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City Council Packet 06-30-1987 BOE
CITY OF PLYMOUTH 3400 PLYMOUTH BLVD., PLYMOUTH, MINNESOTA 55447 TELEPHONE (612) 559-2800 MEMO DATE: June 30, 1987 TO: Plymouth City Board of Review 16\ FROM: Scott L. Hovet, CAE, City Assessor and Staff SUBJECT 1987 BOARD OF REVIEW PLAINTIFFS The following is a list of the property owners in Plymouth who appeared at the June 2, 1987 Board of Review. This is followed by our review and recommendation for each in the order in which they appeared. Those listed which do not have a recommendation are still being processed. All plaintiffs will be notified by letter as to our review and recommendation prior to the reconvened meeting on June 30, 1987. CLASS OR VALUE NAME ADDRESS PRIMARY PID # RECOkWNDATIO1 1. Lisa Gustafson 5185 Holly Lane 08-118-22-22-0010 No change 2. Victoria O'Neill 830 Kingsview Lane 33-118-22-13-0043 No change 3. Jerry Grund 820 Kingsview Lane 33-118-22-13-0044 Reduction 4. Gene A. Bier 2820 Holly Lane 20-118-22-32-0086 No change 5. Art Enkers W. Med. Com. Club 26-118-22-42-0001 In process 6. Max Peters 2670 Holly Lane 20-118-22-33-0043 No change 7. John Hampton Hampton Hills Golf Course 09-118-22-11-0001 No change 8. William Deziel Hollydale Golf Course 08-118-22-34-0005 No change 9. Alfred Heitkamp, Jr. 2116 State Hwy. No 101 30-118-22-14-0003 Reduction 10. James Bakula 12305 48th Avenue North 11-118-22-32-0028 Reduction 11. John Watkins 6105 Deerwood Lane 12-118-22-32-0043 Reduction 12. John Lonke 10735 48th Avenue North 12-118-22-32-0081 In process 13. Larry Elwell, Jr. 6125 State Hwy. No. 101 06-118-22-32-0001 In process 14. Tony Kroenke 18525 6th Avenue North 31-118-22-31-0032 Reduction M 1987 Board o -f Review Plaintiff - continued CLASS OR VALU. NAME ADDRESS PRIMARY PID # RECOMMENDATIU 15. Patrick Hillisey 4065 Quantico Lane 16-118-22-32-0009 In process 16. Ilya Slutsker 3755 Trenton Lane 13-118-22-34-0027 No change 17. Emil Karnitz 540 Orchid Lane 33-118-22-31-0027 In process 18. Roger Benson 14935 31st Avenue 21-118-22-13-0016 Reduction 19. Donald Windseth 11410 53rd Avenue 02-118-22-44-0018 No change 20. Mervin Klatte Elm Creek Golf Course 07-118-22-32-0002 No change 21. Robert Putnam 10813 48th Avenue 12-118-22-32-0023 Reduction 22. Kathy Bacso 15625 49th Avenue 09-118-22-32-0014 No change 23. Robert Miller Sun Valley Mobile Home Park 36-118-22-23-0021 No change 24. Cynthia Stifel 4590 Magnolia Lane 11-118-22-33-0029 Reduction 25. Timothy Harrer 10710 15th Avenue 25-118-22-34-0001 In process 26. Mike & Sandra Mayasich 12990 57th Avenue 03-118-22-41-0063 In process 27. Nguyen Giao Van 12705 48th Avenue 10-118-22-41-0025 In process 28. Janice Witkowski 12350 46th Avenue 11-118-22-33-0032 In process LETTER 1987 BOARD OF REVIEW 1STAFFREPORTANDRECOKKENDATION PROPERTY OWNERS NAME: Gods Great Faithfullness World Mission Prayer League) PROPERTY ADDRESS: 12825-27 15th Avenue North PID #: 27-118-22-44-0031 LEGAL DESCRIPTION: R.L.S. #743, Tract H and part of Tract G 1987 CLASSIFICATION: Residential Non -Homestead COMPLAINT: A letter was received from the World Mission Prayer League on May 27, 1987 discussing the issue of tax exemption of this residence. RECOMIENDATION: A letter from our office was mailed to the World Mission Prayer League, Inc. on January 15, 1987. Along with the letter was also enclosed a Statement of Owner of Real Estate claimed to be exempt from taxation. The law states that a property being removed from the tax roll must be owned by a tax exempt entity on or prior to January 2 of each assessment year. Since the Mission did not own this property on Jan 2, 1987, the earliest qualifying date for exemption is the January 2, 1988 assessment for taxes payable in the year 1989. Since all exemption issues are approved finally by the Commissioner of Revenue, the World Mission Prayer League (Gods Great Faithfullness) would like to reserve the right to appeal there exemption classification to Hennepin County. Therefore, no change is recommended on the current taxable status of this property. Respectfully Submitted, J4 4" Scott L. Hovet, CAE City Assessor LETTERS 1987 BOARD OF REVIEW The following is a list of the Plymouth property owners that submitted a letter to contest their 1987 classification or valuation. This is followed by a staff report for each. CLASS OR VALUI FAME ADDRESS PRIMARY PID # RECOMMENDATIOI 1. God's Great Faithfulness 12825 15th Avenue 27-118-22-44-0031 No change 2. Nuaire 2100 Fernbrook Lane 27-118-22-23-0013 No change 3. Donald Poupard Hungry Pilgrim Restaurant 22-118-22-34-0006 No change 4. Jerome Lavin 2915 Niagara Lane 21-118-22-31-0015 No change 5. Sharon E. Cook 4110 Shenandoah Lane 16-118-22-23-0029 No change 6. Ronald Fideldy 4720 Orleans Lane 12-118-22-42-0042 No change 7. Ronald Roelfs 9707 10th Avenue 36-118-22-14-0028 No change 8. Donald Gnerer Vacant Land 36-118-22-22-0004 No change 9. Keith Carothers 2440 Holly Lane 29-118-22-22-0041 Reduction 10. David B. Waldroff 2790 Ranchview Lane 21-118-22-34-0007 No change 2750 Ranchview Lane 21-118-22-34-0008 No change 11. Mr. & Mrs. Lee Larson 335 Zinnia Lane 34-118-22-31-0022 Reduction 12. Steven Wells 5915 Jonquil Lane 02-118-22-24-0077 No change 13. Wayne Bourne 530 Narcissus Lane 31-118-22-41-0026 No change PROPERTY OWNERS NAME: PROPERTY ADDRESS: PID #: LEGAL DESCRIPTION: COMPLAINT: 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION Nuaire, Inc. 2100 Fernbrook Lane 27-118-22-23-0013 Lot 1, Block 1, Volp 2nd Addition 1987 ESTIMATED MARKET VALUE: $2,240,000 LETTER 2 Richard Peters, Vice President of Nuaire, Inc. and I have had correspondence regarding the improvements made to their building and to their site. He disagrees with the value. RECOMMENDATION: The last letter received by Richard Peters is dated May 28, 1987 and it stated they believe the 1987 estimated market value is too high. They have already appealed the 1986 value to the State Tax Court and based on the outcome on that trial they want to appeal their 1987 estimated market value. Based on the outcome of the trial, which will be held sometime in February, 1988, the 1987 estimated market value will be adjusted at that time. Due to legal action pending no adjustment is recommended at this time. Respectfully Submitted, Jta- cz" Scott L. Hovet, CAE City Assessor PROPERTY OWNERS NAME: PROPERTY ADDRESS: PID #: LEGAL DECRIPTION: COMPLAINT: 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION Donald Poupard Hungary Pilgrim Restaurant 13705 27th Avenue 22-118-22-34-0006 Tract A. R.L.S. #1133 1987 ESTIMATED MARKET VALUE: $509,200 LETTER 3 Mr. Poupard's letter dated May 27, 1987 states simply that he feels his value is incorrect. RECOMMENDATION: Based on the three approaches to value, the Hungary Pilgrim Restaurant appears to be well equalized based on the following criteria. The cost approach indicates replacement cost on the building today is approximately $400,000. "Retail" land is currently selling along Highway 55 for approximately $2.50 a square foot. This gives an indicated land value for this parcel of $107,000. Total indication by the cost approach is slightly over $500,000. The market approach, based on several sales of restaurants similar to this, both fast food and otherwise, indicate that they are currently selling for between $100.00 and $125.00 per square foot. This restaurant is just over 4900 square feet. Applying the market approach to the subject property also indicates a market value in excess of $500,000. The income approach was not used on this property as it is owner occupied and is not leased. Based on my search of the market and cost comparisons this property is well equalized at its current market value. No change is recommended. Respectfully Submitted, Scott L. Hovet, CAE City Assessor PROPERTY OWNERS NAME: PROPERTY ADDRESS: PID #: LEGAL DESCRIPTION: COMPLAINT: 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION Jerome V. Lavin Gordon & Ferguson Co. 2915 Niagara Lane 21-118-22-31-0015 Lots 1 & 2, Block 1, Volp Industrial Park 1987 ESTIMATED MARKET VALUE: $2,410,000 LETTER On June 1, 1987 Mr. Lavin contacted my office by letter appealing the valuation on his property. RECOMMENDATION: Mr. Lavin indicated in his letter that it was unnecessary for him to present any substantive data supporting his request for a reduced valuation at this time. I indicated to him during our phone conversations that there is alot of market data available in order to arrive at his 1987 valuation. Currently land in the Industrial Park west of 494 is selling for approximately a 1.50 per square foot. All the land was equalized on Niagara Lane south of 55 at 1.35 per square foot. Mr. Lavin's industrial building contains 83,809 square feet which is as a typical tilt -up concrete type building. These type buildings are being constructed today for approximately $25.00 per square foot. Mr. Lavin's 1987 building value is $22.80 per square foot. Based on todays replacement cost and documented sales in the market, Mr. Lavin's property is well equalized at $2,410,000. It is currently for sale at $2,800,000. Until further market evidence is documented, I am recommending no change in the 1987 estimated market value. Respectfully Submitted, ja tit" Scott L. Hovet, CAE City Assessor 1987 BOARD OF REVEIW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Sharon Cook PROPERTY ADDRESS: 4110 Shenandoah Lane PID it: 16-118-22-23-0029 LEGAL DESCRIPTION: Lot 8, Block 1, Plymouth Creek 2nd Addition 1987 ESTIMATED MARKET VALUE: $177,800 COMPLAINT: A letter was received by Ms. Cook May 29, 1987 contesting her 1.987 value. An abatement is currently being processed for the 1986 value. RECOMMENDATION: No change in the value is recommended. LETTER Model: Spruce Age: 1984 Style: 2 -story on slab Size: 1835 square feet Garage: 2 car tucked Fireplace: 2 Majestic Baths: 2 Full + 1-1/2 Vaults & Beams: Yes Skylights: 2 Porches & Decks: Glaced Porch 138 square feet 1987 Board of Review Sharon Cook MARKET COMPARISONS Comparable #1 PIU #16-118-22-23-0041 Address: 4120 Quantico Lane Model: Spruce Age: 1983 Style: 2 -Story on slab Size: 1835 square feet Garage: 2 car tt+cked Fireplace: 2 Majestics Baths: 2 F1,.11 + 1-1/2 Vaults & Beams: Yes Skylights: 2 Porch: Glazed - 143 sq. ft. Deck: Built after sale Deck: On Grade - 171 sq. ft. Built after sale Sold: 05-86 - $178,000 Comparable 12 PID #16-118-22-23-0082 Address: 4045 Terraceview Lane Model: Spruce Age: 1985 Style: 2 -Story on slab Garage: 2 car tucked Fireplace: 2 Majestic Bath: 2 Full with Jacuzzi 1/2 bath Vaults & Beams: Yes Skylights: 2 Porch: Screen porch - 168 sq. ft. Deck: On grade - 85 sq. ft. Sold: 10-85 - $188,546 MARKET COMPARISON Comparable 13 PIN #16-118-22-23-0089 Address: 4105 Terraceview Lane Model.: Spruce Age: 1986 Style: 2 -Story on slab Gafage: 2 car tucked Fireplace: 1 Majestic Baths: 2 Full + Jacuzzi 1-1/2 Bath Vaults & Beams: Yes Skylights: 2 Porch: Screen - 138 sq. ft. Deck: None Sold: 04-86 - $184,942 FINAL RECONCILIATION The subject property in Plymouth Creek is a quality built town house built by The Tipton Corporation. The model name is Spruce and it has 2700 square feet of living area. For details see the sales help brochure. These homes are high quality and well maintained. SALE DATE SALE PRICE SIZE Sq. FT. GROSS Comp #1 05-86 178,000 1835 sq. ft. 97.00 Comp #2 10-85 188,546 1835 sq. ft. 102.75 Comp X63 04-86 184,942 1835 sq. ft. 100.79 Subject 02-87 163,000 1835 sq. ft. 88.83 The market sales indicate the subject property sold below its potential. The former owners purchased the property 04-84 for $185,000 which translates to a gross $ Sq. Ft. of $100.82. They later added the porch. The property is not overvalued, although the present owner purchased it through A Relocation Company. In my opinion no change is indicated at this time. Respectfully Submitted, Michael Carroll Appraiser Assessing Division City of Plymouth. of cy 4 M . As s _ .. tot._ pt v , 2 I ,. . • ,'4, Ft c tee/ s t yV1W I I // ¢ W W "t Z v • v 2L In f f^ N O v N PLYWOU?R CREEK In Q ,n S R I N ADD. I e i : •W O _. N. tA0 - i I ^ moo• ...' + r , f. " .. •; • ''4' I • • • • 1 ONtt• ,'• '3.trvoo. 9'L99Z ......... l • •....1% PROPERTY OWNERS NAME: PROPERY ADDRESS: PID #: LEGAL DESCRIPTION: COMPLAINT: 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION Ronald and Annette Fideldy 4720 Orleans Lane North 12-118-22-42-0042 Lot 5, Block 4, Nathan Trails 1987 ESTIMATED MARKET VALUE: $94,400 LETTER 6 The property owner believes his 1987 estimated market value of $94,400 is too high considering the increase in the past 2 years, because the sales prices of homes used to determine his estimated market value include the value of improvements made without permits, and in light of the recent refinancing of his home estimating the value at $80,000. RECOMMENDATION: Based on a reappraisal of this property, and a current sales study indicating this property is not overvalued, no change in value is recommended. Style: Split Entry Size: 1092 square feet Age: 1981 1987 Board of Review Page 2 Mr. Fideldy's main concern is that the sales prices of comparable homes in his neighborhood used to determine the market value of his property are over inflated, not so much because of rising prices in the market place, but because the sales prices include interior improvements made to these homes without the issuance of building permits. Since the Assessor's values for these properties do not yet reflect these interior improvements, those homes where no improvements have been made, are overvalued by being based on sales prices of other properites that include improvements. On June 9, 1987 Mr. Fideldy's property was reappraised including both an interior and exterior inspection. This good quality, walkout, split entry home has a full unfinished basement. The main floor contains 2 bedrooms, a living room, kitchen, dining area, and a full and 3/4 bath. The home and yard have been well maintained and were observed to be in excellent condition. The assessment function is not, nor is it intended to be, a perfect function. The problem Mr. Fideldy describes is one of the inconsistencies within the system that all assessors battle constantly. And, because assessors always are playing "catch up", it is a problem that most likely always will exist. The solution to this problem is to regularly review all properties for these consistencies, in a fair and equitable manner in a uniform and orderly timeframe, within the constraints of the law, and staff and time limitations. A sales study of comparable properties in Mr. Fideldy's neighborhood was prepared indicating this property is not overvalued for the 1987 assessment. While it is agreed that some of the sales prices analyzed in this study include new improvements not reflected in the estimated market values, it is believed these are the minority of the sales, and that the results of the overall sales study are valid. Based on this information, it is the opinion of this appraiser that $94,400 is a fair market value of the subject property as of the 01-02-87 assessment date. Therefore, no change in value is recommended. Respectfully Submitted, SusanM. Mauderer, AMA Appraiser Assessing Division City of Plymouth Comparable #1 PIN #12-118-22-42-0001 Style: Size: Age: Sale Price: Sale Date: 1987 Board of Review Ronald and Annette Fideldy MARKET COMPARISONS Split Foyer 1021 square feet 1981 100,000 1.0-86 Comparable #2 PID #12-118-22-42-0073 Style: Size: Age: Sale Price: Sale Date: Split Foyer 1032 square feet 1983 100,000 01-87 Comparable PID /l2-118-22-4 2-0009 St71A: Size= Agei Sala elite: Sale Date: Split Foyer 1016 square feet 1.981 114,)00 09-86 Comparable #4 PID #1.2-118-22-4 2-0027 MARKET COMPARISON Style: Split #oyer \ Size= 1063 square feet \ . Age: 1983 } Sale price: 106,900 } . Sale Date: 07-86 t 7's N 'VI b —1; 83>lv,)O It vs xg 1L. lk w w4m C2 Im TAI z i Y 'V-1 W080AG YF a 7's N 'VI b —1; 83>lv,)O It vs xg 1L. lk i Y 'V-1 W080AG PROPERTY OWNERS NAME: PROPERTY ADDRESS: PID #: LEGAL DESCRIPTION: COMPLAINT: 1987 BOARD OF REVIEW STAFF REPORT AND RECOMWNDATION Ronald H. Roelofs 9707 10th Avenue North 36-118-22-14-0028 Lot 30, Plymouth Gardens 1987 ESTIMATED MARKET VALUE: $1609000 LETTER Mr. Roloef's letter states he would like to request the County to reappraise his property. RECOMtENDATION: Mr. Roloef contacted my office in mid May of 1987 and we discussed the value on his property. He furnished me with a copy of a fee appraisal he had secured on the property during the calendar year 1985 which indicated a market value at that time of $149,000. The date on his fee appraisal is August 7, 1985. There has been about 10% inflation of Commercial/Industrial property since that time. Based on Mr. Roloef's request to have his property revalued by the County, and my correspondence with him, I am recommending no change in his 1987 value at this time. Respectfully Submitted, 1440 Scott L. Hovet, CAE City Assessor PROPERTY OWNERS NAME: PROPERTY ADDRESS: PID #: LEGAL DESCRIPTION: COMPLAINT: 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION Donald R. Gnerer South Shore Drive 36-118-22-22-0004 Unplatted - Section 36 1987 ESTIMATED MARKET VALUE: $88,700 LETTER The property owner believes the 1987 estimated market value of $88,700 is too high because he has had only one sale offer in 15 years, which recently fell through. RECOMMENDATION: Based on market data indicating this property is not overvalued, no change in value is recommended. Mr. Gnerer's main reason for contesting his 1987 market value is because he has had only one sale offer in the last 15 years at a price slightly less than the current estimated market value. That sales transaction recently was cancelled. Prior to the Board of Review Mr. Gnerer called our office to discuss his 1987 valuation notice. At that time he was informed the property was not overvalued based on comparable market sales data. The 1987 estimated market value has remained unchanged for the last 7 years. This property was reinspected on June 24, 1987. The subject property is 9.80 acres and is zoned R-3, Medium Density Multiple Residence District. Nearly one-half of the rear or westerly part of the property is in the Flood Plain District, and generally is low and swampy. The remaining good land area could support approximately 50 multiple dwelling units under the current zoning. The market comparables similar in zoning, size, location, and sewer and water availability, were reviewed indicating sales prices in excess of the current value of this property. x1987 Board of Review Page 2 Based on this information, it is the opinion of this appraiser that the current value of $88,700 is a fair market value and that the property is not overvalued. Therefore, no change in value is recommended. Respectfully Submitted, r) Susan M. Mauderer, AMA Appraiser Assessing Division City of Plymouth s M i................. - - - La tn O Vis mow •it I O O O INN +•O e i 00 O M Oi O oOri = . i a' to tn Cd r -•I N _ } N O 0 0 C:, •\ 9 O¢ C:) O •i •' O U o v 01 M N y f f COO tLri CD rl L OO)N OrlOC1 I r- N rl M •; u: 00 • O rl ( i I M ch rl t MA4Nfi4H to G- 4. V JJ N nl(v%11 4-1 Y n W Ln N U U Q •,1 c) d N i O O O O Y as ` MLni— r 00N 0^ M U b4 tt Ln C14 1 p b9 rl 69P4 0o V rLr) Q M N V 00 0 -,:I- Cn M CD CD a eLn w Ln t v O O boo- b4000000 y4- CD H o Q o 0 1r R a .•. <r LO N In Lf) 00 C) 00 00 O Q M I ' I 00 I r, M •64 N 34 CG r 0 1987.BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Keith A. Carothers PROPERTY ADDRESS: 2440. Holly Lane North PID if: 29-1.18-22-22-0041. LEGAL DESCRIPTION: Lot 3, Block 5, Sunny Acres 2nd Addition 1987 ESTIMATED MARKET VALUE: $162,600 LETTER 9 COMPLAINT: Mr. Carothers letter stated lie believes the 1.987 estimated market value of $162,600 is too high because he purchased the property for $136,000. He also asked to reserve the right to appeal his valuation to Hennepin County. RECOMMENDATION: Based upon the current reappraisal of this property it is recommended that the 1987 estimated market value be reduced from $162,600 to $157,500 recognizing additional physical depreciation. i Year Built: 1970 Square Feet: 1671 Date Sold: 06-86 Sale Price: $1369000 r 1987 Board of Review Page 2 On June 3, 1987 Mr. Carother's property was reappraised including both an interior and exterior inspection. Particular attention was given to the current condition of the home. Mr. Carother's home is a 1671 square foot 2 story built by Oscar Naustdal. The main floor includes a foyer, kitchen, dining room, living room, family room, 1/2 bath and utility room. The second floor contains 4 bedrooms and 1 + 3/4 baths. The walkout basement has some finishing for a recreation room. Amenities include a hand split shingle roof, exterior brick veneer, deck, patio door, brick fireplace, vault and beam ceilings and sunken room living room. During the current inspection of the property additional physical depreciation was observed on the exterior and interior of the home due to below average maintenance. Recognizing this additional physical depreciation, it is recommended by this appraiser that the estimated market value be reduced from $162,600 to $157,500 for the January 2, 1987 assessment date. Respectfully Submitted, 4G4- 4 Nancy Bye, CMA Appraiser Assessing Division City of Plymouth OO Z' a m LL w } F- D z O J a Q a 0 a. Z .. U o Z CL U LL c° U pN TL CLO73d F-- a) in C7 O U w 0 U U U U fA fA dT N! e I 69 fA fA fA fR (A In xO o m C7 Er LU H > z U U U U O OO J c Q :D O V m c E CC w ,d, d d,d,, °o j U) H Q LN v 0 rnU cuunu x 0 c o j Q m ccIcWHIN `O cr OQ cl p o co CL u Q QU N X x x x x ~_ H 0 c° c9 a J N N N Cn N w f7( V W W O O O U C7 N p Cn V7 (n fii ! m o U U U v Z oCnW d i d C C c W° S Q T O E E E J NM1 hi a 2 _a c m a) a) - W -0J\ O N m cv m j Cn N h cC 0 Y W = o O. O. J X x m en d : Q cc (r HLOU I JI o 0 0 0 0 W O N -Z) N N (n N cn X X X X>< Q ~U U U U OOL OLO O1 , yla y+`p N. O w a) d a) a) Ot Fn- CO rn Cl) F- CL z U) W c 2 0 0 d c a. J m Q LL p d O 1 Z 0 z x x x w N ca W CL o a Q Z ct a> a) LL E v L~ c LI- L N cac N NNC Qn nuj N O c o Q J O J Q H C N LL> c N ca O N N FFNcaLf- yc CC w E ii Q> y NL N O p O y c L U occ 0 U U a) N Y w E O X W 0 02= Q to O 7 LaOcD N L O N 0 N LLOca UoYcn r rc cam U Nca c cat J O ca U- C/) U a) i U c; N N Y C m p c p U m 3'aLO aE m Cw YC O•. J E ca ca a7 YO- O YU LU O y Cn U Q F Ym a°wU 3w>Uc C70=Uw0c'n> mLZmaoa0°o=i OF O z U Cl) F- CL z U) W c 2 0 0 d c a. J m Q LL p d O 1 Z z x x x w N ca W CL o a Q LLi v Ucac Qn nuj 6i U S w 1987 Board of Review Reith A. Carothers MARKET COMPARISONS Comparable 11 PID #29-118-22-22-001.2 Address: 17415 25th Avenue North Year Built: 1966 Square Feet: 1354 Date Sold: 06-86 Sale Price: 154,500 Comparable 12 PID #29-118-22-22-0008 Address: 17120 25th Avenue North Year Built: 1969 Square Feet: 1512 Date Sold: 05-86 Sale Price: 152,000 r MARKET COMPARISON Comparable 13 PID #31-118-22-21-0020 Address: 1115 Urbandale Lane Nortt Year Built: 1964 Square Feet: 1464 Date Sold: 03--87 Sale Price: $163,000 I Elm V 3 p •Y vV Z N i V O O I Elm Ptl. • ¢ f - flat .! r\ i qm.. + i f i - so S p z - '8 a^_ - = a. ^y = •; - it •A A Y, ul 9a_ zA ^Y - Dy -(ice •t CT . H eR •A I' _ 9a'- A • O = . 4 . i. _ a o $ f • R_ tgt • R - 6d Y 3NV1 _i I i i, n is BJ1 J M V ' , of ` y• i S P b 9 tl b` . f r R - ^ g " • z! N3lVNV9tlY3Ntll t •R -. ra.:Y • i J YOM tn cm VAINV of + • fvy'` y _ _ , ~ 4 _ ^ ^ - _ f .ri••- ,. }t —.4* y/e„ I _ 'ry Vii.. •- --- - fO a•= .I g L i 'g `fP •y J 3 O< , i .p .7 ti , _ ^ '• s _. i Iii r- -71 s yN t.r e' 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: David B. Waldroff (Consultant/Representative) PROPERTY ADDRESS: 2750 Ranchview Lane (Apollo Piping) 2790 Ranchveiw Lane 0 -Mark Corp) PID Vs: 21-118-22-34-0008 21-118-22-34-0007 1987 ESTIMATED MARKET VALUE: (Apollo Pipe) $1,600,000 1987 ESTIMATED MARKET VALUE: 0 -Marc Corp) $ 990,000 COMPLAINT: LETTER X10 Mr. David Waldroff approached my office on the evening of the Board of Review. I told him we could discuss the valuations of the property at a future date. He could not attend the meeting, and I advised him we would discuss the valuation situation on these properties at a later date. RECOMMENDATION: I have not yet been contacted by Mr. Waldroff. He wanted his right protected to possibly appeal the valuations to Hennepin County. Before this is done we will have to discover if their is a problem or not. To my knowledge there is not. Based on my research of comparable sales to these properties and because I have had no contact from Mr. Waldroff, I am recommending no changes in values to these properties. Respectfully Submitted, C"ia&i) Scott L. Hovet, CAE City Assessor COMI AIUT: 1987 BOARD OF REVIEW STAFF RXPORT AND R COMMATION Lee and Linda Larson 335Zinnia Lane forth. 34-118-22-31-0022 Lot 5, Bloch 1, Loffhagen r s A Id i t 1 -on 1987 RSTIMATKD MARKET VALUE: $74,500 t<`he property= tywners believe the 1987 estimated market value of $74,500 is too high because of the negative value influence of the newly developed and surrounding Carlson Center project, and due to the rental property currently under construction next door. 1E OMMMATIOt Based on a reappraisal of this property it is recommended to reduce the 1987 estimated market value from $74,500 to $68,500. Style: Size: Age * Rambler 1224 square feet 1959 0 f 1987 Board of Review Page 2 On June 23, 1987 the Larson property was reappraised including both an interior and exterior inspection. This average quality rambler has a full unfinished basement. The main floor consists of 3 bedrooms, a living room, kitchen with eating area, family room, and full bath. Amenities include a metal fireplace, detached garage, rear yard fencing, and concrete driveway. At that time adjustments from the previous appraisal, which included only an exterior inspection, and additional items of deferred maintenance were observed. Mr. Larson's neighborhood is somewhat of a "special" neighborhood because what used to be a quiet and secluded neighborhood, now has been completely surrounded by new roads and interchanges due to the development of the recently completed Carlson Center project. Market values and sales prices in this area have been scrutinized very carefully over the past several years to accurately measure what affect, if any, these new changes have had on property values. As a result, the 1987 estimated market values in this neighborhood received a lesser adjustment than the overall value adjustments applied to most other residential areas in Plymouth. Although property values in this neighborhood have not deflated since the recent development, the values have remained stable and less inflated than other residential areas in Plymouth where property values have been escalating at a faster rate. The potential detrimental affects to value, if any, due to the adjacent rental property currently under construction, cannot be measured until the rental project is complete and future market sales have occurred. Based on the reappraisal, it is recommended by this appraiser to reduce the estimated market value from $74,500 to $68,500 as of the 01-02-87 assessment date. Respectfully Submitted, Susan M. Mauderer, AMA Appraiser Assessing Division City of Plymouth IIF .i • i -n 'I- I. •= s - _ _e`.'ri EeF "- = g a i k a - , yam f y - • i / /' _ a fr A E _ 5 _ -a a -x - ! fa _ r \ i = i a - BBIi 1 . Ir 41 5= _ IS rr pro. r NO2 corms.. eh - v itD• a L` low O O -, S r =W11 t j • - jl:u • V i i! as y.. ,i a v M _ Ft V p - •, _ '... . !+^............. . ........- 4 r ka e JI' r IN 2Gov s _\ V31N30 NOS NV0 a z _- -iqq _ _ _ _ _ _ - " 1*2 a•W ^ K t^ I tIMMI$ $ a.t..• g€ dsr I — ( b 3 OSIL t'I`I-`'fir ` I / i YMIfr3 rL Y Y7aY y, lY. B '_ 1'f-lrllfll'r J T J 40S' O• dp i e ,,. 1 f Y R r JUS 1987 BOARD OF REVIEW STAFF REPORT AND RECOi4KENDATION PROPERTY OWNERS NAME: Steven Wells (purchase agreement) - June, 1987 PROPERTY ADDRESS: 5915 Jonquil Lane PID: 02-118-22-24-0007 LEGAL DESCRIPTION: Lot 5, Block 1, Bass Lake Shorewood Hills 1987 ESTIMATED p(ARKET VALUE: $168,900 LETTER X12 COMPLAINT: Mr. Steven Wells had a purchase agreement on this property with Boyer Palmer. The closing date was June 6, 1987. Mr. Wells did not address the Board but did wishto protest the value. He signed a blue agenda card only. RECONDATION: Age & Style: Size: Garage: Basement Fin: Baths: Central Air: 1.969 - 2 -Story Unique Design. 1618 square feet 2 car attached concrete drive None 1 Full - 1 3/4 - 1 1/2 Yes GROSS SALE PRICE INDICATIONS SDBJECT PROPERTY 1987 VALDE: = $145,000 - 1144 square feet = $104.39 gross Comparable #1 1985 Sale Price - $155,200 - 2 -Story =1406 square feet = $110.38 gross Comparable #2 1986 Sale Price - $145,000 - 2 -Story - 1406 square feet = $126.75 gross Comparable #3 Reduced Asking Price - $197,500 - 3 -Story - 1196 square feet = $165.13 gross When you review all of the comparables the dollar per square feet gross indicates the subject property is not overvalued. The assumed sale price of the subject of 142,000 - 1618 square feet would project $87.76 per square feet gross. Allowing for the age and condition which the cost and market approach varify the subject property is not overvalued and the sale price indicates unknown factors affecting this property. 1987 Board of Review Steven Wells MARKET COMPARISONS Comparable 11 PID #19-118-22-34-0014 Address: 2715 Urbandale Lane Age & Style: 1.967 2 -Story Size: 1406 square feet Garage: 2 car att. - 480 sq. ft. BT Drive Basement Fin: 300 sq. ft. Below Avg. fin.' Fireplace: 1 masonary Baths: 1 full - 1- 3/4 - 1 - 1/2 Central Air: Yes Sold: 08-85 - $145,000 Sold: 7% inflation for 86 - $155,200 Comparable #2 PID #19•-118-22-42-0064 Address: 2919 Troy Lane Age & Style: 1967 2 -Story Size: 1144 square feet Garage: 2 car att. - 528 sq. ft. BT Drive Basement Fin: None Fireplaces: 2 Masonary Baths: 1 Full - 1- 3/4 - 1 - 1/2 Central Air: Yes Roof: Split Cedar Shake Sold: 04-25-86 $145,000 MARKET COMPARISON Comparable #3 PID #12-118-22-44-006 Address: 5450 Balsam Lane Age & Style: 1978 2 -Story Size: 1196 square feet Garage: 3 car att. + BT Drive Basement Fin: 528 sq. ft. Avg. Fin. Fireplaces: 3 masonary Baths: 3 full - 1 - 1/2 Deck: 364 square feet Central Air: Yes Sold: 08-79 - $130,000 Currently for Sale for $220,000 and just reduced to $197,500 - ,Tune 1987 PROPERTY OWNERS NAME: STREET ADDRESS: PID #: LEGAL DESCRIPTION: COMPLAINT: 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION Wayne Bourne 530 Narcissus Lane 31-118-22-41-0026 Lot 1, Block 3, Hawthorne Ponds 1987 ESTIMATED MARKET VALUE: $119,500 LETTER X13 Mrs. Bourne signed an agenda card as her husband was out of town on June 2, 1987. Upon his return, after discussion, they decided to drop their appeal. RECOMMENDATION: June 12, 1987 1 called the Bourne residence as they were to have contacted me 06-05-87. Mrs. Bourne said they were dropping their appeal. Respectfully Submitted, 7t f Pa Michael Carroll Residential Appraiser Assessing Division City of Plymouth 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION 15 PROPERTY OWNERS NAME: PROPERTY ADDRESS: PID #: LEGAL DESCRIPTION: COMPLAINT: Patrick B. Hallisey 4065 Quantico Lane 16-118-22--32-0009 Lot 21, Block 1, Plymouth Creek 1987 ESTIMATED MARKET VALUE: $146.500 Purchased April 1987 - $1.00,000 Letter: 06-19-87 RE: Market Value definition RE: Homestead - raper lag RECOMMENDATION: No change in value - see appraisal Owner filed for Homestead after purchase April 30, 1987. Property qualifies for a Mid -year Homestead for taxes payable in 1988. The valuation notices were mailed 10 days prior to June 1, 1987. (The cutoff date for Mid -year Homesteads) No Mid -Year Homestead classification was possible at that time. The notice as mailed read "Non -Homestead" which is correct. Model Name: Age: 1982 Size: 1434 square feet Garage: 2 car tucked Baths: 1 Full - 1-3/4 + 1 1/2 Basement Fin: Yes Fireplace: 1 Majestic Deck: 2) - 310 square feet Skylights: 2 Vaults & Beams: Yes Central Air: Yes LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL 7 7 7 7 7 O 7 7 7 7 U U U U U U U U U U U U 1111U I U U U LL LL LL LL LL LL LL LL LL LL LL LL LL LL LL II77777O7 7 7 7 U U U U U U U U U U U U 1111 O V H3 EA fR 69 I V! dOl EA Ln I^ 0 11\' O a) Q H lL c a V O LL O d C w O LL~> N J 0a oQoo E O0 II II II II I: II II d II It 0 11 It It II J U C nl I"` Iii"I"I m m o U a w Y x x x x x tl ti U. t4 x x x x El 9 8 '8. x x x x x f3 67 & El & IF F- I' EA ER VT HT tr J m m¢ U m N U I x lo w F U J o cu W> Z Z i c E L p d it 11 a X N1 a 1k C7 It w n it F W CL U i 0 U I 0 U I 61.` JI I I 1I Ca) E C0 E Ca) E 13 C) w n Q) N a j x x xI x x IVI x x ill x xI( x++ x x I x J 7o< Qc a m fillI m Q 1 a o> co0 c0 c0 0 O E- a m m m m w N n W a) a) a) a) U LLLL a CL00 CLw cl0 O 0 00CL Q w D D O D J N - Q LL a w CL cr Z 11 Z x 1111 H3 EA fR 69 I V! 6R fR fR EA Ln rn Q 0 7 O a) Q H lL c a a> LL O d C w O LL~> N J 0a oQoo E O0 N o U X J E 7 C a m W a o c7 m m o U a w Y co Hi fH ffT fA Z vi EA ER VT HT tr J m m¢ U m N U U a x lo w F U J o cu W> Z Z i c E L p d z N o X N1 a 1k o C7 ao F W CL U i 0 U 0 U 0 U 0 N "D. 1I Ca) E C0 E Ca) E 13 C) w n Q) N a m m O w 0 m t m m m U 7o< Qc a m m m Q Q F- 1 a o> co0 c0 c0 0 O E- a m m m m w N W a) a) a) a) U LLLL a CL00 CLw cl0 O Q w D D O D J Z Z x LL z L HLL Ln O 7 O Q c a a> LL O d w LL~> N J 0a oQoo E c N oU X CO E 7 C a m W a o c7 m m o U a w Y co m 3 mc 3 O Y E m :c U O Y m¢ m c U a WI U J cu W> Z Z O z N o X N1 X 1k W CL U Q z¢o 00 CIC31mU 13 C) QLL. o U n m.. m Q 2 W 1 DZ z C7 0 0111121 Z O O C E 0 00 cCA U 3 m 0 p z C Cr 66 c v U) c 0 cr ti Q n ¢ xO m o. .- m _ n > C, o0 m 00G N f° m >',c X u- O y¢ m m U w o aoi 3 mccu cUoYin c-0 w mD L J o al o 3 ° m C Y ° E aY o -,z t o a, m Q c 0 N o E a c 0 m a o- v ; .-> vi .N } O cmr 7iT0w0U)I mLLmd0n cooD T- O E E JI`a m .0 w -0 LL 0 00 0 0F= E 0LLFLL.liC7OI- 0 m 7 E 0ZmoEo 'o o E a 0 U 1, —wm c o o 0 ID 0.2 o Ir W ;IC macia0i=ooamm cnJDYmmmD¢DT-U) = to ` W cc U z 0 E LU 0 a ` W > o m = m C c a'a0U ao 0 V, c - o d7 d- E O m o d -_ o c m o m .0 a> > C7 3 m° a 0 . w > I V) 3 C C o° i 'm m m o `m E: .E o 0 a LL m m 0 0 rn a D a a a z a a LL in 2 = 2 w LL U ca lto as CL CL Q O mY i W H z W w O d J O Q LL cn Z Z O z X X X X z¢o 00 CIC31mU 13 C) 03 2 Q 2 W Q C7 0 0111121 mY i W LIVE THE DIFFERENCE MODEL AS DISPLAYED $149,900 BASE PRICE $140,900 IN THE LUXURIOUS PLYMOUTH CREEK PREMIER TOWNHOMES Welcome to the ASPEN LOFT by do TIPTON CUSTOM TOWNHOME DIVISION t9 e L4 Also At PLYMOUTH CREEK ... Three more distinctive models we invite you to tour. PRaP rr THE PONDEROSA 1980 sq. ft. of dramatic views and spacious kitchen A contemporary multi level 9L model perfect for entertaining Formal dining and relaxing library From $143,900 PREP...,..... eQse n nf s 0 Denotes Iron Monument Denotes Wood Stake X000.0 Denotes Existing Elevation 000.0) Denotes Proposed Elevation 4— Denotes Direction of Surface Drainage Proposed Top of Foundation Elevation= 970. 5 Proposed Garage Floor Elevation= 970.0 Proposed Lowest Floor Elevation= 970.0 I hereby certify that this is a true and correct representation of a survey of the boundaries of: Lot 21, Block 1, PLYMOUTH CREEK, Hennepin County, Minnesota And of the location of all buildings, if any, thereon, and all visible encroachments, if any, from or on said land. It also shows the location of the stakes as set for a proposed building. As surveyed by me or under my direct supervision this 1st day of June 1 82 Paul A. Johnso Land Surveyor, Minn. Reg. No. 10938 SCALE CERTIFICATE OF SURVEY BOOK PAGE for Mc( OMBS-KNUTSON ASSOCIATES, INC. pp 79 CONSULTING ENGINEERS ENORS SO SITE PLANNERS FILE NO. MINNEAPOLIS W MUTfNINSON,MINNEiOTA 1987 Board of Review Patrick B. Hallisey MARKET COMPARISONS Comparable 11 PID #16-118-22-32-0008 Address: 4061 Quantico Lane Model: Ponderosa - 5 -level Age: 1982 Size: 1438 square feet Garage: 2 car tucked Basement Fin: 238 square feet Walkout: Yes Fireplace: 2 Majestic Baths: 2 Full + 1-1/2 Decks: 360 square feet Central Air: Yes Vaults & Beams: Yes Skylights: 1 Sold: 04-86 - $145,000 This townhouse is attached to the subject property -A 2 unit building Comparable #2 PTD #16-118-22-23-0051 Address: 15620 40th Avenue North Model: Ponderosa - 4 -level Age 198' Size: 1438 square feet Garage: 2 car tucked Basement Fin: 238 square feet Walkout: Yes Fireplace: 1 Majestic Baths: 2 Full + 1-1/2 Deck: 120 square feet Central Air: Yes Vaults & Beams: Yes Skylights: 1 Sold: 03-13-86 - $155,000 MARKET COMPARISON Comparable 13 PID #16-118-22-23-0056 Address: 15645 40th Avenue North Model: Ponderosa - 4 -level Age: 1983 Style: 1438 square feet Garage: 2 car tucked Basement Fin: 238 square feet Walkout: No Fireplace: 1 Majestic Baths: 2 Full - 1--1!2 Deck: 120 square feet Central Air: Yes Vaults & Beams: Yes Skylights: 2 Sold: 05-27-86 - $155,000 FINAL RECONCILIATION The subject sold 05-87 for $100,000. This is far below the market as demonstrated by several identical units that have sold. The subject and comparables are all the same size. However, the subject and comparable #1 have an additional level rather than a crawl space. Plymouth Creek was developed and built by the Tipton Corporation. They are high quality townhouses. Recent sales indicated a strong upper class town house market. This comparison indicates the subject sold far below normal market parameters. The letter of June 19, 1987 from Mr. Hallisey defines market value correctly. However, the price with seller financing, no sales commission, non -homestead taxes and the buyer renting for some time prior to the sale, would definitely alter the indicated sale price. In my opinion the market sales indicate no change in value at this time. This property originally sold for $120,700 in October, 1982. Respectfully, Submitted, Michael Carroll Appraiser Assessing Division City of Plymouth SALE DATE SALE PRICE SIZE SQ.FT GROSS Comp #1 04-86 145,000 1438 sq. ft. 100.83 Comp X62 03-86 155,000 1438 sq. ft. 107.79 Comp #3 05-86 155,000 1438 sq. ft. 107.79 Subject 05-87 100,000 1438 sq. ft. 69.54 This comparison indicates the subject sold far below normal market parameters. The letter of June 19, 1987 from Mr. Hallisey defines market value correctly. However, the price with seller financing, no sales commission, non -homestead taxes and the buyer renting for some time prior to the sale, would definitely alter the indicated sale price. In my opinion the market sales indicate no change in value at this time. This property originally sold for $120,700 in October, 1982. Respectfully, Submitted, Michael Carroll Appraiser Assessing Division City of Plymouth 2667.E 1 NA. 40 ISO OIL "I too pot 44 Sa. wrtft pw Is eb 72 14 ul ol N AO - r• r q O - • .. ami ' M/ JISEK ' • ,.. • • , 40 s w ' •. M' N — ' ' fit OUTLOT 0 3 ' / jo- • , I «amu..// . `•ti I / b ' 0, j 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Laurance Elwell PROPERTY ADDRESS: . Agricultural Land PID #: 06-118-22-32-0001 LEGAL DESCRIPTION: 76.91 acres - unplatted - Section 6 1987 ESTIMATED MARKET VALUE (taxable): $ 1987 ESTIMATED MARKET VALUE (deferred): 2 COMPLAINT: 69.100 X13 The property owner believes the 1987 taxable market value of $69,100 is too high considering the type and acreage breakdown of this property. RECOMMENDATION: Based on the continued review of this property over the years, and the previous year's acreage adjustments submitted by, and agreed to by Mr. Elwell, no change in value (taxable or deferred) is recommended. Mr. Elwell has had either a petition in tax court, or an appeal at the Local Board of Review or County Board of Equalization off and on nearly every year dating back at least as far as 1971. The taxable acreage breakdown of this property was adjusted for the 1984 Board of Review based on information provided by Mr. Elwell. He was reminded of this at both the 1985 and 1986 Boards of Review. As farm land values have declined the taxable value of Mr. Elwell's property has followed suit. The 1987 taxable value is a reduction from the previous year's value, and now equates to slightly less than the 1982 taxable value. The 1987 deferred value has remained unchanged since the 1982 assessment. These values have been well equalized and are consistent with other comparable "green acres" properties. Although Mr. Elwell's tax court petitions continue to be postponed, Mr. Elwell's value concerns, ultimately, will be resolved by the courts. Mr. Elwell's value concerns were discussed by phone on June 23, 1987. V* 1987 Board of Review Page 2 Mr. Elwell was informed the error on the 1987 valuation notice for PID 06-118-22-33-0008 will be corrected. Based on the above information, it is the opinion of this appraiser that $69,100 taxable) and $246,100 (deferred) are fair market values of the subject property as of the 01-02-87 assessment date. Therefore, no change in value is recommended. Respectfully Submitted, Susan M. Mauderer, AMA Appraiser Assessing Division City of Plymouth 1987 BOARD OF REVIEW Laurance Elwell A,. rpra/r/ P OI SCALE OF MILES PLYMOUTH pp• r'- . €€: g:`'' _ ^+i>`L€iH:$ ;F'€;;>``>a`;= aos `:€' "•:' `° - ifr H. i`sI HI IY€ +i H,'ohal €aae€2-3 =, 88 Site _ 'o: ,f, -_.. B 8 ` '. OM / aa,,.,,cc /% ls ...1 i J ` iI it V ... c.c. ..• ( I y ' R:w... ti _'.i o j! r3. I I ', ` r-Jc 4 • \` tee; `: " e 20. - - -2 _ •`-. 23. 1 Y . p RC2 ` 1 . __ \ e111m4VMS rte : `• 1 STREET BASE MAP aE,S PROPERTY OWNERS NAME: PROPERTY ADDRESS: PID 1: LEGAL DESCRIPTION: COMPLAINT: 1987 BOARD OF REVIEW 12 STAFF REPORT AND RECOMMENDATION John Lonke 1.0735 48th Avenue North 12-118-22-32-0081 Lot 1, Block 6, Wild Wings Addition 1987 ESTIMATED MARKET VALUE: $81,300 The property owner believes the 1987 estimated market value of $81,300 is too high since he does not have a garage, compared to new houses built next to him, and based on his appraisal of $72,000. RECOMMENDATION: Based on a reappraisal of this property, and a current sales study indicating this property is not overvalued, no change in value is recommended. Style: 1 -1/4 -Story Size: 1104 square feet Age: 1948 4 1987 Board of Review Page 2 On June 15, 1987 Mr. Lonke's property was reappraised including both an interior and exterior inspection. This better than average quality, walkout, 1 -1/4 -story home has a full basement finished with a family room, bedroom, full bath, and utility area. The main floor consists of 2 bedrooms, a living room, kitchen with eating area, full bath, attached glazed porch, and enclosed entry porch. The upper floor contains one large bedroom. Amenities include 2 large brick fireplaces, ceramic tile, built-in china cabinet, dishwasher, and fan/hood. Particular attention was given to the condition of the home as it was observed to have had substantially more than average maintenance over the years and was in "mint" condition. The excellent condition of this home would warrant comparability with homes approximately one-half its actual age. It should also be noted that nearly all the possible living area within this home has been finished. Although recent sales of homes this age in Plymouth are scarce, approximately one dozen comparable sales were analyzed. The study included homes between 740 - 1184 square feet, from 1 -story to 1 -3/4 -story, built between 1930 - 1964, some with finished basements - some without, and some with garages - some without. The results of the study indicate sales prices consistent with or in excess of 1987 market value of Mr. Lonke's property. When Mr. Lonke purchased this home in 1975 the property consisted of approximately 8.0 acres of unplatted land. Since that time he has sold, combined, and developed most of this property jointly with the adjacent and newly platted Wild Wings Addition. The lot he has retained for his home measures approximately 150 ft. x 175 ft. (.60 acres) Mr. Lonke expressed concern that the market value of his property was equal to the sales prices of brand new homes in the adjacent subdivisions. In checking the actual sales prices of these homes, nearly all were found to fall in the $100,000 category. Based on this information, it is the opinion of this appraiser that the $81,300 is a fair market value of the subject property as of the 01-02-87 asssessment date. Therefore, no change in value is recommended. Respectfully Submitted, Susan M. Mauderer, AMA Appraiser Assessing Division City of Plymouth w L 3 J 3 0 OCL I LL LU cc U E z o J 2 a 00 O U Z o Z c- O CL U LL U O ; Z LCL O m a. N EE 0 0 U U) W 0 IP U. O cn Z U U U U O Z x x x x w Vi cc Z H to O r j Q L O 0 m C U Z d LL 30 w a ooa a a D E LU. c J [C N v m L uZ pa Q Ln H W O H N H H ) H H H N N H Z O cr> N 3 O c_ c ID Q H 7H 0 v fn Q J I o 0 0 Q LL H h LL> O W mco c 8 e cc cc m o°o° c E N N 8) Q H x x F°- x x U I c o c7 a° m p a -: X 0 r Z o 0 0 c0 N It Q Ui% cn m N i H ap U U U n C7 U Z i m W c%i rn U co i° 0 aci aci m w 0 W L E E E U j u a m a o I a u v: m a, Q m c N I c n w s a 7 0 'm 7 W T o Y O> O. x N x _x yY L o U Uf Lc9a cc m drtx 1 Q H w I w X a w o o o cc m m p I I I f" d> U t0DaIUwOcn>m N O O N N 7 cC C m 0 o N O y n vOi x x x xQ y T2 O a U) U) o m WLL a a O0nnn IP U. O cn Z O Z x x x x w to r am U Z d LL 30 a E ooa a a a LU. c J [C N v H c uZ Q H C7 H U3 cr> N 3 O c_ c Q 7H 0 v fn Q E= i 0 m Q LL H h LL> O c O e a. LR c E N N cc Q xm CO a -: X d O O W d=` E_ I a m c0 c0 d m N LL U Y o° Q rn 2 m W L U w U m N m m m O m Y m ro m m a, 3 2 A L m L n m to C o Y E O. Y O yY L o uLi U Q H CYmc[ X m UawUJ H p m m p td x3w>U¢ c0 f" ca U t0 DaIUwOcn>mNOOxa7cCd LmamaOC0OO p mo C N y O IP U. O cn Z O Z x x x x w to r am a ooa a a a CL uZ Q C7 U3 cr> ayU i Q Q w O 7 o O O o a. c Comparable 11 PID #33-1.18-22-24-0033 and 33-118-22-24-0032 Style: Size: Age: Sale Price: Sale Date: 1 1/2 -Story 740 Square Feet 1939 84,900 02-86 Comparable 12 PID #33-118-22-13-0027 Style: Size: Age: Sale Price: Sale Date: 1987 Board of Review John Loake MARKET COMPARISONS Rambler 768 Square Feet 1950 83,500 07-86 MARKET COMPARISONS Comparable 13 PID #33-11.8-22-11-0054 and 28-118-22-44-0047 Style: Size: Age: Sale Price: Sale Date: 1 1/4 -Story 912 Square Feet 1955 82,000 06-86 Comparable A PID #14-118-22-14-0006 Style: Rambler Size: 1154 Square Feet Age: 1930 (remodeled 1952) Sale Price: $90,000 Sale Date: 05-86 O 1 I : . I iY' M . T 4 i+ i - i S t6i! r a V - SH ar^ R • . I i ,.,._ ... IAOI 9 M319 34t, Mks, ifid ti ` i • V mecm i ei 'yit — VVI AAcvv . i ` •. q _ •' I _ c i y _ Q<T \ 4, - e1; - o F - R _ . _ w. 't ,.d• \- C4JOe y_ w.- = i t 3NY1 OOCM3>, \` • a, t IN I z X • I' A a a se iJ7r1_ mdd t a _ {A - I(131 n b Y l e J• a a INAA v• f . : • Irl rpao.t• I I ai -a _i • _ k- .rfp .F O _ Vl I j.e r............ _ s'e: t NY1 00 1 INi(lOt I e i }I Y- 1 ± F" '_I 3 -iEl 1 I • l i • * _ t • 2 I n _ _y _ '••I `.i-p it `^ ! ra/ •I % - --- O` I • u < # W; lye I: N- _ f • - I .' i , S•. rwe . ^ La f it —t r• uy 99aASFd1••, f- _Ti .^•Tira-Y Y¢, a 1987 BOARD OF REVEIW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Mr. and Mrs. Alfred Heitkamp, Jr PROPERTY ADDRESS: 21.1.6 State Highway #101 PID #: 30-118-22-14-0003 LEGAL DESCRIPTION: 1.33 acres - unplatted - Section 30 1987 ESTIMATED MARKET VALUE: $110.800 9 COMPLAINT: The property owners believe the 1987 estimated market value of $110,800 is too high considering a portion of the property recently was condemned for Highway purposes, and their appraisal estimated the value loss at approximately $14,000. RECOMMENDATION: Based on a reappraisal of this property, it is recommended to reduce the 1987 estimated market value from $110,800 to $106,000 to account for additional depreciation. Style: Split Foyer Size: 1305 square feet Age: 1972 Market Value/ Square Feet: $81.23 (Based on $106,000) 1987 Board of Review Page 2 Prior to the Board of Review Mrs. Heitkamp called our office to discuss her 1987 valuation notice. On may 29, 1987 the Heitkamp's property was reappraised including both an interior and exterior inspection. At that time interior items of deferred maintenance were observed. Mrs. Heitkamp was informed their 1987 estimated market value would be reduced from $110,800 to $106,000 based on the reappraisal. They were not satisfied with this value reduction and continued their appeal at the Board of Review. On March 27, 1986 the State Highway Department condemned .04 acres of this property to widen State Highway #101. The condemned area is a distance away and across Kreatz Lake from the primary site area where the house is located. Because of this lot area reduction the Heitkamps contested their 1986 estimated market value at the Board of Review last year. Since the actual taking of the right-of-way did not occur until after the January 2, 1986 assessment date, they were informed their appeal would have to wait for consideration until the 1987 Board of Review. The Heitkamps submitted a copy of their condemnation appraisal estimating the loss in value at $14,806, and the total value of the property after the highway taking at 93,194. The site value before the highway taking was estimated in the appraisal at 40,000. The site value after the highway taking was estimated as follows: 40,000 - Lot value before taking 14,806 - Loss in value 25,194 - Lot value after taking The City's 1987 estimated market value of the property includes a lot value of 26,000 which is consistent with the lot values estimated on other properties along and near Highway #101, as well as the Heitkamp's condemnation appraisal. This lot value has been estimated as a total "site" value rather than "per acre" or "per square foot" of land area. Therefore, the fact the highway taking reduced this property by only .04 acres is meaningless which, combined with the location of the condemned area, does not warrant an adjustment in the lot value portion of the 1987 market value. The first step in the appraisal process is to define the problem, or purpose of the appraisal, which may be very different at different times. The Heitkamp's condemnation appraisal is intended to estimate the loss in value due to the highway taking and involves other factors besides the real estate. The market value for tax purposes, on the other hand, is simply an estimate of the value of the property based on current sales prices of comparable properties. Both value estimates address different problems, which accounts for the variance in the market value estimates and for why "the values of all the parts do not add up to the total value of the whole". 1987 Board of Review Page 3 Recent sales of homes along Highway #101 were analyzed and indicate the widening of Highway #101 has not had any detrimental affects to sales prices any different than the value adjustments for Highway influence already given consideration in the 1987 market values. These sales included both "good" and "bad" driveway entrances onto State Highway #101. The Heitkamp's condemnation appraisal utilizes comparable sales in the vicinity of Bass Lake and in the City of Rosemount in Dakota County. A sales study of comparable properties used to determine market values should compare properties that recently sold and are similar in location, style, size, quality and amenities. A more comparable sales study of similar properties was prepared indicating sales prices consistent with or in excess of the market value of the Heitkamp's property, and that the value was well equalized with the 1987 values of comparable properties. For purposes of this study the lakeshore influence was not considered. The Heitkamp's condemnation appraisal of $93,194 equates to only $71.41 per square foot of building area, and is out of line with the results of the sales study which indicates comparable properties currently are selling for $84.10 - $98.25 per square foot of building area. Four of these sales are included as market comparisons. The recommended adjusted 1987 market value of $106,000 equates to $81.23 per square foot of building area which is consistent with comparable sales data, and is believed to be a more realistic value estimate. This above average quality, split foyer home has a full basement finished with a large family room, bedroom, 3/4 bath, and utility area. The main floor consists of 3 bedrooms, a living room, dining area, kitchen, and full bath. Ammenitites include 2 large brick fireplaces, rear yard balcony, patio doors, walkout, and built-in dishwasher and fan/hood. Based on the above information it is recommended by this appraiser to reduce the original estimated market value of $110,800 to the recommended adjusted market value of $106,000 as of the 01-02-87 assessment date. Respectfully Submitted, 1') rllatco'A, Susan M. Mauderer, AMA Appraiser Assessing Division City of Plymouth 0 00- U - a: LLa a 11, Z z° C c ° rn o W Q p c7 p U z o Z w CL Y L Q U J 0 Z a Z O J Q` a Q EE 0 O p U Z w w 00 75 w cc O N z7( LL y LL. N Cl '6ma)U E L JCL V 3 C v N C_ 0 Q 3 d E- ` .m. 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N z cW G 1 W O cca J 0 0 a LL U U o Z O cnz X X X X W 2 0 o0 v ua° opo 00 tii v v U U U m 0 CL it ZZ w C7 z co Oz E w¢ n OIa° p LLti Co 10 O c c E E W 01 c C L E O N°¢ T 3 mjNa U G 0 O 3 d r; C N N HW ON0LL N Q d 0 3 U O 0 c Y L io ca Cd U_ d 3 O Co o c m ca O0ELcNOT 0m am cCm cCO e~~O C t: e0 O p d LL y N tnJ Ymm-j a L) dd zaDail n= w Z OD LU Y LLcmn p ZiJa3 Z n i m Vol o O N ch E. oUddm d o aom 0' aE nm Ym 3mm a_ 7 cc c 5 c dL 0 m° E c me LcCn v= o aO U3 0C UUmia w3icnU QnU¢v Lia:U= LL O c m N a CL D U F.. z cW G 1 W O cca J 0 0 a LL U U o Z O cnz X X X X W 2 0 o0 v ua° opo 00 tii v v U U U O 0 CL it 1987 Board of Review Mr. and Mrs. Alfred IIeitkamp, Jr. MARKET COMPARISONS Comparable 11 PID #19-118-22-13-0028 Style: Split Foyer Size: 1178 square feet Age: 1976 Sale Price: 112,900 Sale Date: 07-86 Sale Price/ Square Foot: 95.84 Comparable 12 PID #19-118-22-24-0011 Style: Size: Age: Sale Price: Sale Date: Sale Price/ Square Foot: Split Foyer 1255 square feet 1975 114,000 04-86 r MARKET COMPARISONS Comparable 13 PID #20-118-22-24-0038 Style: Split Foyer Size: 1317 square feet Age: 1978 Sale Price: 123,000 Sale Date: 06-86 Sale Price/ Square Foot: 93.39 Comparable A PID #30-118-22-42-0020 Style: Split Foyer Size: 1396 square feet Age: 1975 Sale Price: 124,000 Sale Date: 03-86 Sale Price/ Square foot: 88.83 r 4; . 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V"t` i i\ / i. o , o i I I I 1 i• Y ! a• r C •I Y 1 r: 1987 BOARD OF REVIEW + 5 STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: West Medicine Lake Community Club (Art Enkers) PROPERTY ADDRESS: 1705 Forestview Lane North PID 1: 26-1.18-22-42-0001 LEGAL DESCRIPTION: Unplatted - Section 26 1987 ESTIMATED MARKET VALUE: $170,000 1987 CLASSIFICATION: COM ERCIAL ("CC") COMPLAINT: Mr. Enkers objects to the commercial classification of this property for the 1987 assessment, because the club is a non-profit entity, and most of the land is used for recreational purposes. RECOMMENDATION: Based on a timely and thorough review of the classification of this property, and in light of present legislation indicating the current commercial classification s correct, no change in classification or market value is recommended. Building: Club House Size: 5869 square feet Age: 1953 Acreage: 5.83 1987 Board of Review Page 2 This property was reviewed for the 1986 assessment at which time it was discovered the property was classified incorrectly. At that time the property was changed to the present commercial classification ("CC") based on the current use of the property. Because of this change the 1987 property taxes for the community club nearly doubled over the previous year. In classifying this property properly the past history of the property, current use, and current legislation as it pertains to the classification of property for tax purposes, were scrutinized very carefully. Many lengthy and in-depth conversations were held with Mr. Enkers, the community club's attorney, and the Hennepin County Assessor's office. On February 24, 1987 this property was reappraised at Mr. Enkers' request including both an interior and exterior inspection. The reappraisal confirmed the 1987 estimated market value. Mr. Enkers submitted much documentation to assist in the proper classification of this property. Mr. Enkers has submitted an application for classification as Private Outdoor Recreational, Open Space and Park Land. This application will be reviewed for the 1988 assessment within the timeframe of the law. Based on this information it is the opinion of this appraiser that the current classification as commercial ("CC") is proper, and that $170,000 is a fair market value of the subject property. Therefore, no change in classification or value is recommended. Respectfully, Submitted, JU&J/0,2,4&/b Susan M. Mauderer, AMA Appraiser Assessing Division City of Plymouth t 1106. if• KS. R rr• ,u u r n0 0a a CITY OF PLYMOUTH 3400 PLYMOUTH BLVD., PLYMOUTH, MINNESOTA 55447 TELEPHONE (612) 559-2800 MEMO DATE: June 30, 1987 TO: Plymouth City Board of Review FROM: Scott L. Hovet, City Assessor and Staff SUBJECT 1987 BOARD OF REVIEW PLAINTIFFS (Part II of Staff Report) The following..is a list of the remaining property owners in Plymouth who appeared at the June 2, 1987 Board of Review. Only the previous reports that were not complete are included in this packet. The council may recall they have received the other completed staff reports in their prior packet. The staff will provide a fully completed packet for each member of the Board of Review on June 30, 1987. All plaintiffs have been notified by letter as to our review and recommen- dation for the reconvene on June 30, 1987. They have also been informed that they will be notified of your decision if they wish to appeal to Hennepin County. 5. Art Enkers 9. Alfred Heitkamp, Jr. 12. John Lonke 13. Larry Elwell, Jr. 15. Patrick Hallisey 17. Emil Karnitz 25. Timothy Harrer 26. Mike & Sandra Mayasich 27. Nguyen Giao Van 28. Janice Witkowski Letters" #1413 ADDRESS W. Med. Com. Club 2116 St. Hwy. #101 10735 48th Ave. No. 6125 St. Hwy. #101 4065 Quantico Lane 540 Orchid Lane 10710 15th Avenue 12990 57th Avenue 12705 48th Avenue 12350 46th Avenue Various PRIMARY PID # 26-118-22-42-0001 30-118-22-14-0003 12-118-22-32-0081 06-118-22-32-0001 16-118-22-32-0009 33-118-22-31-0027 25-118-22-34-0001 03-118-22-41-0063 10-118-22-41-0025 11-118-22-33-0032 See Attached CLASS OR VALUE RECOMMENDATION No charge Reduction No change No change No change No change No change No change No change Reduction Various D x J 2 CD O N CDCD CDa z 0 tnv, om n OCD E) D2 cncncn T C) m o v a 2G T m oo CD2n c o cnD C Cn Ocn m o 4 CD r° N m L x x x w x W z o f=< r w m= 7 W'.2,O CD CD 3 3 S 7N 3 T r D O 3 3 O o CO3 r 3 w^ oa, 0 0 7 x m K 7 O m z CD Cl) 2 CD O N CDCD CDa z 0 tnv, O: O OCD o D2 cncncn T C) m o L a 2G T cn O p° CD 2n O W cnD C Cn Ocn m o 7 CD O xiD L Tcn CD m WOn 0 0 f=< w m= 7 CD CD 3 3 S 7N 3 Q- r 7 3 3 0x o CO3 3 w^ oa, 0 N 7 x 7 7 OCDmr7 0 O COD Co CD CD n w Q m m m w7 O< O Cc) aO cn n o n 0 O C C T mwcm C: c G7 30m 0 cI aCD 2 O 0 S CD CD w- m a N as cn w m m Z O CL N D = c W< o o i y A o D vi n O CD N o 7 to 7 7' N s D Z CD 3_ mW o a T 0C COQ e 0o° a OO No N m I L) o Z e IMI X A CD p ND4Adr 0 clrt T CD S cn n 0 Z mmm0T n2OrC)0mcm02 W w W CD 70 Cf) 0o CCD C, d m o w w7'ow m y O w a w 70 o7 o a_ f- O CD7 N a 7' 0 d o0 m D 0 3° CD m m m m m i f c a Q f a< o N o° 7J C CD a a0 cn T 7 a a m o o a C co a o cn 3 7 O m n Z wN 0p O 3 a m CDa CDa c C 7 7 7 a a a T 0p 3 n N O a Do 7 T 0 T 0 T 0 o N T 3 m m 0 Z m 3 Ncn 0 0 y w 3powvym n m 07 3Z z 1 W Lo I IT N S 0W n0momonK2O<m* -OMT OE W ;)Cox[ E R CD p w x w 0 D 00 -{ is D X 7N D m o y° n d m m 0 7 w a n 0 m w wr7mOw x W C` m m f Oaa7 (nT N CD m a s 0 < N w^ CD D c CD 7 -i o a 3mxCD` c N O S 3mtD070OCDON? co ? 3 m CD D amWNN3CSCCDTW21aCn _. ° a N N in 7 p 7] y, CD X O W 0 N 7 T N G7 x en ii9 4 S m mr D O m K mZ O O cn rmU) N O mm m m O D 0 Z i0 d cn (A cn cn X x x X c C C C C w ~ st N N C 5 C C W -u w u o a o a o m C° o N a m aCD IDI I m LK. x x, 7 m uD w a m N N CD X a 7 I 7 N N EE U m cn OC) QR '0 m C a I z If+ m z7 N O c a z O /1 7 Z l 0 ° D0 o- cn r O CD Z COV1 ^ w lJ/ c1 m T 71 w W c m0 o Z G T w 2 O: OCD OCD o o T C) m o m a m m CD2n A A O o l N m m m m O 0 7 7 7 D r 0 rm co D m 0 C_ r COD F C m CDB m Cc) o ZZZ C O O O O T cn 0m N•. 0 0 cn D m G) CD M 2wD0 9<' a m D w m 7 O CL N D = c v a' i y A fn to rn vi nFuv t s to to a0 N s mW o 0C COQ e 0o° a OO No I Z e O X A CD p ND4Adr 0 4w) S m mr D O m K mZ O O cn rmU) N O mm m m O D 0 Z i0 d cn (A cn cn X x x X c C C C C w ~ st N N C 5 C C W -u w u o a o a o m C° o N a m aCD IDI I m LK. x x, 7 m uD w a m N N CD X a 7 I 7 N N EE U m cn OC) QR '0 m C a I z If+ m z7 N O c a z O /1 7 Z l 0 ° D0 o- cn r O CD Z COV1 ^ w lJ/ c1 m T 71 w W c m0 o Z G T w 2 I'm ao O mw.. lam I pp O rt 0 1-- y C N r r fr r J h 1- 011 W N O, V V V w DI I I 1 I I I I I I I I I I I d 00 W W W W N W 1, 1- W W W W W O N W I W W I W I I W I A I 4 I N I W I N I W I W I Ik In 1 N N W O N O O N N U W d, O Un 011 D O Oc 00 W N In OO ON r-• 11 r-• A N W 6n N N W N O, In N N N In N In R \O w 01 00 1- all In O` W 4.1 Oc w sL O Cr O In N In O In In O O In In H O O O C O O In In to JC O O P A 1, 1 11 P w G 1_ 1_ 1-- W W N H In f7 In O, In In I W V In W X, O 1Y Vm f7 rt"F' rt n r.1' rt rt rt C rt H • V N Ol c w In 10 C 4-1 N to O o O o O O o O O c O o 0 D• c o o O o 0 o O O O o c n pwi a a pi FC m y R1 O A cn 6r1 w rt rt f7 f7 ft f? rt N• N• cr CY O L O O O O O O rt rt F 4 r•1 ri m r S ri ri D D Cli n n k -c rt e 0 0 P t w w w w w w w w w w w w nen r7 W V r Un I-- U'i r I. n U; I-.- o.- r r r 00 r In r V r N I.- r. 4 N W V lln N 611 W N 10 N N W O N c W 00 r N O V N lfn 011 00 V O, Q Fh V V 0 110 O W V W In %c 00 In 00 N N 00 W N 00 V N N• 0• m Ntc NCO f. -N N NIn OWN N 1.- 1-O` 7\N z-00 O011 O1.- Nr- A N M M M hif M M M M M M M M M M M M M M M M M M M M M M rt m 6n o PK Oc 00 00 00 00 00 or, cc J or 00 V OD tD W r 1.- N In In In c In N Z N N O hr w w N 1- 00 W l- In 11. O, O F••' I L~ Ut V 00 In N O, W N fD fD p1 HoOo0000oL, o 0 0 b C) O o O O c O o o c c O O H W O O o 0 o O c O O c O O O h+• H x A m o r w H rt 0 1-- y C N O O r J In 00 011 W N O, V V V w DI I I I I I I I I I I I I P" ri 00 O 00 00 00 Oc 00 00 00 CO 00 Oc 00 m N In N1 O N In In In In In Ln O, In N C m rt o w D cn to Q 1., 11 W 011 W A 1- 11 W W N H W In O O V N 00 In OC 1Y Vm H • V N Ol c w In 10 4-1 N to rt O o O o O O o O O c O o 0 C) c o o O o 0 o O O O o c n pi FC m W c w c c ao I pf N V A Oc N r•1 V 11 N O, .c W w kc 00 %D 0O OMB No. 79M0045 VRCERTIFICATE OF REASONABLE VALUE Aat rvVMt7t„ TMIHUDCONDILCOMMTIENT Etii (/Iar>rd I1P C>tawt ammy) 3. LEGAL DESCRIPTION TITLE LIMITATIONS AND RESTRICTIVE COVENANTSr2,F+OPERTiY 1 i B Iat 12 Block l r !N 55442 Schmidt Like Hills None iaaz l amain Cbur <ty Addition I J Q CONDOMINIUM PLANNED UNIT DEVELOPMENT N ;,!`• 6. LOT DIMENSIONS. S. NAME ANO ADDRESS OF FIRM OR PERSON MAKING REQUEST/APPLICATION !Include t•Vr 3 1 - age Campany 1 IRREGULAR' SOiFT 2 ACRES: 4y3.5 Ford cAdte 165 7. UTILITIES f./1 JO- ELEC. GAS WATER SAN SEWERRma SW i.nuis3 Parkr N 55226 1. PUBLIC 2 COMMUNITYtaltMargeYaW J. INDIVIDUAL 8. E RANGE/ OVEN CLOT ES 7. WASHER VENT r Q 2 REFRIG. S. DRYER 8. W/W I P. 3_ DISH. WASHER 6, GARBAGE DISP. 4' 9. OUILDING STATUS 10. BUILDING TYPE 11. FACTORY 12A, NO. O 3 t:0 13A. STREET ACCESS 138. STR ET P..:.I*:T. 3 PROPOSED 4. SU3ST ANTIAL UNDER CONSTRUCTION EXISTING ALTERATIONS, IMPROVE- DETACHED ). ROW SEh11 2 APT IJ FABRICATED' I 1 YES ?. NO UI LOING$ OF LJV I'.G UNITS 1 1. PRIVATE PUBLIC 8 PRIVATE PUBLIC RENABRIT ATION S. MENTS-OR REPAIRS DETACHED uNrt L_. 14. ESTIMATED REASONABLE 15. REMAINING ECONOMIC LIFE OF 16. EXPIRATION DATE 17. HUD COMMITMENT TERMS VALUE OF PROPERTY PROPERTY IS ESTIMATED TO BE NOT LESS THAN- A. MAX IM.UM MORTGAGE AMOUNT S s QO L YEARS r C. 7 B. NO. OF MONTHS NOTE: This Certificate of Reasotl2ble Value is valid only if VA Form 26-1843p sh ,)wing VA General Conditions and C. NOTICE OF REJECTION D. "AS IS"' VALUE 5theapplicableSpecificConditionsisattached. 18. ADMINISTRATOR OF VETERANS AFFAIRS, BY (S4ndrure Of 19. DATE ISSUED 20. VA OR HUD E. MONTHLY EXPENSE ESTIMATE wahorized o 0, OR HUD AUTHORIZED A ENT OFFICE FIRE IN $ 7 - Ci J4 L TAXES $ 21. PVR R A tCompkte Y11ny Mly Includ 1P de.J CONDO. COMMUNITY EXPENSE $ Jack and Cyrrthis ^fife! MAINTENANCE AND REPAIRS 5 102n C Lake Paad 010 HEAT AND UTILITIES S lYP1PMuth, M 55442 F. ESTIMATED CLOSING COST S G. See Gene•a! EXISTING PROPOSED Conduion 3 on I etldehment.) H IMPROVED LIVING AREA F SOFT I NOTE: This Conditional Cornrutment is valid only if 1ILD Form 92500-53 is attached. PURCHASER'S COPY 2 IMPORTANT NOTICE BATT OR BLANKET LOOSE -FILL The VA has had an appraisal made of this property to determine r4 _ 61 inches 615 - 8, inches its reasonable value for loan purposes. This appraisal, however, does not assure that the house will be satisfactory to you in all respects 6!5 inches 7 — 9!4 inches 6rthat all equipment will opmu properly. 9 inches 10 — 1 I inches A thorough irespectiaa of dw property by you or a reputable 12 uncles 13 — 17 inches inspection fuse may help miobrdze wW problem: that could arise after loan clop. Particular attentioe should be 11"m to plumbin& hestim elwtriu_ sad roofing a mponents. REM'VA relcantees the ioan, no the eondition of the yBER: MEM Property es are listed below. VA /ORM i0-SBN1-. DEC sOBO kity — used for healing. klcctni1ly is divided into twu categories. Z.oae A ((OL 1000 degme-dws) (lacludes Hawaii and Puerto Rico)) — AD eneW types. R-19. r Innrteefe A-- A-u.Ik C- .:t .od elertrie tY21 m, n R.19_ Electric resistance heat. R•22. naso .w•-_..w v.*....-,..r SEPr,'.7• 26-1843n 4W 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Emil C. Karnitz PROPERTY ADDRESS: 540 Orchid Lane PID 1: 33-118-22-31-0027 LEGAL DESCRIPTION: Lor_ 31, Block 4, Parkers Lakeside 1987 ESTIMATED MARKET VALUE: $84,800 X17 COMPLAINT: Mr. Karnitz stated his value has gone up $5,000 every year. A realtor told him his home was only worth $62,000. Neighbors to south reponsible for his low value. See report. RECOMMENDATION: No interior inspection allowed by owner. No change warranted. Age & Style.:,- 1976 Split Foyer Size: 1112 square feet Garage: 526 sq. ft. + new BT Drive Basement Fin: Yes Baths: 1 Full - 1 - 3/4 Deck: 8 x 10 Central Air: Yes w CL J Q N a a 0 Z m MW/ Li 2 N W Y Q J Q J F- W c N W cc o 0CL I W LL U £ co v Z cr v) J) O J<n v Q o 0a Z ° . . U Z o CL U LL C6 O U T Z La O m CL N cr- C7 O W 0 rn vs U U U U o fi). 69 69 (N 6, to v3 v3 Vs I Q Cl) W a g c w •r w Z r'I J Q N X v v v v w O U - 0 07 O U{ m C p I U,_E d O) , U) Z O X X X W fR fR fA fR 69 d4 fR fA fA fR O v C. 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L N C U 3 3Z:f C° O a'O C l0 t0 3 Nro 3i C a C c O 0 C (0 N C O p d OLL NO) 00) yJ r t0O V)JDYmmSO¢S 0) fV OW U JU S pU) a 0 cCo. coa 0s ZLL aLL U)S S=WLLU O N W yU wY L O E 0) C7Z Q U N N @ 01 C C O N N: LL O a o 3 y 0 O. EO m Q y z a)'Dy_ o y C¢ O O U) a E U U N J 0 S d m U) p U) N O L O> U) O C V) 0) N O J c0 daOLLDcUcyU0` cca00 0) c aE UmU yo E f9EcN d a m E N c 01c 07c N U 3oo-c°°rocn3coo° L N a N U mmamrtro._oNmdoUUminaQU)mU¢U) LLC7S C7 U)CO(nF-¢ate i 3 cncn of I Q W g c X F- U - 0 U{ n p I U) Z X X X X g 0.• bQ zQo W Q W am Y U U Q W Q 0 CIO m CERTIFICATE OF SURVEY y i gay _ 940 — — / 76.88 — — 0 1 + sO if 4X \\ \ h 41'f N \\ Jry 4% b So J o v mo ma r N \ I j I 47. 00 O I 49-85--- 49.85--- k 1 V aOy3 gayAa 6 9 O A m CERTIFICATE OF SURVEY y i gay _ 940 — — / 76.88 — — 0 1 + sO if 4X \\ \ h 41'f N \\ Jry 4% b So is 10s q C 0 Denotes wood stoke o Denotes iron monument x900.0 Denotes existing c/evo-71-1'on 900.0) Denotes or000sed e/evotion Denotes direction of sUrfoce droinoge Proposed top of foundofibn e/evotlon = 98.4.0 Proposed goroge f/oor e/evotion = 993.5 Proposed lowest f/oor e/evof/on = 980.0 Mofie: the c ty of Plymouth w)/i /ocote -the wo-fer service for owner. 1 I CD N 00 9601 I hereby certify that this is a true and correct representation of a survey of the boundaries of: Lot 31, Block 4, PARKERS LAKESIDE ADDITION. And of the location of all buildings, thereon, and all visible encroachments, if any, from or on said land. As surveyed by me this 20th day of September, 1976. rev/Sed: Se Pt. 29, /976 McCOMBS-KNUTSON ASSOCIATES INC. CONSULTING ENGINEERS LANO SURVEYORS 6. SITE PLANNERS MINNEAPOLIS, HUTCHINSON and MARSHALL, MINNESOTA 111 ;_Vf 'J '/' __ Thomas S. Bergq-uist `U - Land Surveyor, Minn. Reg. No. 7725 I"=40' PREPARED FOR: BOOK PAGE s, 0 EMIL KA RN/ T ZFILENO. 3090 o 6 aI N \ 47. qap. 49-85--- 49.85--- kk 77/7 - - 6 9 is 10s q C 0 Denotes wood stoke o Denotes iron monument x900.0 Denotes existing c/evo-71-1'on 900.0) Denotes or000sed e/evotion Denotes direction of sUrfoce droinoge Proposed top of foundofibn e/evotlon = 98.4.0 Proposed goroge f/oor e/evotion = 993.5 Proposed lowest f/oor e/evof/on = 980.0 Mofie: the c ty of Plymouth w)/i /ocote -the wo-fer service for owner. 1 I CD N 00 9601 I hereby certify that this is a true and correct representation of a survey of the boundaries of: Lot 31, Block 4, PARKERS LAKESIDE ADDITION. And of the location of all buildings, thereon, and all visible encroachments, if any, from or on said land. As surveyed by me this 20th day of September, 1976. rev/Sed: Se Pt. 29, /976 McCOMBS-KNUTSON ASSOCIATES INC. CONSULTING ENGINEERS LANO SURVEYORS 6. SITE PLANNERS MINNEAPOLIS, HUTCHINSON and MARSHALL, MINNESOTA 111 ;_Vf 'J '/' __ Thomas S. Bergq-uist `U - Land Surveyor, Minn. Reg. No. 7725 I"=40' PREPARED FOR: BOOK PAGE s, 0 EMIL KA RN/ T ZFILENO. 3090 1987 Board of Review Emil C. Karnitz MARKET COMPARISONS Comparable #1 PID #33-118-22-11-0066 Address: 1205 Fernbrook Lane Age & Style: 1973 Split Entry Size: 1034 square feet Garage: 2 car att. - 528 sq. ft. BT Drive Basement Fin: 750 sq. ft. - Avg. Fin. Walkout: None Fireplace: None Bath: 1 -Full - 1-3/4 Deck: 60 square feet Central Air: Yes Sold: 12-30-86 - $90,000 Comparable #2 PID #33-118-22-24-0086 Address: 800 Ranchview Lane Age & Style: 1974 Split Entry Size: 1085 square feet Garage: 2 car Att. - 550 sq. ft. BT Drive Basement Fin: 700 sq. ft. - Avg. Fin. Walkout: None Fireplace: 1- Majestic Baths: 1 -Full - + 1-3/4 Deck: 60 square feet Central Air: No Sold: 07-86 - $88,500 MARKET COMPARISONS Comparable 13 PID #33-118-22-31-0058 Address: 530 Quantico Lane Age & Style: 1.965 Split F.ntry Size: 1144 square feet Garage: 2 Gar Det. - 528 sq. it. BT Drive Basement Fin: 700 sq. ft. - Avg. Fin. Walkout: None Fireplace: 2- Masonary Baths: 1 -Full - + 1-1/2 Deck: None Central Air: None Sold: 09-85 -- $83,900 Comparable #4 PID #33-118-22-24-0079 Address: 15400 6th Avenue North. Age & Style: 1975 Split Entry Size: 1034 square feet Lot: 50 x 164 (smaller than subject) Garage: 2 car att. - 528 sq. ft. BT Drive Basement Fin: 750 sq. ft. - Good Finish Walkout: None Deck: 80 square feet Central Air: Yes Sold: 06-87 - $87,000 ADDRESS MARKET VALUES" YEAR VALUE 1980 70,900 1981 71,900 1982 77,700 1983 77,700 1984 79,200 1985 79,400 1986 79,400 1987 84,800 NEIGHBORHOOD SALES STYLE & SIZE HISTORY OF VALUE CHANGE PER YEAR 1,000 5,800 0 1,500 200 0 5,400 GROSS DOLLAR SALE DATE PRICE SQUARE FT. 1) 530 Orchid Lane Rambler -1144 sq.ft. 04-04-86 68,000 59.44 2) 350 Quantico Lane Split Entry -1008 sq.ft. 03-05-86 83,900 83.23 3) 445 Orchid Lane Rambler -1006 sq.ft. 06-85 75,000 74.55 4) 430 Ranchview Lane Rambler -1144 sq.ft. 08-07-85 80,000 69.98 5) 340 Quantico Lane Split Level -1056 sq.ft. 06-28-85 85,000 80.49 6) 625 Niagara Lane Rambler -1040 sq.ft. 08-01-86 86,000 85.31 7) 710 Quantico Lane Split Entry -1040 sq.ft. 06-14-85 87,000 83.65 530 Orchid Lane is property next door to subject and was in poor condition. chart definately shows its sale price was affected by its condition. The FINN. RECONCILIATION The subject property's exterior and yard is impeccible. I must assume the interior to be the same! The cost approach indicates $87,200 as the indicated market value and reflects a 2% adjustment for lack of upkeep on the neighboring properties. The market approach indicates $87,000. The neighborhood sales show an active market for the area with a market range from 68,000 for a poor condition home to $87,000. In my opinion the 1987 market value of $84,800 seems conservative for the subject property. No adjustment warranted. Respectfully Submitted, Michael Carroll Appraiser Assessing Division City of Plymouth SII z 3 X11 V J 3NV 1 KG WOH r _ x r ^ vJ T.I 1 _ . _ A Cc 4. - eOBYr• j 1 a 41L x $ FdV i1 t.r _P, C =} .'r vi_Y sw r dl Il T - v_ i I ti • R 1R c_ R_ r" IL K \ i S •, • +' s _ _ ate go ot 3NVl QOOM3 V1 : J E a s as• I/J?J fNV JS WUI IW — — to a W. LJ it I 3;v1 OIFU2i0 I to CD N NVnOb ypb p = 0. zr E PROPERTY OWNERS NAM: PR.OPRRTY ADDRESS PID LEGAL DESCRIPTION: 1987 BOA" OF REVIEW STAFF REPOkT AND RECOMMENDATION James L. Bakula 12305 48th 0eztue :,oath 1I-118-22--32-0028 Lot 13, Block 3, Evonne"a Lakeview Addition 6i ESTIMA16 MARKET VALIk ..... R 200 COMPLAINT: Mr. B kola objected to his 086 valuation and submitted comparables near his property which were built its the same timeframe. RECOMMENDATION: Based upon the reappraisal of this property, it is re:comnended that the 19137 estimated market value be reduced from $222,300 to $220,800 a.ccou.nt ng for additional depreciation. Year Built, 1934 Square Feet: 1696 Date: 06-84 Builder Stated Value: $230,000 Date Sold: 03-86 Sale Price $220,000 1987 Board of Review Page 2 Mr. Bakula submitted a list of homes he felt were comparable properties. (See attachment) A review or study of comparable properties used to determine an estimated market value should compare the property in question with other properties that have recently sold in the area and are similar in style, size, quality and amenities. In reviewing the properties Mr. Bakula referred to, our records indicate all values compared were 1986 estimated market values rather than 1987 values, except for #3. Of the comparisons used by Mr. Bakula, comparisons #1 and #2 were under construction and only a partial completion value for the January 2, 1986 assessment. The completed value was determined for the 1987 assessment. Three of the comparisons, #4, #9 and #12 are townhouses not single family detached homes. Comparable #4 is a 1981 sale and the market has changed as illustrated by the two sales which occurred to #12. Two of the comparison #5 and #10 are rambler style homes. Three of the comparisons used, 467, #11 and #13 are lakeshore properties. The tax amount paid is not a valid comparison. Properties with the same estimated market value may be paying different tax amounts depending on the classification of the property, homestead/non-homestead, special assessments, etc. On June 11, 1987 Mr. Bakula's property was reappraised. This "custom" two story home was built and lived in by the builder, Donn Mischke. The main floor includes a living room, dining room, kitchen, family room, sun room, 1/2 bath and utility room. The second floor contains 3 bedrooms and a master bedroom with a sitting room. Baths consist of 1 full and a 3/4 with a jacuzzi. Amenities include a four car garage, brick fireplace, deck, central air conditioning, exterior brick veneer, skylight, island counter, ceramic tile floor in kitchen, sun room and utility room, beams, sunken family room, island counter and extra built in cabinets. A sales study of homes similar in style, quality, amenities and smaller in size indicate sale prices consistent with, or an excess of the estimated market value of the subject property. However, during the current inspection of the property, physical depreciation was observed. The large driveway is cracking and breaking up. Giving consideration for the cost to cure this item, it is recommended that the estimated market value be adjusted downward from $222,300 to $220,800 for the January 2, 1987 assessment. Respectfully Submitted, Nancy Bye, CMA Appraiser Assessing Division City of Plymouth O' o oa I c I w U U U U M; w s 2 O w >pa o1 a 0 0 m o 3 OC z w U E D Z O aLLl==wUica.' CC Z X m 3 0 E U 7 O 0 d Q o Ami o LL Q o p C7 z0 N N H N N N N H H N ff uj ccm L x O J N 0 01 N LL • U O . r a. 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Value: 196,100 Ratzo: 784 1987 Board of Review lames BA:kula MARKET COMPARISONS MARKET COMPARTSOKS Comparable 13 PID #20-118-22-31-0028 Year Built: 1980 Square Feet: 1640 Date Sold: 04-86 Sale Price: 221,000 1987 Market Value: 214,000 Ratio: 968 Comparable 14 PID 113-118-22-33-0096 Year Built: 1985 Square Feet: 1532 Date Sold: 01-86 Sale Price: 220,000 1987 Market Value: 202,100 Ratio: 919 Comparahle 15 PID #1,5-118-22-43-0023 Year Built: 1986 Square Feet: 1513 Date Sold: 03-86 Sale Price: 220,000 1987 Market Value: 210,600 Ratio: 957 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: William Deziel PROPERTY ADDRESS: Hollydale Golf Course PID if: 08-118-22-34-0005 + LEGAL DESCRIPTION: Unplatted land in Section 8 containing 125.28 acres. 1987 ESTIMATED MARKET VALUE: $814,400 (Taxable) COMPLAINT: Mr. Deziel disagreed with the method the county is using to arrive at market values on golf courses and believes the income approach should be used. RECOMMENDATION: The 1987 County Board of Equalization directed that the Hennepin County Assessors Office in coordination with the local Assessors develop criteria for valuing golf courses. They also directed that the criteria be developed in coordination with the golf course owners and the Green Keepers Assocation. This effort was completed in the spring of 1987. The 1987 values are to be presented to Hennepin County Board of Equalization during their early July 1987 session. Several meetings were held to determine the criteria for which golf courses will be valued. One criteria mentioned was the income approach. Income on golf courses varies greatly. Since there is a large diversity of income between competing golf courses, the income approach is not applicable as it would produce unequal values for these comparable properties. The income approach was also eliminated due to the lack of information furnished to us by the golf course owners association. They were not readily willing to present us with income information. No value adjustment is recommended at this time since the entire golf course issue will be resolved by the 1987 County Board of Equalization. Repsectfully Submitted, JLi a UW Scott L. Hovet, CAE City Asssessor 1987 BOARD OF REVIEW # 7 STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: John Hampton PROPERTY ADDRESS: Hampton Hills Golf Course PID #: 09-118-22-11-0001 + LEGAL DESCRIPTION: Unplatted land containing 146.42 acres in Section 9 1987 ESTIMATED MARKET VALUE: $560,800 (taxable) COMPLAINT: John Hampton stated that his market value for 1987 increased $100,000. He also asked to reserve the right to appeal his valuation to Hennepin County. He also questioned the taxable vs. the deferred values as being the same. RECOMMENDATION: The 1986 Hennepin County Board of Equalization directed that the Hennepin County Assessors Office in coordination with the local Assessors develop criteria for valuing golf courses. They also directed that the criteria be developed in coordination with the golf course owners and the Green Keepers Association. This effort was completed in the spring of 1987. This property is classified as open space recreational. Under the law, open space property carries a "deferred" market value. The deferred value is the potential highest and best use) value. The taxable value also carried on the property is the actual basis for the tax. In recent past years the taxable and deferred values were greatly different. Under the revaluation plan, golf courses were looked at as being valued like golf courses. There highest and best value is thought to be that of a golf course. Therefore, the deferred value and the taxable value are one in the same. The 1987 values are to be presented to the Hennepin County Board of Equalization during their early July 1987 session. No valuation adjustment is recommended at this time since the entire golf course issue will be resolved by the 1987 County Board of Equalization. Respectfully Submitted, A aV Scott L. Hovet, CAE City Assessor PROPERTY OWNERS NAME: POPERTY ADDRESS: PID #: LEGAL DESCRIPTION: COMPLAINT: 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION Max Peters 2670 Holly Lane North 20-118-22-33-0043 Lot 5, Block 9, Shiloh 1987 ESTIMATED MARKET VALUE: $158.900 6 Mr. Peters stated realtors have told him the average home increased 3.8% but his property was raised 7.2% which he believes is to high. RECOMMENDATION: Mr. & Mrs. Peters were contacted by telephone on June 3, 1987 to set up an appointment for a reappraisal of their home. The procedure used in determining the 1987 estimated market value and the bases for the increase in value were explained. As a result of our conversation they requested that no further action be taken and withdrew there appeal. Therefore, no change in value is recommended. Respectfully Submitted, Nancy Bye, CMA Appraiser Assessing Division City of Plymouth 1987 BOARD OF REVIEW +4 STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Mr. Gene A. Bier PROPERTY ADDRESS: 2820 Holly Lane North PIDI: 20-118-22-32-0086 LEGAL DESCRIPTION: Lot 18, Block 2, Shiloh 2nd Addition 1987 ESTIMATED MARKET VALUE: $186.800 COMPLAINT: Asked for comparable sales to substantiate his 1987 Market. Value. Mr. Bier stated burden of proof should be on the City, not the taxpayer. RECOMMENDATION: No change warranted as market comparables clearly show home is not overvalued. d Style: 2 -Story - Full Bsmt. Size: 1707 square feet Age: 1978 Garage: 3 car attached Bsmt Finish: None Fireplaces: 3 Deck: 414 square feet Central Air: Yes Hand Split Cedar Shake Roof Builder: Ron Hockridge 1987 Board of Review Page 2 Mr. Bier's home is located in the Shiloh 2nd Addition. It was built by Ron Hockridge, custom home builder. The homes in this subdivision range in price from 100,000 - $220,000 depending on size, style and amenities. The subject property is in good condition and is one of the largest 2 -stories in Shiloh. Two of the comparables were built by the same builder as the subject and are smaller homes than the subject property. I reinspected Mr. Bier's home 5-28-87 but did not supply him with comparables at that time. I am submitting the comparables to substantiate our value to Mr. Bier's property. In my opinion this property is not overvalued and warrants no change from $186,800 the 1987 market value. Respectfully submitted, Michael Carroll Appraiser City of Plymouth 1987 Board of Review Gene A. Bier MARKET COMPARISONS Comparable #1 PID#: 20-118-22-31-0028 Address: 3010 Holly Lane North Age & Style: 1980 - 2 -Story Size: 1640 square feet Garage: 2 1/2 car attached Basement Fin: 1200 square feet Fireplaces: 2 Masonary Deck: 292 square feet Central Air: Yes Hand Split Cedar Shake hoof Builder: Oscar Naustdal Sold: 4-86 - $221,000 Comparable 12 PID#: 20-118-22-32-0066 Address: 3050 Holly Lane North Age & Style: 1980 - 2 -Story Size: 1274 square feet Garage: 2 1/2 car attached Basement Fin: None Fireplaces: 2 masonary Central Air: Yes Handsplit Cedar Shake Roof Builder: Ron Hockridge Sold: 6-86 - $189,000 U MARKET COMPARISON Comparable 13 PID#: 20-118-22-31-0051 Address: 2850 Holly Lane North Age & Style: 1981 - 2 -Story Size: 1506 square feet Garage: 2.car attached Basement Fin: None Fireplaces: 2 Masonary Deck: 403 square feet Central Air: Yes Builder: Ron Hockridge Sold: 6-85 - $190,000 mm K I Mil u- K T v v O O Do Cn p cn 0 m 0 S) y w 0w ; CD X 0 0 91)Cj W X W 0 CD cD 0Dw^ o m w c O O N w °' "{ °' ,x» w o 0 m o •\I x 0 p p m w c O m O O i F a3 Q 7 m D w S m w 0 v OQG o mo> C m oo 0CnK XO o D p TmCD ( C) m° a w m O m N s c D m c m 3 0 c , a N m o (7 0 O 3 a L f}i cn, p x m O XX X Zcn Q 3 N N O A _ r N. 3 w?- O D T CD x CD S V_ 3 0 CD D cn O V 3 3 x m v DN m T 7-1 CD O A x coi n 0 r po r o D m w Q D 0 O CD O 1 N n 0 c m 3 m 3 3 w r V l m cOn3 r0 m? 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O CL T O T O i O n p o y n,< 3 m m 3 m D a o 0 0 0 w O O W v m Z m 3 G7 Z Z m cn D N 0 r O S v O Do Cn p v OT, Q 3:7 00 0 H (n < g w 0w ; CD X 0 0 91)Cj W X W 0 CD cD 0Dw^ o m w c O O N w °' "{ °' ,x» w o 0 m o •\I x 0 p p m w c O m O O i F a3 Q1 D e 0 0 cn 0 s o a x d a +0 COm m cn Ci0 O D w n wNnmmiwmycnmwwm w r v v N a a o c_n xC N (°D w o= N W e m 2 m o 0 x O c 0 3 mx Lj) x v m c TmCD ( C) m° a w m O m N s c D m c m 3 0 c , a N m o (7 0 O 3 a x x x x x U, m - ry N - _ cncn - 3 CD D N . m > o a Q 3 N N O A _ r N. 3 m ° J K X K 4' D T CD x CD O N D Z v 7 m DN r O nV A r D m J co D CD n nc o !I a 0 c r 33 3 m 3 3 w r V l r0 m? D 0 m O O w N JJCD CD OCL i` z c 0N nd 0 I _ a Z Z 00 D a cn r- 00 Cn N Z CO C) w --i C- 7 m T 7 w c IOO r- 0 r O D v OT, N o 1ta v w o a ou kt Lj) x x x x x U, n NN . m > w. w. D) m ° J K X K 4' D m l CD O D m m DN CD (ID G A r D m co D CD n nc o !I a 0 c r 33 3 m 3 3 w r V l r0 m? y" w nv Z m Cn Cn Cn m Cl D 17 1 K. O0 x xr'x x mO. x ma w O m t n o oD37a w v I- 0 n O O d O. I m O m II 11 O IN N N D S C O oo x+ D y A Cncn a C 0 Z D Z r v to to to fA En En w to to vi to ie NJ Erco N ILI CD N YY 00 C N 1 C O O O O O c c c c IeZ O m i m O A tZ tt D cn cCD o la fA fA b9 fA fA to w r b9 409 di Eff I I e A A A n C C C C 0 m O O w N JJCD CD OCL i` z c 0N nd 0 I _ a Z Z 00 D a cn r- 00 Cn N Z CO C) w --i C- 7 m T 7 w c IOO r- 0 1987 BOARD OF REVIEW STA REPORT AND RECETklE2 ATIO PROPERTY OWNERS PROPERTY ADDRESS: P CD# LEGAL DESCRIPTION: Jerald W. Crund 820 Kin sv ew Lane North 33-118-22-13-00444 Lot 4, Block 3, Parkdal.e 1987 E5".1 I TED MARKET VAUJE : $1171600 CtJHFUINT': Mr.. Jerald, Grund was represented by his neighbor Ms. O'Neill who State d 3YIr. 4.z:t zaci would. like his property re --evaluated. RECOMMENDATION Based upon a rep ra.i.sal of this property it is recoamiended that the 1987 estimated. market value be reduced from $117,600 to $.11:3,800 recognizing additional pbysical depreciation and functional obsolescence. Year Built: 1959 New Attached Garage. 1970 New Addition: 1974 Total, Square Feet! 1970 1987 Board of Review Page 2 Mr. Jerald Grund, represented by his neighbor Ms. O'Neill, wanted his property re- evalauated. On June 6, 1987 Mr. Grund's property was inspected and reppraised. Mr. Grund's original 1166 square foot rambler style home and double attached garage was built in 1959. In 1970 a 22' x 24' attached garage was built and the original 20' x 26' garage was remodeled into a family room. The screen porch was added in 1973 and a large master bedroom addition was built in 1974. The total foundation area of the house, excluding the screen porch and garage is 1970 square feet. This is considerably larger than most of the homes in the neighborhood and appears overbuilt for the area. (functional obsolescence) A study of sales in the area show homes comparable in style, quality and age but smaller in square feet selling from $92,500 to $116,500. It was apparent from the site inspection that additional physical depreciation is warranted due to below average maintenance. Recognizing this additional physical depreciation and the functional obsolescence, it is recommended that the estimated market value be adjusted downward from $117,600 to $113,800 for the January 2, 1987 assessment date. Respectfully Submitted, Nancy Bye, CMA Appraiser Assessing Division City of Plymouth 0 a Q I A QCc .E ccLL a. w } a cr Q Z) U E Z ° z d O O 0 Z O Z cr o W a U Y LA U 0J Z aL Z O QCDi N Q0 O H COZ wW Qfl U U U U 0 fR f19 b9 IA ER V! 64 fA fA fA N J 1 Q O 7 cn W O \ : > ZHo Z N 7 7 77 O , O O J c U U U .fi W E O 0 ZoviFnvsu v ; J U U to m hU o y j U Z 0 Q W to n u u u XCIc A. 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O a0 t1cn Z O ca cn Z w x u x x x p 0o mU-Nt wo Hlo k° W w Y U U b EE ww p a Comparable 11 PIN #34-118-22-11-0003 Year Built: 1956 Square Feet: 1360 Date Sold: 07-86 Sale Price: $114,900 Comparable #2 PIN 133-118-22-32-0012 Year Built: 1965 Square Feet: 1509 Date Sold: 05-86 Sale Price: $116,500 1987 BOARD OF REVIEW Jerald Grund MARKET COMPARISONS i Comparable 13 PIN #33-118-22-13-0043 Year Built: 1959 Square Feet: 1392 Date Sold: 11-86 Sale Price: $92,500 MARKET COMPARISON MINES srr.w r•« O ' 3 p c9 r rS ...-.... . I _ eQ •t _ .Q i _ VIII- T_`- •«•_ a!_ cP • - _ r11 f woo 2 CD R • ! P X11 •S •.i __ ^ r= • ; _7 Y 2r • :0 r rE i f. Y 77 _ • 3 ' 1 A : -ErS fiYc- aRi^ r, f +F CR 9• -R• - t•.ti fC 'fy t.t NOwl Al a- ..• O S 1 TM O o !: i•cf 19 ON 'Oki '07 a t AmN • 's • 1. I. 't) .i+lift 6 ' O C iv • I + •, 6 N• I I '. ill lfyllllI t N W F4 71 W Na jo i V • rs Y W O r - I D r ' _ 'i 'w rl ns iw•.' F i 4 ,4 ,.. _ - I / I IA s I -i •\fir- • I .5 " F - - . I _ J , •^ i Dc a,r. .__fir -t - _ _ liy„ . N _ 7 3t^S I V r. R= 71olbob " •• } fO @ . y/ F :: •mow, 8.4 Oft 4 S Ir - F - I _ ` - _ [ '- - . F -c •i° I = F F a _ _y+ _ _ "_ h, '- ! "_ i I ' C 9 A e . - r.—_ f I, o It o tl_ Is xri F •f{ ,Ef i tE a r: ti rF iIti •F F OIrOtlO i - ^ ^p i• -i 7 - e t .i E .F ,F eE_ •P rE ,P sF s ' Ja ai_ rg-s _ to h 4 'VI COW- td- az Ir F ... i Q-5 01! 9 ` - - - ;I •E ',gyp •x ,t FI > ..+ ` •-. I _ _ ri d aF ri_ ti e° t -[ , F 1' . •i W- i j a{ d•i .i ai r eF .f i _ri ti .i .e - _ - - - - - r , ; R I • Z . 4 _ - e - _ It -'-' i -mow . I O - < y ' .[ . - : -R ,i ' •p to :a OrS 71ri• i Or L i3 Y? PROPERTY OWNERS NAME: PROPERTY ADDRESS: PID 1: LEGAL DESCRIPTION: CO"LAINT: 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION Victoria A. O'Neill 830 Kingsview Lane North 33-118-22-13-0043 Lot 3, Block 3, Parkdale 1987 ESTIMATED MARKET VALUE $97,000 Property purchased -11-14-86 for $92,500. Asked to be revalued. RECOMMENDATION: Reinspection 06-02-87. No change in value indicated. Reasons: 1- The subject was listed for sale 05-86 for $121,000. 2. Job loss by former owner may have caused relocation, and undue stimulous to sell. 3. Market Comparables indicate a market range from $105,000 to 116,500 for the subject property. Style: Rambler Size: 1392 Age: 1959 Garage: 2 car attached 462 square feet Walkout: side Basmt. Fin: 600 sq. ft. Fireplace: 2 large masonary Screen Porch: 13 x 8 1/2 Baths: 1 full - 2 - 3/4 + wet bar + small kitchen area with cabinets and sink - basement S 1987 Board of Review Victoria A. O'Neill MARKET COMPARISONS Comparable 11 PID #33-118-22-32-0012 Address: 15605 6th Avenue North Age & Style: 1965 - 3 bedroom Rambler 1 + 1/2 Baths Size: 1479 square feet Garage: 2 car attached 510 sq. ft. BT drive Fireplace: 1 majestic Basement: 360 squre feet - Avg. fin. Porch & Decks: 3 season porch - 224 sq. ft.l Deck - 210 sq. ft. Central Air: None Sold: 04-85 - $110,000 Sold: 05-86 - $116,500 Comparable 12 PID #34-118-22-11-0003 Address: 12710 13th Avenue North Age & Style: 1956 3 bedroom Ramble 2 full baths Size: 1360 square feet Garage: 2 car attached - 528 sq. ft. BT drive Fireplace: 2 masonary 3 openings Basement: 1000 square feet Avg. fin.`: Porches and Decks: None Central Air: None Sold: 07-86 144,900 H MARKET COMPARISON Comparable 13 PID #34-118-22-14-0009 Address: 935 Pineview Lane Age & Design: 1976 - 3 bedroom Rambler 1 + 3/4 Bath Size: 1287 square feet Garage: 517 square feet 2 car att. + BT drive Fireplace: 1 masonary Basement Fin: 615 square feet - Avg. fin.' Deck: 10 x 12 + cyclone fence Central Air: Yes Sold: 03-86 - $105,000 DI ISI 0 n M5 a o cncn m n m m D 7 Q C) cn `D o J y° c'ri a 3 m m' f w o (o CD O w w° n J (n 7C w w n i m w W O y D w a :' N m 0m :: . w c (D - (DwillWT7N (nD d :+ n T N (D w 0 x w N (D i - :T < N D c( A a qc c a 2 o== N O .... 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V" •,:. ,m , - w• ,-_ fsP + j L ESI E .,.a'ts, ' Na... * ; ° t - fAt$ e t :.•. 2 - 3 ,Rs 3w:, >.. :A t,', ,ud .., , 8T AVE. NOr : , Q 4 A_. Vis,:, e.._. iQ - ^ 1. ',,.` IRS ~.. j LL - Q • n• . wfl• i "" I -'It 3 -(y a'..„ rw.._ _ ' v i.11 • ip `.y:'. , T-' ( I.. A • Y \nt, fE" ', i.. ;' V-„r' N • .r .. • r• •, i l .. E . . ;; 3 '..o Ems,-, . ... ' .. r ' t , 1+_ M-. - __ - l._ w.bw, ( 'p ,• M. nr. t: IL 2 n - y .,¢1a. '_..u.a_ - Y ,.i. •O s.. _. I - .v .r ` ',• _.-...._. .. rv,. —__ -- M. ^ . i _ ai ai0 .4„ m 1 r..c . C.o _ •' `` v. C ,.u I. AVE. N. s - __ ut- r,ai- .ya` y._ ,..O '.• ' - m, . ...__. _."_. ate._. .-..y-_ - O S b[:.L T-- ----- -- .- - -- --. - 46 Go SMF--...—_.LlL^J,UE-J/ .— - . , rnr l IwYtO ,^AV( •N • --, ', • N. , ar . '__ • ,.•, aY zNo AVE N 1ER r r „ ,:, -tor n i ,;, •:, ,;, I:s=—` ! 5pp CEO ppp. CN I tit rP• n r.r , r y LAKE DI rT / y r •, L— (33 34 r ' 43 44) uaa Iww.ga r Mi wuue / rterry YWA 41`.,.1(1 S,K• IKNr•, ttvu. ir , 1 E T ir , 7 iii Aj ir , W T- fy o v S 1Y i i i i i i i i i a C 00 4•° "IN b O U) O y• O 4J b4 e R i Ln Ln 00 sLn Ln d M n r- 'I 11 r -I v r --q r -I r o R r -I Ry+ 00 0v w 19\4 ERR - g ) O O k P V 9 S C er o o a I --- ambg l .. s 4 G U o a k• swwoo r R O 4a PROPERTY OWNERS NAME: PROPERTY ADDRESS: PID#: LEGAL DESCRIPTION: 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION Neil and Lisa Gustafson 5185 Holly Lane North 08-1.18-22-22-0010 Metes and Bounds - 5+ Acres 1987 ESTIMATED MARKET VALUE: $151,900 COMPLAINT: Mrs. Gustafson stated she was in a non service area of the City. She submitted report of her neighborhood as comparables and additional comps from a MLS sold sheet. She feels the value should be $122,000. Building permit cost dated 5-20-83 states $120,000 as the construction cost of the subject home. Only one neighborhood comparable submitted is a Rambler which could be used as comparable to the subject property. See Report following. No change recommended at this time. Age & Style: 1983 1 -Story Rambler Size: 2160 square feet Garage: 900 square ft + full basement under Basement fin: None Fireplaces: 2 Decks: None Central Air: None NEIGHBORHOOD ANALYSIS All properties are north of the Soo Line tracks and not serviced by sewer and water. All the homes have access to these properties over a permanent easement for ingress and egress. The road maintenance is the responsiblity of these owners. Treversing from North to South of the subjects neighborhoods. 1) 5185 Holly Lane - 5 acres + Gustafsen Home - Subject Property See front page for breakdown 2) 5155 Holly Lane Age and Style: 1978 Rambler Size: 1877 square feet Garage: 936 square feet + full bsmt. under Basement Fin: 100% Walkout: Yes Fireplace: 2 + 1 RI Deck: 312 square feet Central Air: Yes Hand Split Cedar Roof Sold: 12-21-86 - $186,500 on CD at 7% Balloon 94 Gross Sale Price: $99.36 per square foot 1987 Market Value = $187,800 This indicates market trend for this neighborhood. 4955 Holly Lane North - 5 acres + Age & Style: 1910 - 1 3/4 Home Size: 1571 square feet - Total living area above ground Garage: 2 car attached - 600 square feet Basement Fin: None Walkout: Part Fireplace: 1+ wood burner Deck: None Central Air: None Only 80% of home has basement. Above ground pool - Not valued by state law. 2nd garage not valued. Has been partially demolished. 1987 Market Value - $110,700 This property would not be considered a comparable to the. subject. 4949 doily Lane North Age & Style: 1976 2 -Story Size: 1109 square feet - 1st Floor 2097 total living area above ground Garage: 2 car + attached 557 Basement Pin: 1 bedroom - 120 square feet Walkout: Yes Fireplaces: 1 masonary + woodburner Baths: 1 full - 1-3/4 - 1- 1/2 & RI Basement Decks: None Central Air: Yes Small Hog Barn 1987 Market Value = $117,500 This home showed severe wear on last inspection as the number of chilydren is now reported to be 14. Here again this home would not be used as a comparable to the subject property. 4935 Holly Lane North Age & Style: 1986 2 -Story Incomplete January 3, 1987 1987 Value - $96,500 - Incomplete 6-86 land purchase - $29,500 for 5 + Acres ADDITIONAL COMPARABLES Additional Comparables submitted on MLS sold sheet, by Mrs. Gustafson. Pin It: 30-118-22-11-0052 Address: 17615 24th Avenue North Age & Style: 1964 Rambler Size: 1242 square feet Garage: 2 car attached 484 sq. ft & BT Drive Walkout: Yes Fireplace: 2 masonary Baths: 2 full + 1 3/4 Deck: 125 square feet Central Air: Yes Sold: 3-4-87 - $109,000 This home has sewer, water and streets but is 19 years older than subject.. The MLS sheet indicates the size to be 2070 square feet which would distort any sales comparison. The size is actually 1242 square feet gross which equals $87.76. Pin: 35-118-22-43-0014 Address: 11600 ltidgemont Avenue Age & Style: 1968 split level Size: 1233 square feet Total living area above ground 1883 Garage: 2 car attached + 696 square feet Bsmt Fini: 228 square feet Average Walkout: No Fireplace: 1 average masonary Baths: 1 full 2 - 3/4 Decks: None Central Air: Yes Screen Porch: 196 square feet Intercom + Central vacumn Sold: 3-13-87 - $112,500 This home also is not comparable to the subject as it is a 4 level split. The home is located in a severed area also. COMPARABLE #1 PIN #04-118-22-12-0006 Address: 14800 Co. Rd. No 47 Site: 5.34 ac. Non -service area - private road Age & Style: 1983 Rambler - Average qualify Size: 1152 Square feet Garage: 576 square feet + basement under Bsmt. Finish: 900 square feet Average Walkout: Yes Fireplace: Wood Burner Baths: 1 Full 1 - 3/4 + RI Decks: 736 square feet Central Air Sold: 7-86 112,000 Sold: 12-86 112,000 First owner never moved to home. Sale price per squre foot = 97.22 square feet gross. New owner currently building detached garage. COMPARABLE 12 PIN 104-118-22-12-0007 Address: 14860 Co. Rd. #47 Site: 5.24 acres. Non -Service area - private road Age & Style: 1985 Rambler only 309 basement Size: 2740 square feet Garage: 3 car tucked Basmt. Fin: only 30% basement - No finish Walkout: None Fireplace: 1 masonary-stone faced + woodburner Baths: 1 -full + 1- 3/4 + 1- 1/2 Deck: 412 square feet on grade Central Air: None Sold: 7-1-85 - $165,000 Sale Price Per Square Feet: = 60.22 gross CONPARA.BLB 13 PIN#: 04-118-22-42-0006 Address: 5755 Juneau Lane North Site: 5 acres Non -service area -Black top city street Age & Style: 1976 Rambler - Full basement Size: 1611 square feet Garage: 2 car tucked + glazed porch over 792 square feet Bsmt. Fin: 1300 squre feet - good finish Walkout: Yes Fireplace: 2 majestic Baths: 2 full baths - No ceramic tile Deck: 272 square feet No Central Air Sales: 3-04-83 - $160,000 = 99.32 square feet gross 3-16-84 - 133,500 = 82.87 square feet gross 5-86 - 140,432 = 87..17 square feet gross This property was abandoned by the owner in 1983. It was vandalized; sold again in 1984 and 1986 and would command a higher market price when it is brought up to average maintenance. FINAL RECONCILIATION The report submitted by Mrs. Gustafson asks that we not compare the neighbors sale in 1986 which is the only rambler in her neighborhood. In addition she added not to use sales in Troy Ridge which has large ramblers. With this in mind we are working with a handicap due to the fact that a limited number of ramblers are being built because of their high cost per square feet. SUBJECT PROPERTY 1987 VALDE _ $151,900 - 2160 square feet $70.32 gross Comparable 11 1986 Sale Price - $112,000 - 1152 square feet = $97.22 gross Comparable #2 1986 Sale Price = $165,000 - 2740 square feet = $60.22 gross Comparable #3 1986 Sale Price = $140,432 - 1611 square feet = $87.17 gross This market comparison illustrates market trends in relationship to size. All property are 5 acre + parcels in Non -service areas of Plymouth. Comparable #2 is low compared to X61 and #3. But the reason is the larger size and the fact that only 30% of this home has a basement. In my opinion no change is warranted for this property. Respectfully Submitted, Michael Carroll Appraiser City of Plymouth m o J I o 0Q. m LL W } I- l- c0 E Z O J a Q o Coola_ O U Z c Z_ o LL O U Z CL W 0 rn 6R 6R Z rn 6, 6FT i U U U U N O 6H V, 69 E{! 69 69 fR 69 4) ER a z14 Z X X X X t w 41 ro aH oF- C7 U) v cn 71 "v CLto Z W 1 1 W J J 7 7 7 O yl i O C U U U U w E) m J 1 0 O 7U a I L 3 m N a E t v, v, 69Z v), 0 Z 3 w 7 i J c` a V o y U 7 L a N U Vl N I I 11 11 I I w X O C a L C O I O I— w H D 0a) . 5 11 O cr a M N ICOQ0Om2 O a a N x x x x~ Z LL o? a Q 3mX N E w w W I 7 h N N LL O O O F- Cl) O 3 y w u) C w U U U U a7Z_ a0i a°i cn w o a c) w cr O a o 1 aa) i ac) a I J u ri LL w U 0: o mca m m m g LUU) 7 Q uj T a a a J LU w J o c a F- Fr I E J O o o 0 0 0 w a) LL 1,1 N li a 70 N 70 t-! Cn 1, O. tV a7 cC a7 w Uooxxxx l' o w Fn 0 2L I I D m C: w F- O w E J m- m L p m LLL cm Q w 0 a Q 0 n¢ Oo a a N ti 1 N O a z14 Z X X X X t wnC7 a v cn 71 "v CLto Z W 1 1 W Jo y V J wzo IC E) m J C2 m Z LL E C w t, 't z o cr O E Z Fr X a) LL E E v c-yyY'cr1 f X g LUU) N N Q W a) C J o c o Fr m E J O Q iC C a) LL 1,1 N li c j a N N o a D m C: m mc E w EJ m a r NQ N O p m LLLcm o c5 U n¢ Oo N a) U U N Nc N ro In T a) Y r c-0 F- x EN C LcO0 o U xw O OQ v cp S d 7 ca N L a tp Q m U iV O a) a) tT NfC i Uc0 Y n C a) m fAcc 0 m ami 6 0 0)) = w C L Uo c c Cn a) 3 U a) 1 Co .'•' mc3c Ic L t po O_ E 2 Ca) c e' Em a oo YU m o 3.>_ N H Ym¢ m Ua°wU w>U¢ a) OL c C7o=C)wOcn>miLma0a. N N a o m co m06 cUnJOYmmS0Q Cn a a N ti 1 N O a z14 Z X X X X t wnC7 a v cn 71 "v CLto Z W 1 1 W Jo y V J wzo IC E) m J C2 m Z LL E C w z o cr O E O E g LUU) Q W a) C J a cu O Fr E iC 000000 E am o a) Z w E m o 2 E o LL r c-0 3 m° c o LL 0 7 ami o 0 0)) = a C c a a E Q) o a v m L N c a) OL c N a o m co cUnJOYmmS0Q SU)0 C)mU) apaa.a za au_ CnSaLLSS W U. Z OwN t: O a i a N N C N d U LL Y a o LCL O O Z a n co c O a) Y O 7m 11 Q O S N Q a U m E Yc S O Y m In O a) L C 0> 0 r m n d a) 0 0 J Y cy 7a dH OLL C cic YU c N O a) oo o) c aE co m U , U U E mE a) c Q) n E N c i mc mc U m a c a te= 06 3 v a U C m in a w U) Q in m U cc in a 0 C7 v co IFJ5 c H U 3 u,l n a a ti 1 N O a z14 Z X X X X t wnC7O v cn 71 "v CLto Z W 1 1 W Jo y V J wzo IC E) m J OVOi t7 a a W N O 2 U Z X X X X O uju wnC7O cn wzo IC E) m J OVOi t7 a a W N 2 U aa O a wnC7O 1.9117 BOARD OF REVIEW STAFF REPORT AND RECOMWNDkiirIO PROPERTY OWNERS NAME: Tony Kroenke PROPERTY ADDRESS: 18525 Lath Avenue North PID 31-118-22-31-0032 LEGAL DESCRIPTION: Lot 31-, flock 4, Ferndale 'North 1987 ESTIMATED MARKET VALUE:, $2070900 COMPLAINT': X14 Mr. Kroenke' s home is valued at $207,900 which he believes should be reviewed since, this is not a desirable lot nor the same builder that built the other homes in the neighborhood. He listed it three years ago at $159,900 and could not se.1.1 it. RECOMMENDATION.- Based E OMMENi1,ATION Based upon the reappraisal. of this; property, it is recommended that the 1981 estimated market value. be reduced from $207,9€10 to $203,.500, recognizing additional depreciation. Year Built: Square Feet: Builder: 1977 1.5:38 Robert Roderick 1987 Board of Review Page 2 Mr. Kroenke is contesting his market value because he feels his home is valued too high. He believes his lot is less desirable than other lots in the neighborhood. He also felt his home is of lesser value because it is not a "Lundgren" built home. A sales study of homes in the Ferndale North area indicate sale prices of non Lundgren" built homes, on corner lots comparable to Mr. Kroenke's lot, in excess of the estimated market value of the subject property. (See comparison attachments) Comparable #2 and #3 lots are very comparable to the subject lot. (See map) On June 10, 1987 Mr. Kroenke's property was reappraised including both an interior and exterior inspection. Particular attention was given to the current condition, workmanship and construction quality of the home as well as the desirability of the lot. During the current inspections of the property Mr. Kroenke pointed out the many problems he believes the property has. Most of the problems were items where additional physical depreciation could be observed. The home is now ten years old and does show some need for updating and repairs. Recognizing this additional physical depreciation, it is recommended that the estimated market value be adjusted downward from $207,900 to $203,500. Respectfully Submitted, Nancy Bye, CMA Apprasier Assessing Division City of Plymouth j CCy z z Xd U U U U O RE 0 m I Q y oo`(n' n 0 mCL O a' p CL E La W y Ca:'S m LL N N H H i H H H H H H ALU H O CL 2 a Q o o w LooUw N N c) m CL 6C7 a) yI aUIYm¢ X OWH A v_ Y lC LL zZ j Z S ITTm w r O Ip ed J UO H d b o Y) M U o 1 O Q F w W D L C Z itI--M a rn z ft1 ti Q H N y J Z H N H H N M Q Ct aI) CI m i0 QU u n n u J W O I C O 67 ° d! Q O o m Q 1 0 o c7 a O t x x X IM Li 0 0 o p Z y Q m y (n (n CO w W H Y at U U U 05 U 0 J to id a i 0T m m W 11) U_ m o U m m m U U U Q m 1 C I C dW Q v 7 O TN c0 l0 N N x H CW7 La ID ac L F- X w I xW j f a Oa W d > 0 0 0 N W N N ` 1 l m_ io io s N h to y (n X X X Xx o v Uy U V Umdd n 0 rn a 2 I1,j y riQ" W ('i. o LF3CL04 aw0000 j CCy z z Xd LL C7 E O RE 0 m I Q y oo`(n' m 0 mCL O a' p CL E La W y Ca:'S m LL LL ALU H O CL 2 a Q o o w LooUw N a10 c) m CL 6C7 aUIYm¢ v_ Y cn LL U Z o Z ITTm cc a0 J LL H d o Y) E tuLiU U o 1 Q X Uj CCy z z Xd LL C7 E O RE F- m I Q y oo`(n' m R U mCL O a' p YE La W y Ca:'S m LL LL ALU H O CL 2 a Q o o w LooUw N a10 c) a CL 6C7 aUIYm¢ v_ Y cn o U Z o Z ITTm a0 Z 0 cc O RE o CL U ILL R U mCL O a' p Y Z La W y C O O 1 n 03 ALU H O CL 2 a t0 C U UUQ N a10 O c CLMO 3 a aiL Z ITTm Q LA _yLL C _N y LL > y E C( i O O d y L fn > L m cc d 0maim ° ; rnR m]G(n oCi do A o f a°i c cU ro dE: A.N00xa0vd. S IM n T () W O > m LL N y y y 0 0 0 o E E 0 o 0 0 o F O LL (L LL LL~ C C C LL o j y 0 0 d-- y d c-, 3 m i0 d C C A t0 O @ Tt0 towoZU2(naOad IIIIIIIIIII_' iqZO P, 0 OO CIL o a c0 3 y a a mCL Z W a' p Y o d c W y C a O 1 n 03 ALU H O O t0 C U N a10 O c CLMO 3 a aiL Z ITTm J LL 3 d o Y) tuLiU 1 Q X P, x y zea rW $ amup <. o m u131 0. 0 OO CIL o a w t~i a' a o d c o LU a O 1 H O d t0 C U H OCL a10 o 3 a aiL Z x y zea rW $ amup <. o m u131 0. OO CIL W o t~i o LU O 1 oc w O U a° OCL o m 3 Z LL 3 d o Y) tuLiU 1 Z X W itI--M x y zea rW $ amup <. o m u131 0. OO CIL W Z LU a oc w O 0 O OCL Comparable #1 PID X31.--.118--22-31-0018 Year Built: 1971 Square Feet: 1539 Builder. Roderick Date Sold: 02-86 Sale. Price: $227,500 Comparable 12 PID #31-118--22-32--0006 Year Built-. 1981 Square Feet- 1374 Builder: Gullickson Date Sold 05-86 Safe Prices $210,000 1987 Board of Review Tony Kroe ke MAlt T COMPA ESONS Comparable 13 PID #31-118-22-32-0015 Year Built= 1977 mare feet: 1.724 Builder: Roderick Date S01a= 06-85 Sale Price: $216,000 MARKET COMPARISON tl pppY$SOY y a 161 .Y 'sr : « . 1 .i i_ s NIYtlT . - - ai ai •i .i _ - a st lea 0 cll = •p 1 z fit: e w i t R ! • =a a-_ I e 1 fir's `•_ _• + j = .;• - \ I i _ V i 1 r. + . DIY ` ` •'•• yJ. _ . . d • ' .. 7SN3 o ... a... 11I • i a 'a- Y - 1p IR - y 's ev lV a . _ CRY r ,• ' Y « • t • 1 . P_ 3 1 \i• -1 «+ +• I ,(N a .; r -1 a • r" •.jl. ! 1 " s 6/1 z'T' y „', Ye'• rE It S = a t ' B[11 • i=• 45 .a a, f` IY . i6 OXY F- . . t- ya s • • : •ern •* ! . R .. r. 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I cc W CID Q to T v' LO rN N Ul v oo a N O W o O CLn -) C9 D N N N N In W O N N N INJ W N ' 00 F W 00 V a N O W r H9 00 p p 00 O O O O O O O 00 C O LCd o o o Ul r H rn o rn wNN N A W In fT 1 i i: a-. s as j, 1 . j T E i• l{f 1 ate*, a r........ _.. 1 ............................... 3; 0 + O Or ZN Comparable 13 PID #24-118-22-42-0062 Style: 2 -Story Size: 1722 square feet Age: 1985 Sale Price: $236,000 Sale Date: 08-85 Comparable 14 PID ,x'15-118-22-43-0024 Style: 2 -Story Size: 1772 square feet Age: 1985 Sale Price: $257,900 Sale Date: 04-86 MARKET COMPARISONS Comparable ¥1 PID 1124-118-22-42-0063 Style: 2 -Story Size: 1627 square feet Age: 1983 Sale Price: $215,000 Sale Date: 05-86 Comparable 12 PID #14-118-22-42-0095 Style: 2 -Story Size: 1662 square feet Age: 1986 Sale Price: $247,600 Sale Date: 02-86 1987 Board of Review John and Julie Watkins MARKET COMPARISONS Board of Review Page 2 Mr. Watkins submitted appraisal report. Of asking prices", 3 ar 1-2-87, all (with the than Mr. Watkins' home car tuck -under gara comparison.) an analysis of comparable properties including a residential the 22 comparables involved, 3 are not in Plymouth, 5 are brand new construction and have only a partial value as of exception of only 1) are between 340 - 860 square feet smaller The only larger comparable is 13 years old and includes a 2- e which accounts for the larger size. (See attached A sales study of comparable properties used to determine estimated market values should compare properties that recently sold and are similar in location, style, size, quality, and amenities. Although Mr. Watkins' analysis is not particularly helpful for comparative valuation purposes, the sales study does indicate that these homes have been properly assessed for the 1987 assessment. Mr. Watkins' home is an extremely large 2 -story at 1952 square feet. A more accurate and comparable sales study of homes more comparable in size and caliber was prepared indicating sales prices consistent with or in excess of the market value of Mr. Watkins' property, and that the market value was well equalized with the 1987 market values of comparable properties. (See attached list.) These sales prices indicate homes of this size and magnitude, including Mr. Watkins' home, all are easily nearing the "quarter million dollar" category. Four of these sales are included in the attached market comparison. The point which must be realized is that Mr. Watkins purchased his home at a price that is less than its market value. The past sales history of this property is evidence of this itself. The fact the sales involved an employer/ company guarantee, and a bank holding the property while it was vacant for a long period of time accumulating non -homestead taxes, is believed to have contributed to Mr. Watkins' below market purchase price. On June 5, 1987 Mr. Watkins' property was reappraised including both an interior and exterior inspection. This very large quality and custom 2 -story home was built in 1981 by Lowry Hill Construction, and was a "Parade Home" in 1982. It has a full and unfinished basement. The main floor consists of a living room, den, family room, over -sized kitchen, formal dining room, laundry area, open foyer and 1/2 bath. The upper floor contains 3 bedrooms, and a full bath) including a very large master bedroom which opens to the upper floor deck, and opens to an over -sized 3/4 bath including a step-up whirlpool, and also accesses to an adjoining sitting room. Amenities include 2 back-to-back large brick fireplaces, conversation pit, wetbar, stone entry floor, vaulted and beam ceiling, ceramic tile, over -sized island counter, custom open foyer staircase, spiral staircase, multiple built-in kitchen appliances, patio doors, central air conditioning, and patio. 1987 Board of Review Page 3 Based on the reappraisal, and in light of minor adjustments from the initial appraisal which included only an exterior inspection, it is recommended by this appraiser to reduce the estimated market value from $230,700 to $224,000 as of the 01-02-87 assessment date. Respectfully Submitted, Susan M. Mauderer, AMA Appraiser Assessing Division City of Plymouth V) o i J O 3 It O rn N U U U U Z 44 44 to M V! fA 69 69 69 'A J W N CD x O c U a o Z d U U U U O Q O O p O Q 0 O 42 L fl c O D a O 0 cr1 E O O, c 0 0 69 69 fR J Z — - - - - — Z U F- N d < a y OI U F< L c N I W I I 11 I I I I J W O I 0 QO C CQ° c c lTW1JI Cb z y C 7 Q Ur lCy/-- 1III I I 1 c O U T o m@ V o C7 a° aQ Q H aai x aai x x x x H 0° aOi cr ami i cn V) U) ca m O_ U U U U w Z C, C) II C) cn Q J w i o 1 E EE a 2 d d a) J m x N W Q 7 O IC tCLN 7 O' 411 >` a O. d U N L J QX( LU w II 11 II II T. 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Lp I c Z W W a d J 0 0 c F- U Q O_ c 2 cn X X X XZ W O zzv Om U Osi7 cc c c v U CC nQWO 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: John and Julie Watkins PROPERTY ADDRESS: 6105 Deerwood Lane North PTD 1: 02-118-22-12-0043 LEGAL DESCRIPTION: Lot 5, Block 2, Oakwood Shores 1987 ESTIMATED MARKET VALUE: $230,700 X11 COMPLAINT: Mr. Watkins believes his 1987 estimated market value of $230,700 should be lowered because he purchased the home for $195,000 on 5-86, submitted an appraisal estimating his value at $196,000, and based on his analysis of comparable homes. RECOMMENDATION: Based on a reappraisal of this property, it is recommended to reduce the 1987 estimated market value from $230,700 to $224,000. Style: 2 -Story Size: 1952 square feet Age: 1981 Sale Price: $234,000 Sale Date: 09-83 Sale Price: $250,000 Sale Date: 07-84 Sale Price: $195,000 Sale Date: 05-86 cep wor s' Ics. a+m r4T vj LLP'_ - e• a !> g= ...... 'i .-_-_. '.. 3. -3:K Tim— r flltllBl9Blr-- . s _R. Y. - I 0+'1„-. >-• RI• r• SOY -O l.c e _ _ K ! a r_ I i : '-. : it Vii: __ - - _ a KB' !, z _ _ O - $ - a"w _•a is a to iS • i 2r"/`/y _ }} a\ ...R c j a Is• 0a ~ LOf K V •' t•. - !:. ,J 4 e K A A SIS , a 'e' ?' r• _ an b A if it— t f ” a• n ^?• i iii !A g f • . 1 .,a n. vaaa • ni i n , ... .. .. g z .. ` 4'' • - ,h ,tea I •,• 1 ti .[;I g I 3 i g i S ¢ \li'• lne `i • I ` y , N_ ' A :` a d t rn - I a I s rv. > tai a_ a . - fR - k A-1 a s, 4 - F•• a _ - =s'r '-{ai" r, > >`!• a !s • v. , RiA '. rR ! 161i11H1 .• O lit ss3n SES .> K jl _ _ ! ', y:,• - • rr K 1. a +,s y v a Edi a 41 1987 BOARD OF REVIEW # 16STAFFREPORTANDRECOMMENDATION PROPERTY OWNERS NAME: Ilya Slutsker PROPETY ADDRESS: 3755 Trenton Lane North PID 1: 13-118-22-34-0027 LEGAL DESCRIPTION: Lot 10, Block 5, Meadow Lawn Estates 4th 1987 ESTIM D MARKET VALUE: $118,000 COMPLAINT: Mr. Slutsker stated he refinanced his home in February and the bank appraised the home at $112,500. He would like the City's estimated market value of $118,000 reviewed. RECOMMENDATION: Based on the reappraisal of the property and sales study of comparable properties in the immediate area, no change in the 1987 market value is recommended. Year Built: 1973 Style: Split Level Square Feet: 1410 Date Sold: 07-82 Sale Price: $117,000 Date Sold: 02-85 Sale Price: $110,000 1987 Board of Review Page 2 Mr. Slutsker submitted a copy of the bank appraisal for our review. A review of this appraisal done for refinancing/mortgage purposes show discrepancies in size of the comparable properties and also of Mr. Slutsker's home. A sales study in the immediate area revealed properties that have sold which are more comparable to the subject than those used in the bank appraisal. Comparable #1 is next door to the subject property and except being small in size it is very comparable to Mr. Stlutsker's home. It was not used in the bank appraisal. On June 15, 1987 the property was inspected and reappraised. Based on our reappraisal and a sales study in the immediate area, no change in the 1987 market value is recommended. Respectfully Submitted, Nancy Bye, CMA Appraiser Assessing Division City of Plymouth 1987 Board of Review I1pa Slutsker MARKET COMPARISONS Comparable #1 PID #13-118-22-34-0028 (next door) Year Built: 1973 Square Feet: 1292 Date Sold: 07-86 Sale Price: $122,900 Comparable #2 PTD #13-118-22-34-0054 Year Built: 1973 Square Feet: 1416 Date Sold: 06-86 Sale Price: $127,000 r MARKLT COMPARISONS Comparable #3 PID 1113-118-22-32-0049 Comparable #4 PID #13-118-22-34-0037 Year Built: 1975 Square Feet: 1236 Date Sold: 07-86 Sale Price: $116,000 PROPERTY OWNERS ADS: PROPERTY ADDRESS' PIA h LEGAL DESCRMIO COMPLAINT: 1987.190ARD OF REVIEW STAFF REPORT ADD RECCWMDATIO Roger Benson 14935 31st Avenue North 21-118-22-13-0016 Lot 3, Block 3, Cavanaugh's 3rd Addition 1987 ESTIMATED KU. Yh*'T VALUE $79,300 Mr. Benson stated this property increased. 7% to $79,300 which he felt ryas beyond the value since he is on the low end of the neighborhood. Mr. Benson, is comparing it to tb.e home next door which is valued at $76,600 and asked that it be reviewed, BECOMMKDA'ITTON: Based upon a reappraisal of this rental property it is recommended to redu e the 1987 estimated market value from. $79,300 to $75,800 accountilig for additional depreciation. Year Built: 1964 Style: Rambler Square Feet: 1200 1987 Board of Review Page 2 Mr. Benson appeared before the Board of Review and felt his property at 14935 31st Avenue North was valued too high and was comparing it to the identical home next door, 15005, 31st Avenue North, which was valued at $78,800. The home is the same size, style and age as the home at 15005 31st Avenue. The difference in value is due to the fact that Mr. Benson's property has approximately 50% of the basement area finished and our records indicate the basement is unfinished at 15005 31st Avenue. The property was inspected and reappraised on June 9, 1987. Mr. Benson's property is currently being rented out and has been for several years. It was apparent from the site inspection that Mr. Benson's rental property required additional depreciation to account for the worn out carpet and other items of deferred maintenance. Although a study of recent sales of comparable properties indicate sale prices consistent with market value of this property, it is believed additional depreciation is warranted for this rental property. Recognizing this additional physical depreciation, it is our recommendation that the estimated market value be reduced from $79,300 to $75,800 for the January 2, 1987 assessment date. Respectfully Submitted, Nancy Bye, CMA Appraiser Assessing Division City of Plymouth U U U U Q o til ER fA fH (fl 69 69 fR fA (A J Z_ v > > > > O aQ J c OQbUUUUw O O 1 m y O Q L Q O m U 1 w 0 D E t Oa CL m w vs v ug vs m vs es v ug vs Fsr 0 ;o 1 w N Q Z u= Q tICJ*lN O N^ n n n u w x 0 I c `O j Q C I C J W H .L N `O O Q O O fi Om m o a Q N O ami X d x x x~ Q MI ? o 0 aCIOH Q O 1. J Q O w O w w w w p:` Z c3` 9 o U- O O O O Z myNU)W (n Cn w i0 ` m ai 67 Q g g U cui -6. 0 w o VJ ID_a S8aEi J I W L J O N ca cC cp > m v> of U >. w L X( II II II II "' U aQ W W cc Cc cra NI I I W O O O : 8. 00 NOw - 0 N ro @ 9 o oczxo 0. 6 a w o m 0 I I I n n a o oCL 1 m w >- U - U E o Z o QO 7Cl.a C U Z O Z cr— O Cl. U U_ ZZ La- 0O a> f7- EE O O U W 0 rn Z w i w O cc CL 2 J Q U- O 1( Ux LL Z L LLJ N N x N x x w gf m ODC_ O CIO Q 3 a E o CO QCrFCE y a C LL Q c> 11 ca o m E 00 ui w N a: Q U W N' to C7 Q a D N C mi--' C E wa) 7 LL Q> NL^ N O> m t C LL c0 Q N U Z- U NO NamN V7Q m d cp xXW E C L O X O O d 7 c4m N L O m NO Ncp UcC Y cn c D D U cp N 3 L J W U U OC yQ U C; mp Y ro.dm c m; C U L O aroE cYOC 7 EcO aY d 0— OYL U o O U N Q H IYm¢ X Y m Ua.wUJ3w>UctiC702UwOcn>mLLmaoacpm2i H O O d O cC X i O o X a 7 cC d L O cc d O p O E- 14 TIco 7,IN Z w i w O cc CL 2 J Q U- O 1( 0 Z 0- U) z x x x x w gf o a au 7 OD L Ua: Q UW O to C7 a Comparable #1 PIN #21-118:-22,-13-0034 Year Built: 1970 Square Feet: 1200 Tete Sold: 01-85 Sale Price: $78,900 Creparable #2 PIN 429-118-22--44-0052 Year Built: 1963 Square Feet: 11+4 Dale gold.: 02--86 Sale Trice: $82*000 1987 Board of Review Roger Benson MARKET GOMPlfiRISORS Comparable 13 PIN #29-118-22-44-0054 Year Built 1962 Square Feet: 1050 Date Sold: 12-85 Sale Price: $77,500 Comparable #4 PIN #30-118-22-41-0021 Year. Built: 1962 Square Feet, 1008 Date Sold: 0506 Sale Price: $79,500 MA COMPARISONS O On e, I i 1 ; 1 Il f I e, I 71 4 o 4 G L I1 L ter_ f 16 F Ir i I Y_ Ls4 tb- LLT t = a• _ hy• a rs i i rye a `s - ,y s + p- b s if I , I• i ! I II• OLIVE is i z• E 1 h = z CA Lz t ez iz is 1 E• ki. OLIVE LANE • '^.. t d a y 11 tl• y_' s• y. Y• It i F` i_^y 5 kl 3z MERRIMAC LA. N. vi F- 1'. ey •I i ..--. lam) zj _r• 'y•4 t!• _ fir, zza MPi, 1 Sa E6RE5T—_ _ rs r <• --_._ ° • rt— w—— I 14 l\ ja r y _ A • ? sem t' • ',e ' •., w M I i - h I SNADYVIE ,'r _ • aq wr ss S' I i 4j • ! °- s tl F s ' _.'s. •\, _ A iia•` 7 Y'! a t h1 z 3•:< s 3 _ c `P+ r _ U7. 5y. _ - E FZ Yy O fY i LA. N. • 4 = i.- y _ • y a wttiF •' ' y '" Z z. w. e v - c ; i! r 1 az Yz• `.. '•!•. y. •y _ A . t der w • `s' a' tJ n' 11\\ t 1 a'.. OQ - IC• - - - LLT t = a• _ hy• a a _ i i rye a `s - ,y s + p- b s if I , I• s. II• OLIVE is i z• h = z CA Lz t ez iz is 1 E• ki. OLIVE LANE • '^.. t d a y 11 tl• y_' s• y. Y• It i F` i_^y 5 kl 3z MERRIMAC LA. N. vi F- 1'. ey •I i ..--. KTvv0 U) mn vv 22 1 v S y m D Nv Na T m m o 000 IK n o C7 0 Il m v x. X X X X m z O oO 7 O o m 0 N S S D m 7" rD- a D v v x x x CL x III a r c 07 D I cwi O m w Q m K m z N ID 11 11 II U) v m 0 I' I a D 0 r• vv v v m D 0ODNvNaT m m oN n n r0i C7 0 Il m x, x x. VIto O oO 7 O O m 0 N S S D m rD- a x x x x CL x III a c 07 D n rwi cwi 00 w Q m 7 IN N ID 11 11 II C L rmv V .: co m co v H n zC) 0c 0 0 0ccc M G) oo H N N 0C 0 0 0CCC z a: C: O o 0I L4 nNDD0w1 O m Z! M po : 7 CDD 0. D OD I O x m N D S n e D y A CA C, 0 0hhH m m3CC0on m co O. C a O CA z O X A cn c CD 1- 0 D N 4A d/ H Vi d r 0 0. x x x x CD CDN ooi Il u u u x, x x. VIto x x x x CL x III a 0 00 7 IN NII1111II C L c 0c 0 0 0ccc 0C 0 0 0CCC PROPERTY OWNERS NAME: PROPERTY ADDRESS: PID #: LEGAL DESCRIPTION: COMPLAINT: 1987 BOARD OF REVIEW 9STAFFREPORTANDRECOMMENDATION Donald and Sharon Windseth 11410 53rd Avenue North 02-118-22-44-0018 Lot 8, Block 4, Timber Shores 1987 ESTIMATED MARKET VALUE: $142,900 Mr. Windseth stated that he felt his 1987 Estimated Market Value was approximately 10,000 too high compared with the values of other homes in his neighborhood. RECOMMENDATION Current sales studies and sales of comparable homes indicate that his property is not overvalued and therefore, no change is recommended. 31 Year Built: 1986 Style: 2 -Story Square Feet: 1316 Date Sold: 8-86 Sale Price: $163,000 1987 Board of Review Page 2 Mr. Windseth is contesting his value because he believes it is higher than others in his neighborhood. Mr. Windseth purchased the lot in August, 1986 for $28,000. They subsequently had a home built for them by Finnamore Builders for an approximate cost of $135,000, that results in a total net investment of $163,000. The 1987 estimated market value is $142,900. The subject property is basically a 2 -Story, with 2 dormers in front. The main level has a livingroom, diningroom, kitchen, 1/2 bath, music room, finished laundry, and sewing room. The basement is unfinished. Amentities include a large open porch, central air, oak floors on both levels, quality ceramic tile, and an island counter in the kitchen. At their request, a site inspection was done on June 4, 1987. At this time minor differences were noted as this was the first time the property had been entered. The overall affect of these differences did not warrant a value increase at this time. A study of recent sales indicates sale prices consistent with the market value of this property. No change in value is recommended. Respectfully Submitted, Richard Toy Assessment Technician City of Plymouth 1987 Board of Review Donald 6 Sharon Windseth. MARKET COMPARISONS Comparable #1 PID #11-118-22-42-0051 Year Built: 1986 Style: 2 -Story Square Feet: 1316 Date Sold: May, 1985 Sale Price: $190,800 1987 EMV: $168,600 Comparable 12 PTD #10-118-22-41-0022 Year Built: 1986 Style: 2 -Story Square Feet: 1334 Date Sold: April, 1986 Sale Price: $163,000 (Self -built) 1987 EMV: $142,400 yiM Comparable #3 PID #02-118-22-23-0053 Year Built: 1984 Style: 2 -Story Square Feet: 1172 Date Sold: July, 1986 Sale Price: $164,100 1987 EMV: $162,200 Comparable #4 PID #11-118-22-22-001.7 Year Built: 1979 Style: 2 -Story Square Feet: 1126 Date Sold: January, 1986 Sale Price: $183,000 1987 FMV: $157,300 MARKET COMPARISONS RESIDENTIAL AND LAKESHORE BUILDING APPRAISAL DESCRIPTION OF PRINCIPAL STRUCTURE Grade Ny 4• T ?.Q No. of Stories —1Yr. Built Observed Physical Condition: Good _— Normal -f`_ Fair Poor FOUNDATION INTERIOR FINISH Concrete STORIES B 1 A 2 Conc. Btk. Living Room Brick Dining Stone Kitchen Piers Bedrooms Bath JOIST SIZE 2X Halls Den or Study SEWIExteriorWalls Wood Siding Rec. Room/Fam. Rm. Utility Hdwd. Floors Softwood Floors Concrete Floors Linoleum Floors Carpeted Floors Hardwood Trim Metal Siding Shingles Composition ASB Shakes Stucco Brick Veneer Com. or Rug Roman or Face Softwood Trim Plastered Int. Drywall Int. Painted Int. Papered Int. Paneling Stone ROOF Flat Gable Hip BASEMENT Gambrel None Full Mansard Partial Unfinished Partitioned Finished °h H. S. SHAKES Shingle, Wood Shingle, Asphalt Slate HEATING Tile Stove Hot Air PipelinesRollComposition Asphalt, Comp. Piped (Gravity) Forced Circulation Heat Pump Tar and Gravel PLUMBING i City Water H. Water or Vapor Elect. Fuel - Wood - Oil Coal Well & Pump Sewer Septic Tank amp. WIRING 18 19 Knob and - Tube $ BX Cable/Romex _ Rigid Conduit/G.F. EXTRAS _ Brk./Stone Trim Inter -Com CT/Slate Entry Power Humidifier Elect Air Filter Central Air Lower level Finish Walk Out — LFT Extra Baths - RI Vanities 1-2-3 5 CT Baths - FI Wis. Range or Oven Microwave Garbage Disp. Dishwasher Hood - Fan Compactor Extra Kit Cabts. Open Stair unken Rooms Vaulted Ceils. Beamed Ceils. Fireplaces 1-2 Bookcases Patio DRs. Decks Porch(s) Bow or Bay Windows Drive Ways) H.S. Shake Roof Misc. V Y1 ---- TOTAL EXTRAS $ Date of Appraisal By: N( Interior Inspected No DIMENSION: SO. FT. ADD'L IMPROVEMENTS GARAGE: o [)ET ? X Z 5-1 'i c6 E'C StACk a S" (ORhGC DRIVE: o X Ts nCQ Nf-e-N Al bcvE DECK(s) X PORCl-i(s) XSGPN 7 f,f tfJ Plat Parcel Lot 2 _ Block Proposed Existing Measured Const. Bldg. Size_x.__--= Sq. ft. x_= _cu. ft. Proposed 0 Existing M<easured O Const. Bldg. Size _ 19 1 19 x cj_Q = 10 Sq. ft. x3LQ = cu. ft. cu. x 13 =I Sq. ft. x_m_& l = cuft. cu. x 13 = _—' t Sq. ft. x 4-0 = cu. ft. cu. x .5= 3 Sq. ft. x -A&P- = cu. ft. cu. Total _1 Sq. ft. Total 37a'31(e cu. ft. REPLACEMENT COST LESS DEPRECIATION 2)_70)(,c cubic ft. at ti z. eB a $ ) o (':7 oQ $ square ft. at $ $ $ AGE of property yrs. Extras $ 1? Z.QQ Extras $ EFFECTIVE AGE of property yrs. TOTAL $ l t'49 Old TOTAL$ Depreciation: Physical_% Functional_% Neighborhood _% Total_% Depreciation Replacement Cost of Building(s) $ Al ..........$ Depreciation Replacement Cost Garage or etc. $ to040 .. • . • • • • • . $ Depreciation Replacement Cost Porch or etc. $ .......... $ LOT SIZE & Value $ Z002 & Value $ TOTAL VALUE (COST APPROACH) $ 147'51(Z) $ BUILDING DIAGRAM AND OUTBUILDINGS Draw to scale and show dimensions Id 13 T is y >i w• . SAM. I _'- ' I - C! a I rte.#'+ ` ps5'-.. _-MyAM1. Ir$1k......y' _ ' .. i` _ Icy Y- 1 1 _ r• • 2 1 w i • tom_ / 1 1 y ' _ _ XXXiiiQQQLLL- ,• i N - t• Y, ,YL • i•i ' ' Ci ^ i lis '• \ I \ CA CA 6'Irl 0 0rJ Or 0 N G4 fix NEViEM III PINE VIEWLANE a +'r. =c + n , ' ti 4 p # F. •.'r,i' IPOOnf u .,,'" r A a,°, o _ $ < Y ', I y. . j• , a ., .si 's 5,y' ,; a a _ f y. a- i • _ Seas_ dH. •a _ . '7S _ Y ` ', a — a° _sr-l fi.a- _'ate .. _ _ 4E--r A +•.''+'. e a • I,- a - _ a. . , - Y i 31 aNI WARS I ` + //t• - / - a _ •, i a. , f--- 0 3 . 1 I , a. i ' ^- + u /_ a _-i. is "c`'• `ii a . of asz yL%•. r/;r - 1 . : i r ih = • _ .. I /` , L_ Y e,L = + J"•ti u 1ta kQ is j l o. - c% • 4V i' f -;' _ +•, . 4. - ,. • L. • ,t+ a f: may, .c: L' I / e • . i - y - c " • , .r Y. 7 . ham y _ 5`. o R a sf SCNN ig• r a. •, _ sL•ff /-Ll Y •, ' - •a + +• , ' a •+ C I --- p-.2 •31', + . sLa 7 a r b \ _ ° - f. N• Pa' 4L .f M a , is r ''+ _; da .. - R, s-• . 2' ; V _ - IN I• i. i Obi- i' . i s +i4 s" t- x • Y< s • a - - R " G i •/ i• i I s • - 6' _ems TT - ; . •. c = 6o- '• rw i' : . a a a . w .t• s„ 1 • P_. _ i- r -K"% ! •, Y+ S -` - e A i' • - t" P ICC.• - t y r - U Ar Q! 'i ... + x .. ' W _ :' „ M is •'+ _ j ; +• mp ti 7` syr I rfT•f•f` 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Mervin Klatte (Deceased) PROPERTY ADDRESS: Elm Creek Golf Course PID 1: 07-118-22-32-0002 + LEGAL DESCRIPTION: Unplatted land in Section 7, various PID #s 2a 1987 ESTIMATED MARKET VALUE: $528,000 (Taxable) COMPLAINT: Mr. Klatte appeared before the 1987 Board of Review to have his valuation reviewed or ultimately appeal it to Hennepin County. RECOMMENDATION: The 1986 Hennepin County Board of Equalization directed that the Hennepin County Assessors Office in coordination with the local Assessors develop criteria for valuing golf courses. They also directed that the criteria be developed in coordination with the golf course owners and the Green Keepers Association. This effort was completed in the spring of 1987. The 1987 values are to be presented to the Hennepin County Board of Equalization during their early July 1987 session. No valuation adjustment is recommended at this time since the entire golf course issue will be resolved by the 1987 County Board of Equalization. Respectfully Submitted, J4 4#a Scott L. Hovet, CAE City Assessor 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME:: Robert Putnam PROPERTY ADDRESS: 10813 48th Avenue North PID 1: 12-118-22-32-0023 LEGAL DESCRIPTION: Lot 7, Block 4, Sky Line Hills Unit No. 1 1987 ESTIMATED MARKET VALUE: $96,400 21 COMPLAINT: The property owner believes the 1987 estimated market value of $96,400 is too high because of the amount of increase over the prior year's value, and because he could sell the home for only $77,000 - $79,000. RECOMMENDATION: Based on a reappraisal of this property, it is recommended to reduce the 1987 estimated market value from $96,400 to $93,600 to account for additional depreciation. Style: Rambler Size: 1300 square feet Age: 1964 1987 Board of Review Page 2 Prior to the Board of Review Mr. Putnam called our office to discuss his 1987 valuation notice. On may 29, 1987 Mr. Putnam's property was reappraised including both an interior and exterior inspection. Particular attention was given to the current condition of the home and items of depreciation pointed out by Mr. Putnam, including exterior paint and maintenance, garage and driveway deterioration and miscellaneous water related problems. At that time Mr. Putnam was informed his 1987 estimated market value would be reduced from $96,400 to $93,600 based on the reappraisal. Mr. Putnam was not satisfied with this value reduction and continued his appeal at the Board of Review. Prior to the Board of Review a sales study was prepared of homes similar in location, style, size, age, quality and condition, indicating sales prices consistent with or in excess of the market value of Mr. Putnam's property, and that the market value was well equalized with the 1987 market values of comparable properties. Four of these sales are included in the attached market comparison. This above average quality, walkout rambler has a full basement finished with a full bath, bedroom, utility room and large family room including a built-in kitchen area. The main floor consists of 3 bedrooms, a full bath, living room, and kitchen with dining area/room. Amenities include 2 large brick fireplaces, vaulted and tongue/groove ceilings throughout the entire house, ceramic tile, built-in kitchen appliances, patio door, and rear yard balcony. Based on the above information it is recommended by this appraiser to reduce the original estimated market value of $96,400 to the recommended adjusted market value of $93,600 as of the 1-2-87 assessment date. Respectfully Submitted, Susan M. Mauderer, AMA Appraiser Assessing Division City of Plymouth iC d J Q a a a Z 0 J_ LU w cc O 2 w Y Q J Z J Q H w 0 N w cc 0 00 LL w } Ui E DZ Ir r N o J 0Qo0 d o U Z o Z_ c 0 a U O T Z a O d C7 O C) w C z O H Q U W crCL w 0 U) U) W J U) O U HZ W 2 w U Q Ja W CC 11 1- 11111 b9 Vi 6i1 E1) 6Y b9 EA bA bA 69 7 (n E) w 0 cl Z N J rn 8 $ O O QL ` Q m 01 rl-i s1 OO V3 fA EA EH E b9 Co. 69 bA fA CA 11 0 JZ - z r Qa QN Y 0 O Cm W O U O Q p U O ° L6cr N C 7 c6 U n- C7 O CO c0 p < Q cd Q p wt : v li O O O O mUUU :, U Z_ c c cmaa w T O J w O_ R1 NS20 N N : J N W L a a a : J C7 a ¢ m CC H n Q C C C C O a 0 0 0 0 : LU ~ m m m m N N N o MINIM i LU w U U U U I WWW I R,//Nj a 7U 7U 7U 7U t ME SI N 7 NIM N N co z x x U N y II II II III Oo mc Qo 60V o a X 'a x x x x N N Cr Q C7 cc O w 0 Oa i X3 71En II C ( C m xX x II II II 11 WW L N N N y cn X x X x O O oOmNI I a m a z O H Q U W crCL w 0 U) U) W J U) O U HZ W 2 w U Q Ja W CC 11 1- 11111 b9 Vi 6i1 E1) 6Y b9 EA bA bA 69 7 (n E) w 0 cl Z N J rn 8 $ O O QL ` Q m 01 rl-i s1 OO V3 fA EA EH E b9 Co. 69 bA fA CA 11 0 JZ - z r Qa QN Y 0 O Cm W O U O Q p U O ° L6cr N C 7 c6 U n- C7 O CO c0 p < Q cd Q p wt : v li O O O O mUUU :, U Z_ c c cmaa w T O J w O_ R1 NS20 N N : J N W L a a a : J C7 a ¢ m CC H n Q C C C C O a 0 0 0 0 : LU ~ m m m m N N N o MINIM i LU w O a WWW I R,//Nj a mm MINIM IM ENI MIME oomph MEMB' MIME IM II MINIM©MINIM N N ME SI N cnAi NIM N oIZ N Ua a 0 a u c U Zz i LU w O a 0 a cnAi N co z x x x w o N Oo mc Qo 60V o W N Q C7 cc O w 0 Oa i Comparable #1 PTD #13-118-22-43-0055 Style: Rambler Size: 1118 square feet Age: 1969 Sale Price: $90,000 Sale Date: 07-86 Comparable #2 PTD #13-118-22-13-0007 Style: Rambler Size: 1120 square feet Age: 1968 Sale Price: $91,500 Sale Date: 06-86 1987 Board of Review Robert Putnam MARKET COMPARISONS Comparable #3 PID #12-118-22-32-0019 Style: Rambler Size: 1232 square feet Age: 1956 Sale Price: $98,900 Sale Date: 04-86 Comparable #4 PfD #12-118-22-23-0015 Style: Rambler Size: 1569 square feet Age: 1974 Sale Price: $140,000 Sale Date: 04-86 MARKET COMPARISONS ifs 0 I_ t Ick I .I `I'I .I aI ,I gl I al I I gl,sl r ;I ''' ; .J" t •. r u t 8hSY3NYl W cm Ail If it . 12 i z + 0 7 tI •B a I l ti t -F t, - u} . 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Bacso PROPERTY ADDRESS: 15625 49th Avenue North PID#: 09-118-22-32-0014 LEGAL DESCRIPTION: Lot 1, Block 4, Wooddale North 1987 ESTIMATED MARKET VALUE: $95,100 Mrs. Bacso stated that the value on their home went from $77,000 to $95,000 in one year. Additionally, she believed that the city had her house listed as having a basement, and it actually is crawl space. RECOMMENDATION Recent sales of comparable homes are difficult to obtain, due to the atypical style of the subject property. However, sales of similar homes in the past few years indicate that there is still a market for this type of property and our value is correct. Year Built: 1985 Style: 1 Story/Crawl Square Feet: 1529 Date Sold: 8-85 Sale Price: Self -Built 1987 Board of Review Page 2 Mrs. Bacso is contesting her 1987 estimated market value for two reasons. First, the market value had increased $18,000 from 1986 to 1987. In addition, she believes the City has her house listed as having a full basement where in fact there is just crawl space under the main level. The 1986 estimated market value of $77,600 represented a partial value for the subject property, since the house was not totally finished as of January 2, 1986. Mike Carroll, the appraiser who viewed the property, informed Mrs. Bacso at the time of the original inspection that a full value would not be given to her house for 1986. Approximately $12,000 in value was held back in 1986, and subsequently added to the 1987 estimated market value. This represents the majority of the increase in value from 1986 to 1987. The actual increase in value, less the 12,000 improvement amount, was $5,500 ($89,600 to $95,100). This is a 6.1% increase in value and is typical of the percentage increase experienced by the rest of the city. Her second area of concern is not really a valid point. The subject property has been inspected twice, on both January 15, 1986 and February 17, 1987. The original appraisal sheet prepared on this property lists the house as being a rambler over crawl space, and the value was arrived at according to this information. Finding comparables for a property of this type is difficult because this style of home is not often built. However, market activity in the recent past indicates there still is a market for homes similar to the subject property. A further analysis of the sales data has shown that the sale price per square foot of similar homes is very consistent with the value that has been given to property in question. Therefore, no change in value is recommended at this time. Respectfully Submitted, Richard Toy Assessment Technician Assessing Division City of Plymouth 1987 Board of Review Donald & Kathryn Bacso MARKET COMPARISONS Subject: PID#: 09-118-22-32-0014 Year Built: 1985 Style: 1 Story/Crawl Square Feet: 1529 Date Sold: 8-85 Selling Price: $50,000 (self -built) 1987 Market Value / Square beet = $62.20' Comparable It PID#: 29-118--22-44-0066 Year Built: 1978 Style: 1 Story over slab Square Feet: 1442 Date Sold: May 1985 Selling Price: $93,000 Selling Price / square feet = $64.50 owl MARKET COMPARISONS Comparable #2 PID# 34-118-22-43-0037 Year Built: 1948 Style: 1 story over crawl Square Feet: 1192 Date Sold: June, 1983 Selling Price: $73,500 Selling Price Square Feet - $61.60 Comparable 13 PID#: 19-118-22-42-0021 Year Built: 1985 Style: 1 Story over slab Square Feet: 1552 Date Sold: August, 1985 Selling Price: $108,000 Selling Price / Square Feet = $69.50 DMI oo:EgDm r• m om ADM cnww W oiz O m 7 m m m m w X m O o CO Civ O N m D O x m O 4. otnconn 9 p 2. m X X X X Z N DMI oo:EgDm r• m om ADM cnww W oiz O l3DS 7 N m w r- r w m w cnM0mcnD D O O CO Civ O N m D O x m O 4. otnconn 9 p 2. m X X X X Z N to x m= n? y 3 O m 4A m 3 w LA Z C' DMI oo:EgDm r• m om ADM cnww W m c o w c x o o m O l3DS y 7 7 3 m' y ma mm m w r- r w m m co o x o 0- Na cnM0mcnD D O O 1 m a m m T m 3 m n CO Civ O N m D O x m O 4. otnconn 9 p 2. 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P TLs+• _I Sb, ALVARAD AN 'p-d- y- Y• t • J - t.,rs} " J••j• 'gam -r' ( y-1 J`b' • Q Y• y- C- w • t ZA- low ANE fA IV I f - s" 'SI ±" M•?+•0'•Zl1( f - (i y, __y:ay _j - _• w*: t. •• - r yl J•VAGABBM a f°'+t'w'.." ,`A 3 Y. yyf •+ +. I + I y • t_ ' i. U q - • a`• - + Id p Ilf y- 1b It s •Irr 4r- i Rs- i' / y. = r .- -. r 5. rr — • `! 5• Jib em SUI rr t R 9 Inv 93 e - / ••} y. - a {rte • • 3 n 9 • f S{ i 7- _ - ya - i• -• _ t PROPERTY OWNERS NAME: PROPERTY ADDRESS: PID #: LEGAL DESCRIPTION: COMPLAINT: 1987 BOARD OF REVIEW 2 3STAFFREPORTANDRECOMMENDATION Robert Miller Sun Valley Mobile Home Park Southshore Drive, North of Highway #55 36-118-22-23-0021 + Block 3, Schiebes Highland View Addition - 6.41 acres. 1987 ESTIMATED MARKET VALUE $464,600 Mr. Miller objected to the values on his Mobile Home Park on Southshore Drive. He said a 5% increase would be reasonable, however, the parcels increased from 14% to 50%. He also mentioned it appeared that the City had an opportunity to dramatically increase their revenues. RECOMMENDATION: Robert Miller purchased the Sun Valley Mobile Home Park in June 1986 for $700,000. Prior to that time tennants of the park called my office and asked if a 25% increase was appropriate. I informed the tennants that it was the owners responsibility to set the level of rent. The 1986 lot rent for each one of the 64 spaces was $150.00 per month. The new 1987 rate is $190.00 per month. This represents a 26% increase in rent in one year. Coincidently, all the land along Southshore Drive and Highway 55 was redone for the 1987 assessment. The Mobile Home Park although in a residential zone, is a non- conforming commercial use. Because it is income producing, it dictates that the income approach be an indicator of the market value. This is the primary reason that the estimated market value was increased for 1987. The Mobile Home Parks land was valued at $1.15 per squre foot for the 1986 assessment and was then moved to a 1.40 per squre foot for the 1987 assessment and equalized with surrounding land. Based on the increase in rent, the indicator of market value based on the sale, and other residential land sales no change in value is recommended. Respectfully Submitted, l WNZ Scott L. Hovet, CAE City Assessor 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION s PROPERTY OWNERS NAME: Jack and Cynthia Stifel PROPERTY ADDRESS: 4590 Magnolia Lane North PIDI: 11-118-22-33-0029 LEGAL DESCRIPTION: Lot 12, Block 1, Schmidt I..ake Hills 1987 ESTIMATED MARKET VALUE: $163,200 24 COMPLAINT: The property owners believe the 1987 estimated market value of $163,200 is too high compared to their purchase price of $137,000 on 9-85, due to several items of disrepair, and compared to the values of other homes in the area. RECOMMENDATION: Based on a reappraisal of this property, it is recommended to reduce the 1987 estimated market value from $163,200 to $160,800 to account for additional depreciation. Style: 1 -3/4 -Story Size: 1588 Square Feet Age: 1981 Sale Price: 185,000 Sale Date: 4-82 Sale Price: 137,000 Sale Date: 9-85 1987 Board of Review Page 2 Mrs. Stifel submitted a list of homes in her neighborhood she felt were larger, had more features, and sold for more than the $137,000 she paid for her house. Of the 12 comparables on her list and the VA appraisal, 2 were ramblers and 2 were split levels and, therefore, are not comparable for valuation purposes. Of the remaining 8 2 -stories, all (with the exception of only 1) are between 300 - 500 square feet smaller and, logically, are valued less than Mrs. Stifel's home for the 1987 assessment. (See attached comparison.) Although the features of these houses vary, the total package of amenities from one to another is fairly comparable. A sales study of comparable properties used to determine estimated market values should compare properties that recently sold and are similar in location, style, size, quality, and amenities. Although Mrs. Stifel's list is not particularly helpful for comparative valuation purposes, the sales study does indicate that these homes have been properly assessed for the 1987 assessment. A more accurate and comparable sales study of homes similar in location, style, size, quality, and amenities was prepared indicating sales prices consistent with or in excess of the market value of Mrs. Stifel's property, and that the market value was well equalized with the 1987 market values of comparable properties. Three of these sales are included in the attached market comparison. It also should be noted that the VA appraisal report of $137,000 submitted by Mrs. Stifel was made "...for loan purposes..." for Northland Mortgage Company, to ensure the property is a good investment so the lender will know it has a sufficient real estate lifespan to support the loan. It is common knowledge in the appraisal profession that a mortgage appraisal has little to do with the price someone wants to pay for a property. Although Mrs. Stifel's purchase price was not a "distress sale" per se, several factors are believed to have contributed to the property selling at a price less than its market value. According to Mrs. Stifel the property was on the market for 635 days, the sellers were living out of the country and the house was vacant (non -homestead) for nearly 2 years, at the time of sale the sellers were being transfered to California, and deeded the property to their own corporation by declaring a board of trustees to handle the sales transaction. Mrs. Stifel's home was built by Jerold Finnamore, who built and currently lives in a twin" or nearly identical home at 4680 Goldenrod Lane North. The home is slightly larger, has a 1987 market value of $174,100 and currently is for sale at $214,900 and is included as comparable #4. On June 5, 1987 Mrs. Stifel's property was reappraised including both an interior and exterior inspection. Particular attention was given to the current condition of the home and items of depreciation pointed out by Mrs. Stifel. This quality and custom 1 -3/4 -story home has a basement (unfinished) under only approximately 2/3 of the floor area. The main floor consists of a great room, diningroom, kitchen, study, master bedroom, utility area, and 1/2 and 3/4 baths. The upper floor contains 2 bedrooms, open play area, and a full bath. Amenities include a full wall brick fireplace, vaulted ceiling, skylights, beams, sunken floors, ceramic tile, peg - oak floors, built-in bookcases and kitchen appliances, patio doors, central air conditioning, and platform deck. 1987 Board of Review Page 3 Although Mrs. Stifel's property is not overvalued, it is believed additional depreciation is warranted. Therefore, based on the above information it is recommended by this appraiser to reduce the estimated market value from $163,200 to 160,800 as of the 1-2-87 assessment date. Respectfully submitted, Susan M. Mauderer, AMA Appraiser Assessing Division City of Plymouth Comparable 11 PID #11-118-22-33-0003 Style: 2 -Story Size: 1419 square feet Age: 1978 Sale Price: $167,000 Sale Date: 6-86 Comparable 12 P10 #10-118-22-44-0006 Style: 2 -Story Size: 1430 square feet Age: 1984 Sale Price: $175,000 Sale Date: 6-86 1987 BOARD OF REVIEW Jack and Cynthia Stifel MARKET COMPARISON a Comparable 13 PID 1111-118-22-32-0024 Style: 2 -Story + 1 -Story Size: 1508 square feet Age: 1985 Sale Price $180,000 Sale Date 2-86 Comparable #4 PID #11-118-22-43-0072 Style: 1 -3/4 -Story Size: 1692 square feet Age: 1982 Sale Price: $214,900 (asking) Sale Date: 6--5-87 MARKET COMPARISONS r 140 PROPERTY OWNERS NAME: PROPERTY ADDRESS: PID #.- LEGALLEGAL DESCRIPTION: COMPLAINT: 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION Timothy Harrer 10710 15th Avenue North 25-118-22-34-0001 Lot 1, Auditor's Subdivision No. 355 1987 ESTIMATED MARKET VALUE: $102,500 X25 The property owner is contesting the 1987 estimated market value of $102,500, in light of the poor maintenance of 15th Avenue North, and the unsightly neighborhood influence. RECOMMENDATION: Based on a reappraisal of this property, and a current sales study indicating this property is not overvalued, no change in value is recommended. Style: 2 -Story Size: 892 square feet Age: 1920 (Rebuilt 1980) Location: Lakeshore 1987 Board of Review Page 2 On June 23, 1987 the Harrer property was reappraised including both an interior and an exterior inspection. This good quality walkout, 2 -story home has a basement under approximately 3/4 of the floor area, finished with a family room. The main floor consists of a kitchen, dining area, living room, and 1/2 bath. The upper floor contains 3 bedrooms and a full bath. Amenities include a large deck overlooking Medicine Lake, patio doors, a detached garage, wood shed and screen gazebo along the shoreline. The original one-story cabin was completely gutted and renovated by the Harrers in 1980 including the construction of the second floor, and now exists as nearly a new home. A sales study of comparable lakeshore properties was prepared indicating this property is not overvalued. While it is agreed that the unsightliness of the area adjacent to this property may have a negative impact, it must be pointed out that the estimated market value of the Harrer property already reflects the neighborhood influence. The total value of $102,500 includes a lot value of $30,000, which would be a higher value if the property was located in a higher caliber neighborhood. Analyzing lakeshore sales along Medicine Lake for the past several years has indicated the "lakeshore" influence far outweighs any negative forces that might otherwise have detrimental affects to value. Based on this information, it is the opinion of this appraiser that $102,500 is a fair market value of the subject property as of the 01-02-87 assessment date. Therefore, no change in value is recommended. Respectfully Submitted, Susan M. Mauderer, AMA Appraiser Assessing Division City of Plymouth y 41 J N 2 CL a 0 J m W Q I W Y Q J Z J F— Z LU D w Oo 00 - LLLL W } M U E M Z ILL r 41 O J 0Qo CL o U Z o Z Q O CL 0- 03 O NT Z ta O a N EE C7 O W 0 ro H H H H 1 H H fA H U V 4 a ° cn (NI~ ~ A 0 u w > Z w w w r Z 0 Q y U U U U t1 ° O 00 O J O 00 O Q v .9 U 0 Q eO co (3- 00 MW 0: 6E ° IQ O w H H H J Z H H H H H H Z L c U U >a QJ0I,c W Op V uH$,*tAo ° iN c m I o Q CL x 13 x x x x Q W H T LL O O O p U N m f fn i ( U i0 a cN m m w O T O J Z 13II 9 X ma aEi m ma. Q V C I Of 0 w L 7 I O N t0 qi t0 > m. H N r Q U N T w L m m C X x 'x QI II a 1i r C7 d Q Q¢ ^ I d i "I awl _ 11) p W O O O O u, 2 N ~ C O. > W %v io io : N y U) y Cn X X X X k Q' O U .0 U U U CO 2 d td m O. w a o o e OnOi1-4 ILI n rn H p 4 Q d N W O v 0 w Q 7 W I O 2 a W J Q O U LL O O N Z O O x CJ x x O x i 0 13 Z xm LL S E ui m 2 cc U N U. J T N W O I a N N 0 C O n Q 3 m J F E0 j Q C m C Q LL LL> C y EO y N yCC O cc m C o QF- mC E W j LL~ Q L 7 /C y° CC 61 L N l9LL O V O m U O NO mN Ncr ITp T Y0 Z w W EcE cco U xw o oU m S f0 Q m d O m l'y N m L m m 3 A 0t U° a x e`0 V) C Y m E e0 O. co y O v Ny U; E 3 j J w Q O C U X y m Uaw0J3w>0a:I Vi F O o m O° y X 0A H Cc 0U t0 C7 SUwO y oO fO X ma eO c6 mLLmaRmm0OZt0 UN O10ICL O. m 22 OO LL CA y E c O Ym¢ m_ m`° v o Z O N E E o LL E LL m cv p 4 Q d W O v 0 w Q 7 W I O 2 a W J Q U LL O O N Z O Cn Z w x CJ x x O x i 0 13 o a. oho S ui 2 cc U C7 x 0 W O I a m Z LL E Z w C Z co Q p N 1 E w Q w N co R 0 O w E t0 O oo w OO LL 00 H E c m_ m`° v o Z O N E E o LL E LL m a v c c200 Q y a ECL 7 m W¢ w c O c 2 9 O m m o 3 Oo m- m m d m co Hm c:tmasO.EE Lu,c_;3cOaa O G) mQ m 6 m m .: o O C iC t0 0w caar-" m C iC au°3 inS o Scn0JUS<n apan.a aLL SiwLLU O a mw ea o o d C7 L4 tM O co m m 7 LL O CL o. m m cn E cn m° c p cr Ej0- 7Y fd V m 0 a 0m Uy A D y O) CO) to rC- Lpymmm0C-) o'c Ed[ w3 m r nom 2 0on 0°co 01 a coLL cniF-ja:< N m tcmnn Q r p 4 Q d W O v 0 w Q 7 W I O 2 a W J Q U LL O O N Z O Cn Z w x CJ x x O x i 0 13 o a. oho ui 2 cc U C7 x 0 W O I a 1987 Board of Review Timothy Barrer MARKET COMPARISONS Comparable #1 PID # 25-118-22-34-0029 and 25-118-22-34-0030 Style: 2 -Story Size: 968 square .feet Age: 1910 (Remodeled 1979) Sale Price: $165,000 Sale Date: 10-86 Comparable #2 PID #25-118-22-43-0014 Style: Size: Age: Sale Price: Sale Date: 1 1/4 -Story 1008 square feet 1947 111,500 07-85 MARKET COMPARISONS Comparable 13 PID #25-118-22-34-0014 Style: 1 -Story Size: 1193 square feet Age: 1920-1958 Sale Price: 110,000 Sale Date: 08-85 Comparable A PID #25-118-22-43-0016 Style: 1 -Story Size: 1221 square feet Age: 1952 Sale Price: $153,000 Sale Date: 05-86 7t7......... j, 77-a- ---------- ............... ............... 4, VF;, L Ri T, CD -49 O Lai LO ope j zi C> LD 60 t ales LDC) 2c fD••0 •. ylA E ales SUBJECT PROPERTY 3HOHSHInOS 14 49 C4 ZE ci 07 fitr, N DIM 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Mike and Sandra Mayasich PROPERTY ADDRESS: 12990 57th Avenue North PID if: 03-118-22-41-0063 LEGAL DESCRIPTION: Lot 4, Block 2, Bass 'Lake Heights 2nd Addition 1987 ESTIMATED MARKET VALUE: $170,500 26 COMPLAINT: Mr. and Mrs. Mayasich stated their assessed value is $10,000 more than others in the neighborhood who paid more for their homes and asked that it be reviewed. They believe the view from their lot should be considered. RECOMMENDATION: Based on the sales study of comparable properties in the immediate area and the reappraisal, no change in the 1987 market value is recommended. Year Built: 1985 Square Feet: 1486 Date Sold: 08-85 Sale Price: $162,400 1987 Board of Review Page 2 Mr. and Mrs. Mayasich believe their 1987 market value is too high compared to other homes in the neighborhood. They compared the view from their home with the view from their neighbor's homes and submitted photographs. Our office receives a "Certificate of Value" on each property when it sells. The certificate states the purchase price of the property and terms of the sale. We received a certificate of value on each lot in the Bass Lake Heights subdivision when it sold. These documented purchase prices are the basis from which the lot values on each lot were determined. The Mayasich's lot was purchased by LDK Builders Inc. for $29,000 in October 1983. The estimated market value on the lot is 29,000 for the January 2, 1987 assessment. (four years later) On June 22, 1987 the property was reappraised including both an interior and exterior inspection. Particular attention was given to the view from their lot. see photos) A sales study of homes in the Bass Lake Heights area similar in location, style, size, quality and amenities indicate sale prices in excess of the estimated market value and 1985 sale price of the subject property. (see chart) Based on this study the 1987 market value appear equalized. Based on this study and reappraisal, no change in the 1986 market value is recommended. Respectfully Submitted, Nancy Bye, CMA Appraiser Assessing Division City of Plymouth REAR YARD VIEWS FROM THE MAYA.SICH HOME i IIIII E 0 LO w EMMINEWIMMENG U. wW MAM4ma V! H 41% N Q` V H fA W f/! H k? U U U U Jb w Z d p Z YU l a J 7 7 7 7 o U U U U C13 U OO r X X k 1 w 6 O V) D 7 I h lL4 i.o omu U II II II 11rr O H y 0 01113 C Q Vf O " I U Z y, 4y 41k AI aJ y X X X X a> l X O CD 01) J Q 7 w 7 •~- aer m o its n CT C 7 e`°L D m f Q Q U 7 O m 2 aoC7 ° A IZ W 2 egg LL e O O O U U U Z p w_ a I E- J J' a E E E X XX II 11 it it a U m U a i0Ou)N i w .0m 7 N W u)X X X X O O y w L nai0Cr Cr oCL amain N a Oo co G C c000 4 0 is m io ie wN o U y aUi ami aUi to G w LL 0 u_ a d a a a m CD Q) OJawo000 a° m LL z Z Lx: E5:c7O m J 2,00 E c G x c o E o W 0 m S Q d o a a 0 wNUN m O o U- m a 3 c U Z o Yin¢ a°wc) Z_ Cc O N lL 0 1° U r Z LCL O LL c F- m E co CL t0 a w LL EE UO z(n°o y 70mo U w¢ c 0 cc W c 2 m o a aci aUi Q m J 0 Y m m S 0¢ E 0 LO w EMMINEWIMMENG U. wW MAM4ma V! H 41% N I H fA W f/! H k? J MEWME b w Z d p Z Z l a J O Q Z OO r X X k 1 w 6 O V) D h lL4 i.o omu OQ CL O 00) o 0 01113 C Q Vf f1H V) f1f Z y, 4y 41k f? Q% f", aJ o a> J X O U U w cc m o its n 0 C 7 e`°L D D Q Q U 7 O m 2 aoC7 ° A IZ W 2 egg LL e O O O U U U Z p w_ a I c c c J J' a E E E m a U m U U U U w .0m 7 o y w L nai0Cr Cr N a Oo co G C c000 a is m io ie wN o U y aUi ami aUi to w LL 0 u_ a d a a a m CD Q) OJawo000 E 0 LO w EMMINEWIMMENG U. wW MAM4ma ME meumnsm'm l mm MEWME b Z l y L y 0yLL c J Q 3 c y c N y N LL> a cc O y L N O j o L LL 0 U . f0 ¢ U ('% y N¢ Ccm T Ommma°i3 cy° i aYcnc°y oy 3 m m in a 3 v m e c = E aY O Y L o° j3w>Ucr aO7:OwOcn>mzmaoa°m°o 0 z U. Z Z X X X k 1 w O h lL4 i.o omu ao Hu O a o 0 01113 a W Q o a> v Y U U Ya cc W O 0 C7 D D a 0 00 •0 0 pr aj o rn 00 0 o O o 0 w O 00 01 O M O Ln Ln Ln 00 1-4 -r f\ 00 O p 1 G0r- 0001co a lo 010 010 010 010 d .c 00 Ln O o Fi O O O O O O O 00 pg -a 00 N o o rn m y O O O O O O I M N M N N M aQ tll O O M1 1.0 t11 I 00 00 00 00 00 00 a% Q\ a% 01 m O 1 eq CA W v) U v) U v) U fA V) U N U H ON 00 %O 00 0 M cn m 00 ul co 00dC7N %t M IO 7 1 't O 11 N 10 N N1 (i .1 M -4 M M rl en .--4 't -I t ol O O O O O O 4Ja a a 41a1 En ( H En W V N N N N N N N 0) a a a a a a o o d d O O 41 41 41 r- r` r py L f0 PO 1 'n u1 pq oCD 0 v1 Ln Q\ rn N n n N N N 1 ul Ln rl O u1 V1 10 v 110 O I I 1 1 01 I I W O I I ad 0 O 0 O% -o 0 O Comparable 11 PID #03-118-22-41-0054 Address: Year Built: Square Feet: Date of Sale: Sale Price: 1987 Board of Review Hike and Sandra Hayasich MARKET COMPARISONS 5725 Rosewood Lane 1986 1359 06-86 174,450 Comparable 12 PID #03-118-22-41-0053 Address: Year Built: Square Feet: Date of Sale: Sale Price: 5735 Rosewood Lane 1986 1405 11-86 180,500 A MARKET COMPARISONS Comparable 13 PID #03-118-22-41-0065 Address: 12970 57th Avenue Year Built: 1985 Square Feet: 1263 Date of Sale: 06-85 Sale Price: 171,200 Comparable A PID #03-118-22-41-0068 Address: 12995 57th Avenue Year Built: 1986 Square Feet: 1580 Date of Sale: 05-86 Sale Price: 179,900 Comparable #5 PID #03-118-22-41-0064 Address: Year Built: Square Feet: Date of Sale: Sale Price: Date: Listed at: 12980 57th Avenue 1985 1663 05-85 179,500 06-87 209,900 MARKET COMPARISON dTiF 4. c G f SE 1/4 2646. 83' Iff m AWL W Sale 2 Ilk5 Sale 42) 41 Ir to) or A Sale S VIL 0164 M V) Sale 3 7 Sale 4 "a) (i) cc ( M) CD M M 1sr4 P) F Nfin)(29) M tw4l BA to. I, -'L,3A E,,, 14 16 j z T 9 i itt 13 16J 5It 14M I — 1 3 4! 10 (-j a " fjA Am Uri v 15 it ma c 4 i. SIORU SEWER DISTRICT BDUNDARY ifffAvSCHOOL DISTRICT BOUNDARY WATERSHED DISTRICT BOUNDARY INCREhENT BOUNDARY 1987 BOARD OF REVIEW n STAFF REPORT AND RECOMMENDATION c PROPERTY OWNERS NAME: Nguyen Ciao Van (pronounced Yah when) PROPERTY ADDRESS: 12705 48th Avenue North PID it: 10-118-22-41-0025 LEGAL DESCRIPTION: Lot 1, Block 2, Tammie Middlemist Addition 1987 ESTIMATED MARKET VALUE: $164.000 COMPLAINT: He had home built for $1.40,800 including lot. RECOMMENDATION: No change. PIN #: 10-118-22-41-0025 Address: 12705 48th Avenue Age: 1986 Style: 95% 2 -Story Size: 1247 square feet Garage: 3 car attached Slab Drive Basement Fin: None Walkout: None Fireplace: 1 masonary Baths: 3 full baths + RI - Basement Deck: Large Central Air: Yes Addition: Hip roof - Full brick front IJ a) U ro CL vj 0 OCL I m E W } cr •T. z° J Q o CL z .. U Z_ O CL C) ccLLU_ pN Z l LCL a 7 O U) W 0 w U U U U 0 69 fR E9 69 I Vl 69 69 69 :H 69 I IN. I N 7 n x Q o m LU z w w w U U Z O 0 C 3. 0 R Q w g S m C E 141 LU O LO CL 69 fA VJ J Z H fA 4A oz 30: ff uz- j NQc° QnN I I I I 11 I I J I_0° C° C m W a) 0 Z% O Q my II J on>. 1 m00I- 1 O O c9 O CL Q Q N lo X X X X~ I Q o O a p o LL z LLILL t' 0 0 0 Cl)C3 3 E o U U U zm i m V a jjjj o I aci aci Eoc h w O m u a` C7 a o U o 0 O Q m C ( C W 0 7 O p N Lu N a m w 0 O I Q N o iw y`fT E a w o o o o O00MNIa > z = • w r N JI a m O M CO E N (n y O oof n X X X X m O U w p U U U 2 00 0io^ I I ° 00 IL LLU LL CLN ad N N Q m ' "I m O O O O JamaQ N Z E N E !i N •O Cn y E ' ° c oc 3 c vi N c o Q 3 O U) Ch c : E NNE a) a7.. m o 3 Nm xHmdwEiimL1OmpUoU-.) T a C F- C E 7 i Q> N > ,., l0 Q co) cC m m N w c O X o o m S_ a) j m N 0 m 0 N U mm U w U m Qw O m (D m 0 3 0) m ' m Y (naci 0 0 N t o a `m `m '-m m° 3 ro cY pec U a)U_ x L o E m c ° O Y a) 3 ; CCUN ;(n NcXF- o a m p m x m H m m o o x a 7 an m a `o p O YmaC m UaLuUJ 3w>m()cr 0SUwOcn>a0a mm = F- I1 z 0 a C: Ilco U) a iil „ N o Lijk a : U¢ uUj N Q Q w Q O C7 O O CL i f%) YQa LE LE N INN I IN. Q S ff uz- j Ln m 1 LL E Z O cr O cc E N o N N N E wm Q w N c r m a m O w E ILL 2 00 O 00 O lL 00 IL F E C m c z O N E Cn E LL C C C 7' E N N d° O N w cc C O lL O d 7 41 0 0 C ID N O Fr a L ci 3 co oc a m m o @ c m am cm co ro 1, D c o E o o d LL d 3 7 m0 to J O Y m m S O cc 2 n U U S n n_paaa ZaZ)diL1,21 nS S= W U - N C\1 w N w Y L O a O z lIz Nmc°IO1 c N Y m m O Q C 0 o°mE m mm(_no, 3m3 c 0(n n a) p> O C O cr pfn Sn3a N 4) O oL C CJ3c8U 7 Uc Uc Y Oc N O o n O) E a E m OU7 Y0 E mE a) c IiZC7Sa) a a D NEcm S 01E O) a) E a a— an dN U 3 a OUUmcndOti. O O Xw3(nU O N L O n QinmUoc(n 0 0 m m m C7i Ln LncnF-¢ate O N m c 3cncna) 6) I1 z 0 a C: Ilco U) a iil „ N o Lijk a : U¢ uUj N Q Q w Q O C7 O O CL i f%) YQa LE LE 1987 Board of Review Nguyen Ciao Van MARKET COMPARISONS Comparable 11 PIN: X610-118-22-44-0007 Address: 4530 Quinwood Lane Age: 1986 Style: 83% 2 -Story Size: 1277 square feet Garage: 2 car attached 448 BT Drive Basement Fin: None Walkout: Yes Fireplace: 1 mansonary Baths: 1 Full + Jacuzzi 1-1/2 Decks: None Central Air: Yes 3/Season Porch: 144 square feet Sold: 10-02-86 - $200,000 Comparable #2 PIN #: 1.0-118-22-44-0108 Address: 12935 46th Avenue Age: 1986 Style: 96% 2 -Story Size: 1226 square feet Garage: 3 car attached BT Drive Basement Fin: None Walkout: Yes - partial Fireplace: 1 mansonary Baths: 1 Full + Jacuzzi 1-1/2 + Sauna Deck: None Central Air: Yes Sold: 05-86 - $188,000 MARKET COMPARISON Comparable #3 PIN #: 10-118-22-44-0020 Address: 12805 46th Avenue Age: 1984 Style: 92% 2 -Story Size: 1196 square feet Garage: 3 car attached 796 sq.ft. BT Drive Basement Fin: None Walkout: Partial. 18' Fireplace: 1 masonary + RI Baths: 1 Full - 1 Jacuzzi - 1-1/2 Central Air: Yes Deck: 286 square feet 3/Season Porch: 138 square feet Sold: 12-07-85 - $192,400 SUBJECT AND MARKET COMPARABLE COMPARISON CHART DATA SUBJECT COMP 11 COMP #2 COMP 13 Size 1247 sq. ft. 1277 sq. ft. 1226 sq. ft. 1196 sq. ft. 2-Story 95% 83% 96% 92% Garage 3 car att. 2 car att. 3 car att. 3 car att. Basement Fin. None None None None Baths 3 Full 2 Full with 2 Full with 2 Full with Jacuzzi + 1/2 Jacuzzi + 1/2 Jacuzzi + 1/2 Central Air Yes Yes Yes Yes Walkout No Yes Partial Partial Fireplace 1-Masonry 1-Masonary 1-Masonary 1-Masonary Porches/Decks Deck-420 sq. ft. 3 Season Porch None 3 Season Porch 144 sq. ft. 138 sq. ft. Date Sold 05-86 10-86 05-86 02-85 Price 140,800 200,000 188,000 192,400 Gross $ Sq. Ft. 112.91 156.62 153.34 160.87 1987 Assessors' 164,000 172,900 170,000 193,300 Market Value Gross Value 131.52 135.40 138.66 161.62 Gross Living Area 2436 sq. ft. 2341 sq. ft. 2402 sq. ft. 2284 sq. ft. Gross $ Cost from 67.32 73.86 70.77 84.63 1987 Market This definitely demonstrates the subject is far below the pattern of the comparable sales and is not overvalued. 7 ti' i? !; *-:,; *::: 151 FINAL RECONCILIATION The subject property was built for the owner by Jerry Thell for $140,800. The lot was included in this price. The only additional expenses would be shrubs and sod over 1000 yards. The builder verified this price. The building permit cost dated 06-20-86 states $130,000 as the construction cost of the building. These costs are based on state wide cost studies by the State of Minnesota. They are normally conservative as to the actual cost. In addition, they do not reflect overhead or profit, nor do they include the cost of the lot. The lot was purchased 05-06-86 for $33,000. The cost approach normally sets the upper limits of value. However, in this case the market dictates this property sold well below its market potential. One possible reason is the builder did not know the market potential and was locked into the price. The market comparables, however, verify the subject's value. The property is equatably assessed. The three approaches to value are cost, market, and income. The income is least reliable as residential homes are not built for rent potential. The market is the most reliable. In my opinion, based on excellent comps, this property is not overvalued and no change is recommended. Respectfully Submitted, Michael Carroll Appraiser City of Plymouth 1987 BOARD OF REVIEW STAFF REPORT AND RECOMMENDATION PROPERTY OWNERS NAME: Janice J. Witkowski PROPERTY ADDRESS: 12350 46th Avenue North PID #: 11--118-22-33-0032 LEGAL DESCRIPTION: Lot 15, Block 1, Schmidt Lake Hills 1987.ESTIMATED MARKET VALUE: $186,600 X28 COMPLAINT: Mrs. Witkowski was not actually contesting her 1987 estimated market value. She asked if other homes in her neighborhood shouldn't be appraised higher considering the market value placed on her home which was purchased for $210,000 and is appraised by the city at $186,600. RECOMNBNDATION: Based on the reappraisal of this property, it is recommended to reduce the 1987 estimated market value from $186,600 to $182,400 giving consideration for the structural problems. Year Built: 1986 Square Feet: 1784 Date Sold: 1285 Sale Price: $201,000 4 1987 Board of Review Page 2 Prior to the 1987 Board of Review Mrs. Witkowski called our office to discuss her valuation notice. On May 29, 1987 Mrs. Witkowski's property was reappraised including both an interior and exterior inspection. Particular attention was given to the general quality of construction and workmanship. The home did have some structural problems with cracking and separating of the basement walls and floor area. The quality of workmanship in regard to the sheetrocking and taping was substandard. Based on the reappraisal Mrs. Witkowski was informed her 1987 estimated market value would be reduced from $186,600 to $182,400. Mrs. Witkowski was also informed that the Schmidt Lake Hills subdivision is scheduled for reappraisal for the 1988 quartile. At that time adjustments to values will be made with emphasis placed on estimating consistent and fair market values. Although Mrs. Witkowki's property is not overvalued, it is believed consideration for the structural problems be giving. Therefore, based on the above information it is recommended by this appraiser to reduce the estimated marekt value from $186,600 to $182,400 for the January 2, 1987 assessment. Respectfully Submitted, Nancy Bye, CMA Appraiser Assessing Division City of Plymouth