R's VD_Groesbeck_FINAL.pdf
Geosebeck Holdings Limited Partnership, Petitioner Vs. Township Of Clinton, Respondent · 25-002212-TT
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September 8, 2026 Michigan Tax Tribunal P.O. Box 30232 Lansing, MI 48909 Re: Groesbeck Holdings Limited Partnership v Clinton Charter Township MTT Docket No. 25-002212 To whom it may concern: The following is a valuation disclosure for parcel no. 16-11-33-126-006 presenting the true cash value of the fee simple interest in said parcel as of December 31, 2024. It is my opinion that the true cash value of the fee simple interest as of the relevant tax date is as follows: Parcel Number Tax Year True Cash Value 16-11-33-126-006 2025 $3,419,000 _/s/ Alicia Bernabei_________ Alicia Bernabei MMAO, MCPPE Clinton Charter Township Page 1 of 7
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Printed on 08/26/2025 Parcel Number: 16-11-33-126-006 Jurisdiction: CHARTER TOWNSHIP OF CLINTO County: Macomb Grantor Grantee Sale Price Sale Date Inst. Type Terms of Sale Liber & Page Verified By Prcnt. Trans. GROESBECK - FIFTEEN LLC GROESBECK HOLDINGS LTD PA 10 11/23/2009 WD 16-LC PAYOFF 20066/923 DEED GROESBECK FIFTEEN LLC GROESBECK HOLDINGS LP 4,400,000 02/16/2006 PTA 20-MULTI PARCEL SALE REF PROPERTY TRANSFER 100.00 Property Address 34800 GROESBECK HWY Owner's Name/Address GROESBECK HOLDINGS LTD PARTNERSHIP VACANT BLDG 34800 GROESBECK CLINTON TOWNSHIP, MI 48035 Taxpayer's Name/Address GROESBECK HOLDINGS LTD PARTNERSHIP DAVID M TISDALE & CO 5657 W MAPLE RD STE A WEST BLOOMFIELD, MI 48322-3706 Tax Description *BALANCE OF LEGAL ON FILE 50-11-33-126-006 D463B5B2, B5C2 B5D3A & B5D3C & 464B2C1 76S T2N R13E SEC 33 COMM AT N 1/4 POST SEC 33; TH N 89 DEG 40' 40" W 660.70 FT; TH S 0 DEG 39' W 470.38 FT TO POBEG; TH S 0 DEG 39' W 505.54 FT; TH N 89 DEG 20' W 184.17 FT; TH S 31 DEG 20' 22" W 574.93 FT; TH N 58 DEG 39' 30" W 499.11 FT; TH N 31 DEG 20' 22" E 880.0 FT; TH S 87 DEG 53' 46" E 457.81 FT TO POB. CONTAINS 12.084 AC. Comments/Influences Class: COMMERCIAL-IMPROV Zoning: B-3 Building Permit(s) Date Number Status School: FRASER PUBLIC SCHOOLS SCREEN WALL 05/10/2022 P22B0495 ISSUED P.R.E. 0% ELECTRICAL 01/24/2022 P22E0046 ISSUED MAP #: 011-033-017-00 MECHANICAL 11/08/2018 P18M1695 FINALED 2025 Est TCV 3,418,986 TCV/TFA: 30.00 ELECTRICAL 10/17/2018 P18E0715 ISSUED X Improved Vacant Public Improvements Dirt Road Gravel Road Paved Road Storm Sewer Sidewalk Water Sewer Electric Gas Curb Street Lights Standard Utilities Underground Utils. Topography of Site Level Rolling Low High Landscaped Swamp Wooded Pond Waterfront Ravine Wetland Flood Plain Who When What Land Value Estimates for Land Table COM4.COM4-S GRATIOT/S GROESBECK * Factors * Description Frontage Depth Front Depth Rate %Adj. Reason Value COM4-S GRATIOT/S GRO SITE 524,811 SqFt 5.15000 85 SIZE(-15%) 12+ / 12.05 Total Acres Total Est. Land Value = 2,297,360 Year Land Value Building Value Assessed Value Board of Review Tribunal/ Other Taxable Value 2025 1,148,700 560,800 1,709,500 1,172,647C 2024 1,148,700 498,600 1,647,300 1,137,388C 2023 1,115,200 404,000 1,519,200 1,083,227C 2022 1,026,000 446,700 1,472,700 1,031,645C Page 2 of 7
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Commercial/Industrial Building/Section 1 of 1 Parcel Number: 16-11-33-126-006 Printed on 08/26/2025 Desc. of Bldg/Section K-MART Calculator Occupancy Stores - Discount Class: C Floor Area: 113,950 Gross Bldg Area: 113,950 Stories Above Grd: 1 Average Sty Hght: 20 Bsmnt Wall Hght: 0 Depr. Table : 3% Effective Age : 42 Physical %Good : 35 Func. %Good : 100 Economic %Good : 30 1970 Year Built 0 Remodeled 20 Overall Bldg Height Comments: Construction Cost Fa High Fa Above Ave. Fa Ave. Tr Low ** ** Calculator Cost Data ** ** Quality: Average Heat#1: Package Heating & Cooling 96% Heat#2: Space Heaters, Radiant 4% Ave. SqFt/Story: 113950 Ave. Perimeter: 1518 Has Elevators: False *** Basement Info *** Area: Perimeter: Type: Utility Heat: No Heating or Cooling * Mezzanine Info * Area #1: Type #1: Open Area #2: Type #2: Office * Sprinkler Info * Area: 113950 Type: Average Cost Estimates for Commercial/Industrial Building/Section: 1 Built 1970 Description of Occupancy: K-MART Costs are taken from the Stores - Discount cost schedules. <<<<< Calculator Cost Computations >>>>> Class: C Quality: Average Stories: 1 Story Height: 20 Perimeter: 1518 Overall Building Height: 20 Base Rate for Upper Floors = 81.27 (10) Heating system: Package Heating & Cooling Cost/SqFt: 17.95 96% (10) Heating system: Space Heaters, Radiant Cost/SqFt: 5.15 4% Combined Heating System adjustment: 17.438 100% Adjusted Square Foot Cost for Upper Floors = 98.708 Total Floor Area: 113,950 Base Cost New of Upper Floors = 11,247,777 113950 Sq.Ft. of Sprinklers @ 3.71, Cost New = 422755 Reproduction/Replacement Cost = 11,670,532 Eff.Age:42 Phy.%Good/Abnr.Phy./Func./Econ./Overall %Good: 35 /100/100/30 /10.5 Total Depreciated Cost = 1,225,406 <<<<< Segregated Cost Computations >>>>> Costs taken from Segregated Cost Section 3: Stores & Commercials Cost # or Height Storys Base Item Desciption Col. Rate SqFt Adj. Adj. Cost (39) Miscellaneous Items Canopies & Marquees: Steel Frame 1 Up 43.92 2863 1.000 1.000 125,743 <<<<< Calculations too long. See Valuation printout for complete pricing. >>>>> (1) Excavation/Site Prep: (2) Foundation: Footings T Poured Conc Fa Brick/Stone Fa Block (3) Frame: (4) Floor Structure: (5) Floor Cover: (6) Ceiling: (7) Interior: (8) Plumbing: Fal Many Fal Average Fal Few Fal Above Ave. Fal Typical Fal None Total Fixtures Urinals 3-Piece Baths Wash Bowls 2-Piece Baths Water Heaters Shower Stalls Wash Fountains Toilets Water Softeners (9) Sprinklers: (10) Heating and Cooling: T Gas Fa Coal Fa Hand Fired F Oil Fa Stoker Fa Boiler (11) Electric and Lighting: Outlets: Fixtures: Tr Few Tru Few Fa Average Fal Average Fa Many Fal Many Fa Unfinished Fal Unfinished Fa Typical Fal Typical Fa Flex Conduit Fal Incandescent Fa Rigid Conduit Fal Fluorescent Fa Armored Cable Fal Mercury Fa Non-Metalic Fal Sodium Vapor Fa Bus Duct Fal Transformer (13) Roof Structure: Slope= (14) Roof Cover: (39) Miscellaneous: 2863 Steel Frame (40) Exterior Wall: Thickness Bsmnt Insul. *** Information herein deemed reliable but not guaranteed*** Page 3 of 7
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Valuation Report AssessmentRoll Roll: CLINTON TWP 2025 08/26/2025 03:14 PM 16-11-33-126-006 2025 Est. T.C.V. GROESBECK HOLDINGS LTD PARTNERSHIP Property Class: 201 34800 GROESBECK HWY Map #: 011-033-017-00 CHARTER TOWNSHIP OF CLINTON CLINTON TOWNSHIP, MI 48035 Land Value Estimates for Land Table COM4.COM4-S GRATIOT/S GROESBECK * Factors * Description Frontage Depth Front Depth Rate %Adj. Reason Value COM4-S GRATIOT/S GRO SITE 524,811 SqFt 5.15000 85 SIZE(-15%) 12+ / 20 AC 2,297,360 12.05 Total Acres Total Est. Land Value = 2,297,360 Cost Estimates for Commercial/Industrial Building/Section: 1 Built 1970 Description of Occupancy: K-MART Costs are taken from the Stores - Discount cost schedules. <<<<< Calculator Cost Computations >>>>> Class: C Quality: Average Stories: 1 Story Height: 20 Perimeter: 1518 Overall Building Height: 20 Base Rate for Upper Floors = 81.27 (10) Heating system: Package Heating & Cooling Cost/SqFt: 17.95 96% (10) Heating system: Space Heaters, Radiant Cost/SqFt: 5.15 4% Combined Heating System adjustment: 17.438 100% Adjusted Square Foot Cost for Upper Floors = 98.708 Total Floor Area: 113,950 Base Cost New of Upper Floors = 11,247,777 113950 Sq.Ft. of Sprinklers @ 3.71, Cost New = 422755 Reproduction/Replacement Cost = 11,670,532 Eff.Age:42 Phy.%Good/Abnr.Phy./Func./Econ./Overall %Good: 35 /100/100/30 /10.5 Total Depreciated Cost = 1,225,406 <<<<< Segregated Cost Computations >>>>> Costs taken from Segregated Cost Section 3: Stores & Commercials Cost # or Height Storys Base Item Desciption Col. Rate SqFt Adj. Adj. Cost (39) Miscellaneous Items Canopies & Marquees: Steel Frame 1 Up 43.92 2863 1.000 1.000 125,743 Total Cost of Lump-Sum Items = 125,743 Total Cost New = 125,743 Architectural Multiplier: 1.00 Reproduction/Replacement Cost = 125743 Eff.Age:42 Phy.%Good/Abnr.Phy./Func./Econ./Overall %Good: 35 /100/100/30 /10.5 Total Depreciated Cost = 13,203 Unit in Place Items Rate Quantity Cnty Arch %Good Depr.Cost /CI15/SHID/DOCLHRSPL 9200.00 1.0 1.59 1 11 1,463 /CI16/SUBDC/RESSI/STRI/PAVCSFL 3.19 11227.0 1.59 1 11 5,694 /CI16/SUBDC/RESSI/STRI/PAVACSL 2.00 328714.0 1.59 1 11 104,235 /CI16/YARI/PAV/CONC46L 11.75 569.0 1.59 1 11 1,063 /CI16/YARI/PAV/CONSL 4.73 8446.0 1.59 1 11 6,350 /CI16/YARI/OUTL/1LOW/POLS 58.00 455.0 1.59 1 11 4,196 /CI16/YARI/OUTL/1LOW/FLO1 885.00 40.0 1.59 1 11 5,629 /CIMS/DOC/LOAWA 14.33 770.0 1.59 1 11 1,754 /CI16/YARI/MASW/8L 10.70 2273.0 1.59 1 11 3,866 ECF (2GEN2 - GENERAL 2) 0.817 => TCV of Bldg: 1 = 1,121,626 Replacement Cost/Floor Area= 102.42 Est. TCV/Floor Area= 9.84 2025 Est. T.C.V. 16-11-33-126-006 = 3,418,986 Est. TCV/Total Floor Area = 30.00 2024 Assessed MBOR S.E.V. Base for Cap C.P.I. Page 4 of 7
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Valuation Report AssessmentRoll Roll: CLINTON TWP 2025 08/26/2025 03:14 PM 1,647,300 1,647,300 1,647,300 1,137,388 3.10 2025 New Eq. Adjustment Loss Additions Tax Adjustment Losses 0 62,200 0 0 35259 0 2025 Assessed MBOR S.E.V. Capped ->Taxable<- PRE/MBT 1,709,500 1,709,500 1,709,500 1,172,647 1,172,647 0 Page 5 of 7
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Parcel Number Street Address Sale Date Land Size (Ac) Land Size (SF) Sale Price (SP) SP/SF LAND TABLE: COM1-HALL RD 09-14-27-279-038 24621 Jefferson St Clair Shores 3/9/2022 0.84 36,547 $365,000 $9.99 09-14-27-279-038 24621 Jefferson St Clair Shores 3/9/2022 0.81 35,284 $365,000 $10.34 88-20-35-126-025 1450 Stephenson Hwy Troy 5/2/2022 2.50 108,900 $950,000 $8.72 23-07-28-478-018 47371 Van Dyke Shelby Township 6/17/2022 0.33 14,244 $165,000 $11.58 24-04-11-151-021 66227 Van Dyle Washington Township9/23/2022 1.80 78,408 $712,000 $9.08 16-11-03-200-035 Hall Rd Clinton Township 7/31/2023 1.22 53,317 $850,000 $15.94 $10.94 LAND TABLE: COM2-NORTH GARFIELD/N HAYES 16-11-09-100-006, 007 18970 Cass Clinton Township 5/13/2022 4.51 196,325 $1,800,000 $9.17 20-08-19-400-018 16563 22 Mile Rd Macomb Township 5/26/2022 4.08 177,725 $1,200,000 $6.75 20-08-07-400-016 16353 24 Mile Rd Macomb Township 2/21/2023 4.79 208,652 $1,500,000 $7.19 23-07-36-400-091 Market Vacant Shelby Township 5/19/2023 4.78 208,130 $1,500,000 $7.21 15-09-15-300-049 23 Mile Rd Chesterfield Township10/23/2023 4.00 174,240 $1,200,000 $6.89 $7.44 LAND TABLE: COM3-S GARFIELD/S HAYES/HARPER 15-09-28-326-055 47391 Jefferson Chesterfield 5/17/2022 0.63 27,443 $95,000 $3.46 01-13-28-227-022 10 Mile Rd Center Line 5/3/2023 0.08 3,620 $15,000 $4.14 12-13-06-351-002 31444 Dequindre Warren 7/26/2023 0.43 18,731 $76,000 $4.06 02-14-30-103-004, 005 10 Mile Rd Eastpointe 2/14/2024 0.22 9,635 $40,000 $4.15 $3.95 LAND TABLE: COM4-S GRATIOT/S GROESBECK 12-13-31-201-033 3492 9 Mile Rd Warren 4/11/2022 0.76 33,149 $140,000 $4.22 16-11-15-176-018 S Groesbeck Clinton Township 6/10/2022 10.04 437,342 $2,600,000 $5.94 08-14-08-221-006 13 Mile Rd Vacant Roseville 8/30/2022 0.17 7,405 $46,000 $6.21 10-10-04-280-032, 033, 034 7431 Triangle Sterling Heights 6/30/2023 1.15 49,963 $210,000 $4.20 $5.15 LAND TABLE: COM5-N GRATIOT/N GROESBECK 05-09-20-300-001 50000 Gratiot Chesterfield 12/13/2022 3.05 132,858 $400,000 $3.01 06-09-13-281-030 37030 Green St New Baltimore 3/16/2023 0.81 35,414 $175,000 $4.94 05-11-13-254-002 North River Vacant Mount Clemens 4/26/2023 0.85 37,200 $100,000 $2.69 16-11-12-155-033 Joy Vacant Clinton Township 4/28/2023 0.56 24,394 $150,000 $6.15 10-10-17-428-015 39595 Mound Sterling Heights 6/28/2023 0.54 23,392 $110,000 $4.70 26-06-33-476-006 Gratiot New Haven 12/28/2023 1.00 43,560 $200,000 $4.59 $4.35 2025 - Clinton Township - Commercial Land Analysis Use $11.00 / SF Use $7.40 / SF Use $4.00 / SF Use $5.15 / SF Use $4.30 / SF Page 6 of 7
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2025 - CLINTON TOWNSHIP - COMMERCIAL ECONOMIC CONDITION FACTOR (ECF) ANALYSIS THIS DOCUMENT CONTAINS THE ECF ANALYSES FOR 201 CLASS (COMMERCIAL IMPROVED) & 207 CLASS (COMMERCIAL CONDO) Parcel Number Street Address Sale Date Instr. Terms of Sale Adj. Sale $ Asd. when Sold Asd/Adj. Sale Land + Yard Bldg. Residual Cost Man. $ E.C.F. Floor Area ECF Area Land Table 16-11-30-478-014 16673 15 MILE RD 04/21/2022 CD 03-ARM'S LENGTH $1,150,000 $386,300 33.59 $238,238 $911,762 $1,278,139 0.713 5,317 '2GEN2 COM3-S GARFIELD/S HAYES/HARPER 16-11-34-201-003 21676 15 MILE RD 04/27/2022 WD 03-ARM'S LENGTH $165,000 $34,600 20.97 $36,709 $128,291 $84,756 1.514 870 '2GEN2 COM4-S GRATIOT/S GROESBECK 16-11-09-100-015 18970 CASS AVE 05/02/2022 WD 20-MULTI PARCEL SALE REF $1,800,000 $832,800 46.27 $974,795 $825,205 $995,044 0.829 14,450 '2GEN2 COM3-S GARFIELD/S HAYES/HARPER 16-11-28-276-021 36454 GROESBECK HWY 06/30/2022 WD 03-ARM'S LENGTH $500,000 $164,200 32.84 $141,625 $358,375 $403,046 0.889 5,520 '2GEN2 COM4-S GRATIOT/S GROESBECK 16-11-28-327-004 35481 GROESBECK HWY 08/04/2022 MLC 03-ARM'S LENGTH $750,000 $252,400 33.65 $307,326 $442,674 $352,870 1.254 3,760 '2GEN2 COM4-S GRATIOT/S GROESBECK 16-11-23-129-017 1187 S GRATIOT AVE SB 09/28/2022 WD 03-ARM'S LENGTH $250,000 $133,700 53.48 $127,950 $122,050 $234,640 0.520 2,011 '2GEN2 COM4-S GRATIOT/S GROESBECK 16-11-29-103-046 16853 PENROD 12/21/2022 WD 03-ARM'S LENGTH $595,000 $197,800 33.24 $121,343 $473,657 $443,435 1.068 6,200 '2GEN2 COM3-S GARFIELD/S HAYES/HARPER 16-11-17-100-024 16980 18 MILE RD 12/23/2022 WD 03-ARM'S LENGTH $3,650,000 $1,477,800 40.49 $1,667,940 $1,982,060 $2,684,047 0.738 27,692 '2GEN2 COM2-NORTH GARFIELD/N HAYES 16-11-26-429-022 35491 HARPER AVE 12/30/2022 CD 03-ARM'S LENGTH $825,000 $295,600 35.83 $217,518 $607,482 $614,357 0.989 8,500 '2GEN2 COM3-S GARFIELD/S HAYES/HARPER 16-11-26-478-005 35427 HARPER AVE 06/20/2023 WD 03-ARM'S LENGTH $180,000 $87,200 48.44 $88,000 $92,000 $150,606 0.611 2,109 '2GEN2 COM3-S GARFIELD/S HAYES/HARPER 16-11-34-203-051 34736 GRATIOT AVE 06/20/2023 MLC 03-ARM'S LENGTH $375,000 $197,100 52.56 $157,487 $217,513 $387,948 0.561 10,770 '2GEN2 COM4-S GRATIOT/S GROESBECK 16-11-34-376-005 33140 GRATIOT AVE 08/01/2023 WD 03-ARM'S LENGTH $460,000 $201,300 43.76 $220,000 $240,000 $321,240 0.747 5,130 '2GEN2 COM4-S GRATIOT/S GROESBECK 16-11-35-377-010 33401 HARPER AVE 11/14/2023 MLC 03-ARM'S LENGTH $2,650,000 $1,143,600 43.15 $532,204 $2,117,796 $2,872,095 0.737 29,804 '2GEN2 COM3-S GARFIELD/S HAYES/HARPER 16-11-33-459-025 19719 14 MILE RD 01/05/2024 CD 03-ARM'S LENGTH $910,000 $187,600 20.62 $147,381 $762,619 $534,715 1.426 6,520 '2GEN2 COM4-S GRATIOT/S GROESBECK Totals: $14,260,000 $5,592,000 $9,281,484 $11,356,938 Sale. Ratio => 39.21 E.C.F. => 0.817 USE AS-INDICATED ECF AREA: 2GEN2 (General Commercial) Page 7 of 7