Property Tax Appeal Board Decision 2004-22825-R-1 Wencel

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Based on the facts and exhibits presented, the Property Tax
Appeal Board hereby finds no change 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: $ 8,000
IMPR. $50,160
TOTAL: $58,160
Subject only to the State multiplier as applicable.
PTAB/TMcG.
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PROPERTY TAX APPEAL BOARD'S DECISION
APPELLANT: Michael Wencel
DOCKET NO.: 04-22825.001-R-1
PARCEL NO.: 14-29-125-017-0000
The parties of record before the Property Tax Appeal Board (PTAB) are Michael Wencel, the appellant, by attorney Glenn Guttman of Reiff Schramm & Kanter of Chicago and the Cook County Board of Review (board).
The subject property consists of a 103-year-old, three-story, three-unit apartment building of masonry construction containing 2,640 square feet of living area and located in Lakeview Township, Cook County. The apartment property includes three bathrooms, a full basement and a two-car garage.
The appellant, through counsel, submitted evidence before the PTAB claiming unequal treatment in the assessment process as the basis of the appeal. In support of this argument, the appellant offered eight suggested comparable properties located within a few blocks of the subject. These properties consist of two or three-story apartment buildings of frame or frame and masonry construction and range in age from four to 121 years. The comparables include two, three or four bathrooms and four have basements, two finished. One building is air conditioned. The number of apartment units was not disclosed. Five sites have two-car garages. The comparables contain between 2,292 and 2,892 square feet of building area and have improvement assessments ranging from $33,779 to $48,680 or from $13.50 to $17.35 per square foot of living area. Based on this evidence, the appellant requested a reduction in the subject's assessment.
The board of review submitted its "Board of Review Notes on Appeal" wherein the subject's final improvement assessment of $50,160, or $19.00 per square foot of building area, was disclosed. In support of the subject’s assessment, the board of review offered three suggested comparable properties located within a block of the subject. The comparables consist of two-story, two or three-unit buildings of frame construction. The comparables range in age from 100 to 115 years and have full basements. They have two or three bathrooms and two have two-car garages. The comparable properties range in size from 1,880 to