Financial & Assessment Core

Assessor Fair Market Value

$180,000

Taxable Assessed Value

$180,000

Est. Benchmark Tax (Unadjusted)

$1,044 / yr

at 0.58% benchmark baseline

Check Tax Equity Comps →

Cadastral Land Area

0.70 Acres

30,497 sq ft

Cadastral Attributes & Deed Registry

Recorded Legal Owner	Rubitschung, Lee M
Mailing Address	638 State 84 Sw Pine River, MN 56474-6058 MN
Land Classification	Commercial Preferred
Improvement Share	62% Structure • 38% Land
Legal Description	Nw1/4 of Nw1/4 of Sw1/4 Except N 480ft of W 227ft Thereof

Tax Equity Assessment Comps & Appeal Intelligence

🎯 Inequity Identified (4 Verified Comps)

638 84 is cataloged under the Cass County, MN property tax appraisal roll with an assessor fair market valuation of $180,000. Structural improvements constitute 62% ($111,900) of total parcel value, with allocated land value accounting for 38% ($68,100). Based on the prevailing MN benchmark tax rate of 0.58%, estimated annual ad valorem taxes are approximately $1,044/year.

Assessed Land Valuation Baseline

$2.2330 / sq ft

Pure Cadastral Land Allocation ($68,100)

Plat Equity Disparity

Up to 64.5% Lower

Avg 61.6% reduction across 4 comps

Est. Potential Tax Rollback

$243 / yr

Immediate relief against certified assessment roll

Verified Pure Land Comparables (Private Holdings on Immediate Plat):

Comparable APN	Street Address / Owner	Land Area	Certified Land Value	Land Rate / sq ft	Inequity Gap
VERIFIED COMP 02-009-2201	All E of Longville Rd of N1/2 of Nw Nw Exc Gravel Pit Bouma, Ronald L & Ruth K, Trustees	48,754 sq ft	$38,700	$0.7938	-64.5%
LOCKED 02-009•••••	N1/2 o•••••••••••• Boum••••••••••••	81,406 sq ft	$66,400	$0.8157	-63.5%
LOCKED 02-009•••••	760 84•••••••••••• John••••••••••••	491,715 sq ft	$439,300	$0.8934	-60.0%
LOCKED 02-009•••••	S1/2 o•••••••••••• Ludw••••••••••••	163,255 sq ft	$152,100	$0.9317	-58.3%

Official Value Adjustment Board (VAB) Evidence Packet Ready

Under Florida Statutes § 193.011 and county appraisal guidelines, presenting verified lower-assessed adjacent land comparables establishes prima facie proof of unequal assessment. Open the official certified evidence packet ready for VAB board submission.

🔒 Orders Paused for System Maintenance

Nearby Properties in Cass County

Adjacent Property & Address	City	Just Valuation
All E of Longville Rd of N1/2 of Nw Nw Exc Gravel Pit, CASS, MN	CASS	$38,700
Pt of N1/2 of Nw Nw, CASS, MN	CASS	$15,200
469 84, Pine River, MN	Pine River	$158,700
471 84, Pine River, MN	Pine River	$84,600
486 84, Pine River, MN	Pine River	$74,600
490 84, Pine River, MN	Pine River	$113,800