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HomeMy WebLinkAboutE&R 1999-06-28 I I I -.., 181 MINUTES OF BOARD OF EQUALIZATION AND REVIEW, JUNE 28, 1999 1 ASSEMBLY The 1999 New Hanover County Board of Equalization and Review met on Monday, June 28, 1999, at 1:00 p.m. in the Meeting Room of the New Hanover County Library, 201 Chestnut Street, Wilmington, North Carolina. The purpose of the meeting was to hear appeals filed by property owners regarding their tax value assessments. Members present were: Commissioners Buzz Birzenieks, Charles R. Howell; Vice-Chairman Robert G. Greer; Chairman William A. Caster; Tax Administrator Robert Glasgow; Tax Appraisal Supervisor Jim Bethune; and Deputy Clerk Teresa P. Elmore. Commissioner Ted Davis, Jr. was unable to attend. Chairman Caster called the meeting to order and welcomed everyone present. Appellants were informed that the Board would make decisions following the hearings and notification of each decision would be mailed within a week. ASSESSED VALUES REDUCED Tax Administrator Robert Glasgow reported several appellants have agreed to changes in the assessed value based on negotiations or corrections to value. He recommended that the Board approve the reduction in the assessed values. Motion: Commissioner Birzenieks MOVED, SECONDED by Vice Chairman Greer, to reduce the assessed value on those appeals which the appellants and Tax Department have reached an agreement on the values. Upon vote, the MOTION CARRIED UNANIMOUSLY. The Board of Equalization and Review reduced the assessed value on the following appeals as recommended by the Tax Administrator: TAX APPEAL - RICHARD H. AND MARY P. KIMMEL, 105 DEVONSHIRE LANE, WILMINGTON, NC, TAX MAP NUMBER R07107-003-010-000 Tax Administrator Robert Glasgow reported the appellants, Richard and Mary Kimmel, had agreed with the recommended reduction in the assessed value to $158,920. Correcting the building quality grade and architectural feature resulted in a reduction of$14,165. TAX APPEAL - ECHO FARMS LLC, ECHO FARMS GOLF COURSE, 4114 ECHO FARMS BOULEVARD, WILMINGTON, NC, TAX MAP NUMBER R07006-002-001-000 Tax Administrator Robert Glasgow reported the appellant's representative, G. A. LaMontagne ofPVG America, had agreed with the recommended change to the assessed value from $3,776,459 to $3,003,626 for the current year. Corrections were made to the land value, condition of buildings #3 and #4, and the effective age of the bathhouse, swimming pools and golf course. The golf course was sold in February 1998 for $2,900,000. ~ 1 H~} MINUTES OF BOARD OF EQUALIZATION AND REVIEW, JUNE 28, 1999 2 TAX APPEAL - MERCER TAYLOR, L.L.C., 1012 SECOND STREET, WILMINGTON, NC, TAX MAP NUMBER R04712-004-002-000 Tax Administrator Robert Glasgow reported the appellant's representative, Property Tax Company of Willis, Texas, had agreed with the recommended change to the assessed value from $525,622 to $351,139 for the current year. An adjustment was made to the land value, condition of the buildings, and their effective age. TAX APPEAL - PETROLEUM FUEL TERMINAL CO., 3314 RIVER ROAD, WILMINGTON, NC, TAX MAP NUMBER R06400-001-005-000 Tax Appraisal Supervisor Jim Bethune reported that the company submitted a detailed appraisal report pointing out the number of acres in wasteland and the poor condition of the liquid storage tanks. He recommended an adjustment in the assessed value from $4,677,523 to $3,668,165 for the current year. A correction was made to reflect 15 acres instead of 24 acres of IlSL, 6 acres instead of 7 acres of 12SL, and 10 acres instead of 7 acres of wetlands. Other adjustments included the condition and quality grade of the buildings and the effective age. TAX APPEAL - GENE L. AND JOHNNYE O. WYKE, 6830 GREENVILLE WOP WILMINGTON, NC, TAX MAP NUMBER R05517-001-010-000 Tax Appraisal Supervisor Jim Bethune reported that a change to the assessed value of the vacant lot at the corner of Greenville Loop Road and Richard Bradley Drive resulted from rezoning the property from commercial to residential use. The property owner has agreed to the recommended reduction in value from $43,837 to $25,000. TAX APPEAL - AMERADA HESS CORPORATION, 1300 AND 1302 SOUTH FRONT STREET, WILMINGTON, NC, TAX MAP NUMBER R05413-016-001-000, AND R05413- 016-002-000 Tax Appraisal Supervisor Jim Bethune reported that the assessed value of $649,994 did not reflect sufficient depreciation of the tank facilities. He recommended to reduce the value of the second property from $3,235,595 to $2,682,297. An adjustment was made to reflect a 75% physical condition on the acreage and to the effective age and condition codes on the buildings. The grades on the miscellaneous improvements were changed to reflect the condition of the items. There was no change in value of the first property having a land value of $60,000. TAX APPEAL - HUGH DELANO WRISBON, 2301 ROCK HILL ROAD, WILMINGTON, NC, TAX MAP NUMBER R02514-003-016-000 Tax Appraisal Supervisor Jim Bethune reported that the Appraisal Office is recommending to reduce the assessed value from $11,250 to $8,850 because of power lines going through the easement on the property. Mr. Wrisbon, the property owner, has agreed to the adjustment on the property. I I I 18:1 ~ MINUTES OF BOARD OF EQUALIZATION AND REVIEW, JUNE 28, 1999 TAX APPEAL - JAMES DENNIS BORDEAUX, 3350 KENNEDY COURT, CASTLE HAYNE, NC, TAX MAP NUMBER R02510-002-021-000 Tax Administrator Robert Glasgow reported that the property owner, James D. Bordeaux, has agreed to the reduction in assessed value from $26,460 to $19,530. He recommended approval of the reduction in value. TAX APPEAL - GWRIA W. WERNER REV. TRUST, 1141 TURNBERRY LANE, WILMINGTON, NC, TAX MAP NUMBER R05119-008-006-000 Tax Administrator Robert Glasgow reported that Gloria W. Werner, the property owner, has agreed to the reduction in value based on a correction applied to the size of the room over the garage. He recommended to reduce the assessed value from $450,288 to $410,315. TAX APPEAL - JAMES D. AND TRACY E. ORMSBEE, 1011 BALFOURE DRIVE, WILMINGTON, NC, TAX MAP NUMBER R07015-003-041-000 Tax Administrator Robert Glasgow reported that James D. and Tracy E. Ormsbee, the property owners, have agreed to a reduction in the assessed value based on changing the quality grade to more accurately reflect the market value. Mr. Glasgow recommended to reduce the value from $128,133 to $119,038 for the current year. ASSESSED VALUES UPHELD Tax Administrator Glasgow recommended that the Board affirm the assessed values on the properties that the appellants were not present to give arguments or who have withdrawn their appeal. Motion: As recommended by the Tax Administrator Robert Glasgow, Commissioner Birzenieks MOVED, SECONDED by Vice Chairman Greer, to uphold the assessed value on those properties that the appellants were not present to argue or that the appellants had withdrawn their appeals. Upon vote, the MOTION CARRIED UNANIMOUSLY. The Board of Equalization and Review upheld the assessed value on the following appeals: TAX APPEAL - JUDY W. SIMMONS, 111 HANBY BEACH, 119 DOW A VENUE, CAROLINA BEACH, NC, TAX MAP NUMBER R09205-010-008-000 Tax Administrator Robert Glasgow reported the appellant, Judy W. Simmons, was not present to give her appeal and did not provide any documentation to support her opinion of value at $29,500. He recommended to affirm the assessed value of$51,790. TAX APPEAL- MARYB. FRANCIS W ADDELL,ETAL., MARIAN BYARD, WYSHOSKY, 214 H AVENUE, KURE BEACH, NC, TAX MAP NUMBER R09217-009-009-000 Tax Administrator Robert Glasgow reported the appellant's representative, J. William Waddell, was not present to give the appeal and no documentation had been furnished to support the opinion of value. He recommended to affirm the assessed value of $88,796. ~ 184 MINUTES OF BOARD OF EQUALIZATION AND REVIEW, JUNE 28, 1999 TAX APPEAL - WILLIAM C. AND PERRY H. FIELD, 2348 OCEAN POINT DRIVE, WILMINGTON, NC, TAX MAP NUMBER R05112-001-013-000 Tax Administrator Robert Glasgow reported the appellants, William C. and Perry H. Field, have withdrawn the appeal on the parcel at 2348 Ocean Point Drive. He recommended to uphold the assessed value of $649,994. TAX APPEAL - W. KENT AND PAMELA STEVENSON, 1504 SOUTHEAST HARBOR, WILMINGTON, NC, TAX MAP NUMBER R07919-008-016-000 Tax Appraisal Supervisor Jim Bethune reported that the appellant, Mr. Stevenson, withdrew the appeal after discussing the assessed value of his home with the Appraisal Office and he recommended to affirm the assessed value of $233,656. TAX APPEAL - ROBERT AND DOROTHY CARROLL, 5300 VILLA COURT, WILMINGTON, NC, TAX MAP NUMBER R07713-004-001-053 Tax Administrator Robert Glasgow reported that the appellants have withdrawn the appeal. He recommended to uphold the assessed value of$244,526 on the townhouse located in Tangle Oaks Subdivision. TAX APPEAL - JOHN I. AND AUDREY S. SMALLEY, SR. 316 PALMER WAY, WILMINGTON, NC, TAX MAP NUMBER R08410-001-059-000 Tax Administrator Robert Glasgow reported that the appellant, John Smalley, requested the assessed value of his home at 316 Palmer Way be reduced to $157,000, the value of the same size house at 312 Palmer Way. In verifying the square footage of the houses, 312 Palmer Way was found to have considerable less heated area. Mr. Glasgow recommended to affirm the assessed value of $163,781 for the property at 316 Palmer Way. TAX APPEAL - A. V. SAFFO, 2 LUMINA A VENUE NORTH, WRIGHTSVILLE BEACH, NC, TAX MAP NUMBER R06308-016-002-000 Tax Administrator Robert Glasgow reported the appellant, A. V. Saffo, has withdrawn the appeal. TAX APPEAL - A. V. SAFFO, 3 STONE STREET, WRIGHTSVILLE BEACH, NC, TAX MAP NUMBER R06308-016-003-000 Tax Administrator Robert Glasgow reported that the appellant, A. V. Saffo, has withdrawn the appeal. TAX APPEAL - RICHARD M. AND JOAN L. DEAPAOLIS, 5415 MARINA CLUB DRIVE, WILMINGTON, NC, TAX MAP NUMBER R07713-004-001-033 Tax Administrator Robert Glasgow reported that the Appraisal Office reduced the value of the townhouse located in Tangle Oaks Subdivision from $280,025 to $265,025. However, the appellant, Richard M. Deapaolis, still felt that the value was too high for the location of the unit. Based on the comparable sales of other townhouse units, Mr. Glasgow recommended the value of I I I l85 ~ MINUTES OF BOARD OF EQUALIZATION AND REVIEW, JUNE 28, 1999 $265,025 be affirmed. TAX APPEAL PRESENTATIONS TAX APPEAL - SATURN DEVELOPMENT CORPORATION, BREWSTER PLACE SUBDIVISION (SIX LOTS), WILMINGTON,NC, TAX MAP NUMBERS R07600-006-1l6- 000, R07600-006-102-000, R07600-006-1 00-000, R07600-006-113-000, R07600-006-10S-000, R07600-006-1 03-000 V. A. Saffo, partner ofthe Saturn Development Corporation, was sworn in to give testimony on the appeal. Tax Appraisal Supervisor Jim Bethune reported that the Saturn Development Company sold lots in Brewster Place Subdivision to an exclusive builder at a discounted rate of $22,000 per lot. State law does not allow the Tax Department to reduce the assessed value for lots sold to exclusive builders. Homeowners of other sites in the subdivision have been assessed $28,000 for the lots. Similar residential lots in the Monkey Junction vicinity are selling between $29,000 and $31,000. Mr. Saffo stated the lots were sold to Terry Turner, the exclusive builder for the subdivision at $22,000 per lot. The selling prices of the starter homes in Brewster Place range from $88,900 to $110,000. The national average estimates that a builder will have 20% to 25% of the selling price of a house in the cost of the lot. He argued that the builder would not make a profit if the value of the land was more than $22,000 per lot. MOTION: After the hearings on this date, Vice Chairman Greer MOVED, SECONDED by Commissioner Birzenieks, to reduce the value of the six unimproved lots from $28,000 to $25,000, until such time as the lots are improved and sold. Once the lots are improved, the assessed value will return to $28,000 per lot as all the other lots in Brewster Place Subdivision. Upon vote, the MOTION CARRIED UNANIMOUSLY. TAX APPEAL - ANNE AND H. G. RUSSELL, JR. ETAL., 602 BRADLEY CREEK POINT ROAD, WILMINGTON, NC, TAX MAP NUMBER ROS700-004-001-003 Mrs. Anne Russell, property owner of 602 Bradley Creek Point Road, was sworn in to give testimony. The property owner, Anne Russell, requested the Board to lower the assessed value on her home to $244,640, the value indicated by a recent appraisal report. She pointed out that the property did not have community rights to water access and that the 2,200 square foot house only had 1 ~ baths. Although the location of her lot once held a view of the Intracoastal Waterway, huge houses now block the view, which has significantly decreased the quality oflife. Tax Appraisal Supervisor Jim Bethune argued that Mrs. Russell's appraisal report did not use comparable sales that were representative of the Bradley Creek community, which is near Airlie Gardens. Although the home may not have the amenities of newer built homes, the land value should ~ 186 MINUTES OF BOARD OF EQUALIZATION AND REVIEW, JUNE 28, 1999 be more than the $95,000 reflected on the appraisal. He stated that the assessed value of $377, 198 is supported by the comparable home sales submitted by the Tax Department. MOTION: After the hearings on this date, Commissioner Howell MOVED, SECONDED by Vice- Chairman Greer, to reduce the assessed value from $377,198 to $345,000. Upon vote, the MOTION CARRIED UNANIMOUSLY. The effective age of the structure was changed to reflect the change in value; the land value was unchanged. TAX APPEAL - V. J. mAGGI, ETAL. 429 FOURTH A VENUE, KURE BEACH, NC, TAX MAP NUMBER R09217-022-007-000 Mr. V. 1. Iraggi, the property owner of 429 Fourth Avenue, Kure Beach, NC, was sworn in to give testimony. Mr. V. 1. Iraggi, stated that his forty-five year old beach cottage, constructed of cinder blocks, does not include any heating or air conditioning and does not include any improvements since 1953. The 575 square-foot structure consists of a kitchen, one small bath and two small bedrooms. He requested that the assessed value of his home be reduced. Tax Appraisal Supervisor Jim Bethune stated that the Tax Department's comparable sales for the area supported the assessed value of $72,853. Although the small beach cottage may not add significantly to the value ofthe site, beach property has tremendous market value. He recommended to affirm the assessed value of$72,853. MOTION: After the hearings on this date, Vice-Chairman Greer MOVED, SECONDED by Commissioner Birzenieks, to reduce the assessed value from $72,855 to $65,000. Upon vote, the MOTION CARRIED UNANIMOUSL Y. The effective age and quality grade were changed to reflect the change in value. TAX APPEAL - MARGARET J. BYRNES TRUSTEE ETAL., 7 CEDAR ISLAND, WILMINGTON, NC, TAX MAP NUMBER R06700-003-003-008 Mr. John C. Byrnes, property owner of7 Cedar Island, was sworn in to give testimony. Mr. Byrnes stated that the $700,000 assessed value on his lot at 7 Cedar Island was higher than comparable lots in the neighborhood. He submitted an appraisal report that indicated the market value for the site to be $335,000 and the total value of property to be $698,531. The lot is located on a tidal creek which drains into Hewletts Creek and does not access the waterway except at high tide. His deed cannot be subdivided into smaller lots and he is unable to build a pier because of State restrictions on blocking a channel. Other lots on the island face directly onto the Intracoastal Waterway and can have piers, docks and boat slips with access into deep water. Similar lots on the creek that have limited access to the waterway are valued at 50% less than his lot. He spoke of the substantial damage to his property from the hurricanes of recent years, saying I I I 187 -.., MINUTES OF BOARD OF EQUALIZATION AND REVIEW, JUNE 28, 1999 that he had lost more than one hundred trees from the flooding of the island. He requested a reduction based on having one acre of usable land on the 2.7 acre tract. He submitted a spreadsheet showing the assessed values of similar properties on Cedar Island and Quail Run. Mr. Byrnes's deed does not allow the property to be subdivided into smaller lots and he is unable to build a pier because of State restrictions on blocking a channel. Tax Appraisal Supervisor Jim Bethune stated that the assessed value of$990,518 represents the low end of the market value range and is supported by several comparable sales in the area. He disagreed with the appraisal report completed by Cantwell, Clontz and Associates. He reported that significant damage had been done to the landscape because of recent hurricanes and that a 40-foot yacht was anchored along the tidal creek. Motion: After the hearings on this date, Commissioner Birzenieks MOVED, SECONDED by Vice- Chairman Greer, to reduce the assessed value from $990,518 to $890,518, based on the condition of the land. Upon vote, the MOTION CARRIED UNANIMOUSLY. TAX APPEAL - LI JU HSU, ETAL., 625 CHOWNING PLACE, WILMINGTON, NC, TAX MAP NUMBER R06620-016-007-001 Ms. Li Ju Hsu, the property owner of 625 Chowning Place, was sworn in to give testimony. Ms. Li Ju Hsu said the assessed value of her home at $161,748 was higher than the selling price of an identical home at 610 Chowning Place, which sold for $158,500 in 1998. She estimated the fair market value of her home to be $158,000. Mr. Bethune stated the Tax Department's comparable home sales support the assessed value and he recommended to affirm the assessed value of$161,748. Motion: After the hearings on this date, Commissioner Birzenieks MOVED, SECONDED by Commissioner Howell, to uphold the assessed value of $161,748, as recommended by the Tax Appraisal Supervisor. Upon vote, the MOTION CARRIED UNANIMOUSL Y. Additionally, the Board requested that Mr. Glasgow include a clarification on the estimated taxes due on the assessed value of her home in the letter to Ms. Hsu. TAX APPEAL - TERRY R. AND JOAN V. MCCALL, 6315 STANDSBERRY LANE, WILMINGTON, NC, TAX MAP NUMBER R07917-004-013-000 Mr. Terry R. McCall, the property owner of 6315 Standsberry Lane, was sworn in to give testimony. Mr. Terry R. McCall stated that the value of his property should be based on the amount he paid for the property. He purchased his newly constructed home in September 1998, for $139,900, which he felt should be the current market value. Originally, the Tax Department had assessed his ~ 188 MINUTES OF BOARD OF EQUALIZATION AND REVIEW, JUNE 28, 1999 home at $146,758, which was arbitrarily reduced to $142,242. The appraisal for the mortgage loan stated the appraised value of the property was $141,000. Tax Appraisal Supervisor Jim Bethune stated that the appraisal of his property and the comparable sales support the assessed value of$142,242. He recommended to affirm the value. MOTION: Commissioner Howell MOVED, SECONDED by Vice-Chairman Greer, to uphold the assessed value of $142,242, as recommended by the Tax Appraisal Supervisor. Upon vote, the MOTION CARRIED UNANIMOUSLY. TAX APPEAL - JOSEPH AND LINDA SIPALA, JR., 3501 BAILIWICK WAY, WILMINGTON, NC, TAX MAP NUMBER R06718-002-010-000 Mr. Joseph Sipala, Jr. and Mrs. Linda Sipala, property owners of3501 Bailiwick Way, were sworn in to give testimony. Mr. Sipala spoke on the value of his home being affected by the abandoned house adjacent to his property. The house has been uninhabitable for more than a year because offire damage, and no attempt has been made to make repairs. He had filed complaints with Keep America Beautiful about the lack of yard maintenance. He found that the average price of the houses sold in the area was $147,500 and requested the Board to reduce his value accordingly. Tax Appraisal Supervisor Jim Bethune stated that the assessed value of$165,218 is supported by comparable sales of similar square-footage homes and he recommended to affirm the assessed value. MOTION: After the hearings on this date, Chairman Caster MOVED, SECONDED by Vice- Chairman Greer, to uphold the assessed value of $165,218, as recommended by the Tax Administrator. Upon vote, the MOTION CARRIED UNANIMOUSLY. The Board requested the Tax Administrator to request that the Sheriff's Department investigate the abandoned property. TAX APPEAL - JOSEPH AND LINDA SIP ALA, JR., 4601 AND 4603 TURTLE DOVE COURT, WILMINGTON, NC, TAX MAP NUMBER R07110-001-074-000 AND R07110- 001-075-000 Mr. Joseph Sipala, Jr. and Mrs. Linda Sipala, property owners of 4601 and 4603 Turtle Dove Court, were sworn in to give testimony. Mr. Sipala stated that the fair market value of his townhouse units should be based on the selling prices of other Silver Creek townhouses during the past year. The selling prices ranged from $67,000 to $87,750. I I I 189 ~ MINUTES OF BOARD OF EQUALIZATION AND REVIEW, JUNE 28, 1999 Tax Appraisal Supervisor Jim Bethune presented sales of same-sized units as the appellants' that supported the assessed value of $90,349, and he recommended to affirm the value. MOTION: After the hearings on this date, Commissioner Birzenieks MOVED, SECONDED by Commissioner Howell, to reduce the assessed value of both townhouses in Silver Creek Subdivision from $90,349 to $89,500. Upon vote, the MOTION CARRIED UNANIMOUSLY. TAX APPEAL - EUGENE O. AND CLAUDIA EVANS, JR., 5501 SURREY DOWNS COURT, NC, TAX MAP NUMBER R05614-009-004-000 Mr. Eugene O. Evans, Jr., property owner of550 1 Surrey Downs Court, was sworn in to give testimony. Mr. Evans stated that he purchased his property in March 1997, not knowing about a serious stormwater drainage problem. During heavy rainfalls, a small stream that empties into Bradley Creek over flows and backs up onto his property. He has sought help with the drainage problem from the County, State, and US Corps of Engineers, to no avail. Under City annexation, he may eventually receive assistance through the stormwater assessment. However, annexation will make it more difficult to sell his property. In the Surrey Downs Subdivision, four of the twenty-three homes, or 17.3%, have been sold or are on the market for sale. Based on an average price of the comparable sales in his appraisal report, he requested that the assessed value of his property be reduced between $320,000 and $336,000. MOTION: After the hearings on this date, Vice-Chairman Greer MOVED, SECONDED by Commissioner Birzenieks, to reduce the assessed value from $362,415 to $352,415 due to a reduction in the land value. Upon vote, the MOTION CARRIED UNANIMOUSLY. TAX APPEAL- CHRISTINEODOM GIBSONETAL., 332 FORT FISHER BOULEV ARD, KURE BEACH, NC, TAX MAP NUMBER R09213-004-004-000 Mrs. Emma Lee West, co-owner of 322 Fort Fisher Boulevard and representative for Christine Odom Gibson, was sworn in to give testimony. Mrs. West spoke concerning the increase in value of the property from $26,085 to $75,866. The only improvement made to the property was the addition of a deck. She requested that the assessed value be reduced to $55,000, the amount she considered as the fair market value. Tax Appraisal Supervisor Jim Bethune spoke on the increase in value of properties in the beach communities. He recommended the assessed value of $75,866 be affirmed based on the comparable sales of the area and the approved schedule of values. MOTION: After the hearings on this date, Vice-Chairman Greer MOVED, SECONDED by Commissioner Birzenieks, to reduce the assessed value from $75,866 to $65,000, based on the small size of the one-half lot. Upon vote, the MOTION CARRIED UNANIMOUSLY. ~ l~O MINUTES OF BOARD OF EQUALIZATION AND REVIEW, JUNE 28, 1999 TAX APPEAL - JAMES E. AND CAROL W. OSIKA, 205 INLET POINT DRIVE, WILMINGTON, NC, TAX MAP NUMBER R08510-003-021-000 Tax Appraisal Supervisor Jim Bethune reported that the Appraisal Office is recommending to reduce the assessed value from $65,000 to $52,500, based on the appellant's argument that the vacant lot which was purchased two years ago at $40,000 plus 10% appreciation per year should be equivalent to the fair market valueo MOTION: After the hearings on this date, Commissioner Birzenieks MOVED, SECONDED by Vice-Chairman Greer, to reduce the assessed value of the land from $65,000 to $52,500, as recommended by the Tax Appraisal Supervisor. Upon vote, the MOTION CARRIED UNANIMOUSLY. TAX APPEAL - JIMMY E. PRIDGEN, 610 INLET ACRES DRIVE, WILMINGTON, NC, TAX MAP NUMBER R08500-002-040-016 Tax Administrator Robert Glasgow reported that Mr. Pridgen was not present to give his appeal. Mr. Pridgen considered the value ofthe mobile home and land to be $12,000, which is the amount he paid in 1985. Mr. Glasgow recommended to uphold the assessed value of $20,545 for the vacant lot at 610 Inlet Acres Drive. Motion: After the hearings on this date, Commissioner Birzenieks MOVED, SECONDED by Commissioner Howell, to uphold the assessed value of $20,545, as recommended. Upon vote, the MOTION CARRIED UNANIMOUSLY. TAX APPEAL - LYNWOOD W. AND NANCY M. MOORE, 1301 BIRD DOG COURT, WILMINGTON, NC, TAX MAP NUMBER R03512-002-017-000 AND 502 LARCHMONT DRIVE, WILMINGTON, NC, TAX MAP NUMBER R05510-003-019-000 AND TAX APPEAL- LILLIE WHITMAN MOORE HRS., 1018 BRYAN AVENUE, WILMINGTON, NC, TAX MAP NUMBER R05513-007-011-000 Mr. Lynwood Moore, owner of properties at 1301 Bird Dog Court, 502 Larchmont Drive, 1018 Bryan Avenue, and Bob Tiller, representative for Mr. Moore, were sworn in to give testimony. Mr. Bob Tiller, of Wilmington Rentals, stated he handles the rental of Mr. Moore's properties at 502 Larchmont Drive and 1018 Bryan Avenue. He felt that the assessed value of $79,621 was too high for the homes built in 1943 and 1956 and in need of extensive repairs. The comparable sales used by the Tax Department were not representative of Mr. Moore's rental houses. Mr. Lynwood Moore spoke of the old rental homes being in bad repair with no air conditioning or heat pumps. Repairs, consisting of replacing windows, Sheetrock, and siding, would cost more than $20,000. He stated that neither house could be listed for sale at the assessed value unless extensive repairs were made. The monthly rental is approximately $500 per house. I I I 181 ~ MINUTES OF BOARD OF EQUALIZATION AND REVIEW, JUNE 28, 1999 Tax Appraisal Supervisor Jim Bethune stated that the two rental properties have significant deterioration and that the rental income may justify a lower assessed value on the houses, but no documentation was submitted to support their opinions of value. He recommended to uphold the assessed values on the properties based on the comparable sales. MOTION: After the hearings on this date, Commissioner Birzenieks MOVED, SECONDED by Vice Chairman Greer, to uphold the assessed value of $100,529 for the 1301 Bird Dog Court property. Upon vote, the MOTION CARRIED UNANIMOUSLY. MOTION: Additionally, Commissioner Birzenieks MOVED, SECONDED by Vice Chairman Greer, to uphold the assessed value of $79,621 for the 502 Larchmont Drive property. Upon vote, the MOTION CARRIED UNANIMOUSLY. MOTION: Furthermore, Commissioner Birzenieks MOVED, SECONDED by Commissioner Howell, to uphold the assessed value of$67,629 for the 1018 Bryan Avenue property. Upon vote, the MOTION CARRIED UNANIMOUSL Y. TAX APPEAL - ARTHUR R. BULLOCK, 3531 CAROLINA BEACH ROAD, WILMINGTON, NC, TAX MAP NUMBER R06511-001-001-000 Mr. Arthur R. Bullock, owner oD 531 Carolina Beach Road, was sworn in to give testimony. Mr. Bullock spoke concerning the commercial zoning and higher tax rate that was applied to his home and garden area because of encroaching businesses adjacent to his property. Both sides of his property have been built up and have caused a drainage problem for his home and garden. He stated he would have a problem selling the commercial property because a new owner will have to remove the house, build up the land, and provide drainage for the property. Additionally, the City allowed Earl Scheib Paint and Body Shop to build within nine feet of his house. He requested the Board to keep his valuation rate based on residential property and to reduce the assessed value from $103,356 to $48,960, as the comparable sales that were provided were for business property sold as commercial property and not residential property sold as commercial development. Tax Administrator Robert Glasgow reported that the City of Wilmington rezoned Mr. Bullock's property to commercial use in 1991. The Tax Department will need to verify that the value of the residential property was supported by comparable sales of residential property instead of commercial property. After the hearings on this date, Mr. Glasgow stated that if the property were to be sold, the buyer would most likely tear down the house for new construction of a business. He suggested a 50% condition could be placed on the land to $47,000 and $8,000 on the building. MOTION: Commissioner Birzenieks MOVED, SECONDED by Vice-Chairman Greer, to reduce the assessed value of the property from $103,356 to $55,500 with the 50% condition on the land ~ 1 g;J MINUTES OF BOARD OF EQUALIZATION AND REVIEW, JUNE 28, 1999 value, as recommended. Upon vote, the MOTION CARRIED UNANIMOUSLY. TAX APPEAL - ARTHUR R. BULLOCK JR., 324 BLAND STREET, WILMINGTON, NC, TAX MAP NUMBER R06013-021-017-000 Mr. Arthur R. Bullock, Jr., owner of324 Bland Street, was sworn in to give testimony. Mr. Bullock stated that he purchased the property ten years ago as his first home. His banker would only loan him $28,000 on the property. He felt the property was worth less than the assessed value because of its location which is within 100 yards of Dove Meadows. The neighborhood has problems with trash in the streets and abandoned vehicles. His realtor had told him that it will be very difficult to sell anything on Bland Street. The fifty year old house has 650 square feet and does not have a heat pump. He felt the property should be valued no more than $26,800. After the hearings on this date, discussion was held on the effect that the location ofthe home would have in selling the property. As banks usually do not give 100% of the value for a second mortgage, the fair market value was considered to be more than $28,000. MOTION: Commissioner Birzenieks MOVED, SECONDED by Vice-Chairman Greer, to reduce the assessed value to $32,000. Upon vote, the MOTION CARRIED UNANIMOUSLY. ADJOURNMENT MOTION: Commissioner Birzenieks MOVED, SECONDED by Vice-Chairman Greer, to recess the Board of Equalization and Review until July 6, 1999. Upon vote, the MOTION CARRIED UNANIMOUSLY. The meeting adjourned at 4:00 p.m. Respectfully submitted, ~~fJ~ Teresa P. Elmore Deputy Clerk to the Board of Equalization and Review