04/08/1991 BOR - 5097_
_
CITYOF
FRIDLEY
FRIDLEY MUNICIPAL CENTER • 6431 UNIVERSITY AVE. N.E. FRIDLEY, MN 55432 •(612) 571-3450 • FAX (612) 571-1287
April, 1991
Honorable Mayor
Councilmembers
Subject: 1991 Real Estate Property Assessment for Taxes Payable 1991
This report is designed to acquaint you with the work of the Assessor's Office in the preparation of the
1991 assessment. It also should be used as a guide when conducting the annual Board of Review
meeting scheduled for April 8, at 7:30 P.M.
This meeting is officially conducted to review the 1991 valuation for taxes payable in 1992.
!f you have any question relating to this report or any other aspect of property taxes and assessment,
please feei free to contact me.
Leon Madsen, City Assessor
LM/me
THE 1991 BOARD OF REVIEW MEETING
APRIL 8. 1991 7:30 P. M.
'ihis meeting is called by State Statute, to review the Assessor's Estimated Market Value for the 1991
assessment for taxes payable in 1992.
In the past, there has been need to cail a continued meeting to hear cases that cannot be resolved at the
first session. In order to give our office adequate time to prepare, we would appreciate at least two weeks
time until the next meeting, tenatively scheduled for April 22. State Statute requires that the Board finish
its business within 20 working days of the first meeting.
The notice of valuation, sent to taxpayers this year, encouraged them to contact our office before appearing
at this meeting. Of those that do, our office shouid be prepared so these cases can most likely be settled
at the first session. However, for those that come to the meeting, without first contacting our office, we
wi(i probab(y need to take more time to review and prepare. We wouid appreciate it if these people can
be asked to contact our oifice for an appointment to view their properry and gather whatever data we might
need.
I call your particular attention to the section, THE APPRAISAL PROCESS, on Pages 3- 4. This wili give
you an understanding of the structured process that Assessors use in estimating the market value of real
estate.
IMPORTANT - The Board should take one of three courses of action on each case. It should INCREASE,
DECREASE or AFFIRM the value as submitted by the City Assessor. Regardless of the Local Board's
action, the option of appealing to the County Board of Equalization is always open.
AUTHORlTY OF THE I.00AL BOARD OF REVIEW
Assessments of property are made to provide the means of ineasuring of the relative share of each
taxpayer in meeting the costs of local govemment. It is the dury of the Assessor to assess all real and
personal property except that which is exempt or taxable under some special method of taxation, if the
burden of local govemment is to be fairly and justly shared among the owners of atl property of value, it
is necessary that all taxable property be listed on the tax rolls and that all assessments be made
accurately.
Minnesota Statutes Section 274.01 provides that the council of each city shall be, or appoint, a Board of
Review. These meetings are required to be held between Aprii 1 and May 30 and the Clerk of the Board
of Review is required to give published and posted notice at least ten days before the date set of the first
meeting.
The Board of Review of any city, unless a longer period is approved by the Commissioner of Revenue,
must complete its work and adjoum within 20 days from the time of convening specified in the notice to
the Cierk. No action taken subsequent to such date shail be valid.
A request for additional time in order to compiete the work of the Board of Review must be addressed to
the Commissioner of Revenue in writing. The Commissioner's approval is necessary to legalize any
procedure subsequent to the expiration of the 20-day period. The Commissioner of Revenue will not,
however, extend the time for local Boards of Review to meet past June 15 because County Boards of
Equa(ization convene on June 17.
The authority of the local board extends over the individual assessments of real and personal property.
The board does not have the power to increase or decrease by percentage all assessments in the district
of a given class of property. Changes of aggregate assessments by classes are made by the County
Board of Equalization.
Although the local Board of Review has the authority to increase or reduce individual assessments, the total
of such adjustments must not reduce the aggregate assessment made by the asssessor by more than one
percent of said aggregate assessment, If the total of such adjustments does lower the aggregate
assessment made by the Assessor by more than one percent, none of the adjustments wiA be allowed.
This limitation does not apply, however to the correction of clerical errors or the removal of duplicate
assessments.
�
The Appraisal Process
The estimation of the market value of real estate is a very structured process. To fully appreciate and
understand this process, the definition of market value must be understood. Various state legislatures and
the courts have advanced numerous specifications for market value. A distillation of these would probably
produce the following, as a definition of market value.
The highest price in terms of money which a property would bring in a competitive and open
market unde� ail conditions requisite to a fair sale, the buyer and seller each acting prudently,
knowledgeabfy and assuming the price is not affected by undue stimulus. lmplicit in this definition
is the consumation of a sale as of a specified date and the passing of title from seiler to buyer
under conditions whereby:
1. Buyer and selier are typically motivated.
2. Buyer and seller are not related, in any manner.
3. Both parties are well informed or well advised and acting in what they consider their own best
interest.
4. A reasonable time is allowed for exposure in the open market.
5. Payment is made in cash or its equivalent.
6. Financing, if any, is on terms generally available in the commun'ity at the specified date and
typical for the property type in its locale.
7. The price represents a normai consideration for the praperty soid uneffected by speciat
financing amounts and/or terms, services, fees, costs, or credits incurred in the transaction.
Evident, in the description, is the fact that every sale does not necessarily represent market value.
There are many situations that would disqualify a sale as representative of market value. These couid
inctude sales:
-between relatives.
-to settle a divorce.
-to settle an estate.
-involving a governmentai unit.
-due to job relocation.
-in bankruptcy or debt settlement.
-of tax exempt property.
-involving trades or other non-cash
consideration.
3
The Appraisal Process - continued
The classic appraisal process, typically used by fee appraisers, involves 3 very distinct approaches to the
valuation problem.
One is the ='Cost Approach"-.
This approach is based on the premise that a person would pay no more, for a property, than it would
cost to replace it new. The process inciudes an estimate of the land value by using the sale prices of
sites that are comparable in size, location, zoning and terrain, to the appraisal subject The resufting
estimate of land value is added to the estimated cost to construct the improvements, less provisions for
physical depreciation, and functional and economic obsolescense.
Another approach, is by = Market Comparsion"-.
This process involves the collecting of sales data oi properties, that have recently sold, that are very similar
in style, location, size and amenities, as the subject under appraisal. 'fhe more sales comparabies that
are used, the more accurate will be the value resuit. The sale prices of comparables are adjusted for
dissimiiarities with the subject. The resu�ting, adjusted prices will proctuce an indication of value for the
subject
The third approach used, is an analysis of the -Capitalized income"- of a property, as an indication of its
value.
Again, data is gathered on the income and operating expenses and sales of property, comparable to the
subject. This approach has less credability in the valuation of single family residential property, as they
are not typically used for income production.
The appraiser, after processing the three approaches, will determine which approach best suits the type
of property under appraisal. This determination is primarily based on which approach had the most and
best data to work with, and which one approach is best supported by the other two.
The Assessor's office uses basicaliy the same process of appraisai. However, it is applied in a somewhat
different manner. The Assessor does not have the luxury of being able to gather the required data for
each and every property in the jurisdiction. The Assessor gathers as much data as possible, on
construction costs of ail types oi buildings, aA sales of rea! estate, and/or renta! and operating expenses
of property in his or her jurisdiction. Data is also obtained from outside the jurisdiction when there is an
insufficient amount from within. This accumulation of value data is then processed and applied in a
catagorical manner, rather than an individuai one.
The inability of the Assessor to appiy an individuai property appraisal process is not deemed a handicap.
Assessors' offices nationwide, are primarily concerned with producing an equitabfe assessmenL One that
treats like property in a like manner. The advantage of the "mass appraisal" process, employed by the
Assessor, over the individual assignment of the fee appraiser, provides a broader scope of the local market
of the jurisdiction. As a result, the individual values, produced by the Assessor, bear a relationship with
a!! other properties, that are similar, within the jurisdiction.
The Assessor's value is always made as of January 2, of each year. Therefore, the analysis of data is
always done with respect to that date. Any radical changes in the market, after that date, would not be
realized by the Assessor until subsequent assessments. There is a saying that "the Assessor is not a
predictor of value, but rather, a historian of fact". The appraisal process is truly an application of historical
data to provide a current indication of market value.
4
�-2�_al
COF MEMO
TO: BOARD OF REVIEW AND COUNCIL MEMBERS
FROM: LEON MADSEN, CITY ASSESSOR
SUBJECT: 1991 PAY 1992 ASSESSMENT
DATE: JANUARY, 1991
In the past, I have provided you with a synopsis of the assessment aiong with the annua!
Board of Review bookiet. This booklet usually gets to you well after the value notices
have been mailed to the property owners. i thought it would be more helpful, for you, if
you had the background on the assessment before the notices are mailed.
Aside from some areas requiring special attention, the entire assessment, +ncluding
residential and commercial, was basically not changed from the previous year. For
residential, the County computer system was adjusted to add 1�/o to the structure rates and
to increase the depreciation 1%. Extra items such as, fireplaces, extra baths, etc. were
not changed at all, however, the additional depreciation will cause a net decrease in
these items, in each property. Depending on the amount of these "extras" in a property,
the value could stay the same or even decrease some. Of course, properties that had
improvements, will increase accordingly.
Our sales ratio, for residential, is at 94.64%, for the 198 sales posted as of Jan. 9,
1991. The coefficient of dispersion is 6.65�/0. These statistical measurements indicate a
very satisfactory assessment, requiring no major adjustments. The average sale price,
for the 1990 sales, was $86,608, as compared to $86,912 for the same period in 1989.
/✓oTE: �v� Tr� Aor�r7�o.-ia� !'�Ifa��r�c-� �r� TME `D�n,T�! �Or,lu�.=2 Sy�,-�'n,
TN/�T vJE W£r� �•t!.?"F' O('� U11•tALC.�( A�Jtif2E OF'� I/�! C2e�5Er Or' I-IPl'2D�C-
%ro r✓%/�y !�l<: �`X��._!,_l=f.!.i., fN �DMF G�/l+fC�.
The areas of specia! attention are as foltows:
PROPERTIES ON LOCKE LAKE -
It is my understanding that you have been informed of the basics of our treatment of this
situation. In abbreviated terms; based on a study of sales in a similar situation on
Spring Lake, we reduced the iand value of these properties by 20%. It is our intention
to keep these values at these relative levels until the lake level has been restored, and
the maintenance problem has been essentially resolved. I have communicated this process
to the Locke Lake Homeowners Assoc. both verbally and by letter to Mary Vaseka,
Chairperson. These value changes will be first noticed on their tax statements of 1992.
HORIZON HEIGNTS-CARLSON'S SUMMlT MANOR SOIL PROBLEM -
With additional sales in 1990, of p�operties in the neighborhood, we continue to track
what appears to be no adverse affect on market values, due to subsoil conditions.
ADDRESS
112 Crown Rd.
5445 Horizon Dr
5432 Altura Rd
5444 Altura Rd
5313 Altura Rd
195 - 53rd
5373 Horizon Dr
5479 Altura Rd
SALE DATE
8190
9/90
6/90
9/90
7/90
6/89
5/89
9/89
PRICE EMV
82500 71700
78000 75500
74000 70600
6250Q 68700
63000 65000
73000 71200
69900 68200
74000 69800
5
Two of the 1990 sales were sold for less than our value. We are not sure this is due to
the soil problem or just an indication of the overall slow market. We are reluctant to
interview the buyers, to avoid causing unnecessary concern in cases where the property
may not be directiy affected.
With this information, we will continue to to make a normal assessment of the undamaged
properties, and to leave the values oi the damaged properties unchanged.
BLACK FOREST CONDOS. -
We continue to receive sales data for both extremely cut-rate HUD sales and of normal
market sales, of these units. The normal market sales are coming in close to our
values. Due to this instability, we have left the values unchanged from last year.
DUPLEXS -
The market has not changed much for these properties, from previous indications, and we
have, therefore, left these values unchanged.
COMMERCIAL-INDUSTRIAL -
We have continued to receive indications from the market that the single tenant and
owner-occupied smaller industriat properties remain a strong market item. We, therefore,
needed to increase these. The increases were at varying rates depending on age. On the
other hand, we have recieved very convincing indications that rental type C&I property
values are experiencing a distinct decline. Most of these have been adjusted thru the
tax court petition process.
We began a project to enter as many of the C& f properties as practicable on a
computer aided appraisal system. In this process there have been some
slight variations between the previous values and the computer generated values. Every
effort has been made to keep these varitations to the minus side, due to the overall flat
market in C&I property.
Due to the number of closings of properties along the East side of University, between
57th and 61 st, we have reduced the land values approx. 25%. Even though we have no
sales, at least in Fridley, to support this change, we can be resonably assured that
these high vacancies will adversely affect market values to some degree. Hopefully, some
of these wiA sell, in the near future, providing a more reliable base for valuation.
�
IN CONCLUSION Fridley residential real estate has not experienced the down-turn in
market values, found in other areas. Rather, market values have remained static for the past
year. Therefore, we have left the majority of these property vatues unchanged from the
1990 levels. Rental commercial-industrial real estate is experiencing a marked down-turn
while single-occupancy properties have increased. We have, therefore, adjusted these
accordingly. in the various speciai problem areas, we have made adjustments deemed
appropriate.
The 1991 valuation notices will probab�y be mailed to the taxpayers by about the middle
of February. Tax statements, for payable 1991 will probably not be mailed until the
middle of March. 3-2�-�3/ Nai �' �/�a ��c- l�o�r> c� � x/E2E L�ENERA���/
I`2 �4 i ��- r� ov r 1�� rz � �-1 t 8. i-p x s T� r c r� e+.� T�- A,�z �,�t o�- o �-t- �/� � y C 1_
If you have any questions an the 1991 assessment, please don't hesitate to contact me.
7
STUDY OF 1990 SALES
On pages 1 t-15, you wili find a compiete list of ail non-townhouse sales that took place during 1990, that
we have recorded to date. Page i6 lists a!I townhouse sales. 7ownhouses are analyzed separately
because they are part of a distinctiy different market The non-townhouse study includes 198 sales. The
summary analysis on page 15 shows the average (or) mean ratio of 94.65°k, compari�g 1989 sales to
January 1,1989 assessor's estimated market values. The summary of townhouse sales, on page 16 shows
a ratio of 89.3°� on 26 sales.
The process of analyzing sales not only provides the Assessor with a basis upon which to make the
assessment, but also provides a statistical measure of the Assessor's performance. In this year's study the
198 sales represent a 3°� sample of the approximate 6800 homes in Fridley. The significartt indication of
a study are the saies-ratio and the coefficient of dispersion (or) C.O.D. The State Department of
Revenue considers a ratio of 90°,6 to 95°� as acceptable and a C.O.D. of less than 10 as excellent
performar�ce. The C.O.D. is the average plus and minus factor from the ratio (or) the measure of equality.
Our C.O.D. raumber means our values average plus or minus deviation from the 94.6°k ratio is 6.65%.
At the beginning of 1990, our ratio stood at 94.1°�. During the year, as properties sold, the market
remained relatively levei; therefore, very little adjustment was necessary.
After recalculating the 1991 assessment, using the adjustment made tothe computer appraisat system, the
County has calculated a ratio of 94.6 and a C.O.D. of 6.4°k.
0
SALES STUDIES
Foliowing is a key to reading the sales list:
-At the top of page is the year of the sales.
This is aiso the same year's Estimated Market value i e., 1989 sales and 1989 Estimated
Market Vatues.
-The fuli list of sales is listed in ascending order of the sales ratios (the last column).
-The first column "MO" is the month of sale.
-The Rate column tells the rate category we based our EMV on.
1 is the highest rate or top quality. Two digit numbers are a rate in between single
number rates. 12 is between a 1& 2. �5 is between a 2& 3. 18 is between 3& 4.
21 is between 4& 5. 24 is between 5& 6. 27 is between 6& 7. 30 is between 7&
8. 33 is between 8& 9.
A rate above 7 is usually a substandard house in some way.
-The legal PIN column is the property I.D. number. The first numbers indicate the Section in which
the property is located. The map on page 10A has numbered squares. The squares are the
outline of the U. S. survey sections and they show section number.
-The next 6 columns are the styls of the house.
RM = Rambler (Y = yes N= no)
XP = Expansion (0 = unfinished upstairs, 1= finished upstaris
2= it's not an expansion)
SE = Split Entry
SL = Split Level
2S = Two Story
TH = Townhouse
-BAS Column indicates 0= no basement, 1= partial basement, 2= Full basement.
-GAR is number of cars and whether attached, detached or tuckunder.
-The Extra bath colums indicate location and size of extra baths. 1= full, .7 = 3/4, .5 = 1/2.
-The Fireplace column indicates 0= none, 1= 1 downstairs,
2= 1 upstairs, 3= 1 up and 1 down.
-Central Air is YES or NO.
�7
Sales Studies - continued
-Porch is YES or NO.
-Fioor area is in square feet of ground covered.
-Year built and lot size are self explanatory.
-Location infiuence indicates ff property is located on heavily traveled highway or railroad.
-Price is reported selling price.
-EMV is Assessor's current Estimated Market Value.
-Ratio is of EMV to selling price.
The summary, at the end of each report, indicates the result of a number of computer analysis. The first
column of total values is rather unimportant except the total number of sales in the study.
The Coefficient of Dispersion is the statistical measure of our performance in terms of equality. it is stated
in percentage points of plus or minus average deviation from the average ratio. The State Department of
Revenue rates a C.O.D. of 10 or less as being excellent performance. The second column is very
informative.
-First is the average seliing price of the sales in the study. 1990 sales averaged $86,608.
-The next item, in the Average column, is our estimated market
value of the average property sold, which for 1990 was $81,457.
-Next, and probabiy most sign'rficant along with the C.O.D. is the Average Ratio. This indicates that
our EMVs average 94.65°k of setling price.
-The next 3 items give us a rough picture of the physical nature of the average home. in 1990
it was buiit in 1962 had 1087 square feet, had a square foot lot (about 80 X 140). Some additional
hand procedures will show the average home sold to be a Rambler with a 2-car attached garage.
10
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ABOUT THE 1991 TAXES
Although this meeting is not concerned with the current year's taues, the large increases
experienced by most Fridley taxpayers may prompt some discussion. You are, of course
welf aware of the major reasons for the increases. Not only did the State cut-back aids,
and increase mandatory expenditures, but school dist. #13 also had a levy referendum go
into affect. The increases wilf vary widety, over various valued homes because of
adjustments in the classification rates.
One important note of consolation is the affect of the "targeting" provision of the tax
laws. This mechanism applys to homestead taxpayers that have increases ove� 10% from
last year. The State will refund 75�/0 of the 1 st $250 increase over 109�0, and 90% of the
increase over $250. Increases of under $40 over the 10a/o do not qualify. The 10Rio
increase amount is exclusive of increases due to new construction.
Taxpayers can apply for this refund buy using the property tax refund forms M-1 PR found
in their Minnesota income tax forms, or may obtain forms from our office, from the Dept.
of Revenue, post offices and banks.
These are some of the typical increases that are experienced this year, in Fridley,
where the home value was increased the average 2%.
1990 Home value
Increase -
SChool Dist #11-
School Dist #13-
SChool Dist #14-
SChool Dist #16-
$85,000
% $
11.5% $110
21.5% $190
15% $135
14% $125
$i 15,000
% $
6% $95
15% $232
9% $i42
8% $125
Here are 2 examples of how the "targeting" tax refund works, and iYs impact on
effective tax.
1990 TAX $1,000
1991 TAX $1,150
INCREAS $150 OR 15%
REFUND $150 -($1000+10%)= $50
EFFECTIVE 1991 TAX $1,112.50 OR
X 75% _ $37.50
11.25% INCREASE
1990 TAX $6,000
1991 TAX $6,900
INCREAS $900 OR 15%
REFUND $900 -($6000+10%)= $300 ($250 X 75% + $50 X 90%)= $232.50
EFFECTIVE 1991 TAX $6,667.50 OR 11.12% INCREASE
The average home in School Dist. #13, valued at $85,000, will experience the largest
increase, in Fridley, this year. Here is how the "targeting" refund will apply:
1990 TAX $884
1991 TAX $1,073
lNCREAS $189
REFUND $189
EFFECTIVE 1991 TAX
OR 21.5%
-($884+10%)= $101
$997.55 OR
17
X 75% _ $75.45
12.85% lNCREASE
TAX CAPACITY RATES for payable 1991
47.943 51.977
Rates by Unit of Government
C& I Fiscal Disparities Formula:
Tax Capacity X 0.715717 X total tax capacity rate = Partial Tax
Plus: Tax Capacity X 0.284283 X 104.97 (area wide) = Total Tax
18
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APPRAISAL QUALIFICATIONS OF
LEON L. MADSEN, C.A.E, S.A.M.A.
City Assessor
EXPERIENCE
City Assessor, City of Fridley
Assistant City Assessor
Licensed real estate broker
Designed, built and sold resdential property
Land development real estate
EDUCATION
Graduated Anoka High schoo!
Completed Course in Architectural Drafting
Dunwoody Institute, Minneapolis
Attended University of Minnesota
Completed Principals and Techniques of R.E. Appraisal
Society of Real Estate Appraisers
Completed Weeks "A" and "B" on-campus courses in Assessing
University of Minnesota Extensian Division
Completed Weeks "C" and "E" on-campus courses in Assessing
University of Minnesota Extension Division
Completed Course on Appraisal of income Producing Property
by Society of Real Estate Appraisers
Completed and/or attended numerous other courses and seminars
conducted by Society of Real Estate Appraisers
Intemational Association of Assessing Officers
Min�esota State Board of Assessors
University of Minnesota
Minnesosta Institute of Legal Education (MILE)
And others Related to Real Estate Appraisal and Assessment
PROFESSIONAL DESiGNATIONS
Certiiied Assessment Evatuator (C.A.E. #50� I.A.A.O.
Senior Accredited Minnesota Assessor - Minnesota Board of Assessors
Currently - Licensed Minnesota Assessor
PROFESSIONAL ACTIVITIES
Member-Intemational Association of Assessing Officers
Member-Minnesota Association of Assessing Officers
Chairman-Board of Assessors Education Committee
Chairman-State Board of Assessors Narrative Grading Committee
Instructor-Property Taxes for Minnesota Realtors Continuing Education
21
1983 to Present
1966 to 1983
1958 t0 1966
1958 to 1966
1958 to 1966
1954
1955
1960 - 1964
1964
1965
1966
1967
1974
Since 1968
Since 1966
1978 to 1981
APPRAISAL QUALlFICTIONS OF
WALTER J. MULCAHY, A.M.A & I.F.A.
Chief Residential Appraiser
DCPERIENCE
Properry appraiser for the City of Fridley
Appraised residential, agricuftural and commercial
property for Moka County Assessor's Office.
Real Estate sales with George Johnson Company and
M.G.t.C.
EDUCATION
Graduated from St. Paul's Murray High School.
Attended numerous appraisal courses since 1965 at the University of Minnesota,
Macalaster College, Anoka-Ramsey Community College and Dunwoody Institute.
PROFESSIONAL ACTIVITIES
Designated member-Nationai Association of Independent Fee Appraisers
Member-Minnesota Association of Assessing Officers
Member-Intemational Association of Assessing Officers
PROFESSIONAL DESlGNATlONS
Designated and licensed as an Accredited Minnesota
Assessor by the State Board of Assessors
22
1969 to Present
1965 to 1969
1961 to 1965
Since 1965.
Since 1969.
Since 1972.
Since 1974.
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