Hardee County Economic Development Office



Williatn 1(. Boyd, Inc.Real Estate Appraisers & ConsultantsMain Office1564 Lakeview DriveSebring, FL 33870Satellite Office410 Northwest 2nd St0keechobee, FL 34972August 21, 2015Ms. Sarah PelhamEDC CoordinatorHardee County Economic Development107 East Main StreetWauchula, FL 33873Phone: 863 385-6192Fax: 866-384-0258wkboyd@VIA: sarah.pelham@CC: info@Dear Sarah:At your request, I appraised the property located at 1340 US Hwy 17 N in Wauchula FL 33873 and is more particularly described within the body of this appraisal report. The intended user of this report is the client, Hardee County Industrial Development Authority.The purpose of the appraisal is to provide an independent opinion of the estimated market value of the fee simple interest in the subject real property, tent canopy & portable office unit. The function and intended use is to assist the intended user in evaluating the subject for possible acquisition purposes. Any other use is prohibited as per Standard Rule 1-2 (b) of Uniform Standards of Professional Appraisal Practice.The subject was observed on August 7, 2015, which is the effective date of the appraised value of the subject. The time period during which the appraisal process was conducted and the report produced was July 20- August 21, 2015.This is an appraisal report, which is intended to comply with the reporting requirements set forth under Standards Rule 2-2(a) of the Uniform Standards of Professional Appraisal Practice for an appraisal report. As such, it presents only summarized discussions of the data, reasoning, and analysis that were used in the appraisal process to develop my opinion of value. Supporting documentation concerning the data, reasoning, and analysis is retained in my office files. The depth of discussion contained in this report is specific to the needs of the client and for the intended use stated.My scope of work included the following:?A review of the Hardee County Property Appraiser webpage on subject?A cursory observation of the subject?A review and analysis of the Hardee, Highlands, Desoto, Polk & Okeechobee County's Property Appraiser's website and the Heartland & My Florida Regional Multiple Listing Services and Florida Realtors MLS Advantage for sales of steel frame modular metal buildings greater than 12,000 sq. ft. that have closed since January 2014.It is with consideration of the above that I formed an independent opinion of value for the subject property by applying the sales comparison approach. The sales comparison approach is the most applicable approach for this property type and was the only approach applied. The cost approach is not typically applicable to properties of the subject's age since the cost to reproduce & develop would surely exceed the market value. The income capitalization approach was not applied since properties seemingly similar to the subject's type, design or location are generally purchased to be predominantly owner occupied.No consideration is given for any furnishings, trade fixtures, equipment, or any business value associated with the property or its occupants.Based upon my investigation of the subject property, analysis of the data in this appraisal report, and my general experience with these types of properties, I have estimated the "as is value"1. Therefore, it is my independent opinion that the market value of the subject "As Is" is as follows:Metal Building, Site Improvements & Land$893,000Tent Canopy$ 24,000Portable Office Unit$ 28,700This letter of transmittal is part of the Appraisal Report that follows, setting forth the most pertinent data and reasoning used to conclude the final value. Use of this report constitutes acceptance of the General Assumptions and Limiting Conditions listed at the conclusion of this report.Respectfully Submitted,1(;57d-WILLIAM K. BOYDSTATE-CERTIFIED GENERAL REAL ESTATE APPRAISER RZ338WKB/Iyb1 "As Is Value" defined as the market value of the subject as of the effective appraisal date.PARCEL IDENTIFICATION NUMBER:33-33-25-0000-08730-000033-33-25-0000-05350-0000LEGAL DESCRIPTION:See addendumSALES HISTORY:Per the Hardee County Property Appraiser's webpage for the subject, there has been no transfer of ownership of the subject within the past three years. This is being reported in compliance with Uniform Standards of Professional Appraisal Practice Standards Rule 1-5(b).LISTING HISTORY:Per the Heartland Multiple Listing Service, My Florida Regional MLS and Ed Judy, representative for the owner, the subject has not been listed for sale during the past year. This is being reported in compliance with Uniform Standards of Professional Appraisal Practice Standards Rule 1-1(b) and FAQ 226 & 228.DESCRIPTION OF NEIGHBORHOOD:The subject is located on the east side of US Hwy 17 N, approximately 1/81h of a mile south of a signaled intersection. US Hwy 17 N serves as the main north-south traffic route for Wauchula and Hardee County. The immediate neighborhood consists of a Wai-Mart Shopping Center with gas sales, Winn Dixie, financial institution branches, fast food restaurants, medical offices, a car wash and an auto repair shop. Downtown Wauchula is location one mile south.Hardee CountyFlorida's 50tfl most populous countywith 0.1% of Florida's population···Population HousmgCena.Popu1JttonHear-C4untyflo<14>HoualngCounlaH>.W.COUnlyf aortda19aOc-u.2C.JS79,74!>,961llllli. 2000 C8\0UO9,8207,302.9-:719illc-l&19,499t 2,93e,071OCCOiplfO8. 11166,337.929'lo1-..0 2'!132.OWMr?QQj>llis.t'n4,44 1.1992000 c:.MI&26.-15.982.!24.n:er2,169t,e96,1JO'i!o 1- 3&_2'!!.23.5'!1YX.W1,6SO955,0162010 27.73118,801,332-2010 c.n.u. 9,722U!9 5&)'ll Ctla!lg@ 2000-10H orU!tlo'i!o HI<!N'*' or u:r.oU-16 oroge'll Ul14fr sa )'NI"or oge65 .,.0( age .,.,0Vf('i!o65 mologo"""omM!<DD,r,g.17.6%Clca.lpleO8.2?5()ant( 5,7337.420,802?.-,97911,e954,22l,ell6lltn:tr2.6122.?2U2J42.9'!122.5'i!oYX<Onll ?n1.S6a. n7,5754,ll02,11J2'7.7'll21.J%unna Pllmlltitcl3,5753.259.60219'? 57126,38412.9'1.li.J'll2000 56155.269J2 6<0.7"<Nngt 1990-2000 ?1,ll'll22..9'll2010 12JU79Eslimn.smd ProjKtions201JE$!rn21.W19.259,54J".,..,.2000-10·16.6%2012 17·75.1%6?,810'St. 2011HJ.02%2-4'1>,.CNngf 20111-12.CI .67.6%2015P1CjOe1IOn 03HO on 2'01227,SIO19,750,577"Cl?n!j*2'010.15OM<50'?Populaton Charactensllcsmo PO)jfeiiOrlo-n 2'012K!m>:l!28,19221,141,)18'10 201 201.0...7 0'5.,.,.,..,- Nil HordMCountyFIOna.D"'"ity EllgkinPt<OOII$ pt<lqu;n...Peroortl5.,.,ovt< 40.J'i!o U'i!o27.3'll ?O. 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I'i!oTotallleuWI<IICIO, 2010c-8,2?5 7..20.!02Ot:l'ormiCOI.Ill)'rt_,,_.<lii ..2.0'llo2.7'1io +.I- O l'llof"""JIIOUUI>Otl"-2010''12<.835..75....% Wl:b CHm ctddren un:ter 18 45.$'1140.0% ..,.. m.,.,:&tttOtOu ona con:!4e'=.cc ;c?c!.A?tnCJO HOUH"'** Stt?.2010312 :ue._.....A..V..O..Q..9..t.f.0.!.1..1.1.y..S.I_.N....2,.-0,.1..0..C. t..<.l.a..u- o ................................3.....5....2...-.,._......,.....-. ----3-.-0!.M1 I6oo-.......-....,..,.,.,................--.....-.............t--........... .........- t.-...........Employment by IndustryHUIIII>tt Of Ell?llth!MOI&. 2012 H>rdM C4<1n lyf lo<1<laPor. .nt 01 "ll _.,,..,..2012 H>rdMCOUI\1)'fl0r1CUIAI l'ldliOmfO592 61S,137 M-el592 615,137H01Ur.ll Ruourot & lo!'*>g 143 5332-Ruourot & MN g2<.2!1 0.9'llCONU\Icllon35 57,600cono:rueaons.w 9.<%MIS 16,370 MM111!-.nog2.5'll J.o'llTflllle. ?""tr.IIIM119 139 949 Tr.l!le, T -U- 20.1'llo22 8'1111'1-. onnr.lon 10.21?_lntormoton,0. 7'1io""Fmncl?Ac:l\IIIIK 34 65.&<5,_ Ado'l:Jo$ $.7'i!o10.7'10,,Pro(....,..& I!UOir.tU StMCK 65 1Ji,l%11.0'4226%EoucatJOn 4 Hflla't S ,1ce'48 l -H06pu!y6'.2$4ducallon & i!>POIII-?8. 1%10..'1152.481 ltlotnana7. 1%.&S'i!o................._........._...._<26.123 Gov..,_7. 1'llol.l'lloo::Mf'SM1C&.<352,751 Ollltr_,7.3%a.&'lloH<1rdee CountyAnqgo Annual flnploy?,.nt.Employment by lndusttyor Alllnclua11'1M. 2012Al11<lliQilf'NalUQI Rr""""""& MrllngCOtts:NcaonMr.-.Tl'illUpCita!IOft '""'·ll!llln'rla:IOn!!_,f'INnei?AI::MIK8 Sf:MCHl.,.....anHOOjlllmyo_a..s,e.lV,I,CHHilliN County7,e.Q31.53_01!.2.6'1.13.4'1.0.5':1.34':1.31%140%5.2'1.1214%fi0<1Cil7.34072l.l'lo47'104 3%20!l%1.4'1067':1.-14.6,.14.9%ll6'JI3.2%1·AVttagl AJVIUII W ? 2012AII?IU:Ini &Mllbg"' ,COM:NcOonr.-.Ttan'f!OIU!'on illld UtJ es lnftl1111mr\l'll!.mCQIAO:I>'o:iO'-U!On.ll&eU5111.85se ?f-&H H hI.%Aun.md ll)O'!Dtr 'Hor-counryFIOll,29,321$43,21026. 111 $27,002m.1ao$<1,561$34.222 $53.23'S32A21 $38,621$31$1U6A22$37,901$61,401U7.701$$3,12&$29.$4$.165$13,17;)$22.304$19.$30,377$36,762$47Lab? F-.?? hrc:.nl OC PopulatiOnAa-c118and OllltrHordot CountyflOrid>UnomploymonlRat.HMdet CountyfiOll199067..>%64 '!11911012.6.J'52!10055 I63.5'!(,2000S.9'loJ as20106Ullo617':1.201011. 1':1.11.3'52013''prefm;Jwy558%61.4'!12013'7.4'to1.0':1.Labor forceIncome and FinancialHealthPononallnco<M ($000.)1990H>nltt County5295.646FI0<1Cia$253.32< 3hr cap111 PtraonIncome1mHM<?o County$15.032flon ?$19.4372!100$.>71.119$.>66,6.U,10S2000$17.599$29.07'loctwll59?':1.llo(Nngf l17. 1':1.<9 611.20101-687.012$72$,.035.2$a2010$2$,197$36,493Sct\011 2000-1045.8'lro55,5%"clUo9f 2001>1043.2')1,32.?'520115716.550$761.JQ3.2322'1111U6MJ$39.§,.t:t\an92!011>11?.3%4.9'5':l.ctllll>9f201Q-11&.$'103.611.2012$12!,e9-5$792,2$!',3a62'1112$26.237$41,012,.ct>anqo 2011-120.7':1.? 1%"'Cll>tngE 2011-12·2.3'2.elloWlllnga Dy PlaCe OIWoB{SOOOe)1990stn.685$161. 176 093Mldlan Income llrcllan l"....,.$36,115 ?·"$3,5$4$<7, lll9+.?""2000$293.695S312.1'S.t85IIrclliln F..,;ty lnoam?539 627 - $3,7<7$57. 12! flo 5256,.ctwlgt 1990-20002010% CNn9f 2001HO2011"' cNn9f 2010.1120122011-12P·lftOIIal l!anknlp!cy flang Rat.(I* 1.000 popUU!lOn)20112012 _ _ ........,..c.....-,SW!II.lr..&65.J'llo93. 7':1.$395.961$.ll8,536.C?13<&40.5'!(,$400,66$$<49,707 5992-T'Ji.2.$'10$<05.127 $<69.206,452.o.J'll ·3tilnltt Counly FlOridaLOT?n160?.!1655 NA?r ?b otef'!tlt.Ut!t o<cnS.:.l'I')U:I.oeLh<ctnltn Povtny.2012AII.JgK Illpo?OII'fUOCiet <>go IS In JIOVOII'f5-17 111 t1miiK 111oo?BtyEducallonPui>IIC ECIIIcaliOntnaUtuilonaTotalaem..-yMlddle Senorti9' Corob n nFlollda3,$40I600617Je5Cl'irn.Ouahty of LifeHMdetCOUIIly FIOt1dtEducallonll alt.IJIID+ntPUtono aga<1 25 1nd otdorClt'rA! me. 2012 {!nii@Xo per100.000)AUrnlulon5lD p15on fY 2012-13.....lD p15on ""'100,0002.601.8sa3MU33_29$'JIHS ieorlllg,....lii -10<'$ ?n!gM<53.2% ,. 2.9%9.J'lfo ?1- I.K45. 5% +1- 0 I'll26.0':1. +J.. 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Tr.IVOI Time 10 WORMean nvtl trM <owon ti!W\U:KI+?fi!M;ll'l or muO.nto en?!04c:CW:Cdt.'\!.fl'ti209 5 172.925. 1 tl-1.7zs.a.,.o.,Hardee CountyReported County Government Revenues and Ellpendrtures($0006)ftn'flKIO 11-12TCIUI- M ftflenueACCI:UII(RMXII)H.-.County5389.7FJonoa??l 2S.D08.3E.qMn<llbll'll 11-12TOia!- MAccounleodH($0006)H-COWI!y3).990.4flo.-?$ 34.3&5.709.0Ptr $$1,JOI).46$1,&91.00PtrC..,$1,22A.3S$1,8!18.84Yo 01 TCIUI1000'll.100.0'll.'1. ctTOUI100.0'4100.0'!1.TuK--S<orvl::8"(lOOOo)$14 747.6$10,666,412.1(RMXII)1M69,6$ 6..203.586.6PtrCapla$$532..66$$M.92Pef<:a;>b $384.32$340 78Yo 01 TCIUIPflmb.Fee. ana Spedal--lil(RMXII)l&.O'll.$2.755.131.0'll.$1, 193,666.JYo ?TOUINlii:SMMJ(50005)JIA'JI.$12.180.218 0Yo$ 1 8 u.a.<D.APtrCapla$$99..24$65.57Pt<c.pb$A3S.74429..22Yo 01 TCIUI7 I 'll.3.5'!1.'JI. ct TatllJS.&'lfo22.7%lllltfgovtml1letltli '""""'*$9..}45,473.9fmiiOIImell11,546.2$ A,DI4,8:!1.llPtr $9$23&.76- $55.69$ 220SlYo 01 TCIUI24 I ll.12.6Y,'JI. ct TCIUIl.SY,11.7YolllrT(W!Oo)$3,936.8$10.959 3(RMXII)4.565.04 159,69 0 0PtrCapla$$14UO$602.00Per Capllil t164 OJ228.50Yo OCT-10.1'!1.316.'lfo'!l.ctT?13.4Y,12.1'!1.-JUagll'le!lO, F M??..0 F(RMXII)$U7.0$141,680.5$1Q.34 S7.78Yo 01 TCIUI0.1'%OAlloM--.o-($0005)$1.S18.J$996.360.7PerCapla$SSU9 $54 73Yo 01 TOUI3.9'!1. O:IW<SCUCK(W!Oo)S6,2A2.0 S6, 121.210.3Ptrc.pb $ $22$336..2?Yo CIT-16.1% 17.4%? MCouftCJOcn"E.lla$COIIv411-lllc con:wr.saza e?ror Jf OiimolC.OUncJ&"'t..k Cti; Qcd., rmidduk ii:ICaltnlll'!ct-riwlCOU"tr-.Is.($1l005)I:.OOIIOII'I!C-.aH-..n?(RMXII)P$Yo ctTOUI($0000)Ptr l $C<lpli'JI. crToe.. CUIIn / lttC1'U110n (SOO!l5)Ptrcapb$ow.-'JI. ?Total01110<NOI>-O g(10000)Ptr $ Yo cr TatllCcxln·Relmcl ElcpofdLRO($00!lo) Pf<CapG$'JI. ?Total1.184.5$1.279, 096.842.67 $ 70.263.5...J.7'4949.3$ 3 027,557.934.20 $ 166.J12.8Yo&.a'JI.1,l2S. t$ l.l&J.S27.940$2 76.003. 3% A.O'll.1,703.3$ 5.S98,084.A62.80 s307.5116.3!1.5 '"27.2 $905.203.2$0.98 $49.720.1'1.2.6Y.State InfrastructureState and local TaxauonTDnlpotUllollSUic J Cetll!nhMill!' l..iiM llllKstl 8MgHSlo!oF ocllu-"?-County FIOI1Cia201S tlG YaiOtMI Mm.g?1WM!14. 7 12.08S.9County210.743,337 428 6,702SpecQI01olnc15l.'unlelpal! ..-CountyCouni}o-YIIr:ltNot Couni}o-YIIr:lt'8.5540000007.3&200.6501-(IN'.300Sq..- F l)?lotSJU_IIo _'-_"""'"""-...0.74870.0000.s..,_FootogeSbtl lAn<ll1635.277703.43.151,774.9NPiln:ell;255.8593,242.7163,209.3C<>Ne<v.uon Lana.Piln:e ll;89 15.49360< 05 2U,D03,9JS..-..---ww........s...sJ?T........._ R J:l.1'llt4Silcasct?G· 141? ""'-'f_.-Mil·DESCRIPTION OF THE SUBJECT:The subject is 9.09 acres with 508 feet of frontage on US Hwy 17 N. According to the Hardee County Planning/Development Department, the subject is zoned C-2 (General Commercial) with a future land use designation of Town Center. It is the intended user's responsibility to obtain an interpretation letter regarding zoning classification, future land use designation and conforming uses of the subject present or proposed by any and all governmental regulatory agencies.The subject is improved with a 29,444 sq. ft. steel frame modular metal building with 16' eave height that was built in 1966 and remodeled over the years. The interior of the building has approximately 1,274 sq. ft. of minimal office space, restrooms & storage. In the southeast corner of the building there is 5,375 sq. ft. of loft storage. The building is equipped with three phase electric and two electric meters. Attached to the exterior of the northeast portion is a 5,476 sq. ft. steel frame metal canopy. On the south side of the building is a 1,344 sq. ft. steel frame modular building with 16' eaves. This building was built in 1985. Site improvements include chain link fencing, broken asphalt& concrete paving, 1 - 6" well, 1 - 8" well, water system & septic tank. The described improvements are located on the western 4.09 acres of the subject site. The five acres to the east is overgrown with tall grass.Also located on the property is a steel frame tent canopy that measures 60' x 200' x 30'. There is also a steel frame modular portable office unit that was built in 2003 with1,434 sq. ft., a waiting room, reception area, five offices, two restrooms and a breakroom. This building is equipped with two central heat & air systems. The steps located at the front are steel frame and are designed specifically for this type of unit. It is my understanding that these two items are to be dismantled and relocated to another property, therefore they have been valued separately as personal property.ENVIRONMENTAL CONDITIONS:I am not aware of any environmental conditions that would have a negative effect on the subject however it is at the intended user's discretion to obtain an environmentalaudit.EXISTING USE:Vacant Light Manufacturing FacilityUSE REFLECTED IN THIS APPRAISAL:Vacant Light Manufacturing FacilityHIGHEST AND BEST USE AS IMPROVED:Legally Permissible: The improvements conform to the property's zoning limitations and requirements.Physically Possible: Upon review of the configuration, positioning of the improvements on the site, and the zoning restrictions, the improvements appear to maximize the development of the site along with the five acres of excess land available for future development.Financially Feasible: The improvements were owner occupied and have historically been owner occupied. This is typical of this property type.Maximally Productive: No other probable or profitable alternative use for the site is believed to exist that would economically justify removal of the existing improvements. Therefore the maximally productive and highest and best use of the property is a light manufacturing facility with five acres of excess land available for future development.EXPOSURE TIME:The market indicated that exposure time (i. e., the estimated length of time the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal; a retrospective opinion based upon an analysis of a past event assuming a competitive and open market) would have been about eight to eleven months.IMPROVED COMPARABLES:COMPARABLE ONElOCATION101 W Palmetto StArcadia, FL36-37-24-0284-0090-001036-37-24-0284-0080-0030RECORDED201414005605ClASSIFICATIONLight ManufacturingSALES PRICE$825,000DATE OF SALE11/14/2014TERMSCASH EQUIVALENCY PRICElOT SIZECashThis property is located one block west of Hwy 17 and consists of four connected buildings with eave heights ranging from 26' to 30', equipped with three phase electrical service. One of the buildings has approximately 4,568 sq. ft. of office space. Site is improved with 63,069 sq. ft. of asphalt paving and chain link fence. This transaction was a resale of a lender foreclosure property. Grantee plans to utilize a portion of the space for their door hardware/component PARABLE TWOLOCATION5705 Desoto City RdSebring, FL 33870PARCEL ID# C-09-35-29-A00-0262-0000OR 2466 PG 1793Distribution Center000This property is located at the southwest corner of Desoto City Rd and Razorback Rd, approximately mile east of US 27. This steel-frame modular building is 13,180 sq. ft. with a 1,296 sq ft. concrete block stucco building attached to the north side and an eave height of 24'. The metal building has overhead doors at the north & south ends with a raised loading dock located at the south bay door and two bay doors with loading dock on the west side The interior of the metal building has 1,800 sq ft. of office space & restrooms. The CBS building 1s finished office space The site is improved with 31,410 sq ft of asphalt paving and 3,044 sq. ft. of concrete pads. The property is fenced on four sides Prior owner used property as a distribution center and the Grantee also intends to use it as an ownerdistribution PARABLE THREELOCATION 605 SR66Sebring,FL 33875Harbor Community Bank High Desert Research, LLC C-16-35-29-A00-0012-0000This property is located 1/10th of a mile west of US 27 and has698± feet of road frontage on the south side of SR 66. The building has 10,400 sq. ft. with 16' high eaves, six overhead bay doors, 400 amp-3 phase electric, 1,600 sq. ft. administrative offices and four restrooms. The site has67,600 sq. ft. of asphalt paving and 1,290 feet of 6' high fencing. Building needs a new roof and the cost of this improvement was considered in the sales price. Original construction design was as a trucking terminal; then used by a waste management company for staging their trucks & repair work; then by a site utilities contractor. This transaction was a resale of a lender foreclosure. The property was purchased to be owner-occupied by theirculturaluct business.IMPROVED COMPARABLES ADJUSTMENT GRID:SUBJECTCOMP1COMP2COMP3LOCATIONUS Hwy 17 NWauchulaW Palmetto StArcadiaDesoto City RdSebringSR 66SebringSALES PRICEN/A$825,000$373,000$365,000SALES DATEN/A11/1409/1412/14LAND AREA(acres)9.0912.7163.6862.77ZONINGGeneralCommercialGeneralIndustrialIndustrialIndustrialFUTURE LAND USEDESIGNATIONTown CenterIndustrialCommercial/IndustrialIndustrialBUILDING AREA(sq. ft.)30,788170,71514,47612, 000YEAR BUILT1966 & 19851942,1951,1958,195919731989CONDITIONAverageFair to PoorAverageBelow AverageDESIGNLight ManufacturingFacilityLight ManufacturingFacilityDistributionCenterTruck TerminalPRICE PERSQUARE FOOTN/A$4.83$25.77$30.42QUALITATIVE ANALYSISLOCATIONUS Hwy 17 N WauchulaSlightly InferiorSlightly InferiorSimilarLAND AREA(acres)9.09Slightly SuperiorHighly InferiorHighly InferiorZONINGGeneralCommercialSlightly SuperiorSlightly SuperiorSlightly SuperiorFUTURE LAND USEDESIGNATIONTown CenterSlightly SuperiorSlightly SuperiorSlightly SuperiorBUILDING AREA(sq. ft.)30,788Highly InferiorSuperiorSuperiorYEAR BUILT1966 & 1985InferiorSimilarSlightly SuperiorCONDITIONAverageHighly InferiorSimilarSlightly InferiorDESIGNLight ManufacturingFacilitySimilarSlightly InferiorSlightly InferiorThe three sales outlined are the best available data for comparison of steel frame modular metal buildings with more than 12,000 square feet, located in south central Florida, that have closed since January parable One is slightly inferior in location, slightly superior in land area, zoning & future land use designation, highly inferior in building area & condition and inferior in age. The indicated adjusted price per building square foot has been determined to be $29.parable Two is slightly inferior in location & design, highly inferior in land area, slightly superior in zoning & future land use designation and superior in building area. The indicated adjusted price per building square foot has been determined to be$28.parable Three is highly inferior in land area, slightly superior in zoning, future land use designation & age, superior in building area and slightly inferior in condition & design. The indicated adjusted price per building square foot has been determined to be $28.42.Based upon my review and analysis of this data and current market conditions, it is my independent opinion that the "as is" market value of the subject real property as of the effective date by the Sales Comparison Approach is as follows:30,788 sq. ft. @ $29 per building sq. ft. = $893,000 (R)Nedson_.._-. --.? !-----------_LCoun@nA..Rd-------.---------;--- -?"'Bowling Green?,pII I I I IAlpine· -----------------------:@ 1'3 Avon ParkIIIIIIII1'3e-WauchulaH A R 01 E E?MoffittIGriffinsCornerStRoberts SpecialIICtewsvilleLakemontEoneSweetwater'-------·-----_I-$--------------------------------- _.,. !'Ia"ICubitis:msingPlacid lakesNUughway 70 @':(lOJ ChoHicori...The certification that appears in the appraisal report is subject to the following conditions. Please see letter of transmittal for additional assumptions, which apply directly to the subject property.1.Acceptance of and/or use of this report constitutes acceptance of the foregoing GeneralAssumptions and General Limiting Conditions.2.Possession of the report, or copy thereof, does not carry within the right of publication. It may not be used for any purpose by any person other than the party to whom it is addressed without my written consent, and in any event only with proper written qualifications and only in its entirety. Neither all nor any part of the contents of this report, or copy thereof, shall be conveyed to the public through advertising, public relations, news, sales or any other media without written consent and approval.3. I will not be required to give testimony or appear in court because of having made this analysis, with reference to the property in question, unless arrangements have been previously made thereof.4.It is assumed that the legal descriptions as given are correct, that the utilization of the land and improvements are entirely and correctly located on the property described and that there are no encroachments or overlapping boundaries. I have not made a survey of the property and no responsibility is assumed in connection with such matters. Should a current survey indicate a discrepancy in the subject site size, this report would be subject to review and change. Sketches in this report are not to scale and are included only to assist the reader in visualizing the property.5. No responsibility is assumed for matters of legal nature affecting title to the property nor is an opinion of title rendered. I have not reviewed an abstract of title relating to the subject property unless otherwise stated. No title search has been made and the reader should consult an attorney or title company for information and data relative to the property ownership and legal description. It is assumed that the subject title is marketable but the title should be reviewed by legal counsel. Any sales history information given has been researched and to the best of my knowledge is accurate, but not warranted.6. Information and data furnished by others is usually assumed to be true, correct and reliable.When such information and data appears to be dubious and when it is critical to the analysts, a reasonable effort has been made to verify all such information; however, no responsibility for its accuracy is assumed.7. All mortgages, liens, encumbrances, leases, and servitudes have been disregarded unless so specified within the report.8. It is assumed that there is full compliance with all applicable federal, state and local environmental regulations and laws unless noncompliance is stated, defined and considered in this report.9. It is assumed that all applicable zoning and use regulations and restrictions have been complied with, unless a non-conformity has been stated, defined and considered in this report.GENERAL ASSUMPTIONS AND LIMITING CONDITIONS (cont.)10.It is assumed that all required licenses, consents or other legislative or administrative authority from any local, state, or national governmental or private entity or organization have been or can be obtained or renewed for any use on which the value estimate contained in this report is based.11.It is assumed that the subject property conforms with the 1985 Growth Management Act's"concurrency" requirements.12.Improvements proposed, if any, on or off-site, as well as any repairs required, are considered, for the purpose of this appraisal, to be completed in a good and workmanlike manner according to information submitted and/or considered by us. In cases of proposed construction, the report is subject to change upon inspection of the property after construction is complete. This estimate of value is as of the date shown, as proposed, as if completed and operating at levels shown and projected.13.It is assumed that there are no hidden or unapparent conditions of the property or structures which would render it more or less valuable. As an appraiser, I am not a licensed exterminator, licensed roofer, hazardous substance and environmental expert or structural engineer. Inspections by qualified experts in these fields would be required to determine any adverse conditions. No responsibility is assumed for such conditions or for inspections which may be required to discover them. If any adverse conditions are found, this report would be subject to review and changes.14.No environmental impact studies were either requested or made in conjunction with this analysis, and I hereby reserve the right to alter, amend, revise or rescind any of the value opinions based upon any subsequent environmental impact studies, research or investigation.15.Unless otherwise stated in this report, the existence of hazardous substances, including without limitation asbestos, polychlorinated biphenyls, petroleum leakage, or agricultural chemicals, which may or may not be present on the property, or other environmental conditions, were not called to the attention of nor did the appraiser become aware of such during the appraiser's inspection. The appraiser has no knowledge of the existence of such materials on or in the property unless otherwise stated. The appraiser, however, is not qualified to test such substances or conditions. If the presence of such substances, such as asbestos, urea formaldehyde foam insulation, or other hazardous substances or environmental conditions, may affect the value of the property, the value estimated is predicated on the assumption that there is no such condition on or in the property or in such proximity thereto that it would cause a loss in value. No responsibility is assumed for any such conditions, nor for any expertise or engineering knowledge required to discover them.16.Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Florida. Additional information regarding radon and radon testing may be obtained from the county public health unit.17.The appraised value is subject to documentation being provided that there are no in-ground or above ground fuel/storage tanks existing on the subject site. In the event that such fuel/storage tanks are found, it is assumed that they comply with all local, state and federal regulations regarding fuel or storage tanks. If they are not in compliance, this report would be subject to review and change.GENERAL ASSUMPTIONS AND LIMITING CONDITIONS (cant)18.The distribution of the total valuation in this report betvveen land and improvements, if any applies only under the reported highest and best use of the property. The allocations of value for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used.19.The estimated market value is based upon no changes in the existing Federal Tax Laws that are in effect on the date of the appraisal.20.It is assumed that the property, which is the subject of this report, will be under prudent and competent ownership and management over the entire life of the property. If prudent and competent management and ownership are not provided, this would have an adverse effect upon the value of the property appraised.21.The estimated value is subject to change with market changes over time. Value is highly related to interest rates, exposure, time, promotional effort, supply and demand, terms of sale, motivation, and conditions surrounding the offering. The value estimate considers the productivity and relative attractiveness of the property physically and economically in the market place. The estimate of value in the report is not based in whole or in part upon race, color, or national origin of the present owners or occupants of the properties in the vicinity of the property appraised.22.In the event this appraisal includes the capitalization of income, the estimate of value is a reflection of such benefits and my interpretations of income and yields and other factors which were derived from general and specific market information. Such estimates are made, as of the date of the estimate of value. As a result, they are thus subject to change over time. The date as of which the value estimate applies is only as of the date of valuation as stated in the letter of transmittal. I assumed no responsibility for economic or physical factors occurring at some later date which may affect the opinion stated herein.23.An appraisal is the product of a professionally trained person but nevertheless is an opinion only, and not a provable fact. As a personal opinion, a valuation may vary betvveen appraisers based upon the same facts. Thus, I warrant only that the value conclusions are my best estimate as of the date of value. There are no guarantees, either written or implied, that the property vvould sell forthe expressed estimate of value.24.The Americans with Disabilities Act (ADA) became effective January 26, 1992. I have not made a specific compliance survey and analysis of this property to determine whether or not it is in conformity with the various detained requirements of the ADA I did not consider possible noncompliance with the requirements of ADA in forming my independent opinion of the value of the subject property.CERTIFICATE OF APPRAISAL:I certify that, to the best of my knowledge and belief:-The statements of fact contained in this report are true and correct.- The reported analyses, opinions, and conclusions are limited only by the reported Assumptions and Limiting Conditions, and are my personal, impartial and unbiased professional analyses, opinions and conclusions.- I have no present or prospective interest in the property that is the subject of my appraisal report, and Ihave no personal interest or bias with respect to the parties involved.- I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three year period immediately preceding acceptance of this assignment.- This appraisal assignment was not made, nor was the appraisal rendered on the basis of a requested minimum valuation, specific valuation, or an amount, which would result in approval of a loan.- My compensation is not contingent upon the developing or reporting of a predetermined value or direction in value that favors the cause of the client/intended user, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.- My reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with: the requirements of the State of Florida for state certified appraisers; the requirements of the Uniform Standards of Professional Appraisal Practices of the Appraisal Foundation; and the requirements of the Code of Professional Ethics and the Standards of Professional Practice of the Appraisal Institute.- The use of this appraisal report is subject to the requirements of the State of Florida relating to review by the Florida Real Estate Appraisal Board and to the requirements of the Appraisal Institute relating to review by its duly authorized representatives.- I currently hold an appropriate state certification allowing the performance of real estate appraisals in connection with federally related transactions in the state of Florida in which the subject property is located.- As of the date of this report, I have completed the mandatory continuing education requirements of the Appraisal Foundation and the State of Florida.-I certify that if this report was transmitted as an "electronic record" containing my "electronic signature" as those terms are defined in applicable federal and/or state laws, or a facsimile transmission of this report containing a copy or representation of my signature, the report shall be as effective, enforceable and valid as if a paper version of this appraisal report were delivered containing my original hand written signature.-I certify that my education, experience, and knowledge is sufficient to perform the appraisal assignment- I made a personal observation of the subject property that is the subject of this report.- No one provided significant professional assistance in the preparation of my appraisal.-This appraisal meets the minimum requirements of 13 CFR (Code for Federal Regulators) Part 323 concerning Real Estate Appraisals for FDIC (Federal Deposit Insurance Corporation) or institutions regulated by FDIC and the minimum appraisal standards as listed in the engagement letter.-This appraisal report recognizes the following definition of value:*Market Value means the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeable, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:(1) Buyer and seller are typically motivated;(2) Both parties are well informed or well advised, and acting in what they consider their own best interests;(3) A reasonable time is allowed for exposure in the open market;(4) Payment is made in terms of cash in United States' dollars or in terms of financial arrangements comparable thereto; and(5) The price represents the normal consideration for the property sold unaffected by special or creative financing or sale concessions granted by anyone associated with the sale."*This example definition is from regulations published by federal regulatory agencies pursuant to Title XIof the Financial Institutions Reform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 51990, and August 24, 1990, by the Federal Reserve System (FRS), National Credit Union Administration (NCUA), Federal Deposit Insurance Corporation (FDIC), the Office of Thrift Supervision (OTS), and the Office of Comptroller of Currency (OCC). This definition is also referenced in regulations jointly published by the OCC, OTS, FRS, and FDIC on June 7, 1994, and in the Interagency Appraisal and Evaluation Guidelines, dated October 27, 1994. 2006 Advisory Opinion 22 The Appraisal Foundation.Kt57d-WILLIAM K. BOYDSTATE-CERTIFIED GENERAL REAL ESTATE APPRAISER RZ338Dated: August 21, 2015WKB/IybADDENDUMLEGAL DESCRIPTION:Beglo at the N E corner or the NW 1/4 of theSE 114 or Section 33, ToWllsblp 33 South Ruge 25 UJI llld rua South 747llnks; l.beate West 457 links to right or way or Allaollt Coal Line Railroad (IIOW U.S.Hlgtaway 17); tlle11ce North 14 degnes 30' West 761 links; tht11te run East 6 16 links to P.O.Bf, I)ina ucl btlnt l.n the Northeast part of the iW U4 or S? 1/4 of Section 33, To.....sblp 33 South, Range 25 East, Hardee Co?nty, FloricbAndOtf:ln at the Northwest cornu of the Northeast 114 or the Soutbeast 114 of SectiOn or Section 33,Township 33 Soutll, Range 25 East, rfardee CoUDty, Florida and run tbtntt Nortb 89 degrees, 48 mla ults,39 seeoads East aloog the North Bout dary thenof, 441.66 fttt; thtace South 00 degrees, 10 mlautts, 53 secoods East, 493.96 feet; thence North 89 degrees, 58 minutes, 39 Jeeoods Wtst, 441.66 ret; thence North 00 degrees, 10 mlnu tca, 54 seeonds West, 492.33 feet to the point of blnnlna containing 5.00 acru.J{ardee County Property .JlppraiserKathv L Craw ordSeles.'" AreeiH tPa l!---------m m M ??rI·oqel------._---·· · · ·· r H omel,I Owner and Pa rcel Inf ormationow,er HarneMol lUng Addt-e'J>SSMM WAUCHULA U.C2SOO lNOUSTfUAS: lllEETParcel N umber3J..3l 2S 0000?08130 0000UES8U-l474_&TilJt _!>k ltlc::lNlN TEO C N1Y (Otsulct 900}l dres_l)f'OIJ<>rtyge_.5e<11on Town,.hlp Raoqe1340\ISHWY l1H201NIII291L_A..I_!_16.8289 _1 uGHTMANUtoo:;loo)_Acre4 091-r l l 3J..2Sltontete".ld NJsCo!ec!mE!!I ShowParceiMap l Oener?eCJowner Bys l Ca.niV1ewPrmtl 9tow HSICWIOetJ I Bulk1lnq Value Value lnf or.ua tion12 Q:ort>fil"d Values 20ll C hfled Va!Ui!'$1 201'* rtlf..ed Vaii.IKJt.ill,t2313J 3.sns10_!,o7-.!l6,S( Ira feature ValueLa.nd Value1Ldlld A9ritnUur;.lVO\Iuelc ullurat (Market) va.tueJu..l ( ·lrkll"l) VOll ue?S 7,06o4SJ56. so soS707..607$36,832.t$356.so, so$706,824SJ .soSO 4 09At:.BEGATlliE- N? 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NtiMBERDUCAKTISSVIDI 03-00HO COIOCJ:RCV.l. )0.000 4/10/200)1 10792 COIQIUCD.L24,000 2/01/1990? ????··??·?·?·????? SAL.C ...........................' 800X. PAaK DAUPJUCI'5" 1S1 J/ll/1999 o r JoooooJ OltANTOR P'IUT tu.TIOKA.L 'UHE OP WAUcatrt..lI ORAlif'!'&:l NOJ..All JOS:SPB J TRU&TU5)2197 7/14/1997 0 1? OJWt'TO8 BOCH BJWlL'Cl' CL.D.& OP COU'R'fTQTAto 1)4<61344 97 48 ??????????·????????·??????????????·?-???????????? o·UJTI:a Pt:RST OTIOH:AL 8ANit OP WA.UCH111oA.? ??????IXTR.A PDTl1lt.&S? ?????????? ? ?? ??? ?? ????? ???? ? ?? ?? PTI:LO CS: l100U 8:H COD:IDES('JAN liiJ) ROBT OTT QL 1'1t ADJYl.DX 0) LOAD DOCX 90 81 1985 1.00UNITS trr720.000 SPSPCD \\QOOD U08 VALO'&)5.001.424LAND DISCU CODJ:ZON'I ROAD DENS COND PR.ONT DIP'TJJ Fl-lloD CX tTOPO t1f'Il. 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N1380 BTD uon2.100 nmu15.00 nm ll 25 ?vsa119, app AllD.15.000 8- JtATI100.000 DmX ST:JI: )). )]... 2585.00 \0001:!4,,805 8 BLDQ VAL200) an (Pt!Dl004100 LIQJIT IWWI'ACTVu. 599 Xlf08RSTJt 01 nAT JtMSIICVll 01 ltDrii<UNUIITS'c-W\nm< OS DaYWALt.HOST\Pl<rll20't Olil 4'KT V'1MYL KCOR?????????????????????????????????????????????????AC?ruLD a:HTCD'LOCs 1140 US HWT 17 N JfAOCH'tJ'I.,AUPit CD>CNDOt +- ................. -- ............ -- .. ?,Q.. -----........ ---------+-SUBD.IILOT4 .091)5'.420 L.\NI)0 CL.\80 MXTOU702,095 .ron702,095 .....0 SOKDHTTP C.( Allt DUCl"BD PUHCA/C 0) Cll>ITRAL SPCD1 IIlQPj ?l· 8C? 22702 ? 095 ASSD0 KXP-T?QUAL 0( AIIOVlt AVO. D&PR 1)Plltllf 01 COO<C/111) PI VD-1suaALL VD- 2CI.IL PJlPL.UCK 08 IIOaiLIDIOI!ll VD- tPIIHll OS STULVD-5E:I'CHUD·'IlNDO VD-1CL.\8 VD-8occtm-9COND '))> II' II+--- ---------18---------- +--- 9--+-22---- -+ICAH200 lTXDT900 702,095 C<7rUL702.095 CITDL 702,095 01TXBLl -···----·----- 8-.LDO TRAV'I"JtS& --··-·--··--' BA$200l ?W' OS2l&l8CAN2003-S'I9 II W9S&22N2l$1--- ?? --- - ? - ---· - P&KIIITS -·? --·- ?? ....- ? - ?BUB A· ARD ' &?AAD BAS03 1Jeo 100 ueo twrol 54 lO H8118 VALUE ,u2n ?5H >, lflJXBB-RoucAXT rss.um> " l4 COIO<UClAL8, 000 1/01/1985' 7534 COIOQRCIAL lO.000 '101/1985?????????????????? SAL& ????????????? ?????IIOOJ: PAOltDATa PRIC&419229 '101/1995 0 ICJWm)Rl CRANTU CJtOWIRS CON:tmCTION DfC487 '9 S/01/1995 0 I1 ORANTORTOTAL UH1)9,4UOS ?????????·??????????????????????????????????????? OJWiTll&-- ???··IXYRA r·&.lTO'R.K$- ?···-· ?-·· ..··?··-?·--- ?......·- · · P'IILD CX.:290000-"' 811 CODIDUCL&ll WID BaHT QTT QL YJI M>JOIIXTS OT PRICK M>-1 OT PR SPCll \D 11'08 VALOIILAND OUClU! CODEWNJt ROAD ODS COND P'RON'l' D&P'I'H Pl.ILD 0:l"'PO O'TYL B'YP ATP BACK DT ADJ1:JSTKDfr8UMYTS UT PJUCE ADJ UT PR LAND v.u.uaJfartfee County Q>roperty JlppraiserKathv L Craw ord Prevtous .Parti!l Ae!!So:mwfOwner Qlnd Parc:el ( nfonnationRetum to Maff\ Search PagelOWIK':rNolft)f!...llllng A(l r"C!Slot.atlon AddressPropertyU<kt9f!SU11;,;r;w,,,.;;l ? R..uu,S AUCHUlA W:2500 INOUSTfUAI..STR.EE'ILEE·?L )4748US HY/Y 17 N(001000)-PM-(C!I Ntm-?bcr-.N.i.ll.e1--T.u Oi!;lrk12014""")J·33·25·OOQO-O$JSG-O-OOO--.UNI POAATtO COUN'N (Otstpa 900)1'·"2"ouildino Yah.e. C.:tralure valu!!'_ land V;tlucLand Agrlc:ultural YcthJf! Airicult-;.r.lll Q!a.rket) ValueJust (Market) Valu · A IYoatue ExOlt!.!, Y_.tlaxabfe valueso..---S_6j.l4.0.S6S,J.40S60,5ooS60,500??S.l-40soS6S,340; siS. soS6S,340so.SO SN:.eeG AT HWCORHER Of N?1/4 OFSEl/4 Of SKTION IWHH 89 DEGo4&M mE 441.66 nSo6S,340 S OOOEG I()M 53'S f 493.96fl N 8'9 OEG 39$ W4<1J ."n N OOOEG J()M SolS W?92. 3l FT>_4S.3<4010 P08l3m .!SE 423PUMO 674P6J2·R.EZONE 67SN17 682.SO The:legaldesalptJon hown here nt<y be conden1.ed for assessment purposes.Ex-actS6S,lo&Odoesc:rtpl1on should be oblalllt'd f rom the recorded deed.Maximum save our Homte1. Pottablltty S4,8M:IsosoAGt A.n101;;;11-4.&40(JUsi(M) Value'" des(rlpuon- This;s \l'le vaestabliShed bY Pr<IPfrtV AWJ!iset' let ad vabt1ft purPOSeS.Th!Svar fll.h?tn.atket valotasOI January J stof UW: tall yt?.L..,. _::=B-.u::i;:l:d:ing lnformationNo bu1Jdu1gs assoaatKI 'Mth thtS parcel.?----,---------Extraturl_Des<riptlonJlUl03N?tmtu!r0( ICcru!t l Unll l UJ1h x Width x He:lghlOxOxOUnitsSUTEtfmtvc Yc.1r u.ulll1982uscV OHK NUMO(k Or UNITS2178Uud I nf orm:nionUHITT"tP(SFl}tpth_o I>CKtutt(!tn .Sllh:IMJ.tOS·J3-200S s 700.000lfKitumernWAAA./4HN OE:EOOR0?<1-k/ PO<Jess2 j 682Unq!Jfltftc:<tVat:aU Or IUIJ,ItOWPdVntGrAtUOrLEA FAMilYPARTNeRSHIP \.TOSH WAVCHVt.A u.cOJ...o6-2005 , s110.000wAA 0??0§illru-unQuo!dlotd v c L_LEAHI"---$"o!!lmn Arii.JPreYIOU<S arcellfl!:!ct l?sfnbom f etum to M?m Se.ucf\ PaoelAppraiser Home(Tl'le COun.t.y Pror>MY s Otfict. tnakt5 evttY tl'fOft to pt'odu?: tf'lc rnoA accurate lniQtl'l\l.ttOn tt.NO warrtnt JtS.tlll.prt$St.o0 ot 1mplitd,ptOVIdtd for tht 41Ut htrttn,Its ust" or ?nttfJ)'I'tUIUon.JTht: Stnior bt'f'I'I.P(IOn 0oes Not AWIV to Alllb:?ng AUtl'lontit$. Jvst (Mtrk) voluc. b.by ttw: PrcptftV lstr t01 .'ld vMorm tall: purposes. n does not rtP't:sent .nbdp.lt?< telllno pnee.Wctklno V.1ii!Jdtod't .Wte Pda;td: tl_!.,l 1S_ _t :o???n·? .tc....,..r u.-·M,ft. WtWttM ·rPROPERTY CARD:Hardee County Property Appraiser Property Record Card 33-33-25-0000-05350-0000as-raB..D.R.H5 AC 880 AT N'K CORHD OPlflrl/ 4 OP 8&1/ 4 OF Sllct'IOH RONSlOI W..Wt'Htl't.A LLC2500 DmUSTJLU.L STR.DT)) .. ))..25·0000-05350·0000VU 20U 2014 RCUD 001 of 001N 89 D48ll l9S 8 Ul." PTI 00 DIC lOW SlS I 4 U.H PTLUUUIIO, Pl. H74iPlUIITil> l/05/2015 8:21 aPR"12/ 2009 8HBY 8tll)BUSK1100BATHU7'HTD A.UACPP AUA.000 UCDUU.OOO 8-I.ATI15.00 TWH )) 25.000 Illl!X SnPUSB001000 ncAlft' CO!IIMDCIElD<PTXTJlCHATBUT Alt&A040 8L1'IO\QOODBLDGI VALBT8(PUDl0 U'OBmrrs?????????????????????????????????????????? ??????? AC5.000, 5,140LANDJtCVR.Xltl'W'\PLOR\HTrPA /C""'"QUALsr:aca:n.ARCH,'e"TC"H"c-W\ROIITPIITR STYli OCOH1'miCSPCD..D""R lm l lm·2.1m,- )l.,m_,.-5,1Pin.tl CX: NTCD0 CLAI1LOC: Q'S HWT 17 N WAOC'IItJ"LA APPR (I) 0 HXTOS'I, amo' 5.340 .;ronSU8D ,5.3 40 A.PPR8Llt0IO.P, o)-8C ,5,340 ASSD0 UJI'T 'TXDT900' 5140 COTX8:L,5,340 CinBL,5, 340 OTtUL.......................... ILDC T'AAVDSJ: ......................... ..CLASoccCDNl)SUB A·AilU. \01). 8lm·9BA· UA '.SUB VALUK l.t ??? ........? ?? ?? ·? PtlllfiTSJ HtlKBBR DlfSC AMTrssum'I'O'!'AL ? ··?·??????????????????····?·? ·??????·?··?·?? .....-------&XTBA. PUIUR.&s-- - -----·------·---------------·· n.I.LD ex:-· ·· ····--····-- 8AJ.JI ·-····· · · ·-·· ·I800PAQZ DATB PJtlCI:U2 U2 5/11/2005 U V 700000I CIIJt.ANTOJt I.&.l. P.ur:t.LY PA.JtDI.D.SHI:P t.TDICUN'TU SIOC M'AtJOIOLA Lt.C"5 . , 1/0,12005 11 v 110000GR.A.NTOR CIIAPKAM LLCGR.A.NTU LD FAKILY P.u:t'ND.S!UP LTD.U mf C'ODIDISC LD 1(tt) H.CHY qTT QL YJl ADJ OWI'fS UTPR.lCI:NIJUt 0) 1kRICATr0lf 11982 1.00 5.000 11TUT PRSPCD \\0000 X:fOB VALOI:100.00LAND one.u: cootIf 001000 VAC COXIIZOO ROAD DBMS ccnm PROHT DIPYH ntLD Ck:TOPO UTl.L nP ATP BACX DT ADJUSYMRNTSUNITS UTC-2 1.00 1.00 1.00 ,15 217800.000 8PPUC& ADJ UT PA2.000.)0FRONTREARRECEPTION/WAITING AREANORTH SIDESOUTH SIDEOFFICEOFFICE OFFICEOFFICE RESTROOMOFFICE RESTROOMBREAKROOMELECTRICAL PANEL SIDE AELECTRICAL PANEL SIDE 8SOUTH SIDEINTERIORSTEEL FRAMINGWEST SIDE--AIRIFlERWEST DRIVEWAYWATER SYSTEMWESTSIDESOUTH SIDEINTERIOR OF DETACHED BUILDINGWEST & SOUTH SIDE OF DETACHED BUILDINGEASTSIDE OF DETACHED BUILDINGINTERIOR OF DETACHED BUILDING,...-r--)-.· .j·-· .EAST SIDE & STEEL FRAME CANOPYSTEEL FRAME CANOPYWESTSIDEEAST FIVE ACRESINTERIORINTERIORELECTRICAL PANELINTERIORINTERIORELECTRICAL PANELINTERIORINTERIORRESTROOMINTERIORBREAKROOM\RESTROOMELECTRICAL PANELWEST SIDE METERELECTRICAL PANELELECTRICAL PANEL &METER BOXELECTRICAL PANELSMETER FOR MODULAR UNITELECTRICAL SUB-PANELHWY 17 N FACING SOUTHDRIVEWAYHWY 17 N FACING NORTHWilliam K. BoydState-Certified General Real Estate Appraiser RZ338Main Office1564 lakeview DriveSebring,FL 33870Phone 863.385.6192Fax 866.384.0258 wkboyd@Satellite Office410 Northwest 2nd StreetOkeechobee,FL 34972As a Real Estate Analyst and Consultant I have been actively engaged as a realstate broker/appraiser since 1982 and as a State-Certified General Real Estate Appraiset since 1990. I am qualified as an expert wilness in the State of Aorida's 10th Judicial Circuit Court that includes Highlands.Hardee and Polk Counties & the 19th JudicialCircuit Court thai includes Martin,SLlucie,Indian Rivet and Okeechobee Counties.My experience as an appraisecincludes lhe valuation of many types of properties including residentia,l recreational, agricultural, commercial,industrial. special purpose, eminent domain and acquisition/disposition counsel ng and litigation support in coMection with real estate transactions. I stay cwrent with the market and am active in my community. My primaryservice area covers most of south centralFlorida.APPROVED BY THE FOLLOWING LENDING INSTITUTIONS1"United BankAg Country Fann Credit ServicesBank of America Bank of Bene Glade Bank of Central AoridaBankers Soulh Lending & FtnancialBB & T LendingBoston PnvateBank & TMlChase Manhattan MortgageFann Cred'rt of AoridaFirst 1BankFIISI Bank of ClewistonFust Bank of LaGrangeFirst National Bank of WauchulaFirst State of Arcad'ra Harbor Community Bank Heartland NationalBank Iberia BankMid-Florida FederalCredit UnionOld Florida NationalBankPNC6ank Regent Bank Regions BankSeacoast NationalBankSun State BankSunshine State FederalSavingsSunTrust BankTO BankUSDA Rural DevelopmentWauchula Stale BankPROFESSIONAL AFFILIATIONSHeartland Association of RealtorsAorida RealtorsNationalAssociation of RealtorsHeartland Multiple Usting ServiceMy Aorida Regional MLSPGPCNP Association of RealtorsREFERENCESMr.James ClinardHeartland National Bank320 US 27 NorthSebring,FL 33870863.386.1300Mr.Kerry MeekerWauchula State Bank106 E.Main S1reetWauchula,FL 33673863.n3.4151Mr.Steve Prielozny Bank of Belle Glade P 0.Box790Bell e Glade, FL 33430561.996.6711Mr.John ShoopHarbor Community Bank2600 US Hwy 27 NSebring.FL 33870863.402-38802014-Continuing Educatoi nFREAB ;9205 NaoonalUSPAPUpdate EqiM'/alent (2014-2015) AOS #10059FREAB!:8933 Florida Appraisal Laws and Reg!AalionU' pdate AQB 0055FREAS #9061 Fl1A lor TodaY$ Appr&ser AQB !!10055FREAS ;5160 M>o')'m n.. """ik.>:aonsdAf:pr;ls.liAiul,.ts (3-ru)AQB #10059FREAB #9135 RellleYIV$ Cheddist AOB ;;10059FREAB =9158 UAO..UpCiose andPetSOMI AOS:10069201 2-Continuing EducationFREAB =741 Florida Apr·s S!a!e law Update OBPR :!2429FREAS:;8906 t-latJonal USPAPUpdate (2012-20131AQB:10059FREAS il7742 n-.e Dirty DozenFREAB 118838 The Nuts & Bolts of Green Buiding lor AppraisersFREAS =8976 Apptaital Applicati!Mis ol fle9eswn AnalydsACE =8961 Dairy AppralSalSemmr ASfMRA Apploved ;5062010-Continuing EducationFREAB ::'1333 Florida laws: and Regulalicm AQB 10059FREAB ;8723 NaoonalUSPAPUpdate (2010.201 )AQB;;I0059FREAB ;8237 Flam -tr.llno!-.& AQ8;!10059FREAB :;8712 Risky611$11ess: Wayuo IJNnuze LiabA!y AOS #10059FREAS =8714 The Changing Wof!d of FHAAppraimg AQB :100592008--Conlinuing EducationFREAB :7333 Flonda laws: and Regu!aliort'AOB !!10719FREAS:7301 N3DOnal USPAPUpdate (2003-2009) AQB :r10719FREAS:8237 Aam T...,..,_.& AOB 10719FREAS;;84211ntroducoon toExpert Witness Tesfrnarty AQB !!10719FREAS ;8063 fv-_n Odllet More Oda-oal Apptaicak AOB:107192006--Continuing EducationFREAB ;;7333 Florida laws: and Regulation'AQB ;10239FREAS:7631 Disclosures & OisdammAQB t\0239FREAB ;;7672 The Cost Approadl AQB #10239FREAS#7669 """"""9h &Dthii-AQ3t10Z39FREAS il76?6 NaoonalUSPAPUpdate AOB #102392004-Continuing EducationFREAB flonda laws:& Regllaoons ACE il7333FREAB mcome capSI!zaoon ACE 8FREAS National USPAP Update Eqavalent (200() ACE :7332FREAB Developing & GrowJ\g an ApprarPtaellce ACE #6929FREAB Factory Suit HOU$lng ACE :69272002-Continuing EducationFREAB CommUJIICalin4 theAppral$al ACE 1-22FREAB Residentlal SubcfVJdon Analyss ACE -24FREAS ApprResea!C:h and IS ACE:it-23FREAB Net;hborhood Analy"-S ACE #1-23FREAS Sales Comparison Approadl ACE !!1-25fREAB FREA l..icooftw Low&Bo.:rd ACE:1-272000-Continuing EducationFREAS How tD Appralu a Business ACE #1519868500FREAB Urufonn StandaJds of Professional App!alulFREAS USPAP an<l Ftoma Chapter 475 Part IIFREAB Apprarsallaw ACE :21621998-Continuing Educationcase Sllldiec in Unllorm Standards Pan A & B RealEsta:e EducatiOn Speaa!IStsStandardo' lPto!euiorlalPracdcePan A & 6The AppraiSal iliU!!eUSPAP Law UpdateRealEifate E tion1996--Continuing EducationStandardsRei/leW & law Update S.OANa!lonal Associa on orIndependent Fee AppraJWSlarket AbsD'action Review I2ANatiOnal Assoclafion of Independent fee Appra!Sen;Reviewwlg ResidentialAppraiSal4' 6NaaonaJ Associ.JUon of Independent Fee Appral$el$1995 ontinuing EducationFai-len<lng and lhe Appraiw ACE #1727The Appraisal !UleEl!lcs and Professional StandardsFkrila AuociatiOIIof RealtMApprarser litigation andCore law (199()1983-88-Continuing Education1988 ResldenbalValu &am 3-2Amencan Institute of Reill Estate Appraisers1987 Case SiudJeS in Real Eslate Va. lion Exam 2-1Ame'ltanInsEluteolReal Esta;e AppraiSe1985 Capitaizalion Theofy andTechNqueP;art A-Exam 16-ATheoly and Tedlnlques Part wn I6-8AmentaniMbtute of Real Estate ApFf1983 Standards of PtoflPraCIICe Exam 2-3Basic Valuaoon PtoceduExam I A-2RealEtia:e Appra.salPrinapals Exam 1A-1Amencan ln'ttuteolRealEwte AppraiseADDITIONAL SEMINARS & TRAINING2001 The New Floncla 6uil<ing code &Resldel\ alB111dtJCIL6 5949Florida Home6ulde<s Assoaallln1994 Bec110-Magn$:FieldsWest Cllast Floricla Chaplel APfli'WIIn$11Me Undemanding Umked ApptaJ$c11s & Repomg Options ReadenlialAjlpraisal Re'tleWEast Aoricla Chapw ApptalsaiiMb!ute1999 CIIM Seminar--RfAI.TORSland IMtilllteThe Good, The Sad & The BoardWe$! Coaslfloricla Chapter Apptaisallnd:ure1992 CcMSel!1lrlatFarm and land lndw:eReal Eswe Owned PropeltleSFederal Nanonal ldottgage Associa:aon1998 Unde$1iln<fng and lklng OCF So:twaze ACE :2178We$!Coast Aonda C p:er AppraiW lns?le1991 MandaiOIY Appra:salRelorrn JoM Neven, Man*tFNMA Property Slanclards OMslon1997 AppraiseFlorida Cote law ACE =1814Flonda nderr aiiOn Valuabon & AppraiSer llablli!yWe$!Coastl'lolm Chaplet Appraisal1990Pe1SIIasive S!yie In !he Narralive AppraiSal ReportAmenean lnsitt.eof Real Eilllte AppraiSers1998 Citm SeminarREALTORS Land lnslitu!e1987Accrued edation Bleakdown l. lhodReside llal Oemonstra11011 ApptalsaRl eport W gAmencan Institute of Real ES aie Appraisers1995 Eminent Domain andme RealEslate AppraiserWe$1Cllast Florida Chaplet AppraJSallnmu:e1986 kighwandSWUseAmeriCan IMtilure of Real Es?ate AppraisersCURRENT LICENSE EXPIRES NOVEMBER 30, 2016RICk SCOTT,GOVCRNORKEN LAWSON SECRETARYSTATE OF FLORIDADEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL SOToo CERTIF ED GENCRALAPPRAISERNained below IS CERTIFIEDtJndCr prtiYISlOII OICflaoterA75 FSExpualioo dlrte. NOV 30 201890YO W.l.LIAM K1564lAKEVlEWJ)REBRING ft33870ISSUED 09G2120??DISPLAY AS REQUIRED BY LAWSE01tl1 ................
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