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04/14/1997 BOR - 4673t�,' CITY OF FRIDLEY 1997 BOARD OF REVIEW APRIL 14, 1997 w �' � i To: From: Subject: Date: MEMORANDUM William Burns, City Manager Rick Pribyl, Finance Director Edward Hervin, City Assessor 1997 Board of Review March 20, 1997 �,` ��J� ✓ 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 n . � � � � � � n � O o n n n n-� r (D = _ _ _ -� � �C� � � � �� � <"� � � � � � D D-� rrrrZX �o ov_vor'� m � (n (n (n (n � D � Q -I -i � -1 D D � � � � Z � ww�.� (� m� n n n n � � 3 � � , z � = = = � . � � � D � � ° � � O m o �: .. o � 0 �A p � � � � � O W --� CNN UNi p c0 ? W O A �p t!'� OD � Oo t0 �I OD U� Oo Cn Cn Cn (n Cn (� � O n C3 n t� - co C 2 2 2 = � � 0 0000�� � OOOOOD D rr-rr�X � v_ovo� m (n tn (n (n � D � -i -i -I -i D �� � � � � W W ? 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I I!-. i ' '-. I- I I I I I i�C;�,_]�[l�, iir _i ii.�i�J�C'l�Q�.7�dir�! FU� ` I I I I � I 1 I I I I�I I w � i i i i � i i ie-i i r� O�,,. i i i i i i � i i i i i i� �_� z,ri i i i i � � ; i i i i N i i Q C i i i i i i i i i i i � i i i , i i � i i i i�i i� • f i i i i i � i i i i i r-i i � 7 � . i i i i i i i i i i i>- �_. �-� � �j�l i i I � � � � I I-71 I ilJ I,.- I 1 I i I .I � I 1 I I I � F- r'_l J � _.J C] J ;/) ' I'-- I I I� . `.. I I I I I I I r�� Z �-r _I� �c:, c�, , v� � c:,� i+-i �`T� � n v� ���i n. i�i ���i =Li i �-i �._i i��i i i i H •z � U i'1 tL.I/LIMI.Ji:.)I i= JI�.:_i.:11(1.II1:ItAAi I[Y J �,-, r,.l \i i\� :"�� u. � �� r� 3� �Y� C�� t/�� � 1.�. V _r �� C;;�c.�����.,.i. �i ,i`..i::C�c�i,�i J�Qi i . .� . � . � •.� , � ,� '-I I I �I 1 1 i S,' ,y�j' '� ,.7y_,ui�_l`JI��tV�C��i4� w ,.flrlr"I•"`le-•�r.,i(�.:�r�r-�r-�N�Kl�O� �? � .'l l �, d C. ]I �-, I i-: � d� ; I c� J r' tl:"ll I;> I(� 71 c�-I �ll U I I I I i I I I I I 1 I I ---r-r--i--r_ r. � -r. I I I I I I I I I I I I I I I I I I I I I 1 I I I I 1 I I , I I I I I I I I U) ..�I I I I:_ i I I I I�I I I 4.1 � �yi i i, i;, ,: i i i ��i i i � l I JI GI �� . I��.�;�I J�✓I'I I + W r I I ! . I I�' I I I I I � !-I I--�I%'I� .��:;I ���I'rl�"'1 IVI�i I ( til �3.1 I s-(.�I 1 I c-+i ;'� :•I •.il it I uil'�L'I tiYi I�: •.•,• �'•••••• tn r, ' =�� t�d �i � �,..i� .-�� ':� t--i �i ►-�i i � i w _ i i i�i wi� .i �� �i i�i.�i��t i � � �VI 1'I I„ I I I,_ I I 1 I I 1 I �� ¢i f-i �.,i t;i : � r- i�--� �J'i -�i �r'i � � J� C?� Ccl :<� t�j� ��i ., i!..��i :-'i < � Ji Gi `Ci i 3 r� ._ _ wi u�i ::.i ::'i �z i T i �.�i • .i .-�i �i �i CT]i i ---- T �.. r-- J l:l r- W c0 � F `" � O• ::.. O � :.? f�'1 r � U � � ' C°. • � � � � T u= 'r- o a r- — ,� � a J zo . . — . .:., y 4 � 4 ) . i. a h - �- „i ._. - n c.� =W � - � r - n r,C� r� � = Y > � U ,... _ 1-+ Q �' � � . l ': � � (?` i � l '., --� cr r� n �, . .r ro .n i m r_� � �' � x m u' _� p C � � �� � N � Ul r_� �.'i o �c fr i±' f..'. i U 7 �.. . .1 �'� J f` t�"� v (A �% C`' V7 C?. � 1� L: r _; �� �� �;_ �c w f'- _ �._ � _ _� . � �n � ' � .s �l � . . C`; r. . _ r_ i ': � N t/' m i �. . ( � � I"� _-___._' _ Ul '___"_.'. I _ � m �� a \ ,. J� \ x � �� � � � ro U ¢ �m O _____..._. ~ � W F-Q—J � 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 �� 7� -� ��r �(p �(�.'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 � �I � >c C W � Z ti � �O � � W i� 0 0 0 0 0 0 o �{ � °c�\i o � � o tl co ri �r v v v V 0 0 0 0 0 0 � o 0 0 0 0 0 a> >I � c� � oo �n cv � rn co � � ri r � W � N O M N �- ff3 �- r- �- � e- 69 Efi 69 Fn 69� \ \ \ \° \° \° r.�'+ � o 0 0 0 0 0 U�, � O M 00 I� � .-- Cfl M r- Q� N � c0 �t � � u ) � � � � � i d � o o \ \ \ \ z� M I� � N � O> � r- �-- 00 � M � � M M c'� �t � N � � � � N � _ � � o 0 0 0 0 0 U i �n � c�t o v o � RS '�!' 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F,,,� L�. � � � � � � � � � f F � Vo�OO r�''i o o n � 4 r°'i �� v�i q e� � O a� d� a d���� d C� a) O O � .�x' � � � � � �x � a E" � q 0.Q1 W CO fQA CT� W 0.Q1 'f...'' � � � N N (V N (V (V FI � h r^, oc o r c� � v -. -. c� 7 r �v G1 �7 00 Y �D O �n �n M J t�, N IV (V M, c�1 (+; t�'. % e e o o � e O N 7 � O � ONO O � � � T O O O O O 1 ^ x N �� N CV �D C� fV 69 Vf 69 Vi 6H � � � � � � 3 � � c� E;, � z W Q ��3°'' � -' �O � z w W � ¢ � � a � a � � h' 00 00 N �/1 M N N 00 O� � h � a � O N v� v� � 6�9 6M9 6N9 6N9 h O h G1 � � � ' � N Q � .�-� � � � � � � O O � Cn �] � '`7�' W y Uj N (V �D �O O M (V M M �^ � a 00 � a w � O 3 W �W 9 d � • • 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 � . • �n .T 1� c-; r:: f� C� rv in 1` c� C'� i�� G O r? �;.� � .-. 1` � c� �, �-�- .p v� I� x! � O O O Z v� C,l Z l.t .� �] Y.t o0 �- 1 J.t �T t:l �O �t � � N! J�' .+- O M O� Nl (1 1�. P�(' > t/� ln Uf �(!) o. �S (� C.J ?:,' i{f� G�O w " Y �i I U - r- y � �_ �- r' e- � a a� � a z� o a � - �, co u; � � ° r �.� ., � �. � �� � �, � « u, �, a J �n c� w.� r m �� c r. � o�<: i�c o o t� . r _ .n h: t� � � 0. rc � o.-1 {- u�� 1.-� 2 o F. . L � u � n�.. •S q J 1 O vr cG �S J O r. , V Z Q F N T Z O w 1 t� �..� O �d 4 O 1- Y v� M � � J �-+ O Y � � V � N J c7 w � boY r� M Z � � ri �-a 1- � � V1 S � .- � t-, e- V .� Q Q 2' N J Fy Ct: 1 � 1- l�) p 0 .� \ (/l � a 2 7 Y G O � �. 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Q �-7 �:n f" � W z f""' (n '� it - � f� 1� _" � N _,r .._ _ # 1 I � 1 1 � � � I � � � 1 1 � � � N � N �' I I � � � I I 1 Q I I � a � � 1 � i � �- c- •S i� '- O ic � � � � � � � ' ! n � � Ci M I � I � 1 � I � I � I � � I � x x � 1 � � � � I � M N I � ¢ a I i u- m i * ---M v� ---x � r J K1 .- � N Q f� a I v� � s IN � N N � Q LLI 7 �i -- n v ,.� m.^, c- N � - Z W � n � � � '"� Q ' - i� - � C7 2 w C1 �n M Q ttl C] :� 1 � -_ ___1 C7 � C z � �, �u � � r i: � in � � ,. �I � Q rv c_ n� ;-; I! c'L` 7 Z �� -_ __`- '_�-- - - � il� �f"" Q - J � � 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 .;. �� , v�� y ' _ . � 1:�..._ ,�. :� ,, r ^ '\ �� � -r� _ �. �� �' � � - � ¢� _ � _ - —:._?l ,, �i"�I F - �- m or. no. - ' /�: 1Il1 1111 i��l ; . F _ �i�n°i i�, �i!� �; ►: � _ ��, _ _ - �`�i!.5N[` - 6)khr+,..� ��• ��, . �� ';�;: � h: �S �' � -. ;%� '� � "\ �.���� � -� ;���x�f � ., ,� , ; ,: r= � _�� `� � � ;� ��1�:. _— �,.l�F V . �. _� � =_ ���f, :±�J �lii ■ �,�.� ��� : "e- i t ,� -�, —� � I�l..:,-- .� .� _ _ . . ti �' � � ��.��R�� _ _ - ,; � .� . _ ;., �� ,�.r � 7 - � �.,, ,�t+�. - . �'—';: . ,,.. _ _,:, �.,y�• ;r� +.ac �s "'t^ i .,s;., . ... • . _ . - �rn,n-+• �' - ��' .— ._ �_ . ^ , ;. �.,. _ .r d`. . , " L`. _..� �'. +, 5 '. ::,,/ ! �y� . ��yb ... . . . ., . � 1� ."...'N . ... _ . .. 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. 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