Record Finder / 26-002750-TT
Michigan
Wafa I Abdal Petitioner V City Of Detroit Respondent
- Petitioner
- Wafa I Abdal
- Respondent
- City Of Detroit
Case overview
- Docket number
- 26-002750-TT
- Status
- Disposed
- CaseType
- SC Property
- Division
- Small Claims Division
- County
- Wayne
- Judge
- No judge assigned
Docket history
| Line # | Subject | Filer | Line Ref | Enter Date/Post Mark | Fee | Related Item |
|---|---|---|---|---|---|---|
| 6 | Order of Dismissal | Not recorded | Not recorded | 09/29/2026 | Not recorded | Download |
| 5 | Petition has been verified | PET | 1 | 09/29/2026 | Not recorded | Download |
| Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Download |
| 4 | Order Granting Petitioner's Fee Waiver Request | Not recorded | 2 | 09/28/2026 | Not recorded | Download |
| 3 | Notice of Docket Number SC | Not recorded | Not recorded | 09/22/2026 | Not recorded | Download |
| 2 | A request for waiver of fees was filed. | Not recorded | Not recorded | 07/22/2026 | Not recorded | Download |
| 1 | A petition was received. | PET | Not recorded | 07/22/2026 | Not recorded | Download |
| Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Download |
Documents
Order_of_Dismissal.2026-09-29_13-56-19.pdfRead complete document text →
Read document text excerpt
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 Wafa I Abdal, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 26-002750 City of Detroit, Respondent. ORDER OF DISMISSAL The Tribunal has considered the file in this 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.
Page 2
MTT Docket No. 26-002750 Page 2 of 2 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: /s/ Patricia L. Halm Entered: September 29, 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
Page 3
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 Wafa I Abdal, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 26-002750 City of Detroit, Respondent. ORDER OF DISMISSAL The Tribunal has considered the file in this 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.
Page 4
MTT Docket No. 26-002750 Page 2 of 2 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: /s/ Patricia L. Halm Entered: September 29, 2026 PROOF OF SERVICE I certify
Page 5
STAT
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.
Vacant Building Supporting Photos.pdfRead complete document text →
Read document text excerpt
Page 1
1 of 21 AT WA 0 5 Nf 3 = J 3 —— E) i Fete JE == == BY) 44 LR Ll 3s eke fo ro 1 | a, » fe J =. oa 5 1of21
Page 2
2 of 21 aw CP LA = y i’ Fg 3 = \ ih uss? = J 3 i} gi A 4 9) Ae Fi os \ bo Zt Se 7 1% = 7 A CT ed a 3 % ST Et 7 TS A 7 1) =z i 15 1) HE lef Co 74 Pe A i», fl nt it us i] Jo an Ff Ew, b's ei Bb lI E 5, » FES] Hs a SE an = a Pw it ~~] » | | ae hh kr 20f21
Page 3
3 of 21 == a hl He ie = bh pu / = Ih RN i) == rt ps: x2 gh: 6 a Sr 42 a — jas= — AY i ® x # a= = =a Cy br RET B= j= = me es i a = = 2 eT =r 3 i= a" or = Dy Yo = ST rT 14299. — 3 — = =| pa TT mint = A) a = Bil |} i “T Hoa i EE ih | WEY i 0 a S— off _~ =H —— —— = ——e T= —_ = a IN Sri, c= in he TC et Sn — 0 5 oh he 9: = fet a Le i a 3 % es 5 ge a > 3 i% 2 os 53 a Tae = = x SER =2 i 5 re oy pr ty ie 3 5 £8 i 7%: Ye as = veal i: Bali S Cs = i Lo i i Py ES % Ee ia hs SE or p= 5 B55 2 ol pr oF = % Rn 5 5) 2, = iy ie Som So Soe 2 55 os Ne 22 > gre iE Re Re i “3% 3 i= Rs % <3 a= £ Joa £2 ht 23 ow Ss Zr Bi = = = Se ES yc pi ERR Any i i £3 i s. 23 5 Sd 55 oN ee ROS ek LY 2 st 5 >) Ene, LP 3 He = BS =. ¥ = 25 Th ne nS 5 22 Bat 3% ~ 5 gs a SR 5, 2 = > - “ = 23 Se 3, = 3 = 3 3 “5 v- 0% PAPE Th o & No oats = L %, = Be = = BTA i = = = 5 = ot x5 3 os oe a5 oh Ra SE, 2 = 2 = 5 T's hd 2 Tay a or 2 iz Tig 3 7 av aoa 7s ~ & Rah £5 5S 5 2 a we £2 = ae Ne ai re Sis i 5 Th Sod 2 A a sw < 3 as 1 So Fa ws ee 3 Pats 0 3 hes js et Ne 4 2) te sel oh a H Fu 5 3% 2a LH Fad 30f21
Page 4
4 of 21 = = — | - = fl a 14 | 1 A | - or | Ci | = it I ra i IN J 5 ee | 1 = ———— i qi Ka. N TAD 3 oo 11) A n 4 (3 ” Vind br Hos 5 i A i ae eat AS Ap yi £4 ou pA ah £ Ft A i my jo 2: i 2 Fir Wie EO 9% a 7 iW & Er << os As x ¥ Ai Sit ha EY 14) 5 P £2 NG A he) EA 3 w ENE NT Bf py qr AN Fe <7 BES pe SZ fo hE 5 ok fe wn iy 52 % 7 Ih a 0 NL Ni A Bb 32 SAN Js x bh 72 WN fl IZ 1 LN 5 SSR Mo: =z NJ NES A | VIE 4 & Es i Wea & bs UR fo v A 7 Wey 44: ) ges RQ FRA ws Alte Gl 7 \ v2 5 (0 [ Air i N / Ne 5d +e hi wi 40f21
Page 5
5 of 21 A) Eh —— CON 3 % Ne Fa NE: — a <e 9, [ Bi So w 8x a. Git \ — \ a W \ he | WA fo \ : Pn 7 Y a 2 i) RECA ie 14 SN 4 Ni £ 5 Li yA A243 A A il 7% in ty Za 4 id i ay a SF i St A 3h <4) 7 1 0 i be BS 3) 4% Ql Soy = 8 V1 £2, [528 WN +5 aX, ag u ¢ @ Fo = or oC hy oi AY Val te Fil hia LA X A wh & "4 NA 5, iid J. x He = A i J 5 fi FA) YX) ro Pt x Xe Ji i] Te = Lp vo? tov SER 50f21
Page 6
6 of 21 Loa @ ¥ ? IN NN Vv 1 Wa be ar ay & ZT “~~ = RE SY = YR —& AX La 3 5 = =n, > (cS Eo as £ or pd 4 Siow pa | «of PEC ERD © oe § o ar ha ZN eo A gt #T He Ps p-2 fs NRA 5 BE 6" A a FY rN Ay Ua" & Bk i ’/ LV x A +5 LR \7 Ra A A \ oR a 4 XS v4 NE a “J 3 ei = or RR 52 Ah 52 Si; Se Arg Ne, ge 5 03, Ny Cai 9 ee 0 ow. SE) De al = AE 2 In 7 9 he <2 i fish Zn Je SE AN NN = NN 7 F Is be AN Ps = ba SR hh 17% a Yo A x = a HAIR oe 33 ANY HA Th NS NY XY Ng WN 2 5 8 fit N A ZEN TRAN Us) A CC 7, al Pf = AS) 60f 21
Page 7
7 of 21 i = — = €] 777} Fg WY 7 = a TR - A 5; BG EXP 2 GC | mm - - wd 2 Re c= in 5 ws os. # = 3 5 io i = XS we #3 ot, a 24 he. So. i= & ES RIAL ¥as 5 . i oN a Se Tig: ie Si nn ns on 3M X. Frets HE ® io Fe aw i Ta vi oz: 2 Ne £7 = ®, om Ae b3 Pu = Ms 5 vi < Sap IAL E 7 7 73: Bi os a a 4 a > wine NY & = vz # 7 #1 yo % x ’ Ly hz Lr as a> SE he i 5 & 7 &s Sarton) 3 Z = i 5 3, Ed 5 3 a & 7 2a 5 oi Sa ah 7 of 21
Page 8
8 of 21 aN | TEE TTT, Ed — CC —— Ey » x ok ao * = ——— - BB <a = = -s 8of21
Page 9
9 of 21
Page 10
10 of 21 10 of 21
Page 11
11 of 21 11o0f21
Page 12
12 of 21 12 of 21
Page 13
13 of 21 i il it \) \ | i \l | | 13 of 21
Page 14
14 of 21 hh oN i 4 = v | J = = —— —- == = J G 1 24 AL 3 pe” S, “in ]] ISAs a 3 Ee G5 7¢ a fs >: ~~ 70% wi Ne ras VR 0s od 14 of 21
Page 15
15 of 21 150f 21
Page 16
16 of 21 = - — 16 of 21
Page 17
17 of 21 17 of 21
Page 18
18 of 21
5d
¥
*
pe}
3 &
¥y
»
a
3
a
fed
ie
w
os
25)
i
he
a
-
a
%
a
FY
€
oA
A
ws
I
hgh
W
i o
7
LE]
Tu
he
#4
NC
19%
-
US
|
wii
Foe
i.
[a sd
7 pe a
U4) aa
5
By
23%
oi
fe
ack
7S
———
i
®
ds
nF
i
J
Be
=~
=
os
Ey)
i
Ti
348
i
7
fi
RN
i)
4A
7
WN
S
A
Sy
EA
WARS
rif
5
/
z {1/2
2]
BD
Ll
TH
—
5)
FY
7
[
i
\!
Nl
sll i A
-
A:
A
i!
;
Neryl
¥
Au
i
&
R
Fr
ANT
)
i
8 {No
as
i
yA
A
i
ati
18 of 21Page 19
19 of 21 2) Vz oN J Ax AF a ¥, A) Xb 1 \ \, 7 J 3 Nl 1 8? tr (J / “ AEN ll o Fs 475 7 i i] es =i a pe — — eee | wu ean 3 Po * a i 2. PF — at > > 5 Ses LE Sai - <= 19 of 21
Page 20
20 of 21
Vay
Seas
23
Pd
CEN
FT
PR
f
1 2,
Aa
S
WN
4
LY
od
Be"
~
&
Ad
Er gk
[®
RL
iw
J
wit
£4
et,
pe
{7
i
§
A
%
on
“ae
Joi
Ed
A
Hy
2
Pos
*
TR
NL
("A
%
ay
|
4
A
VN
FX]
§
4
a
ES
a
gi
A At
He
i
Fra
Y
o
2
wo
4%
NY
bh
I
in
7,
Pl
Noi
iN
&Y
Re.
J
4
“4
Uae Na:
5
. Fd
-
ea]
% CR
8% mp0
i
N;
we
Rg
»
at
Yes
Rl
24
Ye,
87%
23
&
LS
BV
a
4%
pr
i
SF
Ee
i)
A
J
A" ae
My,
<=
<
he
kt, by
=
carl, |
toes
>
Te.
[
X7
pePage 21
2
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.
scpetition_valuation.pdfRead complete document text →
Read document text excerpt
Page 1
STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 1 of 4 PROPERTY TAX APPEAL PETITION FORM VALUATION / UNCAPPING APPEAL MTT DOCKET NO. Petitioner’s Contact Information: Filer Type: Individual Local Unit of Government: First Name Wafa M.I. I Last Name Abdal Mailing Address (No., Street, P.O. Box or Rural Route) 7454 Brynmawr Ct City or Town West Bloomfield State Michigan ZIP Code 48322 Telephone Number 2485041125 E-mail Address andre.n.anton1984@gmail.com Subject Property Information: How many parcels are you appealing? 1 If you are appealing more than one parcel, are they contiguous or adjoining? *If no, you must file separate appeals for each parcel Yes Property Address (No., Street) 14299 Houston Whittier St City or Town West Bloomfield County Wayne State Michigan ZIP Code 48205 Taxing Authority (City or Township) Detroit Finance Department Income Tax Division Check which of the following you are appealing: (check all that apply) True Cash and Taxable Values Please Explain the Reason for this Appeal:
Page 2
STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 2 of 4 The property has been registered as vacant since 2016 and has remained vacant for nearly ten years. The surrounding neighborhood consists largely of vacant land and open fields, with relatively few occupied homes in the immediate area. Much of the original housing stock has been demolished, abandoned, or left uninhabitable. On many nearby side streets, only one to four occupied homes remain among numerous vacant lots. There are approximately five houses on the block where the property is located, and three of those houses are vacant and vandalized. These conditions have a substantial negative effect on the property’s desirability, marketability, and true cash value. I have owned the building for more than forty years. During the past nine years in particular, I have experienced considerable difficulty selling it because of the condition of the surrounding area. The neighborhood has suffered from prolonged neglect, including inadequate street lighting, poorly maintained sidewalks, overgrown vacant lots, and the accumulation of garbage and debris. These conditions have contributed to repeated financial losses and have significantly impaired the property’s marketability. I have deep affection for the City of Detroit and have served and supported this community for many years. For approximately fourteen years, I have remained hopeful that the anticipated improvements and revitalization of this area would materialize. Unfortunately, despite my continued commitment to the property and the community, the surrounding conditions have not meaningfully improved and have continued to diminish the property’s usability and market value. A vacant and vandalized building owned by the City remained behind my property for approximately thirty years before it was recently demolished. Even after the demolition, discarded tires, garbage, and other debris have remained in the surrounding area near my building. There is also another vacant and deteriorated building across the street that has remained in substantially the same condition for approximately five years. I have repeatedly attempted to report these conditions to the City, but my concerns have not been meaningfully addressed. On one occasion, I was told to focus on my own property, despite the direct effect that surrounding City-owned and neglected properties have had on the value and marketability of my building. I have also experienced difficulty reaching the appropriate department by telephone to report these ongoing conditions. The building itself is severely distressed. It has no electrical wiring, mechanical systems, functioning windows, exterior doors, bathroom, or other essential building systems. It currently consists primarily of four exterior walls, a roof, and boarded openings. It cannot legally or practically be occupied or operated in its present condition. The property requires substantial rehabilitation before it can be used. Based on estimates I have received, the necessary repairs and improvements would cost approximately $80,000 to $90,000. Because of the building’s physical condition, prolonged vacancy, required rehabilitation, and the depressed condition of the surrounding area, I believe its true cash value is substantially lower than the value reflected in the current assessment. The assessed value appears to exceed 50 percent of the property’s actual true cash value and does not adequately account for the property’s deterioration, deferred maintenance, lack of functioning systems, limited marketability, and location. I respectfully request that the reviewing authority consider comparable sales of similarly distressed commercial properties in the immediate area, inspect the property, and reduce the assessed value to reflect its actual market value. I have received one offer of approximately $40,000 and a more recent offer of approximately $60,000. These offers further demonstrate the limited value that the market places on the property in its current condition. I am submitting photographs of the building’s interior and exterior, along with photographs showing the surrounding neighborhood, vacant land, abandoned structures, and accumulated debris, in support of my appeal. I am also respectfully requesting that my late appeal be accepted because I relied upon incorrect information provided to me by City of Detroit personnel. In March 2026, I went to the appropriate City of Detroit office seeking to challenge the assessment. I was given paperwork and was told that, because the property was commercial, I should return in July to submit it. I was specifically informed that commercial properties were not reviewed during the March process. Relying on those instructions, I returned in July to submit
Page 3
ST
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.
26-002750 Fee Waiver_Grant.pdfRead complete document text →
Read document text excerpt
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 Wafa I Abdal, MICHIGAN TAX TRIBUNAL Petitioner, SMALL CLAIMS DIVISION v MTT Docket No. 26-002750 City of Detroit, Presiding Judge Respondent. Patricia L. Halm ORDER GRANTING PETITIONER’S FEE WAIVER REQUEST On July 22, 2026, Petitioner filed a fee waiver request with the Tribunal. The request indicates that fees should be waived for the above-captioned case because Petitioner receives assistance through the State of Michigan’s Food Service Program, known as FAP or SNAP. The Tribunal has considered the request and the case file and finds that Petitioner has shown good cause to grant the request. Therefore, IT IS ORDERED that Petitioner’s Fee Waiver Request is GRANTED. Entered: September 28, 2026 By: /s/ Patricia L. Halm kac 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.
SC_Notice_of_Docket_Number.2026-09-22_09-08-00.pdfRead complete document text →
Read document text excerpt
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 Wafa I Abdal, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 26-002750 City of Detroit, 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: 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
Page 2
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 Wafa I Abdal, Petitioner, MICHIGAN TAX TRIBUNAL SMALL CLAIMS DIVISION v MTT Docket No. 26-002750 City of Detroit, 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: 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
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.
Filing Waiver.pdfRead complete document text →
Read document text excerpt
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 _________________________ Petitioner(s) v MTT Docket No. _____________ _________________________ Request Date: _________________ Respondent(s) FEE WAIVER REQUEST Instructions: Complete this form and file it with the Tribunal. I request a waiver of filing fees for the following reason (check only one of 1, 2, or 3): 1. ☐ I receive the following type(s) of public assistance because of indigence: ☐ Food Assistance Program through the State of Michigan (known as FAP or SNAP) ☐ Medicaid (including Healthy Michigan, CHIP, and ESO) ☐ Family Independence Program through State of Michigan (known as FIP or TANF) ☐ Women, Infants, and Children benefits (WIC) ☐ Supplemental Security Income through the federal government (SSI) ☐ Other means-tested public assistance ____________________________ 2. ☐ I am represented by a legal services program, or I receive assistance from a law school clinic because of indigence. The name of the legal services program or law school clinic is: ___________________________________ 3. ☐ I am unable to pay the fees and I did not check item 1 or 2. My gross household income is $______ every ___________ (week/two weeks/month/year) The number of people in my household is ________. My source of income is _____________________________ List assets and their worth, such as bank accounts. If you need more space, attach a separate sheet: ______________________________________________________ List obligations and how much you pay, such as rent or other debts. If you need more space, attach a separate sheet: _________________________________________ I declare under the penalties of perjury that this request has been examined by me and that its contents are true to the best of my information, knowledge, and belief. _____________________________________ ________________________ Signature Date Wafa Anton-Abdal Wafa Anton-Abdal July 22nd, 2026
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.
Vacant Building Supporting Photos.pdfRead complete document text →
Read document text excerpt
Page 1
1 of 21 AT WA 0 5 Nf 3 = J 3 —— E) i Fete JE == == BY) 44 LR Ll 3s eke fo ro 1 | a, » fe J =. oa 5 1of21
Page 2
2 of 21 aw CP LA = y i’ Fg 3 = \ ih uss? = J 3 i} gi A 4 9) Ae Fi os \ bo Zt Se 7 1% = 7 A CT ed a 3 % ST Et 7 TS A 7 1) =z i 15 1) HE lef Co 74 Pe A i», fl nt it us i] Jo an Ff Ew, b's ei Bb lI E 5, » FES] Hs a SE an = a Pw it ~~] » | | ae hh kr 20f21
Page 3
3 of 21 == a hl He ie = bh pu / = Ih RN i) == rt ps: x2 gh: 6 a Sr 42 a — jas= — AY i ® x # a= = =a Cy br RET B= j= = me es i a = = 2 eT =r 3 i= a" or = Dy Yo = ST rT 14299. — 3 — = =| pa TT mint = A) a = Bil |} i “T Hoa i EE ih | WEY i 0 a S— off _~ =H —— —— = ——e T= —_ = a IN Sri, c= in he TC et Sn — 0 5 oh he 9: = fet a Le i a 3 % es 5 ge a > 3 i% 2 os 53 a Tae = = x SER =2 i 5 re oy pr ty ie 3 5 £8 i 7%: Ye as = veal i: Bali S Cs = i Lo i i Py ES % Ee ia hs SE or p= 5 B55 2 ol pr oF = % Rn 5 5) 2, = iy ie Som So Soe 2 55 os Ne 22 > gre iE Re Re i “3% 3 i= Rs % <3 a= £ Joa £2 ht 23 ow Ss Zr Bi = = = Se ES yc pi ERR Any i i £3 i s. 23 5 Sd 55 oN ee ROS ek LY 2 st 5 >) Ene, LP 3 He = BS =. ¥ = 25 Th ne nS 5 22 Bat 3% ~ 5 gs a SR 5, 2 = > - “ = 23 Se 3, = 3 = 3 3 “5 v- 0% PAPE Th o & No oats = L %, = Be = = BTA i = = = 5 = ot x5 3 os oe a5 oh Ra SE, 2 = 2 = 5 T's hd 2 Tay a or 2 iz Tig 3 7 av aoa 7s ~ & Rah £5 5S 5 2 a we £2 = ae Ne ai re Sis i 5 Th Sod 2 A a sw < 3 as 1 So Fa ws ee 3 Pats 0 3 hes js et Ne 4 2) te sel oh a H Fu 5 3% 2a LH Fad 30f21
Page 4
4 of 21 = = — | - = fl a 14 | 1 A | - or | Ci | = it I ra i IN J 5 ee | 1 = ———— i qi Ka. N TAD 3 oo 11) A n 4 (3 ” Vind br Hos 5 i A i ae eat AS Ap yi £4 ou pA ah £ Ft A i my jo 2: i 2 Fir Wie EO 9% a 7 iW & Er << os As x ¥ Ai Sit ha EY 14) 5 P £2 NG A he) EA 3 w ENE NT Bf py qr AN Fe <7 BES pe SZ fo hE 5 ok fe wn iy 52 % 7 Ih a 0 NL Ni A Bb 32 SAN Js x bh 72 WN fl IZ 1 LN 5 SSR Mo: =z NJ NES A | VIE 4 & Es i Wea & bs UR fo v A 7 Wey 44: ) ges RQ FRA ws Alte Gl 7 \ v2 5 (0 [ Air i N / Ne 5d +e hi wi 40f21
Page 5
5 of 21 A) Eh —— CON 3 % Ne Fa NE: — a <e 9, [ Bi So w 8x a. Git \ — \ a W \ he | WA fo \ : Pn 7 Y a 2 i) RECA ie 14 SN 4 Ni £ 5 Li yA A243 A A il 7% in ty Za 4 id i ay a SF i St A 3h <4) 7 1 0 i be BS 3) 4% Ql Soy = 8 V1 £2, [528 WN +5 aX, ag u ¢ @ Fo = or oC hy oi AY Val te Fil hia LA X A wh & "4 NA 5, iid J. x He = A i J 5 fi FA) YX) ro Pt x Xe Ji i] Te = Lp vo? tov SER 50f21
Page 6
6 of 21 Loa @ ¥ ? IN NN Vv 1 Wa be ar ay & ZT “~~ = RE SY = YR —& AX La 3 5 = =n, > (cS Eo as £ or pd 4 Siow pa | «of PEC ERD © oe § o ar ha ZN eo A gt #T He Ps p-2 fs NRA 5 BE 6" A a FY rN Ay Ua" & Bk i ’/ LV x A +5 LR \7 Ra A A \ oR a 4 XS v4 NE a “J 3 ei = or RR 52 Ah 52 Si; Se Arg Ne, ge 5 03, Ny Cai 9 ee 0 ow. SE) De al = AE 2 In 7 9 he <2 i fish Zn Je SE AN NN = NN 7 F Is be AN Ps = ba SR hh 17% a Yo A x = a HAIR oe 33 ANY HA Th NS NY XY Ng WN 2 5 8 fit N A ZEN TRAN Us) A CC 7, al Pf = AS) 60f 21
Page 7
7 of 21 i = — = €] 777} Fg WY 7 = a TR - A 5; BG EXP 2 GC | mm - - wd 2 Re c= in 5 ws os. # = 3 5 io i = XS we #3 ot, a 24 he. So. i= & ES RIAL ¥as 5 . i oN a Se Tig: ie Si nn ns on 3M X. Frets HE ® io Fe aw i Ta vi oz: 2 Ne £7 = ®, om Ae b3 Pu = Ms 5 vi < Sap IAL E 7 7 73: Bi os a a 4 a > wine NY & = vz # 7 #1 yo % x ’ Ly hz Lr as a> SE he i 5 & 7 &s Sarton) 3 Z = i 5 3, Ed 5 3 a & 7 2a 5 oi Sa ah 7 of 21
Page 8
8 of 21 aN | TEE TTT, Ed — CC —— Ey » x ok ao * = ——— - BB <a = = -s 8of21
Page 9
9 of 21
Page 10
10 of 21 10 of 21
Page 11
11 of 21 11o0f21
Page 12
12 of 21 12 of 21
Page 13
13 of 21 i il it \) \ | i \l | | 13 of 21
Page 14
14 of 21 hh oN i 4 = v | J = = —— —- == = J G 1 24 AL 3 pe” S, “in ]] ISAs a 3 Ee G5 7¢ a fs >: ~~ 70% wi Ne ras VR 0s od 14 of 21
Page 15
15 of 21 150f 21
Page 16
16 of 21 = - — 16 of 21
Page 17
17 of 21 17 of 21
Page 18
18 of 21
5d
¥
*
pe}
3 &
¥y
»
a
3
a
fed
ie
w
os
25)
i
he
a
-
a
%
a
FY
€
oA
A
ws
I
hgh
W
i o
7
LE]
Tu
he
#4
NC
19%
-
US
|
wii
Foe
i.
[a sd
7 pe a
U4) aa
5
By
23%
oi
fe
ack
7S
———
i
®
ds
nF
i
J
Be
=~
=
os
Ey)
i
Ti
348
i
7
fi
RN
i)
4A
7
WN
S
A
Sy
EA
WARS
rif
5
/
z {1/2
2]
BD
Ll
TH
—
5)
FY
7
[
i
\!
Nl
sll i A
-
A:
A
i!
;
Neryl
¥
Au
i
&
R
Fr
ANT
)
i
8 {No
as
i
yA
A
i
ati
18 of 21Page 19
19 of 21 2) Vz oN J Ax AF a ¥, A) Xb 1 \ \, 7 J 3 Nl 1 8? tr (J / “ AEN ll o Fs 475 7 i i] es =i a pe — — eee | wu ean 3 Po * a i 2. PF — at > > 5 Ses LE Sai - <= 19 of 21
Page 20
20 of 21
Vay
Seas
23
Pd
CEN
FT
PR
f
1 2,
Aa
S
WN
4
LY
od
Be"
~
&
Ad
Er gk
[®
RL
iw
J
wit
£4
et,
pe
{7
i
§
A
%
on
“ae
Joi
Ed
A
Hy
2
Pos
*
TR
NL
("A
%
ay
|
4
A
VN
FX]
§
4
a
ES
a
gi
A At
He
i
Fra
Y
o
2
wo
4%
NY
bh
I
in
7,
Pl
Noi
iN
&Y
Re.
J
4
“4
Uae Na:
5
. Fd
-
ea]
% CR
8% mp0
i
N;
we
Rg
»
at
Yes
Rl
24
Ye,
87%
23
&
LS
BV
a
4%
pr
i
SF
Ee
i)
A
J
A" ae
My,
<=
<
he
kt, by
=
carl, |
toes
>
Te.
[
X7
pePage 21
2
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.
scpetition_valuation.pdfRead complete document text →
Read document text excerpt
Page 1
STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 1 of 4 PROPERTY TAX APPEAL PETITION FORM VALUATION / UNCAPPING APPEAL MTT DOCKET NO. Petitioner’s Contact Information: Filer Type: Individual Local Unit of Government: First Name Wafa M.I. I Last Name Abdal Mailing Address (No., Street, P.O. Box or Rural Route) 7454 Brynmawr Ct City or Town West Bloomfield State Michigan ZIP Code 48322 Telephone Number 2485041125 E-mail Address andre.n.anton1984@gmail.com Subject Property Information: How many parcels are you appealing? 1 If you are appealing more than one parcel, are they contiguous or adjoining? *If no, you must file separate appeals for each parcel Yes Property Address (No., Street) 14299 Houston Whittier St City or Town West Bloomfield County Wayne State Michigan ZIP Code 48205 Taxing Authority (City or Township) Detroit Finance Department Income Tax Division Check which of the following you are appealing: (check all that apply) True Cash and Taxable Values Please Explain the Reason for this Appeal:
Page 2
STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR 2 of 4 The property has been registered as vacant since 2016 and has remained vacant for nearly ten years. The surrounding neighborhood consists largely of vacant land and open fields, with relatively few occupied homes in the immediate area. Much of the original housing stock has been demolished, abandoned, or left uninhabitable. On many nearby side streets, only one to four occupied homes remain among numerous vacant lots. There are approximately five houses on the block where the property is located, and three of those houses are vacant and vandalized. These conditions have a substantial negative effect on the property’s desirability, marketability, and true cash value. I have owned the building for more than forty years. During the past nine years in particular, I have experienced considerable difficulty selling it because of the condition of the surrounding area. The neighborhood has suffered from prolonged neglect, including inadequate street lighting, poorly maintained sidewalks, overgrown vacant lots, and the accumulation of garbage and debris. These conditions have contributed to repeated financial losses and have significantly impaired the property’s marketability. I have deep affection for the City of Detroit and have served and supported this community for many years. For approximately fourteen years, I have remained hopeful that the anticipated improvements and revitalization of this area would materialize. Unfortunately, despite my continued commitment to the property and the community, the surrounding conditions have not meaningfully improved and have continued to diminish the property’s usability and market value. A vacant and vandalized building owned by the City remained behind my property for approximately thirty years before it was recently demolished. Even after the demolition, discarded tires, garbage, and other debris have remained in the surrounding area near my building. There is also another vacant and deteriorated building across the street that has remained in substantially the same condition for approximately five years. I have repeatedly attempted to report these conditions to the City, but my concerns have not been meaningfully addressed. On one occasion, I was told to focus on my own property, despite the direct effect that surrounding City-owned and neglected properties have had on the value and marketability of my building. I have also experienced difficulty reaching the appropriate department by telephone to report these ongoing conditions. The building itself is severely distressed. It has no electrical wiring, mechanical systems, functioning windows, exterior doors, bathroom, or other essential building systems. It currently consists primarily of four exterior walls, a roof, and boarded openings. It cannot legally or practically be occupied or operated in its present condition. The property requires substantial rehabilitation before it can be used. Based on estimates I have received, the necessary repairs and improvements would cost approximately $80,000 to $90,000. Because of the building’s physical condition, prolonged vacancy, required rehabilitation, and the depressed condition of the surrounding area, I believe its true cash value is substantially lower than the value reflected in the current assessment. The assessed value appears to exceed 50 percent of the property’s actual true cash value and does not adequately account for the property’s deterioration, deferred maintenance, lack of functioning systems, limited marketability, and location. I respectfully request that the reviewing authority consider comparable sales of similarly distressed commercial properties in the immediate area, inspect the property, and reduce the assessed value to reflect its actual market value. I have received one offer of approximately $40,000 and a more recent offer of approximately $60,000. These offers further demonstrate the limited value that the market places on the property in its current condition. I am submitting photographs of the building’s interior and exterior, along with photographs showing the surrounding neighborhood, vacant land, abandoned structures, and accumulated debris, in support of my appeal. I am also respectfully requesting that my late appeal be accepted because I relied upon incorrect information provided to me by City of Detroit personnel. In March 2026, I went to the appropriate City of Detroit office seeking to challenge the assessment. I was given paperwork and was told that, because the property was commercial, I should return in July to submit it. I was specifically informed that commercial properties were not reviewed during the March process. Relying on those instructions, I returned in July to submit
Page 3
ST
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.