2915 John R Street LLC Petitioner Vs. City Of Detroit Respondent

Page 1

1 

 

STATE OF MICHIGAN 

DEPARTMENT OF LICENSING & REGULATORY AFFAIRS 

MICHIGAN TAX TRIBUNAL 

 

2915 JOHN R STREET LLC 

 

Petitioner, 

 

 

 

 

 

v 

CITY OF DETROIT, 

 

 

 

Docket No. 26-002729 -MTT 

Respondent. 

 

 

 

Parcel No. 01004061.003 

________________________________________________________________________________/ 

ANSWER TO PROPERTY TAX PETITION( AMENDED) 

 Respondent, City of Detroit, by and through it undersigned counsel and for its Answer to this 

Petition states the following: 

1. Respondent, City of Detroit, admits as true. 

2. Respondent admits as true. 

3. Respondent states that this appeal involves just 1 Parcel. 

4. Respondent to the best of its knowledge believes are of the subject parcels are on appeal. 

5. No response is required. 

6. Respondent admits as true. 

7. Respondent admits that this appealed to the March Board of Review. 

8. No response is required. 

9. No response is required. 

10. Respondent admits as true.

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2 

 

11. Respondent admits that the Respondent’s March Board of Review reduced the value to 

$221,900.00 

12. Respondent lacks knowledge or information sufficient to form a belief as to the truth of 

the allegations contained in this paragraph, and therefore leaves Petitioner to its proofs. 

13. Respondent admits that this appeal involves issues of (a) valuation, (b) assessment,(c) 

taxable value, but states that Petitioner’s allegations lack merit. 

14. Respondent admits that this appeal involves tax year 2026, and further responds that this 

Honorable Tribunal has issued a partial denial for tax year 2025, as the Tribunal lacks 

jurisdiction. 

15. Respondent lacks knowledge or information sufficient to form a belief as to the truth of 

the allegations contained in this paragraph, and therefore denies these allegations. 

Moreover, the appeal for tax year 2025 has already been dismissed as Petitioner has 

failed to state that the assessments for 2025 were the result of a clerical error, a mutual 

mistake of fact. 

16. Respondent admits as true. 

17. Respondent lacks knowledge or information

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4

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

Entire Tribunal Case Information Sheet - Respondent

MTT DOCKET NO. 26-002729

Section 1: Respondent’s Contact Information

Filer Type: 

Local Unit of Government

Local Unit of Government

City of Detroit (Wayne)

First Name

M.I.

Last Name

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

City or Town

State

ZIP Code

Telephone Number

E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail)

 

Section 2: Attorney/Authorized Representative’s Contact Information

First Name

Mary Beth

M.I.

Last Name

Cobbs

Firm Name (if any)

City of Detroit

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

2 Woodward Avenue

Suite 500

City or Town

Detroit

State

 Michigan

ZIP Code

48226

Telephone Number

(313) 237-3075

E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail)

cobbm@detroitmi.gov

Electronic Signature *Typing your name below will serve as your signature

Respondent or Authorized Attorney/Representative’s Signature: 

/s/Mary Beth Cobbs

/s/

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Page 1

Ornella Frisoli 

2915 John R Street LLC 

95 White Oak Ridge Road 

Short Hill, N) 07078 

September 24, 2026 

Michigan Tax Tribunal 

Detroit, MI 48244 

Subject: Property Tax Appeal 

MTT26-002729 

My name is Ornella Frisoli, and 

| reside at 95 White Oak Ridge Road, Short Hills, NJ 07078. 

| am 

located in New Jersey, and traveling to Michigan for a hearing is a problem. This letter will 

explain my arguments for a property tax refund for both 2025 and 2026. 

| purchased three properties in the Carlton Lofts, properties address 2915 John R Street, 

Detroit, Michigan, and they are all part of the Carlton Condominium: 

2915 John R Unit 9 

NEZ# 2006-1001 

Parcel No: 01004059.009 

Parcel No: 23002006.1001 

Date of Purchase 11/20/2015 

2915 John R Unit 25 

NEZ# 2006-1017 

Parcel No: 01004060.005 

Parcel No: 23002006.1017 

Date of Purchase 12/22/2015 

2915 John R Unit 43 

NEZ# 2006-1038 

Parcel No: 01004061.003 

Parcel No: 23002006.1038 

Date of Purchase 10/14/2016

Page 2

Short Hills, NJ 07078. Ornella Frisoli is currently and always has been the sole member of the 

LLC. Ornella Frisoli and the LLC qualify for Michigan's “Commonly Controlled Legal Entity 

Exception” (MCLA 211.27(a)(7)(m). Therefore, no transfer of ownership took place. And, all 

three condos were improperly uncapped by the City. 

The Real Estate Summary Sheet, and Property Record Card show a title change in ownership 

dated 05/22/2024. Each year and up to 2024 

| received by mail and addressed to my Short Hills, 

NJ address a notice of Assessment and Taxable Valuation sometime in February followed by a 

Tax Bill by the City of Detroit sometime in July. For 2025 

| only received and duly paid the Tax 

Bill of $73.43 for unit 25, Parcel No. 23002006.1017 addressed to my residence address in New 

Jersey. 

| did not receive for 2025 the Notice of Assessment or the Tax Bill for Units 9, 25, and 43. 

Had 

| received the Notices of Assessment, 

| would have inquired, and filed an appeal. Instead, 

| 

only became aware of the 2025 tax bills late in August which in good faith were paid.

Page 3

Unlon

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA

DIRECTOR

MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760

PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906

MICHIGAN TAX TRIBUNAL

Docket Number: 26-002729

Is this case currently pending in the Small Claims Division? No

Party Filing Document 

Petitioner

Files

Document Type: Evidence

Attachment File Name: ornella frisoli

Fee Information

Filing Fee: $ 0.00

Payment Information

Payment: $ 0.00

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA

DIRECTOR

MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760

PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906

2915 John R Street LLC,

Petitioner, MICHIGAN TAX TRIBUNAL

 ENTIRE TRIBUNAL

v

 

MTT Docket No. 26-002729

City of Detroit,

Respondent.

ORDER OF DEFAULT

The Tribunal has reviewed the file in the above-captioned case and finds that:

Respondent has failed to file an answer. As such, Respondent must file and serve an 

answer to the petition and file proof demonstrating service of the answer within 14 days 

of the entry of this order. See TTR 235 and 227. Tribunal rules and information on 

Entire Tribunal answers can be found on our website at www.michigan.gov/taxtrib. 

Therefore,

IT IS ORDERED that Respondent is HELD IN DEFAULT.

IT IS FURTHER ORDERED that the defaulted party shall cure the default, as indicated 

above, within 14 days of the entry of this order.1 

Failure to comply with this order will result in the defaulted party being required to file a 

motion to set aside the default (with appropriate filing fee).

By: /s/ Patricia L. Halm

Entered: September 30, 2026

1 “A submission by mail is considered filed on the date indicated by the United States Postal Service 

postmark on the envelope containing the submission. A submission without a postmark or with an illegible 

postmark is considered filed on the date the submission is received by the tribunal. A submission by 

commercial delivery service is considered filed on the date the submission is given to the commercial 

service for delivery to the tribunal as indicated by the receipt date on the package containing the 

submission. A submission by personal service is considered filed on the date the submission is received. 

A submission through the tribunal’s e-filing system by 11:59 p.m. on a business day is considered filed on 

that business day. A submission by email to the email

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MTT

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STATE

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA

DIRECTOR

MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760

PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906

2915 John R Street LLC,

Petitioner, MICHIGAN TAX TRIBUNAL

 ENTIRE TRIBUNAL

v

 

MTT Docket No. 26-002729

City of Detroit,

Respondent.

ORDER OF PARTIAL DISMISSAL

The Tribunal has reviewed the file in the above-captioned case and finds that Petitioner 

is appealing assessments for prior tax years and the Tribunal has no authority over 

those assessments under MCL 205.735a, as the petition was not timely filed.1 Further, 

the Tribunal also has no authority over those assessments, as the facts alleged do not 

establish that the assessments were the result of a clerical error (i.e., “an error of a 

transpositional, typographical, or mathematical nature”) or a mutual mistake of fact (i.e., 

“an erroneous belief, which is shared and relied on by both parties”).2 Rather, the facts 

alleged indicate a valuation dispute that does not involve the correction of a clerical 

error or mutual mistake of fact. Therefore,

IT IS ORDERED that Petitioner’s assessment appeal is PARTIALLY DISMISSED. The 

appeal shall continue for the 2026 tax year(s) only.

By: /s/ Patricia L. Halm

Entered: September 22, 2026

PROOF OF SERVICE

I certify that a copy of the foregoing was sent on the entry date indicated above to the 

parties or their attorneys or authorized representatives, if any, utilizing either the mailing 

or email addresses on file, as provided by those parties, attorneys, or authorized 

representatives.

By: Tribunal Clerk

1 See Electronic Data Systems Corporation v Township of Flint, 253 Mich App 538 (2002). 

2 See International Place Apartments – IV v Ypsilanti Township, 216 Mich App 104, 109 (1996), Ford 

Motor Company v City of Woodhaven, 475 Mich 425, 442 (2006).

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Page 1

Se 

ise 

2 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

2915 John R Street LLC 

; 

MICHIGAN TAX TRIBUNAL 

Petitioner(s) 

v 

MTT Docket No. 

City of Detroit 

; 

Respondent(s) 

ENTIRE TRIBUNAL PROPERTY TAX PETITION 

1. 

Property Parcel No: 01004061.003 

(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 Residential 

7. 

If the assessment or assessments at issue were protested, the protest was made 

to Respondent's 

x 

March 

July 

December Board of Review. 

MICHIGAN TAX TRIBUNAL 

- 611 W. OTTAWA ST., LANSING, MI 48933 

- 517-335-9760 

PO BOX 30232, LANSING, MI 48909 

- Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906

Page 2

MTT Docket No. 

Page 2 of 4 

8. 

10. 

hl 

1172 

13. 

14. 

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): 

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

Page 3

M

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

Entire Tribunal Case Information Sheet - Petitioner

MTT DOCKET NO. 

 

Section 1: Petitioner’s Contact Information

Filer type: 

Organization 

Local Unit of Government

First Name

M.I.

Last Name/Company Name

2915 John R Street LLC

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

95 White Oak Ridge Road

City or Town

Short Hills

State

 New Jersey

ZIP Code

07078

Telephone Number

2016184169

E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail)

garryfrisolimd@comcast.net

 

 

Section 2: Attorney/Authorized Representative’s Contact Information

First Name

Thomas

M.I.

S

Last Name

Fredericks

Firm Name (if any)

Fredericks Law Firm

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

2335 Rowley Rd

City or Town

Williamston

State

 Michigan

ZIP Code

48895

Telephone Number

5176554100

E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail)

tomfredericks84@gmail.com

 

Section 3: Issue 

Please designate one: 

Valuation 

 

Section 4: Subject Property Information 

How many parcels are you 

appealing?

1

Property Address (No., Street, City, ST, ZIP) [If multiple, list first property’s address]

2915 John R Street

Unit 43

Detroit

Page 2

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

Michigan

48201

Taxing Authority (City or Township)

City of Detroit (Wayne) 

County

Wayne

If you are appealing more than one parcel, are they contiguous or adjoining? 

(*If no, you must file separate appeals for each non-contiguous or non-adjoining parcel.)

N/A

 

 

Section 5: Check which of the following you are appealing (check all that apply) 

True Cash and Taxable Values

If “Other”, please explain:

 

 

Section 6: Valuation Information for Each Parcel under Appeal

Parcel Number:

01004061.003

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value (also known as State Equalized

Page 3

STATE

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA

DIRECTOR

MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760

PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906

2915 John R Street LLC, 

Petitioner,

 MICHIGAN TAX TRIBUNAL

v

MTT Docket No.: 26-002729

City of Detroit, 

Respondent.

NOTICE OF DOCKET NUMBER

TAKE NOTICE that an Entire Tribunal petition has been filed and the above-noted 

docket number has been assigned to that petition. This docket number shall be noted 

on the petition and the petition shall be served within 45 days of the issuance of 

this notice, as required by TTR 227 and MCL 205.735a, even if the petition was served 

when filed. A proof of service shall also be filed with the Tribunal within 45 days of the 

issuance of this notice evidencing the service of the petition. 

If you submitted a proof of service with the petition, you must still serve the petition and 

file a second proof of service including the docket number, pursuant to this notice. 

Failure to serve the petition and file a proof of service within 45 days of the issuance of 

the notice may result in the dismissal of this case.

Under TTR 235(1), “[t]he respondent shall file an answer or responsive motion within 28 

days after the date of service of the petition with noted docket number.” Failure to do so 

will result in Respondent being placed in default.

The docket number also needs to be noted on all other documents submitted in this 

case. Further, the assignment of the docket number does not mean that the Tribunal 

has authority over the petition or that the petition complies with statutory requirements 

or the Tribunal’s rules.

By: Tribunal Clerk

Entered: September 22, 2026

PROOF OF SERVICE

I certify that a copy of the foregoing was sent on the entry date indicated above to the 

parties or their attorneys or authorized representatives, if any, utilizing either the mailing 

or email addresses on file, as provided

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Page 1

Level, Low

Topography:

Paved Road, Storm Sewer, Sidewalk, Water, Sewer, Electric, Gas, Street Lights, Standard Utilities

Public Impr.:

Active

Active:

10/17/2005

Split:

10/17/2005

Created:

2024213342

Liber/Page:

Image

Estimated TCV: 506,726

Basement Walls: 

Basement Area: 0

Garage Area: 0

Ground Area: 1,519

Floor Area: 1,519

Full Baths: 1 Half Baths: 0

# of Bedrooms: 0

Electric - Amps Service: 0

Heating System: Forced Heat & Cool

% Good (Physical): 60

Exterior: Wood Siding

Style: APT HIGH RISE

Class: B+10

Occupancy: Single Family

Year Built: 1924

# of Residential Buildings: 1

Improvement Data

0.0

Average Depth:

0

Land Impr. Value:

0.000

PRE:

0.0

Frontage:

24,000

Land Value:

Zoning:

0.00

Acreage:

229,236

2025 Taxable:

279,500

2025 S.E.V.:

 

Lot Dimensions:

229,236

2026 Taxable:

265,400

2026 S.E.V.:

Physical Property Characteristics

None Found

Most Recent Permit Information

Sold on 05/22/2024 for 0 by FRISOLI, ORNELLA.

2024213342

Liber/Page:

21-NOT USED/OTHER

Terms of Sale:

Most Recent Sale Information

2915 JOHN R STREET LLC

2915 JOHN R 43

DETROIT MI

Mailing Address:

10/01/2025 4:03 PM

, 

2915 JOHN R 43

Property Address:

2915 JOHN R STREET LLC

Owner's Name:

01004061.003

Parcel:

CNDOE CNDOE-CONDOS MIDTOWN B

Neighborhood:

82010 DETROIT CITY SCHOOL DISTRICT

School:

01

WARD#

01 CITY OF DETROIT

Gov. Unit:

TAXABLE

Prev. Taxable Status

TAXABLE

Taxable Status

407.RESIDENTIAL CONDOMINIUMS

Previous Class:

407.RESIDENTIAL CONDOMINIUMS

Current Class:

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

Real Estate Summary Sheet

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA

DIRECTOR

MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760

PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906

MICHIGAN TAX TRIBUNAL

Docket Number: 26-002729

Is this case currently pending in the Small Claims Division? No

Party Filing Document 

Petitioner

Files

Document Type: Evidence

Attachment File Name: unit43

Fee Information

Filing Fee: $ 0.00

Payment Information

Payment: $ 0.00

These are text excerpts, not the complete document. Text recognition and reading order can contain errors. Check the PDF for complete wording, formatting, and context.

Page 1

Level, Low

Topography:

Paved Road, Storm Sewer, Sidewalk, Water, Sewer, Electric, Gas, Street Lights, Standard Utilities

Public Impr.:

Active

Active:

10/17/2005

Split:

10/17/2005

Created:

2024213343

Liber/Page:

Image

None

Improvement Data

0.0

Average Depth:

0

Land Impr. Value:

0.000

PRE:

0.0

Frontage:

24,000

Land Value:

Zoning:

0.00

Acreage:

5,627

2025 Taxable:

12,000

2025 S.E.V.:

 

Lot Dimensions:

5,627

2026 Taxable:

12,000

2026 S.E.V.:

Physical Property Characteristics

None Found

Most Recent Permit Information

Sold on 05/22/2024 for 0 by FRISOLI, ORNELLA.

2024213343

Liber/Page:

21-NOT USED/OTHER

Terms of Sale:

Most Recent Sale Information

2915 JOHN R STREET LLC

2915 JOHN R 25

DETROIT MI

Mailing Address:

10/01/2025 4:05 PM

, 

2915 JOHN R 25

Property Address:

2915 JOHN R STREET LLC

Owner's Name:

01004060.005

Parcel:

CNDOE CNDOE-CONDOS MIDTOWN B

Neighborhood:

82010 DETROIT CITY SCHOOL DISTRICT

School:

01

WARD#

01 CITY OF DETROIT

Gov. Unit:

TAXABLE

Prev. Taxable Status

TAXABLE

Taxable Status

407.RESIDENTIAL CONDOMINIUMS

Previous Class:

407.RESIDENTIAL CONDOMINIUMS

Current Class:

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

Real Estate Summary Sheet

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA

DIRECTOR

MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760

PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906

MICHIGAN TAX TRIBUNAL

Docket Number: 26-002729

Is this case currently pending in the Small Claims Division? No

Party Filing Document 

Petitioner

Files

Document Type: Evidence

Attachment File Name: Unit25

Fee Information

Filing Fee: $ 0.00

Payment Information

Payment: $ 0.00

These are text excerpts, not the complete document. Text recognition and reading order can contain errors. Check the PDF for complete wording, formatting, and context.

Page 1

Level, Low

Topography:

Paved Road, Storm Sewer, Sidewalk, Water, Sewer, Electric, Gas, Street Lights, Standard Utilities

Public Impr.:

Active

Active:

 / / 

Split:

10/12/2005

Created:

2024213341

Liber/Page:

Image

Estimated TCV: 305,997

Basement Walls: 

Basement Area: 0

Garage Area: 0

Ground Area: 902

Floor Area: 902

Full Baths: 1 Half Baths: 0

# of Bedrooms: 0

Electric - Amps Service: 0

Heating System: Forced Heat & Cool

% Good (Physical): 60

Exterior: Wood Siding

Style: APT HIGH RISE

Class: B+10

Occupancy: Single Family

Year Built: 1924

# of Residential Buildings: 1

Improvement Data

0.0

Average Depth:

0

Land Impr. Value:

0.000

PRE:

0.0

Frontage:

24,000

Land Value:

Zoning:

0.00

Acreage:

44,366

2025 Taxable:

174,200

2025 S.E.V.:

 

Lot Dimensions:

44,366

2026 Taxable:

165,000

2026 S.E.V.:

Physical Property Characteristics

None Found

Most Recent Permit Information

Sold on 05/22/2024 for 0 by FRISOLI, ORNELLA.

2024213341

Liber/Page:

21-NOT USED/OTHER

Terms of Sale:

Most Recent Sale Information

2915 JOHN R STREET LLC

2915 JOHN R 9

DETROIT MI

Mailing Address:

10/01/2025 4:01 PM

, 

2915 JOHN R 9

Property Address:

2915 JOHN R STREET LLC

Owner's Name:

01004059.009

Parcel:

CNDOE CNDOE-CONDOS MIDTOWN B

Neighborhood:

82010 DETROIT CITY SCHOOL DISTRICT

School:

01

WARD#

01 CITY OF DETROIT

Gov. Unit:

TAXABLE

Prev. Taxable Status

TAXABLE

Taxable Status

407.RESIDENTIAL CONDOMINIUMS

Previous Class:

407.RESIDENTIAL CONDOMINIUMS

Current Class:

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

Real Estate Summary Sheet

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA

DIRECTOR

MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760

PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906

MICHIGAN TAX TRIBUNAL

Docket Number: 26-002729

Is this case currently pending in the Small Claims Division? No

Party Filing Document 

Petitioner

Files

Document Type: Evidence

Attachment File Name: Unit9

Fee Information

Filing Fee: $ 0.00

Payment Information

Payment: $ 0.00

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Page 1

P.O. BOX 30471 • LANSING, MICHIGAN 48909 

www.michigan.gov/statetaxcommission • 517-335-3429

GRETCHEN WHITMER 

GOVERNOR 

STATE OF MICHIGAN 

DEPARTMENT OF TREASURY 

LANSING 

RACHAEL EUBANKS 

STATE TREASURER

Bulletin 24 of 2023 

December 19, 2023 

Qualified Errors 

TO: 

Assessors and Equalization Directors 

FROM: 

Michigan State Tax Commission 

SUBJECT: Qualified Errors under MCL 211.53b 

Bulletin 14 of 2022 is rescinded. 

This Bulletin addresses July and December Board of Review authority under MCL 

211.53b. Additional information regarding Board of Review authority can be found in the 

State Tax Commission Board of Review Q&A. 

The July and December Boards of Review may correct Qualified Errors for the current 

year plus the immediately preceding year that have been previously verified by the 

Assessor. Qualified errors are defined in MCL 211.53b(6) as: 

a) A clerical error relative to the correct assessment figures, the rate of taxation, or

the mathematical computation relating to the assessing of taxes.

b) A mutual mistake of fact.

c) An adjustment under section 27a(4) (taxable value) or an exemption under

section 7hh(3)(b) (qualified start-up business exemption). Note: a correction

under 27a(4) can be made for the current year and up to three preceding years.

d) An error of measurement or calculation of the physical dimensions or

components of the real property being assessed.

e) An error of omission or inclusion of a part of the real property being assessed.

f)

An error regarding the correct taxable status of the real property being assessed.

g) An error made by the taxpayer in preparing the statement of assessable personal

property under section 19.

h) An error made in the denial of a claim of exemption for personal property under

section 9o.

5102 (Rev. 01-19)

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Page 2 

 

i) Any of the following errors regarding the disabled veteran’s exemption in MCL 

211.7b: 

 

1) An error made by the local tax collecting unit in the processing of a timely filed 

exemption affidavit. 

2) A delay in the determination by the United States

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Page 3

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Pag

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA

DIRECTOR

MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760

PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906

MICHIGAN TAX TRIBUNAL

Docket Number: 26-002729

Is this case currently pending in the Small Claims Division? No

Party Filing Document 

Petitioner

Files

Document Type: Evidence

Attachment File Name: Bulletin 24 of 2023 - Qualified Errors

Fee Information

Filing Fee: $ 0.00

Payment Information

Payment: $ 0.00

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Page 1

STATE OF DELAWARE 

CERTIFICATE OF FORMATION 

OF LIMITED LIABILITY COMPANY 

The undersigned authorized person, desiring to form a limited liability company pursuant 

to the Limited Liability Company Act of the State of Delaware, hereby certifies as 

follows: 

I. 

The name of the limited liability company is2915 John R Street LLC 

2 

The Registered Office of the limited liability company in the State of Delaware is 

located at 16192 Coastal Highway 

(street), 

in the City of Lewes, County of Sussex 

, Zip Code 19958 

. The 

name of the Registered Agent at such address upon whom process against this limited 

liability company may be served 

is Harvard Business Services, Inc. 

lode 1k 

ew Person 

Name: 

Ornella Frisoli 

Print or Type

Page 2

OPERATING AGREEMENT 

OF 

2915 JOHN R STREET LLC 

th 

THIS OPERATING AGREEMENT (this “Agreement”) is entered into this 

> 

day of 

January 2023, by and among 2915 JOHN R STREET LLC and ORNELLA FRISOLI (the 

“Member”). 

WHEREAS, the Member has agreed to organize and operate a limited liability company 

in accordance with the provisions of the “Delaware Limited Liability Company Act” and subject 

to the terms and conditions set forth in this Agreement. 

NOW, THEREFORE, 

for good and valuable consideration, the Member, intending 

legally to be bound, agrees as follows: 

Section I 

Formation and Name; Office; Purpose; Term 

1.1. Organization. The Member has organized a limited liability company pursuant to the 

Act and the provisions of this Agreement and, for that purpose, has caused 

a Certificate of 

Formation to be executed and filed for record with the State of Delaware. 

1.2. Name of the Company. The name of the Company shall be “2915 JOHN R STREET 

LLC.” The Company may do business under that name and under any other name or names upon 

which the Member selects. If the Company does business under a name other than that set forth in 

its Certificate of Formation, then the Company shall file a certificate of registration of alternate 

name as required by the Act. 

1.3. 

Purpose. The purpose for which this

Page 3

1.3

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA

DIRECTOR

MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760

PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906

MICHIGAN TAX TRIBUNAL

Docket Number: 26-002729

Is this case currently pending in the Small Claims Division? No

Party Filing Document 

Petitioner

Files

Document Type: Evidence

Attachment File Name: FrisoliLLC

Fee Information

Filing Fee: $ 0.00

Payment Information

Payment: $ 0.00

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Page 1

2016390451 

L:53349P:606 

WD 

11/09/2016 06:17:36 PM Total Pages: 2 

Bernard J. Youngblood, Register of Deeds 

- Wayne County, Ml 

ELECTRONICALLY RECORDED 

MICHIGAN REAL ESTATE TRANSFER TAX 

Wayne County County Tax Stamp #425193 

11/09/2016 

Receipt# 16-328288 

L: 53349 P: 606 

State Tax: $3,825.00 County Tax: $561.00 

WARRANTY DEED 

LIBERTY TITLE 

THE CLOSING ANP TITLE EXPERTS 

File No. T16895 

The Grantors: Alphonse Kneeland Il, an unmarried man 

whose address is: 2915 John R., Detroit, MI 48201 

Convey and Warrant to: Ornella Frisoli, a married woman. 

whose address is: 95 White Oak Ridge Road, Short Hills, NJ 07078 

the following described premises situated in the City of Detroit, County of Wayne, State of Michigan, to wit: 

Unit 43, Carlton Condominium, according to the Master Deed recorded in Liber 40795, Page 39, Wayne County 

Records, and any amendments thereto, and designated as Wayne County Condominium Subdivision Pian No. 787, 

together with rights in general common elements and limited common elements as set forth in the above Master 

Deed and as described in Act 59 of the Public Acts of 1978, as amended. 

Commonly known as: 2915 John R Street #707, Detroit, MI 48201. 

for full consideration of: $510,000.00 (Five Hundred Ten Thousand and 00/100) 

Subject to: Building and use restrictions and easements of record. Liens for any tax and/or assessment which 

become due and payable on or after the effective date hereof. 

: 

Rights of co-owners of the Condominium in general and limited common elements, as set forth in the Master Deed 

and any amendments thereto, and as described 

in Act. 59 of the Public Acts of 1978, and 

all 

of the terms, 

conditions, regulations, restrictions, easements and other matters set forth in said Master Deed and amendments 

thereto, and said statute; easements and rights-of-way in favor of the public entities and public utifities. 

Dated 

fC 74 

; Zot 

+ 

Thiseis 0 clrtily that there me-no delhguent piper bes owed to bur oils on 

this property for five years prior bo the data of this mstrumant.

Page 2

201

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA

DIRECTOR

MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760

PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906

MICHIGAN TAX TRIBUNAL

Docket Number: 26-002729

Is this case currently pending in the Small Claims Division? No

Party Filing Document 

Petitioner

Files

Document Type: Evidence

Attachment File Name: FrisoliDeed

Fee Information

Filing Fee: $ 0.00

Payment Information

Payment: $ 0.00

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Page 1

Coleman A. Young Municipal Center 

2 Woodward Avenue, Suite 105 

Detroit, Michigan 48226 

Phone: (313) 628-0722 

Fax: (313) 224-4576 

www.detroitmi.gov 

Property Asaczsmant 

Board of Review 

vor 

DETROIT 

04/06/2026 

2915 JOHN R STREET LLC 

95 WHITE OAK RIDGE ROAD 

SHORT HILLS NJ 07078 

RE: 

2026 

MARCH BOARD OF REVIEW PETITION NUMBER: 

M-004447 

The March Board of Review has considered the appeal on the 2026 assessment for the below described property 

and concluded that: 

FINDING OF FACTS: 

1. 

Parcel Number: 

01004061.003 

2. 

Property Address: 

2915 JOHN R 43 

3. 

District: 

6 

4. 

Property Classification: 

407 

(RESIDENTIAL CONDOMINIUMS) 

Ad Valorem 

6. 

Principle Residence Exemption: 

5. 

Property Legal Description: 

W JOHN R UNIT 43 WAYNE COUNTY CONDOMINIUM SUB PLAN NO 787 "CARLTON CONDOMINIUM" MASTER DEED RECORDED 1] 

2 

Petitioner timely filed an appeal to the March Board of Review. 

7. The March Board of Review considered 

(if any) petitioner's and/or duly authorized representative evidence 

and/or testimony. The March Board of Review considered facts presented as on the assessment roll and/or any 

recommendations offered by the Office of the Assessor. 

CONCLUSION: 

Adjustment granted due to market and/or condition. 

Before Appeal 

After Appeal 

2026 

Assessed Value 

222,000 

221,900 

2026 

Taxable Value 

222,000 

221,900 

If you are dissatisfied with the decision of the March Board of Review, submit this notice and complete the enclosed 

small claims form to appeal to: 

Michigan Tax Tribunal 

P.O. Box 30232 

Lansing 

MI 48909 

A Michigan Tax Tribunal appeal must be made by May 31st 

of the current year for properties classified as: 

Commercial 

Real, 

Industrial 

Real, 

Commercial 

Personal, 

Industrial 

Personal 

and 

Utility 

Personal 

Property. 

A Michigan Tax Tribunal appeal must be made by July 31st of the current year for Residential Real Propetty 

Classification. 

A property Classification appeal may only 

be made for the current year. Such appeal may be filed with the 

State Tax Commission, PO Box 30471, Lansing,

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA

DIRECTOR

MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760

PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906

MICHIGAN TAX TRIBUNAL

Docket Number: 26-002729

Is this case currently pending in the Small Claims Division? No

Party Filing Document 

Petitioner

Files

Document Type: Evidence

Attachment File Name: FrisoliBORdecision

Fee Information

Filing Fee: $ 0.00

Payment Information

Payment: $ 0.00

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Page 1

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

2915 John R Street LLC 

; 

MICHIGAN TAX TRIBUNAL 

Petitioner(s) 

v 

MTT Docket No.26-002729 

City of Detroit 

i 

Respondent(s) 

PROOF OF SERVICE FOR PROPERTY TAX PETITION 

*To be filed after the Tribunal issues the Notice of Docket Number* 

Thomas S. Fredericks 

states that on 8-11-2026 

he/she 

{Name of person serving/mailing petition] 

[date of service] 

served a copy of the Petition relative to the above-captioned matter upon: 

[Provide name and address of the following entities) 

1. Assessor (via certified mail): 

Alvin Horhn, Office of the Assessor, City of Detroit, Coleman A. Young Municipal 

Center, 2 Woodward Avenue, Suite 130, Detroit MI 48226 

2. 

City Clerk or Township Supervisor/Clerk (via certified mail): 

Janice Winfrey, Detroit City Clerk, Coleman A. Young Municipal Center, 2 Woodward 

Avenue, Suite 200, Detroit MI 48226 

County Equalization Director (via first class mail or personal service): 

Scott Vandemergel, Wayne County Equalization, 400 Monroe Street, Detroit MI 48226 

2 

4. 

County Clerk (via first class mail or personal service): 

Cathy Garrett, Wayne County Clerk, 400 Monroe Street, 6th Floor, Detroit Ml 48226 

5. 

Secretary of the local school board (via first class mail or personal service): 

Vania Moore, Secretary, Detroit School Board, 3011 West Grand BLVD, Detroit Mi 

48202 

6. 

State Treasurer (via first class mail): 

Michigan Department of Treasury, State Treasurer 

430 W. Allega 

Lense; MI 

7 

= 

> 

brat 

Thomas S. Fredericks 

[Signature of person who is serving/mailing copy] 

~~ 

[Print/type name of person serving/mailing copy] 

MICHIGAN TAX TRIBUNAL 

- 611 W. OTTAWA ST., LANSING, MI 48933 

- 517-335-9760 

PO BOX 30232, LANSING, MI 48909 

- Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA

DIRECTOR

MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760

PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906

MICHIGAN TAX TRIBUNAL

Docket Number: 26-002729

Is this case currently pending in the Small Claims Division? No

Party Filing Document 

Petitioner

Files

Document Type: Proof of Service: Petition

Attachment File Name: FrisoliPOSsigned

Fee Information

Filing Fee: $ 0.00

Payment Information

Payment: $ 0.00

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Page 1

2 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN. DPA 

GOVERNOR 

ee 

DIRECTOR 

2915 John R Street LLC 

: 

MICHIGAN TAX TRIBUNAL 

Petitioner(s) 

v 

MTT Docket No.26-002729 

City of Detroit 

. 

Respondent(s) 

ENTIRE TRIBUNAL PROPERTY TAX PETITION 

i= 

Property Parcel No: 01004061.003 

(If more than one parcel is at issue, attach a completed Multiple Parcel Petition 

Form addressing all other parcels at issue.) 

28 

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 Residential 

i 

If the assessment or assessments at issue were protested, the protest was made 

to Respondent's x 

March 

July 

December Board of Review. 

MICHIGAN TAX TRIBUNAL 

- 611 W. OTTAWA ST., LANSING, MI 48933 

- 517-335-9760 

PO BOX 30232, LANSING, MI 48909 

- Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, Mi 48906

Page 2

MTT Docket No. 26-002729 

Page 2 of 4 

8 

10. 

11. 

12. 

13% 

14. 

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): 

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

Page 3

MTT

Page 4

MTT

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA

DIRECTOR

MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760

PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906

MICHIGAN TAX TRIBUNAL

Docket Number: 26-002729

Is this case currently pending in the Small Claims Division? No

Party Filing Document 

Petitioner

Files

Document Type: Amended Petition

Attachment File Name: FrisoliPetitionSigned

Fee Information

Filing Fee: $ 0.00

Payment Information

Payment: $ 0.00

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Page 1

Se 

ise 

2 

STATE OF MICHIGAN 

GRETCHEN WHITMER 

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS 

MARLON I. BROWN, DPA 

GOVERNOR 

LANSING 

DIRECTOR 

2915 John R Street LLC 

; 

MICHIGAN TAX TRIBUNAL 

Petitioner(s) 

v 

MTT Docket No. 

City of Detroit 

; 

Respondent(s) 

ENTIRE TRIBUNAL PROPERTY TAX PETITION 

1. 

Property Parcel No: 01004061.003 

(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 Residential 

7. 

If the assessment or assessments at issue were protested, the protest was made 

to Respondent's 

x 

March 

July 

December Board of Review. 

MICHIGAN TAX TRIBUNAL 

- 611 W. OTTAWA ST., LANSING, MI 48933 

- 517-335-9760 

PO BOX 30232, LANSING, MI 48909 

- Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906

Page 2

MTT Docket No. 

Page 2 of 4 

8. 

10. 

hl 

1172 

13. 

14. 

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): 

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

Page 3

M

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Page 1

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

Entire Tribunal Case Information Sheet - Petitioner

MTT DOCKET NO. 

 

Section 1: Petitioner’s Contact Information

Filer type: 

Organization 

Local Unit of Government

First Name

M.I.

Last Name/Company Name

2915 John R Street LLC

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

95 White Oak Ridge Road

City or Town

Short Hills

State

 New Jersey

ZIP Code

07078

Telephone Number

2016184169

E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail)

garryfrisolimd@comcast.net

 

 

Section 2: Attorney/Authorized Representative’s Contact Information

First Name

Thomas

M.I.

S

Last Name

Fredericks

Firm Name (if any)

Fredericks Law Firm

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

2335 Rowley Rd

City or Town

Williamston

State

 Michigan

ZIP Code

48895

Telephone Number

5176554100

E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail)

tomfredericks84@gmail.com

 

Section 3: Issue 

Please designate one: 

Valuation 

 

Section 4: Subject Property Information 

How many parcels are you 

appealing?

1

Property Address (No., Street, City, ST, ZIP) [If multiple, list first property’s address]

2915 John R Street

Unit 43

Detroit

Page 2

STATE OF MICHIGAN

GRETCHEN WHITMER

GOVERNOR

DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS

LANSING

MARLON I. BROWN, DPA 

DIRECTOR

Michigan

48201

Taxing Authority (City or Township)

City of Detroit (Wayne) 

County

Wayne

If you are appealing more than one parcel, are they contiguous or adjoining? 

(*If no, you must file separate appeals for each non-contiguous or non-adjoining parcel.)

N/A

 

 

Section 5: Check which of the following you are appealing (check all that apply) 

True Cash and Taxable Values

If “Other”, please explain:

 

 

Section 6: Valuation Information for Each Parcel under Appeal

Parcel Number:

01004061.003

Classification of Property: Real (check one)

Residential (check one)

Current Assessed Value (also known as State Equalized

Page 3

STATE

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