HomeMy WebLinkAbout2006 05-01 CCP Board of Appeal & Equalization
City Council Meeting
Board of Appeal and Equalization
May 1, 2006
Council Chambers, City Hall
Agenda
1. Meeting called to order, roll call. (7:00pm)
2. The Assessors Report
3. Questions regarding the assessment report
4. Local Board of Appeal and Equalization (LBAE) Certification Form
5. The statement of the purpose of the Local Board of Appeal and Equalization and
a review of the boards duties
6. Questions regarding the local board duties
7. Appearances by taxpayers with appointments
8. Appearances by taxpayers without an appointment
9. Consideration of written appeals
10. Adjourn
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Form No. A.F. 4- Notice to Clerk of Meeting of Board of Review Equalization
OFFICE OF COUNTY ASSESSOR
TO THE CLERK OF THE Ci tv OF Brookl�n Cpnter
HENNEPIN COUNTY, MINNESOTA
NOTICE IS HEREBY GIVEN, That the Fi rst day of Mav
at Seven o'clock P. M., has been fixed as the date for the meeting of the Local Board of
Appeal and Equalization in your Ci tV for said year. This meeting should be held in your office as provided by law.
Pursuant to the provisions of the Minnesota Statutes Section 274.03, you are required to give notice of said
meeting by publication and posting, not later than ten days prior to the date of said meeting.
Given under my hand this Seventeenth day of February 20 06
''"G
Counry Assessor
Hennepin County, Minnesota
HC200 (1/02)
Clerk's Notice to Post and Publish HC 1163 (1/02)
ASSESSMENT NOTICE
NOTICE IS HEREBY GIVEN, That the Local Board of Appeal And Equalization of the
City of �rooklyn Center in Hennepin County, Minn.,will meet at the of�'ice of
the City Clerk, in said City Hall Council Chambers ,at 7:�� o'clock
P. M., on
Monday the lst day of �Y ��O 06
for the purpose of reviewing and correcting the assessment of said City
for the year 20 06 All persons considering themselves aggrieved by said assessment or who
wish to complain that the property of another is assessed too low, are hereby notified to
appear at said meeting and show cause for having such assessment corrected.
No complaint that another person is assessed too low will be acted upon until the
person so assessed, or his agent, shall have been notified of such complaint.
Dated this 23rd day of February 20 06,
Br.00klyn Center
Clerk of the city of
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I���IIT'ED I
APPRA SAL
��STRI TED F�EP R�'
C _O.
yy PROPERTY
A Commercial Building,
h= G. Anderson Drywall, Inc.
2121— 57t Avenue North
�rooklyn-Center, Minnesota 55430
�nh
PREPARED FOR
Gene Anderson
2121= 57th Avenue North
Brooklyn Cen�er, Minnesota 55430
DATE;
ApriT 14, 204�6
�1AGELL APPRAISAL CONSULTING
Tom T. Nelson, Appraiser
William R. Waytas, Appraisex
7515 WAYZATA BOULEVARD #11S
MINNEAPOLIS, MINNESOTA 554�6
TELEPHONE (952) 544-8966
FAX NO. (952) 544-8969
File:# A0604002
NAGELL APPRAISAL CONSULTING
7515 Wayzata Blvd. #115 Minneapolis 952-544-8966
Minneapolis, MN 55426 St. Paul 651-209-6159
Established in 1968 Central Fax 952-544-8969
Gene Anderson April 17, 2Q06
2121— 57 Avenue North
Brooklyn Center, Minnesota 55430
Dear Mr. Anderson:
In accordance with your request, an inspection and a Restricted Use Appraisal Report have
been made on the following described property:
Subject Property: A Commercial Building (G. Anderson Drywall, Inc.)
2121 57`� Avenue North
Brooklyn Center, MN
It is legally described herein. The appraisal assumes that the property meets all current
environmental standards. The appraisal analysis and conclusions are subject to certain
limiting conditions and assumptions described herein. As a result of my appraisal and
experience, it is my opinion of the approximate value in fee simple interest, in "as-is"
condition, based on market conditions as of January 1, 2006, is:
Fee Simple Market Value: $140,000
The accompanying report contains data secured from my personal investigation and from
sources considered to be reliable; however, correctness is not guaranteed. To the best of my
knowledge and belief, the statements contained in this report are true and correct. Neither my
employment to make this a raisal, nor the com ensation, is contin ent u on the value
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reported. This report has been prepared in conformity with the code of professional ethics and
standards of professional appraisal practice of the Appraisal Institute and appraisal standards
set forth by Uniform Standards of Professional Appraisal Practice and Title XI of the Federa
Institution Reform, Recovery and Enforcement Act.
Sincerel
Y� y
Tom T. Nelson William R. Waytas, S CRP
Registered Appraiser Certified General MN
20531196 4000813
www.callnagell.com
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TABLE OF CONTENTS
i
General Informatian Page
Sununary of Important Facts and Conclusions 1
Introduction Intended Use of Report_____________________________________________ 2
Type and Definition of Value Date of the Appraisal 3
Property Rights Appraised Personal Property_______ 4
Scope of the Appraisal,...__________________________________ 5
Pro p ert y Identification 6
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Descriptive Data
City Neighborhood Description_________________________________ 7
Location Ma p--•-----------------------------------------------•---------------------•--------•-----------•----------------
Site Description____ g
Zoning, Environmental Issues 9
Flood Map--------------------------------------------------------------------------------------------------------•-----------10
Description of Improvements Highest and Best Use____________________________________________11
Building Sketch_______ 12
Plat Ma p.---------•---------------------------
Aerial View 14
Subject Photo g ra p hs i s
Valuation
i;
Cost Approach------------------•-----------------------------------------------•--- 22
Income A pp roach
Sales Comparison Approach----------------------------------------------------------------•---------------•----- 23
Reconciliation 28
Certification 29
Identification of Type of Appraisal and Report Format___________________________________________ 30
Extraordinary Assumptions Hypothetical Conditions______ 30
Assumptions and Limiting Conditions______________________________________________________________________ 31
Q 33
Addenda 36 l
SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
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Front View Of Subject
General Description: A Commercial Building
Appraisal Report: Restricted Use Appraisal Report
Current Use: G. Anderson Drywall, Inc. (owner occupied)
Extraordinary Assumptions Yes, see report for standard assumptions and
Hypothetical Conditions: conditions
Site Size: 11,746 SF (0.27 acres), per County
Building Size (GBA): 1,297 SF, per inspection
(mezzanine not included)
Age: 1956, per County. Remodeled 1972
Quality/Condition: Average Average
Zoning: C1, Service/Office
Highest and Best Use: Current Use (fonmer service station)
Personal Property: No business or personal property included
Property Rights Appraised: Fee Simple
Cost Approach N/A
Sales Comparison Approach $140,000
Income Approach N/A
�tal Valne: �140,� (assumes:clean:st>il �nd
e no':underg�round tanks�
INTRODUCTION
This appraisal report reflects the data found and the conclusions estimated from an appraisal
of a commercial building located at 2121 57 Avenue North in Brooklyn Center, Minnesota.
The subject is a commercial building with 1,297 SF of GBA. Approximately half of the
subject building is office space. The other half is an attached garage which is used as a
storage area. Access to the mezzanine is in the storage area. The mezzanine is also used for
storage. Due to approximately 5' of clearance in the mezzanine area, it is not included in the
overall GBA calculation. The building is set-up for a single-tenant use and is owner-occupied.
NOTE: The subject was originally used as a service station with a garage. Per owner, there
are no known soil contaminations or any underground tanks on the site. This appraisal
assiunes both of these to be true. If found to be otherwise, the value given in this report could
change significantly.
This appraisal also has a retrospective effective date of January 1, 2006. The appraiser r�
assumes that the overall condition and quality of the subject on the inspection date is similar to
what it was on the effective date.
The appraised value given in this report reflects the "as is" value of the subject.
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INTENDED USE OF REPORT
The client intends to use this appraisal report for property taa� appeaL
t
This appraisal assignment was requested by the narned client/owner for its sole use. No
party, other than the client, may use or rely upon any part of this report without the prior
written authorization of both the named client and the appraiser. This report is not valid
unless it contains the original signatures in blue ink. Any unauthorized third party relying
upon any portion of this report does so at its own risk.
2
TYPE AND DEFINITION OF VALUE
This report provides an �roximate opinion of market value.
MARKET VALUE The most probable price which a property should bring in a competitive
and open market under all conditions requisite to a fair sale, the buyer and seller each acting
prudently, knowledgeably, and assuming the price is not affected by undue stimulus. Implicit
in this definition is the consummation of a sale as of a specified date and the passing of title
from seller to buyer under conditions whereby:
(A) buyer and seller are typically motivated;
(B) both parties are well informed or well advised, and each acting in what they consider
their own best interest;
(C) a reasonable time is allowed for exposure in the open market;
(D) payment is made in terms of cash in U.S. dollars or in terms of financial arrangements
comparable thereto; and
(E) the price represents the normal consideration for the property sold, unaffected by
special or creative financing or sales concessions granted by anyone associated with the
sale.
Source: USPAP 2005
RETROSPECTIVE VALUE OPINION: An opinion of value that is likely to have applied
as of a specified historic date. A retrospective value opinion is most frequently sought in
connection with appraisals for estate tax, condemnation, inheritance tax, and similar purposes.
DATE OF APPRAISAL
The effective dates are:
The effective date for this report is January 1, 2006.
The inspection date is April 14, 2006, and reflects the "as-is" value.
The date of the report is April 14 —17, 2006.
Appraised value assumes the property to be in similar condition as it was January 1, 2006.
3
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PROPERTY RIGHTS APPRAISED I
Real property ownership consists of a group of distinct rights. There are two primary property
rights, Fee Simple and Leased Fee. j
Fee simple estate is defined in The Dictionary of Real Estate Appraisal, 3rd Edition as:
"Absolute ownership unencumbered by any other interest or estate, subject only to the
limitations imposed by the governmental powers of taYation, eminent domain, police power,
and escheat." This would typically reflect an owner occupied property. 3
When the property rights appraised are the unencumbered fee simple interest of the real estate,
the appraised value is subject to normal easement for drainage, public streets and utilities, if
any. The effect of any existing mortgage or delinquent t�es on the subject property has not
been considered in this appraisaL
t:
Leased F intere
ee st zs defined in The Diction of Real Estate al 4t
A rais h Edition as: an
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ownership interest held by a landlord with the right of use and occupancy conveyed by lease
to others. The rights of the lessor (the leased fee owner) and the lessee are specified by
contract terms contained within the lease." This would generally reflect a tenant occupied
i property.
The subject building is owner-occupied. Therefore, the appraised value will refleet the i;
Fee Simple interest.
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PERSONAL PROPERTY
Appraised value reflects real estate only; No personal property, business value, or
furniture, fixtures, equiprnent has been included in the appraised value.
I 4
SCOPE OF THE APPRAISAL REPORT I
According to the Appraisal Institute, USPAP 2005 defines Scone of Work as:
The amount and type of information researched and the analysis applied in an assignxnent.
Scope of work includes, but is not limited to, the following:
-The degree to which the property is inspected or identified
-The extent of research into physical or economic factors that could affect the property
-The extent of data research
-The type and extent of analysis applied at opinions ar conclusions
The scope of work is all the steps an appraiser takes (or does not take) to arrive at a value
opinion that is credible given the nature, purpose, use and scope of the assignment. As noted
earlier, the purpose of this appraisal is to get an approximate idea of value. Therefore, the
appraiser performed a limited degree of research and analysis. See below.
The scope of this appraisal included:
An inspection of the subject property and neighborhood by the appraiser.
Gathering of information from city and/or county offices regarding the zoning, utilities
and any pending projects in the area, which might affect the subject property.
Gathering data regarding location, neighborhood and community.
Research and analysis of pertinent market sales data as it relates to and may affect the
value aspects of the subject property.
Given the purpose and intended use of the report, only a brief Sales Comparison
Approach is used. Per client request, the Cost and Income Approaches are not used.
Sources included appraiser data files, Assessor, MnCAR, and Plat Systems. The most
relevant data is used in this report. The appraiser has not confirmed the sales used in
this report.
The appraiser has not driven by the comparables used for this report.
Sales data is listed, but no adjustment grid has been utilized. No detailed analyses are
performed.
The appraiser accepts full professional responsibility for all of the analyses and conclusions
contained within this report. The data used was obtained from sources eonsidered credible,
yet its accuracy is not guaranteed.
5
IDENTIFICATION
F
2121 57 Avenue North
Street Address: Brooklyn Center, Minnesota 55430
The County PID #(per County): 02-118-21-42-0031
REG. LAND SURVEY NO. 0597 LOT BLK
TRACT A AND THAT PART OF TRACT A REG
LAND SURVEY NO 1114 LY1NG NELY OF A
Legal Description: LINE RUNNING FROM SW COR OF TRACT A R
L S NO 597 TO A PT IN NWLY LINE OF TRACT
A R L S NO 1114 DIS 110 FT SWLY FROM MOST
NWLY COR OF TRACT A R L S NO 597
The Fee Owner (per CREV): C. Gene Anderson
Census Traet 205
Real Estate Taxes, 2006 $4,793 (includes specials of $26)
Land: $85,000
Assessed Value, 2006 (per County) Buildin�: $93,000
TotaL• $178,000 ($137.24 per SF)
Sales History• No reported sale of the subject within the past three
year period
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CITY NEIGHBORHOOD DESCRIPTION
The subject is located in Brooklyn Center, a suburban community located about 20 minutes
north of Downtown Minneapolis. Access to the area is considered good, as Interstate 94,
Interstate 694, and Highway 100 all provide direct access to Minneapolis, St. Paul, and
surrounding communities.
The area has some commercial, industrial, retail and office uses. Major shopping and support
services are located nearby and are convenient.
Access to Downtown Minneapolis and surrounding communities is generally good. The
housing and commercial markets are proj ected to have increasing values in to the future. No
apparent adverse influences.
LOCATION MAP
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SITE DESCRIPTION 1
Dimensions: 184' x 40' x 105' x 100' er Count
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Area: 11,746 SF (0.27 acres), per County
Topography: Basically level
Shape: Trapezoid, see comments below.
Soil conditions: Assumed to be stable
Drainage: Appears adequate
Utilities:
Electricity/Gas: Yes/Yes
Water/Sanitary Sewer: Public Public
Off-Site Improvements:
Street: Asphalt
Curb/gutter: Concrete
Sidewalk: None
Street Lights: Standard
Alley: None
Storm Sewer: Surface
Access to site: Two via Lilac Drive North
Frontage: Lilac Drive North
Visibility: Average
Flood hazard zone: None, see flood map
Apparent Easements: Typical utility and drainage assumed, see comments below.
Excess/Surplus Land: Typical land-to-building ratio. i
Use: Commercial
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Comments:
The subject site consists of approximately 11,746 SF. The subject is located on the frontage
road for Highway 100. The site is a trapezoid in shape, but effectively triangular in terms of i
use. The subject has access from Lilac Drive North, which is the frontage road for Highway I.:
100. Access to the highway is via 57 Avenue, 1 block north of the subject.
i
To the north of the subject is 57 Avenue, with commercial properties beyond. To the east is
a commercial property consisting of a Bumper to Bumper Auto Parts and a Family Dollar
store. South of the subject are single-family homes. To the west is Highway 100, and beyond
that Brookdale Shopping Center.
Neighboring property to the south appears to use the southwest corner of the subject for
access. No formal easement agreement was provided to the appraiser.
No apparent adverse easements or encroachments are noted.
8
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ZONING
The subject is zoned C1, Service/Office. The C1 zoning permits a variety of commercial
uses. The C 1 zoning somewhat limits building improvements, as the maximum height
allowed is three stories. The subject use is legal and conforms to the neighborhood.
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ENVIRONMENTAL ISSUES
Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic
substances, mold, etc.) present in the improvements, on the site, or in the immediate vicinity
of the subject property: None apparent, however, appraiser is not an expert in this field,
value assumes no hazardous conditions. Value assumes any abandoned wells will be properly
sealed, no soil contaminations, and no underground tanks on the subject property.
9
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FLOOD MAP
e Prepared for:
InterFlood NagellAppraisal Gonsulting
�°+�+w� 2121 57th Aae N j�
www.interfbod.com i-800-252-6633 Brooklyn Center, MN 5�430-2606
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FLOODSCAPE
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Flood Hazards
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27053CO216E
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O 199&2006 SouroeProse andfor FloodSouroe �Coryorations. WI ngMs reserved. PateMS 6,831,326 and 8,678,615. Other pateMS pendinp. For Nfo: into�floodsoaroe.com.
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DESCRIPTION OF IMPROVEMENTS I
Building Data
Type of building: Single-tenant office building with attached garage
Gross Building Area: 1,297 SF, does not include mezzanine
Year built: 1956, Remodeled 1972
Basement: None
Parking: 12 spaces. Asphalt paved, concrete curb/gutter
Exterior: Stucco with wood trirn
Heating Cooling: Boiler Window air conditioning
Comments:
The subject is a converted service station (no basement) with adequate office area. There is a
mezzanine with a clearance of approximately 5 feet. The mezzanine is not included in the
overall GBA. Natural lighting is somewhat limited. However, the office area is well-lit with
fluorescent lighting. The roof is reported to have been replaced in 2004. Mechanicals are
reported to be in proper working condition. Parking space appears adequate.
Overall, the building appears to be in average condition and has average quality and appeal for
the market. At the time of inspection, the subject was owner-occupied. The subject is used
for a drywall company. The building appears suitable for this use.
HIGHEST AND BEST USE
The highest and best use for the subject is the existing commercial use.
11
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BUILDING SKETCH
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*Due to the low clearance of the mezzanine, it is not
included in the subject's overall GBA calculation.
12
PLAT MAP
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AERIAL VIEW
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*The owner's son noted the property line to be at the red dotted area. Hennepin County
records show the property line to be the blue outline. Appraised value reflects the blue
outline.
14
SUBJECT PHOTOGRAPHS
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15
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SUBJECT PHOTOGRAPHS
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Street Scene East on Lilac Drive
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Street Scene Southwest on Lilac Drive
16
SUBJECT PHOTOGRAPHS
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SUSJECT PHOTOGRAPHS
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SUBJECT PHOTOGRAPHS
Flaking Ceiling Paint
21
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COST APPROACH
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The Cost Approach is not a reliable indicator of market value due to the age of the
improvements and the small triangular site.
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INCOME APPROACH I i
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As a limited appraisal, the Income Approach is not used. Small buildings like the subject are
mostly owner-occupied.
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SALES COMPARISON APPROACH
Listed on the following pages are sales in the subject marketing area. Compaxables used
bracket the subject regarding overall appeal and are rated to be the best available data.
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e 14
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55 Q°� 53
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Me+d'IA� 57 88 23 F
_a ��,r}�. �.t 3�4 1D 36
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�:�avfAOr-.IB:su�nllers.JJltlnhgRSeryeU�. 2 �r,:�.
*Properties with competing designs are used.
23
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Sales Comparison Approach continued
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.^Y '"�,°e' ,*�d i
'.r�:�. ti'
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I
COMPARABLE 1— 3800 West Broadway, Robbinsdale
Sold February 2005 for $175,000 ($115.13 per S�
I
q d'
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I
1./ if��'
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COMPARABLE 2— 7949 West River Road, Brooklyn Park
Sold January 2004 for $450,000 ($95.34 per S�
I
24
Sales Comparison Approach continued
�I
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p5teuro�+or�n�rt:
COMPARABLE 3— 5264 West Broadway, Crystal
Sold August 2004 for $400,000 ($133.51 per SF)
1 v
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1 �4
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COMPARABLE 4— 4137/4139 Lakeland Avenue, Robbinsdale
Sold July 2003 for $235,000 ($79.69 per SF)
25
I
Sales Comparison Approach continued
,3
k
T s7� x.- 4 t�+
s" h
S,, 4 YYt i4� e r y�
4�'�i Fy RFt
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i
COMPARA.BLE 5— 4831 Shoreline Drive, Mound
Sold January 2003 for $140,000 ($114.94 per SF�
i.
26
Sales Comparison Approach continued
Listed below is the adjustment grid for the comparables listed on the previous pages.
Comparable items of significant difference are adjusted for.
1��s�ript�ap ;�ub,ject �omi�s l. �omp 2 !Com� +Camp Comp 5
-�X.�� 1��, 3 V ..3 d S �l �7"1'£ Y as ����-+��+��be:� 4"�n� `i�,��7���7 �,'i. ,k,i
��`n Aue�r�� ��s� �V`��t �ver �e�t �.ake3anr� �horeT��
At�,t�r� �5�,� �,+p y �t�r a 7, r� a�� �#�w.
�i„e�� 1��1� z �TO���� ��0.�f.�v -,§'it� h �Y��� Y a+
n.
B�oo�`j� Cntr' T�ob�insc�� ��oo�,yn�ar��`�" ��'z��!�� h. �Lv�i��e�ale�'�' �touur�d
Location Average Average Average Average Average Average
Proxunity 2'/z miles SW 3 miles N 2'/z miles W 2'/z miles SW �.18 ✓z miles SW
Site SF/L:B rario 11,746 9:1 15,483 1 10:1 34,874 7:1 18,750 6:1 13,515 5:1 18,856 15:1
Age 1956/72 E21 1951 E28 1954 E26 1996 ES 1960 E23 1962 E22
Condition Average Average Average Good Fair Average
Qual./Appeal Average Average Average Avg/Good Average Average
Zoning/Use Commercial Commercial Commercial Commercial Commercial Commercial
Tenancy Single Single Single Single Single Single
Parkg/Landscpg Adequate Adequate Adequate Adequate Adequate Adequate
Sale Date Feb-OS Jan-04 Aug-04 Jul-03 Jan-03
Sale Price $175,000 $450,000 $400,000 $235,000 $140,000
GBA SF 1,297 1,520 4,720 2,996 2,949 1,218
Comp Rating Similar Inferior Superior Inferior Similar
$/Psr SF $115.13 $95.34 $133.�1 $79.69 $11494
Sales range from $79.69 to $133.51 per SF, with an average of $107.72 per SF. About equal
emphasis was given to all comparables. Based on the above discussion, a value of $108.00
per SF is considered appropriate.
The Sales Comparison Approach is deemed a reliable indicator of value because it represents
the actions of buyers and sellers in the area for competing properties. The derived market
value estimate for the subject site (reflects normal marketing time under one year) is:
1,297 SF x$108.00 per SF $140,076
Estimated Value by Sale Comparison Approach $140,000 rnd
27
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RECONCILIATION I
Indicated Value by Cost Approach N/A i i
Indicated Value by Income Approach N/A
Indicated Value by Sales Comparison Approach $140,000
Conclusion: Per request, the Cost and Income Approaches was not used. A Brief Sales
Comparison was used in the analysis. The Sales Comparison Approach is considered a
reliable indicator of value as it reflects the actions of buyer and sellers.
The approximate market value for the subject property, as of January 1, 2006, is:
ESTIMATE OF MARKFT VALUE*: $140,000'�*
*Reflects the subject property as stabilized.
**Per request, this is a Limited Appraisal, Restricted Report with minimal documentation and analysis. This
report and value is intended to give the user an idea of the approximate value of the property.
t_
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28
CERTIFICATION
I certify that, to the best of my knowledge and belief:
1) The statements of fact contained in this report are true and correct.
2) The reported analyses, opinions, and conclusions are limited only by the reported
assumptions and limiting conditions, and are my personal, impartial, and unbiased
professional analysis, opinions, and conclusions.
3) I have no (or specified) present or prospective interest in the property that is the subject of
this report, and no (or the specified) personal interest with respect to the parties involved.
4) I have no bias with respect to the property that is the subject of this report or to the parties
involved with this assignment.
5) My engagement in this assignment was not contingent upon developing or reporting
predetermined results.
6) My compensation for completing this assignment is not contingent upon the development
or reporting of predetermined value or direction in value that fa�ors the cause of the client, the
amount of the value opinion, the attainment of a stipulated result, or the occurrence of a
subsequent event directly related to the intended use of this appraisal.
7) My analyses, opinions, and conclusions were developed, and this report has been prepared,
in conformity with the Uniform Standards of Professional Appraisal Practice and the
Appraisal Institute.
8) Tom T. Nelson has made a personal inspection of the property that is the subject of this
report. William R. Waytas did not inspect the property. (If more than one person signs the
report, this certification must clearly specify which individuals did and which individuals did
not make a personal inspection of the appraisal property).
9) No one provided significant professional assistance to the person signing this report. (If
there are exceptians, the name of each individual providing significant professional assistance
must be stated.)
Tom T. Nelson William R. Waytas, SRA, C
Registered Appraiser MN Certified General MN
20531196 4000813
Date: O 1-O l-2006 Date: O l-O l-2006
29
I
IDENTIFICATION OF TYPE OF APPRAISAL AND REPORT FORMAT
C:
To develop the opinion of value, the appraiser performed a Limited Appraisal process, as
defined by USPAP. Departure is permitted from those specific requirements that are
applicable to a given assignment but not necessary in order to result in opinions or
conclusions that are credible. In this situation The Departure Rule is invoked under Standard
Rule 1-4a, given the scope and nature of this assignment. Less extensive collection,
verification and analyzing of the data has been made in the Sales Comparison Approach.
The degree of precision is cpnsidered appropriate given the purpose and intended use of the
report. See Scope of Appraisal for approaches used, property inspection, extent of data
collection, reporting and analysis.
The format used is a Restricted Use Report (short statements), which is intended to comply
with the reporting requirements set forth under Standards Rule 2-2(c) of USPAP. Comparable
sales data is retained in the appraiser's files. r
z
EXTRAORDINARY ASSUMPTIONS HYPOTHETICAL CONDITIONS
i
As stated by USPAP, 2005;
Extraordinary Assumption: An assumption, directly related to a specific assignment,
which, if found to be false, eould alter the appraiser's opinions of conclusions.
The subject was originally used as a service station with a garage. Per owner, there are no
known soil contaminations or any underground tanks on the site. This appraisal assumes both
of these to be true. If found to be otherwise, the value given in this report could change
significantly.
This appraisal also has a retrospective effective date of January 1, 2006. The appraiser
I
assumes that the overall condition and quality of the subject on the inspection date is similar to
what is was on the effective date.
No other eztraordinary assumptions were made in this report.
Hypothetical Condition: That which is contrary to what exists but is supposed for the
purpose of analysis.
None
30
I ASSUMPTIONS AND LIMITING CONDITIONS
1. The appraisers assume no responsibility for matters of a legal nature affecting the property
appraised or the title thereto, nor do the appraisers render any opinion as to the title, which is
assumed to be good and marketable. The property is appraised as though under responsible
ownership and good management.
2. The furnished legal description is assumed to be correct.
3. Any sketch in the report may show approximate dimensions and is included to assist the
reader in visualizing the property. The appraisers have made no survey of the property. It is
assumed unless otherwise noted that no survey has been viewed and that all improvements are
located within the legally described property.
4. The appraisers are not required to give testimony or appear in court because of having
made the appraisal with reference to the property in question, unless arrangements have been
previously made therefore.
5. The distribution of the total valuation in this report between land and improvements applies
only under the reported highest and best use of the property. The allocations of value for land
and improvements must not be used in conjunction with any other appraisal and are invalid if
so used.
6. The appraisers assuxne that there are no hidden or unapparent conditions of the property,
subsoil, or structures, which would render it more or less valuable. The appraisers assume no
responsibility for such conditions, or for engineering, which might be required to discover
such factars.
7. Unless otherwise stated in this report, the existence of hazardous materials, which may or
may not be present on the property, was not observed by the appraiser. The appraiser has no
knowledge of the existence of such materials on or in the property. The appraiser, however, is
not qualified to detect such substances. The presence of substances such as asbestos, urea-
formaldehyde foam insulation, radon gas, or other potentially hazardous materials may affect
the value of the property. The value estimate is predicated on the assumption that there is no
such material on or in the property that would cause a loss in value. No responsibility is
assumed for any such conditions, or for any expertise or engineering knowledge required to
discover them. The client is urged to retain an expert in this field, if desired.
8. Information, estimates, and opinions furnished to the appraisers, and contained in the
report, were obtained from sources considered reliable and believed to be true and correct.
However, the appraisers can assume no responsibility for accuracy of such items furnished the
appraisers.
9. Disclosure of the contents of the appraisal report is governed by the Bylaws and
Regulations of the professional appraisal organizations with which the appraisers are
affiliated. No part of the contents of this report, or copy thereof (including conclusions as to
the property value, the identity of the appraiser, professional designations, reference to any
professional appraisal organizations, or the firm with which the appraiser is connected), shall
be disseminated to the public through advertising, public relations, news, sales, or any other
public means of communications without the prior written consent and appraval of the
appraisers.
31
j
Assumptions and Limiting Conditions continued
10. The appraisers have no present or contemplated future interest in the property appraised;
and neither the employment to make the appraisal, nor the compensation for it, is contingent
upon the appraised value of the property. The appraisers have no personal interest ar bias with
respect to the parties involved.
11. The appraiser has personally inspected the subject site. To the best of the appraiser's
knowledge and belief, all statements and information in this report are true and correct, and
the appraisers have not knowingly withheld any significant information.
12. The reported analyses, opinions, and conclusions are limited only by the reported
assumptions and limiting conditions, and is our personal, unbiased professional analyses,
opinions, and conclusions. Our analyses, opinions, and conclusions were developed, and this
report has been prepared, in confornlity with the Uniform Standards of Professional Appraisal
Practice.
13. The Americans with Disabilities Act ("ADA") became effective January 26, 1992. We
have not made a specific compliance survey and analysis of the property to determine whether
or not it is in confortnity with the various detailed requirements of the ADA. It is possible that
a compliance survey of the property, together with a detailed analysis of the requirements of f
the ADA, could reveal that the property is not in compliance with one or more of the
requirements of the Act. If so, this fact could have a negative effect upon the value of the
property. Since we have no direct evidence relating to this issue, we did not consider possible
non-compliance with the requirements of ADA in estimating the value of the property.
14. This appraisal assignment was not based on a requested minimum valuation or specific
valuation or approval of a loan.
l
15. In accordance witn the competency provision of the USPAP, we have verified that our
knowledge, experience and education are sufficient to allow us to competently complete this
appraisal. See attached qualifications. j
16. As of the date of this report, William R. Waytas has completed the requirements of the
continuing education program of the Appraisal Institute.
17. The use of this report is subject to the requirements of the Appraisal Institute relating to
review by its duly authorized representative.
18. To the best of our knowledge and belief, the reported analysis, opinions, and conclusions
were developed, and this report was prepared in conformity with the requirements of the Code
of Professional Ethics and the Standards of Professional Appraisal Practice of the Appraisal
Institute.
32
QUALIFICATIONS
Tom T. Nelson
Licenses Held:
Minnesota Registered Real Property Appraiser
License 20531196
Education:
Graduate of Minnesota State University Mankato, MN.
o B.S. Degree Corporate Finance
Appraisallnstitute
o Residential Market Analysis Highest and Best Use
o Basic Appraising Principles
o Basic Appraising Procedures
o National Uniform Standards of Professional Appraisal Practice
(USPAP) Course 410
Appraisal Experience:
Commercial
o Office/Warehouse
o Retail
o Vacant Building
o Raw Land
o Seniar Housing
o Resort
o Church
Residential
o Relocation
o PMI Release
o Single-Family
o New Construction/Building Plans
33
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CURRICULUM VITAE
Appraisal Experience
Presently and since 1985, William R. Waytas has been employed as a full time real estate
appraiser. Currently a partner and President of the Nagell Appraisal Consulting, an
independent appraisal firm (8 appraisers) who annually prepare 1,500 appraisal reports of
all types. Mr. Waytas was employed with Iver C. Johnson Company, Ltd., Phoenix, AZ
from 1985 to 1987.
i
Properties appraised:
Commercial low and high-density multi-family, retail, office, industrial, restaurant, church,
strip-mall, fast-food, convenience stores, auto-service and repair, hotel, hotel water park, bed
breakfast, cinema, marina, numerous special use properties, and subdivision analysis.
Residential single-family residences, hobby farms, lakeshore, condominiums, townhouses,
REO and land.
Eminent Domain extensive partial and total acquisition appraisal services provided to
numerous gavernmental agencies and private owners.
Special Assessment numerous street improvement and utilities projects for both
governmental and private owners.
Review residential, commercial and land development.
Clients served include banks, savings and loan associations, trust companies, corporations,
governmental bodies, relocation companies, attorneys, REO companies, accountants and
private individuals.
Area of Service most appraisal experience is in the greaterfinetro area (typically an hour
from downtown metro) of Minneapolis/St. Paul, MN. Numerous assignment throughout
Minnesota.
Professional Membership, Associations Affiliations
License: Certified General Real Property Appraiser, MN License #4000813.
Appraisal Institute: SRA, Senior Residential Appraiser Designation,
General Associate Member
Employee Relocation CounciL CRP Certified Relocation Professional Designation.
International Right-Of-Way Association: Member
HUD/FHA: On Lender Selection Roster and Review Appraiser
DNR: Approved appraiser for Department of Natural Resources
34
Qualifications continued
Testimony
Court, deposition, commission, arbitration administrative testimony given.
Mediatar
Court appointed in Wright County.
Committees
President of Metro/Minnesota Chapter, 2002, Appraisal Institute.
Chairman of Residential Admissions, Metro/MN Chapter, AI.
Chairman Residential Candidate Guidance, Metro/Minnesota Chapter, A1.
Elm Creek Watershed Commission, Medina representative 3 years.
Education
Graduate of Bemidji State University, Minnesota. B.S. degree in Bus. Ad.
During college, summer employment in building trades (residential and commercial).
Graduate of Cecil Lawter Real Estate School. Past Arizona Real Estate License.
General Professional Practice Courses Seminars
Course 101-Introduction to Appraising Real Property.
Numerous Standards of Professional Practice Seminar.
Fair Lending Seminar.
Eminent Domain Condemnation Appraising.
Eminent Domain (An In-Depth Analysis)
Property Tax Appeal
Eminent Domain
Business Practices and Ethics
Scope of Work
Construction Disturbances and Temporary Loss of Going Concern
Commercial/Industrial/Subdivision Courses 8� Seminars
Capitalization Theory Techniques
Highest Best Use Seminar
General Residential State Certification Review Seminar
Subdivision Analysis Seminar.
Narrative Report Writing Seminar (general)
Advanced Income Capitalization Seminar
Advanced Industrial Valuation
Appraisal of Local Retail Properties
Appraising Convenience Stores
Analyzing Distressed Real Estate
Evaluating Commercial Construction
Residential Courses Seminars
Course 102-Applied Residential Appraising
Narrative Report Writing Seminar (residential)
HUD Training session local office for FHA appraisals
�amiliar with HUD Handbook 4150.1 REV-1 other material from local FHA office.
Appraiser/Underwriter FHA Training
Residential Property Construction and Inspection
Numerous other continuing education seminars for state licensing AI
35
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ADDENDA TO APPRAISAL REPORT
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r
1i-2006 05:45 AM p�F�
��n�.IL 71'f.0 .�i�F e�ly TO ��`J.�S J.•
P- 2
NAG�LI. AppR�q,�gAL CONSULTING
7�15 Way=at� Bhrd. #t116 Mfnneapalls: 992•844•89gB
Minnaapoli�, MN a�ld S#. Paul 851�09.�1�s
E�tablJe►wd tn T088 Cantral Fwc 959�44�6989
t3en6 Andenaon April 9, 2Qp9
2h31 bTw A�Btu�e NO►'th
�ropklyn Conntsr� M�{
�C: APprahe�al oi ��m�cld propsrty {Rsal Eatai� Only)
2��1 67 Awadua Notth
e�roaklyn Cen�r, MN
Oear Mr, Anderson:
Tl�+ank yoU for ynur Intsrn�t In obtatning apprslaal eeNlcse regardtn� the property abo,►�. per our
aonvarsetlar�. Yau Indlcsted a restricted report wltn lfmlt�d ree�arch and analysis Is neaaed.
R�pert t,hrlVaiW� Typa: me r�ppn �e I!� far tax app�al, Curnent m�rkat va(ue ee pf 1-1•2006
wiA be pravkied.
�p�y besarlptlon: A�p�yt�ercfal bulldinp, torrnar p�s sCAtion �lte, Go�ntmct for �1C�sx;
c3ene Ar+deroan �i 76 3-�a9-2286.
Scope M l�aPon; (1) An inspect�on of �+e proparty and vlew the neiQhbarhood. (2) heport the
pt�ysicai gndlor aconomic �acao� th�t caui� affect the proaertY. t3) i,+mited rea�eerch and anelysis
��"Dnti''�� deta. �nly the Salos Compa�ison Approeph b v�1ue will be applied, (a�
where apprr�pri�te compar�blea w►ta Iae neted an a prid not n�cxis,saHly verHied w drlven by. {9)
Report flndinr�s and +�u�ona.
R�ort Po.ma�: A g�a ReoeK (short nt�rratrva format) wlll be usdd. It hes shoh
atatements of the dsta, mnalysia a�nd oond,,�ion�,
int�uded, rwoha�xJC�pub�+oithermpor't ��d� photo8, maps and exh�its are
pr'ov►oetl.
F�a� The fa pprrhsr ta ptokup oAedc at Inspec�icn fo me�tings or
P9 !�e Apprsisaly would ba axtre end bitled ,�r,y he�.�n0
A�°��^ inp w�uld also be extra and would bo a��dd
Que �ata; 7�t9 repert c�n qe cornpieted by 4-17-q6 arovided glgn6 prom t.
P
informatlon neadod by ehq, appr�a(eer st Insp�ctfvn: Any building plans rant infarmatl�n end
operatin� expenses an tt�e builqing �F evallabls.
Quf Carnpatty he$ g appreiaers end has beln in bu8inesa since t968. Nm�ther ine empioyment to
''^gke the �pRr�is&I, ner tha compensatlon for It, le contlnpent upon th� �ppraisAd velue of the
ProPanY• K Yr�u a�roe to dis eb�v� tern� piea�e slqn beiow ana return by tsx or mep. 1! yr,u t�ev�
any sddltlonai questbns pleese da no! heaitate W Contac� me,
Bincerey,
�l��
���11�W1•.'••..r��f'-" �r
W�l�m P�. W2y�s, 5l�A, CRP
Ge�itfieL� 4Snerel 4Q00813� MN D�ie �/D' D�
www.o�llnapNl.op/n
37
C TY OF BROOKLYN CENTER
1
2006
1 LOCAL BOARD OF APPEAL AND
1
EQUAL ZAT �N
MAY 1, 2006
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May 1, 2006
Letter of Transmittal
2006 Local Board of Appeai and Equaliiation
To The Honorabie Mayor and City Council:
As you know, each year the City Council is required by our Charter to sit as the
Board of Appeal and Equalization. The purpose of this Board is to review the
work of the Office of the City Assessor and to hear valuation and classification
r appeals.
The 2006 Local Board of Appeal and Equalization is scheduled to begin at ?:00
p.m. on Monday, May 1, 2006. In addition to the valuation notices mailed to all
individual property owners on March 30, 2006, the City Cferk has published and
posted notices of this meeting as required by state statute.
The attached report is presented for your information. This report contains a
review of the Board's powers and responsibilities, information from our o�ce
regarding the 2006 assessment and an overview of recent market activity. The
r issues before the Local Board of Appeal and Equalization are questions of
estimated market value and classification of Brooklyn Center properties for the
January 2, 2006 assessment for taxes payable in 2007.
Respectfully submitted,
Nancy J. ojci S.A.M.A.
City Assessor
2006 Brookl�rn Center Board of A��eal and E�ualization
Meetinq A�enda:
1. Meeting called to order, roll call. (7:OOpm)
2. The Assessor's Report
3. Questions regarding the assessment report.
4. Local Board of Appeaf and Equalization (LBAE) Certification Form.
5. The statement of the purpose of the Local Board of Appeal and Equalization and
a review of the board's duties.
6. Questions regarding the local board duties.
7. Appearances by taxpayers with appointments. Refer to attached appeals.
8. Appearances by taxpayers without an appointment. Refer to attached format.
9. Consideration of written appeals.
10. Set Date of Local Board of Appeal and Equalization reconvene meeting.
11. Adjoum
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2005 Reins ection Pro ram f h
p g or t e 2006 Assessment
During the summer of 2005 our office conducted re-inspections for the 2006
assessment of the residential properties located East of Vera Cruz Avenue, South of
694, West of Shingle Creek Parkway, and North of Bass Lake Road Co. Rd. No. 10.
In addition to all single-family homes located in the review area, all commercial,
apartment and industrial properties in the area were reviewed. The summer inspection
area involved the review of 2,038 residential parcels. All parcels were inspected from
the exterior and the assessor's office inspected the interior of 66% or 1,345 homes, who
responded to tags and advance notification. The interior inspection percentage is down
slightly from previous years due to the elimination of a second mailing to remind the
r owners to set an appointment. This was done as a cost saving measure starting in the
summer of 2003.
The re-inspection process began in mid May, and was essentially completed by the end
of September. The re-inspections were performed by City Assessor, Nancy Wojcik,
Appraiser, Jill Brenna, and Appraiser Technician, Karen Casto. Following the review of
the scheduled quintile, our focus switched to the residential properties with new
improvements, commercial/industrial and apartment properties. All permit review
inspections were completed by Appraiser I, Jill Brenna, Appraiser Technician, Karen
Casto and commercial inspections by Nancy Wojcik, City Assessor. The review of new
improvements added an additional 945 properties to the inspection total. Approximately
600 of these properties required exterior inspections, and approximately 345 required
interior inspections. We estimate that the total number of residential properties
1 reviewed in 2005 was approximately 2,938.
1
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Assessment Valuation Procedures
Residential
Sales occurring in the prescribed study period, October 2004 through September 2005, are
analyzed by comparing them to the previous assessment and the preliminary assessmen# in
process. Adjustments are then made either to the land values or to the computerized rate
tables employed by the CAMA system in calculating the building values. This computer
assisted mass appraisal system allows the assessor's office to value properties according to
their individual characteristics. Examples of these characteristics include age, condition,
size, style, amenities, functionality, and location. The preliminary final assessment is then
analyzed statistically to ensure accuracy and uniformity. This process is greatly assisted by
the relatively large sample of residential sales each year, giving the statistical analyses a
r high degree of reliability. The Brooklyn Center residential assessment falis well within al!
accepted measurement guidelines for mass appraisal accuracy and uniformity.
Apartment
The apartment assessment is based on a combination of market sale activity and analysis
of the rental market. Even in years without adequate sale information, changes in rental
rates and occupancy levels are valid, accurate measures of changes in market value.
Apartments are sold primarily for their potential to generate future income for the buyer.
Therefore, the analysis of the likely (economic) income is a proven and widely accepted
1 approach to valuation.
Commercial Industrial
The valuation of these properties is primarily accomplished through an analysis of the rental
market, potential income, and the sale market. What are typical investor expectations? What
are typical investor yield requirements for different market segments? These are two key
questions where market activity can provide some guidance. The potential market
(economic) income to a property is best estimated by analyzing recent leases, rental
listings, and published data like the Real Estate Tracking Service of the Minnesota Real
Estate Journal and the Colliers Towle Report. All of these sources and more have been
employed by the assessor's office to ensure that the current assessed values follow the
market as closely as possible.
r aw r■i �r r r �r
2006 Assessment Tax Capacity Payable in 2007
Property Type Breakdown
Apartments
8
Commercial
22% l
L:■
':i�
Residential
s���a
�u
Industrial
9% I
Farm I
0%
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0 Apartments Commercial Industrial Farm Residential
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COMPARISON OF THE BROOKLYN CENTER ASSESSED VALUE BY PROPERTY TYPE
2004 to 2007 TAX PAYABLE YEARS
TOTAL PAY PERCENTAGE TOTAL PAY PERCENTAGE TOTAL PAY PERCENTAGE TOTAL PAY PERCENTAGE
PROPERTY 2004 OF PAY 2004 2005 OF PAY 2005 2006 OF PAY 2006 2007 OF PAY 2007
TYPE VALUATION VALUE VALUATION VALUE VALUATION VA�UE VALUATION VALUE
APARTMENT $162,976,100 9.01% $172,816,000 8.89% $179,621,000 8.73% $179,911,300 8.37%
COMMERCIAL $305,091,000 16.86% $300,974,200 15.47% $307,458,200 14.95% $285,518,300 13.29%
INDUSTRIAL $89,208,900 4.93% $93,462,000 4.81% $101,157,500 4.92% $115,518,700 5.38%
RESIDENTIAL $1,251,467,200 69.18% $1,377,358,800 70.82% $1,468,518,600 71.38% $1,567,080,900 72.94%
FARM $367,000 0.02% $385,000 0.02% $435,000 0.02%
$500,000 0.02 /o
TOTALS $1,809,110,200 $1,944,996,000 $2,057,190,300 $2,148,529,200
NOTE: Payable 2007 vatuation totals are based on values as of March 2, 2006. Residential taxable market value total for 2006 I
pay 2007 was $1,539,978,800. Oniy 1.72%, or $27,102,100 of the residential estimated market value is excluded from taxation i
due to limited market value and the "This Old House" exclusion. The majority of all residential properties in Brooklyn Center will no
longer be receiving limited market value for taxes payable in 2007.
G:180ARD120051(NJ W MISC XL57moki
Prepared by Brooklyn Center Assessor's Office
4/27/2006
COMPARISON OF THE BROOKLYN CENTER PROPERTY TAX BASE BY PROPERTY TYPE
2004 TO 2007
TAX YEARS
TA% TAI( TAX TAX TAX TAX TAX TAX
TOTAL PAY PERCENTAGE CAPACITY CAPACITY TOTAL PAY PERCENTAGE CAPACITY CAPACITY TOTAL PAY PERCENTAGE CAPACITY CAPACITY TOTAL PAY PERCENTAGE CAPACITY CAPACITY
PROPERTY 2004 TAX OF 2004 TAX CHANGE CHANGE 2006 TAX OF 2006 TAl( CHANGE CHANGE 2006 TAX OF 2008 TAX CHANGE CHANGE 2007 TAX OF 2007 TAX CHAN6E CHANGE
TYPE CAPACITY BASE (Dollars) (PerceMj CAPACITY BASE (Dollara) (Peroent) CAPACITY BASE (Ddla�s) (PeroeM) CAPACITY BASE (Dollars) (Percent)
APARTMENT 52,457,114 11.85% $23fi,338 10.6496 $2,158,448 9.76% ($297,866) -12.11% $2,243,472 9.50% $84,024 3.88% $2,151,004 8.37% ($92,468) -4.12%
COMMERCIAL $5,987,883 28.89% 5382.856 6.83% 55,906,451 26.75% (a81,432) -1.36% 55,428,685 22.9890 ($479,766) -8.12% $5,597,814 21.78% $171,129 3.15%
INDUSTRIAL 31,747,631 8.43% (5292,783) -14.35°k �1,833,408 8.30% $85,777 4.91% $1,98B,650 8.42% $155,242 8.47%, 52,275,944 8.85% 5287,294 74.45%
RESIDENTIAL $10,532,558 50.81% 51,159,454 12.37% $12,177,307 55.15% $1,644,749 15.82% $13,853,8W 59.08% $1,776,493 14.59% $75,673,091 80.98% $1,719,291 12.32%
FARM $3,8�0 0.02% $239 8.87% 53,650 0.02% $180 4.90% $4,350 0.02% $500 12.99% $5,000 0.02°h $650 14.94%
TOTAL$ 520,728,866 51,486,104 7.72% f22,080,464 $1,351,808 6.52% 523.616,867 $1,536,493 6.96% 526,702,663 $2,085,896 8.83% �I
NOTE: PayaWe 2007 tax cepacity totels are based on valuea as of Maich 2, 2006. Adjustrnenta for changes to etate
classiflca6on ntes by the 20081egislaWre ara not reflected in these totala.
I
Prepared by Brooklyn Center Assessofs Office
4t2.7@006
CI-�AtVGES► MAD����E TO 20Q6 ASS�E�SSM�EN7��
���CITY a�F BROOKLYN �CE:NTER
OVERALt
Pre�ared t�y the Bsooki:yrt Cerater A�sessQr's Offiee 3f20/2006 ilA�UE CHANG�
City Wide Ali (Inciudes all property types) 6.3%
(Excluding new construction) 5.7%
City Wide Resid. (Single Family Detached Only) 6.8%
(Excluding new construction) 6.5%
COI'11f1�e1'Cla) (�x�ludir�g ne�nr construction) 3
II'1dUS�1"lal (ezclud`rng, new �onstructian) 13
Apartments �excivai�� n�w Go►,st�u�t�on) Q .2°,fo
COC1dOf711f11UC11S.(excluding, new constru.ction) Q,7°/
CO �pS (�xctu�iir�g� nerni c�nstru�tiar�} 1.4
TOWIlr10'US2S (ExcfueJing newconstruetion) 3,Q°f
DOUbIt� B'UtlgalOVUS (�xcluding r�ew construction) 4.2
Residential NeighbQrhoods:
#50 #�6 All�� R�sident�al 6._9%�
��°�exctuding new constructipn)
#50 #55 Residential Off Water 7.0%
(excluding new construction) 6.7%
Residential Vl/aterfront:
#56 Residential Waterfront 4.3°l0
Includes River and Lake Properties (excluding rrerni construction) 3,6%
i 1BOAR�120061�N08 MLS ShLES XLS�OE Chmge
r �s r�■� r�s �r �■r �u �r tu
BROOKLYNCTR 2/10/2006
ry'• RESIDENTIAL STATISTICS 5ALE5:475/7286 6.5% CONDO STATISTICS SALES:9/234 3.8%
APTS=A,HL
DIRECT RATIOS MEDIAN MEAN COD DIRECT RATIOS MEDIAN MEAN COD
COM C,GC,NP 2006 96.9% 97.1 5.1 2006 99.4% 98.1 3.9
FARM=BF,F,FF,FP 2005 90.1% 90.2% 6.0 2005 98.6°/a 97.8% 4.0
LAND=LA,LC,LI,LL,LR
RES=B,BJ,D,DJ,P,R,RL INFERRED RATIOS SALES GROWTH: 7.7% INFERRED RATIOS SALES GROWTH: 0.3%
OTHER=CHANGED PROP TYPE
SAMPLE GROWTH: 6.9% PROP TYPE GROWTH: 6.6% SAMPLE GROWTH: 0.4% PROP TYPE GROWTH: 0.7%
X MEDIAN: 96.3% X MEDIAN: 96.0% X MEDIAN: 99.0% X MEDIAN: 99.3%
X MEAN: 96.4% X MEAN: 96.1% X MEAN: 98.2% X MEAN: 98.5%
COM/IND STATISTICS SALES:7/198 3.5% RES ON LAKE STATISTICS SALES:2/108 1.9% TOWNHOUSE STATISTICS SALES:51/669 7.6%
I I DIRECT RATIOS MEDIAN MEAN COD DIRECT RATIOS MEDIAN MEAN COD DIRECT RATIOS MEDIAN MEAN COD
2006 100.5% 102.0% 7.7 2006 99.6% 99.6% 1.0 2006 96.3% 97.1 4.0
2005 100.0% 93.0% 13.4 2005 99.6% 99.6% 5.3 2005 93.1% 94.1% 4.6 I
INFERRED RATIOS SALES GROWTH: 19.5% INFERRED RATIOS SALES GROWTH: 0.0% INFERRED RATIOS SALES GROWTH: 3.2%
SAMPLE GROWTH: 3.7% PROP TYPE GROWTH: 6.4% SAMPLE GROWTH: 0.5% PROP TYPE GROWTH: 3.3% SAMPLE GROWTH: 3.1% PROP TYPE GROWTH: 2.9%
X MEDIAN: 103.7% X MEDIAN: 106.4% X MEDIAN: 100.1% X MEDIAN: 102.9% X MEDIAN: 96.0% X MEDIAN: 95.8%
X MEAN: 96.4% X MEAN: 98.9% X MEAN: 100.1 X MEAN: 102.9% X MEAN: 97.0% X MEAN: 96.8%
APARTMENT STATISTICS SALES:7/98 7.1% RES OFF LAKE STATISTICS SALES:473/7178 6.6% DB, TP STATISTICS SALES:4/63 6.3°/a
DIRECT RATIOS MEDIAN MEAN COD DIRECT RATIOS MEDIAN MEAN COD DIRECT RATIOS MEDIAN MEAN COD
2006 101:6% 102.1°/a 2.5 2006 96.8% 97.1% 5.1 2006 96.3% 95.8% 4.6
2005 103.4% 103.0% 4.9 2005 90.0% 90.2% 6.0 2005 90.9% 91.2% 8.0
INFERRED RATIOS SALES GROWTH: -4.0% INFERRED RATIOS SALES GROWTH: 7.8% INFERRED RATIOS SALES GROWTH: 5.1%
SAMPLE GROWTH: 1.0% PROP IYPE GROWTH: 0.2% SAMPLE GRdWTH: 6.9% PROP TYPE GROWTH: 6.7% SAMPLE GROWTH: 6.3% PROP TYPE GROWTH: 4.2%
X MEDIAN: 104.4°/a X MEDIAN: 103.6°/a X MEDIAN: 96.2% X MEDIAN: 96.0% X MEDIAN: 96.6% X MEDIAN: 94.7°/a
X MEAN: 104.0% X MEAN: 103.2% X MEAN: 96.4% X MEAN: 96.2°/a X MEAN: 96.9% X MEAN: 95.0%
0
STRATIFICATION(SINGLE FAMILY HOMES) RZ STATISTICS SALES:OlO 0.0°/a
BY EMV BY PRICE DIRECT RATIOS MEDIAN MEAN COD
2006 0.0% 0.0% OA
79 UNDER 175K 94.6% 60 UNDER 175K 103.0% 2005 0.0% 0.0% OA
400 175-250K 97.7% 418 175-250K 96.4%
2 250-350K 101.9% 3 250-350K 93.5% INFERRED RATIOS SALES GROWTH: 0.0%
2 350-500K 99.6% 2 350-500K 99.6%
0 500-700K 0.0% 0 500-700K 0.0% SAMPLE GROWTM: 0.0% PROP TYPE GROWTH: 0.0%
0 700K-1MIL 0.0% 0 700K-1MIL 0.0% XMEDIAN: 0.0% XMEDIAN: 0.0%
0 OVER 1M�L 0.0% 0 OVER 1MIL 0.0% X MEAN: 0.0% X MEAN: 0.0%
SpringRes 4l25l2008
'�dO6 SPRING ALE��Ft�SID�N7"IAL R 8�L1* i�4�'l0*'� S�"UQlf oa�osios
MUNICIPALITY #SALES MEDIAN MEAN COD MUNlCIPALITY #SALES MEDIAN MEAN COD
�BLOOMINGTON 962 4.53°k 96.2% 96.8% 6.1 MEDINA 57 4.11% 95.7% 94.9°k 6.9
�BROOKLYN CENTER 475 6.52% 96.8°�6 87.1% 5.1 MINNEAPOLIS
BROOKLYN PARK 1059 6.67% 94.7% 95.2°h 5.1 MINNETONKA 480 3.71% 97.2% 97.6% 5.7
�CHAMPLIN 357 5.49°/u 95.8°k 98.0% 5.3 MINNETONKABEACH 12 5.22% 86.0°fo 96.3% 6.5
CORCORAN 58 3.69% 95.3% 92.9% 5.7 MINNETRISTA 75 3.97% 95.9% 95.8°h 5.4
CRYSTAL 417 8.69°h 95.4°k 96.7% 6.3 MOUND 184 5.54% 9B.0°� 95.1°h 6.5
�DAYTON 32 2.47% 94.7% 94.2% 5.4 NEW HOPE 2B9 5.93% 95.8°h 96.9°k 5.5
DEEPHAVEN 42 3.OD% 95.1% 95.3% 7.1 ORONO 150 5.14% 96.7% 95.5°h 7.4
�EDEN PRAIRIE 651 5.17% 95.9% 95.6% 5.3 OSSEO 30 5.00% 97.1% 96.9°k 5.2
,EDINA 479 3.82% 96.1% 86.0% 7.2 PLYMOUTH 658 4.25% 86.1% 95.8% 5.7
EXCELSIOR 23 4.80% 95.7% 93.8% 7.5 RICHFIELD 551 5.B0% 95.6% 98.3% 5.8
'GOLOEN VALLEY 305 4.85% 95:8% 95.9% 7.5 ROBBINSDALE 277 8.44% 95.7°k 97.0% 4.1
,GREENFIELO 26 3.35% 95.9% 94.2% 7.3 ROCKFORO 2 4.26% 95.5% 95.5% 0.5
GREENWOOD 13 4.56°k 85.2°� 95.1°� 7.2 ROGERS 100 5.80% 95.6% 85.7% 4.7
'HANOVER 5 2.94% 97.4% 97.1% 5.7 STANTHONY 68 3.94% 95.6% 97.4% 5.4
�ASSAN 22 2.78% 98.1% 93.3°k 8.1 ST BONIFACIUS 37 5.48% 95.8% 97.9% 7.Q
HOPKINS 137 5.82% 94.9% 95.9% 8.2 ST LOUIS PARK 667 5.79% 96.5% 97.3% 6.S
�NDEPENDENCE 40 3.53°k 95.9% 97.3% 9.7 SMOREWOOD 105 4.60°h 98.6°� 95.7°k 5.0
�ONG LAKE 27 5.17% 95.0% 94.4% 5.3 SPRING PARK 6 3.02% 95.8% 98.9°k 4.1
LORETI'O 9 4.89% 95.8"/0 96.0% 3.1 TONKABAY 24 3.92% 95.8°i6 95.1°k 6.3
�APLE GROVE 691 4.84°k 95.7% 96.0% 5.1 WAYZATA 29 3.32% 95.3% 93.1% 7.3
PLE PLAIN 16 3.13% 97.7°� 98.1% 3.2 WOODLAND 8 4.21% 96.8°k 92.9°k 8.8
EDICINE LAKE 4 3.25% 95.9% 94.0% 2.5 SUBURBAN HENNEPIN••' 9,635 95.9% 96.2% 5.8
�PROPERTY TYPES: B,BJ,D,DJ,P,R,RL
2008 EMV 10-2004 THRU 4-2005 SALES
"'TOTAL FIGURES (EXCEPT SALES) ARE WEIGHTED MUPIIC AVERAGES
VALUATION NOTICES
March. 2006
Commonly Asked Questions
What is this notice I received in the mail?
This notice is your 2006 assessed value for taxes payable in 2007. It is intended to
show you the estimated market value, limited market value and taxable market value of
your house for taxes payable in 2007. It also includes the previous year's value for
comparison purposes only.
ls this a bill?
No. A Truth in Taxation notice will be mailed to you from Hennepin County
approximately November, 2006 estimating the 2007 taxes. The Truth in Taxation
notice will also contain meeting dates of any taxation meetings. Actuat tax statements
reflecting the 2006 assessment will be mailed in March, 2007.
Whv did mv market value chanqe?
The value of your property changes as the market indicates (through analysis of sales)
and/or due to changes in the property (permit work, characteristic changes, etc.) The
estimated market value is the most probable price that a well informed buyer would pay
a well informed seller for a property without either party being unduly forced to buy or
sell. If you have specific questions you may elect to speak with an appraiser on your
specific property.
Y ur
o ecent/v rev�ewed mv oroAerhr th�s last summer and told me there were no
chanaes to mv characteristics, whv did mv value increase?
The value of your property is based on reported and recorded market sales data
collected over the past year. Your 2006 assessed value is based on rates that are
determined through analysis of residential sale data. These rates change as indicated
by recent market sales. Your 2Q06 value may have increased or decreased even
though the characteristics of your home have not changed. This change in value may
be based solely on the market data. Any changes in your property characteristics either
positive or negative may also impact the final estimated value of your property.
ls there a limit on how much ►✓ou can chan4e mv value?
There is no limit on the change in estimated market value. However, the limited market
value or the taxable value for residential, agricultural or non-commercial seasonal
recreational properties (homestead or non-homestead) is limited. The increase in the
property's taxable value may not exceed; (1) 15% of the previous year's limited market
value, or {2) 25% of the difference between the current year's market value and the
previous year's limited value, whichever is greater, excludinq improvements.
!s mv propertv still considered a homestead propertv?
Your current homestead status for the 2006 assessment for taxes payable in 2007 is
displayed in the upper right hand corner under the property classification. Any partial
percentage homes#eads will be reflected on the notice.
Can I aQpeal the valuation of m ro ert r�?
You should first review sale information from your neighborhood. Review homes similar
in style and size to yours. If you still feel that your value should be changed you may
wish to speak with an appraiser and schedule an appointment to review your home. lf
you plan to attend the local board appeal and equalization we must review your
property prior to scheduling you on the agenda. In most cases we can come to a
mutually acceptable adjustment to your value without your appearance before the
board.
What can do as a senior citizen with a limited income if 1 feel vou are taxina me
out of mv home?
As a senior citizen it is important to remember to file for the property tax refund. This
program is designed to shield you from excessive increases in property tax and/or
property taxes, which are too high when compared to your income. In addition to these
programs there is also a senior citizen property tax deferment program available. You
may also wish to contact your local legislature to voice your concerns regarding tax
changes for senior citizens.
Can I have vou also look at mv 2005 valuation for taxes navable in 2006?
No. The previous year's valuation has already been finalized. Your 2006 tax statement
that you received in March is based on your 2005 valuation. Questions regarding that
value would have had to have been addressed at the time you received that valuation
notice, or at the 2005 Local Board of Appeal and Equalization.
What will mv 2007 taxes be with this chanqe?
The tax rates have not been determined for the 2007 taxes. We will have a better idea
of estimating taxes when the legislature adjourns. You will receive a Truth in Taxation
notice in November, 2006 that witl give you an estimate of the 2007 taxes. Typically the
I I Truth in Taxation notice does not include school district referendums. Please be
observant of any local referendum issues m your school distnct. If you would like an
estimate using this years tax rates you may call Hennepin County Tax Estimates at
(612) 348-3011 for assistance.
RESIDENTIAL SALE INFORMATION
FROM REALTORS MLS SYSTEM
CITY OF BROOKLYN CENTER, MN
YEAR NUMBER OF AVERAGE o� CHANGE �EDIAN SALE o� CHANGE
SALES SALE PRICE PRICE
1998 344 $98,679 11.35% $97,900 10.12%
1999 323 $115,439 16.98% $120,500 23.08%
2000 118 $1Z8,456 13.47% $143,948 30.86%
2001 452 $142,706 11.09% $144,900 0.66%
2002 444 $157,313 10.24% $157,600 8.76%
2003 567 $169 248 7.59% 769 900 7.80%
2004 558 $183,300 8.30% $183,500 8.00%
2005 482 $194,124 5.91% $795,000 6.27%
2006 41 $198,855 2.44% $199,485 2.30%
MLS data collected has changed starting with the 2001 assessment. MLS data now
inciudes townhomes and condominiums. 2006 data collected from 1/1/06 to 3/20/2006,
from the Brooklyn Center Assessor's office.
Average January 2002 assessed value of residential homes
in Brooklyn Center is $140,540
Average January 2003 assessed value of residential homes
in B�ooklyn Center is $153,700
Average January 20Q4 assessed value of residential homes
in Brooklyn Center is $165,789
Average January 2005 assessed value of residential homes
in Brooklyn Center is $178,200
Average January 2006 assessed value of residential homes
in Brooklyn center is $189,553
G:IBOARD120061(2006 MLS SALES .XLS]MLS Sale 2006 4/25/2006
Hennepin County Sales (R,RL)
.��r�-C��.� �QQ� Jan-Dec 2003 Jan-Dec Zfl04 Jan-Dec 2005
MUNIC C� Mean� „I�F�EtEanf�'ases Mean Median #Cases Mean Median #Cases Mean Median #Cases
I, Minneapolis �r1��' $1��9�(k 4��377 $215,742 $184,616 5,175 $233,494 $199,9U0 5,$42 $249,001 $209,900 5,557
5 Woodland p �Q,23�,1,���' g �35�Q $1,174,067 $447,500 6. $901,955 $880,�OQ 11' $1,383,222 $907,500 9
17 Spnng Park ��64'tsf}; $�34�5{l� '.C> $451,045 $322,500 11 $517,675 $492,500 $335,500 $339,500 6
�9 Greenwood $t�1�,£� $691,373 $560,000 15 $707,7E16 $672,1�0 1f' $841,519 $775,000 15
0 Bloomington $2�'I �3Q �9��� g6t $247,714 $220,000 940 $265,865 $235 000 958 $276,051 $243,000 997
2 Brooklyn Center �1�,�,��'� $16Q $175,732 $173,900 491 $1$8,382 $187,900 528; $199,488 $198,000 497
4 Edina $�3�,��'���34��F� �1� $468,968 $360,000 605 $498,7Q4 $38�,904? 64a' $521,200 $419,900 552
26 Shorewood ���9,9$� y ��$49C� �t�}5; $543,102 $416,000 102 $667,594 $502,500 1'l0 $576,136 $435,000 113
s�
S Golden Valtey $2�$��s� �'t�,� $274,608 $235,000 299 $3fl2.Q27 $265,000 289' $320,305 $269,900 325
a
0 Hopkins �r2'�+�'��$ $2 ��Q ����7, $263,351 $218,000 135 $254,8G7 $218,680: 138 $282,169 $235,000 143
34 Minnetonka �41,�'��� �27fi,�#�Q $357,679 $299,990 533 $384,fi2U $32:D,U00- 539 $425,303 $339,450 508
6 Minnetrista x �,4 v��, $513,963 $477,500 72 $613,5?'C $�47,5�0 75 $723,362 $582,000 80
�8 Orano �$57p �5� �'���1�,95{� T a�$ $818,958 $599,000 139 $$78,198 $75q,000 145' $919,880 $750,000 165
40 Plymouth ��Q3,Q'��'� �����Jp 7�"f $333,566 $305,950 778 $367,525 $329,800 77f $373,261 $330,000 761
2 Richfield ��,f�,���'1$�,Q��� z ��a25, $200,085 $197,760 553 $213,493 $213,aQ0 544 $223,868 $220,500 585
4 Robbinsdale �'C66�4�� ;��6� 27t� $183,962 $180,000 290 $.193,432 $189;900 305 $204,619 $199,900 287
46 St Louis Park ��1+4�,���� $'L� ��k2, $238,516 $210,000 771 $?50;754 $22$,250 754' $262,327 $235,800 703
a y
8 Brooklyn Park $18� 15ti `��1 $219,360 $203,000 999 $236,Q45 $224,9nt1 1,036 $248,562 $233,500 1,087
0 Champlin q��#�p $��$�,g� ��Q $223,401 $205,000 384 $244,622 $222,600 =""371' $252,475 $230,000 366
2 Corcoran �"8� 43 $328,910 $305,000 49 $33&,574 $273,0¢0 5'� $372,533 $330,000 68
4 Crystal �"���j�,�G�,�����,g� $�77,4g6 $174,900 413 $189;215 $iS�,OQQ 4�T $196,732 $195,600 438
56 Dayton ��5� $263,347 $228,000 34 $344 791� $221',4(30 45 $283,717 $240,500 32
9 Deephaven ���3 �r2' $595,621 $407,500 72 $643,527 $431,OQQ 56 $634,769 $485,000 49
y
1 Eden Prairie �r35 �023 �2�� $378,486 $317,500 693 $415,252 $350,OOQ 672 $467,631 $373,250 666
63 Exceisior �7 $338,114 $270,000 22 $443,161 $357,450 28 $455,075 $366,250 26
F
5 Greenfield $3�t�a�$ �1� �'t $406,555 $367,500 31 $403,250 $367,Q00 28 $458,302 $420,000 28
7 Hanover ��a�,�Q#� $344,000 $344,000 2 $529,29tt. $50a,000, $563,083 $466,000 6
68 Hassan ����2,2�,�����'��' $259,654 $254,950 26 $398,745 $394,5Q0 24 $330,204 $280,000 22
t
0 Independence �i 4 $512,405 $465,000 37 $535,129 $�349,900 43' $584,482 $577,500 46
2 Long Lake $22�,!�Ei� �$�(IS�� $259,345 $215,000 29 $311,741 $272,Q00 22 $336,103 $275,675 28
74 Loretto ���1�d�"`���{(I�'�� ��2 $215,771 $211,000 7 $256,283 $242,25Q 12 $285,260 $288,400 10
6 Maple Grove �2���°� �z��48� $281,015 $245,150 699 $304,693 $268,QQ0 753 $320,627 $280,000 712
7 Maple Plain �iQ,4f� '1� $235,564 $229,200 22 $244,704 $23Q,dQU 23 $236,489 $239,950 16
9 Medicine Lake �,7Qg 2� 7 $512,140 $514,500 10 $646,667 $55Q,000: 3 $506,100 $549,950 4
E�
0 Medina �5'�3�; $�$4#�(3p $628,698 $525,000 43 $742,366 $625,000 51: $827,529 $599,900 59
82 Mtka Beach $75�,5�$3 ��Q�,��€� $993,939 $1,012,000 10 $1,114,250 $862,500 16' $1,320,575 $1,175,000 12
5� Mound $��C3����48�,� '�6� $268,646 $201,450 212 $305,589 $23G�,000' 199' $332,487 $238,000 195
D b
6 New Hope $��i�2 $�8Ei,,120� 23'I' $207,179 $205,000 242 $22i,783 $219,90D: 261 $229,980 $226,750 276
88 Osseo �'t7�,t�$` r �'�84�9t14 $185,343 $179,950 30 $203,970 $200,Q00 29 $211,182 $211,650 30
0 Rockford �$4,��'�fi5f� ������5t�� 2 $0 $0 0 $21i;450 ,.$21i,45(f 2 $215,700 $215,700 2
2 Rogers ���5;i�9'� g $2�7 t?� 6� $246,397 $246,500 95 $285,725 $280,QQ0 81 $302,719 $299,900 105
94 StAnthony ,�,�€�T),�� $Z�5 �i $219,011 $214,950 66 $252,056 $�40,450, 66 $261,831 $249,950 74
�5 St Bonifacius $242 $2'�t�45t7 d4� $225,363 $220,000 46 $248,066 $244,Q00 49 $252,389 $244,750 42
,7 Tonka Bay ��37'� �8 $45t3,.4p(} �32 $800,984 $725,000 35 $810,255 $640,000 25 $1,105,108 $847,500 24
99 Wayzata '.$534,f�5$ <-�,�4Q4,5€SQ 4Q $652,235 $315,000 49 $842,64'l $425,Ofl0 53 $970,958 $467,500 36
Hennepin Totals $�45392 �$195;ET00 't439f� $267,953 $214,275 15,272 $288,958 $228,9d0' 16,114 $306,022 $238,000 15,762
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The Minneapolis Area Association of REALTORS`� (MAAR) has
published market reports on theTwin Cities residential real
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estate market since i96o. The scope and detail ofthe reports
have expanded dramatically over the years, guided by MAAR's r
continuing mission to provide the region with the most
thorough and valuable market research and analysis possible. x���' 3
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This report is a comprehensive summary of activity reported to •,�-k�
the Twin Cities' Regional Multiple �isting Service in zoo5. You'll
find current and historical analysis of market trends, projections
for the coming years, and raw data for your own research
project—whatever it may be. i I I
For more data and analysis on the Twin Cities market— as well
as information on how MAAR market research tools can add
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575o UNCOLN DRIVE P• 95 Isrealtor.com
MINNEAPOLIS, MN 6 F. z. o2t P MINNEAPOLIS AREA Association
5543 95 933�9 a R E A LTO R S
s. f�.i�..., i Tr s1-.
2005 HOME 5ALES AS REPORTED BY MLS PARTICIPANTS�
(Single Family and Cond'o/To�vnhome�
DISTRICT TOTAL BEDROOMS DOLLAR AVERAGE MEDIAN
NUMBER NAME SALES 1 2 3 4+ VOLUME PRICE PRICE
Division III
Minneapolis
300 Mpls-Calhoun-Isles 662 204 222 110 121 $244,448,783 $372,068 $255,000
301 Mpis-Camden 649 15 183 35B 93 $110,648,915 $170,491 $163,900
302 Mpls-Central 1,328 792 449 49 5 $383,934,789 $290,640 $247,045
303 Mpls-Longfellow 423 17 155 186 65 $97,346,118 $230,133 $211,000
304 Mpls-Nokomis 1,070 59 342 526 138 $250,192,867 $234,483 $223,450
305 Mpls-North 427 10 71 216 130 $70,623,497 $166,173 $159,000
306 Mpls-Northeast 501 22 131 265 80 $104,936,431 $209,454 $205,900
307 Mpls-Phillips 112 5 30 45 32 $20,311,975 $181,357 $174,500
308 Mpis-Powderhorn 395 40 91 176 68 $76,087,227 $192,626 $193,400
309 Mpls-Southwest 995 63 245 508 176 $332,057,265 $334,398 $285,000
310 Mpis-University 159 36 50 42 30 $40,212,574 $252,909 $239,414
Suburban and other areas
340 Buffalo 441 6 115 192 128 $104,056,225 $235,955 $200,000
341 Wright County (Except Buffalo) 2,151 45 577 904 620 $518,451,426 $241,140 $218,000
342 Hutchinson 352 3 90 150 109 $61,104,694 $173,593 $158,250
343 Mcleod County 288 3 79 143 63 $47,057,702 $163,395 $157,494
360 Robbinsdale 273 16 69 148 40 $52,866,762 $193,651 $196,900
367 Crystal 413 7 87 247 72 $83,220,384 $207,502 $197,500
362 New Hope 326 20 41 152 113 $71,548,353 $219,473 $224,400
363 Brooklyn Center 482 5 83 277 117 $93,567,976 $194,124 $195,000
364 Brooklyn Park 1,466 18 293 514 641 $362,932,256 $248,074 $229,000
365 Maple Grove/Osseo 1,405 2 405 468 530 $407,918,933 $290,334 $242,000
366 Champlin 463 1 90 193 179 $117,376,503 $253,513 $226,900
367 Hennepin-NOrth 231 2 37 70 122 $68,304,934 $295,692 $285,000
368 Hennepin•Northwest 253 1 16 85 151 $131.625,962 $520,261 $393,000
370 Sibley County 109 1 26 53 28 $17,289,364 $160,087 $146,100
373 Golden Valley 398 6 70 188 134 $124,381,510 $312,516 $260,500
374 Plymouth 1,253 32 385 367 468 $405,481,194 $323,608 $290,000
378 Richfield 664 93 132 335 104 $146,663,818 $227,212 $221,000
379 Bloo mington-East 419 28 86 210 95 $91,411,052 $218,165 $221,450
380 Bloo mington-West 797 43 183 305 265 $224,374,106 $281,523 $249,900
381 Lake Minnetonka 919 20 139 332 427 $577,869,616 $629,488 $427,750
385 Edina 791 59 195 255 280 $356,053,243 $450,131 $360,000
386 Hopkins 264 33 101 100 30 $55,757,388 $211,202 $194,450
387 Minnetanka 808 56 222 280 250 $285,352,159 $353,159 $290,000
391 Saint Louis Park 912 90 260 450 111 $225,944,273 $248,018 $230,000
392 Eden Prairie 1,307 53 344 367 534 $488,085,327 $374,874 $294,000
394 Carver County 631 2 108 296 225 $163,363,004 $258,895 $235,010
396 Chanhassen 467 1 132 125 209 $164,992,111 $353,302 $290,000
397 Chaska 479 5 128 182 164 $134,618,875 $281,629 $241,000
398 Victoria 140 0 13 36 91 $66,377,887 $474,128 $386,250
Division II
600 West St. Paui 288 13 90 119 66 $60,911,409 $211,498 $202,500
602 South St. Paul 305 14 90 148 52 $61,185,851 $200,609 $197,500
604 Mendota/Lilydale/Mendota Heights 142 5 26 56 55 $56,597,046 $398,571 $343,000
605 Sunfish Lake 5 0 0 1 4 $3,787,500 $757,500 $650,000
608 Inver Grove Heights 453 1 168 151 133 $124,905,238 $275,729 $221,000
610 Eagan 1,292 52 438 383 419 $327,828,876 $254,526 $231,025
612 Burnsville 1,006 31 317 322 335 $246,612,360 $245,142 $235,500
614 Apple Valley 1,065 24 388 334 319 $265,141,777 $249,193 $223,000
616 Rosemount 487 1 116 200 170 $129,287,034 $266,023 $238,200
617 Hastings 409 2 117 172 118 $92,171,383 $225,358 $202,500
678 Easter� Dakota County 28 0 1 15 12 $9,232,940 $329,748 $300,000
624 Farmington 652 0 175 242 235 $156,239,603 $239,999 $229,900
626 Lakeville 1,058 3 160 375 520 $331,559,956 $313,680 $279,000
628 Southern Dakota County 45 0 7 13 25 $13,479,278 $299,540 $265,000
630 Northfield 353 4 106 135 108 $89,856,232 $254,550 $233,000
632 Rice County 449 7 92 216 133 $95,562,930 $212,835 $193,800
640 Shakopee 872 4 263 341 264 $227,432,521 $260,817 $217,900
642 Prior Lake 614 22 122 227 243 $230,841,644 $376,577 $293,000
644 Savage 551 0 87 215 249 $158,935,000 $288,448 $264,900
646 Jordan 112 0 16 49 47 $32,162,582 $287,166 $256,000
648 New Prague 377 2 67 169 138 $109,10�,330 $289,409 $253,000
B50 Belle Plaine 201 1 43 92 65 $44,748,552 $222,630 $217,000
658 Leaueur County 276 2 74 139 61 $50,817,471 $184,791 $165,000
660 Goodhue County 511 8 119 215 169 $101,021,276 $197,693 $169,000
Division I
702 Falcon Hghts/Lauderdale/Rseville 499 38 109 254 98 $125,209,290 $251,424 $233,000
705 Lina Lakes/Hugo/Centerville 686 0 161 274 257 $206,804,490 $301,904 $271,800
706 North Central Surburban 355 8 113 100 134 $114,621,616 $322,878 $257,900
707 Mam Lake 197 1 13 65 118 $71,578,589 $363,343 $366,500
708 White Bear Area 696 8 182 274 232 $211,245,265 $303,513 $244,900
709 Forest Lake Area 486 4 97 217 168 $137,545,473 $283,599 $248,893
710 Northeast Anoka County 105 2 18 59 24 $30,090,825 $286,579 $274,000
711 Southern Chisago County 737 10 178 343 206 $178,194,060 $241,783 $221,000
712 MaplewoodlNorth St. Paul 717 14 158 342 203 $170,092,044 $237,227 $219,900
713 Bethel 189 1 32 101 55 $51,325,489 $2�1,563 $260,000
714 SP-Phalen 455 3 103 251 98 $82,818,436 $182,019 $177,675
71fi SP-HiileresUHazel ParklDytons Bfff 736 18 185 406 126 $131,570,553 $1�8,764 $178,950
720 SP-Southeast St. Paul 148 1 32 85 30 $31,171,713 $210,616 $208,450
---721 Lakeland/Afton/Denmark 90 0 11 35 44 $34,700,900 $385,566 $310,600
722 Newport/St. Paul Prk/Cottage Grove 762 3 120 334 305 $184,626,409 $242,292 $222,600
725 Pine Springs/Lake Elm olOakdale 570 0 186 220 164 $144,498,t32 $253,505 $223,500
726 W oodbury 1,419 9 465 363 581 $437,365,176 $308,438 $282,500
727 StillwateNBayport 567 7 140 210 209 $793,478,096 $341,231 $289,000
728 SP-RiverviewlCherokee 168 3 35 95 35 $32,105,823 $191,106 $182,250
738 SP-Home CrofUW 7Th 113 6 38 49 20 $20,125,814 $178,105 $179,000
740 SP-Crocus Hill 327 99 114 49 64 $108,299,704 $332,208 $254,380
(Continued on page 6)
2 20o R i
5 es dential Activity Report
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��Dis�rict �Ma s
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Minneapolis 363 Brooklyn Cen[er 7oz Falcon Heights/Lauderdale/Roseville 727 Stillwa[er/Bayport 766 MoundsviewfNew Brighton/
30o Calhoun Isles 364 Brooklyn Park 705 Lino �akes/Hugo/Centerville 7z8 Riverview/Cherokee St. Anthony Village
3ot Camden 365 Maple Grove/Osseo 706 South Central Suburban 738 Homecrok/West 7th St. 767 Coon Rapids
3oz Central 366 Champlin 707 Ham Lake 74o Crocus Hill 768 Fridley
90; Longfellow 367 Hennepin Co North 708 White Bear Area 74� Downtown/Capirol Heights 769 Anoka
;04 Nokomis 3fi8 Hennepin C. NW 709 Forest Lake 7qz Cen[ral 77o Hilltop/Columbia Heights
305 North 37o Sibley Counry 7�o Northeast Anoka County 744 Como 77� Spring Lake Park
go6 Northeast 373 Golden Valley 7�i Southem Chisago County 746 St. An[hony/Midway 77z Lexington/Cirde Pines
;07 Phillips 374 Plymou[h 7�z Maplewood/North St. Paul 748 Town and CountryJMerriam Park 78o Sherburne County
;08 Powderhorn 378 Richfield 7�3 gethel 75o Mac/Groveland/River Road Area 78z Isanti County
309 Southwest 379 Bloomington Eas[ 7�4 Phalen 75z Highla�d Area 783 Cambridge
9io University 3 Bloomington West 7�6 Hillcrest/Dayton's Bluff/Hazel Park 754 Big Lake Township 784 Northera Chisago County
38i Lake Minnetonka 72o Southeast St. Paul 35 Elk River 805 Wes[ern Wisconsin
Suburban and other areas 3 Edina 72i Lakeland/Akon/Denmark 75 Northwes[ern Anoka County
34o Buffalo 386 Hopkfns 72z NewportfSL Paul Park/Cottage Grove 76o Ramsey
34� Wright Coun[y 387 Minnetonka 725 Pine Spings/Lake Elmo/Oakdale 76z A�dover
3qz Hu[chinson 39� SL Louis Park 726 Woodbury 764 Blaine
343 McLeod County 39z Eden Prairie 765 Arden Hilis/Shoreview
36o Robbinsdale 394 Carver County
36i Crys[al 396 Chanhassen
36z New Hope 397 Chaska
39 Victoria NunhChi�aguCoumy
783
l'umbndge
7S? 711
7 Iwnti Cuunry SuuN CY�isugu Cuunry
Sherbume Co J
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Nonhweuern Bethel
75J 756 Amku Counly 710
TuwnNi EI¢ River NaiA 7(19
P E Y Forcx� L:A:e
Buffalo ih Anuku �rcu
Hennepin(;uumyN�xN t(( Coumy
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C Hennepin Cuunly N W 761 Anoku Cwn Lino L:�k4HukW
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J73 3115 771 7(3
GoWenVulley J02 31U 7f16 711N
3 770 Wu��ern Wi.uonsm
V 781 LI }IMI 7 SOl
L�ke Minnemnka SL Luuis P:vk 111A 711? 712
7%6 7^_3
1N7 3(N 7141
m 7J6 7W 71
I 7JN TuwMCuun�ry. Mem:un Rk.. 71
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3Hfl Cl�whas�en Edi�u l78 iY 7^6 7?I
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75? Af�aJ
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3 84wHnink�� 73tl Hume�rufVWes1 7�h SI
)97 Blowningwn 7JIIGa.'usHill
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741 DnwmowNCupitd Neigh�s
bpq 60o West Sc Paul
6�5 6oz Sou[h St Paul
nos�m�YC.����y 6oq Mendota/Lilydale/Mendota Hts
tit0 608 6o5 Sunfish Lake
r L f 608 Inver Grove Heights
Shakopee 6`�4 I 6io Eagan
Savage 612 616 617 6iz Bumsville
6�'� Rosemount Hus[ing= 6iq Apple Valley
6i6 Rosemount
�yb bd? ��g 6i7 Hastings
7ordan PriorLaAe 6 6i8 Eastern Oako[a County
6?a Eastern Dako�a Co 6z4 Farmington
6z6 Lakeville
6a8 South Dakota Counry
6z$ 63o Northfield
Southern Dalcota 63z Rice Counry
650 bt8 Counry 6¢o Shakopee
Belle Ptaine New Prague/Scott County 630 6qa Prior Lake
Northtiald 6qq Savage
646 Jordan
648 New PragueJSmtt County
63? 660 GWdhue Counry 65o Beile Plaine
658 Rice County 658 LeSueur County
LeSueurCoun[y 66o Goodhue County
i2 2005 Residential Activity Report
CITY OF' BROOKLYN C�ENTER,
A,
RESIDENTIAL NEIGHBORHOODS
2006 ASSESSMENT AVG. LOT VALUE 50 RIVER INFLUENCE
AVG �.OT 4,�4b,.:
51 NORTHWEST 52 NORTHEAST
IR l�aS��� ��T1L�i ��\N
S C Y
.A1/G LO'F�$57,OQ��
AVG L07 $56,400
53 WEST CENTRAL
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I
�avc ��s,3oa
��,�5 �����a�.�,..��
54 SOUTHEAST
i 55 SQ., W ST er
z w ,F
t A a6,600 '�VG,LQ'T` $54,700
e–��.
x
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56 LAKE FRONT
k,
AVG LOT $1.49,9� 56 RIVER F NT
1
a
AVG LOT �$'173�338,_
a
I N
THIS MAP PREPARED BY THE ASSESSING DIVISION FOR ILLUSTRATIVE PURPOSES ONLY.
12/27/05 JB
City of Brooklyn Center
1997 THRU 2006 GROWTH IN
RESIDENTIAL ASSESSED VALUE AND TAX CAPACITY
MEDIAN SINGLE FAMILY VALUE AND TAX CAPACITY TAX YEARS 1998 THRU 2007
Median Value Percentage Tax Capacity Percentage
Change Change
Single Family Residential gg0,000 2.96% $842.50 1.02%
Payable 1998
Single Family Residential $g4,000 5.00% $903.00 7.18%
Payable 7999
Single Family Residential $90,100 7.26% $992.65 9.93%
Payable 2000
Single Family Residentiai g�05,600 17.20% $1,248.40 25.76%
Payable 2001
Single Family Residential $719,300 12.97% $1,193.00 -4.44°/a
Payable 2002
Single Family Residential $140,200 17.52% $1,402.00 17.52%
Payable 2003
Single Family Residential $152,000 8.42% $1,520.00 8.42%
Payable 2004
Single Family Residential $164,100 7.96/0
Payable 2005 51,641.00 7.96%
1 Single Family Residential $��6,400 7.50% 51,764.00 7.50°l0
Payable 2006
Single Family Residential g�90,400 7.94% $1,904.00 7.94°/a
Payable 2007
Current state law limits the growth in taxable value to an 15% increase from the previous years
taxable value, or 25°l0 of the difference, whichever is greater, excluding improvements.
G'�HOFR0�2WGY2006 MLS SAlES XLSNaIw vs caPaciry
4/25/2006
2005 vs 2006
VALUATION CHANGES FOR
BROOKLYN CENTER SINGLE FAMILY RESIDENTIAL PROPERTIES
Payable 2006 TO 2007
excluding improvements
PERCENTAGE OF NUMBER OF PERCENTAGE OF
CHANGE PARCELS RESIDENTIAL
PARCELS
-26 TO -20 2 0.03%
-20 TO -10 0 0.00%
-10 TO -1 4 0.05%
NO CHANGE �7g 2 4%
+1 TO +5% 3,096 42.4%
+5% TO +10% 2,229 30.5°/a
+10% TO +20% 1,683 23.1
+20% TO +30% 85 1.2%
+30% TO +40% 15 0.2%
+40% TO +50% 6 0.1
+50% to +80% 3 0.0%
TOTAL 7,299 100.0°/4
Parcels with increasing values 7 117 97.5%
Parcels with an increase of more
than o% 1,792 24.6%
Parcels with an increase of more
than 20%
109 1.5%
Parcels with declining values 6 0.1
Typically homes with declining values represent homes that have been damaged by fire, razed and/or
homes under renovation not completed at the time of the assessment.
Note: Approximately 27% of all single family residential properties in Brooklyn Center wiil have a
taxable market va�ue that is less than the assessed market value for the 2006 assessment for taxes
payable in 2007. Some of the larger increases were a result of adjustments to land value and structure
rates. The average increase was 6.6% on single family residential homes.
G:IBOARD\20061�GROW THO6 sD�eatlsheet.%�5�2005growth
4/25(2006
Reg�deaitial ?UpGV�aleics�.
Residential ZOOfi Values REV/SED 02/13/06
Targel 9G.5 Number Median Average Average Averuge Ratio Ratius Ratios N Ratios Ratios
Area ofSales Ralio C.O.D. Change Landvalue E.M.V. SalePrice Range Under85% UnderB�% Over106% OveriOG%
City (All Residen[ial)
City(SFSO-Sfi) d93 97.0 5.2 6.9'% 57,927 5193,J67 5199,U97 80.9-115.6 5 L01% J7 953%
J/OS 9/OS (SF 50-Sfi) 278 95.5 d.S S 195,7I3 $204,69I 80.9-115.2 5 1.80 1 I 396%
N 50 10 Y7.0 3.6 J.0'% 64,323 5215,390 $21 fi,8fi0 9J.0-IOfi.6 0 0.00'%� I 10.00
N 51 78 95.1 4.5 SZ'% S 57,064 SIY5,112 5206,101 80.9-109.7 2 2.56% Z 2.56'%
N 52 78 949 4.8 5.6'% S 56.42Y SI97,IJ4 5206,Y33 82.9-I08.3 1 I.28 3 3.55
N 53 165 YR.7 5.3 10.8'% 56,335 5197,117 5200,68J 83.5-1 I5.5 1 0.61 20 t2.12
IV54 131 97.5 5Z 5.2% S 54,699 5180,9:3 $184,773 83.8-IIS.fi I 0.76% 17 12.98'%
N 55 29 99.0 5.6 5.1 56,587 5195,075 $I96,h07 88.4-114.6 0 0.00 4 13.79'%
NSfi(RL's) 2 99.6 l.i 4.3% S 162,673 5373,550 $374,950 98.6-100.7 0 O.OU% 0 0.00%
Q�I/Class0l #DN/0! kDIV/0!
Qul/Class02 #DIV/0! NDIV/0!
QaI/CIas50J #DIV/O! kDIV/O!
Qal/Class 04 16 �03.1 4.7 S 232,100 S 224,978 94A-IIJ.6 0 0.00'% 7 43.75'Y
Qal/Class OS 28 95.7 3A S 219,6U7 $?2A,187 8I.4-104.3 U O.UO'% 0 O.OU'%
Qai/Class 06 92 96.9 S.fi S 205,825 210,b2fi 86.J-I15.6 1 1.09'% 12 13.04'%,
Qal/Class07 356 96.7 51 S 186,617 193,13U SU.9-IISS 5 1.40% 28 7.87'%
Qal/Class OS I 99.7 S 135,500 IJ6,000 99.7 0 O.OU 0 0.00'%
Qal/ClassO') qVAWE! #VALUE!
Qal/Class 10 #DIV/0! pU1W0!
Qul/Cl�ss I I #DIV/0! #DIV/0!
Qal/Cluss 12 #DIV/0! #DIV/0!
Salc Price uader $IAQOW 2 1139 L2 S I58,')00 139,500 112.6-1151 0 9.00'% 2 IOOAO'%
SalcPrice$IJ0,001toS16U,000 IS 101.7 5.8 S 157,63J S I53,255 913-I14.5 0 0.00% fi 33.33%�
S•rle Price$Ifi0,001 to $I80,000 78 IU3.3 -0.4 S 177,06Y 172,6J2 88.5-115.5 0 0.00% 20 25.6d'%
Sale Price $I80,001 fo $2UQ000 I77 97.0 4.6 S 185,943 191,A01 83.8-111.2 0 0.00'% 10 S.fiS%
Sale Price $200,001 to $225,OW 159 95.7 J.5 S 202,3y6 211,3`)9 82.9-114.6 I 0.63'% 8 5.03'%
Sale Price $?25,001 to $250,000 55 Y3.0 4.6 219,452 233,Yfi0 80.9-IOY.7 3 5.45'% 1 I.82'%
S•rle Price $250,001 to 5275,000 I 91,2 S 241,700 S 265A00 91Z 0 0.00'% 0 0.00'%
Sale Price $275,001 to $300,000 1 94A S 261,300 S 278,000 94 0 0.00'% 0 OAU
Sale Price $300,001 und Over 2 99.6 I.I S 373,550 374,950 98.6-IOU.7 0 0.00'%� 0 0.00'%
EblVundcr$Id0,000 I 91.3 S 137,000 150,400 91.3 0 O.00U 0 0.00'%
EbIV$WII,001 to$IG0,000 IS 95.3 51 S 149,773 157,853 83.8-112.6 1 6.67'% I 6.67'%
EMV$1(11,001 to$180,000 111 95.9 5.9 173,282 S 17I,525 85.6-1151 0 0.00% 12 I0.81'%
EMV $ISU,001 fo $200,000 198 H6J 5.0 S 189,?62 S 195,986 80.9-t 15.6 3 1.52 14 7.07
E�IV $20QOUI to$225,000 132 98A J.8 S 208,979 S 213,710 84.4-1�5.5 I 0.7fi% IJ 10.61'%
EMV $225,001 to 5250,000 32 Y9.8 J.5 S 232,412 S 232,277 91.2-I14.6 0 0.00'% 5 15.63'%
EhIV $250,UOi to $275,000 2 1019 7.7 259,050 S 25fi 94.0-109.7 0 0.00'% I 50.00'%,
EMV $275,000 to $300,000 #VALUE! #VALUE!
ENIV $J00,001 and Over 2 99.6 I.I S J73,550 37J,950 98.6-100.7 0 0.00'% U 0.00'%
Ramblcr 380 H6.Y 5.3 SI91.428 $197,260 80.9--115.2 5 1J?% JS 9.21'%�
Split Entry 24 96.9 4A 52�4.870 5222.078 8fi.7-109.2 0 0.00 I 4.17
Spli[ Level 1J 97.8 4.3 5206,158 5210,965 YOA-115.5 0 O.UO 2 5.88'%
I I/4 Exp. JI 96.2 5.8 5182.814 $185,169 85.1�-115.6 0 0.00'% 5 12.20'%
1 I/2 Esp. 6 95.J 5.0 5189,71fi $19fi,98S 88.1JOfiJ 0 0.00'% I 16.67'%
1 3/4 Exp. I IOG.6 5231,400 $217,U00 IUl.6 0 0.00'% I 100.00'%
2 Story 7 99.1 JA 5229.371 ,$225.6ri 959-109J 0 0.00 2 28.57'%
Iliginvay/Freeway (-.112) 32 97.1 5.2 SI89.SJJ $�94,559 86.8d09.2 6 0.00'% 3 9J8'%
Apartmenls (-.OJ) 11 98,1 4.0 5225,590 $234,136 90.5-101.7 0 0.00% 0 0.00'%
Commcrcialllndustrial (-.01) 2 106,0 5.4 5185,700 $17fi,450 100.3-111.8 0 0.00% 1 SU.00'%
Thru Street (-.02) 50 97.5 5.3 St87,358 $190,950 85.7-115.6 0 0.00 J 8.00
Railroad (-.OJ) I 99.0 5208,000 5210,000 99 0 0.00% 0 0.00'%
Park (+.03) 24 96.8 4.9 S206,858 $211,655 8Y.5-108.5 0 0.00 2 8.3J
dirport (-.03) #DIV/0! #DIV/0!
All Townhouses (637) 52 96.6 4.3 6.4 3 28,657 5155,498 5159,422 87.6-111.8 0 0.00'% 4 7.69'%
K,��iei.ees 6 98.2 2.6 5155,200 E156,300 95.2-105.8 0 OAO% 0 0.00'%
seiss 16 97.1 3.6 5163,112 $166,576 91.0-106.6 0 0.00% 1 6.25'%
sr�i�' i.evr;i. 1 106.1 5164,400 $155,000 0.00 0.00
i vi e.p #DIV/0! #DIVlO!
a sroHV 30 95.1 4.6 5152,703 3157,898 87.6-111.8 0 0.00 6.67
Cundominiums 10 99.5 4.1 0.3 5 16,000 E109,760 5111,040 88.2-104.8 0 0.00% 0 0.00%
Double's 3 9J.6 5.0 4.8% 68,J?6 S3U,�66 $328,567 88.1-102:1 0 0.00% 0 DAO'%
#DIV/0! #DIV/0!
idemial\Raiios\f2005 Rcs RaliosOGasmlXLSlPrclim 200G Asmt
r
CITY OF BROOKLYN CENTER
2005 TOWNHOME SALE ANALYSIS 2006 ASSESSMENT
SALES FROM OCTOBER, 2004 TO SEPTEMBER, 2005
NBHD TOWNHOME COMPLEX of Units SALES AVG. SALE PRICE
100 Evergreen Estates 8 0 No Sales
105 Rosemary Terrace 10 0 No Sales
110 Humboidt Square 8 0 No Sales
115 Riverwood 21 2 $171,300
120 Brookwood 32 3 $159,633
125 Northbrook Est. 8 0 No Sales
130 Madsen Flora! 28 1 $155,000
140 Moorwood 36 5 $168,000
150-152 Hi-Crest 60 6 $145,883
160 Earle Brown Farm Estates 100 8 $146,000
170-172 Earle Brown Farm Townhomes 20 0 No Sales
180 Creek Villas 103 11 $166,372 I I
190-194 MaNard Creek 206 14 $158,290 i
195 Beard Ave 4 0 No Sales
196 Riven�vood Estates Townhomes 21 1 $204,000
197 France Ave 4 0 No Sales
198 Tanami 2nd Addn-Bristol Villa.qe 21 8 $203,075
Totals 690 59
70WNHOME SALES BY STYLE
i
SALES TOWNHOME STYLE AVG. MKT VALUE AVG. SALE PRICE I
6 Rambler $155,200 $156,300
16 Split Entry/Spiif Foyer $163,112 $166,576
1 Split Leve! $164,400 $155,000
0 1/'2 E xpansion $0 $0
29 Two Story $151,051 $156,274
"2 Story average does not include new construction sales from Bristol Village TH's
G:180ARD\20061(THSALES 08ASMT.XLS]Townhomes Sales 2005
Growth Analysis of Townhome Neighborhoods
2006 Assessment
Nbad Townhome Complex Percent of Growth
100 Everqreen Estates 7.0%
105 Rosemary Terrace 3.7%
110 Humboldt Square 4.0%
115 Riverwood 5.8%
120 Brookwood 0.9%
125 Northbrook Estates 2.5%
130 Madsen Floral 1.7%
140 Moorwood 1.9%
150 -152 Hi-Crest 2.6%
160 Earle Brown Farm Estates 6.9%
170-172 Earle Brown Farm Townhomes 5.3%
180 Creek Villas 2.3%
190 -194 Mallard Creek 2.7%
195 Beard Avenue Condo's 3.3%
196 Riverwood Estates 6.4%
197 France Ave 4.6%
198 Tanami 2nd Addn-Bristol Villaqe N/A
Townhomes in Brookl n Center saw an avera e increase of 6.4% in
Y 9
the 2006 assessment for taxes payable in 2007.
4/24/2006
COMMERCIAL AND INDUSTRIAL ANALYSIS 2005 VS. 2006
2005 2006 New Change �o Change
Type of Property EMV Totals EMV Totals Construction Exciuding Improv. Including Improv.
Auto 8� Gas Station $11,135,400 $11,189,300 $0 0.5% 0.5%
Auto Dealers $25,684,400 526,261,900 SO 2.2% 2.2%
Banks $4,986,200 $5,188,700 $0 4.1% 4.1%
Bowling $1,424,000 S1,d80,000 SO 3.9°/a 3.9%
Day Care $704,000 5726,000 SO 31% 3.1
t Fast-Food $4,003,700 54,787,000 5595,000 4.7% 19.6%
Greenhouse Farm House $883,900 5980,200 SO 10.9°/a 10.9%
H@alth CIUb $4,775,000 $5�450�000 $0 14.1% 14.1%
Hotel Mote) $25,999,500 527,932,000 $0 7.4% 7.4%
MedicalOffice $10,958,500 $11,188,100 $0 2.1% 2.1%
Office Large $29,930,000 530,900,000 $290,000 23% 3.2%
Office Small $12,68Q900 512,799,400 550,000 0.5 0.9%
Office Condominiums $2,118,000 52,118,000 SO 0.0% 0.0%
Restaurant $12,999,000 513,048,500 $0 0.4 0.4%
Retail (IncludesMall Anchors) $56,337,900 560,101,000 $1,700,000 3.7% 6.7%
Shopping Centers In-Line
MalUParking $45,760,700 546,724,800 $200,000 1.7% 2.1%
Theater $11,755,000 511,965,000 SO 1.8% 1.8°/a
Vacant Land $5,372,700 $S,St9,200 SO 2.7% 2.7°/a
Veterinary $420,000 $439,000 $0 4.5% 4.5%
Commercial Totai $267,928,800 5278,798,100 52,835,000 3.0% 4.1%
Industrial North $64,579,000 $75,835,000 $1,105,000 15.7% 17.4%
Industrial South $36,342,000 539,110,000 525,000 7.5% 7.6°/a
Industrial Total $100,921,000 5114,945,000 51,130,000 12.8% 13.9%
Total C 81 Assessment $368,849,800 5393,743,100 53,965,000 5.7% 6.7%
G:\SPREDSHTWssessor12008cieu2006 Growth.XLS]2006 C 8 1
s
.r
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O �a. -.as
a._. ';��First Quarte���`A0�
Current Real Estate Market Conditions
Strong office performance continues More industrial growth seen in 2006
Absorption was impressive during the first quarter The industrial market began 2006 with moderately
of 2006 and marked a continuation of the strong strong absorption. There was an overall occupancy
performance seen during 2005. The Twin Cities gain of 654,269 sq. ft. and vacancy fell from the
office market enjoyed 463,000 sq. ft. of absorption, 12.9% seen last quarter to 12.3%, a decrease of .6%.
nearly mirroring the 492,p00 sq. ft. absorbed dur-
Jeffrey L. LaFavre, SIOR, MCR, CCIM
ing the first quarter of last year. Vacancy dropped Demand for warehouse space has been driven by ManagingPrincipal
from 17.5 last quarter to 16.7%, a decrease of .8%. increasing import and export activity. The state's Dear Clients and Friends:
economic strength has pushed up demand for The Twin Cities' office and
Office market activity was strongest in the imported goods accordi�g to the International industrial markets continue
Minneapolis Central Business District (CBD), i Transportation Management Association, which to show improvemenc as
Southwest (SW), and West sectors. Two significant says finding enough trucking capacity to handie de- �acancy Ievels �r,cn downward.
This trend is validated by
sales include 50 South Sixth Street which sold in mand has been difficult. Exports of manufactured the disappearance of mosc
Minneapolis for $194 million and Lawson Commons goods rose by 17% co $13.8 billion during 2005 concessions in both the office
which sold in St. Paul for $84.5 million. according to the Department of Employment and and industrial segments. We
expect rising rental rates and
Economic Development (DEED), with exports to concession reduccions co
Developers are ready to take advantage of the cur- China rising by a record-breaking 71 over the year. concinue.
rent market upswing with plans to move forward
Our industry has normalized a
on new speculative office projects for the first time With large blocks of space drying up and vacan- „acancy race of �096 or �ess co
since 2000. Speculative projects are those built be- cies on the decline, several developments are indicate a favorable �andlord
fore space is pre-leased with the expectation that planned for the Twin Cities industrial f113fICEt. market. Few markets have
market strength will deliver tenants by completion. One example is Duke's plan to build a 1.5 to 2 hit 10�6 vacancy levels, buc
boch Class A office and office
Duke Realty is set to break ground in April on million sq. ft. industrial park in Lakeville. Lakeville arehouse space are quickly
the 332,000 sq. ft. Norman Pointe II at I-494 and is one of few areas with industrial land options approaching this magical
Highway 100 with plans to complete construction available near the I-35 corridor, making it a likely number.
in October of 2007. OPUS Northwest plans to area for healthy industrial growth during the com- yy hope our reporc �s of
move forward with a 600,000 sq. ft. speculative ing years. Another development, the 128,000 sq. value to you�and that you
development at the site of a vacant Supervalu store ft. Minneapolis Business Center, is planned by utilize the services of our many
in Hopkins. I Real Estate Recycling for a brownfield site in the professionals to leverage their
knowledge and experience to
northwest corner of Minneapolis. yo�radvancage.7hankyo�
��x s for the opportunity to work
x. e:� ar�
togecher and we look forward
a 'w' z
to continuing to expand our
relationships with you.
Net VacancyRam Vacancy
$eccor Invenmry Vacanc Race y
Ahso�pcion Q4/05 QII06 Change Nec Y Vacanc
Seccor Imencory _$I ncerety
I AnokaCouncy 671,775 -3,987 IS.�X 16.OY. 0.6X Ahsorpaon Q4/OS QIf06 Change
DakocaCouncy 2,080.425 6,369 8.9X B.fiX -0.3X AnokaCouncy 4,951.304 6,8�8 19.6X ��95X Q:IX�.
Minnea olis CBD
p 24,751,528 757,86Z 20.3x I8.3X -2.OX
DakonCoun IIAB9 73 4 9 X 1.8X •-I
.2 2 0 35 I S 5 3 .7X
ry i
MinneapolisNon-CBD 2,219,415 16,206 19.SY. IB.7Y. -0.8X Mleneapolis B,A9,685 21.497�. B.OX ���t�T.7X .•0.3%� '.I�ff�eY L. LdFdV�2,
Northeazc5eaor 3,105.060 -70,388 16.7%� 19.0% 2.3X NorcheascSecmr 9,OSO,B91 88.80� 13.SX I2.6x -0.9X l
CCIM, MCR, SIOR
NorthwestSecror 1,40fi,616 16,595 28.�X 26.8X -11X Norchwesc5eccor t5.062,109�' l52,353 (1.47.' 1G.4X 0 Md(Idglflg P�II1CIPdl
Sc. Paul CBD 7J59,082 -86,330 19.3X 20.SX 11x Scocc Counq 2.5�8,398 44,229 M.9X 23.IX -1-.8X
Sc. Paul Nan-CBD 1,999,329 -1,246 6.IY. 6.IY. O.OX Sc. Paul 6.481.124 -8Q.849 Z4K 8-4X-�:. LOX.
Souchwen Settor 15,3J5,901 122J52 13.6X 13.OX -0.6%- Sou�hwesc Seaor 16.021,730 J9,066 N.BX 15.2X 0.1X '�'[JRLEY
Wuhmgcon Counry 6N,430 3 310 18 OX 18.6X 0.6X Washington Counq I B76 105 45159 5 bX 3 2X 2.4,ti' jy�,A]t'I'jjQ
I
Wesc Seccor 7 718 427 108.183 178X 16.4X 1.4X Wesc Seaor I S 4 V 500 21� 832 I I 6% 10 4X 1.2x TLTCKER
a. n r_
�Tw�nGnesMevo �6d734y�8:::_4b2706 -�tTS� I �0.&X�
_,....Y�.6=� �in�ties Metfo 9I UJ& 414. 65�26� 9X 2
�����sx:�
Commereiat Real Estate Seruices
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�f ��r�:'
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s» .�.ti_�.
1 Twin Cities Office Mar cet
Highlights and Observations
The class A segment of the Minneapolis CBD is seeing
the beginning of a landlord's market at 12.9% vacant.
With no new buildings on the horizon, Class A owners ��.!�Q���'
are willing to wait for higher rents and tenants with r p '�s..
strong credit.
�r?;�
t�>'
The sector with the highest absorption during the first
quarter was che Minneapolis CBD, which saw 358,000
sq. ft. of new occupancy. The most significant contribu- r=�.�- w
tion to this growth was a 172,000 sq. ft. expansion by f
Target Corporation. '�r'���,�� x p4 f
Class A properties have enjoyed leasing success at the $,�n ��,y
expense of their Class 6 counterparts in the SW. As Y
a result, there is a scarcity of large Class A spaces for
lease, leading to planned developments in Golden Valley,
Hopkins, and Bloomington. The end of the quarter P x. =K
showed only 14 buildings in the SW with 25,000 sq. ft.
or more of contiguous space available, four with 50,000 D
sq. ft. or more, and only one space over 100,000 sq.
ft avai�able.
z
QI/�S�.i .2a r�,, �'�p�
Office investment sales continue at a fast pace.
More properties will be coming to market in second Source: Colliers Turley Mortin Tucker
quarter.
Expect to see... I�
improvement around the airport and the Mall of
America. Light rail stops in these areas are beginning
to attract interest which should lead to more leasing `3:
and new office development. �R I
...class A rates rise in the SW sector as sizable
class A spaces remain scarce and new product
comes online in 2007. Higher Class A rates will Tre i5 0,834 sq. ft. L&E Crr�ce pun� ro, Wn�cn mdudes
c,he Eugandale Gf(�ce Center, was sold (or $i3,2b9.4Zb
bolster Class B activity as some class A tenants with
expiring leases baulk ac the rent increases required to
renew or relocate to new developments.
1:'"t. __t. M Y. Y.
s;.
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�j F�-a� ...��.:..�u R:����..,...�...._.��.. ��„a„ First Quarter��QQ6.
rGC�. �..d«2..
Twin Cities ndustria Marcet
Highlights and Observations
The highest absorption in the Twin Cities indus
trial market occurred in Dakota County which gained x 3z
240,000 sq. ft. of occupancy, and the West metro which '�'F �Q"'�'���
saw 2l0,000 sq. f.t. of absorption. Their combined gains Q���'�.
�gr hou.��, e�t s C94ti1..:� G..
accounted for 68.8% of the industrial absorption seen ,R,
in the market. r��
a w
w �r,•tz �.,�L a y.�:.'
Vacancy in the Twin Cities industrial market has fallen
by 2.2 during the last year to end at 12.3 If the _v`�,� y
rate continues to fall at the same pace, the market will y
s ;r���
approach 10 vacancy by the end of the first quarter y
of 2007. �w
$'"g Y.����+j"m''..�? 3.',
Industrial investment sales activity has been strong,
with multi ple portfolios goin g under contract. i
Expect to See... i3 ��'�a�
a
,�R re�
A 11
rates rise in areas with development activity. i�
Although rates have remained fairly stable in recent f
i years, they will incrementally rise as more new product 9 n°����� rx'
QI,(OS 5 :_tQ3l�5 L
comes oniine in sectors such as Scott Count Dakota
Y�
County and the Northwest metro. Source: ColGers Turfey Ntort�n Tucker
"d�
...the conversion of multi-tenant industrial build-
ings into industrial condos. Few user buildings are
available for sale in the range of 5,000 to 20,000 sq.
.,R
ft. With almost no land available for building within
or near the inner ring and demand remaining high,
industrial condo cornersions will be priced at around
$100 per sq. ft. for units in shell condition.
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The 104,OOa sq. ft. GSI Lumonics building
was sold co Stag Properties jor $6,250,000
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�n ,t�"'�:�is�*" a �3.�.x�' Fit"St QU
E�,.:r� �y arter._
1
Metro Overview
Manufacturing will experience strong performance the nation as a whole, both of which were trending upward
throughout 2006 according to a forecast by the Federal as well. A rate of 4.4% held steady for the MSA during the
Reserve Bank of Minneapolis. This is resulting from in- first two months of 2006. The state began the year at 5%
creased orders, production levels, and productivity. While and saw a.I decrease in February, and the national rate
higher costs for energy and raw materials such as steel, has remained at 5. I% for the last 3 months.
asphalt, concrete, gypsum, and plastics could have an
impact on bottom lines, about two-thirds of manufactur- Employment growth for the MSA has been lackluster over
ers said they plan to pass these increased costs on to the past three months, adding 8,500 jobs, 2,700 of them
consumers. goods producing and 5,800 service-providing. Gains were
the strongest in leisure and hospitality which added 4,100
With the growth of manufacturing comes the challenge jobs; natural resources, mining and construction which
of finding skilled workers for an industry that has been added 2,500; and education and health services adding
more focused on using technology to increase productiv- 1,800. Other sectors with gains were manufacturing with
ity rather than hiring new workers. According to the 2006 200; trade, transportation and utilities with 200; other
Minnesota Manufactures Register, manufacturing actually se�vices with 700, and information with 100. Losses oc-
lost jobs during 2005 and had productivity gains in the curred in the government, financial activities, and profes-
industry. Now that the manufacturing sector is moving sional and business services, to the amounts of 800, 200,
from a recovery phase to one of growth, there are more and 100 respectively.
positions to fill than there are qualified graduates to take
them.
American City Business Journals conducted a study plao-
ing the Twin Cities at I Ith out of 50 markets for small Up Same Down
busine
ss vitalit n
y a d 5th for it's concentration of srnall �p
C�^
M
rusinesses'er I��,000 residents. 12-part formula was W,�„� 1�,��,,;'
used to rate the vitality of small businesses in metropolitan bo%
areas with more than I million residents and defines small sa%� F
k
�s,
.+�F" -.�-I. .:4.. �'s �ht.
busmesses as those with fewer than 100 em lo ees. The ��c ��t
P Y '4ox �i� �;9�. �a�
area's high ranking is largely attributed to its unusually
high concentration of small businesses. The growth rate 30% �q� �s^� *�r
o '�!i se- F
of small busmesses in the Twin Cities was 6/ from 2000 Zo%
to 2003, which outpaced the national rate of 3.4%.
iox
Y
Unemployment has been on the rise from November �`ox
i:�' a d�
of 2005 to February of this year within the 13-county a o d o
Metropolitan Statistical Area (MSA) according to DEED. 3 0��' Q fl '�F. 4` �,k
a ..Y' �c .H` �v,
Despite the increase, unemployment rates for the area Q
remain below those of the entire state of Minnesota and
�',«.�a:�� 2 a
Results of a random samqle survey o(Minnesoto
monufacturers canducted by DEED.
TURLEY 200 South Sixth Street Suite 1400
i MARTIN Minneapolis, MN 55402
phone:612/341-4444
fax: 612/347-9389
Commercial Rea! Estute Se�vices W tm2. eo m
r�r
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City of Brooklyn Center
Apartment Assessment Details
APARTMENT ANALYSIS 2006 VS. 2005
Change 2006 Average 2005 Average
2006 EMV Totals 2005 EMV Totals New Const�uCtion Excluding Improv. Average EMV EMV Per Unit EMV Per Unit
4-5 Units $7,924,000 $7,833,000 $0 1.2% $396,200 $99,050 $97,900
6-8 Units $2,476,000 $2,470,000 $0 0.2% $495,200 $72,824 $72,600
i
10-12 Units 58,351,000 $8,324,000 $0 0.3% 5642,400 $57,200 $57,0�0
18-36 Units 513,587,000 $13,735,000 $8,000 -1.1% $1,502,000 $57,200 $58,200
48-75 Units $30,902,000 $30,824,000 $45,000 0.1°/a $3,433,556 551,600 $51,400
76 $116,669,000 $116,418,000 $14,000 0.2% $7,291,813 $52,300 $52,182
Total Apartment Asmt $179,909,000 $179,604,000 $67,000 0.1% $65,029 $64,880
r
Recent Brooklyn Center Apartment Sales 2006 Assessment
unn neoX
Year Total PriCe per p�ice per Price per
Sale PID Street Date of Sale Sale Prke 2005 AEMV ratio Built Units Eff 1 BR 2 BR 3 BR Garages GBA U�it Sq Ft BR
i
I
i
1 01-� �e-21-42-0019 5547 Lyndafe Ave N 1/21/2005 $377,551 $39i 103.6% 1965 4 0 0 4 0 0 3,472 594,388 $108J4 $47,194
I
i
2 ot-lae-21-42-0021 5601 Lyndate Ave N 1/21l2005 $392,857 $401,000 102.1% 1975 4 0 0 4 0 4 3,528 s98,214 $111.35 $49,107
i
3 01-118-21-33-o�as 53U1 DupontAveN 4/19/2005 $435,000 $435,000 100.0% 1965 6 0 1 5 0 0 5,886 a72,500 $73.90 $39,545
i
i
4 10-118-21-32-0053 4204 LakebreezeAve 7/27/2005 $399,900 $391,000 97.8°/a 1965 4 0 0 4 0 4 3,622 599,975 $110.4f $49,988
i
i
i 5 2s-119-21-44-0068 1510 69th Ave N 7/28/2005 $404,250 $365,000 90.3% 1979 4 D 1 3 0 0 3,700 5101,063 $70926 $57,750 I
i
6 10-118-21-32-0071 4110 Lakebreeze Ave 8/12/2005 $380,000 $401,000 105.5% 1964 4 0 0 4 0 4 3,472 i95,000 $109.45 $47,500
I
i
i 7 1a118-21-32-0oe1 4806 Twin Lake Ave 7R8/2005 $402,000 $391,000 97.3% 1960 4 0 0 4 0 0 3,654 5100,500 $110.02 $50,250 I
g 35-119-21-11-0006 8819 HumboldtAveN 8l15/2005 $1,80U,OQ0 $1,994,000 110.8% 1970 36 3 0 33 0 0 3,600 550,000 $500.00 $26,0871
median 101.0% t965 4 596,607 $109.73 $48,304 �I
mean 100.9% t967.9 8.25 ;88,855 $154.14 $45,928 II
j
O:\SPREDSHiWeeecw�2008daYAPTSAIES.XLS]05 Relio
4/27/20068:28 AM
'b' ,.�..,_�,:i.r
-Hen�zepin Cou�zty Apartment Sales �_'v
Pid# Cih� Project of Sale Cash Equir Per Consl
Nanre Llnits Date Rea! Est Unit Yea�•CLCo�rd GBA f t;
rt .,z;.
1102724140075 NLOOMINGTO 4 Plex q 10/18/2004 a363,000 $90,750 196t E 3,137 y �s,,�
1211823320007 MEDINA q �p/2g/Zpp4 5401,800 $100,450 1971 D 5,816
a,
NEW HOPE 4- lex
1911821440067 p 4 11/17/2004 1963 r
$360,100 $90,025 C 3,200 v �t1, ,V' �t:�k,
2911921320002 BROOKLYN 4-Plex 4 12/9/2004 $390,200 $97.550 7965 D 3.770 F t
PARK
0111821420019 BROOKLYN 4-PLEX 4 7/21/2005 $372,194 $93,049 1960 3.472
CENTER
0171821420021 BROOKLYN 4-Plex 4 1/21/2005 3389,657 $97,414 1962 3,528
CENTER
0411821330026 CRYSTAL 4-plex 4 1/26/2005 a377,200 a94.300 1959 C 3.472
CRYSTAL 4- tex
0411821440063 p 4 ?J25/2005 �359,900 a89,975 1961 C 3,294
2911921330015 BROOKLYN 4-Piex 4 3/31/2005 a425,000 a106,250 1965 D 3,560
PARK
0811827t40039 CRYSTAL 4-plex 4 4/29/2005 a397.000 a99.250 1962 3,982
0617821410007 NEW HOPE 4-plex 4 7!8/2005 $366,750 $91,688 1960 C 3,654
3402824330026 RICHFIELD 4 7/15/2005 $388,800 $97,200 1966 C 3,968
3402824330028 RICHFIELD 4 7/15/2005 388 800 1966
3 $97,200 C 3,968
1871921310034 OSSEO 4 7/25/2005 $364.660 $91.165 1962 3.416
1U11821320�53 BROOKIYN 4-Plex 4 7/27/2005 $396,700 $99,175 1961 3,622
CENTER
_....=avar......_ ....._��.�:.u�,-�e,-..,._,_.. _....,,.�.:�.-._..ra=e.m,a,:.....,.
Tuesdn��, Noreneber 29, 1005
_,T_�
w a�
Project of Sale Caslr Eqrriv Per Co�ist t;
�Id# City Name Un�ts Date Rea! Est Clnil YearCLCond GBA P� i k
2611927440068 BROOKLYN 4-Plex 4 7/29/2005 $401,050 $100,263 1979 3,700
CENTER
1011821320071 BROOKLYN 4-Plex 4 8l12/2005 $365,000 $91,250 7964 3,472
CENTER
0417821440097 CRYSTAI 4-plex 4 8/19/2005 $317,500 $79,375 1961 D 3.538
3411723110110 EXCELSIOR 4 9/28/2005 a411,500 a102.875 1900 p 3,736 ':'i��<
I
2902824410019 RICHFIELD q g)pg/2005 $441,500 $110,375 �959 C 3,840
3102824110065 EDINA 6 10/28/2004 $712,000 E118.667 1963 8.436
0111821330746 BROOKLYN 4-Plex 6 4it9/2005 a428,000 $71,333 �960 5,886
CENTER
3502824440001 RICHFIELD 7 5/19/2005 y370,100 E52.871 1960 C 4,608 I
2911921330018 BROOKLYN 4-Plex 8 12/8/2004 a396,000 a49,500 1965 D 3,560
PARK
'i
1802824410183 EOINA 9 12/14/2004 31,305,000 3145,000 1962 C 74,193
i
1802824410282 EDINA 50th Street 9 3/18/2005 $1,800,000 $200.000 1962 14,193
Condo
3502824410007 RICHFIELD �p 1tl15I2004 $507,000 $50,70U Sg68 9,900
0602924130029 EOBBINSDAL Robin Hotei Z� �/3/2005 $449,000 $21,381 19a D 4,200
3502824110123 RICHFIELD ?OLF VIEW zZ gH�2005 $1,202,400 $54,655 1964 C 20,332
2602824310016 RICHFIELD g/31l2005 $1,207,400 $54,882 1959 C 19,272
7 81 1 721 1 7 0043 ST. LOUIS 10/3/2005 $1,322.000 �60,091 1961 C 20.406
PARK
K. ..L..� ...�,....W..
Tuesdn��, Noreuiber 29, 1005
'I
i �li"""�"i�■ a�
Project of Sale Caslr Eqrriv 3' Per Co»st
Pid# City Nan�e Uiuts Date Real Est Unit YenrCLCond GBA x a
0811821330070 NEW HOPE Ah Isiand 23 10/19/2004 $7,512,500 $65,761 1965 C 20.9T
P
3502824440025 RICHFIELD 23 5/19/2005 $1,238,500 a53,848 1965 19,044
040272442004t NLOOMINGTO Essex Green 29 �0/29l2004 $1,475,750 $50,888 1962 C 25,633 w
1911821430090 NEW HOPE Sunset 32 1/21l2005 $1,818,000 a56,813 970 C 36,024
ApaNments
CRYSTAL Hanson 1961
0911821220001 33 11/24/2004 51,495,000 $45,303 C 28,980
Court
Apa�tmenis
2602824410097 RICHFIELD 33 S/8/2005 $2,073,600 a62,836 1964 D 31,644 r
I 051t821240003 CRYSTAL Co rtian-----36 8/112005 E1,679.200 ---$46,644---1965 C- ;r;?•�, I i
3571921110006 BROOKLYN Humboldt 8/15/2005 b1,764.000 $49,000 1968. 36.000 �i
CENTER CouAs Apts
0411721320055 ST. LOUIS 43 3l7/2005 52,944.900 568,486 t989 C 37,785 ,1•:b
PARK
3502824340003 RICHFIELD THE 47 2/15/2005 $2,964,750 $63,080 1970 C 48,882
VIRGINIAN
2911924410044 ROCKFORD County Line 4B 7l28/2005 $2,314,000 $48.208 1987 C 57,542 I
Plaza
Apartments
20 7 7 821330094 NEW HOPE Rosalyn g0 2/28/2005 E3,330,000 $55,500 �962 C 49,140
Court
3511723130004 �CELSIOR 80 5/31/2005 $4,621.000 -$57,763 1972 D 77,472
2411722120002 HOPKINS OAKRIDGE g3 3/8/2005 $5,412,750 $65,214 1972 C 88,920
APTS
'F 0111622240054 EDEN PRAIRIE Regency 86 6/20l2005 a13,035,000 $151,570 1995 B 173,974
Parc
Townhomes
1371822410008 PLYMOUTH The Place 192 �y�4/2004 a10.736,000 $55,917 1972 C 290,177
Apt.
...M
r...
Tuesdai�, Nore�a6er 29, 2005
■,.R
i -i._._-�-�-_--�-----�._--w■r---�i�
Project of Sale Cas/i Eqrriv S Per Co»st CLCond GBA F
�d# City Nan�e Untts Dale Real Est Uni[ Yenr
1412023410002 ROGERS 192 10/17/2005 $17,707,161 392,225 2001 D 379.238
1411622320306 EDEN PRAIRrE Broadmoor 22� �0/1l2004 $12,957,130 $58,630 1980 C 240,770
ApaAments
1411622240024 EDEN PRAIRIE Watertower 228 ��Z��p005 $34,400,000 a150,877 2002 A 456,315
Apartments
i
I
..�_,..W.....,,..�.,..._...
Tuesda�•, Noveinber 29, 2005
a j
4. Local Board of Aoneai and Eaualization Certification Form
The Locai Board of Appeal and Equalization must sign and complete the LBAE
Certification form for each meeting of the local board. Since a11 boards are
required to comply with the training and quorum requirements, this form must be
completed even if no appeals are heard.
This form certifies that a quorum was present, with a majority of the voting
members of the Local Board of Appeal and Equafization in attendance and that
at leas# one of the members present has attended an appeals and equalization
course approved by the Commissioner of Revenue within the last four years. If
the above requirements are not met the meeting wil! become an open book
meeting.
Additional training of Local Board members will be offered on an ongoing basis
but not until all local boards are completed.
An addition, the Minnesota Department of Revenue states that they will be
monitoring changes to "pareels owned by a member of the board, the spouse,
parent, son or daughfer of a board member, or property in which a board
member has a financial or other interest in the property". It is the
i recommendation that the board vote "no change" to avoid the appearance of
having a conflict of interest, and forward the appeal to the county board. While
making changes is not prohibited, these changes will be monitored and must be
noted on the LBAE certification form.
The Minnesota Department of Revenue will be conducting random surveys of
persons who attended the local boards to monitor the public's perception of the
board's performance.
i
MINNESOTA• REVENUE
Local Board of A eal and E ualization Certification Form for 2006
PP Q
The Local Board of Appeal and �quaGzation (LBAE) must complete and sign the LBAE Certification Form for each meeting of the local board.
Since all local boards are required to comply with the training and quorum requirements, this form must be completed even if no appeals are
heard. At the end of each LBAE meeting, the county assessor or authorized city assessor takes possession of the completed form.
Section 1— The fiollowino information must be comoleted at the beqinninq of the meeting.
County Jurisdiction name (indicate city or town)
Date 7ime ❑a.m.
Meeting (circle one): convened or reconvened m
Townshi /Ci Board Members
P tY
Please list all voting members of the LBAE. For each voting member, check "Present" or "Absent" to indicate which members were in attendance.
For each voting member present, check "Yes" or "No" indicating if the member has completed the training required under Minnesota Statutes,
Section 274.014 within the last four years. All voting members present at the meeting must sign this form. By signing this form, you certify that
you attended the LBAE meeting.
Print names of all voting members ITitle IAttendance �Training Certified ISignature (for those in attendance only)
I I�Present �Absentl (]Yes ❑No IX
I I�P��nt �Absent �Yes ❑No lX
I I[�Present �Absentl DYes ❑No IX
I ❑Present ❑Absent Yes �No X
I ❑Present e es ❑No IX
I bsentl ❑Yes ❑No IX
I Present �Absentl []Yes ❑No IX
Assessment Personnel
This section must be completed by tl�e county assessor (or an assi�ant delegated by the counry assessor) or authaized aty asse.ssor preser� at tlie meeting.
Locai Assessor Information County Assessor (or deleqate� 1 Authorized City Assessor Information
Does this jurisdiction have a local assessor'? f]Yes ❑No Name Ti#le License no.
If yes, was the local assessor present? ❑Yes ❑No
Local assessor name License no. County Assessor (or deiegate)1 Authorized City Assessor Certification
By signing bebw, I certiiy I was present the meeting and (please check one):
Other Assessment Personnet Present A quorum was present and a tr�ining certified member was present; or
Please list additional names on back of this form.
Name Title took over the mee6ng and changed it to an open book format because:
A quorum was not present andlor
Name r{�� A trained member was not present.
County assessor (or delegate) authorized city assessor signature
Name Title X XXXXXXX
Section 2— The followinq information must be comoleted at the end of the meeting.
Meeting (circle one): recessed or adjoumed Time LJa.m.
❑P.m.
Scheduling for Reconvene Meeting (if needed)
The LBAE must resolve all issues before the meeting is adjoumed.lf issues are unresoived, the board should recess until the ne� meeting.
The LBAE must complete and sign a LBAE Certification Form for each reconvene meeting. The date and time for the reconvene meeting must be
determined before the initial meeting is recessed. Once the LBAE has adiourned it cannot reconvene.
Date for reconvene meeti�g Time L1�•m�
❑P.m.
Information on Board Actions
No. of parcels appealed Did the LBAE make changes to parcels owned by a member of the board, the spouse, parent, son or daughter of a
board member, or property in which a board member has a financial or other interest in the property? �Yes ❑No
�W� If yes, please list the parcel numbers of the properties that were changed o� the back of this form.
xa�. o�»iob
Purpose of the Local Board of Appeal and Equalization
The purpose of the Local Board of Appeal and Equalization is to provide a fair and
objective forum for property owners to appeal their valuation or classification.
One of the most important duties placed by law upon the governing body of a township
or city is to serve as the Local Board of Appeal and Equalization. Effective actions
taken by the local board may potentially make a direct contribution to attaining
assessment equality.
The goal of the Local Board of Appeal and Equalization should be to attempt to address
property owners' issues efficiently, fairly and objectively.
Always keep in mind that any changes made by the board must be substantiated by
facts. Any value reductions must be justified because they have the effect of shifting
the tax burden to other property in the jurisdiction.
Minnesota Statutes, Section 274.01, provides that the governing body of each city or a
duly appointed board will serve as the Local Board of Appeal and Equalizafion. This
review is held each spring. The board has the responsibility to review the assessed
valuation and classification of property within the city. This year's review is limited to
the 2006 assessment; which affects taxes payable in 2007.
Role of the Local Board in the Assessment Process
The Local Board of Appeal and Equalization has the authority to change the valuation or
classification of a property for the current assessment year (2006). Taxes or prior year
assessments are not within the jurisdiction of the local board.
j
In order to make an informed decision on these two items, it is important to understand
them. Excerpts from the Minnesota Revenue Local Board of Appeal and Equalization
handbook have been enclosed to assist in the definition of market value and
classification.
Limits of Authoritv for the Local Board of Appeal and Equalization
1 The authority of the board extends over individual parcels only. Changes of
value are made to the estimated market value. No changes may be made by
percentage, class, or property type. Changes in the aggregate assessment may
be made by the state board of equalization.
The total of all changes made by the local board of review must not reduce the
aggregate assessment by more than 1%. Should this occur, than none of the
changes of the local board of review will be allowed. This limitation does not
apply to clerical corrections.
I The local board of review does not have the authority to reopen previous
assessments. An example of this is the 2005 assessment for the taxes payable
in 2006. Homeowner's that received their 2006 tax statement in March, 2006,
are not able to appeal the 2005 estimated market value listed on the notice.
Should the board wish to raise any assessment, the owner must be notified.
It is necessary for a majority of the board be present for any valid board action to
be taken.
The board should carefully consider any cases where taxpayers feel aggrieved
by the proposed assessment. All available evidence should be considered. The
board then has authority to adjust the assessment as it deems just.
The initial 2006 meeting is scheduled for May 1, 2006. The board must complete
its work within 20 days or receive a written extension from the Commissioner of
Revenue. Any actions taken after 20 days without an authorized extension will
be invalid. The assessor's recommendation is to complete all board business at
the first meeting, if possible. Should a second reconvene meeting be necessary,
it must be held no later than Sunday, May 21, 2006.
A motion to sustain the assessment or to adjust the assessment may be
t made upon completion of the discussion of each property or may be held
until all appeals have been heard.
Market value
State law requires that all property shall be valued at its
market value (Minnesota Statutes, Section 273.11,
subdivision 1).
Minnesota Statutes, Section 272.03, subdivision 8 defines The price that would tend to prevail under typical,
"market value" as follows: normal competitive open market conditions.
Market value means the usual selling price at the
e place where the property to which the term is applied
shall be at the time of assessment,• being the price
which could be obtained at a pr�vaie sale or an Minnesota Statutes, Section 273.11, subdivision 1
auction sale, if it is determined by the assessor that the further states:
price from the auction sale represents an arm's-length "I estimating and determining such value, the
transaction. The price obtained at a forced sale shall crssessor shall not adopt a lower or d'�erent
not be considered.
standard of value because the same is to serve as
Many professional appraiser/assessor organizations p basis of taxation, nor shall the assessor adopt
have a more detailed definition of market value. The �s a criterion of value the price for which such
elements of these definitions can be used to clarify the properry would sell at a forced sale, or in the
statutory definition. aggregate with all the property in the town or
district,� but the assessor shall value eaeh article
The definition of market value usually implies the or description ofproperty by itself, and at such
consummation of a sale as of a specific date under the sum or price as the assessor believes the same fo
following condi'tions: be fairly worth in money
The buyer and seller are typically motivated; The law provides that atl pi0perty must be valued at.
Both parties are well. informed or well advised and market value, not may be va(ued at market valu�. 'This
both are acting in what is considered to be their own means that factors other than market value issues�(such
best interest; as personalities or poli6cs) should not af�'ect the market
A reasonable time is allowed for exposure in the value determined by the assessor. Non-market value
open market; factors also should not affect the action of the Local
Payment is made in cash or its equivalent; Board of Appeal and Equalization.
Financing, if any, is on terms generally availabte in Estimated market value
the community on the specified date and rypical for
the property type in its tocale; and The value determined by the assessor as the price
The price represents a normal consideration for the �e property would likely sell for on the open
property sold unaffected by special financing market is called the estimated market value (EM�.
amounts and/or terms, services, fees, costs or credits Th�s value is determined on the assessment date,
incurred in the transaction. January 2 of each year.
In other words, market value is the price that would There aze also two other types of market value used
tend to prevail under typical, normal competitive open for properry tax purposes: limited market value and
market conditions. taxable marlcet value. The EMV for the current
assessment year is the only value property
owners may appeal to the local board.
Ro/e of the loca/ boarr/ in the assessment process
Limited market value The local board cannot change the LMV of a property.
Limited market value (LMV) is a statutory calculation that T�e only value that the local board can review is the
limits how much the taxable value of certain properties can EMV for the cunent assessment year.
increase from year to year. Under current law, LMV is
scheduled to sunset after assessment year 2006. Taxable market value
Taacable market value (TMV) is the value that property
For assessment year 2005, the value is limited to the taxes are actually based on, aft�r all reductions,
greater of 1) 15 percent increase over (ast year's LMV or limitations, exemptions and deferrals.
2) 33 percent of the difference beriveen this year's EMV
and last year's LMV. The local board cannot change the TMV of a
property. The only value the local board has the
For assessment year 2006, the value is limited to the authority to change is the EMV for the current year.
greater of: 1) 15 percent increase over last year's LMV or Changing the EMV may ultimately change the TMV,
2j 50 percent of the difference between this year's EMV but it is important to note that there can be instances
and last year's LMV. where the board raises or lowers the EMV, and the
TMV remains the same.
LNIV only applies to agricultural, residential, timberland,
and noncommercial seasonal residential recreational(cabin) 'The example be(ow illusriates how some vatue changes
property. New improvements are not subject to LMV. may not affect LMV or TMV.
EMV changes that do not affect LMV or TMV
2004 value 2005 value Resulting values Resulting values
(before local board) ff�e for 2005 �f �e for 2005
local board locai board
1 EMV $145,800 $160,800 decreases $150,800 increases $170,800
LMV $118 $135,700 �e value by $135,700 �?e value by $135;700
$10,000 $10,000
TMV $118,000 $135,7Q0 $135,700 $13b,700
Classification
In Minnesota, property is classified according to its
use on the assessment date (January 2 of each yeaz). If
the property is not cunently being used, it is classified
according to its most probable, highest and best use.
The assessor assigns a statutorily-defined
Property owners do not get to choose or request how classification to all property based upon the use of
they want their properry to be classified. It is the the property on January 2 of each year. Examples of
assessor's job to classify properiy, consistent with Minnesota properiy classes include residential,
Minnesota Statutes, according to its current use or its agricultural, commercial-industrial, apartment and
most probable, highest and best use. seasonal residential recreational.
When determining the most probable, highest and best
use for a property that is not being used, zoning may
be an influencing factor in the classification ofthe
property; however, it is not the sole factor.
r
Ro/e of the /oca! boarr! in the assessment process
All real property that is not improved with a structure
also must be classified according to its current use or
its highest and best use permitted under the local
zoning ordinance ifthere is no identifiable current use.
If zoning pemuts more than one use, the land must be A principle of appraisal and assessment requiring that
classified according to the highest and best use each property be appraised as though it were being
pernutted. If no such zoning ordinance exists, the put to its most profitable use (highest possible present
assessor shalt consider the most likely potential use of net worth), given probable legal, physical, and
the unimproved land based upon the use of financial constraints.
surrounding land or land in proxumty to the
unimproved (and. GlossaryforPropertyAppraisal andAssessment,
Intemarional Association of Assessing Of�icers, 1997.
Property classificarions are defined in Minnesota
Statutes. Examples of classifications include
residential homestead, residential non-homestead,
apartment, commercial and agriculturai. It is important to remember that use and not zoning is the
key factor in determiiung the classification of a property.
The board can change the classification for the current For example, a property owner has a parcel that is used as
assessment year of any property which in the board's an auto repair shop. The assessor has the property
opinion is not properly classified. T'he classification classified as commerciat. The property is zoned
must be based on use, and in order for the board to agricultural so the owner is seeking the agricultural
change the classification, the owner must present classification. Classification is based on use. Since the
evidence that the property is used in a manner property is used as an auto repair shop, it is properly
consistent with the classification he/she is seeking. classified as commercial. Therefore, the board must vote
to uphold the commercial classification.
For example, the assessor classifies a property as
hesidential�. The owner seeks th�'agricultural Split-class property
'classificatiori. In order for the board to change the
classification to agricultural, the owner must prove A property can have more than on� property tax
that the property is used agriculturally and meets the classification if it has more than one use. Such properties
statutory requirements ofthe agricultural class. called split-class properties. Ifthis is tlie case, the
assessor will classify the different uses accordingly. For
example, when an owner-occupied farm also has a
structure that is used as a commercial repair shop for farm
equipment, Che property is split classified agricultutal
homestead and commercial.
Overview of the assessment process
r
Assessor estimates value When the assessor views the interior of a pmperty,
The assessor detemunes the approximate selling price he/she can make a more accurate assessment and
(or EMV) for each ta�cable parcel based on the eliminate any guesswork. The assessor bases his/her
condirions of the market on January 2 of each year. assessment on multiple factors, including size, age,
condition, quatity of construction and other features such
The assessor is required by law to view each property at as fireplaces, etc. The assessor compares the pmperty to
least once every five years. However, even if the actual sales of similar properties in the area to determine
assessor did not physicalty visit a property for that the EMV of a property.
assessment year, the property is subject to valuation
changes to reflect market conditions. The assessor is
required to estimate the market value as of January 2 of
each year to reflect current market conditions.
r
Ro/e of the local boarrl in the assessment process
MINNESOTA REVENUE www.taxes.state.mn.us
Pre arin an A
p g ppeal to Your Locai and County
Boards of Appeal and Equai�zation
Property Tax Fact Sheet 10
You have decided to appeal the valuation and/or Preparing for your appeal
classification of your property to your Local or County The first step is to do some research to collect information
Boards of Appeal and Equalization. You must appeal to to show why you believe your estimated market value or
the Local Board of Appeal and Equali7ation before classification is incorrect. Begin by
apQealing to your County Board of Appeal and contacting the assessor's office.
Equali7ation. Verify information about your properiy,
such as its dimensions, age and
If you haven t done so already, you should contact your condition of its st�uctures.
assessor's office before making a formal appeal to discuss Review records to determine the market value of
changing your assessment Often issues t., I similar property in your neighborhood.
and concems can be resolved at this level.
Review sales data to find out what similar property in
If you and the assessor were unable to agree your area is selling for.
on your valuation or classification you may Check. real estate ads in your newspaper to get an
decide to appeal to your Local and/or County Boards of idea. of the asking price of local properties.
Appeal and Equalization.
Ask the assessor to explain the criteria used for
The general informarion contained in this fact sheet is ciassifying your property. You may also review the
applicable to preparing for appeals to both the Local and classificaiion of other property used in the same
County Boards of Appeal and Equalizatioa manner as yours.
Successfu{{y appealing your assessment Gathering supporting evidence
Minnesota law assumes that the County Assessor has You must have documentation to support your
correctly valued and classified your property. You must appeal. Items you ma.y wish to bring to the
present f•actual evidence to convince the Boar+d otherwise meeting include:
in order to win your appeal. Make sure a11 facts are A recent appraisal of your property.
presented, and the board undecstands the
informarion presented, so a decision can Recent sales of similar property.
be made based on facts, ��?RJ;;-; Documentation supporting the use of
your property (if you are appealing the
Successfully appea(ing your value or classification).
classification at your Local or County Board of Appeal Copies of other property owners' field cards/property
and Equalization can mean a number of things. information.
Photos of your property.
It does not necessarily mean that the board ruled in your photos or exhibits com nei borin ro rties
favor and lowered your value or changed your p� g p
classification. Yo�•
Whether or not the local board decides to make a change �YQU should have questions, please don't hesitate to
in your estimated market va(ue or classification, you can contact your assessor's office. Staffmembers are always
still be successful in a�pealing to your local board. The �'�'�g to answer questions and give you information that
ultimate resutt you want to achieve is to make sure your �11 help you understand yow assessmenL
value is warranted and the classification of your properly
is correct based on its use. See page 2 for helpful hints
Propeity Tax Division Mail Starion 3340 St Paui, MN 55146-3340 'fhis fact sheet is intcnded to help you become more familiar with Minnesata
tax laws and your rights and responsibilities wder the laws. Nothing in this
fact sheet supersedes, alters, or otherwise changes any provisions of the tax
law, adminis�ve rules, cowt decisions, or revenue notices. Altemative foc►nals
available upon �equest
Revised 07/04 Mi�nesota Reven�, Preparing an Appeal to yair Local and CauMy Boarda af Appeal and Equalizafion 1
Review Procedures 2006 Assessment
Informal
1. Discuss assessment procedures and the valuation methodologies employed by
the assessor's office.
2. Review market information, sales and property characteristics with the owner by
phone or in the assessor's office.
3. Provide the owner with nearby assessed values and/or sales of homes similar to
the subject property.
4. Suggest the owner have a market analysis provided by a local Realtor.
5. Review by physically inspecting the property and recalculating the value based
on characteristics gathered in the new inspection.
6. Discuss with the owner the valuation recommendation based on the review
performed.
Formal
1. Local Board of Review City Board of Equalization
2. County Board of Equalization
3. Minnesota Tax Court
4. Abatement
Summarv
The assessor's office will make every effort to resolve as many questions possible prior
to the board. Those property owners still wishing to be heard at the board wiil be given
I an opportunity to express their individual concerns. The assessor's office will have an
appraisal prepared for all properties where the owner has natified the assessor's office
of their intent to appear at this year's board of review. A copy of this report will be
I rovided to each board member and the ro ert owner.
p P P Y
e Please remember that the issue at hand is the market value or classification of the
property at hand, not the taxes. Cases that the board feels may be too difficult or
complex to decide may be affirmed. The property owner will then have the opportunity
to continue on to the County Board of Appeal and Equalization.
Hennepin Count� Board of Aapeal and Equalization
The 2006 County Board of Appeal and Equalization will be held beginning June 19,
2006. Taxpayers wishing to appear must have appealed to their local board of review
and must register with the county board prior to June 7, 2006, Call (612) 348-7050 for
an appointment.
At the County Board level the county assessor's office will perform an independent
appraisal of each property. Should a reduction to the assessment be indicated, it is
offered to the owner. The county will also notify the owner if their review indicates either
no change or an increase. At this point, the owner can accept the reduction, withdraw
e the appeal, or continue on, to be heard by the County Board of Equalization.
Minnesota Tax Court
For information regarding a tax court appeal, contact (651) 296-2806. The filing
deadline for the 2005 assessment is May 1, 2006, due to the deadline of April 30, 2006,
falling on the weekend. The deadline is always the last day in April in the year the taxes
are payable.
Abatements
This is a process that allows assessors to correct a clerical or appraisal error.
Application must be received by assessor no later than December 31 for the year the
taxes are payable. This is a discretionary process and decision of the assessor is final.
The City of Brooklyn Center charges a$45.00 application fee for an abatement
application. However, in most cases the assessor's office is able to inform the property
owner prior to application if approval is likely.
e
i
7. Appearances bv tax�a rers with an aQpointment
Mr. Gene Anderson
Anderson Drywall 2121 57 Avenue N.
PID 02-118-21-42-0031
Mr. Kevin Andreasen
5018 Abbott Avenue N.
PID 10-118-21-14-0085
Mr. Paul Bragelman
5948 Admiral Lane
PID #03-118-21-12-0056
Gene Anderson 1 Anderson Drvwail. 2121 57�' Avenue N.
An interior review was compieted on 4/19/2006 and an appraisal report has been
included. Mr. Anderson has provided a letter from Mr. Malcoim Watson, Certified
1 General Appraiser, indicating a value in the $120,000 range. A Limited Appraisai
Restricted Report was also provided from Nagell Appraisal Consulting,
indicating a market value of $140,000. Due to the restrictive use of appraisals
and the confidential nature of the information, copies of the appraisals were nat
enclosed.
If the owner is not satisfied with the outcome of the Local Board of Appeal they
may appeal to the County Board of Appeal and Equalization.
1. A. Owner(s) statement of estimated market value or classification and
presentation of factual information regarding the property.
B. Questions addressed to the owner re ardin the market value or
9 9
classification.
2. A. Assessor's statement of value or classification and presentation of factual
information regarding the property.
B. Questions addressed to the Assessor.
3. Action by the Local Board of Appeal and Equalization
Local Board of Appeal select one of the following:
A. Make no change and sustain the 2006 estimated market value or
classification.
B. Reduce the 2006 estimated market value.
C. lncrease the 2006 estimated market value.
APR— 1 1-2006 09 26 PM P_ 47 1
CITY OF BROOKLYN �ENTER
LOCAL BOARD OF APPEAL AND EQUALIZATION
2006 Assessment
APPLICATION FOR APPEAL
March 30, 2008 through April 19, 2008
You mu&t return this aoplication b1� A�ril 19. 2006
to be placed on the Agenda for the
loca( Board of Appeal and Equalizatlon
May 1, 2006, 7:00 P. M.
Name(s)
Daytime Contact Number;�� 3
Property Address ,2�� S A��
Property Identificat(on Number (g 2-�3 �2 O 0 3%
2006 Estimated Market Value 1'��, pp�
What is the reason for your 2006 assessment app�al?
T'r�rtik �.+F o r� r� (�v�vA��c gc��
�--P-�--� r s
�lL�A c,U��ne �'mn�n-,�RC,�� �a�r�r�t �z�
13�,,�cr "1 �N D�ww ��.A
��cg Mt� CA�r ���Nr �,r��n, (�v�',
When did you purchase your home?
Date of Purchase purchase Price��c�oo
Have you changed your property since the purchase? (maintenance, upgrades,
remodeling or structural d�mage) Please list a brlef description below with ar� estimated
cost.
I�CG� �Oc�F /N 19 `�I.ZSD !'l'r1/� MG�AI/1� I� .700`7� �,�j�O�
�N rtaiA 1c�A 4 I q 72 �S'oao
Have you had a recent appraisal for refinancing, purchase or a marlcet analysis by a
real estate agent completed within the last year? Yes or No
If sa, whai was the detarmination af value? ..L�i� t,� (�1�cgs S
C�' rrin�L �nJ Itan
M r
Please bring aN documentation supporting your claim of overvaluation or
erroneous classification with you to the Loca( Board of Appeal and Equalization.
In order to appeal your valuatfon an appointment to vlew the property wi11 be required.
Kevin Andreasen 5018 Abbott Avenue N.
An interior review was completed on 4/14/2006 and an appraisal report has been
included.
If the owner is not satisfied with the outcome of the Local Board of Appeal they
may appeal to the County Board of Appeal and Equaiization.
1. A. Owner(s) statement of estimated market value or classification and
presentation of factual information regarding the property.
B. Questions addressed to the owner regarding the market value or
classification.
2. A. Assessor s statement of value or classification and presentation of factual
information regarding the property.
B. Questions addressed to the Assessor.
3. Action by the Local Board of Appeal and Equalization
Local Board of Appeal select one of the following:
A. Make no change and sustain the 2006 estimated market value or
classification.
B. Reduce the 2Q06 estimated market value.
C. Increase the 2006 estimated market value.
CITY OF BROOKLYN CENTER
LUrAL BOARD
OF APPEAL AND EQUALIZATION
2006 Assessment
I APPLICATION FOR APPEAL
March 30, 2006 through April 19, 2006
You must return this aqalication bv Aqril 19. 2006
to be placed on the Agenda for the
Local Board of Appeal and Equalization
May 1, 2006, 7:00 P.M.
Name(s) l�r: A I�IZ.(-. �/�l
j
Daytime Contact Number: 7(D 3 3SS �(p (p
I Property Address �},Q 'Tj" ��l /�,f
Property Identification Number 02/ I�t�d 8�
2006 Estimated Market Value aoa C�� v
What is the reason for your 2006 assessment.appeal?
o���(O M�4fZK� vkt.Guc C:. �-/�cr/-� Co 7� CYlH�7Z
S��.ric�2 !-,�n��-s nr n.� v�2� .�l�� v?l1�'_ ti�ES' 7�� �v H�a U�:
�IAL UA(iC.� AM�7V r Tt S 7NAa/ M y H oME. 1.�,(L�,�_'�. v C��t G/��?�Tn prZE
(;'ZI�� .0�.5 Z �A�TNS. /��.l�� U/�t� U2 v�to�Zt. �1'�1�LM-G�S [n/S1"7��'
When did you purchase your home?
Date of Purchase ti�vV 99'(o Purchase Price� ��v
Have you changed your property since the purchase? (maintenance, upgrades,
remodeling or structural damage) Please list a brief description below with an estimated
cost.
E�2c-ss w l,�.tr�,,., �.v srx► u..�n A U Gl�f� S� �<4 vv .2. N� 2ur,�i,.i a�1 ov 2.obz
�7 3 �zr,a,c. �✓�fdt F2o�rsin�nrQ AuG 2��s�I 3su.vu
Have you had a recent appraisal for refinancing, purchase or a market analysis by a
real estate agent completed within the last year? Yes or No
If so, what was the determination of value?
r Please bring all documentation supporting your claim of overvaluation or
erroneous classification with you to the Local Board of Appeal and Equalization.
In order to appeal your valuation an appointment to view the property will be required.
Mr. Paul Braqelman 5948 Admiral Lane
An interior review was completed on 6/13/2005 during our quintile review and an
appraisal report has been included. Mr. Bragelman has provided a copy of a
Summary Appraisal Report completed July 21, 2005.
i
If the owner is not satisfied with the outcome of the Local Board of Appeal they
may appeal to the County Board of Appeal and Equalization.
1. A. Owner(s) statement of estimated market value or classification and
presentation of factual information regarding the property.
B. Questions addressed to the owner regarding the market value or
classification.
2. A. Assessor's statement of value or classification and presentation of factual
information regarding the property.
B. Questions addressed to the Assessor.
3. Action by the Local Board of Appeal and Equalization
Local Board of Appeal select one of the following:
A. Make no change and sustain the 2006 estimated market value or
classification.
B. Reduce the 2006 estimated market value.
C. Increase the 2006 estimated market value.
CITY OF BROOKLYN CENTER
t LOCAL BOARD OF APPEAL AND EQUALIZATION
2006 Assessment
APPUCATION FOR APPEAL
March 30, 2006 through April 19, 2006
You must return this apqlication bv Aaril 19. 2006
to be placed on the Agenda for the
Local Board of Appeal and Equalization
May 1, 2006, 7:00 P. M.
Name(s) P ���,�1
Daytime Contact Number: �,5
Property Address v �,iY�,� �l
Property Identification Number b 2 2 ��'�j tC�
2006 Estimated Market Value �-t3- U
What is the reason for your 200 assessment appeal?
���r'� �c�z�
+o
When did you purchase your home?
Date of Purchase r�r� Purchase Price 2�� c��
Have you changed your property since the purchase? (maintenance, upgrades,
remodeling or structural damage) Please list a brief description below with an estimated
�os.
b t
�J �J �.�e.,-�
`�--�.re.l�n C,U—�.�..�N� �-I ��c��
Have you had a recent appraisal for refinancing, pure se or a market analysis by a
real estate agent completed within the last year?. e or No
If so, what was the determination of value? 1 ,(J��
1
Please bring all documentation supporting your claim of overvaluation or
erroneous classification with you to the Local Board of Appeal and Equalization.
In order to appeal your valuation an appointment to view the property will be required.
8. A�pearances bv tax�a ers without an aQpointmen#
The following format is recommended for each waik-in appeal.
Please state owner(s) name and address.
Owner(s) statement of estimated market value or ciassification and
presentation of factual information regarding the property.
Questions addressed to the owner.
Assessor's statement of estimated market value or classification and
presentation of factual information regarding the property.
Questions addressed to the Assessor.
The Local Board of Appeal and Equalization considers the appeal and
makes one of the followinq motions:
Refer the appeal to the Assessor's office for an interior review of the
property and Assessor's recommendation at a Local Board reconvene
meeting within 20 days.
Make no chan e v 1 or
g and sustain the 2006 estimated market a ue
classification.
If the owner is not satisfied with the outcome of the Local Boar�d of Appeal they
may appea! to fhe County Board of Appeal and Equalizafion.
9. Consideration of written aQaeals
The following format is recommended for each written appeaL
Please state owner(s) name and address.
Review Owner(s) statement of estimated market value or classification and
presentation of factual information regarding the property.
Assessor's statement of value or classification and presentation of factual
information regarding the property.
I, Questions addressed to the Assessor
The Local Board of Appeal and Equalization considers the appeal and makes
one of the followina motions:
Refer the a eal to the Assessor's office for an interior review of the
pP
properly and Assessor's recommendation at a Local Board reconvene
meeting within 20 days.
Make no change and sustain the 2�06 estimated market value or
classification.
If the owner is not satisfied with fhe outcome of the E.ocal Board of Appea! fhey
may appeal to the County Board of Appeal and Equalization.
i
10. Set the date of the Local Board of Appeai and Equalization reconvene meeting.
The Local Board of Appeal and Equalization must recanvene by May 21,
2006, if reconvene is necessary.
i
1
i
1
1
1
i
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1
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M O O� May 2006 ]une 2006
S M T W T F S S M T W T F 5
1 2 3 4 5 6 1 2 3
7 8 9 10 11 12 13 4 5 6 7 8 9 10
19 15 16 17 18 14 20 11 12 13 14 �15 16 17
21 22 23 24 25 26 27 18 19 20 21 22 23 24
28 29 30 31 25 26 27 28 29 30
Monday Tuesday Wednesday Thursday Friday Sat/Sun
May l 3 4 5 E
S:OOpm Board of Appeal and
Equalization Meeting
7
9 10 11 12 13
4:OOpm City Council Meetings
_14
1 5 16. 17_ 18 19 20
9:OOam City GIS User Group
21
22 23 24 25 26 27
4:OOpm City Council Meetings
28
Z 30 3L
BC-RES-Council Chambers 1 4/26/2006 12:49 PM
Review
Of
Anderson Drywall
2121 57 Avenue N.
PID 02-118-21-42-0031
For
Gene Anderson
2006 Local Board of Appeal and Equalization
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City of Brooklyn Center
A Millennium Community
TO: 2006 Brooklyn Center Local Board of Appeal and Equalization
RE: Anderson Drywall
Gene Anderson
2121 57�' Avenue N.
Brooklyn Center, MN 55430
Mr. Anderson contacted our office March 27, 2006 regarding the 2006 estimated market value on
his valuation notice. His concern was the valuation of his commercial property located at 2121
57�' Avenue N. He felt the 2006 estimated market value of $178,000 did not represent what his
property would sell for on the market. I gathered market sale information of comparable
properties and mailed the information to Mr. Anderson along with an a�peal application. Mr.
Anderson faxed his appeal application on April 1 l, 2006. On April 12 the Assessor's office
received a value review from Mr. Anderson that was completed by Mr. Malcolm Watson. Mr.
Watson reviewed the sale information mailed to Mr. Anderson and responded with an indicated
value range of $120,000. Mr. Anderson was directed to schedule an interior review with an
appraiser to complete a market analysis of the properiy.
An appraiser from the Assessor's office reviewed Mr. Anderson's property on April 19, 2006.
There was an interior review of both office and warehouse area.. The property was re-measured
and photographed, and a digital sketch was updated. There were no significant changes to the
property characteristics that would affect the calculation of the 2006 estimated market value.
On Apri126, 2006 the Assessor's office received a Limited Appraisal Restricted Report from
Nagell Appraisal Consulting for the above mentioned property. The report indicated a market
value of $140,000. After reviewing the report, it was found that three properties were more than
two years old with no adjustment for time (growth). In addition, a sales comparable from
Robbinsdale was used that is not considered an open market transaction. This sale was originally
$292,000 and an allocated portion of the sale price was derived to break out personal property.
The owner assigned a value to the real estate based on the Hennepin County website market
value. This information was verified by the City Assessar of Robbinsdale, Stan Kregel who
verbally verified the sale.
In reviewing sales of comparable properties, Mr. Anderson's 2006 estimated market value of
$178,000 or $141 per sq. ft, falls within the indicated range of comparable properiy sale prices
per square foot of $7718 to $163.21. The enclosed grid indicates sustaining the estimated
mazket value of $178,000 for the 2006 assessment for taxes payable in 2007.
Respectfully,
Nancy Woj SAMA
City Assessor
6301 Shingle Creek Parhway Recreation and Community Center Phone TDD Number
Brooklyn Center, MN 55430-2199 (763) 569-3400
City Hall TDD Number (763) 569-3300 FAX (763) 569-3434
FAX (763) 569-3494
www.cityofbrooklyncenter.org
Report Name: Cl� Of BrOOICIy11 CeIltCY' Printed: 4/27/2006
PropSumm_Public Page: 1
Public Property Summary
PID 02-118-21-42-0031
Buildings on File: 1
Property Name: Anderson Drywall
Property Address: 2121 57th Ave N
Brooklyn Center, MN 55430
Multiple Address: No
Lot/Block: 000/000
Addition: Registered Land Survey No. 0597 Hennepin County, Minnesota
Legal(120): TRACT A AND THAT PART OF TRACT A REG LAN
D SURVEY NO 1114 LYING NELY OF A LINE RU
NNING FROM SW COR OF TRACT A R L S NO 59
More
Owner(s): Gene C Anderson
Lot Size: 11,746 Sq.Ft. /.24 Acres
Zoning: C 1
Gross Office Area Percent: 37.5%
Building Use: 326 Storage Garage/100%
Stories: 1
Avg Story Height: 14
Av Clear Hei t: 12
Actual Year Built: 1956
Effective Year Built: 1970
Renovated Year:
First Floor Area: 1,260
Gross Building Area: 1,260
Basement: No
Parking:
Property Classification: Commercial
2006 EMV: 178,000
EMV/GBA: 141.27
I
I
APR-11-2006 09:26 PM P.�1
CITY OF BROOKLYN CENTER
LOCAL BOARD OF APPEAL AND EQUALIZATION
2006 Assessment
APPLICATION FOR APPEAL
March 30, 2008 through April 19, 2006
You muSt return this aoolication bv Aoril 19, 2006
to be placed on the Agenda for the
Local Board of Appeal and Equalizatlon
May 1, 2006, 7:00 P, M.
Name(s) E ,�j j� 2 S U.hJ
Daytime Contact Number;�6 3 y��
Property Address 5 �J,,
Properly Identificatfon Number �3 I ••��/2 40 3
2006 Estimated Market Value pp�
What is the reason for your 2006 assessment app�al?
�N/NI� �.F. l" o rv �tJ�VALUF_� �gCAUS�tS
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��,��r �N D�w,�, ��:A,�<g �t',�t� C�,�r iZ�N� ����M u��.
When did you purchase your home?
Date of Purchase Purchase Price /�,c�op
Have you chan ed our ro e since
9 Y p P�Y the purchase? (maintenance u rade
s
remodelin or structural
P9
9 dama e Please I
�st a brfef
9) descri tion below with an estim
cost.
p ated
l� CG� iCOn F �n� 9 7,� �/2 S O M' G'A �otl „7co`� ,�'6
�NT���,�� �tJAc,c 4 I 9'7Z �SOOo
Have you had a recent appraisal for refinancing, purchase or a market analysis by a
rea) estate agent completed within the last year? Yes or No
If so, what was the determination of value? 1�n, f�1vcgs5
C r r�N ��V I'� a n �z r3 A C.
Please bring all documentation supporting your claim of overvaluation or
e�roneous classification with you to the Locaf Board of Appeal and Equalization,
!n order to appeal your valuation an appointment to vfew the property wi11 be required.
Rep°rt N�e: City of Brooklyn Center �'��d: 4/27/2006
PropSumzn_Public page; 2
Public Property Summary
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PID 02-118-21-42-0031
Mderson Drywall
2121 57th Ave N.
Brookirn Center, MN
"f b Q PID: Q211821420031 City� ��►P
�a 2izi s�th n�e N BR0�11�ZYN
Brooklyn Center, MN 55430 T��
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Last update: 2l24/2006 at 330 PM READ IMPORTANT DISCLAIMER INFORMATION BELOW
Click for_detailed_informatio_n_on #his_parcel
Property ID Approximate Property Approximate Property �Mpls. aerials south of Franklin Ave. are
Perimeter Area from 2003
02-118-21-42-0031 509 ft. 11,746 sq.ft. 0.27
acres
Property Address Market Value Total Tax (2406)
2121 57TH AVE N BROOKLYN CENTER, MN
55430 $163,000.00 $4,792.64
I The data contained on this page are derived from a compilation of records and maps and may contain discrepancies that can only be disclosed
licensed land surveyor. The perimeter and area (square footage and acres) are approximates and may contain discrepancies. The information
purposes only. Hennepin County does not guarantee the accuracy of material herein contained and is not responsible for any misuse or misre�
derivatives.
Please report any map discrepancies to the Hennepin County Survey Divisfon via e-mail at SUt'VE
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Home Your County Go_v_ernment I Licenses, Certificates _&_Registration_ Em�lovment Volunt_eering Health�__Housinq, Social Se
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Copyright O 2005 Hennepin County, Minnesota www.Hennepin.us
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i 02-118-21 •42-CJU31 Address: 2� 2� r Lo ed on usEr: M+VOJCIK
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Hennepin County Trar
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i Last Appraised Year L I
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Sales Information Mark�t Values
22 Value Hiskory fiecords
lQ Sales Fiatios Land: �i5,0U0 �mprove Amt: Year Sub Ver Land Bl�ig Tokal Mkt imp �.ri�k
Comparables Informati 2ppE 7 7 �t5,000 93,UQ0 178,000 Cl
MinMax_Codes B�dg� 93,ODU �f���� 201,, 1 1 7U,UOG 93,G00 163,000 0
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2UG3 1 1 5',BGU 30.7DQ 88.50Q 0
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�+_j CAMA Tax Capaciky 2C�G1 1 1 57,8i�U 30,700 88,5U0 a
J SpecialAssessments 2tlC�C1 1 1 5?,��UCI 2?,3�0 85,1Ot]
I Do ��lot Calc Tax Capacity Tar: Capacit��: 2,810
Reporks and Inquiries 1599 1 1 ,oUO 24,500 82,70D Q
�2 System Reports ProF 199� 1 1 5?,2ti� 24,900 �i �,70U G
F� System Reports Asse 19�7 1 1 5�,��C�U 21,OC10 72,t3GU 0
Local Reports 1596 1 1 57,S�iCI 21,C100 78,8G0 0
Arl �uFru 1 G55 1 1 51.8CIU 21,ODU 7° G�:
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City of Brooklyn Center PID: 02-118-2 i-42-0031 Property Type: C- Commercial
Commercial Field Card Property Address: 2121 57th Ave N Zoniag: C1
Lot/Block: 000l000
Addition: Registered Land Survey No. 0597 Hennepin County, Owner(s): Gene C Anderson
Printed: 4/27/2006 District:
Assessment Year. 2006 Neighborhood: 0011 Project(s):
Version: 1 Watershed: 14
Building: 1 School District: 0286
L`at�d ,r '�r;" �z�,�,_,, �nlidin �etalf ��h �k� �qtn�l�� IncoQte lnformanon
...�.a✓,L�"��t�i �rei t,. .,.N.��,.....a,...:y�a�'� �au7 ._,...n..,.��"�£;'�.,^waG:�:n.. u.�w»ai..:c'm�'�e.a.�a..�`�"�w.w..n�s''�..^.n�..Yx,u��.�,.%�
Zoning: CI Name: Anderson Drywall Basement Basics Gross Income:
Area Rating: Average Quality Area (SqFt). Vacancy Percent:
Site Rating: Fair o Basement Area Percent: Effective Gross Income:
Land uali Partial Construction /o):
Q ►Y� Bsmt. Use Code: Operating Expense:
Overall Quality:
Contamination: Net lncome:
Fiood Plain Map Ref: Architectural Appeal: Average Bsmt. Use Code Suffix: Capitalization Rate:
PUDRef: Construction Quality: Average Elevator(s): Gross Rent Multiplier:
Allowable Units: Conswction Type: Masonry �����icais Rent Squaze Feet:
Building Condition: Average
Excess Land (SqFt): Securi S stem N
Zoning Variance: N Walls and Roaf Electrical Service: Average tY Y
Plumbing: Average �a�tl�#e �'�a�'��
Frontage: 114 primary Exterior Walls: Stucco Sprinkler Type Percent: I
Left Side: Second Exterior Walts: Date: O1/01J1989
RearSide Hentlng, '(TYP�ercent);: i
Roof Type: Flat Price: $0 I
Right Side: Roof Cover: Pitch Gravel Heating 1: Space 60 Code: 11
Effective Width: Heating 2: Hot Water 40 Desc: Other
Effective Depth: 105 Use Codes Type Suitix Heating 3:
�p �'4' q C 100 A�r Cond. (TYPe/Pereent) LPSt Ioppcc#io�i
Pr e Area S Ft 11,746 Code 1:; 326 Stor e Gaz e i.�
......,_.wa..:. �"y '..aw'a; �ard�
Acreage: 0.24 Code 2: 0 A/C l: Wall 40 Appraiser ID: 11
Code 3: 0 �C 2 Appraisal Date: 04/19/2006
Park Quality: Code 4: 0 �C 3: Reason: Appeal
Resuit: Interior
Lake Quality: Depreciation aad Age f .����-•�a��
On River: Functional Actua! Age: 1956 �dildiag ATeas
River uali o First Floor Area: 1,260 r
Q b'� Economic /o: Effective Age: 1970
Landscape Quality: Physical Renovated Age: Gross Building Area: 1,260 Appraiser ID:
Bpitd�Mis���aa ,t�u#� Net Rentable Area APPraisal Date:
Attributee Garage.� xnd Partang Mezzanine Area: 468 l
Gas Typ� Spact9 Area ��tental Total Floor Area: 1,260 Reason:
ircegulaz Shape 1; Building Aatios and Perimeter Result: I
Paved Street
Sewer Available Type 2: Land Building Percent: 8333
Soii Correction Type 3s Floor Area Percent: 12.0 Left Tag: Yes No
Trackage T 4: Perimeter Length: 146
�yl�s,� ZS .�:k K f,�.,:.
Water Available Office Area: 472 ���...��.�.�.��:��s�z:.,�,�
TYN���-! Gross Office Area Percent: 37,5 Value:
Net Office Area Percent
Pools
Number T Comments m I
YPE
Influences QTY
2- 1/2 BATHS W/MII�IIMAL FINISH NO ADA COMPLIANCE SMALL MEZZ STORAGE IN GARAGE
AREA APPROX. 468 SQ. FT. GARAGE STORAGE AREA CASEMENT WINDOWS HOT WATER HEAT W/
Bnilding Heights WAI-L AC IJNITS. 788 Wazehouse, 472 Office.
Average Story Height: 14A
Number of Stories: 1 A
Average Clearance Height: 12A
Finished Ceiling Height: 8A
Miecellaneous
IncomelLease:
Tenant: Single Tenant
SKETCH/AREA TABLE ADDENDUM
Parcei No 02-118-21�2-0031
Property Address 2121 57th Avenue N.
Gity Brooktyn Center County Hennepin State MN Zip 55430
Owner Mr. Gene Anderso�
Ctient Anderson Drywall Client Address Same
Appraiser tVame Nancy Wojcik Inspection Date Aprfl 19, 2006
45'
23' 22,
16'
[V
9' 7'7 Ceiling Ht
Office
N 4�2� N
�o
Me�anine
13' Clear Ht 7' Clear Ht
N (p
16' 13'
45'
First Floor
1260'
Warehouse 788'
Office 472'
Mezzanine 468'
AREA �ALCULATtQNS SUMMARY C�mrtient T'abie 1
Code Qescription 'Factor Net Size PerimaRer Nei T4tals.
Office area 472 7'T' ceiling height
GBA1 Firat Floor 1.00 1260 146 1260 Warehouse area 788 [!J 13' and 6.5' clear height
CUST Offica 1. 00 472 100 Mezzanine area 468 [/J above part of garage office
Mezzanine 1.00 468 120 9�a Building Ext Wal{ height 14'
Clad casement windows
Wall unit air conditioning
i
;�omme�t Table 2! Cc�rnrnent �'able 3
Office area fi�ish avg. 2 warehouse garage serv.
doors
Office includes: Mezz above 1 gar.
2- 1/2 baths stall creating approx. 6.5'
3 Work Areas dearance ht, for stall.
Hallway Mezz above 2nd gar.
stalt creating 20' le�gth of
13 R Gearance height.
Mea aiso above
Net BUILDING Area Rounded 1260 oart of office area.
cay a eroonm naEx soFnronne eoa-ese-eese np,mao-w n��a
Report Name: Permit List City of Brooklyn Center Printed: 4/27/2006
Page: 1
Permit List
Permit List for: 2121 STTH AVE N
Permit Unit Permit Ty,�e Sub-Tvg Work Tv,y�g Descri t[► ion Cancel Date Issued Date Fir�ai Datg Value
BCO24502 Building ResidentiaJ Single Femity Replace �Rppg OS/17/2004 09/O1l2004 $5,300
BCO20397 Buiiding Residential Single Famity Replace 3 �yp,lDpWg 08/08/2002 OU17/2003 $4,000
BC016040 Building Commercial Replace 10 WINDOWS 06/26/2000 04/18/200i $21,000
Permit Count: 3
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COMMERCIAL SALES COMPARABLE GRID
APPR/USAL OF 2121 57th Avenue North
Brooktyn Center, MN
PID# 02-118-21-42-0031
2% �wrap� prowth kom 2004 b 1'006
10% awrap� yrwMh trom 2005 to 200!
SUBJECT COMP. 1 COMP. 2 COMP. 3 COMP. 4
wu+E cen. nndsnon 4835 Lyndale Ave N. 4101 Pierce St NE 1649 38th St. E. 2010 Lowry Ave N. Nnn�
ADDRESS z�2� a�m nve u. Minaeapolis Minneapoiis Minneapolis Minneapolis nooeess
v�o ozatesus-0e» 12-118-21-42-0002 13-029-24-240047 12-028-24-22-0063 OS-029-2d-13-0177 wo
ALE VHICE Z120.000 S1B0,000 S170,000 y250 SALE PRICE I
7nanGnplP�rwnHProWrh' ,SD 1s7�,��� FIna�Inp/PuwnWProWrtY
I AdJusted SaN Priw s120,000 5160,000 5170,000 s180,000 Adwsted Sak PAce
�Sa�E DATE August, 2006 July, 2006 May, 2006 January, 2006 SAI.E DATE
ITirta Adush�ant
s9,800 ;1&,500 Tlma AdustmeM
I :4,�0 sg�7� AdJusted Sala Prlce
I AdJustsd Sab Prlca s124,000 E186,700 51T8,900 5196,600
i
ILOCATION AVERAGE AVERAGE AYERAGE AVERAGE AVERAGE LOCATION I
j PROxIMTY TO SUBJECT 4.59 Mfles 12.74 Mfles 13.37 Mites 6.57 Mflea PRO%IMTY TO 9UBJECT I
SiTE AVERAGE INFERIOR INFERIOR SIMILAR SimNar SITE
j S¢E L:e RAT10 71.748 11:1 8,492 2:1 6,195 1 8.948 8:1 10,222 12 1 SIZE L:B RATIO
I NSABI�ITY AVERAGE AVERAGE AVERAGE AVERAGE AVERAGE VISABILITY
ZONIN(i COMMERCIAL COMMERCIAL COMMERCIAL COMMERCIAL COMMERCIAL 20NING
L1UALITYICOND AVERAGE AVERAGE POOR AVERAGE AVERAGE QUALITY/COND
AOE I RENOV AGE 1968 f 1970 1967 1960 1973 1973 1980 1960 19811 l985 AOE RENpV A6E
iJSE _DRYWALL CONTRACTOR SERVICE REPAIR GARAGE GARAGE STORAGE SERVICE REPAIR GAR SERVICE REPAtR GARAGE USE
ft STORIES 1 1 1 STORIES
�(iROSS BLDG AREA 1,280 1.248 2,160 1,778 1,204 GROSS BLDG AREA
IBSMT/MEZZ 0/488 O/Q 0/0 O/0 0/0 BSMT/ME72
WAREHOUSE I OFF 80% 40% 80°,G ZO°!. 609L 4096 80Y. 20% 809G 20% WARENOUSE 7 OFF
(/1V0 CIEAR HT 12' 1d 18' 1Y 74' AYG C4EAR HT
i A�+a AVERAGE INFERIOR SIMILAR SIMILAR SIMIIAR PARKINO
�E���Rr 4 2 1 Not Listed 2 oaivary 000rs
ACCESS TO DEIJVERY DOORS �GLECTEO I
STUCCO EXTI CLAD WWDOWS W/BROKEN WWDOWS, DQORS
I co�+Mears 2 RESTROOMS FROM ALLEY ONLY. FRONT NEEDING REPLACEMENT ANO
SERV. DOOR BOARDED UP ROOF IN FAIR COND. I
�Comparable Sales �124,000 s166,700 5179,900 5196,500 I
i Sale; per Sq. Ft 599.36 s77.18 a152.98 �163.21
I�alu on ReconciUatlon; Seles_lnd7cate, a market velue Rarroe of 577.48 to St 83.21 per sa. fL Recommendetion ls to susta7n EMi/ of;17$ Op0 I
aU
8 DP�ng Center. It is located on the fronta e road facing Nwy 100 a
COMMENTS: Subject property is bcated across from the razed Hmon American Sho g nd 57th Avenue N. with good
commercial visibility. Updates to the property since consVuction indude casement dad windows and a re-roof. Subject property ia a 1,260 squere foot ona story building in average general
condition. Building includes 472 sq. ft. of office with average finish, 788 sq. ft. of warehouse area and 468 sq. ft of inezzanine storage. A portion of the mezzanine storage extends into
garage area, and inhlbits a large truck ftom using the garage. Clear height area of one garage steA is 13' which el�ows Iarger vehide access. The office finish is of average condition with
i sprayed ceili�g and average waN finish. Office area indudea three rooms, hallway and two restrooms. All comparable sales are open markat, brokered hansactions and have been adjusted
for time using 10% growth. The 10% prowth represents the averege industrial property growth in Hennepin Counly_ The Ciy of Brookiyn Center averaged 13�o growth.
Comparables #7 and #2 both appear inferior to the subject property. Comparables #3 and #4 are considered the most comparable as they have similar size, condition and parki�g for a
warehouse service garage environment.
D:180AiiDIZODe1[ANOERSON DRYW/tLL.XISjDRY1MALL
PROPERTY USE: Svc Repair Garage MUNICIPALITY:MINNEAPOLIS CODE 528 RC 00
PROJECT NAME: COUNTY: HENNEPIN GBA 1248 WD
ADDRESS: 4835 Lyndale Ave N PIN 12-118-21-42-0002 Seq 1 RA71d Y COMP Y
AUDITOR ID: 899793 MULTIPLE PID: N COMMUNITY: Camd NBRHOOD: Lind
DESCRIPTIO�; MARKET DATA
Year BuilU Effective Year Built: t957 1957 Buyer: InstaN This Inc
Const Quality/ Condition: AvEa�cE AVERAGE Selier. Gerdes, Leonarci �rginia
Const Class/ No. of Bldgs: Masonry Bearinfl wau Sale Data: Date of Sale: 8!4/05
Exterior Type Roof Type: Concrete Btock Flat Total Purchase Price: $120,000
2nd F�cterior Type Roof Gvr: Brick Tar and Gravel Terms
S $@t 1 Assume Ind: DN PMT-$0
First Floor Area GBA: 1,248 SF 1,248SF
Z Total Floor Area: 1,248 SF PMT- INT- PMTS-
E BALLOON DATE-
Bldg Perim. Shape No. Rms: Ft 0
U Mezzanine Area Use: SF S@t Z Assume Ind:
S
E Bsmt Area /%Fin 0 SF 0% 0% GBA pMT- INT- PMTS-
S Bsmt Use: BALLOON DATE
Bsmt Fin 9'0: SF 0% GBA
First Floor Use: service garage
First Floor SF 1,248 SF 100% GBA Cash Equivalent Price: 5.69% $120,000
2nd+ Floor Use: Cash Equivalent Adj:
2nd+ Fioor SF SF 0% GBA LESS: Personal PropeKy: $0
Tot Off Area: SF 0% GBA PLUS: Special Assessments: Ind: N $0
Cash Equivalent of Real Estate: $120,000
Primary Heating PCt: Space Heaters 100 Sale Price Per Sq. Ft. TFA: $96.15
Secondary Healing/ Pct: Sab
Analysis: Sale Price Per Sq. Ft. GBA: $96.15
Air Conditioning Pct: 0 Sale Price Per Sq. Ft. NRA:
Sprinklers! Elevators:
Sale Price Per Sq. Ft. land Area: $18.48
Garage Ramp Spaces:
Surface Parking Space:
Sale Price Per Room:
Parking Surface Type:
Multiple Tenancy: N Incane
naca: PRIVATE DATA
Bidg Ht /Avg Clear Ht: 10.0 FT FT
Stories: 1.0
Avg. Finished Ceiling Hi:
Total Land Area To o ra h:
P 9 P Y 6,492 SF
Useable Land Area:
Zoning Land Def Cd: C1 F
TraGcage Utili6es: N
Land BlgRatio Excess Land: 5.2 to One N Rent
scneduie: PRIVATE DATA
Environmental Concem ind:
Other AmeNties:
Summary Comments:
Property in overall average condition at the time of sale.
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PIN 12-118-21-42-0002
Seq 1
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PROPERTY USE: Garage, Storage MUNICIPALITY:MINNEAPOt1S CODE 328 RC 00
PROJECT NAME: COUNTY: HENNEPIN GBA 2160 CD
ADDRESS: 1101 Pierce St NE PIN 13-029-24-24-0047 Seq 1 RATIO Y COMP Y
AUDITOR ID: 903969 MULTIPLE PID: N COMMUNITY: NE NBRHOOD: NEPk
PROPERTY DESCR1P110N MARKET DATR
Year BuilU Effective Year Built: 1973 1973 Buyer: Chandonnet, Robert
Const Quaiity/ Condition: ^vER^�E FAIR Seller. Ferraro, Linda JlCharies F Rev Trust's
Const C{ass! No. of Bldgs: Ma"°"ry aea""9 weH Saie Data: Date of Sale: 7/27/05
Exterior Type Roof Type: Concrete Block Flat
Total Purchase Price: $160,�00
2nd Exterior Type Roof Cvr. Tar and Gravel Terms
s
Set 1 Assume Ind: DN PMT-$40,000
First Floor Area GBA: 2,160 SF 2,160SF 5 $120,000
Z TotalFloorArea: 2,160SF PMT-$1,045 INT- 7.00% PMTS-91
E BALLOON DATE 4/1/2012
Bidg Perim. Shape No. Rms: Ft 0
U Mezzanine Area Use: gF S@t 2 Assume Ind:
S Bsmt Area /%Fin 0 SF 0% 0% GBA
E PMT- INT- PMTS-
S Bsmt Use: BALLOON pATE
Bsmt Fin !°/a: SF 0% GBA
First Floor Use:
First Floor SF 2,160 SF 100% GBA Cash Equivalent Price: 5.66% $160,000
2nd+ Floor Use: Cash Equivaient Adj:
2nd+ Floor SF SF 0% GBA LESS: Personal Property: $0
Tot Off Area: SF 0% GBA PLUS: Special Assessments: Ind: N $0
Cash Equivalent of Real Estate: $160,000
Primary HeaBng Pct: Space Heaters 100 °i6 Sale Price Per 5q. Ft. TFA: $74.07
Secondary Heating/ Pct: y. sa
Analysis: Sale Price Per Sq. Ft. GBA: $74.07
Air Conditioning Pct: 0 Sale Price Per Sq. Ft. NRA:
Sprinkiers ElevaFOrs:
Sale Price Pe� Sq. Ft. Land Area: $30.81
Garage Ramp Spaces:
Surface Parking Space:
Sale Price Per Room:
Parking Surtace Type:
Multiple Tenancy: N Income
�a�a: PRIVATE DATA
Bldg Ht /Avg Clear Ht: 18.0 FT FT
Stories: 1.0
Avg. Finished Ceiling Ht: F'1'
Total Land Area Topography: 5,193 SF
Useable Land Area:
Zoning Land Def Cd: C2 F
Trackage Utilities: N
land BlgRatio Excess Land: 2.4 to One N Re�t
s�hed�ie: PRIVATE DATA
y Environmentai Concem Ind:
Other Amenities:
3ummary Comments:
Buyer found out property was for sale via word of mouth. Said that several other people were looking at it to buy it. No appraisai was done. Purchase price paid was
what the seller wanted for the property and the buyer was willing to pay it. Per buyer, overail condition of the property at the time of sale was "poor'. Poor becaus
building was negleted: had busted out windows, doors had to be replaced, and the roof was in fair condRion.
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PIN 13-029-24-24-0047
Seq 1
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PROPERTY USE: Svc Repair Garage MUNICIPALITY:MINNEAPpLIS CODE 528 C RC OS
PROJECT NAME: COUNTY: HENNEPIN GBA 1 t76 WD
ADDRESS: 1849 38th St E PIN 12-028-24-22-0063 Seq 1 RATIO N COMP Y
AUDITOR ID: 896377 MULTIPLE PID: N COMMUNITY: Powd NBRHOOD:59
PROPERTY DESCRIPTIOFI MARKET DATA
Year BuilU Effective Year Buift: 1960 1960 Buyer: Littiefieid, Phil
Const Quality/ Condition: ^vE�a`cE FAIR $eller. Scheele, T
erry R/Kim L
Const Class/ No. of Bldgs: Masonry sear�rn� wau Sale Data: Date of Sale: 5l31/05
Exterior Type Roof Type: Conc.�ete Block Fiat
Total Purchase Price: $170,000
2nd Exterior Type Roof Cvr. Tar and Grevel Terms
S Set 1 Assume Ind: DN PMT-$170,000
FirstfloorArea/GBA: 1,176SF 1,176SF
,Z Total Floor Area: gF PMT- INT- PMTS-
E BALLOON DATE
Bldg Perim./ Shape No. Rms: 140 Ft Rectangle
U Mezzanine Area Use: SF S@t 2 Assume Ind:
S SF 0% 0%GBA
E Bsmt Area /%Fin PMT- INT- PMTS-
S Bsmt Use: slab BALLOON DATE
Bsmt Fin SF 0% GBA
First Fioor Use:
First Floor SF 1,176 SF 100% GBA Cash Equivalent Price: 5.81% $170,000
2nd+ Floor Use: Cash Equivalent Adj:
2nd+ Floor SF SF 0% GBA LESS: Personal PropeAy: $0
Tot Off Area: SF 0% GBA PLUS: Special Assessments: Ind: N $0
Cash Equivalent of Real Estate: $170,000
Primary Weating Pct: Forced Air 100 Sale Price Per Sq. Ft. TFA:
Seaondary Heating! Pct: Sale
Analysis: Sale Price Per Sq. Ft. GBA: $144.56
Air Conditioning Pct: Sale Price Per Sq. Ft. NRA:
Sprinklers Elevators:
Garage Ramp Spaces:
Sale Price Per Sq. Ft. Land Area: $19.00
Surhace Parking Space:
Sale Price Per Room:
Parking Surface Type:
Multiple TenanCy: Income
oar�: PRIVATE DATA
Bldg Ht /Avg Clear Ht: 12.0 FT FT
Stories: 1.0
Avg. Finished Ceiting Ht: FT
Total Land Area Topography: 8,946 SF
Useable Land Area: 8,946
Zoning Land Def Cd: Ct F
Trackage Utif'sties: N
Land BlgRatio F�ccess Land: 7.81 to One N Rent
scnsa�ie: PRIVATE DATA
Environmental Concem Ind:
Other AmeniUes:
Summary Commenta:
Buyer plans to convert to condominium.
PROPERTY USE: Svc Repair Garage MUNIGIPAUTY:MINNEAPOUS CODE 528 RC 00
PROJECT NAME: COUNTY: HENNEPlN GBA 1204 CD
ADDRESS: 2610 lowry Ave N PIN OS-029-24-13-0177 Seq 2 RATIO Y COMP Y
AUDITOR ID: 88956$ 1NULTIPLE PID: N COMMUNITY: NORT NBRHOOD: CLEV
-PROPERTY DESCRIPTION MARKET DATR
Year BuilU Effective Year Built: 1961 1965 guyer: The Brothers AM LLC
Const Quality/ Condition: A���E FAIR Selier. Complete Car Care inc
Const CIeSS/ NO.Of Bldgs: M�sonry Beanng waH Sale Data: Date of Sale: 1/14/05
Exterior Type Roof Type: Stucco Flat
Total Purchase Price: $250,000
2nd Exteriot Type Roof Cvr. BriCk Tar and Gravel Terrns
S@t 1 Assume ind: DN PMT-$200,000
S First Fioor Area GBA: 1,204 SF 1,204SF 5 550,000
PMT- $447 INT- 7.00 PMTS- 30
2 Total Floor Area: SF BALLOON DATE -1/1d/2010
E Bidg Perim. i Shape No. Rms: Ft
U Mezzanine Area Use: $F S@t 2 Assume Ind:
S Bsmt Area !°�Fin /°/o: 0 SF 0% 0% GBA
E PMT- INT- PMTS-
S Bsmt Use: BALLOON DATE
Bsmt Fin SF 0% GBA
First Floor Use:
First Floor SF 1,204 SF 100% GBA Cash Equivalent Price: 5.74% $250,000
2nd+ Floor Use: Cash Equivalent Adj:
2nd+ Floor SF SF 0% GBA
LESS: Personal Properry: $70,000
Tot Off Area: SF 0% GBA PLUS: Special Assessments: Ind: N $0
Cash Equivalent of Real Estate: $180,000
Primary Heating Pct: Space Heaters 80 °�6 Sale Price Per Sq. Ft. TFA:
Secondary HeaGng/ Pct: Electric Wall Sale
Analysis: Sale Price Per Sq. Ft. GBA: $149.50
Air Conditioning Pct: Sele Price Per Sq. Ft. NRA:
Sprinklers Eievators: Sale Price Pe� Sq. Ft. Land Area: $17.61
Garage Ramp Spaces
Surface Parking Space: 16
Sale Price Per Room:
Parking Surface Type: Asphalt
Multiple Tenancy: N Income
oata: PRIVATE DATA
Bldg Ht /Avg Clear Ht: F7' FT
Stories: 1.0
Avg. Finished Ceiling Ht: FT
Total Land Area Topography: 10,222 SF
Useable Land Area:
Zoning Land Def Cd: C1 F
Trackage UtiliUes: N
Land BlgRatio Excess Land: 8.49 to One N Rent
sch�du�e: PRIVATE DATA
Environmental Concem Ind:
Other Amenkies:
Summary Commeots:
UNABLE TO GET MUCH INFO OUT OF BUYER/SELLER. THE TRANSACTION WAS BROKEREp THROUGH A REALTOR. PERSONAL PROPERTY
INCIUDED E4UIPMENT AND INVENTORY. APPRAISAL CAME tN AT $180K.
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PIN 08-029-24-13-0177
Seq 2
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March 31, 2006
Mr. Gene Anderson
Anderson Drywall
2121 57�' Ave. N.
Brooklyn Center, MN 55430
Re: 2006 Property TaY Concerns
Dear Mr. Anderson:
This letter was written in response to your value and tax concerns. As we discussed over the
phone, the 2006 taac statement is based on your 2005 valuation. The 2005 valuations were
finalized by the Local Board of Appeal and Equalization on May 2, 2005, and can no longer be
changed.
I am sending you your valuation history which includes the 2006 estimated market value along
with a list of sales of similar properties. The list of sales includes properties that are converted
service garage, small office with garage storage, and small commercial properties. On the far
right side of the spreadsheet the comparison unit is the saie price per square foot. Your property
has a 2006 estimated market value of $178,000 or $141 per square foot. This fa11s well within
the range of sales comparables.
I have attached an appeal application along with a brochure explaining the appeal process should
you wish to continue your appeal. Please complete the attached application so the Assessor's
office can contact you regarding a physical review of the property. You may also wish to contact
a commercial real estate broker regarding a market analysis of the property. As part of the
appeal process an appraisal will be completed on the property and you will be conta.cted
regarding the findings. Should you wish to continue the appeal after the Assessor's review the
application itself begins the appeal process and tentatively schedules you to appear before the
Local Board of Appeal and Equalization on May l, 2006 at 7:00 p.m.
Thank you for your time and consideration with this matter.
Sincerely,
Nancy Wojcik, SAMA
City Assessor
o D
Subject Property Yr Bit 2006 EMV
Anderson Drywall 2121 57th A�e N. 1,260 1956 Office I Storage $178,000 $141
Gene Anderson Brooklyn Center, MN sq. ft. Value per
Hennepin County Small Service Warehouse Garage Comparabfe Sales
Address City GBA Yr Bit Use Sale Date Sale Price Sale Per [I]
8041 Nicollet Ave S Bloomington 1218 1956 Tire Serv 11/20/2004 $382,000 $314
301 Water Street Excelsior 1440 1970 Svc Repair 3/30/2005 $495,000 $344
1510 West 98th St. Bloomington 2000 1961 Svc.Repair 9/26/2005 $250,000 $125
9609 Garfield Ave S Bloomington 2700 1963 Svc Repair 4/15/2005 $400,000 $148
4316 Shoreline Dr Spring Park 2100 1960 Landscape 1/6/2005 $466,000 $222
8011 Nicollet Ave S Bloomington 1043 1960 Checks Cshd 7/8/2005 $220,000 $211
5501 56th Ave N Crystal 1320 1950 Manufacturer 10/13/2004 $219,000 $166
7700 Wentworth Ave S Richfield 960 1950 Office/Storage Yd 8/12/2004 $430,000 $448
3201 Stinson Blvd NE St Anthony 1431 1955 Towing Co. 2/9/2004 $350,000 $245
9001 Penn Ave N Bloomington 1848 1955 Vacant Serv Stn 10/27/2004 $310,000 $168
4835 Lyndale Ave N Mpts 1248 1957 Serv Garage 8/4/2005 $120,000 $96
1849 38th St E Mpls 1176 1960 Serv Garage 5/31/2005 $170,000 $145
1101 Pierce St NE Mpls 2160 1973 Serv Garage 7/27/2005 $160,000 $74
Range $74 $448
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April 10, 2006
Gene Anderson
13626 Riverview Drive
Elk River, MN 55330
Re: Market Value of 2121 57` Avenue No, Brooklyn Center
Dear Mr. Anderson:
In accordance with your request that I review the correct taxable valuation on yow small concrete
block commercial building, I proceeded as follows:
1. You st�ted that you acquired the property back in 1972 (38 years ago) for about $18,000. It
wa� bu�lt in 1956 {50 years ago).
2. The estimated market value has changed as follows in the past two years:
2004-$120 Land $67,800 Bldg $52,700
2005-$163,000 Land $70,000 Bldg $93,000
2006-$178,000 Land $85,000 Bldg $93,000
This means the value went up over 48% in two years.
3. The list of �omparable sales of similar structures (13) did not have any sales in Brooklyn
Center, Brooklyn Park or Osseo, which by location would be desirable for comparison.
The comparabl�s used were all recent 2004 and 2005 sales. The nearest compazable was
4835 Lyndale Avenue No. Minneapolis, which is close in size (just over 1,200 sq. ft.) and is
the same a�e (built in 1957). 1t sold for $120,000 in August 2005 ($96/sq.ft. of building).
Other com�s were far from subject (Bloomington primarily).
4, Across 57` from your buiiding was a strip mall. That area has been completely razed and
leveled out as shown on my photos. Obviously that commercial area could not sustain
itself. This is an area that would indicate a poor market for sellers attempting to locate a
willing buyer. I also note that the Mervyn's store in Brookdale is out of business.
Under the circumstances I do not believe a full commercial' appraisal is justified. 1 am on the
Anoka Councy Board of' Review and the tore�oin� information, to me, would justify a careful
market analysis that would indicate a value in th� I 20,000 range.
Respectfully submitted,
G������
Malcolm O. Watson
Certified General Appraiser
Civil Engineer and
Former Public Administrator
(City Manager 20 years)
5
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CITY OF BROOKLYN CEN1'ER
i LOCAL BOARD OF APPEAL AND EQUALIZATI�N
2006 Assessment
APPUCATION FOR APPEAL
March 30, 2008 throuyh Aprii 19, 2008
I Y ou m �t return this a��ication b�.�4pri! 19. 20�6
to be placed on the Agenda for the
Locsl 8oard ot Appeai and EqualizaY�on
May 1, 2006, T:00 P. M.
N�/1'1e(S) GEne Anderson dba Anderson G. Drywall
Daytime Contact Number. �us ness (763) 56� 2266
PropertyAddress 2�Z� �7th Ave PJo, Brooklyn Center, Mri 55�+30
l 02->>8-2�-42-0�3�
Property Ida�tificatan Number
2008 Estimat4d Market Value $17`i, Ooo
What is the �ea8vn (o� your 2006 assessment appaal7
My valuati'on has c�one up over 43°i, in the past t��io years from $120,000
to $17�i Mervyn�s bi� store in Brookdale remains closed. The former
strip mall across 57th Avenue h�s been removed and the and 1 P.VP.��,J.
SPP DF10tOS,
Whe� did you purthase your home?
Dats ot Purchase Purchase Prlce Si B.000
Have you changed your propeRy slnce the pu�chase? (malntenance, upgrades,
remodeling or structural damage) P►ease Ilst a brief description below wlth an estimated
COSt.
No chan�as. It is a small concrete block structure built in 195�
Nave you had a recent appra(sal for refinancing, purchase or a market analysis by a
rea) estate a�gent completed withln the last year? Yc�s or
If so what was the determination ot value? Observat ion of the ne i ghborhood
commercial pro�erties �stri� mall razed and leveled).
Please bring all documentatlon supporting your dalm of overvaluation or
erroneous classificatlon with yvu to the Local Board of Appeal snd Equalization.
In order to appeal your valuation an appointment to view the properfy wi(1 be �equlred.
City o f Broak lyn Center
A Millennium Community
March 31, 2006
Mr. Gene Andor�on
Andersan Dryw�ll
2121 57' Ave. N.
Brooklyn Center, MN 55430
Re: 2006 Property Tax Cancems
Dear Mr, Ahderson:
This letter was written in responseto your value and tax concerns. As we discussed over the
phone, the 2006 t� statcment is based on your 2005 v�luation. The 2005 valuations were
finalized by the Lacnl Board of Appeal and Cqualization on May 2, 2t�S, and can no longcr bc
changed.
1 t�m sending you your valuaki�m history which includes the 2006 cstimated market value along
with a list of salcs of similar propsrties. The list of sales ineludes properties that are converted
service garage, s�nAll office with garage storage, and small commercial prop�rties. Qn the far
right side of the apreadaheet the comparison unit is the sale pric;e Per sguare foot. Your property
haa a 20Q6 estlmated markat value of $178,000 vr S I g square foot. This falls well within
the range of salex compa�abies. Z y��i g���
T have attached an appeal application alcmg with a brochure explaining the appeal process should
you wish tv continue your appeal. Pleasc complete the attached applica�ion so the Assessor's
ot�ice can contact you regarding a physical revicw of the property. You may also wish to coninct
n cc�mmercial real cstate br��ker regarding market Analysis of thc properiy. As part of the
appca] process an appraisal wiil be c�mplctcd on fhe propeRy and ypu will be contacted
regarding the flndings. Should you wish to c�ntinue the appeal a.tter the Assessor's review the
application itself begina the nppcal process and tcntatively schedules you to appear bcfore the
1.ocal Boxrd of Appeal and Eq«elixation on M�.y 1, 2006 at 7:00 p.m.
'1'ha�lc you ti>r your time and considcration with this matter,
Sincerely,
�`��y �iC
Nancy Woj ik, SA A
City As9essor
Gy(�1 ShenRlc Crcr,k Ynrkwav RccvcKeliurt and C�ntrnuni.f.y CPn.�e►' f'hu�ta� TDll Numbr.r
Fi'ooklyn Cenlcr, MN.5.54.?0•?IA.9 (76'3) 5G3•3400
(.`i.tv .Hu.11 c� TDD Nu.mbcr (763) 56.9•�?�?�f� FAX (763) 569•3434
FAX (7fi3) 569-3994
wtut��,cityo�brookl.yn cerstcr, or�
I
I
City of Brooklyn Center
A Millennium Community
To: City of Brooklyn Center Resident(s)
From: Nancy WoJcik J(�
City Assessor
Date: April, 2006
R�: 2008 Estimated Market Value Classification Concerns
�nclosed are mate�ials to assist you with your appeal concerns. The information sheet
provlded by the Minnesota Department of Revenue guides you thraugh the preparatio�
of a property appeal. Should you decide to continue with an appeal pl�ase compleie
the enclosed application form and return to the Assessor's o�ce by April 19, 2006.
If you are appealing the estfmated market value of a property an interiar review wiii be
necessary. Interior reviews take approximately 20 30 minutes tv complete. If
possrble, please try to schedule your interior review with an Appraiser priar to the Local
Board of Appeal and Equalization on May 1, 2006.
6,?Al Shi��.Rle (7raeb Turkway Recrcatin,� n�t�! Comr�iuitiity Ge�ticr Phon,a. TDU Nu►rtbe►'
lJrvx�hlyn Cenlcr, MN 5543U.�199 (78.'1) 569•�34n!)
C.ily Nall �fi TDD Nunther (763) 5�J•:�:ip(1 FAX (76.3) 569•.?4•?4
FAX (763) 569•3�,94
w��u,. c!it,vo/brookly��cendr.rur,�
l
Roport N�e: Ac9essor Inquiry �1� O� BTOO�� �eDte!' Pr�oed 3�D06
Assessor Ioquiry
Disd�v P@ Ho�se N�r ��eet �me S�IIIt �4�f L� y
Q2-t i8-21-d2-0031 2121 37th A�e N 55430
�I �L T?EI�ICf� $£�fl�t�t
C�e C (�,�.l��< Y Y N
�4LtAE� $�L�.� �Lf! ��If3 mot r•� Schoo! Dist WsursAed Yr �uitE
114' 0 0 Q 0 t OS i0,500 0.24 C! 0286 t 4 i 4S6
Y�c Y�t Lasa vsf�e ��e V�loc v,Euc Toc Mla viloe 'fa: Gn !�lLr B�L�f �c 1 •w� Pt�
2006 1 1 85,000 93,000 0 178,000 2,810 N Ti N C E► i�t
2005 1 1 70,000 93,000 -0 63,000 2,S {0 N N t�t C 0 N I
2pp4 1 67,800 ST�.20a 0 20,000 1,800 N N N C t} N
LoC 000 BlocR: Q00 Addition: Regisc�ed L,and S�vry No. 0597 He�ncpin Camty, Minmesota
TRACT A AND TFiAT PART OF TRACT A REG LAND SURYEY NO I 114 LYING N£LY OE A LINE
s
R1INNING FROM SW C4R OF TRACT A R L 5 NO S97 TO A PT tN NWLY LENE OF TRACT A R L S .�s�
NO 1 i f 4 DIS 110 FT SWLY F4tOM MOST NWLY COit OF TRACT A R L S NO 597
�a-„�...,
4
Subj�ct ProPertY
Yr Bk 2006 EMV
Anderson DryvraM 212t Slth Av� K' 1,260 /856 E?ftice t Sborage =t78,000 i44t 1
G�n� Md�rson 8rooidyn Gntar� A��t sq. tt Y:fue per i!]
li�nr�p� County SfiaN Servio� Waratrouss 1 Gange Comp�srable S�es
p�- t �Bll �E[ 8! B�s� �ilb SIA! �+Id�! i
8041 NicolfeE Ave S Bioo�rnir►gton 1218 1956 Tiro 8 Secv 1112�f2004 3382,DOQ 5314
�1 14�W 19T0 Svc Repair 3I30#2008 5495,d00 5344
1510 West 9�th St. Bioomingtnn 2000 1961 S�c.Repair 9f26/2005 5250,000 5125
9609 Garfield Ave S Bborningto� 2700 1963 Svc Repa'r 4115R005 5400,OOfl St48
4316 SAoreline Dr Spring Parlc 2100 1960 Landsca�e �16J20�5 S466.000 5222
8011 Niaollet Ave S Bloomirgtort 1043 196Q Ghe�cks Cshd 7l8J2005 $22U,OOQ S2� 1
5501 56th Ave N Crystaf 1320 1 g5Q Manufac�rrer 10l� 31200+1 $219, OOQ 5165
7700 Weniworth Ave S Rictrfield 960 195Q OfficelStorage Yd &122004 $430.00Q 5448
3201 Stinsan BMd NE St AriMorr� 1431 1953 Towing Co. 219R00�4 5350,000 E245
90U1 Penn Avae N 6loomingbon 1848 7955 Vacant Senr 5fi iQ27l20Q4 $3tfI,00Q E768
._-r—�48;i5 Lyr�da�e Ave N-- MpI� srz�� 1248 1957 Serv l GaraQe 814i2005 St2Q.00Q 396 �t" S!�'r��.P
1849 38th St E Mp� 1178 1960 Serv I Gard�e 5/3tR005 �170,000 S� 45
1101 Piaroe Si NE AApis 2t60 t973 Serv Garage 727f2005 5160,000 S74
s Range S7a i4�t8
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L
Y
MALCOLM O. WATSON
Resr�me
Educatdon:
Bachelor of Scie�rce: Civil Engineer:
University of Minnesota
Mn,sters Degree: Public Admini.strnlion
Unii��rsity nf'Minne.sntR
S��ciefy� of Recr! E:ctate A��ruiser.s:
Intrr�ducti�n tn A�/�rai.cing Real Prnperty
Appliec/ Residential Prvperty Valuation
National Assoc'a io de e
t n o In ndent Fee A raisers:
.f P PP
�'"�tnrleled aCl Cnurses, Renewa! Cla,sse,s each year:
Irrternr�ti�inc�l Ri�,r�r�t WE�y A,��.��nciuti�nn:
C'nurse,s C'�mpleted, Rene��a! C'1rr.5ses each year:
Prir�ciples njAcquisitinn, Inler�ers�na! Relatinns:
�'ommunieatio�rs 8c Parlial Acyuisition:
Certified Instrcfclnr by:
�nternational Right nf Wa�a
Miilnesala Departmenl ojCommerce.
il�linnesoln Schvol of Rer�l Es�tute
E.rperience:
President: Watson Appraisal Consuhat�t Service, ,Tnc.
Partnerr Slitrffer-Watson Apprnisal Consultant Service, Inc
C'ily Mcrna�,�er: Cnlumhrn Her�hl,c, N/N. 1957.-77
Crt,y� En�;ineer: C�tlumhia Heih{rt.s, MN. 19.51-57
C��nderrirratiurr Commrssioner: Arrokci Cour�ty
Board of Equali�ati�n: Anoka County.
Speeial Appointment as viewer: Waterslted District- Anoka 8c Ramsey Co.
Goi='t Appoirrted Appraiscr on Conseratorships Guardianships
Typi�'ul Glrex�s'
Metropalitan Murricipalities, Sclrool Districts, Banks, State departmeMts,
Private Institulic�t:s 8c Legu! Firms.
�I c�tivitre.s a;s City Mana�er:
IrtJerrruliunul CiJy Mui�a�e ,4s.��iciutiun: 2O yrs.
MN. Stnte Presiclent: ICMA 1967-68
First C{rairmpn; ,4cademy for Prof'essinnal DeveCo�ment:
Minnes�rta Cit,� Manag�rs Associati�n;
Ciuic Mcrmbrrshin:
Ki�vanis Service Club: Co/umbia llei,�hls-I'rid/ey 45 yrs.
Chamber of Cummerce: Columbi�� Heights--Pr�esrdent
MN. Counei! of �Iate PQrks: Boarcl of DirecJors
Vnyager;s Natinnal Park Boarc! of�Direet��rs
VFW A�rrerican Legi�n P��.st #3(13 (Chuplain)
Professiona/Membership held:
Natinrtal Assoc. �f IndeJ�ende��! Fee Apnraisers:
.Stc�le nirec•tnr —1987-R�4
P�es�dent ��J'MN. Chnpter Jlb'3-K4
Internalinncr/ Rikhl nf Way� Assncia�r�Jn:
Minnesola GovernmentutAppruisers:
Aresiderrl---1986-8 7
Minn�,soln As•,sne, af Pr��fessiona! A��raicers: 1984
�t�rle� c� Fc�derat C�rtifteralinn c� Lic��exi��e rt,�guic�lions
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City of Brooklyn Center
A Millennium Community
TO: 2006 Brooklyn Center Board of Appeal and Equalization
RE: Kevin Andreasen
5018 Abbott Ave N
Brooklyn Center, MN 55429
Mr. Andreasen contacted our office regarding the 2006 valuation notice. His concern
was the valuation of his home located at 5018 Abbott Ave N. He felt the 2006 estimated
market value of $202,000 did not represent what his property would sell for on the
market. He sited the sale of his neighbor's home April, 2004 for $194,300. Mr.
Andreasen was informed that his property had been assumed for the 2005 assessment
because our office received no response to a tag left at the property in May 2004
requesting an interior review. He was directed to schedule an interior review with an
appraiser and have a market analysis completed by a local realtor. To date, the
Assessor's office has not received any market information from Mr. Andreasen.
An appraiser from the Assessor's office reviewed Mr. Andreasen's property on April
14 2006 and made several changes to characteristics. These changes represented a
valuation reduction of $2,800 ta the property. 1�1r. Andreasen was contacted by phone
with an offer to lower his 2006 estimated market value to $199,200. Mr. Andreasen
declined this offer and instead indicated his intention to appeal his 2006 estimated market
value.
In reviewing sales of comparable properties, Mr. Andreasen's 2006 estimated market
value of $202,000 falis within the indicated range of adjusted sales. The enclosed grid
indicates a value range for the subject of $199,000 to $211,300.
It is staff's recommendation to sustain the 2006 estimated market value of $202,000 for
taxes payable in 2007. Mr. Andreasen is no longer receiving limited market value for
taxes payable in 2007.
Respectfully,
Nancy Wojcik, SAMA
Citv Assessor
630i Shingle Creek Parkway Recreation and Community Center Phone TDD Number
Brooklyn Center, MN 55430-2199 (763) 569-3400
City Hall TDD Number (763) 569-3300 FAX (763) 569-3434
FAX (763) 569-3494
www. cityo fbrooklyncenter. org
SUBJECT PROPERTY
5018 Abbott Ave N
Kevin Andreasen
PID# 10 118 21 14 0085
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Land Characteristics
Land Area 10,847 sq. ft.
Across from Happy Hollow Park
2006 Land Value 54,800
2006 Bidg. Value 147,200
TOTAL 2006 EMV $202,000
Buiiding Characteristics
�tyle: Rambler 1,077 sq. ft.
Main Leve! Room Count: 6/ 2/ 1 Fuli Bath
Below Grade Room Count: 3/ 1/ 1 3 /4 Bath
Garage: 1 Car Attached
Garage is Heated, lnsulated and Air ConditionediUsed as Workshop
Porches/DeckslMisc. 152 s.f. Porch with Skylight
Central Air Conditioning: CAC
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PID: 1011821140085
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5018 Abbott Ave N
Brooklyn Center, MN 55429
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HCPropertyMap Page 1 of 2
�Hennepin County Property Map Give usy_our feedba�
Hennepin_ County_ Su
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11.r.prr,ximate Prc�eerty Approxirnate Prcperty �Mpls. aerials south of Fran
�'rop�:rty ib Perimeter Area from 2003
10-118-21-14-0085 465 ft. 10,847 sq.ft. 0.25
acres
Property J�ddress Market Value Tntai T�x {2t705j
5018 ABBOTT AVE N BROOKLYN CENTER, $189,600.00 $2,882.30
MN 55429
The data contained on this page are derived from a compilation of records and maps and may coniain dlscrepancies that can onl
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property !Q hiousc� S'trect MaEr� Urut i Ptwtu{s) un fila To�iay's date: 4f12f1�?6
1 Sbr,tCY�(es) on file Retc53t5: 9.02.95
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Assessot Inq�y
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t=� Valuas A�n�vstration Assessrc�ent Yebr: �pp�, Marwai Assessrr�er�:
V�lues Infamstia�
Hom�sta�,d Update Dwetling Type: S' Fare�il QuaUty: Stg�le:
.Y �607 �Or�e Lav�!lfiant;lar
Last Appraised Year L Tatal GB�: 1 C177 A 1�
LMVUp�&te 9� _oning: �R1
Tax Capacities UpdaG Basic Rate: $95.(14
TOH Upd�e Ad�usted Rats: �97.41 Ext.1+/�U i: 2.5 S} r: 0,0
SalesA�rurusUotion
Sdes lydamat�r► A�, Rate `GEiA: St0a.910 A� Basemznt: $11.964 99� SqFt ��12.Q0
Sdas Ratios
Ded. Urd.GBA: $0 G SqFt �S5Q_00
Compwab�s Inlamati
MinMatc Codes Adjuslad Total: �116.874
P�ioa/Trcn�Ac�uste�6n
Weigt�t Pa�ameters
Camparab{es B�ch U Addiitiva Arno�mt: �30.361 Garaga: g6.692 �amars: �0 Patio Doas: �$1,�0
+�j Property Chauacteristics
Land W�ctwt: �0 Au Cand �2.�0 Decks: $0
Rasidentia! Patic,s: g0 Por4has: $2.128 Paols: $0
Comrr�erci�l I�stri� B�tl�s. $9.GOd FxeF,laces: $0 F�.�iarc�: $9.5d1 I
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Field Catd Print Ta�� Cost: ;td7.235
CAa1A
CAMA In�ry
Market Value Residar Adjustr�r�ts 99.7 Depreciat+an 96.7 Ir�lu+�nces %G: 3.0
Ma�kat Ualue Conuner �'u��,n�l °r;: OA Ecunarruc 0.0
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CAMA Rasider�tial 8�lc�nny Value: $y 46.7(�'1
{_J �pecialAssefsments Bldg, Mkk�alua: $1�7.2Qt7
E��',� Reports �d lnquiri�s Flat Ualues: t500 L�d M1kk. V�lue: $54 S�OCI
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City of Brooklyn Center �PID: 10-118-21-14-0085 Property Type: R- Residentiai
Residentiai Field Card Property Address: 5018 Abbott Ave N 'Loning: RI
Printed: 4/19/2006 Lot Block: 009 002 Dwelling Type: Single Fami►y
Assessment Year: 2006 Addition: Wichterman'S First Addition Owner(s): Kevin W Andreasen
Version: 1 District:
Nlodel: Neighborhood: 0055
�,�nd x r Exte�is►r1 i P�ol 1st,Bakh�(#/Qua1�tY) 3rd Fla�tr Tpta1 Itooms"' �i�t�rtsi4ns
Zoning: RI Partial Const Pool 1 Area: Spa: Interior: L,,�qgth Width ,Sq �'t
Area Rating: Average Model: Quality: Dlx: Trim: Bedrooms: 3 29 33 957
Site Rating: Good Dwel►ing Type: Single Family Pool 2 Area: FuIL 1/ Average Ftoor: Baths: 2 20 2 40
Land Quality; Adjacent Property: Equal Quality: 3l4: Avg. Clear. Height: Family: 1 8 16 80
Conta�nination: View: Positive i/2: #ofFire laces:
Yard Am�nities p Living: 1 0 0 0
Flood Plain Map Ref: Aroh./Appeal: Average lst, tta�om Count Fplc. Quality: pining: 1 0 0 0
PUDRef: Quality: B07 Sedrooms: 2 �rd �aths #/Q Kitchen: 1 0 0 0
Allowable Units: Shape: Square
Excess l,a�id (SqFt): Style: �ne Level/Rambler Baths: 1 S Othec 2 0 0 0
Family: D� Total: 9
Zoning Variance: N Construction: Wood Frame Living: 1
Frontage: 65 Exterior Walls: Stucco Full:
LeftSide: 163 ExteriorTrim: Wood ��•��q�� Dining: 1 3/4: s: z�,�����,��
Kitchen� 1 1/2. �,�y��.�,_,�`� „�w, a,�N�,��a�;�
Rear Side: 64 Roof Type; Hip Area (SqFt): 997 Other: 1 Date: I I/01/1996
Right Side: 170 Roof Cover: Shingles Type: Regular 3rd Room Counr price: $91,400
£;ffective Widtli: 64 Window T e l: Double Hun� o Total Rooms 6
YF b Finished(/�): 65 Bedrooms: Code: II
Effective De th: 166 Window T' e 2: �A°�
p yp Qualiry: Average Baths: Dese: Other
Property Area (SqFt): 10,790 Air Conditioning: Yes of Fireplaces: Interior: Other: z
Acreage: Dormer Length: Fplc. Quality: "I'rim: Total Rooms: ���ti;'�� �����n��� `��,��,�a,��,. .w'�.
Park: Yes Dormer Quality. Avg. Clear. Height: Floor: Appraiser ID: 2l
Park Quality: Average Patio Doors: 1 Elea Svc: Standard Avg. Clear. Height: Appraisal Date: Q4/14/2006
On Lal:e: Ht Sva Forced air, as fired of Fireplaces: Res Cond. Good Reason: Appeal
������Q F lc. uali Y Result Interior
..`„�c��r. Int. L.a out: Standard
Lake Quality: W.O. Type: P Q �Y
Garage#1 Manual Assess: N
On Rivec W.O. Quality: 2nd Baths (#/Quality)
River Quality: Placement. Attached Actual Age: 19�6 �z�,
Landscape Quality: Average of Cars: 1 D;X Effectrve Age: 1980 Appra�ser ID:
Floor Area: 377 $asement Baths �#IQual,) Renovated Age:
Condition: Excellent gp 3/4�� Functional� o: Appraisal Date:
Exterior Walls: Stucco D� Economic /o
�tti'tbukes, Ptacen�ie#� j. 3/4�� 1 Average 2nd Room Coant-.�; �nfin� Ig rlxe,i� Reason:
st GSA:
Bedrooms:
of Cars: 1 2 Unfin. 2nd GBA: Result:
Baths:
Floor Area: Basemeot Room CQw�t Unfin. 3rd GBA:
Gas CondiCion: Bedrooms: 1 Unfin. GBA: Left Tag: Yes No
Extenor Walls: Total Rooms:
Baths: 1 lst Floor Area: 1,077
Paved Street Porch Family: 1 2nd Floor Area: ��"��`��.���r�.:'.� �Y���
Sewer Available Glazed Area: 152 Kitchen: 3rd Floor Area: Value: 1,000
Quality: Average Other: 1 Tutal GBA: 1,077 �sc: EGRESS SKYLIGHT
Water Available Screened Area: Total Rooms: 3
�nfluences K t�hen Ra�t ng: Standazd LENNOX�F N�W/99. SKYLIGHT&EGRESS=F. COVED CEILILR. L SHAPED L��
v������s�
O en Area:
R, 1 BR RMVD-USED AS
Qualrty. Inter�or: Plaster DR. SHEDS&PATI�NV. REROOF 2002. HEAT/INSUUAC IN GARlt3SED AS SHOP W/REAR DOOR.
P'atio Trim: Hazdwood BSMT BATH IS l/2 W/SEPERATF, SHOWER LOCATED ELSEWHERE. ORIG WINDOWSINO WRAP
Patio I Area: Floor. Wood AVG COND. PORCH W/SKYLIGH7'. NEW WOOD SIDING IN FRONT. BSMT FIN TILE FLOOR, SUSP.
Quality: Avg. Cleaz. Height: CEIL., SOME 5HEETROCK SOME T&G PANELING. KITCH W/ORIG CABS, NEWER COUNTER,
Patio 2 Area: of Fiteplaces: CORNER WINDOW BAR W/SEATING. MAIN BATH ALL CT, PED SINK NEWER STOOUAVG.
Quality: Fplc. Quality: SX10 ROOM WIHEAT
D eck o, o
Deck I Area:
Quality:
Deck 2 Area:
i,� Quality:
City of Brooklyn Center P[D: 10-118-21-14-0085 Property Type: R- Residential
Residential Fie►d Card Property Address: 5018 Abbott Ave N Zoning: Rl
Printed: 4/19/2006 Lot Block: 009 002 Dwelling Type: Single Family
Assessment Year. 2006 Addition: Wichterman'S First Addition Owner(s): Kevin W Andreasen
Version: 1 DistricC:
Model: Neighborhood: 0055
29'
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Basernent
987'
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fvi`'F, Y
9
F 20'
i �y, 8' 13'
Porch
Garage
.k. 152'
�s F�<.
�.tt�� is, 377'
`Y y4
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Q� 67
N N
b����� M First Flonr
zF 107T
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9'
20' i*i`
Sketch by Ppez R/""
RESIDENTIAL SALES COMPARABLE ADJUSTMENT GRID
APPRAISAL OF 5018 Abbott Ave N
Brooklyn Center
PID# 10 1 t8 21 14 0085
6X avoraBa prowth from 2005 to 200 annually
SUBJECT COMP. #1 COMP. #2 COMP. #3 COMP. #4
NAME Kevin Andreasen NnnaE
ADDRESS so�a nbnon A�e N 5325 France Ave N 5012 Abbott Ikve N 5509 Morgan Ave N 5924 Admiral Lane ADDRE3S
Pio �o ��e z� �a ooas 03 118 21 34 0014 10 118 21 14 0084 02 11 S 21 42 0029 03 11 S 21 12 0050 PID
SALE PRICE a2OO�O00 $194,300 $210,000
�ZO7�000 SALE PRICE
FinanGnq Ad�ustment Finandnp Ad�ustment
Sale Price Sale Price
(Adjusted for financa) $194�30�
$2�0��0� $Z���O�� $207 000 (AdJustedforFinance)
SA�E oATe Jul-05 $5,000 Apr-04 $19,400 Ock-05 $2,000 Mar-05
$B�3OO SALE DATE
Sale Price
Sale Price
(Adjusted for T1me) y205,000 =213,T0� 5212,000 y215,300 (Adjuslad for Time)
LOCATION SUPERIOR PARK INFERIOR $2,000 SUPERIOR 1 PARK INFERIOR $2,000 INFERIOR $2,000 LOCATION
SITE I FRONTAGE 10,847 sq. ft. 11,521 eq. ft. 11,358 sq. ft. 9,179 sq. ft. 11,526 sq. ft. �or srze
STYLE Ramhler Rambler Rambier Rambler Rambler snr�e
SI2E (s.f.) Above Gtada 1,077sf. I 5/ 2 1,092 sf. 5/ 2 1,020 sf. I 5/ 3 1,026 sf. 5/ 3 1,0725f. I 5! 2 5¢E �s.C) Above Grade
Room CounIIBR
Room Count I BR
ABOVE GRD BATHS 1 FULL 1 FULL 1 3/4 BATH ft,000 1 FULL 1 FULL naove �eo eaTMS
YEAR BUILT 1956 1957 1955 1955 1956 veat euiu
QUALITYICONO AVERAGE SIMILAR SIMILAR SIMILAR SIMILAR nunuTVicoNo
tF FIREPLACES NONE 1 ($2,000) 2 (s4,000) t
($2,000) 2 (54�000) FIREPLACES
HEAT I AIR C. GFA CAC GFA I CAC GFA CAC GFA NO CAC $2,000 GFA CAC Henr r aa c.
BSMT FULL FULL FULL PULL FULL esM7 I
BSMT
FIN/RMS/BATHS 65% 13 I 3/4 BATH 50�o I 2/ 314 BATH 70 3! 3/4 BATH 50 1/ STOOL $3,000 60 2/ 3l4 BATH BSMT'h FINIRMSIBATMS I
GARAGE (#cars) 1 CAR ATTACHED 1 CAR AT7ACHED 2 CAR DETACHED S �5,000) 1 CAR ATTACHED 1 CAR ATTACHED cuucE �a cnrts�
AMENITIES GLAZED PORCM 8 DECK ($6,�00) OECK (a2,000) 144sf workshop (S3,OU0 DECK
�S2,OOO� AMENITIES
REMODELING UPDATED WINDOWS ($B REMODELING
OTHER orHeR
Net Ad'ustment
J (�6,��U) ($IU,UUU) ($f),DDU) ($4,000� NetAdJustment
Indicated Value $199,000 $203,700 $206,000 $211,300
�Valuation Reconciliation: Value Ranqe $199,000 to �211,300. Recommendation: Sustain EMV of $202,000
COMMENTS: Subject property is located across from Happy Hollow Park on a dead end street with minimal traffic. Recent updates to ihe property include new ve�tical wood siding on the front of
the home. Subject property is a 1,077 square foot rambler in good general condition. Attached garage is used as a workshop and is fuily insulated with heat air conditioning, and both front and I
rear doors. Comparable #2 is located nexi door to the subject. The sale of comparable #2 occurred in April 2004 making it too oid for our study period. it is used as a comparabie here because of
iYs proximity to the subject, iYs shared park influence, and because Mr. Andreasen sited this sale as an identical comparabie property.
I�:\BAARD12006uandreasen Gdd O6.XLSjFINAL d/9F19(1(1
COMPARABLE SALES PHOTOS
Comparable 9
5325 France Ave N
PID# 03 118 21 34 0014
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Land Characteristics
Land Area: 11,521 sq. ft.
Sold: July, 2005
Sale Price: $200,000
Building Characteristics
Styfe: Rambler 1,092 sq. ft.
Main Level Room Count 5/ 3/ 1 Full Bath
Below Grade Room Count: 2/ 1 3 /4 Bath
Garage: 1 Car Attached
Fireplace: 1
Porches/Decks/Misc.: Glazed Porch Deck
COMPARABLE SALES PHC�TOS
Comparable 2
5012 Abbott Ave N
P1D# 10 '118 21 14 0084
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Land Characteristics
Land Area: 11,357sq. ft.
Sold: Aprii, 2004
ale Pri 4
S ce $19 300
Building Characteristics
Style: Rambler 1,020 sq. ft.
Main Levei Room Count 5/ 3/ 1 3 /4 Bath
Below Grade Room Count: 3/ 1/ 1 3 Bath
Gara e: 2 Car Detached
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Fireplace: 2
Porches/Decks/Misc.: Deck
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COMPARABLE SALES PHOTOS
Comparable 3
5509 Morgan Ave N
PiD# 02 118 21 42 0029
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Land Characteristics
Land Area: 9,179 sq. ft.
Soid: October, 2005
Sale Price: $210,000
Building Characteristics
Style: Rambier 1,026 sq. ft.
Main Level Room Count 5/ 3/ 1 Full Bath
Below Grade Room Count: 1/ 0/ Stool oniy
Garage: 1 Car Attached
Fireplace: 1
PorcheslDeckslMisc.: 144 sq. ft. workshop
COMPARABLE SALES PHOTOS
Comparable 4
5924 Admira! Lane
PID# 03 118 21 12 0050
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Land Characteris#ics
Land Area: 11,526 sq. ft.
Sold: March, 2005
Sale Price: 207,000
Building Characteristics
Style: Rambler
Above Grade Room Count: 5/ 2/ 1 Fuii Bath
Below Grade Room Count: 2/ 0/ 1 3 /4 Bath
Garage: 1 Car Attached
Fireplace: 2
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Review
Of
5948 Admiral Lane
PID 03 118 21 12 0056
For
Paul Bragelman
20Q6 Board of Appeal and Equalization
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City of Brooklyn Center
A Millennium Community
TO: 2006 Brooklyn Center Board of Appeal and Equalizatian
RE: Paul Bragelman
5948 Admiral Lane
Brooklyn Center, MN 55429
Mr. Bragelman left a message with the Assessor's office regarding the 2006 valuation
notice. His concern was the valuation of his home located at 5948 Admiral Lane. He felt
the 20Q6 estimated market value of $198,200 did not represent wha.t his property would
sell for on the mazket. Mr. Bragelman was sent a list of comparable sales, a letter
requesting an interior review, and an application to the local board of appeal and
equalization. On April 17th we received his completed appeal application as well as a
copy of an appraisal for his home dated July 21 S 2005 with a value of $196,000.
This progerty was in our review azea for the 2006 assessment. An interior review was
completed by Jill Brenna on June 13, 2005. After review of current characteristics, as
well as his submitted appraisal, it was determined that Mr. Bragelman should be offered a
reduction of $2,200, bringing his 2006 estimated market value to $196,000. An appraiser
from the assessor's office called and left a message for Mr. Bragelman with this offer on
April 18`�. The message also indicated that a verbal agreement from hirn was necessary
to proceed with the value reduction. On Apri120th, a letter was sent to Mr. Bragelman
again stating our recommendation of $196,000 and indicating that he needed to call to
verbally accept ar the appeal would continue to the local board with the estimated mazket
value of $198,200. To this day we have received no response from Mr. Bragelman and
assume he has declined and would like to continue his appeal.
In reviewin� sales of comparable properties, Mr. Bragelman's 2006 estimated market
value of $198,200 falls within the indicated range of adjusted sales. The enclosed grid
indicates a value range for the subject of $197,000 to $207,700. After adjusting the July,
2005 appraisal for time, it would indicate a value of $200,900 for January 2, 20�6.
It is staff's recommenda.tion to sustain the 2006 estiznated market value of $198,200 for
taxes payable in 2007. Mr. Bragelman is no longer receiving li.mited market value for
ta�ces payable in 2007.
Respectfully,
rr��y w �C�, s�
City Assessor
6301 Shingle Creek Parkway Recreation and Community Center Phone TDD Number
Brooklyn Center, MN 55430-2199 (763) 569-3400
City Hall TDD Number (763) 569-3300 FAX (763) 569-3434
FAX (763) 569-3494
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SUBJECT PROPERTY
5948 Admiral Lane
Paul Brageiman
PID# 03 118 21 12 0056
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Land Characteristics
Land Area 9,771 sq. ft.
2006 Land Value 5fi,300
2006 Sldg. Value 141,900
TOTAL 2006 EMV $198,200
Buildin Characteristics
9
Style: Rambler 1,000 sq. ft.
Main Level Room Count: 5/ 3/ 1 Full Bath
Below Grade Room Count: 2/ 1/ 1 Full Bath
I Garage: 1 Car Attached-Insulated
Porches/Decks/Misc. 240 s.f. Open Porch
Centrai Air Conditioning: 2 CAC Units
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Last update: 2/24/2006 at 3:30 PM READ IMPORTANT DISCLAIMER INFORMATION BELOW
Ciick for detaiEsd informa ion on this narcel
Approximate Preperty Appraximate Property `Mpls. aerials south of Fran
PropeRy ID Perimeter Area from 2003
03-118-21-12-0056 416 ft. 9,771 sq.ft. 0.22 acres
Property Address Market Value Totai Tax {ZpQ6j
5948 ADMIRAL LA BROOKLYN CENTER, MN 76,900.00 $2,376.80
55429
The data contained on this page are derived from a compilation of records and maps and may contain discrepancies that can onl
licensed land surveyor. The perimetec-and area (square footage and acres) are approximates and may contain discrepancies. Th
purposes only. Hennepin County does not guarantee the accuracy of material herein contained and is not responsible for any mi:
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Please report any map discrepancies to the Hennepin County Survey Division via e-mail at �UCV�VOC.MdDSCt7t CO.h811f12C31t
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City of Brooklyn Center PtD: 03-115-21-12-0056 Property Type: R- Residential
Residential Field Card Property Address: 5948 Admirat Lu Zoning; RI
I'rinfed: 4/20J2006 Lot Block: 019 004 Dwelling Type: Single Family
Assessment Year: 2006 Addition: PearsodS Northport 3rd Addition Owner(s): Paul N Qragelman
Version: 1 District:
M Neighborhood: 0053
Land Exterior i Pool Ist Baths (#/Qua►ity) 3rd Floor Total Rooms Dimensions
Zoning: RI Partial Const(%): Pool I Area: g lnterior: Length Width Sq Ft
Area Rating: Very Good Model: Quality: Dlx: Trim: Sedrooms: 4 25 40 1000
Site Ratin�: Good Dwelfing Type: Single Family Poo( 2 Area: Full: l/ Average Floor: Baths: 2 0 0 0
Land Quality: Adjacent Property: Equal Qualiry: 3/4: Avg. Clear. Height Family: 1 0 0 0
Contamination: View: Equal yard Amenities 1�2: of Fireplaces: Living: 1 0 0 0
1=1ood Plain Map Ref: Arch.lAppeaL• Average lst Room Count Fplc. Quality: Dining: 0 0 0 0
PL3DRef: Quality: B�7 Bedrooms: 3 3rd Baths (#/Quality) Kitchen: 1 0 0 0
Allowable Units: Shape: L-Shaped Baths: 1 Other: 0 0 0 0
Fxcess Land (SqFt): Style: One Level/Rambler F Spa: TotaL• 7
Zoning Variance: N Construction: Wood Frame Y' Dlx:
Frontage: Exterior Walls: Vinyl Living: t Fu1L•
Left Side: Exterior Trim: Brick Basemeut Dining: 3/4: Last Sale
Kitchen: 1
Rear Side: Roof Type: Hip Area (SqFt): 1,000 Other. 1/2 Date: 06/01/2000
3rd Room Count
I2ight Side: Roof Cover: Shingles Type: Regular Total Rooms: 5 Price: $123,300
Effective Width: 75 Window Type 1: Double Hung Finished $0 Bedrooms: Code: 11
Effective Depth: 138 Window Type 2: Quality: Very Good 2od Floor Baths: Desc: Other
Property Area (SqFt): 10,350 Air Conditioning: Yes of Fireplaces: [nterior: Other.
Acreage: Dornier Leng[h: Fplc. Quality:
Trim: Total Rooms: Last Inspection
Park: Dormer Quality: Avg. Clear. Height: Floor: Appraiser ID: 21
Park uali Patio Doors: Elec. Svc: Standard Avg. Cleaz. Height: Totals Appraisal Date: 06/13/2005
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of Fire laces: Res. Cond: Good Reason: uintile Review
On Lake: Exterior 2 Htg. Svc: Forced air, gas fired F Ic. uali Int. Layout: Standard Resulr. Interior
Lake Qualiry: W.O. Type: P Q �Y�
On River: Garage #1 VJ.O. uali Manual Assess: N
Q �Y� 2nd Bat6s (#/Quality) AcWal Age: 1956 Current Inspection
River Quality: Placement Attached
Landsca e uali Avera e of Cars: 1 SPa= Effective Age: 1985
P Q �Y� g Appraiser ID:
Floor Area: 352 Basement Baths (#1Qua1.) Dlx: Renovated Age:
Condition: Excellent g pa; 3�� Funetiona Appraisal Date:
Exterior Walls: Vinyl Dlx: Economic /o:
Attributes Garage #2 Full: 1/ Average Buitding Areas Reason:
2nd Room Count
Placement: 3 4 Unfin. Ist GBA:
of Cazs: 1/2: Bedrooms: Unfin. 2nd GBA: Result:
Baths:
Floor Area: Bpsement Room Count Unfin. 3rd GBA:
Other:
Gas Condition: Bedrooms: 1 Unfin. GBA: Left Tag: Yes No
To[al Rooms:
Exterior Walls: Baths: I 1 st Floor Area: 1,000 F�y�� Value
Paved Street Porch Family: 1 2nd Floor Area:
Sewer Available Glazed Area: Kitchen: 3rd Floor Area: Value: 1,000
Quality:
Otber. Total GBA: 1,000 Desc: EGRESS SHOWER
Water Available Screened Area: Total Rooms: 2
Quality: Ist Floor Comments
Influences Open Area: 240 Kitchen Rating: Standard F=CARRIER FULL BSMT BATH FREESTANDING SHOWER=F egress =Pc BSMT bedrm has painted
Qualiry: Very Good Interior: Sheetrock cement block WIC. 03PERM/VINYL SIDING ALL NEW WRAPPED DH WINDOWS. EAT IN
Patio Trim: Hardwood GALLEY KITCH, ORIG CABS NEWER COLJNTHRS. NEW VAN►TY IN MAIN BATH. INSULATL'D
Patio I Area: Floor. Carpet GAR. 2 AC UNITS.
Quality: Avg. Clear. Heighr
Patio 2 Area: of Fireplaces:
Quality: Fplc. Quality:
Deck
Deck I Area:
Quality:
Deek 2 Area:
Quality:
City of Brooklyn Center Y'[D: 03-I 18-21-12-0056 Property Type: R- Residential
Residential Field Card Property Address: 5948 Admiral La Zoning: Rl
Printed: 4/20/2006 Lot Block: 019 004 Dwelling Type: Single Family
Assessmeat Year: 2006 Addition: Pearson'S Northport 3rd Addition Owner(s): Paul N Bragelman
Version: 1 Uistrict:
M����� Neighborhood: 0053
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RESIDENTIAL SALES COMPARABLE ADJUSTMENT GRID
APPRAlSAL OF 5948 Admiral Lane
Brookiyn Center
PID# 03 118 2 12 0056
6% avange growth from 2005 to 2006 annually
SUBJECT COMP. #1 COMP. #2 COMP. #3 COMP. #4
NAME PaulBragelman NAME
AODRE35 5948 Admirai La 4419 Wincnester 6007 Pearson Dr 3801 France PI 5319 Eieanor Lane ADDRESS
PID 03 118 21 12 0056 34 119 21 23 0058 03 118 21 21 0033 03 118 21 24 0041 33 119 21 42 0112 Pio
I SALE PRICE $195 �00�
$�LOO,OOO $Z2S,4OO .$19B,EOO SALE PRICE I
Financi�pAdjuatrrwnt sellerpdpoints �$6�500� FinancinpAdjustment
Sale Price
(Adjustad for Finance� Sa18 Ptice
$200�000 $195�000 $218�900 $796�800 (AdjustedforFinance) I
SALEDATE M8f-06 ($3,000) Mar-05 $9,000 Jan-06 Jun-05 $5,900 SALEDATE
Sale Price Sale Price i
IAdiusted for Tfine) 5187,060 f204,000 E278,900
5202,700 (Adjusted fm Time)
LOCATION AVERAGE AVERAGE AVERAGE AVERAGE AVERAGE �ocaTloN
SITE FRONTAGE 9,771 sq, ft. 10,687 sq ft. 10,195 sq. ft 9,154 sq. ft. 9,014 sq_ ft. LoT s¢e
STYLE Rambler Rambler Rambler Rambler Rambler STYLE
51ZE (s.f.� Abow GnG 1,000 sf. 5/ 3 1,000 5! 3 1,000 sf. 5/ 2 7,000 sf. 5/ 2 1,008 5! 2
Room Coun1 I BR SIZE (s./.) Abova Grade
Room Count BR
ABOVE GRD BATNS 1 FULL 1 FULL t FULL 1 FULL 1 FULL ABOVE GRD BATHS
YEAR BUILT 1956 1958 1955 1955 1958 YEAR BUILT
QUALITY/COND AVERAGE AVERAGE AVERAGE AVERAGE AVERAGE �pUALITY/COND
FIREPLACES NONE 1 (a2,000) 2 (54,000) NONE NONE FIREPLACES
HEAT AIR C. GFA CAC GFA NO CAC s2,000 GFA CAC GFA CAC GFA CAC HEAT AIR C.
BSMT FULL FULL FULL FULI. FULL BSMT
BSM
BSMT
FIN/RMS/BATHS 80 h l 21 FULL BATH 50 12 NONE s5,000 50 11 S74 BATH 53,000 85 4/ 314 BATH 50 I 2/ NONE s5,000 FIN/RMS/BATHS
GARAGE (#cars) 7 CAR ATTACHED 2 CAR DETACHED S (5,000) 1 CAR ATTACHED i CAR ATTACHED 1 CAR ATTACHED GARAGE (#cars)
AMENITIES WALKOUT (55,000) qMENITIE3
REMODELING REMODELED KITCHEN
($75,000) REMODELWG
OTHER
OTHER
NetAdjustment SO (56,000
($15,OOQ) $5,000 NetAdjustment
Indicated Value $497,000 $198,000 $203,900 $207,700
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�Valuation Reconciliation: Va/ue Ranpe $197.000 to 5207.700. Recommentlation: Sustain EMV of $198.200
COMMENTS: Subject property is located along Admiral Lane in an area of similar homes. Recent updates to the property inGude new vinyl siding 8 clad double hung windows. Subject
property is a rambler in good general condition. The attached garage is insulated. i
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4/25/2006
COMPARABLE SALES PHOTOS
Comparable 1
4419 Winchester
PID# 34 119 21 23 0058
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Land Characteristics
Land Area: 10,687 sq. ft.
Sold: March, 2006
Sale Price: $200,000
Buitding Characteristics
Style: Rambler 1,000 sq. ft.
Main Level Room Count 5/ 3/ 1 Full Bath
Below Grade Room Count: 2/ 1/ No Bath
Garage: 2 Car Detached
Fireplace: 1
PorcheslDecks/Misc.: Patio
COMPARABLE SALES PHOTOS
Comparable 2
6007 Pearson Dr
PID# 03 118 21 21 0033
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Land CharacteristiGs
Land Area: 10,195 sq. ft.
Sold: March, 2005
Sale Price: $195,000
Building Characteristics
Style: Rambler 1,000 sq. ft.
Main Level Room Count 5/ 2/ 1 Fuil Bath
Below Grade Room Count: Walkout 1/ 0 i 1 3 Bath
Garage: 1 Car Attachet!
Fireplace: 2
V Porches/Decks/Misc.: Deck
COMPARABLE SALES PHOTOS
Comparable 3
3801 France Place
PID# 03 118 21 24 0041
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Land Characteristics
Land Area: 9,154 sq. ft.
Sold: January, 2006
Sale Price: $225,400
Building Characteristics
Style: Rambier 1,000 sq. ft.
Main Level Room Count 512 1 Full Bath
Below Grade Room Count: 4/ 3/ 1 s/4 Bath
Garage: 1 Car Attached
Fireplace: None
Porches/Decks/Misc.: Deck
COMPARABLE SALES PHOTOS
Comparable 4
5319 Eleanor Lane
PID# 33 119 21 42 0112
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Land Characteristics
Land Area: 9,014 sq. ft.
Sold: June, 2005
Sale Price: $196,800
Building Characteristics
Style: Rambler 1,008 sq. ft.
Main Level Room Count 5/ 2/ 1 Fuil Ba#h
Below Grade Room Count: 2/ 1/ No Bath
Garage: 1 Car Detached
Fireplace: None
Porches/Decks/Misc.: Patio
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