Examples Of Apportioning Among Subclasses

EXAMPLE A The Taxpayer owns a 2,000-square-foot single residence situated on a one (1) acre lot with a total market value of $110,000. The assessor has appraised the home at $100,000 and the land at $10,000. The Taxpayer utilizes 500 square feet of her home as a hair salon. Customers park in her gravel driveway. The market value of the Taxpayer’s parcel is $110,000 with or without the hair salon. The assessor should value the property at $110,000 since the predominant use of the property as a residence constitutes the highest and best use and the hair salon does not increase the overall value of the property. The assessor should subclassify the 500 square feet used for the hair salon as “industrial and commercial property.” The assessor would subclassify the remaining 1,500 square feet as “residential property.” Since there is no dedicated parking area and the use of the driveway by customers is insignificant, there is no need to assess any of the land as “industrial and commercial property.” EXAMPLE B Suppose the facts are the same as in Example A except that the Taxpayer has gone ahead and created a designated parking area by paving and setting aside a 0.1 acre portion of the driveway. In this example, the assessor would subclassify the 0.1 acre portion of the driveway designated for customer parking as “industrial and commercial property” because the predominant use of that portion of the driveway is for customer parking. EXAMPLE C A Corporation purchased a 100-acre parcel of land and constructed a manufacturing facility. Although the manufacturing operation only requires 25 acres of land, the corporation purchased 100 acres in the event it ever decides to expand. Presently, the corporation has no use for 75 acres and leases it to a farmer who raises soybeans. In this example, the assessor should subclassify 25 acres and the associated buildings and improvements as “industrial and commercial property.” The remaining 75 acres is properly subclassified as “farm property.” EXAMPLE D A farmer has been operating a 100-acre horse farm which the assessor has historically subclassified as “farm property.” The farmer decides to open a tack shop and utilizes two (2) acres for a retail store and associated parking. In addition, the farmer accepted the local public utility’s offer to lease five (5) acres for its operations. In this example, the assessor should subclassify the 93 acres and associated buildings and improvements used for the horse farm as “farm property.” The two (2) acres and building used for the tack shop should be subclassified as “industrial and commercial property.” The five (5) acres leased to the public utility should be subclassified as “public utility property.” EXAMPLE E MULTIPLE-USE SUBCLASSIFICATION CHAPTER 0600-12 A mobile home park owner owns the land and multiple homes located on the land within the mobile home park, and he leases out the mobile homes to tenants. All of the property (land, improvements, and mobile homes) should be subclassified as “industrial and commercial property”. On the other hand, if a mobile home park owner owns the land within the mobile home park but leases the land out to multiple tenants who own their own mobile homes situated on the land, then the land and any improvements rented with the land should be subclassified as “industrial and commercial property” but each mobile home that is used for residential purposes by the mobile home owner or owner’s lessee should be subclassified as “residential property” unless it is part of multiple rental units under common ownership.