Town of Concord
Board of Assessors
Meeting Minutes June 19, 2008
Town Hall
Members Present: Connie Johnson, Chair, Mark Engerman, Jim Phelps, Bob Menger, Carrie Flood
and Bruce Mac Alpine. Also present were Lynn Masson, Town Assessor and several Concord residents.
Meeting called to order: 06:05PM
Schedule: Reviewed meeting schedule for July and August. July 9, July 17, July 31, August 7 and
August 23rd.
Abatements:
1. 272 Silver Hill Road: SFR, FY08 Value $764,200, .96 acres, Style 4, Grade 5, 2692 eff. area,
AYB 1974, EYB 1990.
Owner's Issue: Overvaluation due to land value increase.
Recommendation: Deny abatement request. Property previously had an 80% condition factor.
Field review increased grade from 4 to 5. Property has a pond view. Sketch corrections
increased value. Zoning on Silver Hill is 2 acres.
Resolution: BOA MSV to deny abatement as recommended.
2. 95 Coolidge Road: FY08 Value $1,062,500 (Construction 65% complete), 1.5 acres, Style 6,
Grade 6, AYB 2007, EYB 2007, Depreciation-Average, 2152 eff. area.
Owner's Issue: Overvaluation. Land should be valued at <$500,000 as it is 50% wet and
property is near Route 2. Wet land, set back requirements and town approvals limit building
to 2200 sq. ft. The 1.5 acres at 95 Coolidge is assessed the same as the 2.15 acres at
91 Coolidge Road.
Recommendation: Deny abatement as the value is appropriate. All excess land is valued at
the wet rate. Site visit resulted in grade change from 5 to 6 and UBM to FBM.
Resolution: BOA MSV to deny abatement as recommended.
3. 190 Southfield Road: FY08 Value $832,500, 1.92 acres, Style 4, Grade 4, AYB 1953,
EYB 1989, 2236 eff. area, Depreciation-Good.
Owner's Issue: Assessment is disproportionate relative to other houses in the Riverdale
section 90% of the land is in a flood plain and wet. Assessment increased 12.5% in one
year. This is the only property in the Riverdale section with an increase.
Recommendation: Grant abatement of $11,800 for an abated value of $820,700 since
site visit resulted in Grade change from good to average and sketch changes. 1.58 acres
is excess. The area dry is larger than other parcels on Southfield. Other properties in this
development also have wetlands but none have any land valued at the wetlands rate.
Resolution: BOA MSV to grant the recommended abatement as well as putting .69 AC at the
wetlands rate since this property and the wet area are larger than most in this development.
4. 598 Barrett's Mill Road: FY08 Value $1,015,300, .93 acres, Style 3, Grade 6, AYB 1993,
EYB 2000, depreciation- Very Good, 3629 eff. area.
Owner's Issue: Believes property should be assessed at $800,000. In the current market this
property could not be sold at the current assessed value. Neighboring houses are selling
for less. Owner provided comparables: 612, 586 & 656 Barrett's Mill.
Recommendation: FY08 values are based on FY06 sales. Field review for FY08 lowered
grade from 7 to 6. Subject property sold in 2006 for $1,084,000. Deny abatement as
value is appropriate and less than the sales price.
Resolution: BOA MSV to deny abatement as recommended.
5. 44 Sarah Way: SFR, FY08 Value $1,599,900, Style 4, Grade 7, Depreciation-Average,
5769 eff. area, 1.06 acres, AYB 1985, EYB 1993.
Owner's Issue: Property is overvalued when compared to 2007 sale for $1,050,000. Bank
appraisal assessed the property at $1,325,000 in March 2008.
Recommendation: Site inspection increased the eff. area, lowered depreciation from Good
to Average, added FBM, changed entry from FUS to CAT and added PTO. The 2007 sale
was qualified but not the relevant year. Grant abatement $33,900 for an abated FY08 value
$1,566,000.
Resolution: BOA MSV to grant abatement as recommended.
6. 63 Cottage Lane: Commercial, 9 apartments, FY08 Value $782,900.
Owner's Issue: Overvaluation. Owner believes property should be assessed at $675,000.
Property taxes have increased 25% in last two years but property values have been declining
over the same period. Rental income has decreased and the vacancy rate has increased.
Recommendation: Before FY08 property value had not changed since 2005. 2006 sale was
$825,000. Property has a 5% condition factor for rail road. Site visit resulted in sketch
correction to 3rd floor. Grant abatement $27,900 for an abated value of $755,000.
Resolution: BOA MSV to grant abatement as recommended
7. 33 Everett Street: SFR, Style 60, Grade 7, AYB 1900, EYB 1997, 4412 eff. area,
.38 acres, Depreciation- Excellent, FY08 Value $1,986,300.
Owner's Issue: Overvaluation.
Recommendation: Value is appropriate. Full measure and list was completed in
March 2007. September 2006 sale for $2,110,000 was qualified. Since the sale date
a hot tub and deck have been added. Deny abatement.
Resolution: BOA MSV to deny abatement as recommended.
8. 313 Silver Hill Road: SFR, FY08 Value $818,400, 1.09 acres, Style 7, Grade 6,
AYB 1979, EYB 1997, eff. area 2211.
Owner's Issue: Overvaluation. Owner compared property to 319 Silver Hill.
Recommendation: Comparables are not appropriate. Site visit resulted in sketch
correction-UBM. Grant abatement $7,000 for abated FY 08 value$811,400.
Resolution: BOA MSV to grant abatement as recommended.
9. 1540 Monument Street: SFR,FY08 Value$1,904,300,3.98 acres,Style7, Grade 6,
Depreciation-Good,AYB1984, EYB1998,3363 eff. area.
Owner's Issue: Overvaluation. Owner provided estate appraisal which valued property
at $1,500,000 with comparable properties: 57 Westcott, 398 Simon Willard, 1030
Sudbury, 101 Holdenwood, 166 Monument Street and 231 Nashoba using 2006, 07
and 08 sales.
Recommendation: With exception of 2006 the sales provided are not relevant.
Additionally the sales were not in comparable neighborhoods. Recent site inspection
altered deck and added PTO. Deny abatement.
Resolution: BOA MSV to deny abatement as recommended.
10. 236 Shadyside Avenue: SFR, FY08 $1,072,000, 2.77 acres, Style 4, Grade 6,
Depreciation-Good, AYB 1984, EYB 1998, eff. area 3645.
Owner's Issue: Overvaluation. Owner believes property should be assessed for
$900,000It is located on a dead end narrow street.
Close to Hanscom air field with significant noise factor
No house on the street has sold for more than its assessed value.
Recommendation: Property is slightly under assessed for FY2008. Site visit revealed
RRC should be SFB. Deny abatement.
Resolution: BOA MSV to deny abatement as recommended.
11. 70 Elm Street: SFR, FY08 $1,636,800, 3200 eff. area, Grade 6, Depreciation-Good,
Style 6.
Owner's Issue: Overvaluation. Owner compared property to 62 Elm Street.
Recommendation: 62 Elm Street was sold in 2007 which is not a relevant year. Site
visit resulted in addition of ½ bath, changed condition from Very Good to Good and removed
EAF over the extension.
Note: waterfront factor was changed from 1.5 (2007) to 2(2008).
Grant abatement $53,700 for abated value $1,583,100.
Resolution: BOA MSV to grant abatement as recommended.
12. 15 Sarah Way: SFR, FY08 Value $1,358,300, .98 acres, Style 3, Grade 7, AYB 1985,
EYB 1998, eff. area 5336, Depreciation- Very Good.
Owner's Issue: Overvaluation. Owner believes property should be valued at $1,100,000. Sites
median price for Boston area real estate has fallen 11% since 2005. 44 Sarah Way sold for
$1,050,000 in 2007
Recommendation: Value is appropriate. 2007 is not a relevant year. Site visit revealed
additional FUS, PTO and UBM= SFB. 15 Sarah Way is in better condition than #44. Deny
abatement.
Resolution: BOA MSV to deny abatement as recommended.
13. 696 Main Street: Style 3, Grade 3, FY08 Value $710,700, Depreciation-Good, AYB 1927,
EYB 1982, 2173 eff. area.
Owner's Issue: Overvaluation. Bank appraised property for $628,100 in February 2008.
Recommendation: Site visit resulted in lower grade. Bank appraisal is not for the relevant
year. Grant abatement $26,700 to $684,000 to reflect 2006 qualified sales price.
Resolution: BOA MSV to grant abatement as recommended.
14. 42 Monument Street: SFR, Grade 5, AYB 1806, Depreciation-Average, FY08 Value
$1,302,300, 3289 eff. area.
Owner's Issue: Overvaluation. Owner believes property should be assessed at $1,100,000.
Property was purchased in 2006 for $1,180,000.
Recommendation: 2006 sale was unqualified due to changes in the property following the sale.
Site visit changed condition from Good to Average, removed UAT over center portion,
added stoop and PTO. Grant abatement $32,300 for abated value $1,270,000.
Resolution: BOA MSV to grant abatement as recommended.
15. 72 Annursnac Hill Road (Supplemental): FY 08 Value $1,608,600
Owner's Issue: Overvaluation. No finished attic.
Recommendation: FAT should be EAU, but the resulting effective area actually increases.
Deny abatement.
Resolution: BOA MSV to deny abatement as recommended.
16. 511 Thoreau Street: SFR, FY08 Value $936,100, 1,14 acres, Style 3, Grade 5, AYB 1996,
EYB 1996,
3644 eff. area, Depreciation-Average.
Owner's Issue: Overvaluation. Refinance appraisal in 2008 assessed property for
$904,000 using comparables: 144 Indian Pipe, 118 Brister's Hill and 35 Whippoorwill
Lane.
Recommendation: Value is appropriate. Bank appraisal is 2 years after the relevant year.
Comparable sales were not for relevant year. Deny Abatement.
Resolution: BOA MSV to deny abatement as recommended.
Town Assessor:
Lynn Masson reviewed the role of the Board of Assessors and the role of the staff.
BOA reviewed the elimination of Style 13(Antique) and the impact on the valuation of the 24
properties: 16 went to style 60 with a 26% increase and the balance to styles 2, 3 & 4 with
an average change of +13%.
Meeting adjourned at 09:15PM
Submitted by: Wm Bruce MacAlpine
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