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Commission lowers 2023 assessed value for Blue Hawk property to $2.25 million
Summary
The Dickinson City Commission voted Aug. 19 to reduce the 2023 assessed value of property owned by Sadiq Blue Hawk LLC (Blue Hawk/Bullard Commons) to $2,250,000, resolving a contested abatement request for that year; earlier-year requests were ruled ineligible by staff and statute.
The Dickinson City Commission on Aug. 19 voted to adjust the 2023 assessed value for a multifamily/commercial property owned by Sadiq Blue Hawk LLC (also referred to in materials as Blue Hawk Square or Bullard Commons) to $2,250,000.
City Assessor Hirschfeld told the commission the property carried a 2023 valuation of $4,210,800; ownership had sought substantially lower values covering 2021–2023, asking as low as $1,517,500. Hirschfeld said 2021 and 2022 are no longer eligible for adjustment under the statutory deadlines, leaving only 2023 before the commission.
Why it matters: the change lowers the city’s assessed value for that property for 2023 and narrows the gap between the city’s mass valuation and the owner’s appraisal used for financing. The adjustment could affect the owner’s tax liability and sets the record for how the city will treat similar late-filed abatement requests.
Attorney Chris Nias, representing Sadiq Blue Hawk LLC, presented a history of the property’s sales and valuations, saying the property sold in 2021 for roughly $1.57 million and that an appraisal for financing in mid-2022 valued the property at $2,250,000. Nias invoked a 2020 Stark County case (referred to in the hearing as the Jefferson Apartments case) as legal context for using market transactions and appraisals as evidence of “true and full value.” He urged the commission to adopt the appraisal value for 2023 and asked the commission to consider 2021 and 2022 as well.
Nias: “the true and full value of property cannot exceed its actual value.”
City staff said Vanguard performed a mass appraisal for 2024 that reduced the prior valuation; Hirschfeld told commissioners that Vanguard’s mass valuation process relied on available information and that he would need to check field notes to confirm whether Vanguard performed an on-site inspection. Melissa Wyler, identified in the record as the on-site property manager, said Vanguard did not enter the building and that the property has had “regular maintenance and wear and tear” but no “significant improvements.”
Commissioners also discussed a parking agreement that previously allowed cross-parking with a lot owned by Shel Thompson. Wyler said that cross-parking agreement was terminated before August 2023; Hirschfeld said the city’s valuation is as of Feb. 1, 2023, and that parking availability at that date would be the controlling factor for the 2023 assessment.
After discussion, Commissioner Bair moved to adopt option 3 discussed by staff but set the assessed value at the appraisal amount proposed by the owner: $2,250,000 for 2023. Commissioner Frederick seconded. The chair and both commissioners voting recorded votes as “aye”; the motion carried.
The commission and staff noted that statutory deadlines limit the commission’s authority to adjust earlier years; staff advised that appeals remain available to the State Board of Equalization if ownership seeks further review. Commissioners also asked staff to consider separating parcel ownership or clarifying a common-area allocation between Oasis and Blue Hawk for future assessments.
Ending: The commission’s adjustment applies only to the 2023 assessment year. Commissioners and ownership were advised of the option to appeal to the State Board of Equalization for earlier years or for different relief; staff said they would review Vanguard’s field notes and the county/state minutes provided by the owner as follow-up.
