Record Finder / 26-000541-TT
Michigan
5 By 5 Properties LLC, Petitioner V City Of Ypsilanti, Respondent
- Petitioner
- 5 By 5 Properties LLC
- Respondent
- City Of Ypsilanti
Case overview
- Docket number
- 26-000541-TT
- Status
- Disposed
- CaseType
- SC Property
- Division
- Small Claims Division
- County
- Washtenaw
- Judge
- No judge assigned
Docket history
| Line # | Subject | Filer | Line Ref | Enter Date/Post Mark | Fee | Related Item |
|---|---|---|---|---|---|---|
| 4 | Order of Dismissal | Not recorded | Not recorded | 04/09/2026 | Not recorded | Download |
| 3 | Petition has been verified | PET | 1 | 04/09/2026 | Not recorded | Download |
| 2 | Notice of Docket Number SC | Not recorded | Not recorded | 04/08/2026 | Not recorded | Download |
| 1 | A petition was received. | PET | Not recorded | 03/20/2026 | $275.00 | Download |
Documents
Order_of_Dismissal.2026-04-09_08-15-13.0000.pdfRead complete document text →
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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 5 BY 5 Properties LLC, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 26-000541 City Of Ypsilanti, Respondent. ORDER OF DISMISSAL The Tribunal has reviewed the file in the above-captioned case and finds that: The petition was not filed by May 31 or the next business day after the Tribunal offices were closed. See MCL 205.735a(6). As such, and inasmuch as the Tribunal has no equitable power to waive or otherwise disregard statutory filing requirements and deadlines, it has no authority to hear the appeal or grant the relief requested. See Sixarp, LLC v Byron Twp, __Mich__; __NW3d__ (2025). Therefore, IT IS ORDERED that the case is DISMISSED. This order resolves all pending issues and closes the case. APPEAL RIGHTS If you disagree with the final decision in this case, you may file a motion for reconsideration with the Tribunal or a claim of appeal with the Michigan Court of Appeals. A motion for reconsideration must be filed with the Tribunal with the required filing fee within 21 days from the date of entry of the final decision. Because the final decision closes the case, the motion cannot be filed through the Tribunal’s web-based e-filing system; it must be filed by mail or personal service. The fee for the filing of such motions is $50.00 in the Entire Tribunal and $25.00 in the Small Claims Division, unless the Small Claims decision relates to the valuation of property and the property had a principal residence exemption of at least 50% at the time the petition was filed or the decision relates to the grant or denial of a poverty or disabled veterans exemption and, if so, there is no filing fee. You are required to serve a copy of the motion on the opposing party by mail or personal service or by email if the opposing party agrees to electronic service, and proof demonstrating that service must be submitted with the motion. Responses to motions for reconsideration are prohibited and there are no oral arguments unless otherwise ordered by the Tribunal.
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MTT Docket No. 26-000541 Page 2 of 6 Alternatively, you may file a claim of appeal with the Michigan Court of Appeals. If the claim is filed within 21 days of the entry of the final decision, it is an “appeal of right.” If the claim is filed more than 21 days after the entry of the final decision, it is an “appeal by leave.” A copy of the claim of appeal must be filed with the Tribunal to certify the record on appeal. There is no certification fee. By:___________________________________ Patricia L. Halm, Tribunal Chair Entered: April 9, 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
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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 5 BY 5 Properties LLC, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 26-000541 City Of Ypsilanti, Respondent. ORDER OF DISMISSAL The Tribunal has reviewed the file in the above-captioned case and finds that: The petition was not filed by May 31 or the next business day after the Tribunal offices were closed. See MCL 205.735a(6). As such, and inasmuch as the Tribunal has no equitable power to waive or otherwise disregard statutory filing requirements and deadlines, it has no authority to hear the appeal or grant the relief requested. See Sixarp, LLC v Byron Twp, __Mich__; __NW3d__ (2025). Therefore, IT IS ORDERED that the case is DISMISSED. This order resolves all pending issues and closes the case. APPEAL RIGHTS If you disagree with the final decision in this case, you may file a motion for reconsideration with the Tribunal or a claim of appeal with the Michigan Court of Appeals. A motion for reconsideration must be filed with the Tribunal with the required filing fee within 21 days from the date of entry of the final decision. Because the final decision closes the case, the motion cannot be filed through the Tribunal’s web-based e-filing system; it must be filed by mail or personal service. The fee for the filing of such motions is $50.00 in the Entire Tribunal and $25.00 in the Small Claims Division, unless the Small Claims decision relates to the valuation of property and the property had a principal residence exemption of at least 50% at the time the petition was filed or the decision relates to the grant or denial of a poverty or disabled veterans exemption and, if so, there is no filing fee. You are required to serve a copy of the motion on the opposing party by mail or personal service or by email if the opposing party agrees to electronic service, and proof demonstrating that service must be submitted with the motion. Responses to motions for reconsideration are prohibited and there are no oral arguments unless otherwise ordered by the Tribunal.
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MTT Docket No. 26-000541 Page 4 of 6 Alternatively, you may file a claim of appeal with the Michigan Court of Appeals. If the claim is filed within 21 days of the entry of the final decision, it is an “appeal of right.” If the claim is filed more than 21 days after the entry of the final decision, it is an “appeal by leave.” A copy of the claim of appeal must be filed with the Tribunal to certify the record on appeal. There is no
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STATE OF
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MTT
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5 by 5 properties.pdfRead complete document text →
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Page 1
REC Traninfos4é06 26106460-1 03/23/26 pa Chkhi: £279503390 Ate $275.00 MAR ¢ 5 7026 ey ID: YPSILANTI TOWNSHIP Lt) MICHIGAN TAX TRIBUNAL 2 STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR DIRECTOR LANSING PROPERTY TAX APPEAL PETITION FORM VALUATION / UNCAPPING Do not use this form to appeal Classification, Principal Residence Exemption, Qualified Agricultural Exemption, Other Exemptions, Special Assessments, or Non-Property tax disputes. Pursuant to Tax Tribunal Rule (TTR) 279, you MUST submit a copy of the notice giving rise to the appeal (i.e., Board of Review Decision or other notice) with this petition, if applicable. If you do not submit this document, you may be held in default. Section 1: Petitioner’s Contact Information First Name M.l. Last Name/Company Name 5 by 5 Properties, LLC Mailing Address (No., Street, P.O. Box or Rural Route) 341 Payeur Road City or Town State ZIP Code Ann Arbor Mi 48108 Telephone Number 734-929-6969 Email Address (do not enter unless you want MTT to send all correspondence via email) azarstaffeld@gmail.com Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information First Name ML Last Name Azar Staffeld Firm Name (if any) Mailing Address (No., Street, P.O. Box or Rural Route) 341 Payeur Road City or Town State ZIP Code Ann Arbor MI 48108 Telephone Number 734-92 9-6 96 9 Email Address (do not enter unless you want MTT to send all correspondence via email) azarstaffeld@gmail.com Section 3: Subject Property Information *use the multiple parcel form for additional, contiguous parcels. How many parcels are you If you are appealing more than one parcel, are they contiguous or adjoining? appealing? W) ves* [J No *#If No, you must file separate appeals for each parcel Property Address (No., Street) 2401 Parkwood Avenue and 2451 Parkwood Avenue City or Town County State ZIP Code Ypsilanti Washtenaw MI 48108
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SE STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Section 4: Check which of the following you are appealing (checkall that apply) [4 True Cash and Taxable Value [/ Taxable Value Only (calculation) [l Uncapping of Taxable Value Section 5: Explain the Reason for this Appeal We purchased two adjacent properties 2401 Parkwood and 2451 Parkwood, Ypsilanti, MI 49198 (Prop. ID: K-11-01-300-024 and K-11-01-300-025) for a TOTAL of $60,000. We are paying $7,833.31 in property taxes for both properties which is 13% of the purchase price every year for taxes. This is Governmental TAKING. Section 6: Jurisdictional Issues Did you protest the assessment at a Board of Review (BOR)? O Yes No If Yes, check which BOR you attended: O March O July O December If No, please check the applicable reason(s): [J Not required to attend [vi] Appealing a purported Clerical Error or Mutual Mistake of Fact (if yes, include explanation in Section 5) Appealing within 35 days of State Tax Commission Order Appealing within 35 days of receipt of Notice of Uncapping [4 other If you checked “other” above, explain: The properties are being taxed at 13% of the value every year plus penalties.
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LTT, VE) int: STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Section 7: Valuation Information *use the multiple parcel form for additional, contiguous parcels. Parcel Number: K-11-01-300-025 Classification of Property: Real L] Personal i (check one) Agricultural [J Commercial J Industrial @ Residential (] ~ Timber-Cutover [1 Developmental [J Utility J (check one) Assessed Value (also known as State Equalized Value) established | Taxable Value established by the Board of Review: by the Board of Review: 70, 200 69,776 What do you believe is the fair market value (also known as true cash value)? 38,580 What do you believe is the assessed value? (multiply true cash What do you believe is the taxable value? (cannot exceed value by .5) 19.290 assessed value) 19 290 y y Fee Information Does the property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition for all tax years at Issue? [ves I] No If you answered yes to the above question, you are not required to pay any filing fees. If the property does not have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition for all tax years at Issue, the filing fee is based on the greater of the State Equalized Value or Taxable Value in dispute. If you are appealing more than one parcel, the parcel with the highest State Equalized Value or Taxable Value in dispute will be used to determine your filing fee, plus $25.00 will be added for each additional parcel being appealed, not to exceed a total filing fee of $1,000.00 If your property is residential property (see MCL 205.762) and the State Equalized Value or Taxable Value in contention is: Filing Fee is: $100,000.00 and under $125.00 $100,000.01 to $500,000.00 $200.00 $Over $500,000.00 $300.00 Ifthe property is NOT residential property (see MCL 205.762) and the State Equalized Value or Taxable Value in contention is: Filing Fee Is: $100,000.00 and under $250.00 * Plus $25.00 for each additional parcel, as indicated above. If the property is NOT residential property and the State Equalized Value or Taxable Value in dispute is $100,000.01 or greater the appeal does not qualify for Small Claims. Therefore, an Entire Tribunal petition must be filed. S ig nature *required Petitioner or Attorney/Authorized Rep nt@tive)S Signature: wdc =~ AV 03-19. 2026 rd
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STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSIN GOVERNOR LANSING G AND REGULATORY AFFAIRS MARLON I. BROWN, DPA DIRECTOR MULTIPLE PARCEL ATTACHMENT TO
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STAFFEL
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SC_Notice_of_Docket_Number.2026-04-08_16-53-26.0000.pdfRead complete document text →
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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 5 BY 5 Properties LLC, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 26-000541 City Of Ypsilanti, Respondent. NOTICE OF DOCKET NUMBER TAKE NOTICE that a Small Claims petition has been filed and the above-noted docket number has been assigned to that petition. The assignment of the docket number does not mean that the Tribunal has authority over the petition or that the petition complies with the Tribunal’s rules. The docket number needs to be included on all documents submitted in this case. Respondent shall file an answer to the petition within 28 days of the issuance of a copy of this Notice to Respondent. Tribunal answer forms are available on our website at www.michigan.gov/taxtrib. Respondents must utilize the appropriate answer form. Failure to file the answer within the 28-day time frame may result in the placement of Respondent in default, as provided by TTR 281. Further, an electronic copy of the petition can be reviewed by utilizing the Docket Lookup Search on the Tribunal’s website. By: __Tribunal Clerk_____ Entered: April 8, 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
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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 5 BY 5 Properties LLC, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 26-000541 City Of Ypsilanti, Respondent. NOTICE OF DOCKET NUMBER TAKE NOTICE that a Small Claims petition has been filed and the above-noted docket number has been assigned to that petition. The assignment of the docket number does not mean that the Tribunal has authority over the petition or that the petition complies with the Tribunal’s rules. The docket number needs to be included on all documents submitted in this case. Respondent shall file an answer to the petition within 28 days of the issuance of a copy of this Notice to Respondent. Tribunal answer forms are available on our website at www.michigan.gov/taxtrib. Respondents must utilize the appropriate answer form. Failure to file the answer within the 28-day time frame may result in the placement of Respondent in default, as provided by TTR 281. Further, an electronic copy of the petition can be reviewed by utilizing the Docket Lookup Search on the Tribunal’s website. By: __Tribunal Clerk_____ Entered: April 8, 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
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.
5 by 5 properties.pdfRead complete document text →
Read document text excerpt
Page 1
REC Traninfos4é06 26106460-1 03/23/26 pa Chkhi: £279503390 Ate $275.00 MAR ¢ 5 7026 ey ID: YPSILANTI TOWNSHIP Lt) MICHIGAN TAX TRIBUNAL 2 STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR DIRECTOR LANSING PROPERTY TAX APPEAL PETITION FORM VALUATION / UNCAPPING Do not use this form to appeal Classification, Principal Residence Exemption, Qualified Agricultural Exemption, Other Exemptions, Special Assessments, or Non-Property tax disputes. Pursuant to Tax Tribunal Rule (TTR) 279, you MUST submit a copy of the notice giving rise to the appeal (i.e., Board of Review Decision or other notice) with this petition, if applicable. If you do not submit this document, you may be held in default. Section 1: Petitioner’s Contact Information First Name M.l. Last Name/Company Name 5 by 5 Properties, LLC Mailing Address (No., Street, P.O. Box or Rural Route) 341 Payeur Road City or Town State ZIP Code Ann Arbor Mi 48108 Telephone Number 734-929-6969 Email Address (do not enter unless you want MTT to send all correspondence via email) azarstaffeld@gmail.com Section 2: Petitioner’s Attorney/Authorized Representative’s Contact Information First Name ML Last Name Azar Staffeld Firm Name (if any) Mailing Address (No., Street, P.O. Box or Rural Route) 341 Payeur Road City or Town State ZIP Code Ann Arbor MI 48108 Telephone Number 734-92 9-6 96 9 Email Address (do not enter unless you want MTT to send all correspondence via email) azarstaffeld@gmail.com Section 3: Subject Property Information *use the multiple parcel form for additional, contiguous parcels. How many parcels are you If you are appealing more than one parcel, are they contiguous or adjoining? appealing? W) ves* [J No *#If No, you must file separate appeals for each parcel Property Address (No., Street) 2401 Parkwood Avenue and 2451 Parkwood Avenue City or Town County State ZIP Code Ypsilanti Washtenaw MI 48108
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SE STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Section 4: Check which of the following you are appealing (checkall that apply) [4 True Cash and Taxable Value [/ Taxable Value Only (calculation) [l Uncapping of Taxable Value Section 5: Explain the Reason for this Appeal We purchased two adjacent properties 2401 Parkwood and 2451 Parkwood, Ypsilanti, MI 49198 (Prop. ID: K-11-01-300-024 and K-11-01-300-025) for a TOTAL of $60,000. We are paying $7,833.31 in property taxes for both properties which is 13% of the purchase price every year for taxes. This is Governmental TAKING. Section 6: Jurisdictional Issues Did you protest the assessment at a Board of Review (BOR)? O Yes No If Yes, check which BOR you attended: O March O July O December If No, please check the applicable reason(s): [J Not required to attend [vi] Appealing a purported Clerical Error or Mutual Mistake of Fact (if yes, include explanation in Section 5) Appealing within 35 days of State Tax Commission Order Appealing within 35 days of receipt of Notice of Uncapping [4 other If you checked “other” above, explain: The properties are being taxed at 13% of the value every year plus penalties.
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LTT, VE) int: STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Section 7: Valuation Information *use the multiple parcel form for additional, contiguous parcels. Parcel Number: K-11-01-300-025 Classification of Property: Real L] Personal i (check one) Agricultural [J Commercial J Industrial @ Residential (] ~ Timber-Cutover [1 Developmental [J Utility J (check one) Assessed Value (also known as State Equalized Value) established | Taxable Value established by the Board of Review: by the Board of Review: 70, 200 69,776 What do you believe is the fair market value (also known as true cash value)? 38,580 What do you believe is the assessed value? (multiply true cash What do you believe is the taxable value? (cannot exceed value by .5) 19.290 assessed value) 19 290 y y Fee Information Does the property have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition for all tax years at Issue? [ves I] No If you answered yes to the above question, you are not required to pay any filing fees. If the property does not have a Principal Residence Exemption of at least 50% as of the date of the filing of this petition for all tax years at Issue, the filing fee is based on the greater of the State Equalized Value or Taxable Value in dispute. If you are appealing more than one parcel, the parcel with the highest State Equalized Value or Taxable Value in dispute will be used to determine your filing fee, plus $25.00 will be added for each additional parcel being appealed, not to exceed a total filing fee of $1,000.00 If your property is residential property (see MCL 205.762) and the State Equalized Value or Taxable Value in contention is: Filing Fee is: $100,000.00 and under $125.00 $100,000.01 to $500,000.00 $200.00 $Over $500,000.00 $300.00 Ifthe property is NOT residential property (see MCL 205.762) and the State Equalized Value or Taxable Value in contention is: Filing Fee Is: $100,000.00 and under $250.00 * Plus $25.00 for each additional parcel, as indicated above. If the property is NOT residential property and the State Equalized Value or Taxable Value in dispute is $100,000.01 or greater the appeal does not qualify for Small Claims. Therefore, an Entire Tribunal petition must be filed. S ig nature *required Petitioner or Attorney/Authorized Rep nt@tive)S Signature: wdc =~ AV 03-19. 2026 rd
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STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSIN GOVERNOR LANSING G AND REGULATORY AFFAIRS MARLON I. BROWN, DPA DIRECTOR MULTIPLE PARCEL ATTACHMENT TO
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STAFFEL
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.