04/14/1997 BOR - 4673t�,'
CITY OF FRIDLEY
1997 BOARD OF REVIEW
APRIL 14, 1997
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To:
From:
Subject:
Date:
MEMORANDUM
William Burns, City Manager
Rick Pribyl, Finance Director
Edward Hervin, City Assessor
1997 Board of Review
March 20, 1997
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Attached is our annual presentation to the members of the Fridley
Board of Review. The meeting is scheduled for April 14, at 7:30
PM, before the regular Council meeting. State Statutes 274.01
require that the business of the Board be concluded within 20
days of the first meeting. Assuming we will need to review a
number of cases before a decision can be made by the Board a
second meeting of the Board should be scheduled for April 28, at
the same time, before the regular Council meeting.
Mary Smith will again be assisting with the presentations to the
Board. Representatives from Anoka County will also be present to
address issues of apartment valuation and other questions that
may arise.
The 1997 tax statements, which include the pay 1998 valuation
notice, were mailed beginning the week of March 10. At this time
we do not know how much response we will receive from taxpayers
but the value increases for 1997 were rather modest.
As with previous years, our office will attempt to explain and
satisfy the concerns of as many people as possible prior to the
meeting. Taxpayers that would like to appear at the Board will be
advised to bring pertinent information regarding the value of
their property. 0ur office will prepare a defense of our values.
An arbitrary value was placed on some properties on which we
refused entry or in which there were no responses to our written
requests for a viewing of the property. Anyone that appears at
the Board that has been given an arbitrary value will be advised
that the value will be corrected when we have been allowed to
view the property. After viewing we will value the property based
on it's observed condition.
TO:
FROM:
William Burns, City Manager
Rick Pribyl, Finance Director
Edward Hervin, City Assessor
SUBJECT: 1997 pay 1998 Assessment
DATE: March 14,1997
This is to apprise you and the members of the Council, sitting as
members of the Board of Review, of the procedures used to complete
this year's assessment. The Board meeting is scheduled for April
14, 1997, at 7:30 PM, in the Council Chambers.
RESIDENTIAL
A study by the county assessor of about 257 non-townhouse sales,
that took place during 1996, has indicated that our sales ratio
(our values compared to sales prices) had slipped below the desired
94o at the beginning of the year. To bring the assessment within
the counties required ratio of 94o to 95%, a number of adjustments
were made. Primarily, basic residential structure values were
increased 4$. Simultaneously, physical depreciation was increased
by 10, causing a net increase of about 3o for basic structures.
The values of amenities such as fireplaces, extra baths, and decks
were left unchanged. Consequently, depending on how many of these
types of amenities a particular property has, the amount of overall
structure increase may range from about 3% to something less than
that.
While the rates used by the county's CAMA system were increased
this year this was not sufficient to bring the ratio back up high
enough. It was also necessary to raise our land values in some of
our land classes {neighborhoods). Various changes were made. Some
areas were increased while one area was decreased after a
substantial increase last year. This brought all of our areas up to
the 940+ level.
Cumulatively, the adjustments made this year, have caused average
changes ranging, in overall residential market values, from 3.Oo to
6o with an overall average of about 40.
CONIl��RC IAL- INDUSTRIAL
Some segments, of this real estate market, have begun to exhibit
strong signs of recovery. Occupancy rates and some rents, for
multi-tenant office-warehouse properties have continued to increase
over the recent months. Office and retail, including shopping
centers, remain relatively stable, showing no need for adjustments
in our current value levels, for these types of property. No
overall changes were made to commercial properties.
BOARD OF REVIEW - 1997
APRIL 14, 1997 7:30 PM
This meeting is called by authorization of State of Minnesota
Statute 274.01. The purpose of the meeting is to review the
assessor's estimated market value for 1997, payable 1998.
Previous years have indicated a need to hold a second meeting to
resolve cases that can't be dealt with at the first meeting. The
assessor's office would appreciate two weeks to prepare for this
second meeting. The second meeting has been scheduled to be held
before the next regular council meeting on April 28, at 7:30 PM.
This will give us time to prepare cases for review and decision. We
will have all cases ready for the meeting so a final decision can
be made by the Board. State statute requires that Board action be
completed within 20 days of the first meeting of the Board.
The notice for this year's meeting was included on the pay 1997
property tax statement. The taxpayer was directed to contact our
office if they wished to appear before the Board. Most of the calls
received can be settled directly without appearing before the
Board. However, taxpayers may appear at the Board without having
contacted the assessor's office. When this happens we will need
more time to review the case and recommendations will be made at
the second meeting. We would appreciate it if taxpayers appearing
at the Board without prior contact would be encouraged to have us
review, and possibly view, the properties.
INIPORTANT: The Board has three possible courses of action that can
be taken on each case. They are:
l. Affirm our current value.
2. Reduce the value based on evidence presented.
3. Increase the value based on evidence presented.
The Board may change the value of individual parcels but may not
change the values of a class or group of parcels. In no case may
the total value of the city be reduced by more than 10 of the total
valuation. Regardless of the Board's action, the taxpayer has
further steps in the appeal process. The next step is appeal to the
County Board of Equalization. This meeting is scheduled for June at
the Anoka County Courthouse. The appeal may also be carried on to
the State Board of Equalization. The final step in the appeal
process is the State Tax Court, which is located in St. Paul.
AUTHQRTTY OF THE LOCAL BOARD OF REVIEW
Assessments of property are made to provide the means of ineasuring the relative share of
each taxpayer in meeting the costs of local government. It is the duty of the assessor to
appraise and classify all taxable property. If the burden of iocal government is to be fairly
and justly shared among the owners of all property of value, it is necessary that ali 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 ea,ch city shall be, or
appoint, a Board or Review. These meetings are required to be held between April 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 it's work and adjourn within 20 days from the time of
convening specified in the notice by the Clerk. No action taken subsequent to such date
shall be vaiid.
A request for additional time in order to complete 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 Equalization convene on June 19.
The authority of the local board elctends 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 assessor by more than one percent (1%) of said aggregate assessment. If the total
of such adjustments does lower the aggregate assessment made by the local assessor by
more than one percent, none of the adjustments will be allowed. This limitation does not
apply, however, to the correction of clerical enors or the removal of duplicate
assessments.
�
.��� �APACITY RATES for payabie 1997
-8.55%
20.54%
20.88%
-5.51 %
-5.12°10
-6.25%
-5.84%
27-Feb-97
Rates by Unit of Govemment
% change EMV*
#11 64.387 55.588 -13.7°� 0.0003013 Voter
Approved
#13 60.182 84.748 40.8% Referenda
EMV z Levy
#14 71.790 66.159 -7.8% 0.0005997
#16 67.583 61.268 -9.3°k
County 39.036 30.091 -3.0%
City 16.565 15.242 -8.0%
NSHD 0.621 0.8 28.8%
Transif 4.017 4.017 0.0%
Met Coun 0.772 0.772 0.0%
Mosquito 0.239 0.588 146.0%
RCWS 0.448 1.398 212:1 %
6 Cities 0.025 0.499 1896.0%
Voc 916 0.375 0.375 0.0%
�RT 0.000 0.000 #DtV/0!
C& I Fiscal Disparities Formula: •
Tax Capacity X 0.711434 X total tax capacity rate = Pa�tial Tax
P1us: Tax Capacity X 0.288566 X 139.376 (area wide) = Total Tax
Total
45.333
Total
6.177
SOLID WASTE MGMT FEE:
RES- $36.09
APT- $23.46 / UNIT
MBLHMPK- $28.87 /UNIT
COMM- BLDG VAL
$25-200K- 79.87
$201-500K - 259.72
$501-1 M - 584.21
>$1 MILL - 2,047_71
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�
BOARD OF REVIEW -1997
City of Fridley
APRIL 14, 1997 7:30 �M
This meeting is called by authorization of State of Minnesota Statute 274.01. The purpose
of the meeting is to review the assessor's estimated market value for 1997, payable 1998.
Previous years have indicated a need to hold a second meeting to resolve cases that can't
be dealt with at the first meeting. The assessor's office would appreciate two weeks to
prepare for this second meeting. The second meeting has been scheduled to be held
before the next regular council meeting on April 28, at 7:30 PM. This will give us time to
prepare cases for review and decision. We will have all cases ready for the meeting so a
final decision can be made by the Board. State statute requires that Board action be
completed within 20 days of the first meeting of the Board.
The notice for this year's meeting was included on the pay 1997 property tax statement.
The taxpayer was directed to contact our office if they wished to appear before the Board.
Most of the calls received can be settled directly without appearing before the Board.
� However, taxpayers may appear at the Board without having contacted the assessor's
office. When this happens we will need more time to review the case and recommendations
will be made at the second meeting. We would appreciate it if taxpayers appearing at the
Board without prior contact would be encouraged to have us review, and possibly view, the
properties.
�
IMPORTANT: The Board has three possible courses of action that can be taken on each
case. They are:
1. Affirm our current value.
2. Reduce the value based on evidence presented.
3. Increase the value based on evidence presented.
The Board may change the value of individual parcels but may not change the values of a
class or group of parcels. 1n no case may the total value of the city be reduced by more
than 1°lo of the total valuation. Regardless of the Board's action, the taxpayer has further
steps in the appeal process. The next step is appeal to the County Board of Equalization.
This meeting is scheduled for June at the Anoka County Courthouse. The appeal may also
be carried on to the State Board of Equalization. The final step in the appeal process is the
State Tax Court, which is located in St. Paul.
� � ������ ��I
Gt,, a�5�ss��`'��.k'.��«"�s
u� � ��" T�uiY� J� �%�,t,�CLr. S; vµr
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�(�.'7�I�f/��� ���NT
�J
AUTHORITY OF THE LOCAL BOARD OF REVIEW
Assessments of property are made to provide the means of ineasuring the
relative share of each taxpayer in meeting the costs of local government. it is the
duty of the assessor to appraise and classify alf taxable property. If the burden
of local government is to be fairly and justly shared among the owners of all
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 or Review. These meetings are required to be held
between April 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 it's work and adjourn within 20 days
from the time of convening specified in the notice by the Clerk. No action taken
subsequent to such date shalt be valid.
� A request for additional time in order to complete 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 locai boards of review to meet past June 15
because County Boards of Equalization convene on June 19.
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 assessor by more than one percent (1 %) of
said aggregate assessment. If the total of such adjustments does lower the
aggregate assessment made by the local assessor by more than one percent,
none of the adjustments will be altowed. This .limitation does not apply, howeve�,
to the correction of clerical errors or the removal of duplicate assessments.
�
� TO: William Burns. City Manager
Rick Pribyl, Finance Director
FROM: Edward Hervin, City Assessor
SUBJECT: 1997 pay 1998 Assessment
DATE: March 14,1997
This is to apprise you and the members of the Councii, sitting as members of the Board of
Review, of the procedures used to complete this year's assessment. The Board meeting is
scheduled for April 14, 1997, at 7:30 PM, in the Councii Chambers.
RESIDENTIAL
A study by the county assessor of about 257 non-townhouse sales, that took place during
1996, has indicated that our sales ratio (our values compared to sales prices) had slipped
below the desired 94% at the beginning of the year. To bring the assessment within the
counties required ratio of 94% to 95%, a number of adjustments were made. Primarily,
basic residential structure values were increased 4%. Simultaneously, physical
depreciation was increased by 1%, causing a net increase of about 3% for basic structures.
The values of amenities such as fireplaces, extra baths, and decks were left unchanged.
Consequently, depending on how many of these types of amenities a particular property
has, the amount of overall structure increase may range from about 3% to something less
than that.
� While the rates used l�y the county's CAMA system were increased this year this was not
sufficient to bring the ratio back up high enough. It was also necessary to raise our land
values in some of our land classes (neighborhoods). Various changes were made. Some
areas were increased while one area was decreased after a substantial increase last year.
This brought all of our areas up to the 94%+ IeveL
Cumulatively, the adjustments made this year, have caused average changes ranging, in
overall residential market values, from 3.0% to 6% with an overall average of about 4%.
C�MMERCIAL-INDUSTRIAL
Some segments. of this real estate market, have begun to exhibit strong signs of recovery.
�ccupancy rates and some rents, for multi-tenant office-warehouse properties have
continued to increase over the recent months. Office and retail, including shopping centers;
remain relatively stable, showing no need for adjustments in our current value levels, for
these types of property. No overall changes were made to commercial properties.
�
TAX CAPAC{TY RqTES for payable 1997
1996 1997. Composite
School Watershd TC TC Rate For
District District RATES RATES C�1
# 6 Cities 117.662 107.597 116.7673
6 Cities 113.457 136.757 137.5128
#13
Rice Crk 113.880 137.656 138.1523
6 Cities 125.065 118.168 124.2879
#14
Rice Crk 125.488 119.067 124.9275
6 Cities 121.233 113.652 121.0751
#16
� Rice Crk 121.656 114.551 121.7147
Rates by Unit of Government
-8.55%
20.54%
20.88%
-5.51 %
-5.12%
-6.25%
-5.84%
27-Feb-97
% change EMV*
#11 64.387 55.588 -13.7% 0.0003013 Voter
Approved
#13 60.182 84.748 40.8% Referenda
EMV z Levy
, #14 71.790 66.159 -7.8% 0.0005997
# 67.583 61.268 -9.3%
County 31.036 30.091 -3.0% Total
45.333
City 16.565 15.242 -8.0%
NSHD 0.621 0.8 28.8%
Transit 4.017 4.017 0.0°/a Total
6.177
. Met Coun 0.772 OJ72 0.0% SOLID WASTE MGMT FEE:
RES- �36.09
Mosquito 0.239 0.588 146.0% APT- �23.46 / UNIT
� MBLHMPK- $28.87 /UNIT
RCWS 0.448 1.398 212.1% COMM- BLDG VAL
$25-200K- 79.87
6 Cities 0.025 0.499 1896.0% $2Q1-500K - 259.72
$501-1 M - 584.21
Voc 916 0.375 0.375 0.0% >$1 MILL - 2,047.71
LRT 0.000 0.000 #DIV/0!
C& I Fiscal Disparities Formula: •
Tax Capacity X 0.711434 X total tax capacity rate = Partial Tax
Plu�ax Capacity X 0.288566 X 139.376 (area wide) = Total Tax
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Case # l
Owner: Dirk Schindel
Address: 6270 Riverview Ter.
PIN#: 15-43-0014
Property Type: Residential
Lot Size: 79' x 250'
Style Rambler
�!rl-� ,/�r�� 1 �'�(1 c:rr
_:�y _ �_� .,
Year Built: 1977
1997 EMV Land: 9;7�.�0t)
Bldg: � I 13.0OO
Total: $1 R3_,OO
1997 Boa rci of Re��ie���
.+ ;:ti . _
-� �
: --� __ : -
,, , � - -
,x.^� . _
�'ote�: Nou�e is located on the ri�er. Stibst��nti,�lh ;ibo�2 ;���era��e qualit� ��nd conditio.n_ Propert� liac ,� ?-�;;r s;ir,i��e.
�9�1 sq Ct of porch. I���o fireplaces, ���alkout to the ri�er_ 1_1>7 sq fi ofbasement finisli_ a!! bath and a�': bath.
Issncs: Thc l��nd ��,iliics of propertics on tlic ri��cr c�nsis� of;i rc�,nlar ]ot ��,�luc ��nd ,� fac�or for iis ri��cr 1or31i�n This
�car �cc found th,�t our ri��cr ��alncs ���crc too lo��� <�nd thc ��alucs ���crc raiscd Crom h7.��u1 to � I R.Ot)(l This incrc,�sc ���as in
��ddition to the incrcasc in land ��,�lucs in gencral imposed b�� thc coun��� duc to lrn�� ratios.
Anal��sis:
Thc ��ropert�� ���1�s pnrchased b�� l�l�e presenl o���ncr in 19�)1 ior �1(��.�)(1O. [f �l�is �alnc ic hrot���ht to ihc ci�rr�nt (imc ,it ��
��°„ in(lation rate thc current ��alue is $1R9.�O(�. This ���,�s t�pic,31 ofothcr propertics (hat h�t�e sold on tl�c ri��cr o��er thc
last se��erai ��ears. �'�'e don�t ha��c enoiigh sales in am one ��car to dctcrmine a salcs ratio for m�cr propertics.
iZCC0111111CllC��lI1011:
WliiLe tliis is a substantial iiicrease i�i �alue ���c feel the ��alue is rcalistic and is justilicd. �ales lroiii other ri��er locatioris
are included. A property about one block norih of ihe subject is currentl�� being offered for sale at $270.00U. A sold sign
has bccii posted but thc sa(c hasit'1 bcen recorded .�s ��et Our �����uc for lilis propert�� ihis ��car ��as iilcre��sed to w lS�_(;0O.
\1�e rccoinn�cnd no rcdiiction.
• 4/8/97
Alden Way
7830
7824
7836
7812
7806
7544
7514
Sales of River Property
'96
Date Sale Amt Curr FRWT '96 Land '96 total Ratio to Sale amt Ratio to ad
EMV 96 EMV adj @ 3% sale amt
5/93 140,000 5000 44900 130100 92.9% 152600 85.3%
3/94 157,000 5000 44900 135700 86.4% 166420 81.5%
1/95 147,900 5000 44900 138300 93.5% 154556 89.5%
4/91 213,000 62500 184100 86.4% 244950 75.2%
2/93 430,500 estate sale 349800 81.3% 469245 74.5%
3/96 147,000 7500 51900 135300 92.0% 147000 92.0%
4/91 149.900 ?500 50700 135800 90.6°io 172385 ?8 8�!�
4'-. - � ^� ;��r�.n �?� � ��, , _ ,�- -- --
Riv V�v Ter
7162 8/93 176,445 7500 47200
6270 4/91 165,000 7500 49900
Riv Edge
148 2/93 134,000 7500 49400
136 11/96 124,000 7500 54400
Alden Wy PIN'S
7514 10-12-25
• 7524 10-12-79
7544 10-12-21
7806 10-21-05
7812 10-21-01
7824 3-34-49
7830 3-34-48
7836 3-34-68
RivVw Ter
7162 10-42-48
6270 15-43-14
Riv Edge
148 15-43-60
136 15-43-57
Recent listings: shown as sold but not closed.
List Amt '97 EMV Ratio to list
6434 Riverview Terr. 270,000 185,600 68.7%
211 Logan 184,900 181,100 97.9%
�
147500 83.6%
166800 101.1%
123400 92.1 %
121000 97.6%
194,090 76.Q%
193.050 86.4%
149,410 82.6%
1�24,310 97.3%
avg ratio 83.1 %
after adjust.
15-42-0077
Partial river lot-10-13-0034
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Case # 2
Owner: Bruce & Diann Fyksen
Address: 7518 Stinson Bivd
P I N #: 12-30-24-11-0083
Property Type: Resid, Hmst
Lot Size: 80' x 137'
Styfe One and '/4 story. Eyp
� �r�,�. -� nr. ,
1997 EMV Land: $28,200
Bld� $77,200
Total: $105,400
1997 Boai•d of Rcview
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No(es: Propert� ���as inspected in '96 as part of our quartilc. T}ierc is a ne��° roof, siding and front door and the kitchen
h,�s been updated. The ��ard «�as bcing re-l�ndscaped.
Issues: The o«�ner feels the increase in �-alue of $8,000 is not justified and the propert�' is o��ervalued compared to other
espansion t�Pe homes. The area consists of homes �-alued ��en much like the subject property. The homes on the east side
of Stinson are in Mounds Vie��� and are mostl�� on larger «ooded lots and should be ��alued some���hat higher tlien the
Fridle�� side. The large increase in �-alue for this propert� is due to an increase in the elTecti��e age of the propert� because
of tl�e recent improvements. The property has a garage and a pool in the back. The house has an estra '/ batl� and an e�tra
full baUi �long ���ith a finislled upstairs. Tl�e house is in good condition and is considered to be an average grade.
_Analysis: We looked for sales in section 1? of e�pansion type homes and found only one. We e�panded
our search to include sections 1 1 and 13. T'his search yielded 13 sales «�ith our avera`,e ratio being
9?.?°!�. T�-vo of the sales sold for less than our ��alue. .A quick revie��� of se��en of the sales indicated a
sale price per square foot ran`in� from $7�.68 to SI l�.61. There was some correlation to size «-ith tl�e
smallest selling for the largest value per square foot. A mid-range of the values indicates a sale price of
about $100 per square foot. -I'he subject is now valued at $100.29 per square foot. A recent sale of a
foreclosed property took place at 7400 Stinson. The sale was by HUD for $101,100. This gives an
indication that values on �eneral in the area are strong and sales above $100,000 are not unusual. Our
ratio �n tllis sale �vas l00°�"0 (or the �97 ��alue.
� Kecommendation: Based on sales of e�pansion type homes in the area we feel our value is
reasonable. The sales ratio in the area has been quite good and there has been a number of sales of
� � properties similar to the subje�ct. Sales infori�ation has been incltided and has been provided to the
o���ncr. ��'e feel our value sh��uld he mainta�ned
PID
ADDRESS
BASE AREA
STYLE
STYLE ADJ
YR BUILT
AGE COND
�-BATHS
GR:�DI;
Ql?:1L :�DJ
,�IR COtiD
r,t�r�.ac�
BS�t"I'/FIN
FIN QUAL
PCH/D�CKS
SALE AMT
SALE DATE
L��'D VALUE
STR VALUE
NO FPL
AIR COND
,l" BATHS
GARAGE
B FIN
GR�,DE/QUAL
PCH/DECICS
S"I'1' LL;
srzr
SI7.,I; S
�1GI�, ADJ
'f0"fALS
,DJUSTED SALE AMOUNT
- 1,OCA"I�IO\
:�DJUS1'I�,ll S"1'RUCTURE
:�DJUS'1'1?ll "I'O SUI3.7ECI'
G��it \'�1LUL
I� PI,C �'At,
1�_A'1'1 [ V',V .
5II,E .-�i]Jl �ti'I�,�11?N'f 1'1?R 5.1�
SUI3JECT
12-11-0083
7518 STINSON BLVD
1050
EA
1963
( .5% PER YR)
2
27
S 1,200
aso
0
�0
�0
$28,200
S12
S 1.200
C � ,�n(1
REVIEW
COMP #1
13-32-0057
6465 ABLE ST
1072
EA
14.00%
1956
3.50%
1
27
O.QO°.o
S 1,200
aao
�Zo
$2
52,013
S 106,900
Aug-96
526,500
�so,aoo
SO
$0
S 1,200
5480
(�240)
�0
(52,013)
S112�6
97.9�� o
(S81 G)
S2.81-1
S 12,682
$119,582
S2E,,500
S93.OS2
S 121,282
C0�4P #2
13-31-0007
6440 DELLWOOD DR
1050
EA
0.00%
1946
8.50%
1
27
0.00°,0
i
� 1,200
aoo
0
SO
S 1,414
599,800
Mar-96
$40,600
$ 59.200
($1,200)
$0
$1,200
$960
�0
$0
($1,414)
SO
100.00°-0
so
55.032
�4.�79
$104,379
�40.000
563,779
$91,979
AVG S"I'RUCTURI�; VAI_,
Si?13I}-�"C L,1N1� V,�1.
:AVl�:i::AGl�- �A1��C1�:IZ:'�l�JliS'f�;�1l�.N�I�S
537.08
COMP #3
11-24-0049
7441 LYRIC LN
]000
EA
0.00%
1962
0.50%
2
27
0.00° �
�;
S 1,200
399
s�s
S6
S2,301
S 121,500
Feb-96
�27,100
$94,400
SO
$0
$0
$972
($4,908)
$0
($2,301)
SO
10�.00°.�0
�i,a�a
S-172
(�3,910)
$117,590
S27,1G0
�90,d90
S118,690
�sz.aso
S�S?O(1
� l 10.<,�U
C�
March 21, 1997
Bruce Fyksen
7S 1� Stins�n E�Ivd N.�:.
Re: Pr-opertv value t��r 1997. t�av 1998
Dear Mr. Fvksen:
As a result of your call re�ardin� your market value I have done some data collection on sales in
your area.
i have included two lists of sales for your area. One list of nine sales is for section 1? only and
� includes sales of all types of properties. The other list is for the sections to the west of you and to
the south of you and include sales of 1-1 /4 story expansion homes. Only one of the sales we
have are for houses as new as yours and most of them �-vill be for houses in poorer condition and
most are smaller than yours. When looking at these sales we adjust for age, size, quality, etc. With
the significant improvements you have made to your property your value will be considerably
above most expansion type homes. I picked some of the sales from the areas closest to you and
calculated the sales price on a per square foot basis for comparison.
I have also included our computer �enerated field card that shows the physical characteristics of
yotzr propertv. The main change 1 made to votir records this ��ear ���as to increase the effecti��e a<,e
of the propem�. This is a result of the ne��� roof, sidin�,�, updated kitchen, etc.
This is the inforrnation �ve tivill tise to defend our value to the Board of Revenue on .-�pril 1=�t�'� If
you have any questions please feel free to call We will assume you will appear at the board unless
we hear from you.
Sincerely,
Edwa1-d Hervin, S.A.M..A.
Fridle>> City Assessor
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