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Based on the facts and exhibits presented, the Property Tax
Appeal Board hereby finds a reduction in the assessment of the
property as established by the Cook County Board of Review is
warranted. The correct assessed valuation of the property is:
LAND: $ 9,025
IMPR.: $ 27,400
TOTAL: $ 36,425
Subject only to the State multiplier as applicable.
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PROPERTY TAX APPEAL BOARD'S DECISION
APPELLANT: Stanley Nieminski
DOCKET NO.: 05-26564.001-C-1
PARCEL NO.: 09-36-407-038-0000
The parties of record before the Property Tax Appeal Board are Stanley Nieminski, the appellant, by attorney Michael Fiandaca of Chicago, Illinois; and the Cook County Board of Review.
The subject property is a 3,100 square foot parcel improved with an 57-year old, one-story style commercial building of masonry construction containing 2,608 square feet of building area. The improvement has 2,358 square feet of office area and 250 square feet of warehouse space. The subject is located in Jefferson Township, Cook County.
The appellant, though counsel, presented evidence before the Property Tax Appeal Board arguing unequal treatment in the assessment process. The appellant submitted information on four comparable properties described as one-story or two-story masonry buildings that are from 44 and 73 years old for consideration. The comparables are sited on parcels ranging in size from 3,100 to 7,920 square feet. The comparables contain from 1,628 to 7,800 square feet of building area and have improvement assessments ranging from $4.81 to $16.67 per square foot of building area. The subject's improvement assessment is $69,267 or $26.56 per square foot of building area. Based on this evidence, the appellant requested a reduction in the subject's improvement assessment.
The board of review submitted its "Board of Review Notes on Appeal" wherein the subject's final improvement assessment was disclosed. The board of review presented a memorandum from Ralph F. DiFebo Jr. suggesting that the sales of five properties in the subject’s general area support the subject’s assessment. The board also offered the Cook County Assessor’s sale information sheets with some descriptive and sale data for the comparables. The properties sold from November 2002 to September 2006 for prices ranging from $285,000 to $650,000 or from $123.91 to $306.46 per square foot. The memorandum also revealed that