North Canton City School District Board of Education v. Stark County Board of RevisionAnnotate this Case
The 36-unit North Canton apartment complex went into foreclosure.The lender obtained a judgment of $1,700,000. There were no bids at a sheriff’s sale with a minimum bid of $1,400,000. The receiver marketed the property through a national brojkerage firm, which, in a mass-mailing flyer showed a price of $1,325,000. The marketing materials did not mention the sheriff’s sale. There were 17 inquiries and at least six offers to purchase, ranging from $820,000 to $1,200,000, from LFG. There was no relationship between LFG and the receiver or the former owner. The court approved a sale as “commercially reasonable.” Title transferred to LFG in 2011. LFG sought to reduce the property’s tax-year-2012 valuation from $1,841,300 to $1,200,000. The Board of Education filed a counter-complaint. The board relied on “strong testimony” by LFG and “good evidence” that the property was marketed over time and that the price represented fair market value. The Board of Tax Appeals reinstated the auditor’s valuation. The Supreme Court of Ohio reversed, with the instruction that the $1,200,000 sale price be used as the property’s true value for tax purposes. Under the “forced sale” provision of R.C. 5713.04, a forced sale gives rise to a rebuttable presumption that the sale price is not the true value. In this case, the presumption was rebutted by ncontradicted evidence that the transaction at issue was at arms length.