Bobenal Investments Inc.pdf
Bobenal Investments, Inc., Petitioner Vs. City Of Alma, Respondent · 25-002347-TT
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RECEIVED MAY 1 4 2025 MICH] GAN TAX TRIBUNAL STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Bobenal Investments, Inc. g MICHIGAN TAX TRIBUNAL Petitioner(s) \ MTT Docket No. City of Alma , Respondent(s) ENTIRE TRIBUNAL PROPERTY TAX PETITION 1. Property Parcel No: 51-274-831-07 (If more than one parcel is at issue, attach a completed Multiple Parcel Petition Form addressing all other parcels at issue.) 2. The property identified above is _X real ___ personal. 3. If more than one parcel of real property is under appeal, are the properties contiguous? ___ Yes ___ No. (If no, separate Petitions are required for each non- contiguous parcel.) 4. Are all of the parcels of personal property located on a parcel of real property under appeal? Yes ___ No. (If no, separate Petitions are required for each parcel of personal property not located on a parcel of real property under appeal.) 5. If parcels of personal property are under appeal, when were the personal property statements filed by parcel number (attach additional page if necessary): 6. The property identified above is classified as commercial
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MTT Docket No. Page 2 of 4 8. 10. 11. 12. 13. if a protest was required and no protest was made, list the separate and specific facts upon which Petitioner relies to invoke the Tribunal's authority over the assessment or assessments at issue (attach additional page if necessary): N/A If the appeal was not submitted by the deadline for the filing of an appeal for the classification or classifications of the properties at issue (i.e., May 31 or July 31 of the tax year involved), list the separate.and.specific.facts upon which Petitioner relies to invoke the Tribunal’s authority over the assessment or assessments at issue (attach additional page if necessary): N/A The property or properties at issue are located in GRATIOT County. The property or properties’ address is: 1680 Wright Ave., Alma, MI The assessment or assessments at issue were established by the (applicable local governmental unit): City of Alma Petitioner's legal residence or principal office address is: 784 W. Lake Lansing Rd. East Lansing, MI 48823 This appeal involves issues relating to the (check all that are applicable): X the property or properties’ true cash and taxable values the property or properties’ taxable value only If the property or properties’ taxable value is at issue, is there'a dispute as to the value of an addition or loss? ___ Yes __No
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MTT Docket No. Page 3 of 4 15. If more than the current tax year is being appealed, list the separate and specific facts upon which Petitioner relies to invoke the Tribunal's authority over the prior tax vear or years (attach additional page if necessary): 16. The values for the property identified above as established by Respondent's Board of Review are: Tax Year True Cash Value Assessed Value Taxable Value 2025 $1,325,000.00 $662,500 $592,260 17. Petitioner contends that the values for the property identified above are: Tax Year True Cash Value State Equalized Value Taxable Value 2025 $875,000 $437,500 $437,500 18. The values in dispute for the property identified above are: Tax Year True Cash Value State Equalized Value Taxable Value 2025 $450,200 $225,100 $155,120 19. Petitioner requests the following relief (attach additional page if necessary): See attached
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MTT Docket No. Page 4 of 4 Signature of Petitioner's orized Rensseta five or, if none, Petitioner: yf) Ful, 5 ze JH - Pr i Printed Name of Peifiéner’s Authorized Representative or, if none, Petitioner: Jerome L. Fine, Secretary Email Address: jlifine@thebobenalgroup.com Mailing Address: 784 W. Lake Lansing Rd. East Lansing, MI 48823 Telephone Number: Business: 517 351-7543 Mobile: 517 256-0254 Date: May 5, 2025
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Prior to the current Assessment, the Assessed Value for the parcels was $402,700 which would have put the TCV of property at $805,400. The Taxable Value was $243,958. As noted, the property was not uncapped. As of December 31, 2024, the subject property did not have any electrical service, no gas line and no water and sewer to service the property. Prior to the sale to the Church and the division of the parcel the current parcels were serviced by electric, gas and water and sewer. As of December 31, 2024 the parcel which is the subject to this Petition was essentially a shell building and as such had minimal value. lt was vacant and not under lease. Bobenal was able to secure a tenant for a portion of the parcel to Harbor Freight, which, parenthetically is a positive to the Alma Community bringing a national tenant together with a personal tax base for their fixtures and equipment, water and sewer fees as well as additional employment and tax base. In order to place Harbor Freight into tenancy, the following was required to be performed the majority of which constitute necessary replacement services Construct two dividing walls to create the demised square footage for Harbor Freight (they did not take the remainder of the building) Installation of new Electric Service for the building and connection of the new service to minimum lighting and HVAC Units Installation of a new Gas Service for the HVAC units and any fixtures or equipment that a tenant might wish to hook into a gas line Installation of a new water line and sanitary sewer which included excavation, breaking of floors, installation of pipe and installing new concrete to facilitate rest rooms for a new tenant Install a new roof on the building. The then current roof had reached its useful life and required replacement Removal and remediation of asbestos in the building including Vinyl Asbestos Tile and Mastic. Modification of the Fire Suppression System
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Bobenal performed all of this work the result of which put the building into essentially a White Box condition. Harbor Freight performed the remainder of the work necessary for the store. Again, in conclusion, the money put into the parcel was replacement of necessary services and did not substantially increase the overall value of the property. We recognize that there is a component of these costs that enhanced the ability to lease the property to other third parties and therefore our petition to the Board of Review is to revise the Assessment and Taxable Value to $437,500 which would put the TCV at $875,000 which is in keeping with the 2024 Assessed Value of $805,400 with the additional increase representing the Value Added. In further support of our Petition we would point out to the Board that there remains a substantial portion of the parcel that remains unfinished and unteased. In any analysis there would be a substantial vacancy factor. Thank you for your attention to this matter. Jerome L. Fine, on behalf of Bobenal Investments, inc. Attached are copies of the scope of work performed at 1680 together with some of the costs set forth. In addition, we were required to do the asbestos remediation and testing.
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R.I.C.H. Development 8465 S. Airport Road DeWitt, MI 48820 Bill To Bobenal Investments, Inc. 784 W. Lake Lansing Road East Lansing, MI 48823 Invoice Date Invoice # 1/11/2025 2020-182 Description Amount INVOICE FOR REMAINING LANDLORD SCOPES OF WORK FOR (HFT) WHITE BOX (1680 WRIGHT AVE IN ALMA MICHIGAN) FIRE SUPPRESSION -provide design, engineered drawings and permit -rewotk wet fire sprinkler system -separate the fire suppression systems so they are independent from one another install new 6" main line with all new branch lines and heads PLUMBING AND WATER LINE WITH BACKFLOW PREVENTER provide backflow preventer and install city supplied water meter -provide 3rd party testing and inspections provide final plumbing inspections for the water department 50,584.60 3,750.00
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R.LC.H. Development P ro posal 8465 S. Airport Road DeWitt, MI 48820 Date Proposal # 8/8/2024 2024 181 Name / Address Bobenal Investments, Inc. 784 W. Lake Lansing Road East Lansing, M1 48823 Project HFT Landlord Work Description Qty Rate Total PROPOSAL FOR LANDLORD SCOPE OF WORK IN RELATION TO EXHIBIT "C" FOR PROJECT LOCATED AT 1680 WRIGHT AVE IN ALMA MICHIGAN PRE-CONSTRUCTION 0.00 0.00 -verify gas meter size with consumers to allow for 7" W.C pressure required by HET -apply for utility connection permit for 1 1/2" water connection -apply for utility connection permit for 4" sanitary sewer connection -apply for street opening permit **FEES TO BE DETERMINED** DEMOLITION 1 52,500.00 52,500.00 -remove and dispose of all existing shelving, racks, fixed and freestanding sales fixtures -remove and dispose of (5) roof top units -remove and dispose of all ceiling grid and components -remove areas of interior walls for demising wall framing -remove all trades above ceiling area that will land within demising wall *crane work and waste dumpsters included* ASBESTOS ABATEMENT 1 45,500.00 45,500.00 -remove and dispose of all asbestos containing material throughout the future (HET) space
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R.LC.H. Development P ropos a | 8465 S. Airport Road DeWitt, MI 48820 Date Proposal # 8/8/2024 2024 181 Name / Address Bobenal Investments, Inc, 784 W. Lake Lansing Road East Lansing, MI 48823 Project HFT Landlord Work Description Qty Rate Total ROOF CONSTRUCTION (BUILD TO 20 YEAR FULL SYSTEMS 1 121,125.00 121,125.00 WARRANTY) -provide and install metal decking and roof insulation to height of existing roof system where (5) roof top units were removed -provide and mechanically attach 1" polyisoboard to entire roof deck -provide and install GRAY 60 MIL TPO -provide and install 6" roof drain sets and tie into new roof system -provide and install flashings to all roof penetrations -~hot-air weld all seams and make water tight provide and install new 6" edge metal on all parapet walls *this includes installing roof insulation and roof membrane over the existing shingle slope roof* DEMISING PARTITIONS **220 lineal feet 1 54,250.00 54,250.00 -provide and install metal framing from floor to roof deck using top deflection track -provide and install sound batts in wall cavity from floor to ceiling provide and install (1) layer 5/8" drywall on both sides -all gypsum board shall be taped, mudded and sanded , ready for paint -both sides of wall will be firecaulked to meet local code TELEPHONE 0.00 0.00 -provide 1 1/2" conduit from demarcation area to approved location by tenant
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R.I.C.H. Development 8465 S. Airport Road DeWitt, MI 48820 Name / Address Bobenal Investments, Inc, 784 W. Lake Lansing Road East Lansing, MI 48823 Proposal Date Proposal # 8/8/2024 2024 181 Project HFT Landlord Work Description Qty Rate Total ELECTRICAL SERVICE **disconnect (1) existing service and establsih (2) electrical services (SUITE B) -disconnect power from existing RTU's over future HFT space "Suite B" -diconnect power to future HFT space -install 400 amp disconnect and meter socket for future HFT space use -install conduit from disconnect switch to HFT approved location for electrical service (SUITE A) ~disconnect power from "Suite A” -install 400 amp disconnect and meter socket -install conduit from disconnect switch into “Suite A” install power to lights -install power to existing RTU's **complete with state approved inspections** INTERIOR PLUMBING WORK -sawcut and remove existing interior concrete slab provide and install 4" sanitary line to (HFT) location -provide and install backflow preventor with water meter **complete with state approved inspections** SITEWORK / TAP INTO CITY SEWER AND WATER -provide exterior and interior concrete removal -provide and install new 1 1/2" water line stubbed into premises to approved tenant location -provide and install tenant dedicated sanitary sewer line stubbed 42,500.00 9,350.00 39,750.00 42,500.00 9,350.00 39,750.00
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R.LC.H. Development P ro posal 8465 S. Airport Road DeWitt, M1 48820 Date Proposal # 8/8/2024 2024 181 Name / Address Bobenal Investments, Inc. 784 W. Lake Lansing Road East Lansing, MI 48823 Project HFT Landlord Work Description Qty Rate Total CONCRETE WORK 1 8,100.00 8,100.00 -replace exterior concrete at sidewalk, curb and parking area -replace exterior truck dock concrete -replace interior concrete at water stub out and sanitary line run VACANT SUITE (SUITE A) MASONRY WALL CUT 1 2,750.00 2,750.00 vertical wall cut of masonry wall to provide an opening into the space -remove and dispose of masonry wall to provide an 8' x 8' door opening GAS SERVICE 1 0.00 provide NEW 3" gas service at 7" W.C pressure FIRE PROTECTION 1 6,200.00 6,200.00 fire suppression removal and work so far, remainder of contract to be between Bobenal and Summit Fire FIRE ALARM SYSTEM 0.00 0.00 **HFT TO HAVE INTERNAL ALARM** SITE 0.00 0.00 -parking areas to be reviewed and approved by HFT PAPER BALER MACHINERY REMOVAL 1 2,625.00 2,625.00 ~disconnect power -remove hydraulic fluids and pump from unit ~breakdown unit fo fit through overhead door
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The Bobenal Group 784 W. Lake Lansing Rd. East Lansing, MI 48823 Mi