
(Electric
Wall
Heat
Intercom
Raised Hearth
Auto.
Doors:
0
rim
& Decoration
Space
Heater
Ir ETE TEemodeTed
Jacuzzi
Tub
Wood Stove
Mech.
Doors:
1
Tr
bud
[Remodeled
Tex
0rd
Min
Wall/Floor Furnace
Jacuzzi repl.Tub
Direct-Vented
Ga
Area:
204
1870
0
10
:
Ld
Forced Heat
& Cool
Oven
s Good:
0
Condition:
Good
Size
of
Closets
Heat
Pump
A
Microwave
class:
o a
Storage Area:
0
{XiLg
|
(Ord
|
(Small
{No Heating/Cooling
Standard Range
ec.
Age:
neem
Jo Conc.
Floor:
0
:
L
Lo
-
Central Air
Self Clean Range
Floor Area:
3,692
Room List
Doors
| X Solid;
H.C.
Wood
Furnace
Sauna
Total
Base
New
:
509,521
E.C.F.
[Bsmnt
Garage:
Toye
i) ETE
:
Trash Compactor
Total
Depr Cost:
130,654
X
1.435
i
imat
:
C.
ort
Are
1st Floor
i
(12) Electric
central Vacuum
| Estimated T.C.V: 187,488
Carpe
2nd Floor
Kitchen:
0jAmps Service
Security System
:
|
Other:
L
-
8 Bedrooms
Other
No./Qual.
of Fixtures
(1) Exterior
Ex.
|Z ord.
|
[Min
Wood/8hingle
(6) Ceilings
:
:
Sb,
coNoww
!
gt
9
No.
of Elec.
Qutlets
{Aluminum/Vinyl
y
2s8L
isl %
Brick
X
Many
|
Ave.
{Few
:
N
fas
!
350
X
Brick/Siding
;
(137
Plumbing
Insulation
|
7
7
-
Average
Fixture(s)
(2)
Windows
(7)
Excavation
7
|3 Fixture Bath
X
[Many
X Large
Basement:
1816
S.F.
2 Fixture Bath
Avg.
Avg.
Crawl:
0
S.F.
Softener,
Auto
Few
‘small
| Slab:
56
S.F.
Softener,
Manual
Height
to Joists:
0.0
{Solar Water Heat
wood sash
No Plumbing
vias Sasn
(8) Basement
[Extra Toilet
ny
as
;
{Extra
Sink
Double Hung
jConc.
Block
{Separate
Shower
Horiz.
Slide
‘Poured Conc.
Ceramic Tile
Floor
Casement
[Stone
eramic Tile Wains
|
Double
Glass
Treated Wood
eramic
Tub Alcove
‘Patio Doors
{Concrete
Floor
Vent
Fan
‘Storms
&
Screens
|
(9)
Basement
Finish
ASHPHALT
DR
:
(14)
Water/Sewer
-
ASHPHALT
DR
(3)
Roof
ecreation
SF
:
yo.
11
Public Water
X
Gable
Gambrel 1600
Living
SF
11
lpublic Sewer
Hip
Mansard
1
{Walkout Doors
(B}
Water well
Flat
Shed
jNo Floor
SF
11000 Gal septic
-
Walkout
Doors
(A)
12000
Gal
Septic
X Asphalt shingle
(10)
Floor Support
:
P
-
Lump
Sum Items:
1
TETIOR
Joists:
Chimney:
Brick
Unsupported Len:
-
Cntr
eH
Sketchby
Apen Sketch
*%*
Information herein deemed reliable
but
not guaranteed***Page 9
Parcel Number:
1111-11-40-185-005
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
|
‘&
Page
By
Trans.
310
N HAMILTON LLC
BISHOP PICKERING LLC
240,000
04/13/2022
[PTA
037ARM'S LENGTH
PROPERTY TRANSFER |
100.0
HALE,
BRENT-SUSAN TRUST
310
N HAMILTON LLC
G1
01/21/2016
WD
Z1-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
01
0572371995
[WD
T4ZINTO/OUT OF TRUST
DEED
6.0
Property Address
Class:
COMMERCIAL-IMPROV {Zoning:
Split
{Building
Permit (s)
Date
{Number
Status
310
N HAMILTON ST
School:
YPSILANTI SCHOOL DISTRICT
SHED
0571572004
'PMECH-04-0144
[CLOSED
P.R.E.
0%
Hist.Dist:
X
MASONRY
09/03/1598
|P-ELEC-98-0095
{CLOSED
Owner's Name/Address
VAD §7
K-2 9-2
(A)
SHED
06/15/1998
|P-MECH-98-0044
[CLOSED
BISHOP PICKERING LLC
3024 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
=
—
BITE Read
i
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.
Work Description
for
Permit PMECH-04-0144,
Issued 09/15/2004:
INSTALL
Storm Sewer
REPLACEMENT BOILER PER ALL CODE REQUIREMENTS.
Comments/Influences
sid
1k
|Sidewa
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-88-0044,
Issued 08/19/1998:
INSTALL NEW
Electric
| REPLACEMENT 75,000 BTU LENNOX FORCED WARM AIR FURNACE
& NEW DISTRIBUTION SYSTEM,
Gas
8/28/98 ADD GAS LINE TEST TO PERMIT
ur
Street
Lights
Standard Utilities
Underground Utils.
Topography
of
Site
Level
Rolling
Low
High
Landscaped
Swamp
Wooded
Pond
Waterfront
Ravine
Wetland
Flood Plain
Year
Value
Land
Building
Value
Assessed
Value
Board
of.
Tribunal/
Review
Other;
Taxable
Value
Who
When
What
2024
27,200;
161,300
188,500
188,500M
161,626C
The Equalizer.
Licensed
To:
City
of Ypsilanti,
Washtenaw,
Michigan
Copyright
(c)
1999
-
2009.
County
of
Ss
ss
SAD 07/07/2009
INSPECTED
10/06/2003
INSPECTED
05/11/2005 ENTERED
2023
26,400
135,000
161,400
161,400M
161, 400T
153, 930C
2022
34,800
121,700
146,600
146,6008
2021
24,900
117,600
142,500!
142,500M
142,5008
***
Information herein deemed reliable
but
not guaranteed***Page 10
Parcel Number: 1111-11-40-185-005 Printed on 04/28/2025 *** Information herein deemed reliable but not guaranteed***
Page 11
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
i
(15)
Built~ins
(15)
Fireplaces
(16)
Porches/Decks
|!
(17)
Garage
¥
Single
Family
{Eavestrough
X
[Gas
;
(011
|
Elec.
5
Appliance Allow.
iInterior
1
Story |Area Type
Year Built:
Mobile Home
‘Insulation
Wood
;
{Coal
‘Steam
Cook
Top
1
Interior
2
Story
Car Capacity:
4
Town Home
0 Front Overhan
A
—
Dishwasher
2nd/Same
Stack
239 WCE
(1
Story)
Class:
CD
©
9
Forced Air
w/o
Ducts
.
:
24WGEP
(2
Story)
i
:
cas
Duplex
0 Other Overhang
N
Garbage
Disposal
{Two
Sided
.
Exterior:
Siding
A-Frame
|
x
Forced Air w/
Ducts
Bath Heater
{Exterior
1 Story
2 WCE
(1 Story)
prick ven.:
0
herr essrreed
(4]
TNT@Y LOT
Forced Hot Water
Vent
Fan
{Exterior
2
Story
2 WGEP
(1
Story)
Stone Ven.:
0
X
[Wood
Frame
Electric Baseboard
Hot
Tub
‘prefab
1
Story
24 wee
(2
story)
Common
Wall:
Detache
{Drywall
{Plaster
Elec.
Ceil.
Radiant
Unvented Hood
{Prefab
2 Story
24 WCe
(1 Story)
lpgundation:
18
Inch
Building
Style:
(Paneled
{Wood
T&G
Radiant
(in-£loor)
Vented Hood
{Heat Circulator
Finished
?
5+ UNIT
Trim
© Todoration
Electric Wall Heat
Intercom
[Raised Hearth
Auto.
Doors:
0
T
pace
Heater
Jacuzzi
Tub
Wood Stove
Mech.
Doors:
0
Yr Built Remodeled
gry
Ord
Min
Wall/Floor Furnace
Jacuzzi repl.Tub
Direct-Vented
Ga
Area:
731
1894
0
{
;
Forced Heat
& Cool
i
PB
.
a.
Size
of Closets
Heat
Pum
Oven
Class:
CD
-5
%
Good:
0
Condition:
Good
H
np
.
Microwave
N
Storage
Area:
0
XiLg
ford
|
[small
No Heating/Cooling
Standard Range
Bfrec. hoe HP
No Conc.
Floor:
0
i
=;
I
¥
A.
2
4,
Room List
Doors
¥ Solid]
H.C.
central pr
Self Clean R&NGE | otal Base New : 499,605
E.C.F.
Femi Garage:
Basement
57
Floors
13
ETectiic
Trash Compactor
Total
Depr Cost:
224,015
¥
1.435 ere
1st
Floor
i
2
Central Vacuum
stimated T.C.V:
322,610
:
bc
2nd Floor
Kitchen:
0lAmps Service
Security System
|Root:
8 Bedrooms
Other:
:
:
-
i
.
Other:
No./Qual.
of
Fixtures
(1)
Exterior
TX Tord.
Min
Twood/Shingle
(6)
Ceilings
Fo
oF Elec, Outlets
To
WIRE MESH FESH ALL PERIMETERS
18.0
Aluminum/Vinyl
;
;
8
Brick
|
|
|X Many
|
Ave.
(Few
X Brick/Siding
:
|
(137
Plumbing
Insulation
L
.
Average Fixture(s)
.
|
o
{27 Windows
(7) Excavation
§
3 Fixture Bath
oft
GAR
ow
X Many
X
Large
Basement:
1796
S.F.
1
2 Fixture Bath
=
14.0"
CONC NV
~
| wep | WGEP
avg.
Crawl:
288
S.F.
Softener,
Auto
GAR
¢
se.
20.0'
Few
Slab:
0
S.F.
Softener,
Manual
5
1 BSMT
a
_
Food Sash
Height to Joists:
0.0
Solar Water Heat
=
hs
3
Metal
Sash
No
Plumbing
23.0'
:
(8)
Basement
Extra
Toilet
Vinyl Sash
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
a
Patio
Doors
{Concrete
Floor
Vent
Fan
I:
Storms
&
Screens
(9)
Basement
Finish
;
(14)
Water/Sewer
(5)
Roof
[Recreation
SE
Public Water
X
[Gable
Gambrel
Living
SF
Public Sewer
;
Hip
Mansard
‘Walkout Doors
(B) I~ {or '"Llyy
410
Flat
[Shed
© Floor
SE
1000 Gal Septic
SH
a
-
Walkout
Doors
(A)
A
~
X'iAsphalt Shingle
(10)
Floor Support
2000
Gal
septic
~~
©
1
-
Lump
Sum
Items:
FO
:
Joists:
Chimney:
Brick
Unsupported Len:
Cntr.Sup:
Skoichby FpexSharch
*x*
Information herein deemed reliable
but
not guaranteed***Page 12
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.
i
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
| PPLMG-17-0015
CLOSED
P.R.E.
0%
101-4-3710-461-02
(206)
ME
04/07/2015
|PMECH-15-0089
{CLOSED
Owner's Name/Address
WEP
§:
K-32 9-2
(A)
CAR PORT
09/14/1599
|P-BLDG-99-0516
|CLOSED
601 EMMET LLC
3024 Est ICV 326,165 TCV/TFA: 124.21
23
N WASHINGTON
:
.
YPSTLANTI
MI
48197
X [Improved
{Vacant
Land Value Estimates
for Land Table 00027.27 UNIVERSITY VILLAGE APTS
Public
*
Factors
*
AVERAGE
LOT
SIZE
IS
Improvements
Description
Frontage
Depth
Front
Depth
Rate
3%Ad).
Reason
Value
TIE
TTT
Dirt Road
50.16
116.50
1.0000
1.0065
767
100
38,723
ax
Description
Gravel Road
50 Actual
Front
Feet,
0.13
Total Acres
Total
Est.
Land Value
=
38,723
*GLD SID
-
11 11-115-506-00 YP CITY
Paved Road
—
:
PT
13W-42
LOT
6 EXCEPT
S
3
RDS,
BLK
5
DAVID
Storm Sewer
Work bescziption
for
Permit
PPLMG-17-0015,
Issued 01/23/2017:
EMERGENCY SEWER
F.
BALLENTINES
& RICHARD
E.
MORSE'S
Sidewalk
REPAIR
&
THO
(2)
REPLACEMENT
A.
O.
SMITH WATER HEATERS
i
ALLOTMENT
OF
THE WESTERN ADDITION.
601
x
Water
Work Description
for
Permit
PMECH-15-0089,
Issued 04/07/2015:
INSTALL
EMMET
%
lsewer
REPLACEMENT WATER HEATER
(UNKNOWN BRAND NAME
AND LOCATION)
Comments / Infiuencas
Electric
Work Description
for
Permit
P-BLDG-99-0516,
Issued 09/14/1999:
REROOF
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
L
{Flood Plain
Year
Land:
Building}
Assessed
Board
of]
Tribunal/
Taxable
;
value;
Value
Value
Review
Other
value
Who
When
What
2024
19,400
143,700
163,100
147,514C
3
:
x
SS
09/30/2003
INSPECTED
[2023
21,100
122,800
143,900,
140,490C
The Equalizer.
Copyright
(c)
199%
-
2009.
ss
07/19/2004 ENTERED
5
Licensed
To:
City
of Ypsilanti,
County
of
2022
20,800
113,000
133,800
133,8008
Washtenaw,
Michigan
H
2021
20,800
109,000
129,800
129,8008
***
Information herein deemed reliable
but
not guaranteed***Page 13
Parcel Number: 1111-11-40-181-006 Printed on 04/28/2025 *** Information herein deemed reliable but not guaranteed***
Page 14
Chimney:
Brick
Unsupported Len:
Cn
Sup:
Sketchby AooxSkotch
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
iX Single
Family
Eavestrough
X iGas
Oil
Elec.
| 4
Appliance Allow.
{Interior
1
Story
|Area!Type
Year Built:
i
Mobile
Home
Insulation
{Wood
Coal
Steam
Cook
Top
Interior
2
Story
Car Capacity:
ir
:
|
45WCP
(1
Story)
own Home
0iFront Overhang
-
Dishwasher
i2nd/Same
Stack
iClass:
Puplex
Forced Air w/o Ducts
;
i
:
45 WMCP
(1 Story)
|.
lor:
iDuplex
0{Other Overhang
F
& ai
7
Duct
5
[Garbage Disposal
Two
Sided
105 Wop
(1
story)
Exterior:
A-Frame
Forced Hor
ucts
Bath Heater
Exterior
1
Story
95iceP
(1
Store)
Brick Ven.:
RTT)
Fram
{4)
Interior
rece
.
°r
ares
a
Vent
Fan
Exterior
2
Story
YJ)
stone
Ven.:
:
©
ec
rie
ase
oar
Hot
Tub
Prefab
1
Story
Common Wall:
Drywall
Plaster
Ble
Ceil.
Radiant
Unvented Hood
{Prefab
2
Story
Foundation:
Building
Style:
Paneled
Wood T&G
iy
iant ot
oor)
Vented Hood
{Heat Circulator
Finished
?:
5+ UNIT
Trim
&
Decoration
s
eorrie
a
sat
Intercom
{Raised Hearth
Auto.
Doors:
Yr Eullt
TRemodsisd
pace
Heater
Jacuzzi
Tub
Wood Stove
Mech.
Doors:
u
eled
TX TEx
|
10rd
Wall/Floor Furnace
Jacuzzi repl.Tub
iDirect-Vented
Ga
Area:
1880
0
I
—
|
Forced Heat
&
Cool
-
o
.
re
Size
of Closets
Heat
Pum
Oven
iClass:
C
+10
%
Good:
Condition:
Good
Yo
H
mp
1
Microwave
Eff
h
age:
53
Storage Area:
X {Lg
{0rd
|
Small.
©
Heating/Cooling
Standard Range
Fl a
ge:
>
626
No Conc.
Floor:
-
-
fod
pT
{
Central Air
Self
Clean Range
oor
Area:
<,
—
Room List
Doors
| X {Solid
H.C.
p
Total Base New : 426,159
E.C.F.
psmnt Garage:
I
!
Wood Furnace
1Sauna
Total
Depr
Cost: 200,308
X
1.435
¢
Basement
(5)
Floors
+
{Trash Compactor
ota
epr
Cost:
2LY,
-
-
1st Floor
(12)
Electric
Central Vacuum
Estimated T.C.V:
287,442
Carport Area:
2nd Floor
Kitchen:
0/Amps Service
ISecurity System
Roof:
er:
j
.
5 Bedrooms
Other:
No./Qual.
of Fixtures
(1) Exterior
Fa
ora.
THEA
EE
:
.
.
.
Wood/Shingle
(6)
Ceilings
*
no
go
No.
of Elec.
Outl
z
‘Aluminum/Vinyl
i
ec.
Outlets
wer
| =
2
{Brick
Xx Many
i
Ave.
Few
o
X Brick/siding
(13)
Plumbing
26.0
ns uration
.
Average
Fixture(s)
B
(2)
Windows
(7)
Excavation
5
|3 Fixture Bath
2
|reswr
X
Many
X
Large
Basement:
1575
S.F.
2
Fixture Bath
Avg.
i
Avg.
Crawl:
0
S.F.
Softener,
Auto
Few
Small
Slab:
0
S.F.
:
Softener,
Manual
50
i
i
N
;
Solar Water Heat
Wood
Sash
Height
to
Joists:
0.0
No Plumbing
metal
Sash
(8)
Basement
Extra
Toilet
~
©
inyl
Sas
Extra Sink
H
13/4 BSMT
=
Double Hung
Conc.
Block
Separate
Shower
~
Horiz.
Slide
Poured Conc.
Ceramic Tile Floor |
3.0
Casement
Stone
Ceramic Tile
Wains
Double Glass
Treated Wood
Ceramic Tub Alcove
Patio Doors
Concrete Floor
Vent
Fan
Storms
&
Screens
{9)
Basement
Finish
=
(14)
Water/Sewer
2
(3)
Roof
Recreation
SF
PEIIC ates
=
X
(Gable
Gambrel;
Living
SE
public Sewer
Hip
Mansard
Walkout Doors
(B)
Water Well
290
Flat
Shed
No Floor
SE
1000 Gal Septic
5
Walkout
Doors
(A)
2000
1
N
21
1BsMT
¥
[Asphalt Shingle
10)
Floor Support
2
Gal
Septic
30
n
Lump
Sum Items:
8.0
Joists:
wep
***
Information herein deemed reliable
but
not guaranteed***Page 15
Parcel Number:
1111-11-40-483-002
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
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 RUDOLFH
C
;
1.
02/13/2002
wD
04-BUYERS
INTEREST
IN
A
OTHER
{100.0
{Property Address
Class:
COMMERCIAL-IMPROV {Zoning:
CN
(*
[Building
Permit (s)
Date
Number
Status
1126
N ADAMS
ST
School:
YPSILANTI
SCHOOL DISTRICT
101-4~3710-461-01
(118)
EL
10/03/2018
!PELEC-18-0202
[CLOSED
P.R.E.
0%
Hist.Dist:
X
101-4-3710-461~03
(164)
PL
09/25/2018
|PPLMG~18-0181
CLOSED
Owner's Name/Address
VAP Fi K-2 9-2
(B)
HOT WATER TANK
1271172006
|PPLMG-06-0149
| CLOSED
NOVAK VENTURES LLC
3024 Est TCV 310,454 TCV/TEA:
§0.34|CAR PORT
53/16/1655
|F-BLDG-95-~0085
[CLOSED
1041
EAST
FOREST AVE
"
"
YPSILANTI
MI
48198
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
—
BITE Road
80.00
90.00 1.0000 0.8257
736
100
48,619
Tax Description
lGravel
Road
80 Actual
Front
Feet,
0.17
Total Acres
Total
Est.
Land Value
=
48,619
*OLD SID
-
11 11-010-260-00 ¥P CITY
Ipaved Road
es
.
ss
-
1-W261
W
105
FT
OF
N 79.25
FT
OF A PARCEL
Storm Sewer
| Work Description
for Permit PELEC-18-0202,
Issued 10/03/2018:
WORK PERFORMED
BY
OF LAND LYING AT
THE
SE
COR ADAMS
AND
{Sidewalk
{
OTHERS
FOR EXISTING AND NEW BOXES
IN KITCHEN
WASHTENAW.
126
N ADAMS
|
Work Description
for
Permit PPLMG-18-0181,
Issued 09/25/2018:
CHECKED STACK
TO
-
(X
[Hater
MAKE SURE
IT WAS
UP
TO CODE
SC PERMIT COULD BE PULLED.
HUTZEL CK REPAIR TO STACK
Comments/Influences
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
(Gas
WATER HEATERS.
ALL WORK
TO MEET
ALL CODE REQUIREMENTS.
Curb
Work Description
for Permit P-BLDG-99~0085,
Issued 03/19/1999:
INSTALLED NEW
|Street Lights
STEEL DOOR WITH
6 PANELS,
PAINT DOOR
& TRIM TO MATCH WINDOW
-~ ALL WORK TO MEET
(Standard Utilities
HDC SPECS
& ALL CODE REQUIREMENTS
{Underground Utils.
Topography
of
Site
Level
{Rolling
{Low
High
‘Landscaped
| Swamp
{Wooded
{Pond
[Waterfront
[Ravine
|Wetland
pw
n
Flood Plain
Year
Land
Building
Assessed
Board
of!
Tribunal/
Taxable
|
Value
Value
Value
Review
Other
Value
Who
When
What
2024
24,300
135,400
159,700
15%,700s
SS
10/06/2003 INSPECTED
2023
23,600
113,300
136,900
90, 474C
The Equalizer.
Copyright
(c)
199%
-
2009.
E53
5
B)
>
Licensed To:
City
of Ypsilanti,
County
of
12022
22,300
102,900
125,200,
86,166C
Washtenaw,
Michigan
12021
22,300
99,500
121,800
83,414C
***
Information herein deemed reliable
but
not guaranteed***Page 16
Parcel Number: 1111-11-40-483-002 Printed on 04/28/2025 *** Information herein deemed reliable but not guaranteed***
Page 17
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
(011
Elec.
4
Appliance Allow.
Interior
1
Story |Area Type
Year Built:
Mobile
Home
|Insulation
Wood
{Coal
iSteam
Cook
Top
1
iInterior
2
Story
SEETWCE
(1
SEory)
Car Capacity:
1.5
Town Home
0{Front Overhang
Fores TT yer
Dishwasher
2nd/Same Stack
75[WCP
(1 Story)
Class:
CD
Duplex
0i0ther Overhang
N
5
{Garbage Disposal
Two Sided
23817
4 Wood
Exterior:
Block
A-Frame
x
Forced Br
wr Ducts
Bath Heater
{Exterior
1
Story
Teate
oo
Brick Ven.:
0
1)
In
i
.
hy
Vent
Fan
{Exterior
2
Stor
Stone Ven.:
0
¥
Wood
Frame
‘
!
certor
iBlectric Baseboard
Hot
Tub
iPrefab
1
Story
y
Common Wall:
1 Wall
{Drywall
!
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
2:
5+ UNIT
Form
5
Decoration
|
Electric Wall Heat
Intercom
Raised Hearth
;
Auto.
Doors:
0
_
Space Heater
Jacuzzi Tub
Wood Stove
Mech.
Doors:
0
Yr Built [Remodeled Fy ii
"1
75:
Tin
Wall/Floor Furnace
Jacuzzi repl.Tub
Direct-Vented Ga
Area:
238
1820
Hl
il
i
Forced Heat
& Cool
oven
2
Good:
0
Condition:
Good
Size
of Closets
Heat
Pump
.
Microwave
Class:
CD
—-5
Storage Area:
0
XlLg
{|
Ord
{Small
No Heating/Cooling
;Standard Range
Effec.
Age:
37
No Conc.
Floor:
0
-
ee
ord
Central Air
Self Clean Range
|[+00F Area:
3,538
Room List
Doors X iSolid|
H.C.
Wood Furnace
Sauna
Total
Base
New
:
poids
[a
Bsmnt
Garage:
Snr
Total
Depr
Cost:
188,735
X
1.4
Basement
|
(5) Floors
{127 Electric
Trash COMPACTOT
Estimated T.C.V: 270,835
Carport Area:
2nd Floor
Kitchen:
0/Amps Service
Security System
Roof:
5|Bedroons
Other:
To Gua.
oF Fi
mrs.
Othe:
:
N
xtures
i
erior
Ex.
|x ord.
|
[Min
Wood/Shingle
(6)
Ceilings
To.
oF
Elec.
SetIets
17.0"
Aluminum/Vinyl
,
;
=
Brick
X {Many
Ave.
Few
GR
X Brick/Siding
|
(137
Plumbing
WPP
Insulation
i
-
-
hi
SO
—
|Average
Fixture (s)
n
(2) Windows
(7) Excavation
5
3 Fixture Bath
ue
X
Many
X
Large
Basement:
1768
S.F.
‘2 Fixture Bath
Avg.
(Avg.
Crawl:
0
S.F.
(Softener,
Auto
Few
‘Small
Slab:
0
S.F.
|Softener, Manual
i
i
:
{Solar Water Heat
Wood
§ash
Height
to
Joists:
0.0
No Plumbing
Metal Sash
8]
Basement
[Extra Toilet
Vinyl
Sash
{Extra
Sink
Double
Hung
Conc.
Block
Separate
Shower
2BsyT
5
Horiz.
Slide
Poured
Conc.
lceramic
Tile
Floor
w
Casement
Stone
Ceramic Tile Wains
Double Glass
Treated Wood
ceramic Tub Alcove
Patio
Doors
Concrete
Floor
Vent
Fan
Storms
&
Screens
{2)
Basement
Finish
s
(14)
Water/Sewer
|
(3)
Roof
[Recreation
SF
TRE TC Water
[x
(Gable
|
|Gambrel
Living
SE
11
lpublic Sewer
|
IHip
Mansard
‘Walkout Doors
(B)
Water Well
Flat
|
Shed
Io Floor
a
11000 Gal Septic
.
[¥ Asphalt Shingle
IO)
Floor Suppoct
[2000 Gal Septic
ser
-
Lump
Sum Items:
Chimney: Brick
Joists:
?
-
Unsupported Len:
Cntxy.Sup:
Sketehby
Apex Sketch
***
Tpformation herein deemed reliable
but
not guaranteed***Page 18
RECEIVED MAY 05 2025 STATE OF MICHIGAN MICHIGA MICHIGAN TAX TRIBUNAL N TAX TRIBUNAL SMALL CLAIMS DIVISION MOAHR DOCKET NO. 24-003414 Sandy Mcfiddish 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. (Vr — Courtney Borden, MAACO City of Ypsilanti, Assessing Department 1 South Huron Street, Ypsilanti, M1 48197
Page 19
Courtney Borden, MAAO City of Ypsilanti 1 South Huron St Ypsilanti, MI 48197 © L nibigerd