Syracuse Board of Assessment Review Hearing - February 11, 2026

The City of Syracuse Board of Assessment Review held a public hearing on Wednesday, February 11, 2026, beginning at approximately 1:25 PM. The board considered multiple property assessment appeals, most of which are in litigation. No final decisions were made; the board will review submitted materials and issue notices in the first week of April. For several properties, additional documentation was requested by February 20, 2026.

Discussion Items

319-325 North Salina Street (Mixed-Use)

• Petitioner Michael Spellman (representing owner) argued for a reduced assessment based on an income capitalization approach, citing persistent vacancies and disruptive behavior from the adjacent Helio Health facility. The building has 25 apartment units and 4-5 retail units; 6 apartments and 2 retail spaces are currently vacant.
• The property was purchased for $1.5 million on May 31, 2018. The current assessment is $1,141,000, with a petitioner-suggested fair market value of $496,087. The property is in litigation for tax years 2024 and 2025.
• The board accepted rent rolls and income/expense statements and will review further.

3068 Erie Boulevard East (AutoZone – Commercial)

• Petitioner Natalie Macintosh requested a rollback to last year's assessed value (fair market value of $1,001,739) due to an increase from the equalization rate change. Not in litigation.
• Board noted the city may discuss with the commissioner.

308 North McBride Street (Parking Lot) & 600 James Street (Apartment Building)

• These properties are treated as an economic unit. 600 James is a 7-story, 63-unit apartment building. Petitioner seeks a 10% value for litigation purposes. In litigation.
• Board requested actual profit and loss statements (not averages) and comparable sales.

132 Highland Avenue (Vacant Lot), 941-47 James Street (82-unit apartment), 923 James Street (53-unit apartment)

• Treated as one economic unit. In litigation. Petitioner presented no new information; board requested actual income/expense data.

807-809 Lodi Street, 805 Lodi Street (Vacant Lots) & 753 James Street (Skyline Apartments)

• Skyline is a 12-story, 367-unit high-rise that has been 100% vacant for at least two years and is undergoing repairs. The only income is from a cell tower. In litigation.
• Board requested confirmation of cell tower income and actual financials.

420 Jamesville Avenue & 438 Jamesville Avenue (Apartment Complexes)

• Two complexes with 267 total units, 100% vacant and not ready for occupancy. No rent rolls available due to renovations. In litigation.
• No new information presented; board will review any submitted comps.

825-29 Butternut Street (Former KFC – Vacant Building)

• Petitioner Tuan Wynn (representing owner) described ongoing issues with homelessness, vandalism, and interior cleanup. The board expressed disappointment that little progress had been made since a $50,000 reduction three years ago. The land value is $100,000; building value only $50,000.
• Board indicated it is unlikely to grant another reduction and urged the owner to either renovate or sell. The property was purchased for $175,000 in October 2020. Not in litigation.

201 Montgomery Street (Surface Parking Lot)

• Petitioner Christopher Montante (owner of adjoining Hills building and parking lot) purchased the parcel from the city for $240,000 in April 2025. A deed restriction requires providing 10 free parking spaces to the city indefinitely, reducing the usable spaces from 21 to 11.
• Montante argues the assessment should be reduced to $100,000 based on income capitalization, as the restriction reduces net operating income by 60%. He noted the original RFP did not include the free parking requirement.
• The board will review the original RFP and confer with city commissioner Matt (who is out sick).

407 James Street (7-Eleven with Gas Station)

• Petitioner Nicholas Connolly provided a lease and valuation analysis showing a market value of $1.19 million, compared to the current assessment of $1.67 million. Owner-occupied, wholesale-run store. In litigation.
• Board requested actual income and expense data by February 20.

1000 West Genesee Street (7-Eleven)

• Owner-occupied convenience store with 12 fuel pumps. Petitioner’s analysis values at $2 million vs. assessment of $2.115 million. In litigation.
• Board requested actual financials by February 20.

1625 Erie Boulevard East (Price Rite Supermarket)

• 36,360 sq ft leased supermarket. Provided lease and sublease. Petitioner’s analysis values at $2.9 million vs. assessment of $6.7 million. In litigation.
• Board will review provided materials.

403 East Fayette Street (ATT Communications) – Withdrawn by petitioner.

314-16 Ainsley Drive (Self-Storage Facility)

• 740 rental units. Provided 2025 rent roll and income/expense showing net operating income of $504,000. Petitioner uses 10% of assessed value for litigation. Status of litigation unclear; board will confirm with city assessor.

394 Elasco Road (Walgreens – Partially in Gates)

• Petitioner Nicole Forcelli submitted comparable sales and noted Walgreens’ financial struggles, store closures, and declining rents. For the portion in Syracuse, she requests a fair market value of $1.3 million (AV $676,000) vs. current AV $1.3 million. In litigation.

401 West Seneca Turnpike (Walgreens – Subleased to Dollar Tree)

• Annual rent from Dollar Tree is $145,000. Petitioner argues value should be significantly lower due to reduced income. In litigation.

2329 James Street (Walgreens)

• Similar arguments, with 9-10 comparable sales showing values around $2 million. Current assessed market value is $3.75 million. In litigation.

Key Outcomes

• No decisions were made on any property during the hearing. The board will review all submitted materials, including new financials and comparable sales.
• For properties where additional information was requested (3068 Erie Blvd, 600 James/308 McBride, 132 Highland/941-47 James/923 James, Skyline, 407 James, 1000 W Genesee, 314-16 Ainsley), the deadline to submit is Friday, February 20, 2026.
• Notices of the board’s determinations will be mailed to petitioners in the first week of April 2026.
• Four remaining properties were postponed to Friday, February 20, 2026.
• The property at 403 East Fayette Street was formally withdrawn.