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City Council Packet 04-30-2002 BOE
Agenda City of Plymouth Board of Appeal and Equalization Reconvened from April 16, 2002 Tuesday, April 30, 2002 7:00 p.m. Council Chambers 1. Call to Order 2. Council action on recommendations 3. Adj ourn 2002 LOCAL BOARD OF APPEAL & EQUALIZATION STAFF RECOMMENDATIONS 1. Hamel VFW Post 5903 07-118-22-32-0009 $387,300 $333,300 19020 Hamel Road 07-118-22-32-0010 07-118-22-32-0011 2. Michael Swanson 02-118-22-24-0011 $236,900 No Change 6000 Kirkwood Lane N. Written A eals 3. Vince Beacom 02-118-22-32-0020 $1,029,200 No Change 5630 Pineview Lane N. 4. Diana & Gary Meerovich 11-118-22-41-0054 $220,800 11435 48th Ave. N. 5. MIM Enterprises 2220 Co. Rd. 101 6. Bruce & Lynn Murasaki 815 Ithaca Lane N. 7. Dharma R. Kodali 710 Olive Lane N. 8. Aaron Crohn 10890 South Shore Dr. 9. John C. Frick & Nancy Crouse 311 Union Terrace Dr. 10.Frank Dvorak 11745 38`h Ave. N. Written into the Minutes: 30-118-22-14-0001 $370,800 33-118-22-14-0041 $175,300 31-118-22-14-0040 $471,600 36-118-22-22-0006 $799,000 36-118-22-31-0043 $121,000 14-118-22-43-0055 $264,000 200,000 300,000 No Change No Change No Change 110,500 249,000 11.John & Wendy Linder 11-118-22-12-0020 $170,800 No Change 11735 53 d Ave. N. 2002 Estimated Staff Oral Presentations Pin Number Market Value Recommendation 1. Hamel VFW Post 5903 07-118-22-32-0009 $387,300 $333,300 19020 Hamel Road 07-118-22-32-0010 07-118-22-32-0011 2. Michael Swanson 02-118-22-24-0011 $236,900 No Change 6000 Kirkwood Lane N. Written A eals 3. Vince Beacom 02-118-22-32-0020 $1,029,200 No Change 5630 Pineview Lane N. 4. Diana & Gary Meerovich 11-118-22-41-0054 $220,800 11435 48th Ave. N. 5. MIM Enterprises 2220 Co. Rd. 101 6. Bruce & Lynn Murasaki 815 Ithaca Lane N. 7. Dharma R. Kodali 710 Olive Lane N. 8. Aaron Crohn 10890 South Shore Dr. 9. John C. Frick & Nancy Crouse 311 Union Terrace Dr. 10.Frank Dvorak 11745 38`h Ave. N. Written into the Minutes: 30-118-22-14-0001 $370,800 33-118-22-14-0041 $175,300 31-118-22-14-0040 $471,600 36-118-22-22-0006 $799,000 36-118-22-31-0043 $121,000 14-118-22-43-0055 $264,000 200,000 300,000 No Change No Change No Change 110,500 249,000 11.John & Wendy Linder 11-118-22-12-0020 $170,800 No Change 11735 53 d Ave. N. REPORT #1 2002 BOARD OF APPEAL & EQUALIZATION STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Heinzen-Ditter Post No. 5903 PROPERTY ADDRESS: 19020 Hamel Road PID #: 07-118-22-32-0009, 0010, 0011 LEGAL DESCRIPTION: Unplatted 07-118-22 PROPERTY TYPE: Commercial & vacant land 2002 MARKET VALUE VALUE PRIOR TO LOCAL BOARD ASSESSOR'S RECOMMENDATION LAND MARKET VALUE 312,200 258,200 STRUCTURE MARKET VALUE 75,100 75,100 TOTAL MARKET VALUE F$387,300 333,300 ASSESSMENT HISTORY 1999 2000 2001 Total Market Value $226,000 234,000 279,300 Limited Market Value $226,000 234,000 279,300 Improvement $0 0 0 RECONCILATION OF VALUE: Owner's representative had two concerns about 2002 assessed value. First, they wondered why property should not be exempt from taxation. A review of the Assessor's handbook which recaps state statutes clearly states that this type of use is not tax exempt. See excerpt attachment from Assessor's handbook, item #7, second paragraph. Second issue was that of the value increase from 2001 to 2002. Half of the increase is attribitable to a new land lease agreement the owner signed in 2001 allowing a monopole on parcel 07-118-22-32-0009. The value of the lease income is taxable and was assessed for the 2002 assessment. The remainder of the value increase was to account for property appreciation. This appraiser reviewed the overall property value and researched market comparables. I have concluded that a total value of $333,300 is fair and equitable. Therefore, I recommend that the overall market value be reduced to $333,300. The three parcels would have the following 2002 assessed value: 09-118-22-32-0009 $106,700 (land only) 09-118-22-32-0010 $210,000 (land & building) 09-118-22-32-0011 $ 16,600 (land only) 333,300 Total value Owner's representative agrees with value change and has no further issues. 333,300 Z ( A -/-- Earl E. Zent, CAE, SAMA Commercial Property Appraiser 763) 509-5352, ezent@ci.plymouth.mn.us DATE: 08/00 SECTION: 1310 PAGE: 2 6. All Churches, Church Property and Houses of Worship. All churches and church property owned and used for church purposes are -exempt. This includes the parsonage if actually owned by the church organization and used by the priest or minister as his residence. Property used exclusively for parking purposes by members of the congregation attending church services is also exempt. A general statement would be that church property including that of the parsonage is not exempt if it is rented out to private individuals or corporations or when the property is used for purposes other than those for which the church was established. The exemption applicable to churches does not apply to the property of a clergyman nor to any property owned by an individual and used for church purposes. 7. Institutions of Purely Public Charity. Institutions of purely public charity are exempt except parcels of property containing structures and structures described in section 273.13, subdivision 25, paragraph (e), other than those that qualify for exemption under subdivision 26. "Purely public charity" is said to be one which is administered wholly or exclusively for the benefit of the public although the property devoted to such use need not be owned by the public. Commercial and civic organizations, clubs, fraternities, fraternal and benevolent_ organizations, and lodges, and veterans groups are not considered institutinns of itv and their Nursing homes, rest homes and drug and alcoholic treatment centers may be institutions of purely public charity if the institution is widely held, with no gain of any kind going to any members or officers, admission must be open to all persons without regard to race, religion or financial ability and support should not rest entirely on the patients' or guests' payment, but to a substantial extent on contributions. 8. All Public Property Exclusively Used for Any Public Purposes. This includes: All property, the title to which is in the government of the United States or the state of Minnesota or its agencies or instrumentalities and all property on Indian reservations owned by the tribe or individual members of the tribe is exempt if not leased, loaned or used in any way by an outside interest. When property owned by the government of the United States or the state of Minnesota or its agencies or subdivisions is leased, loaned or otherwise made available to persons or corporations for use in connection with a business conducted for profit, the user is assessed for the property as if he were the owner. (Also see State Owned Property Used for Housing Officers or Employees - M.S. 272.11).) Property of certain federal agencies, such as national banks, is taxable upon the terms and to the extent prescribed by Congress. C 2002 BOARD OF APPEAL & EQUALIZATION CITY OF PLYMOUTH April 16, 2002 Address: U 7— a Property Identification: / ll Owner Name:_%l tJ 1 Purchase Price: Address: (9(Z0 —)— Purchase Date: City/Zip: , 2002 Estimated Market Value:-Zj 72 —%Od Daytime Phone, 9 ,3 Any appeal should be based on evidence that the 2002 Estimated Market Value exceeds the true market value of the property. Please list the reasons why you believe the property could not sell for the value under appeal. Please check if you wish to summarize your appeal to the Board at the podium. PROPERTY OWNERS NAME: PROPERTY ADDRESS: LEGAL DESCRIPTION: PROPERTY TYPE: 2002 BOARD OF APPEAL & EQUALIZATION STAFF REPORT AND RECOMMENDATION Michael Swanson 6000 Kirkwood Lane N. 02-118-22-24-0011 Lot 9 Blockl Bass Lake Shorewood Hills Residential Single Family REPORT #2 2002 MARKET VALUE VALUE PRIOR TO LOCAL BOARD ASSESSOR'S RECOMMENDATION LAND MARKET VALUE 45,000 45,000 STRUCTURE MARKET VALUE 191,900 191,900 TOTAL MARKET VALUE 236,900 236,900 LIMITED MARKET VALUE 175,200 175,200 ASSESSMENT HISTORY 1999 2000 2001 Total Market Value 135,300 149,000 219,000* Limited Market Value 135,300 146,800 159,300 Improvement 0 0 0 2001 Estimated Market Value set by the Hennepin County Board of Equalization SUBJECT PROPERTY sty -Ht Dtaiensl ous 1B 28 x 56 = 1568 1B 2 x 13 = 26 Ground Fl. Area = 1596 Gross Bldg Area = 1596 porc es/Aecks DK 10 x 19 = 190 4 x 9 = 28 T/U 23 x 28 = 621 2 x 13 = 26 30 7.0' 23.0' 33.0' 28.0' COMPARABLE SALE #1 COMPARABLE SALE #2 i , SNR 1,yt b 4 z!'. F 1 tiyq- 4$i COMPARABLE SALE #4 SALES COMPARISON ADJUSTMENT GRID Subject Comparable #1 Comparable #2 Comparable #3 Comparable #4 ADDRESS: 6000 12238 16430 2915 2415 Kirkwood Lane 48'h Place Birch Briar Trail Walnut Grove Jewel Lane PID# 02-118-22-24-0011 11-118-22-31-0016 32-118-22-13-0021 19-118-22-31-0016 29-118-22-22-0019 SALE DATE: 01/09/02 01/24/02 06/01/01 04/23/01 SALE PRICE: 272,900 251,000 289,900 250,000 TYPE OF BLDG: Rambler Rambler Rambler Rambler Rambler ABOVE GRADE FINISH: 1594 1601 1456 1499 1540 QUALITY; Good Good Good Good Good AGE: 1968 1977 -12300 1973 -6300 1971 1967 CONDITION: Avg Good -10000 Avg Good -10000 Avg BEDROOMS: 3 3 3 3 3 OF BATHS 2 & 1/2 3 -1000 3 -1000 3 -1000 3 -1000 FIN.BSMT. 798 734 600 +3000 900 -1500 800 AREA: WALKOUT: yes yes no +2000 yes yes FIREPLACES: 2 2 2 2 2 GARAGE TYPE: 2 Car T/U 2 Car 2 Car Att 2 Car 2 Car T/U Att Att DECK: 218 sq.ft. 148 sq none +1000 none +1000 155 ft. ss.ft. PORCHES: none none 3 season -12,200 Screen -8000 none LOCATION: Close to busy street Cul- -5000 Quiet, -5000 Quiet, -10000 Quiet, -10000 Co Rd # 10) de -sac street Dead on street Pond POOL: none yes -10,000 none none none Deed Lakeshore Access to Bass lake no +5000 no +5000 no +5000 no +5000 Access NET ADJUSTMENT: 33,900 13,900 24,500 6,000 ADJ SALE PRICE: 239,600 237,500 265,400 244,000 INDICATED VALUE AS OF JANUARY 2,2002: 244,000 City of Plymouth, Comparable Sales Map N This represents a compilation or information and W E data from city, county, state and other sources that has M N not been field verified. Information should be field S verified and compared with oripianl source documents. OWNERS CONCERNS: Micheal Swanson stated he purchased his home in 1992 for $115,000 and it has been appraised and reviewed by both the City and the County approximately four times. He stated the value of his property has increased by 106% since 1992. He evaluated 17 properties and their valuation increased an average of 41%. He questioned why the valuation of his property has doubled the average of 17 properties. He is requesting the market value be changed from $236,900 to $162,993. BACK GROUND INFORMATION: Mr. Swanson called our office on March 25th regarding the increase in value on his property. It was explained to Mr. Swanson that the valuation notice he received was a estimate of market value on his property. It was further explained that estimated market values are established through a mass appraisal system that uses current sales and the sale price of properties that sold 10 years ago are irrelevant to today's market and the establishing of estimated market values for the 2002 assessment. Mr. Swanson was sent a letter restating the information along with a list of 4 comparable properties that had sold within the the pass year. In reviewing the information supplied by Mr. Swanson regarding the properties that sold in 1992, it should be noted that the stated 2001 & 2002 valuations used by Mr. Swanson are actually the 2000 and 2001 valuations. RECONCILATION OF VALUE: The comparable sales are similar style homes with tuckunder or attached garages. They are very comparable in quality, square footage, number of bedrooms and baths. Adjustments to sale prices were made for year built, differences in conditions and other amenties ( see attached sales comparison adjustment grid). After consideration of all available data and making adjustments for differences, the comparable properties indicate a value range of $237,500, to $244,000. Bases on these comparable sales, it is recommended the subject property's estimated market value remain unchanged. 236,900 Nancy Bye, CAE, SAMA City Assessor 763-509-5351 Nbye@ci.plymouth.mn.us 2002 BOARD OF APPEAL & EQUALIZATION CITY OF PLYMOUTH April 16, 2002 Address: Property Identification:- Q Lam- " Z, 2 L Li 00 ` Owner Name: t C' a d !;JBIAA "1 Purchase Price: (CT[, Address K 1 r LAI Y Purchase Date: City/Zip: 1re,.ht ' { , 2002 Estimated Market Value: Daytime Phone: (0 3— S 11 3 i o Any appeal should be based on evidence that the 2002 Estimated Market Value exceeds the true market value of the property. Please list the reasons why you believe the property could not sell for the value under appeal. JAOVA K -e Please check if you wish to summarize your appeal to the Board at the podium. I Comparables Used By All Three Valuations -17 Unique Properties I Address 3000 Xanthus La. N. 1015 Kirkwood La. N. 11630 37th Ave. N. 4250 Quaker La. N. 18005 30th Ave. N. 17735 2nd Ave. N. 3890 Orleans La N. 4025 Quaker La. N. 16752 Weaver Lake Road 16804 Weaver Lake Road 4065 Quaker Lane 10805 34th Ave. 5905 Jonquil Lane N. 12220 60th Ave. N. 11715 53rd Ave. N. 3870 Orleans Lane N. 10305 40th Ave. N. Average 6000 Kirkwood Lane N` 1992/3 Actual Sales Price 136,000 119,500 167,000 121,000 125,200 137,500 133,900 121,750 116,000 129,000 122,000 132,000 142,000 130,000 129,000 123,900 144,500 a Estimated Market Value 194,900 150,500 214,800 147,200 153,800 166,200 151,900 144,700 159,000 175,600 152,500 178,600 174,400 148,100 164,700 149,300 189,100 131,191 $1659606 2001 Percent Increase 43.3% 25.9% 28.6% 21.7% 22.8% 20.9% 13.4% 18.9% 37.1% 36.1% 25.0% 35.3% 22.8% 13.9% 27.7% 20.5% 30.9% 26.2% 115,000 $168;1.00 46:2% 2002 Estimated Percent Market Value Increase 217,000 162,400 247,400 160,800 186,800 184,300 173,900 156,800 184,900 202,100 168,200 196,100 194,300 164,400 188,600 168,300 207,000 186,076 236,900 59.6% 35.9% 48.1% 32.9% 49.2% 34.0% 29.9% 28.8% 59.4% 56.7% 37.9% 48.6% 36.8% 26.5% 46.2% 35.8% 43.3% 41.7% 106.0% Percent Increase In The 17 Comparables Used By The City And County Value If Percent Applied To Increase 6000 Kirkwood Lowest 26.5% $145,475 Average 41.7% $162,993 Highest 59.6% $183,540 Current Situation 6000 Kirkwood Lane 106.0% $236,900 6000 Kirkwood Versus Comparables 6000 Kirkwood Overvalued By: 62.8% 45.3% 29.1% April 2, 2002 6 Michael G. Swanson TV OF6000KirkwoodLane Plymouth, Minnesota 55442 PLYMOUTH+ Re: 2002 VALUATION NOTICE 6000 Kirkwood Lane North PID #02-118-22-24-0011 Dear Mr. Swanson: Estimated market values are established through a mass appraisal system that compares properties to the current sales of similar type properties as well as studying the sales activity within the jurisdiction. The sale price of properties that sold 10 years ago is irrelevant to today market and the establishing estimated market value for the 2002 assessment. Although we realize that you are not planning on selling your property at the present time, the definition of market value is: The most probable price, as of a specified date, in terms arithmetically equivalent to cash, for which the specified property rights should sell after reasonable exposure in a competitive market under all conditions requisite to a fair sale, with the buyer and seller each acting prudently, knowledgeably, andfor self-interest, assuming that neither is under undue duress. " The Appraisal of Real Estate, Twetfth Edition The following is a list of current sales of comparable style homes in the city. Address Square Feet Age Sale Date Sale Price 12238 481h Place N. 1599 16430 Birch Briar Trail 1456 2415 Jewel Ln. N. 1540 2410 Jewel Ln N. 1616 1977 01/09/02 272,900 1973 01/24/02 251,000 1967 4/23/01 250,000 1966 7/31/01 270,000 These sales are provided as general information of the recent sales activity. I hope this information is helpful to you in your review of the 2002 value. Yours truly, 741e -- Nancy Bye, CAE City Assessor PLYMOUTH A Beautiful Place To Live 3400 PLYMOUTH BOULEVARD • PLYMOUTH, MINNESOTA 55447-1482 • TELEPHONE (763) 509-5000 REPORT #3 2002 BOARD OF APPEAL & EQUALIZATION STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Vince Beacom PROPERTY ADDRESS: 5630 Pineview Lane North PID #: 02-118-22-32-0020 LEGAL DESCRIPTION: Lot 1 Block 1 Beacom PROPERTY TYPE: Residential Lakeshore 2002 VALUE PRIOR TO ASSESSOR'S MARKET VALUE LOCAL BOARD RECOMMENDATION LAND MARKET VALUE 250,000 250,000 STRUCTURE MARKET VALUE 779,200 779,200 TOTAL MARKET VALUE 1,029,200 1,029,200 LIMITED MARKET VALUE 933,700 933,700 ASSESSMENT HISTORY 1999 2000 2001 Total Market Value 83,300 105,400 734,300* Limited Market Value 83,300 105,400 675,200 Improvement 0 1,500 161,300 2001 partial construction value. SUBJECT PROPERTY MIZI Ground Fl. Area = 2673 Second Fl. Area = 1945 Gross Bldg Area = 4618 P` Po'rches%Dec ' EorcOtpn x = 156 h 3 car Irregular 1118 attach SALES COMPARISON ADJUSTMENT GRID Sabject °y w Camparabl+ #1 o*&i bli#Z Comparable# R, .. ADDRESS: 5630 Pineview Lane North 5590 Pineview Lane North 12120 54 Avenue North 205 Black Oaks Lane North PID# 02-118-22-32-0020 02-118-22-32-0016 02-118-22-34-0004 32-118-22-43-0005 SALE DATE: 6-06-01 7-16-01 6-16-99 SALE PRICE: TIME ADJ. ADJ.SALE PRICE: TYPE OF BLDG: 760,000 1,052,500 1,487,500 15,200 10,500 357,000 2 Story 775,200 2 Sto 1,063,000 2 Story 1,844,500 2 Story ABOVE GRADE FINISH: 4618 2766 185,200 3683 93,500 6128 151,000) AGE: 1999 1988 42,600 1991 42,500 1997 0 BEDROOMS: 4 3 3,000 4 0 4 0 BATHS: 6+1/2 3 17,000 5+1/2 8,500 5 7,500 FIN. BSMT. AREA: 2,500 900 35,100 2,000 12,500 1911 18,000 WALKOUT: yes yes 2000 es 0 yes 3,500 FIREPLACES: 3 1 8,000 4 4000 5 14,000 GARAGE: TYPE 3 Car Att 2 Car Det 15,700) Same 4,800) 4 Car Att + 2 Car TU 28,000) DECK: none yes 3,900 es 6,200 es 4,700 PORCHES: Open porch SP + GP 11,300) OP I 2,000 Op + SP 7,800) ADDITIONAL ADJUSTMENTS: Bass Lake Bass Lake Bass Lake Gleason Lake 30,000 NET ADJUSTMENT: 258,000 144.000 189,500) ADJ SALE PRICE: 1,033,200 1,207,000 1,655,000 OWNERS CONCERNS: Mr. Beacom said in his appeal that there was an increase of 33% from the prior year. The new improvement value was $161,300. The actual cost to finish the basement was 34,644.85. 2002 BOARD OF APPEAL & EQUALIZATION CITY OF PLYMOUTH April 16, 2002 Address: Property Identification: 0 2- 1112 - Z Z 3 2 00 Z O Owner Name: `y jC, CF A , M Purchase Price: Address: 5%90 Pjutiy(f,4) A k City/Zip: FLYn A- t ` 1. 1\10 5S44Z Daytime Phone: 7(93 -Z32 - 6AI Purchase Date:_ 9- 30 -Qy++oJE - "/-/ 2002 Estimated Market Value: O 2 7 200 Any appeal should be based on evidence that the 2002 Estimated Market Value exceeds the true market value of the property. Please list the reasons why you believe the property could not sellforthevalueunderappeal. Please check if you wish to summarize your appeal to the Board at the podium. p COMPARABLE #2 3. ',., 1 A tg 'fir. i4 • t p F,,s a : } ;t a < e r y. , i a yyRR /j yp I , LL d•.+yw.n «..n - _. .- tea= _.. _. ., - `' 7#*-`,' •' , - e a ,... t m RECONCILATION OF VALUE: The property was reviewed on April 22, 2002. The estimated market value increase from 2001 to the 2002 was a large increase due to the following factors. The valuation placed on the property for the 2001 assessment was still a partial (not a completed house for assessment records from the prior assessment), there was a land value adjustment, and a permit for basement finish. The new improvement was for $161,300, which is the difference of adding the completed home value and the new basement finish area to the assessment record. Mr. Beacom states that the actual cost to do the basement finish was 34,644.85. For assessment purposes basement finish is viewed as a marketable asset of the property derived as part of the sales price and not from cost to build. After reviewing the property I tried to explain to Mr. Beacom how and why the above valuation changed from the previous year to the current valuation. The property at 5610 Pineview Lane North (next door to Mr. Beacom) has just been listed for sale for $1,499,000. Although it can not be used as a comparable, because it has not sold, it was built by the same builder, about the same time, and is actually a smaller home. Based on the comparable sales of residential lakeshore the recommendation is the current 2002 estimated market value of 1,029,200. Respectfully Submitted, 1 .,(,a V(-" Paul Kingsbury, bury, Cg Appraiser 763 509-5357 pkingsbu@ci.plymouth.mn.us ribComparable Sales Map N City of This represents a compilation of information and W E data from city, county, state and other sources that has notbeen field verified. Information should field s Plymouth, MN dverifiedandcomparedwithoripianlsourcedocuments. REPORT #4 2002 BOARD OF APPEAL & EQUALIZATION STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Diana & Gary Meerovich PROPERTY ADDRESS: 11435 48th Avenue North PID #: 11-118-22-41-0054 LEGAL DESCRIPTION: Lot 2 Block 2 Deerwood Est Plat 2 PROPERTY TYPE: Residential Single Family 2002 MARKET VALUE VALUE PRIOR TO LOCAL BOARD ASSESSOR'S RECOMMENDATION LAND MARKET VALUE 55,000 55,000 STRUCTURE MARKET VALUE 165,800 145,000 TOTAL MARKET VALUE 220,800 200,000 LIMITED MARKET VALUE 205,800 200,000 ASSESSMENT HISTORY 1999 2000 2001 Total Market Value 158,900 179,600 202,900 Limited Market Value 158,900 172,400 187,100 Improvement 0 0 0 SUBJECT PROPERTY OWNERS CONCERNS: The Meerovich's closed on their home one week before the Local Board of Appeal & Equalization. They are concerned that the recent sale price is lower than the 2002 estimated market value. RECONCILATION OF VALUE: An interior inspection was conducted on April 18. Due to the recent sale price of the subject and the recent sale prices of homes in the subject neighborhood, it is the opinion of this appraiser that the 2002 estimated market value be reduced to 200,000. Di a & Gary Meerovich are in agreement with this opinion. C Jan Olsson RES Senior Appraiser 763) 509-5355 JOlsson@ci.plymouth.mn.us M&` 2002 BOARD OF APPEAL & EQUALIZATION CITY OF PLYMOUTH April 16, 2002 Address: Property Identification: - //g Owner Name: Jj;C4Na+6AKy 't Purchase Price: 4)d,5) Address: i / &/35 zk ay2 , /U . Purchase Date:_ Y/ q A a If I City/Zip: ,Q k Yr) CLI do /L/t/ 4VAQ 2002 Estimated Market Value: a!j, Daytime Phone: &3 SS's -666 0` Any appeal should be based on evidence that the 2002 Estimated Market Value exceeds the true market value of the property. Please list the rea9,0 ns why you believe the property could not sell for the value under appeal. v,a e e . , 7 ?Z Cv e GL Please check if you wish to summarize your appeal to the Board at the podium. REPORT #5 2002 BOARD OF APPEAL & EQUALIZATION STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: MIM Enterprises PROPERTY ADDRESS: 2220 Co. Rd. 101 PID #: 30-118-22-14-0001 LEGAL DESCRIPTION: Long Legal PROPERTY TYPE: Vacant Land 2002 MARKET VALUE VALUE PRIOR TO LOCAL BOARD ASSESSOR'S RECOMMENDATION LAND MARKET VALUE 370,800 300,000 STRUCTURE MARKET VALUE NA NA TOTAL MARKET VALUE 370,800 300,000 LIMITED MARKET VALUE 170,400 159,800 ASSESSMENT HISTORY 1999 2000 2001 Total Market Value 238,100 257,700 135,000 (House Demo Limited Market Value 238,100 257,700 135,000 Im rovement 0 0' 0 Location 2 OWNERS CONCERNS: Mr. Fischer is concerned with the amount of increase in estimated market value from the 2001 assessment to the 2002 assessment. He states that no one has offered him a check for the amount indicated on the 2002 valuation notice and that is the only true estimate of value. He feels the parcel he purchased is unlike any other due to the many obstacles he must contend with before actual development can take place. An inspection of the property was conducted April 19 with Mr. Fischer present; as well as Paul Kingsbury, Appraiser. O 2002 BOARD OF APPEAL &EQUALIZATION CITY OF PLYMOUTH April 16, 2002 Address:_ ioa V Property Identification:.? LY 000 Owner Name: f ' -rM 'purchase Price: Address:_% 12 z— GPurchase Date: Cit /ZiY P: 2002 Estimated Market Value: Daytime Phone: s Any appeal should be ased on evidence that the 2002 Estimated Market Value exceeds the true market value of the property. Pletse h t t reqs s why ou believe a property, cou not sell for the value under appeal. , ,0,.., ' A _ (}/, Please check if you wish to summarize your appeal to the Board at the podium. COMPARABLE #1 Three lots (29-118-22-43-0048, 0049, 0050) at 16530 Co. Rd. 6 were purchased by Dave Reimer Construction for $350,000 in September 2001. One of the lots had an existing residence on the sale. The residence has since been removed from the site. The site consist of 109,995.023 square feet and is relatively flat in nature. A townhouse development (Graviere's 4th) has been platted for the site. It will consist of 14 townhomes. The purchase price per acre was $138,888. The purchase price per square foot was $3.18. The price per unit would be approximately $25,000 a unit. COMPARABLE #2 Janco Incorporated pourchased a lot (33-118-22-34-0007) at 15225 Gleason Lake Drive for $500,000 in August of 2001. The lot had an existing residence on the site. The residence has since been removed from the site. The site consist of 155,747.767 square feet and is relatively flat in nature. A single family (Wellswood Court) has been platted for the site and construction is currently underway. Seven lots have been created. The purchase price per acre was $138,888. The price per square foot was $3.21. The price per lot would be approximately $71,429. ircAtenPitur I 1 ij t5 P r r h' _ - i y y .: t A!' 1' Jp1 qt 'J i d:r t i (' r Y y J;: tS -x vim. . s•p4. Nil ;A _y '' r.sp e t" i t r • ^.. by T s-.,.. * x 3 '.. ,,.,y s..9 . "j ,.mss- °n:s r ." w. „, e RECONCILATION OF VALUE: The subject was purchased in July of 2000 for $262,500. A residence was located on the site. The residence has since been torn down. The lot has been rezoned and platted for a twin home complex (Paula's Place). Ten units are planned. There are wetlands located on the southern edge of the site. All aspects of Comparable 1 are the most similar to the subject including the future development plans. The subject dwelling value was removed for the 2001 assessment. The land was not re- evaluated at the time the dwelling was razed. For the 2002 assessment all vacant residential property was re-evaluated. The increase in valuation was based on sale prices within the city limits on tracts of land that have utilities available to them. Based on the purchase price per acre and per square foot of vacant tracts within the City of Plymouth and taking into consideration the obstacles that still need to be addressed before actual development takes place, it is the opinion of this appraiser that the value be adjusted to 300,000 This equates to $30,000 a unit. Jan Olsson RES Senior Appraiser 763) 509-5355 JOlsson@ci.plymouth.mn.us 4 sdl s t i 91 1Comnarable Sales Mac a Na_ 4 sdl s t i 91 1Comnarable Sales Mac REPORT #6 2002 BOARD OF APPEAL & EQUALIZATION STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME PROPERTY ADDRESS: PID #: 33-118-22-14-0041 Bruce & Lynn Murasaki 815 Ithaca Lane North LEGAL DESCRIPTION: Lot 6 Block 3, Glen Grove Acres, 1St Addition PROPERTY TYPE: Single Family Residential 2002 MARKET VALUE VALUE PRIOR TO LOCAL BOARD ASSESSOR'S RECOMMENDATION LAND MARKET VALUE 53,000 53,000 STRUCTURE MARKET VALUE 122,300 122,300 TOTAL MARKET VALUE 175,300 175,300 LIMITED MARKET VALUE 162,700 162,700 ASSESSMENT HISTORY 1999 2000 2001 Total Market Value $124,200 139,400 156,400 Limited Market Value $124,200 136,300 147,900 Improvement 0 1,500 0 SUBJECT PROPERTY S Hare Foota Ground Fl. Area = 1092 Second Fl. Area = Gross Bldg Area = 1092 Garages ' Att. 22 x 24 528 x = x = 9TH A Location Map 118221 7TH 8TH. OWNERS CONCERNS: Owner wanted to know if the property boundries on record are what actually exist. There is a boundy marker on the corner of my lot that has been pulled up and left lying on the ground at the southeast corner. I would like to know if the size of my property on record is actually larger than what has actually been developed and if this impacts the valuation of said property." RECONCILATION OF VALUE: Owner was not disputing the value. Mr. Murasaki just wanted to be sure that we had the correct square footage of his property and that the site was being valued appropriately. After meeting with him and giving him a map of his property he appeared to be convinced that all is correct. With this in mind, I recommend that the 2002 market value remain as is at $175,300. Mike Henderson, CMA City of Plymouth Appraiser 763-509-5354 Mhenders(D,cci plymouth mn us 2002 BOARD OF APPEAL & EQUALIZATION CITY OF PLYMOUTH April 16, 2002 Address:0 ( C 4 Wr Kr Property Identification:_ (4 (7()4-( Owner Name:at(C64 !. ka HVrA' f Purchase Price: S K Address: (-'4ACA I A P 4( Purchase Date: l City/Zip: VMwr—( 2002 Estimated Daytime Phonc ayZ) q _6, 4D ( XT Z6 Market Value: (S Any appeal should be based on evidence that the 2002 Estimated Market Value exceeds the true market value of the property. Please list the reasons why you believe the property could not sellforthevalueunderappeal. Please check if you wish to summarize your appeal to the Board at the podium. REPORT #7 2002 BOARD OF APPEAL & EQUALIZATION STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Dharma Kodali PROPERTY ADDRESS: 710 Olive Lane North PID #: 31-118-22-14-0040 LEGAL DESCRIPTION: Lot 10 Block 1 Hawthorne Place PROPERTY TYPE: Residential Single Family 2002 MARKET VALUE VALUE PRIOR TO LOCAL BOARD ASSESSOR'S RECOMMENDATION LAND MARKET VALUE 89,000 89,000 STRUCTURE MARKET VALUE 382,600 382,600 TOTAL MARKET VALUE 471,600 471,600 LIMITED MARKET VALUE 444,000 444,000 ASSESSMENT HISTORY 1999 2000 2001 Total Market Value 358,400 372,000 426,700 Limited Market Value 358,400 372,000 403,600 Improvement 20,600 0 0 SUBJECT PROPERTY h 66jorc0pen k Irre lar = 302 224 3 Car Irregular = 750 Att SALES COMPARISON ADJUSTMENT GRID 710 Olive La N 1261042 nPI N 3305 Zircon La N 4 n 4210 Oakview La N kvy"la L ; o 16120 46th Ave NADDRESS: PID# 31-118-22-14- 0040 14-118-22-23- 0011 19-118-22-23- 0058 14-118-22-23-0017 08-118-22-44- 0002 SALE DATE: 5/25/01 1/31/01 6/28/01 5/11/01 SALE PRICE: 479,700 477,500 458,500 435,000 TIME ADJ: 4% 8% 3% 4% ADJ.SALE PRICE: TYPE OF BLDG: 2 Story 498,900 2 Story 515,700 2 Story 472,300 2 Story 452,400 2 Story ABOVE GRADE FINISH: 3533 3434 NA 3000 37,300 2837 48,700 3210 22,000 AGE: 1990 1994 10,000 1992 1993 1984 13,600 BEDROOMS: 4 4 4 4 4 BATHS: 3+1/2 3+1/2 3+1/2 3+1/2 3+1/2 FIN. BSMT. AREA: 1025 1300 (4,000) 920 NA None 18,500 1100 NA WALKOUT: yes no 5000 yes yes yes FIREPLACES: 3 2 4,000 2 4,000 1 8,000 2 4,000 GARAGE: TYPE 3 Car Att 3 Car Aft 3 Car Att 3 Car Att 0 3 Car Att 0 DECK: yes yes yes yes yes PORCHES: 3 Season None 10,000 3 Season 3 Season 0 3 Season 0 NET ADJUSTMENT: 5,000 41,300 75,200 39,600 ADJ SALE PRICE: 503,900 557,000 547,500 492,000 INDICATED VALUE AS OF JANUARY 2,2002: 503,900 COMPARABLE SALE #1 COMPARABLE SALE #2 COMPARABLE SALE #3 COMPARABLE #4 OWNERS CONCERNS: Mr. Kodali says in his letter that the value of their home is overestimated. They bought the house about 8 years ago for $273,000. It is now estimated at $471,600, which is about 75% in 8 years and more than 8% each year for the past 2 years. Mr. Kodali would like the market value adjusted to a more reasonable market value, at least $25,000 less than the current estimate of value. RECONCILATION OF VALUE: The property was reviewed April 4`h, 2002. The property was previously reviewed on April 18`h, 2000, for the 2000 assessment. The valuation was adjusted from $381,000 to 372,000 for taxes payable in 2001. The real estate market was particularly strong the last half of 2000 and throughout 2001, which is the sales time frame used for the 2002 valuations. Because of that strong sales activity the estimated market value needed to be increased at a greater percentage. Mr. Kodali was contacted by phone and informed that the current valuation would be a probable selling price. The recommendation is the current valuation of $471,600. Respectively submitted, Paul Kingsbury,CMA Appraiser 763 509-5357 pkingsbu@ci.plymouth.nm.us Dharma R. Kodali 710 Olive lane Plymouth, MN 55447 21- /y- oo vo To, Hennepin County Real Estate Valuation Local Board of Appeal and Equalization 3400 Plymouth Blvd., City of Plymouth Plymouth, MN 55447 Attn: Mr. Paul Kingsbury Dear Sir: CA y' f ECFJVE 0 r APR 1 5 2002 I would like to bring to your notice that the value of our house is overestimated in the recent evaluation. I bought the house about 8 years ago for $273,000. Now it has been estimated at 471,600 which is about 75% increase in 8 years. In the past two estimates the value has been increased more than 8% every year. So I will appreciate if you can reevaluate the house to a more reasonable market value, I think is at least 25,000 less than the current estimate. Thank you, Sincerely, Dharma R. Kodali Comparable Sales Maprp) p N City of This represents a compilation of information and W+E data from city, county, state and other sources that has Plymouth, M N not been field verified. Information should be field $ verified and compared withith ororipianl source documents. REPORT #8 2002 BOARD OF APPEAL & EQUALIZATION STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Aaron Crohn PROPERTY ADDRESS: 10890 South Shore Drive PID #: 36-118-22-22-0006 LEGAL DESCRIPTION: Long Legal PROPERTY TYPE: Apartment Complex 2002 MARKET VALUE VALUE PRIOR TO LOCAL BOARD ASSESSOR'S RECOMMENDATION LAND MARKET VALUE 170,000 170,000 STRUCTURE MARKET VALUE 629,000 629,000 TOTAL MARKET VALUE 799,000 799,000 ASSESSMENT HISTORY 1999 2000 2001 Total Market Value 561,000 612,000 697,000 Limited Market Value 561,000 612,000 697,000 Improvement 0 0 0 SUBJECT PROPERTY The subject property is a 3 story, 17 -unit apartment complex built in 1969. The property has 17 detached garage stalls located in the back of the property. The apartment complex has 6 (1) bedroom units, 10 (2) bedroom units and 1 (3) bedroom unit. Each unit has 1 bathroom,1 wall air condition unit, stove, refrigerator, dishwasher, hood & fan and disposal. The units on the 2°d and 3rd floor have balconies. Each floor has a laundry room and the additional storage compartments are located on the lower level. A garage stall can be rented for $35.00 a month. The complex is considered in fair condition with the roof replaced in 1989 & 1990. ADDITIONAL SUBJECT PHOTOS Location Ma Comparable # 1 Subi COMPARABLE SALE #1 Village Arms Apartment 1123512th Ave. N Plymouth, Mn The Village Arms Apartment complex consists of 3 one-story buildings with 8 units in each building for a total of 24 (1) bedroom units. The complex was built in 1962 and has 32 detached garage stalls that were built in 1974. One garage stall is included in the rent. Additional garage units rent for $50.00 a month. Each unit has one bathroom, stove, refrigerator, and 1 wall air conditioning unit. This complex is located just west of the subject and is considered in fair condition. This complex sold in November of 2000 for $1,235,000 Less personal property: = $49,708 per unit Comparable Sale #2 Ryan Lake Apartments 3401 47th Ave. N Brooklyn Center, Mn The Ryan Lake Apartment Complex consists of one 3 -story building with 22 units. The complex was built in 1963 and has 10 detacted garage units. The apartment complex has 10 (1) bedroom units and 12 (2) bedroom units. Each unit has a stove, refrigerator and one wall air conditioning unit. Garage stalls are rented for $30.00 a month. This complex is located in Brooklyn Center and is considered in fair condition. This complex sold in August of 2001 for $1200,000. Less personal property: = $53,645 a unit APARTMENT VALUATION INCOME APPROACH COMPLEX NAME: NUMBER OF UNITS: 2001 ACTUAL INCOME: MANAGEMENT: TOTAL OPERATING EXPENSES: Includes Real Estate Taxes) NET OPERATING INCOME: CAPITALIZATION RATE: GROSS CAPITALIZATION VALUE LESS: PERSONAL PROPERTY 500/UNIT INDICATED TOTAL VALUE: VALUE PER UNIT: SOUTH SHORE APARTMENTS 17 9.25% 134,610 4,000 53,124 77,486 9.25% 837,686 8,500 829,186 48,776 OWNERS CONCERNS: Mr Crohn stated he is appealing his taxes for 2003. He feels the increase in value is too much for one year. He has supplied our office with the rent rolls and income and expenses for the complex so we could review the valuation. Mr. Crohn also stated that the apartment market has softened this spring and may continue for an additional 18 months to 2 years. RECONCILATION OF VALUE: An inspection of the property was conducted on April 15`''. In using the actual 2001 income and expenses for the property indicates a value of 829,200/ $48,800 a unit. The sales comparables indicated a value range of 49,700 to $53,600 a unit. This review indicates that the 2002 valuation of 799,000/$47,000 is not excessive. It is my recommendation there is no change in value for 2002 and for Mr. Crohn to continue his appeal to the Hennepin County Board of Equalization. Nancy D. Bye, CAE, SAMA City Assessor 763-509-5351 Nbye@ci.plymouth.mn.us Tuesday, April 16, 2002 Nancy Bye City of Plymouth 3400 Plymouth Blvd. Plymouth, MN 55447-1482 Dear Nancy: AMC Properties 10205 27th Avenue North Plymouth, MN 55441 This letter is to formally appeal the property taxes for 2003 for South Shore Apartments. As I mentioned to you an increase in property value of $100,000 in one year is too much of a increase. Per our meeting enclosed please find our rent rolls and our income and expense sheets for Property ID # 36-118-22 22 0006 South Shore Apartments 10890 South Shore Drive Plymouth, MN 55441 When we photo copied the rent rolls we notice intermittently 3 months were missing. I believe you can get a good idea of our cash flow. I noticed that the accountant for 1 year had showed a loss, then the next year showed a gain. As I mentioned to you my personal income is intermixed with the apartment building and it had to do with deductions for tax purposes only. I am glad that you first hand did see our apartment building and am glad that you and Jan Olsson will reevaluate our real estate taxes for 2003. As i mentioned to you the rental market is soft, especially in the spring which is very unusual. If I were to predict what 2003 will be like, I would guess it to still be soft for an additional 18 months to 2 years. Sincerely, aronCrohn' 763-545-0700 W 763-545-6905 H 763-545-0480 F Enclosure: s , PROPERTY USE: APT Low Rise COMPLEX NAME Village Arms Apartment ADDRESS: 11235, 11315,1133512Th Avenue AUDITOR ID: PROPERTY DESCRIPTION Year Built/ Effective Year Built: 1962 Const Quality/ Condition: FAIR Const Class/ Bsmt Use: WD or steel Stud Frrn Roof Type / Exterior Type: Gable Roof Cvr / 2nd Exterior Type: Shingles/Composition No. of Stories / Bldg Height: 1.0 No. of Bldgs / Units Each: 3 1962 FAIR Storage and laundry Stucco 10 Ft 8 Bsmt Area / Finished: 14,160 Sq Ft 0 Sq Ft 1st FI Area / GBA: 21,240 Sq Ft 21,240 Sq Ft Perimeter: 1,302 Ft Rectangle 0 Tot Units / Avg Sz: 24 Units 1350 Sq Ft Tot Rooms / Avg Sz: Rooms Sq Ft 1BR 1.00 BA/Size. 24 Y N N Y 0 0 1,350 Sq Ft Detached Garage Stalls: 32 None Primary Heating / Pct Hot Water 100% Secondary Heating / Pct Seller: Miller, N./Saxe, L./Past, Richard & S. Sprinklers / Elevators: 0 0 Parking Surface / Area: Asphalt Control Entry/ Laundry. N No Patio or Decks: 0 Lake or View: None Set 2 Assume Ind: Total Land Area / Excess Land: 136,300 Sq Ft F N Useable Land Area: Sq Ft Cash Equivalent Price: 8.03% Zoning: RMF4 Utilities: All PLUS: Special Assessments: Units P Acre / Topography. 7.67 Level Environmental Concern Ind: N Sale Sale Price Per Unit: Location Rating Factor: Analysis: MUNICIPALITY: PLYMOUTH COUNTY: HENNEPIN PIN #: 35-118-22-11-0028 Seq # 2 MULTIPLE PID: Y COMMUNITY: NBRHOOD: ITIPMAMv- 1 Yr& 1 h Buyer: Medicine Lake Investments, Llc Seller: Miller, N./Saxe, L./Past, Richard & S. Sale Data: Date of Sale: 11/17/00 Total Purchase Price: 1,235,000 Terms Set 1 Assume Ind: DN PMT -$247,000 PMT- INT- PMTS - BALLOON DATE - None Set 2 Assume Ind: PMT- INT- PMTS_ BALLOON DATE - Cash Equivalent Price: 8.03% 1,235,000 Cash EquivalentAdj: LESS: Personal Property: 42,000 PLUS: Special Assessments: 0 Spl Assessment Verified Ind: N Cash Equivalent of Real Estate: 1,193,000 Sale Sale Price Per Unit: 49,708 Analysis: Sale Price Per Room: Sale Price Per Sq. Ft. GBA: 56.17 Gross Rent Multiplier: Income Data: PRIVATE DATA opt Rents: PRIVATE DATA Includes: Heat Water Other Amenities: 0.50 pants The Y/N neat to the unit desc indicate: (Stove & Refrigerator) -(Dishwasher) -(Garbage Disposal)-(WasherBDryer)-(No. of Air Conditioners Per Unit) -(No. of Fireplaces Summary Comments: Includes 35-118-22-11-0029 And 0030. Caretaker on site does leasing. He receives no salary but rent break. Heat and water are paid by owner. Two of the buildings have basement, one has crawl space. PROPERTY USE: APT Low Rise COMPLEX NAME Ryan Lake Apartments ADDRESS: 3401-3413 47th Ave. No. AUDITOR ID: 776543 Year Built/ Effective Year Built: 1963 1963 Const Quality/ Condition: AVERAGE FAIR Const Class/ Bsmt Use: WD or Steel Stud I'm 0 Roof Type / Exterior Type: Gable Brick Roof Cvr / 2nd Exterior Type: Shingles/Composition Wood No. of Stories / Bldg Height: 3.0 10 Ft No. of Bldgs / Units Each: 1 22 Bsmt Area / Finished: Sq Ft Sq Ft 1 st FI Area / GBA: 7,216 Sq Ft 21,648 Sq Ft Perimeter: 428 Ft U Shape Tot Units / Avg Sz: 22 Units 732 Sq Ft Tot Rooms/ Avg Sz: 100 Rooms 161 Sq Ft 1 BR 1.00 BA/Size: 10 Y N N N 1 590 Sq Ft 2BR 1.00 BA/Size: 12 Y N N N 1 850 Sq Ft Detached Garage Stalls: 10 Primary Heating / Pct Hot Water 100% Secondary Heating / Pct LESS: Personal Property. Sprinklers / Elevators: 0 0 Parking Surface / Area: Asphalt 27 Control Entry/ Laundry: Yes Patio or Decks: None Lake or View: Total Land Area / Excess Land: 198,115 Sq Ft F N Useable Land Area: 196.115 Sq Ft Zoning: R5 Utilities: All Units P Acre / Topography. 4.84 level Environmental Concern Ind: N Location Rating Factor: MUNICIPALITY: BROOKLYN CENTER COUNTY: HENNEPIN PIN #: 10-118-2142-0038 Seq # 1 MULTIPLE PID: N COMMUNITY: NBRHOOD:Res Buyer: Commers-Clover II, LLP Seller: Ryan Lake Partners Sale Data: Date of Sale: 6/17/01 Total Purchase Price: $1,200,000 Terms Set 1 Assume Ind: N DN PMT -$20,000 Conventional $960,000 PMT -$7,800 INT- 7.50% PMTS -240 BALLOON DATE - Set 2 Assume Ind: N DN PMT -$20,000 Not Available $220,000 PMT- INT- 7.50% PMTS -60 BALLOON DATE - Cash Equivalent Price: 7.33% 1,200,000 Cash Equivalent Adj: Sale Price Per Room: $11,802 LESS: Personal Property. 19,800 PLUS: Special Assessments: 0 Spl Assessment Verified Ind: Y Cash Equivalent of Real Estate: 1,180,200 Sale Sale Price Per Unit: $53,645 Analysis: Sale Price Per Room: $11,802 Sale Price Per Sq. Ft. GBA: $54.52 Gross Rent Multiplier: Income Data: PRIVATE DATA Apt Rents: PRIVATE DATA Includes: Heat Electric Water Other Amenities: 1.00 points The Y/N next to the unit desc indicate: (Stove & Refrigerator) -(Dishwasher) -(Garbage Disposal)-(Washer&Dryer)-(No. of Air Conditioners Per Unit) -(No. of Fireplaces Summary Comments: Appraisal completed with value at $1,200,000. Owner feels he may have paid alittle much, but feels that it is a good property. Became aware of property for sale by word of mouth. REPORT #9 2002 BOARD OF APPEAL & EQUALIZATION STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: John Frick and Nancy Crouse PROPERTY ADDRESS: 311 Union Terrace Lane North PID #: 36-118-22-31-0043 LEGAL DESCRIPTION: Lot 8 Block 4 Ivanhoe Woods PROPERTY TYPE: Residential Single Family 2002 MARKET VALUE VALUE PRIOR TO LOCAL BOARD ASSESSOR'S RECOMMENDATION LAND MARKET VALUE 60,000 60,000 STRUCTURE MARKET VALUE 61,000 50,500 TOTAL MARKET VALUE 121,000 110,500 LIMITED MARKET VALUE 99,600 99,600 ASSESSMENT HISTORY 1999 2000 2001 Total Market Value $78,800 83,400 93,700 Limited Market Value $78,800 83,400 90,500 Improvement 0 0 0 SUBJECT PROPERTY Ground Fl. Area = 1124 Gross Bldg Area = 1124 Open Irregular 162 Porch Location Map , 3611822310043 Ir SALES COMPARISON ADJUSTMENT GRID Comp #1 Comp #Z Comp 3 ,...,. Comp ADDRESS: 311 Union Terrace La N 14508 Co Rd 6 840 Co Rd 101 15225 9 Ave N 2625 Nathan La N PH)# 36-118-22-31- 0043 28-118-22-41- 0008 32-118-22-23- 0027 33-118-22-24-0020 24-118-22-43- 0046 SALE DATE.. 5/2/01 8/21/00 6/18/01 12/14/01 SALE PRICE: TIME ADJUSTMENT: 125,000 111,000 113,000 112,900 4% 13% 3% 3% ADJ.SALE PRICE: TYPE OF BLDG: One Story 130,000 One Story 125,000 One Story 116,000 One Story 110,000 One Story ABOVE GRADE FINISH: 1124 780 15,000 676 20,000 872 11,000 1518 18,000) AGE: 1954 1948 4,000 1958 3,000 1915 23,000 1938 9,000 CONDITION: water damage from roof leak Poor Bel Avg 7,000) Bel Avg 8,000) Bel Avg 26,000) Bel Avg 7,000) BEDROOMS: 3 2 3,000 2 3,000 1 6,000 3 BATHS: 1 1 1 1 1+1/ 2 1,000) FIN. BSMT. AREA: None 560 7,000) None None Non e WALKOUT: No No No No No FIREPLACES: 1 1 None 2,000 None 2,000 1 HEAT/COOLING: Anti -freeze gas gas as gas GARAGE: TYPE 1 Car TU 3,000) 2 Car Det 8,000) 1 Car Det 3,000) 1 (5,000) Car Att DECK: none none none none none PORCHES: Open Porch none 2,000 none 2,000 none 2,000 none 2,000 ADDITIONAL ADJUSTMENT: Anti -freeze heat bath needs repair 20,000) 20,000) 20,000) 20,000) NET ADJUSTMENT: 13,000) 12,000) 5,000) 40,000) ADJ SALE PRICE: 117,000 113,000 111,000 70,000 INDICATED VALUE AS OF JANUARY 2, 2002: 110,500 COMPARABLE SALE #1 IC fY ii 4 v 4 S f kk r t ti r f. G OWNERS CONCERNS: Mr. Frick wanted information on how the property was evaluated this year and prior years. Mr. Frick also asked for information on other properties in the neighborhood to see how they compare. RECONCILATION OF VALUE: The property was reviewed on March 29, 2002. The construction of the home is concrete block. There has been some water damage in the living room ceiling from a roof leak and also water damage to the ceramic tile in the bathroom which require extensive repair. The property is unique in the fact that the heat plant is a gas furnace that heats anti freeze and is then dispersed throughout the ceiling of the home through copper tubing. The property was also reviewed for the 1999 assessment and the estimated market value was adjusted from $91,600 to $78,800. After reviewing comparable sales of homes that were generally smaller, older and needed repair or updating, the estimated market value was changed $110,500. Nancy Crouse was notified by phone but wanted to discuss the recommendation with John Frick. I was then contacted by John Frick and he was sent the previously mentioned material. Based on the comparable sales, the recommendation is 110,500. Respectively submitted, Paul Kingsbury, CMA Appraiser 763 509-5357 pkingsbu@ci.plymouth.mn.us AP_R-13-02 MON 08:31 PM April 15, 2002 3f6-118`_2,_'1' -31-00 '{.3 John C. Frick/Nancy Crouse 311 N Union Terrace Plymouth, MN 55441 VIA FAX: 763 309 5060 Attn: Paul Kingsbury City of Plymouth Local Board of Appeal and Equalization r RE: DISAGREEMENT PROPERTY APPRAISAL VALUE Gentlemen: We have been discussing the appraisal of the property at the above address with Mr. Paul Kingsbury on how he has come up with the evaluation of said property. I have asked him to supply to me the evaluation of the property for this year and prior years. I have also asked him for information on other properties in my neighborhood to see how they compare. Sincerely, John C. Frick w P-02 Comparable Sales Maprp) p N City of This represents a compilation of information and W+E data from city, county, state and other sources that has not been field verified. Information should be field s Plymouth, M N verified and compared with oripianl source documents. REPORT #10 2002 BOARD OF APPEAL & EQUALIZATION STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Frank & Barbara Dvorak PROPERTY ADDRESS: LEGAL DESCRIPTION: PROPERTY TYPE: 11745 38`h Avenue North 14-118-22 43 0055 Lot 5 Block 2 Mission Ridge 2nd Residential Single Family 2002 MARKET VALUE VALUE PRIOR TO LOCAL BOARD ASSESSOR'S RECOMMENDATION LAND MARKET VALUE 63,000 63,000 STRUCTURE MARKET VALUE 201,000 186,000 TOTAL MARKET VALUE 264,000 249,000 LIMITED MARKET VALUE 234,700 234,700 ASSESSMENT HISTORY 1999 2000 2001 Total Market Value 181,300 201,800 238,100 Limited Market Value 0 196,700 213,400 Improvement 0 0 0 SUBJECT PROPERTY gar, a ee dal a o Ground Fl. Area = 1374 Sq. Ft. Second Fl. Area = 1284 Sq. Ft. Gross Bldg Area = 2658 Sq. Ft. Porches%Decks ... Deck 32 x 30 960 Sq. Ft 6 x 16 96 Sq. Ft. irregular 606 S .Ft. 36TH SALES COMPARISON ADJUSTMENT GRID Subject Comparable A Comparable #2 Comparable #3 Comparable #4 ADDRESS: 1174538 TH Ave N 4475 Forestview La N 18705 28 Ave N 1120542 n Ave N 11755 38 Ave N PID# 14-118-22-43- 0055 11-118-22-43- 0022 19-118-22-33- 0027 14-118-22 -14- 0016 14-118-22-43- 0054 SALE DATE: 6/21/01 9/14/01 10/30/01 1/14/01 SALE PRICE: TIME ADJ: 269,900 279,900 270,000 261,500 8,100 NA NA 31,400 ADJ.SALE PRICE: TYPE OF BLDG: 278,000 2 -Story 279,900 2 -Story 270,000 2 -Story 292,900 2 -Story ABOVE GRADE FINISH 2,658 2,831 12,100) 2,150 35,600 1,528 79,100 2,240 1 29,300 UALITY: Average Avera a Average Avera a Avera e AGE: 1978 1983 2,800 1976 0 1982 1,400 1978 0 CONDITION: Poor Good 32,000 Good 32,000 Excell 82,000 Good 32,000 BEDROOMS: 4 3 3,000 4 3 3,000 4 BATHS: 1 3-1/2 2-1/2 3,000 2-1/2 3,000 3-1/2 3-1/2 FIN. BSMT. AREA: Bath Only None 400 (7,200) 400 (7,200) 1,000 (25,000) WALKOUT: Yes No 4,000 No 4,000 No 4,000 Yes FIREPLACES: 3 1 8,000 1 8,000 1 8,000 1 8,000 GARAGE: TYPE Lrg 2 -Car Att 2 -Car 300 Att Lrg 2- Car Att 2 -Car 300 Att Lrg 2- Car Att DECK: Yes Yes Yes Yes Yes PORCHES: No No No No No LOT SIZE SQ FT: 22,432 18,560 16,944 35,931 14,130 LOT DESCRIPTION Wooded Cul -du -sac Tree -Lined Cul -du -sac Wooded Cul -du -sac Treed with rear Pla court Wooded Cul -du -sac LOCATION: NE Plymouth NE Plymouth SW Plymouth NE Plymouth NE Plymouth NET ADJUSTMENT: 28,600) 11,400 3,800 19,700) ADJ SALE PRICE: 249,400 291,300 273,800 273,200 INDICATED VALUE AS OF JANUARY 2 2002: 249,000 COMPARABLE SALE #1 COMPARABLE SALE #3 COMPARABLE #4 OWNERS CONCERNS: The owners do not accept the adjusted value suggested by the appraiser and will obtain a fee appraisal in order to seek a further reduction in value. They feel the house is not salable for this amount in its present condition, and they wish to reserve their right to appeal to Hennepin County. Estimates of repairs for damaged areas were provided promptly, but due to Mr. Dvorak's business requiring him to be out of the State during this time, he was unable to secure the fee appraisal in time for the reconvene of the local board. RECONCILATION OF VALUE: After viewing the property on April 4, 2002, it was evident there were problems with the house. It needs not only repair work, which the estimates reflect, but it also has much deferred maintenance to correct. In consideration of these problems, it is my opinion the value should be adjusted to this amount. 249,000 Joan McCormick, CMA Appraiser 763-509-5353 jmccormi@ci.plymouth.mn.us APR -15-2002 17:11 FOLEY AND MANSFIELD 612 338 8690 P.01/01 April 15, 2002 City Assessors Office City of Plymouth Attn: Joan McCormick 3400 Plymouth Boulevard Plymouth, MN 55447 Re: Frank and Barbara Dvorak 11745 38th Avenue North ID No. 14-1 18-22 43 0055 Dear Sir: This fax/letter notifies you that we disagree with the assessed value of the above - identified property. While the value might be appropriate once substantial repairs are accomplished, it does not reflect its current "as is" condition which reflects its fair market value as of January 1, 2002. A prospective buyer would look at the condition. of the siding (we have a23,000 estimate to repair/replace); the water damage that needs to be repaired in the basement 1,200 estimate); and the overall present condition of the interior of the house. We would not object to a value of $225,000 representing the property's fair market value "as is" on January 1, 2002. We would request a hearing before the Board of Review. Very truly yours, Frank A. Dvorak 04 PR.22.200211:10:09AM PLYMOUTH PUB WORKS30PKIj4S nT HOSPITAL N0.006 P. 212 WJ uuz LICENSED BONDED INSURED DATi:^__. MINNESOTA STATE LICENSE ID 009MINT Remo of Owner ) - 1 TT 1/GRA /C CONTRACT Job Addrea+ J/ I4 j-Je.ov .44 Western Remodelers, Inc. Resident A d 2530 Wast Larpentaur Phone 651-645-1411 Ctfvot N`'`om Tet St. PSuI, " 55113 Onorhrthe building atthe ebollelobaddresrr, W t =RN niiM 00MEfi6egreaa t0 furnish endlristall thef ollowing materloleandGUARANTEES todo thework in a workmanlike monnor in accordance with standard pTwlcm secordIng to the following speelflcatlons. sc,A_ J1+I i t.,w.• ' ., 11 AJ,=r 04 40 7y The owner(s) alirees to pity the above work, complete%as specified: Cash Prices ?_ when out- lie j' Sf t___`si- l AFir Terms: is . as down payintmt il- amount to be llriapCed FinenC C: ante payments of IC each for---_ _ gonSSICUtWe Monika until fully Nota FbV Myrnetlt shop oommencn 91(a aomp)atron. The undersigned represents that heft (Ihavore) the owner, 6)afthesbovegnantlonadpro, isesendthettherecord [so title therStai61nhls(ortheir) nama(a)andthathe (or thqW are of Iegai foe. Itis understood and spread that strwprltto tee psrfomrad ur tterthis oontraot jsdeecribed heroin andthot no additimmtworkwal bedonewtthoutcharUw. nor shellanyvBr)6lsgfsamentorunderstendingbebthdingan rsgar Unless agMedtoInwrlOrigbetween perthmheralmThis controutwlllbedoemedapprovedbyen authorized officer Of Cor}tOrstlon unlaea written rMtl6e tVIM11 Uonhary Is lmftd to customer within 10 days Wyoerevosptip of thle compact Thecontractor egress to do sold work in a prompt and 4I1fg pnt tnenrrer but will not be responsible for delaysCau$ed bystrlkes ordefauitof carriage or suppliers, Chv0sorsoreeaihstfnthe event efmm=llatlonofthlecontriactbefore work tetitartedot IhahesCfCMdedfor IntheConaumerCreditProtectionActownershellpsytoaontrsctor.on danund, 2S psrc6lttOftOfe{Cpltri0tas Iltlpuigt®ddyrnageeforthe breaoh;Ixvvrdad,however thstifreplacementwindow6 are measured andnlanulsatumd, pursuant to this aonpaey customer will bs'lit Ple tel entire Contract price upon nancellatlom CONTRACTOR GUAf*RTEES WORKMANGl jjPVO f i OMI a YFgR butwill not be liable for the aostend eltaeneeof matdnq ttweaaeryrepalraofdsmagee resuit- ing"Wnthe1n11arsnldefealInpreinlese0rrwnlohwalkfatepedurw wfmrnsetsofGod.amicommVionOrdtseroar,urs.sMiesaaoaldante,storms,savereweorhorconditionsortmmothercausesbeyondtheressonableGonIrdoftheCt>. %Ctor, ADpltcable manufactureM warran4lo6 shall be delivered upon Job complutlon; anfotcement of inose waf abtlea is your responslbjitty. Aooeptancebyy0u shell const1tuneoursontrudepb)*c%)0n rytoeoprOwlofmOlt.Theowner aokgowtedoea Mat he "aoraNylMormsd of 1he rktht to cancel thisattroeTentsaMou"d by lawend thattie 14peboeh9urw e"tI with an sweet m" of twoeamweet Vou Sams that it N is rreoessaryfor us togom merles collsotion ofenvsumsdueunderthisaontnockyouwillberesppnNttltpkirallcosts1heteW, Including reasonable attomey'a fees1. MCMCE OF UNN 1NCWM 114 Tiff ST47E Os /RIIiNiKO'1'A MILMA>jE TAX111 NOTICR 04/ f1F?R. 22 _200211 10 09AM PLYMOUTH PUB WORKSIOPKINS PET HOSPIT4I;: ;1 ', N0.006 P. lit f 001 FF±I:01- . t t n=1 Il I+}• J oa I I. I no: IF 1-16F. 'J 1U. : 4_5. 7736 ii' ' I` Hpz . 09 Z.74):' OE;: 1:'C1,1 UNC;JW DRYWAL1. INC. a e lia fw7. Trpf Sprsrin` 71W 794WA d Clrple I wf npN oMaN.. MN+n0ltol f sv Talspri pr a A1Aa4?]G l9i8 Prank 6 Barb Fvorak tr•: April. V. 2002- Avvtak Rs rid tscsr1I74S - 38th Ave. >3. irrtovNNr 11745 - .119th Ave.N. P}.yawutit. MN , We p sow a Iwn1+A bis* ww 0%W1410 In wor lochs O*h tsrww and erea4i &" M 44IMI id ft TM Tw" and wa*fl w 11161 suvply all LsboY ORA t4mr.&j `ia].' 'Ko f,1x da nagad betfalnt 11 walls. Labor to cut aut 40150944 01'eetr*C1(t ctaiu kill any ''d mcged studs. replace area vitb now sheettotk' amd finish tapas. Labor to reeove R»y dc'hv:LB frpip basen©ut. Lnlbcw to paint entice gt+l,l.l t:v retch exiaeing. Supply char Crock. rApsija mud WW paltlt . d... R UICiC F AX d orae thousand Two hunirvid pollellra and u*1100 ---W--^ 1.200.00 Tar tins ww..._w....,...._w....»..........-.w........................................... R......_w_.... 11th,__......__.«•..«._.w. .»..,..,.............» . 1r p.r.nl fw a+MfaoS W aas YaM f'r : dbd L _Pa7 11 on, Cva pxttticonw..w.......w•..w.w...w..w.ww.w.......»f tui & a wpume sad, sMf won t+M ow"N"r galls for mmms a bmw aim li WO Maw ar — it OYs ndw I M4 r f) m as tw t gn b m" b gate flrr ss is las UOalauft AU *Wrei l Is 1a1 wMN1 to to da opnafN i r I An "* to by " Mff- 0 mrr re01rf1 M prrrttow AW 011NOtfd K •irrbde0 k" •brry Own a41t WW IwutsO osb R1flr0 0rites. A rill, brae a e>des asp ,r.ar sM arra Mr1Aaa. lNt awssa 11011111 wo+ttl rt1Yow. 0rald b sr idghr bslaN Mar aL Our res ar, n w ..Mr.a IF wwassew. mcwnw Irtlss Istwws.: LIN a Ali INC. M• w.w wwwwwww.. 7M.www.w.1.YA.ww.w..arw.'.w M. ..•ww'Fr r•.wr.wM.M.MMN1.NNiI• .. ..wM... Comparable Sales Mapp City N C'ty o 1r This represents a compilation of information and W E data from city, county, state and other sources that has not been field verified. Information should field s Plymouth, MN verified and compared with origianl source documents. REPORT #11 2002 BOARD OF APPEAL & EQUALIZATION STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: John & Wendy Linder PROPERTY ADDRESS: LEGAL DESCRIPTION: PROPERTY TYPE: 11735 53rd Avenue North 11-118-22 12 0020 Lot 4 Block 5 Birch Valley 1st Residential Single Family 2002 MARKET VALUE VALUE PRIOR TO LOCAL BOARD ASSESSOR'S RECOMMENDATION LAND MARKET VALUE 45,000 45,000 STRUCTURE MARKET VALUE 125,800 125,800 TOTAL MARKET VALUE 170,800 170,800 LIMITED MARKET VALUE 162,400 1$162,400 ASSESSMENT HISTORY 1999 2000 2001 Total Market Value 127,800 136,000 152,400 Limited Market Value 0 0 147,600 Improvement 0 0 0 SUBJECT PROPERTY OWNERS CONCERNS: Owner was unable to attend April 16 meeting of the Board of Appeal and Equalization due to a last-minute business appointment. He called the day after the Board met and asked to have his name entered into the minutes to reserve his right to appeal directly to the Hennepin County Board. RECONCILIATION OF VALUE: Owner called preboard and asked that his value be reviewed. His property was viewed March 27, 2002 and no change was indicated. Therefore, it is my opinion the value should remain at: 170,800 Joan McCormick, CMA Appraiser 763-509-5353 jmconni@ci.plymouth.nm.us APR -22-02 MON 12:04 PM FAX NO. P. 02 JOHN G'. LINDER I--.---,- ......... 11-111111111.1 ................ 1.11.1.1.11-1 ............ 117;0 3rd hvc North Hywoicii, MN 55 -IQ C 01111r;r; W 2-2 0-8102 1100;0•: 76.1.559-2795 April 18th. 2002 ity As.Sessor City of Plymouth 3400 Plymouth Blvd Plyntouth MN 55447 1'o whom it may concern, 1 ant writing this letter to ask that I receive the; right to continue to pursue a reduction in the market value assigned by the City of Plymouth to, my property located at 11735 53rd Ave North. Upon receipt of the valuation notice I notified the city of my concerns over the f-iir market value place on our home. After ongoing discussions with the assessor's office 1 notified them of my intent to appeal this valuation on April 16th in front of the: equalization board. Due to unforeseen circumstances 1 was unable to attend the meeting. I would iippreciate the opportunity to express my concerns with the local board or the County Board. I>azttk you for your consideration, Sincerely,