Record Finder / 25-002448-TT
Michigan
Main & Fifth Ventures LLC, Petitioner Vs. City Of Royal Oak, Respondent
- Petitioner
- Main & Fifth Ventures LLC
- Respondent
- City Of Royal Oak
Case overview
- Docket number
- 25-002448-TT
- Status
- Disposed
- CaseType
- ET Property
- Division
- ET
- County
- Oakland
- Judge
- No judge assigned
Docket history
| Line # | Subject | Filer | Line Ref | Enter Date/Post Mark | Fee | Related Item |
|---|---|---|---|---|---|---|
| 9 | Order of Dismissal | Not recorded | Not recorded | 05/19/2026 | Not recorded | Download |
| 8 | Motion to Withdraw Appeal was received. | Not recorded | Not recorded | 05/13/2026 | $50.00 | Download |
| 7 | Prehearing General Call | Not recorded | Not recorded | 11/17/2025 | Not recorded | Download |
| 6 | Answer was received | Not recorded | Not recorded | 09/05/2025 | Not recorded | Download |
| 5 | ET Case Info Sheet | Not recorded | Not recorded | 09/05/2025 | Not recorded | Download |
| 4 | Proof of service of petition was received. | PET | Not recorded | 07/29/2025 | Not recorded | Download |
| 3 | Petition has been verified | PET | 1 | 06/17/2025 | Not recorded | Download |
| 2 | Notice of Docket Number ET | Not recorded | Not recorded | 06/17/2025 | Not recorded | Download |
| 1 | A petition was received. | PET | Not recorded | 05/27/2025 | $400.00 | Download |
Documents
Order_of_Dismissal-Joint_Withdraw.2026-05-19_15-01-49.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 Main & Fifth Ventures LLC, Petitioner, MICHIGAN TAX TRIBUNAL ENTIRE TRIBUNAL v MTT Docket No. 25-002448 City Of Royal Oak, Respondent. ORDER GRANTING JOINT MOTION TO WITHDRAW ORDER OF DISMISSAL The Tribunal has reviewed the file in the above-captioned case and finds that the parties have filed a Joint Motion to Withdraw the appeal. Therefore, IT IS ORDERED that the parties’ Joint Motion to Withdraw is GRANTED. IT IS FURTHER ORDERED that this case is DISMISSED. This order resolves all pending issues and closes the case. By:_____________________________________ Patricia L. Halm, Tribunal Chair Entered: May 19, 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 Main & Fifth Ventures LLC, Petitioner, MICHIGAN TAX TRIBUNAL ENTIRE TRIBUNAL v MTT Docket No. 25-002448 City Of Royal Oak, Respondent. ORDER GRANTING JOINT MOTION TO WITHDRAW ORDER OF DISMISSAL The Tribunal has reviewed the file in the above-captioned case and finds that the parties have filed a Joint Motion to Withdraw the appeal. Therefore, IT IS ORDERED that the parties’ Joint Motion to Withdraw is GRANTED. IT IS FURTHER ORDERED that this case is DISMISSED. This order resolves all pending issues and closes the case. By:_____________________________________ Patricia L. Halm, Tribunal Chair Entered: May 19, 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 Main & Fifth Ventures LLC, Petitioner, MICHIGAN TAX TRIBUNAL ENTIRE TRIBUNAL v MTT Docket No. 25-002448 City Of Royal Oak, Respondent. ORDER GRANTING JOINT MOTION TO WITHDRAW ORDER OF DISMISSAL The Tribunal has reviewed the file in the above-captioned case and finds that the parties have filed a Joint Motion to Withdraw the appeal. Therefore, IT IS ORDERED that the parties’ Joint Motion to Withdraw is GRANTED. IT IS FURTHER ORDERED that this case is DISMISSED. This order resolves all pending issues and closes the case. By:_____________________________________ Patricia L. Halm, Tribunal Chair Entered: May 19, 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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25-002448.pdfRead complete document text →
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Traninfo:q606 261219691 06/15/26 Chi: 1957 fut: $50.00 [Dx FOLTER LAW GROUF I0LTA STATE OF MICHIGAN RECEIVED DEPT OF LICENSING & REGULATORY AFFAIRS MICHIGAN TAX TRIBUNAL MAY 1 9 2026 Main & Fifth Ventures, LLC, MICHIGAN TAX TRIBUNAL Petitioner, Docket #: 25-002448 v. PID: 72-25-22-151-001 CITY OF ROYAL OAK, Respondent. Polter Law Group — EPTA Hallahan & Assoc. Stephen Poltet, Esq. Laura Hallahan, Esq. For Petitioner For Respondent 2600 W Big Beaver, Ste L100 1750 S Telegraph, Ste 202 Troy MI, 48084 BH, MI 48302 248-213-6800 248-731-3089 spolter@polterlaw.com Ihallahan@hallahanlaw.com STIPULATION TO WITHDRAW PETITION Petitioner, Main & Fifth Ventures, LLC, and Respondent, City of Royal Oak, through their respective counsel and or authorized representatives, hereby stipulate and agree as follows: 1. Petitioner voluntarily withdraws the above-captioned property tax appeal filed with the MTT concerning the assessment of the property identified hereinabove. 2. The patties agree that this withdrawal resolves all issues raised in this appeal and that no further action by the Tribunal is required or necessaty, except for entry of an order acknowledging such withdrawal.
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5. The individuals executing this Stipulation represent that they are authorized to do so on behalf of their respective parties. Troy, MI Mey (2.2026 A RAY Aden Stephen Polter on behalf J pene Lauta Hallahan on behalf of Respondent
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wabidealih. ERPT/N EXPRESS PROPERTY TAX APPEALS LLC A division of Polter Law Group 2600 W Big Beaver | Ste L100 Troy, M1 48084 US 0
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Prehearing_General_Call.2025-11-17_09-27-10.0000.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 NOTICE OF OCTOBER 16 - 30, 2026 PREHEARING GENERAL CALL AND ORDER OF PROCEDURE Main & Fifth Ventures LLC, Petitioner, v City Of Royal Oak, Respondent. MTT Docket No. 25-002448 Please be advised that 25-002448 has been placed on a two-week Prehearing General Call commencing October 16, 2026. Unless ordered otherwise, parties will be notified at least 28 days before they are scheduled to appear. Scheduling will not necessarily occur in the order in which the cases are listed below. Parties are required to submit a valuation disclosure or written notification that no valuation disclosure is required by the dates indicated herein. A “valuation disclosure” is defined as documentary or other tangible evidence in a property tax proceeding that a party relies upon in support of the party’s contention as to the true cash value of the subject property or any portion thereof and contains the party’s value conclusion and data, valuation methodology, analysis or reasoning. See TTR 203 and TTR 241. Users who file documents with the Tribunal are advised that filed documents are public records and will appear for public viewing on the Tribunal’s Tax Docket Lookup. If a user wishes to file a document for consideration by the Tribunal and prevent its publication on the Tax Docket Lookup, the user MUST file a Motion for Protective Order under MCR 2.302(C)(8). If a Protective Order is issued, documents covered by the order will not be published. Documents filed prior to the issuance of a Protective Order will be published. In accordance with MCR 1.109(D)(9) and TTR 209, the responsibility for excluding or redacting personal identifying information (PII) from all documents filed with or offered to the Tribunal rests solely with the parties and their attorneys. The Tribunal is not responsible for or required to review, redact, or screen documents at the time of filing for PII whether filed electronically or on paper. A party, representative, or interested person (i.e. third party not part of an appeal) may request that the Tribunal redact PII contained in a previously filed document by submitting a Request for Redactions. The Request for Redactions form is available on the Entire Tribunal and Small Claims pages of the Tribunal’s website. Please refer to the Tribunal’s FAQs and Glossary of Terms pages on the Tribunal’s website for more information.
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MTT Docket No. 25-002448 Page 2 of 3 IT IS ORDERED that the parties shall: a. If no valuation disclosure is required, notify the Tribunal and the opposing parties in writing within 21 days of entry of this order that no valuation disclosure is being filed. The notice shall indicate the reason or reasons why no valuation disclosure is required (i.e., exemption claim, etc.). b. If a valuation disclosure is required, file and exchange their valuation disclosures by June 22, 2026. Valuation disclosures will not be admitted into evidence unless disclosed and furnished in accordance with this order (even though admissible) except upon a finding of good cause by the Tribunal. IT IS FURTHER ORDERED that the parties shall file and exchange their Prehearing Statements by June 22, 2026. Witnesses, with the exception of rebuttal witnesses, will not be allowed to testify unless disclosed in the Prehearing Statement and the Prehearing Statement is furnished in accordance with this order except upon a finding of good cause by the Tribunal. Failure to file the Prehearing Statement may result in holding a party or parties in default. See TTR 237. IT IS FURTHER ORDERED that “Pre-Valuation Disclosure” discovery is CLOSED on June 22, 2026, which means all discovery has been requested, all Motions to Compel have been filed, and all requested or ordered discovery has been exchanged by that date. Discovery relative to the valuation disclosure prepared for purposes of litigating this case or the valuation expert that prepared that valuation disclosure is not permitted during “Pre-Valuation Disclosure” discovery. IT IS FURTHER ORDERED that “Post-Valuation Disclosure” discovery is CLOSED on October 16, 2026, which means all discovery has been requested, all Motions to Compel have been filed, and all requested or ordered discovery has been exchanged by that date. “Post-Valuation Disclosure” discovery is limited to the opposing party’s valuation disclosure, the opposing party’s valuation expert, and the witnesses identified on the opposing party’s Prehearing Statement. IT IS FURTHER ORDERED that if this case is not scheduled for a date certain prehearing conference during the time frame indicated it may be scheduled for a date certain prehearing conference at any time subsequent to the completion date for this Prehearing General Call. Parties will, however, be notified in writing approximately one week before they are scheduled to appear. By:_____________________________________ Patricia L. Halm, Tribunal Chair Entered: November 17, 2025
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MTT Docket No. 25-002448 Page 3 of 3 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 provide 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 NOTICE OF OCTOBER 16 - 30, 2026 PREHEARING GENERAL CALL AND ORDER
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MTT
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M
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Answer_Main&Fifth_FINAL.pdfRead complete document text →
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STATE OF MICHIGAN MICHIGAN TAX TRIBUNAL MAIN & FIFTH VENTURES LLC, Petitioner, v CITY OF ROYAL OAK, Respondent. MTT Docket No. 25-002448 Parcel No. 72-25-22-151-001 _____________________________________________________________________________/ STEPHEN POLTER POLTER LAW GROUP Attorney for Petitioner 2600 W. Big Beaver, Suite L100 Troy, MI 48084 (248) 213-6800 LAURA M. HALLAHAN (P42101) SETH A. O’LOUGHLIN (P80257) KELSEA M. MELCHER (P85821) HALLAHAN & ASSOCIATES, P.C. Attorneys for Respondent 1750 S. Telegraph Road, Suite 202 Bloomfield Hills, MI 48302 (248) 731-3089 _____________________________________________________________________________/ ANSWER TO PETITION AND AFFIRMATIVE DEFENSES ANSWER Respondent, City of Royal Oak, by and through its attorneys, Hallahan & Associates, P.C., responds to the allegations made in Petitioner’s Petition as follows: 1. Respondent admits the allegations in Paragraph 1. 2. Respondent admits the allegations in Paragraph 2. 3. Respondent neither admits nor denies the allegations in Paragraph 3 for the reason that no statement is made and, thus, no responsive pleading is required. 4. Respondent neither admits nor denies the allegations in Paragraph 4 for the reason that no statement is made and, thus, no responsive pleading is required. 5. Respondent neither admits nor denies the allegations in Paragraph 5 for the reason that no statement is made and, thus, no responsive pleading is required.
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Entire Tribunal Property Tax Answer Page 2 of 5 6. Respondent admits the allegations in Paragraph 6. 7. Respondent neither admits nor denies the allegations in Paragraph 7 for the reason that no statement is made and, thus, no responsive pleading is required. 8. Respondent neither admits nor denies the allegations in Paragraph 8 for the reason that no statement is made and, thus, no responsive pleading is required. 9. Respondent neither admits nor denies the allegations in Paragraph 9 for the reason that no statement is made and, thus, no responsive pleading is required. 10. Respondent admits the subject property is located in Oakland County and identified the subject property’s address as 501 S. Main Street, Royal Oak, MI. 11. Respondent admits the assessment identified at issue was established by the City of Royal Oak. 12. Respondent lacks the information and knowledge necessary to respond to the truth of the allegations set forth in Paragraph 12 and, therefore, leaves Petitioner to its proofs. 13. Respondent acknowledges Petitioner’s beliefs as to the issues in this appeal but denies that those issues have merit and further denies that Petitioner is entitled to any relief. 14. Respondent acknowledges Petitioner’s belief as to an issue with the 2025 tax year but denies any issue with the identified tax year. 15. Respondent neither admits nor denies the allegations in Paragraph 15 for the reason that no statement is made and, thus, no responsive pleading is required. 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 $3,111,140 $1,555,570 $1,555,570 17. Respondent contends that the values for the property identified above are: Tax Year True Cash Value State Equalized Value Taxable Value 2025 $3,111,140 $1,555,570 $1,555,570 18. The values in dispute for the property identified above are: Tax Year True Cash Value State Equalized Value Taxable Value 2025 $0 $0 $0
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Entire Tribunal Property Tax Answer Page 3 of 5 19. Petitioner is not entitled to the relief requested in Paragraph 19 for the reason that Petitioner’s amounts do not reflect the accurate valuations for this property. In further answer, the assessed, state equalized and/or taxable values do not exceed permitted amounts, do not exceed the percentage for true cash value permitted by law, were correctly determined and are based upon correct application of proper principles, and the values and Respondent’s mode of assessment are non-discriminatory and constitutional. 20. Respondent denies the attached BOV offers credible support for the value contentions set forth by Petitioner nor does it offer credible support for any type of reduction in the subject property’s 2025 assessment. Furthermore, the assessed, state equalized and/or taxable values do not exceed permitted amounts, do not exceed the percentage for true cash value permitted by law, were correctly determined and are based upon correct application of proper principles, and the values and Respondent’s mode of assessment are non-discriminatory and constitutional. WHEREFORE, Respondent, City of Royal Oak, requests the Tribunal dismiss the Petition, affirm Respondent’s assessed and taxable values, subject to county and state equalization, and award Respondent its costs and attorney fees. HALLAHAN & ASSOCIATES, P.C. /s/Laura M. Hallahan_________________ LAURA M. HALLAHAN (P42101) SETH A. O’LOUGHLIN (P80257) KELSEA M. MELCHER (P85821) Attorneys for Respondent 1750 S. Telegraph Road, Suite 202 Bloomfield Hills, MI 48302 Dated: September 5, 2025 (248) 731-3089 AFFIRMATIVE DEFENSES Respondent, City of Royal Oak, asserts the following affirmative defenses: 1. Petitioner fails to allege specific and sufficient facts to set forth a cause of action against Respondent and to support its claim for relief. 2. The Tribunal is charged with finding a property’s true cash value to determine the property’s lawful assessment. Alhi Development Co v Orion Twp, 110 Mich App 764, 767 (1981).
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Entire Tribunal Property Tax Answer Page 4 of 5 3. Petitioner has the burden of establishing the property’s true cash value. See MCL 205.737(3) and Kern v Pontiac Twp, 93 Mich App 612 (1974). 4. Petitioner has failed to allege specific and
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Entire
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10._Entire_Tribunal_Case_Information_Sheet_Must_Upload_Answer_.84fef0e1-95e5-4213-ba1a-0a518e21e51d.pdfRead complete document text →
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING ORLENE HAWKS DIRECTOR Entire Tribunal Case Information Sheet - Respondent MOAHR DOCKET NO. 25-002448 Section 1: Respondent’s Contact Information Filer Type: Local Unit of Government City Of Royal Oak (OAKLAND) Local Unit of Government/First Name M.I. Last Name Home Address (No., Street, P.O. Box or Rural Route) City or Town State Michigan ZIP Code Telephone Number Fax 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 Laura M.I. M Last Name Hallahan Firm Name (if any) Hallahan & Associates, P.C. Address (No., Street, P.O. Box or Rural Route) 1750 S. Telegraph Road, Suite 202 City or Town Bloomfield Hills State Michigan ZIP Code 48302 Telephone Number 248-731-3087 Fax Number E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail) MTT@hallahanlaw.com Electronic Signature *Typing your name below will serve as your signature Respondent or Authorized Attorney/Representative’s Signature: Kelsea M. Melcher /s/
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RECEIVED JUL 29 2025 MICH] STATE OF MICHIGAN GAN TAX TRIBUNAL GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Main & Fifth Ventures LLC , MICHIGAN TAX TRIBUNAL Petitioner(s) \ MTT Docket No.25-002448 City of Royal Oak , Respondent(s) PROOF OF SERVICE FOR PROPERTY TAX PETITION *To be filed after the Tribunal issues the Notice of Docket Number* Stephen Polter states that on July 77.2025 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): 203 S Troy St, Royal Oak, MI 48067 2. City Clerk or Township Supervisor/Clerk (via certified mail): 203 S Troy St, Royal Oak, MI 48067 3. County Equalization Director (via first class mail or personal service): 250 Elizabeth Lake Rd # 1000W, Pontiac, MI 48341 4. County Clerk (via first class mail or personal service): 1200 N Telegraph Building #12E, Pontiac, MI 48341 5. Secretary of the local school board (via first class mail or personal service): 800 De Villen Ave, Royal Oak, MI 48073 6. State Treasurer (via first class mail): Michigan Department of Treasury, State Treasurer
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Polter Lad Cre -EFTR sessed IRC : a a ASAE —- A <_ ew
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Main & Fifth Ventures LLC.pdfRead complete document text →
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RECEIVED JUN 02 2025 MICHIGAN TAX TRIBUNAL STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Main & Fifth Ventures LLC Petitioner(s) ; MICHIGAN TAX TRIBUNAL v MTT Docket No. City of RO , Respondent(s) ENTIRE TRIBUNAL PROPERTY TAX PETITION 1. Property Parcel No: 72-256-22-151-001 (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 201Comm
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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): 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 Tribunals authority over the assessment or assessments at issue (attach additional page if necessary): The property or properties at issue are located in Oakland County. The property or properties’ address is: 501-505 S Main St. RO, MI The assessment or assessments at issue were established by the (applicable local governmental unit): RO Petitioner's legal residence or principal office address is: Main 5th Ventures LLC 7091 Orchard Lk Rd., Ste 260 WB MI 48322 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 vears (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 3,111,140 1,655,570 1,555,570 17. Petitioner contends that the values for the property identified above are: Tax Year True Cash Value State Equalized Value Taxable Value 2025 2,400,000 1,200,000 1,200,000 18. The values in dispute for the property identified above are: Tax Year True Cash Value State Equalized Value Taxable Value 2025 711,140 355,570 355,570 19. Petitioner requests the following relief (attach additional page if necessary): Reduction of TCV and accordingly AV/TV to more reflect these accurate figures based on comps, condition, income, vacancy (vacant Rite Aid with $0 income), etc.
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MTT Docket No. Page 4 of 4 er's Authorized Representative or, if none, Petitioner: i Authorized Representative or, if none, Petitioner: Stephen Polter Email Address: spolter@polterlaw.com Mailing Address: 2600 W Big Beaver, Ste L100, Troy, MI 48084 Telephone Number: 248-213-6800 Date: May 25, 2025
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RE EE TY RR TY TY TT TS EY RIESE] SPARTAN REAL ESTATE SERVICES COMMERCIAL Commercial Real Estate Evaluation Property: 501 S Main St, Royal Oak, MI 48067 Please Note: This report was completed with the following assumptions. Market Approach: Market Value Exposure Time: Typical Important additional information relating to this report, including use and comparative properties are attached to this report. Address: 501 S Main St, Royal Oak, MI 48067 Order ID: 5015182025 Property ID: 72-25-22-151-001 Date of Report: 05/18/2025 APN: 72-25-22-151-001 Property Overview: Property Type Mixed Office/Retail ~~ Gross Building Area (GBA) 10245 SF Current Use Mixed Office/Retail ~~ General Property Condition Good Projected Use Mixed Office/Retail ~~ Estimated Exterior Repair Cost $0 Occupancy Mixed Office/Retail ~~ Estimated Interior Repair Cost $0 # of Buildings / Units 2/3 Total Estimated Repair $0 Average Unit Size 10245 SF Extent of Inspection Desktop Only Year Built 2024 Lot Size: .15 acres
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Neighborhood & Market Data: Location Type Urban Predominant Property Type in Area Commercial Typical Property Condition in Area Average Predominant Occupancy Owner Occupancy Rate Stable Current Market Vacancy Rate 0-5% Overall Real Estate Values Stable Market for this property type Stable Neighborhood Comments The subject's neighborhood is the CBD of the city of Royal Oak. The area is a mix of commercial and multi-family properties. Site Description: Zoning CBD Accessibility/Visibility Good Data Source Public Records Parking City Lot only Zoning Description Commercial Subject Use Legal Conclusion of Highest and Best Use: Mixed Use Site Comments: The subject is a redevelopment with first floor retail and second floor office. There is no parking on-site. Subject located in the CBD of the city of Royal Oak.
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Comps Comments: The subject’s acreage and property type required searching in a larger market area. Sold #1: 22600 Woodward Ave, Ferndale, Ml,
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Bro
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ET_Notice_of_Docket_Number.2025-06-17_09-37-09.0000.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 Main & Fifth Ventures LLC, Petitioner, MICHIGAN TAX TRIBUNAL v MTT Docket No.: 25-002448 City Of Royal Oak, 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: June 17, 2025 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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Main & Fifth Ventures LLC.pdfRead complete document text →
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RECEIVED JUN 02 2025 MICHIGAN TAX TRIBUNAL STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Main & Fifth Ventures LLC Petitioner(s) ; MICHIGAN TAX TRIBUNAL v MTT Docket No. City of RO , Respondent(s) ENTIRE TRIBUNAL PROPERTY TAX PETITION 1. Property Parcel No: 72-256-22-151-001 (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 201Comm
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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): 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 Tribunals authority over the assessment or assessments at issue (attach additional page if necessary): The property or properties at issue are located in Oakland County. The property or properties’ address is: 501-505 S Main St. RO, MI The assessment or assessments at issue were established by the (applicable local governmental unit): RO Petitioner's legal residence or principal office address is: Main 5th Ventures LLC 7091 Orchard Lk Rd., Ste 260 WB MI 48322 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 vears (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 3,111,140 1,655,570 1,555,570 17. Petitioner contends that the values for the property identified above are: Tax Year True Cash Value State Equalized Value Taxable Value 2025 2,400,000 1,200,000 1,200,000 18. The values in dispute for the property identified above are: Tax Year True Cash Value State Equalized Value Taxable Value 2025 711,140 355,570 355,570 19. Petitioner requests the following relief (attach additional page if necessary): Reduction of TCV and accordingly AV/TV to more reflect these accurate figures based on comps, condition, income, vacancy (vacant Rite Aid with $0 income), etc.
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MTT Docket No. Page 4 of 4 er's Authorized Representative or, if none, Petitioner: i Authorized Representative or, if none, Petitioner: Stephen Polter Email Address: spolter@polterlaw.com Mailing Address: 2600 W Big Beaver, Ste L100, Troy, MI 48084 Telephone Number: 248-213-6800 Date: May 25, 2025
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RE EE TY RR TY TY TT TS EY RIESE] SPARTAN REAL ESTATE SERVICES COMMERCIAL Commercial Real Estate Evaluation Property: 501 S Main St, Royal Oak, MI 48067 Please Note: This report was completed with the following assumptions. Market Approach: Market Value Exposure Time: Typical Important additional information relating to this report, including use and comparative properties are attached to this report. Address: 501 S Main St, Royal Oak, MI 48067 Order ID: 5015182025 Property ID: 72-25-22-151-001 Date of Report: 05/18/2025 APN: 72-25-22-151-001 Property Overview: Property Type Mixed Office/Retail ~~ Gross Building Area (GBA) 10245 SF Current Use Mixed Office/Retail ~~ General Property Condition Good Projected Use Mixed Office/Retail ~~ Estimated Exterior Repair Cost $0 Occupancy Mixed Office/Retail ~~ Estimated Interior Repair Cost $0 # of Buildings / Units 2/3 Total Estimated Repair $0 Average Unit Size 10245 SF Extent of Inspection Desktop Only Year Built 2024 Lot Size: .15 acres
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Neighborhood & Market Data: Location Type Urban Predominant Property Type in Area Commercial Typical Property Condition in Area Average Predominant Occupancy Owner Occupancy Rate Stable Current Market Vacancy Rate 0-5% Overall Real Estate Values Stable Market for this property type Stable Neighborhood Comments The subject's neighborhood is the CBD of the city of Royal Oak. The area is a mix of commercial and multi-family properties. Site Description: Zoning CBD Accessibility/Visibility Good Data Source Public Records Parking City Lot only Zoning Description Commercial Subject Use Legal Conclusion of Highest and Best Use: Mixed Use Site Comments: The subject is a redevelopment with first floor retail and second floor office. There is no parking on-site. Subject located in the CBD of the city of Royal Oak.
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Comps Comments: The subject’s acreage and property type required searching in a larger market area. Sold #1: 22600 Woodward Ave, Ferndale, Ml,
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