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Commercial Land EvaluationPARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Property Address: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301 Inspection Date: 1/21/2011
Borrower: UNKNOWN Unique Tracking No.: 8074 AU/RC Number: 8074
Property Detail
APN: 4941-25-24-0020
Lot Size (SqFt): 230,541
Location: Good
Land Type: RAW LAND (DEV POTENTIAL)
Entitlements: RAW LAND
Assessor's Value: 1,046,070
RE Taxes: 1
Property Image
Subject: PARCEL:19125-24-00200 (LAND)
Area and Site Details
Ingress: RAW LAND UNDEVELOPED RESIDENTIAL
Access Delays: AVERAGE - 2-WAY STOPS
Curb Appeal: AVERAGE LOCATION, OLDER
Egress: RAW LAND UNDEVELOPED RESIDENTIAL
Exposure: AVERAGE - CORNER - MOD COUNT
Adj. Land Uses: GOOD - CONFORMING USES
Linkage Distances (Miles): Major Highways: 3 Employment Centers: 2 Shopping Malls: 6 Emergency Services: 4
Topography: RESIDENTIAL UNDEVELOPED
Utility Stubs: UNDEVELOPED
Drainage: UNDEVELOPED NO DRAINAGE
Water: MUNICIPAL SYSTEM
Sewer: MUNICIPAL SYSTEM
Paving: SITE UNDEVELOPED BUT STREET PAVED
Description: SUBJECT LESS THAN 1/4 OF A MILE FROM STATE ROAD 7, A BUSY COMMERCIAL SIX LANE STREET, CORNER LOT IN THE CENTER OF RENTAL COMMUNITIES.
Hazards of Record
Flood Zone Wind Zone Quake Zone Slide Zone EPA List Recent FEMA Declaration
Negative Externalities Affecting the Subject Property: SUBJECT PROPERTY IS LOCATED IN A FEMA WIND ZONE III AND IN A HURRICANE SUSCEPTIBLE AREA. THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONE XFLOOD PANEL 125093-0214F DATED 8/18/1992. SUBJECT LOCATED IN A LOW TO MIDDLE CLASS NEIGHBORHOOD, MOSTLY RENTALS AND FEW OLDER SINGLE FAMILY HOMES, NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. SUBJECT IS WELL MAINTAINED AND CLEAN DISPITE IT IS NOT FENCED.
Property Description Comments
Please provide a detailed description of the subject property in regards to potential tenant type, potential use, entitlement information (if available), overall quality of location, etc.
Comments:
SUBJECT IS 5.29 ACRES LOT ZONED RESIDENTIAL, SUBJECT OWNED BY ZOE LIFE CHRISTIAN CENTER INC, NO PROPERTY TAXES SINCE IT IS NON FOR PROFITCORPORATION. SUBJECT WILL BE PERFECT FOR A NEWER TOWNHOME OR CONDO PROJECT, SINCE THERE IS NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. OR DUE TO THE LOCATION AND COUNTY LAND USE, IT COULD BE USED AS A CHURCH OR COMMUNITY SERVICE FACILITY TO SERVE THE NEIGHBORS.
Subject Property Listing Information
Subject Property Currently Listed? No Are there "For Sale/For Lease" signs on the subject?
Listing Price: Was the List Price Verified by calling the number on the sign?
Agent Name: Agent Phone: Days on Market: Data Source:
Subject Property Transaction History
List Price Date Listed Sold Price Date Sold Notes
Commercial Land Evaluation PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Comparable Listings
Subject Listing #1 Listing #2 Listing #3
Address/APNPARCEL:19125-24-00200
(LAND) 2269 SW 127 AVE 5700 DAVIE ROAD 5900 HANCOCK ROAD
Zip Code 33301 33324 33314 33330 Distance (Mi) 11 9 16 Price 1,350,000 1,150,000 1,125,000 Lot Size (SqFt) 230,541 209,523 201,465 181,049 Price/SqFt 5.50 6.44 5.71 6.21 DOM 700 365 10 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Listing/ID # F754904 16676920 F693296 Datasource MLS LoopNet MLS
Comparable Listings Comments (Reasoning behind selection of and emphasis on specific Current Listings)
Listing #1: 4.81 AC ,CAN DO 4 HOUSES, SOURRENDED BY MULTIMILLION DOLLAR HOMES, FLAMINGO ROAD TO SW 20TH (BETWEEN GRIFFIN & 595), UNPAVED ROAD.
Listing #2: The Town of Davie has granted liberal zoning to this site for the opportunity to improve this site. This site has been approved as both RO and R-2 zoning which allows for a mixed use of office, retail, single family, multi family, and/or retirement/care facility
Listing #3: WATER, ELECTRIC, CABLE & IRRIGATION READY
Comparable Resales
Subject Resale #1 Resale #2 Resale #3
AddressPARCEL:19125-24-00200
(LAND) 6155 STALLION WAY 0 PALM BEACH POINT BLV 0 BELMONT TRL
Zip Code 33301 33330 33414 33414 Distance (Mi) 15 32 34 List Price 1,485,000 1,625,000 1,200,000 Sale Price 1,100,000 1,200,000 900,000 Sale Date 3/15/2010 4/9/2010 8/16/2010 Lot Size (SqFt) 230,541 191,084 218,236 186,872 Price/SqFt 5.50 5.76 5.50 4.82 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Adjustments ($ +/-) 0 0 0 Adjusted Value $ 1,100,000 1,200,000 900,000 Adj Price/SqFt 5.76 5.50 4.82 Datasource MLS MLS MLS
Comparable Resale Comments (Reasoning behind selection of and emphasis on specific Resales)
Resale #1: 4.38 ACRE ESTATE LOT NEXT TO MULTI MILLION $ MANSIONS
Resale #2: PALM BEACH TAX ID# 73414429010000150,MLS # R2731950
Resale #3: PALM BEACH TAX ID # 73414417010720050, MLS # R2704572 TWO SEPARATE BUILDABLE LOTS (4.29 ACRES), CLEARED, HIGH & DRY. ENTIRELY FENCED, ON BRIDLE TRAIL
Reconciliation Grid
Gross Price Range Price-Per-Square-Foot Range
From: To: From: To:
Unadjusted Listings: $1,125,000 $1,350,000 $5.71 $6.44
Unadjusted Sales: $900,000 $1,200,000 $4.82 $5.76
Adjusted Resales: $900,000 $1,200,000 $4.82 $5.76
Reviewer Comments
Reviewer Value: 1,268,000
All subject information verified as accurate using the Broward County Assessors office site. All comps used are similar in size and functional utility. The sold comps provided closed within the past year. The adjusted listing and sold comps both bracket the subject's price per square foot.
Reviewer Information
Name: Phone: Email: PAULA BRIERTON 775-824-4140 [email protected]
Market Value Conclusion
Gross Price Price-Per-Square-Foot
Market Value: $1,268,000 $5.50
Valuator Information
Name: Phone: Email: Dist. to Subject: HANY SWARESS 954-968-2941 [email protected] 14.39 Mile(s)
Subject
Other
Comp Listing 1
Other
Comp Listing 2
Other
Comp Listing 3
Other
Comp Resale 1
Other
Comp Resale 2
Other
Comp Resale 3
Other
Subject
Subject
Front
Subject
Side
Subject
Side
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Back
Subject
Address Verification
Subject
Street
Subject
Other
Comments: utility and cable
Map of Subject Property: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Commercial Land EvaluationPARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Property Address: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301 Inspection Date: 1/21/2011
Borrower: UNKNOWN Unique Tracking No.: 8074 AU/RC Number: 8074
Property Detail
APN: 4941-25-24-0020
Lot Size (SqFt): 230,541
Location: Good
Land Type: RAW LAND (DEV POTENTIAL)
Entitlements: RAW LAND
Assessor's Value: 1,046,070
RE Taxes: 1
Property Image
Subject: PARCEL:19125-24-00200 (LAND)
Area and Site Details
Ingress: RAW LAND UNDEVELOPED RESIDENTIAL
Access Delays: AVERAGE - 2-WAY STOPS
Curb Appeal: AVERAGE LOCATION, OLDER
Egress: RAW LAND UNDEVELOPED RESIDENTIAL
Exposure: AVERAGE - CORNER - MOD COUNT
Adj. Land Uses: GOOD - CONFORMING USES
Linkage Distances (Miles): Major Highways: 3 Employment Centers: 2 Shopping Malls: 6 Emergency Services: 4
Topography: RESIDENTIAL UNDEVELOPED
Utility Stubs: UNDEVELOPED
Drainage: UNDEVELOPED NO DRAINAGE
Water: MUNICIPAL SYSTEM
Sewer: MUNICIPAL SYSTEM
Paving: SITE UNDEVELOPED BUT STREET PAVED
Description: SUBJECT LESS THAN 1/4 OF A MILE FROM STATE ROAD 7, A BUSY COMMERCIAL SIX LANE STREET, CORNER LOT IN THE CENTER OF RENTAL COMMUNITIES.
Hazards of Record
Flood Zone Wind Zone Quake Zone Slide Zone EPA List Recent FEMA Declaration
Negative Externalities Affecting the Subject Property: SUBJECT PROPERTY IS LOCATED IN A FEMA WIND ZONE III AND IN A HURRICANE SUSCEPTIBLE AREA. THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONE XFLOOD PANEL 125093-0214F DATED 8/18/1992. SUBJECT LOCATED IN A LOW TO MIDDLE CLASS NEIGHBORHOOD, MOSTLY RENTALS AND FEW OLDER SINGLE FAMILY HOMES, NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. SUBJECT IS WELL MAINTAINED AND CLEAN DISPITE IT IS NOT FENCED.
Property Description Comments
Please provide a detailed description of the subject property in regards to potential tenant type, potential use, entitlement information (if available), overall quality of location, etc.
Comments:
SUBJECT IS 5.29 ACRES LOT ZONED RESIDENTIAL, SUBJECT OWNED BY ZOE LIFE CHRISTIAN CENTER INC, NO PROPERTY TAXES SINCE IT IS NON FOR PROFITCORPORATION. SUBJECT WILL BE PERFECT FOR A NEWER TOWNHOME OR CONDO PROJECT, SINCE THERE IS NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. OR DUE TO THE LOCATION AND COUNTY LAND USE, IT COULD BE USED AS A CHURCH OR COMMUNITY SERVICE FACILITY TO SERVE THE NEIGHBORS.
Subject Property Listing Information
Subject Property Currently Listed? No Are there "For Sale/For Lease" signs on the subject?
Listing Price: Was the List Price Verified by calling the number on the sign?
Agent Name: Agent Phone: Days on Market: Data Source:
Subject Property Transaction History
List Price Date Listed Sold Price Date Sold Notes
Commercial Land Evaluation PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Comparable Listings
Subject Listing #1 Listing #2 Listing #3
Address/APNPARCEL:19125-24-00200
(LAND) 2269 SW 127 AVE 5700 DAVIE ROAD 5900 HANCOCK ROAD
Zip Code 33301 33324 33314 33330 Distance (Mi) 11 9 16 Price 1,350,000 1,150,000 1,125,000 Lot Size (SqFt) 230,541 209,523 201,465 181,049 Price/SqFt 5.50 6.44 5.71 6.21 DOM 700 365 10 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Listing/ID # F754904 16676920 F693296 Datasource MLS LoopNet MLS
Comparable Listings Comments (Reasoning behind selection of and emphasis on specific Current Listings)
Listing #1: 4.81 AC ,CAN DO 4 HOUSES, SOURRENDED BY MULTIMILLION DOLLAR HOMES, FLAMINGO ROAD TO SW 20TH (BETWEEN GRIFFIN & 595), UNPAVED ROAD.
Listing #2: The Town of Davie has granted liberal zoning to this site for the opportunity to improve this site. This site has been approved as both RO and R-2 zoning which allows for a mixed use of office, retail, single family, multi family, and/or retirement/care facility
Listing #3: WATER, ELECTRIC, CABLE & IRRIGATION READY
Comparable Resales
Subject Resale #1 Resale #2 Resale #3
AddressPARCEL:19125-24-00200
(LAND) 6155 STALLION WAY 0 PALM BEACH POINT BLV 0 BELMONT TRL
Zip Code 33301 33330 33414 33414 Distance (Mi) 15 32 34 List Price 1,485,000 1,625,000 1,200,000 Sale Price 1,100,000 1,200,000 900,000 Sale Date 3/15/2010 4/9/2010 8/16/2010 Lot Size (SqFt) 230,541 191,084 218,236 186,872 Price/SqFt 5.50 5.76 5.50 4.82 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Adjustments ($ +/-) 0 0 0 Adjusted Value $ 1,100,000 1,200,000 900,000 Adj Price/SqFt 5.76 5.50 4.82 Datasource MLS MLS MLS
Comparable Resale Comments (Reasoning behind selection of and emphasis on specific Resales)
Resale #1: 4.38 ACRE ESTATE LOT NEXT TO MULTI MILLION $ MANSIONS
Resale #2: PALM BEACH TAX ID# 73414429010000150,MLS # R2731950
Resale #3: PALM BEACH TAX ID # 73414417010720050, MLS # R2704572 TWO SEPARATE BUILDABLE LOTS (4.29 ACRES), CLEARED, HIGH & DRY. ENTIRELY FENCED, ON BRIDLE TRAIL
Reconciliation Grid
Gross Price Range Price-Per-Square-Foot Range
From: To: From: To:
Unadjusted Listings: $1,125,000 $1,350,000 $5.71 $6.44
Unadjusted Sales: $900,000 $1,200,000 $4.82 $5.76
Adjusted Resales: $900,000 $1,200,000 $4.82 $5.76
Reviewer Comments
Reviewer Value: 1,268,000
All subject information verified as accurate using the Broward County Assessors office site. All comps used are similar in size and functional utility. The sold comps provided closed within the past year. The adjusted listing and sold comps both bracket the subject's price per square foot.
Reviewer Information
Name: Phone: Email: PAULA BRIERTON 775-824-4140 [email protected]
Market Value Conclusion
Gross Price Price-Per-Square-Foot
Market Value: $1,268,000 $5.50
Valuator Information
Name: Phone: Email: Dist. to Subject: HANY SWARESS 954-968-2941 [email protected] 14.39 Mile(s)
Subject
Other
Comp Listing 1
Other
Comp Listing 2
Other
Comp Listing 3
Other
Comp Resale 1
Other
Comp Resale 2
Other
Comp Resale 3
Other
Subject
Subject
Front
Subject
Side
Subject
Side
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Back
Subject
Address Verification
Subject
Street
Subject
Other
Comments: utility and cable
Map of Subject Property: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Commercial Land EvaluationPARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Property Address: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301 Inspection Date: 1/21/2011
Borrower: UNKNOWN Unique Tracking No.: 8074 AU/RC Number: 8074
Property Detail
APN: 4941-25-24-0020
Lot Size (SqFt): 230,541
Location: Good
Land Type: RAW LAND (DEV POTENTIAL)
Entitlements: RAW LAND
Assessor's Value: 1,046,070
RE Taxes: 1
Property Image
Subject: PARCEL:19125-24-00200 (LAND)
Area and Site Details
Ingress: RAW LAND UNDEVELOPED RESIDENTIAL
Access Delays: AVERAGE - 2-WAY STOPS
Curb Appeal: AVERAGE LOCATION, OLDER
Egress: RAW LAND UNDEVELOPED RESIDENTIAL
Exposure: AVERAGE - CORNER - MOD COUNT
Adj. Land Uses: GOOD - CONFORMING USES
Linkage Distances (Miles): Major Highways: 3 Employment Centers: 2 Shopping Malls: 6 Emergency Services: 4
Topography: RESIDENTIAL UNDEVELOPED
Utility Stubs: UNDEVELOPED
Drainage: UNDEVELOPED NO DRAINAGE
Water: MUNICIPAL SYSTEM
Sewer: MUNICIPAL SYSTEM
Paving: SITE UNDEVELOPED BUT STREET PAVED
Description: SUBJECT LESS THAN 1/4 OF A MILE FROM STATE ROAD 7, A BUSY COMMERCIAL SIX LANE STREET, CORNER LOT IN THE CENTER OF RENTAL COMMUNITIES.
Hazards of Record
Flood Zone Wind Zone Quake Zone Slide Zone EPA List Recent FEMA Declaration
Negative Externalities Affecting the Subject Property: SUBJECT PROPERTY IS LOCATED IN A FEMA WIND ZONE III AND IN A HURRICANE SUSCEPTIBLE AREA. THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONE XFLOOD PANEL 125093-0214F DATED 8/18/1992. SUBJECT LOCATED IN A LOW TO MIDDLE CLASS NEIGHBORHOOD, MOSTLY RENTALS AND FEW OLDER SINGLE FAMILY HOMES, NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. SUBJECT IS WELL MAINTAINED AND CLEAN DISPITE IT IS NOT FENCED.
Property Description Comments
Please provide a detailed description of the subject property in regards to potential tenant type, potential use, entitlement information (if available), overall quality of location, etc.
Comments:
SUBJECT IS 5.29 ACRES LOT ZONED RESIDENTIAL, SUBJECT OWNED BY ZOE LIFE CHRISTIAN CENTER INC, NO PROPERTY TAXES SINCE IT IS NON FOR PROFITCORPORATION. SUBJECT WILL BE PERFECT FOR A NEWER TOWNHOME OR CONDO PROJECT, SINCE THERE IS NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. OR DUE TO THE LOCATION AND COUNTY LAND USE, IT COULD BE USED AS A CHURCH OR COMMUNITY SERVICE FACILITY TO SERVE THE NEIGHBORS.
Subject Property Listing Information
Subject Property Currently Listed? No Are there "For Sale/For Lease" signs on the subject?
Listing Price: Was the List Price Verified by calling the number on the sign?
Agent Name: Agent Phone: Days on Market: Data Source:
Subject Property Transaction History
List Price Date Listed Sold Price Date Sold Notes
Commercial Land Evaluation PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Comparable Listings
Subject Listing #1 Listing #2 Listing #3
Address/APNPARCEL:19125-24-00200
(LAND) 2269 SW 127 AVE 5700 DAVIE ROAD 5900 HANCOCK ROAD
Zip Code 33301 33324 33314 33330 Distance (Mi) 11 9 16 Price 1,350,000 1,150,000 1,125,000 Lot Size (SqFt) 230,541 209,523 201,465 181,049 Price/SqFt 5.50 6.44 5.71 6.21 DOM 700 365 10 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Listing/ID # F754904 16676920 F693296 Datasource MLS LoopNet MLS
Comparable Listings Comments (Reasoning behind selection of and emphasis on specific Current Listings)
Listing #1: 4.81 AC ,CAN DO 4 HOUSES, SOURRENDED BY MULTIMILLION DOLLAR HOMES, FLAMINGO ROAD TO SW 20TH (BETWEEN GRIFFIN & 595), UNPAVED ROAD.
Listing #2: The Town of Davie has granted liberal zoning to this site for the opportunity to improve this site. This site has been approved as both RO and R-2 zoning which allows for a mixed use of office, retail, single family, multi family, and/or retirement/care facility
Listing #3: WATER, ELECTRIC, CABLE & IRRIGATION READY
Comparable Resales
Subject Resale #1 Resale #2 Resale #3
AddressPARCEL:19125-24-00200
(LAND) 6155 STALLION WAY 0 PALM BEACH POINT BLV 0 BELMONT TRL
Zip Code 33301 33330 33414 33414 Distance (Mi) 15 32 34 List Price 1,485,000 1,625,000 1,200,000 Sale Price 1,100,000 1,200,000 900,000 Sale Date 3/15/2010 4/9/2010 8/16/2010 Lot Size (SqFt) 230,541 191,084 218,236 186,872 Price/SqFt 5.50 5.76 5.50 4.82 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Adjustments ($ +/-) 0 0 0 Adjusted Value $ 1,100,000 1,200,000 900,000 Adj Price/SqFt 5.76 5.50 4.82 Datasource MLS MLS MLS
Comparable Resale Comments (Reasoning behind selection of and emphasis on specific Resales)
Resale #1: 4.38 ACRE ESTATE LOT NEXT TO MULTI MILLION $ MANSIONS
Resale #2: PALM BEACH TAX ID# 73414429010000150,MLS # R2731950
Resale #3: PALM BEACH TAX ID # 73414417010720050, MLS # R2704572 TWO SEPARATE BUILDABLE LOTS (4.29 ACRES), CLEARED, HIGH & DRY. ENTIRELY FENCED, ON BRIDLE TRAIL
Reconciliation Grid
Gross Price Range Price-Per-Square-Foot Range
From: To: From: To:
Unadjusted Listings: $1,125,000 $1,350,000 $5.71 $6.44
Unadjusted Sales: $900,000 $1,200,000 $4.82 $5.76
Adjusted Resales: $900,000 $1,200,000 $4.82 $5.76
Reviewer Comments
Reviewer Value: 1,268,000
All subject information verified as accurate using the Broward County Assessors office site. All comps used are similar in size and functional utility. The sold comps provided closed within the past year. The adjusted listing and sold comps both bracket the subject's price per square foot.
Reviewer Information
Name: Phone: Email: PAULA BRIERTON 775-824-4140 [email protected]
Market Value Conclusion
Gross Price Price-Per-Square-Foot
Market Value: $1,268,000 $5.50
Valuator Information
Name: Phone: Email: Dist. to Subject: HANY SWARESS 954-968-2941 [email protected] 14.39 Mile(s)
Subject
Other
Comp Listing 1
Other
Comp Listing 2
Other
Comp Listing 3
Other
Comp Resale 1
Other
Comp Resale 2
Other
Comp Resale 3
Other
Subject
Subject
Front
Subject
Side
Subject
Side
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Back
Subject
Address Verification
Subject
Street
Subject
Other
Comments: utility and cable
Map of Subject Property: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Commercial Land EvaluationPARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Property Address: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301 Inspection Date: 1/21/2011
Borrower: UNKNOWN Unique Tracking No.: 8074 AU/RC Number: 8074
Property Detail
APN: 4941-25-24-0020
Lot Size (SqFt): 230,541
Location: Good
Land Type: RAW LAND (DEV POTENTIAL)
Entitlements: RAW LAND
Assessor's Value: 1,046,070
RE Taxes: 1
Property Image
Subject: PARCEL:19125-24-00200 (LAND)
Area and Site Details
Ingress: RAW LAND UNDEVELOPED RESIDENTIAL
Access Delays: AVERAGE - 2-WAY STOPS
Curb Appeal: AVERAGE LOCATION, OLDER
Egress: RAW LAND UNDEVELOPED RESIDENTIAL
Exposure: AVERAGE - CORNER - MOD COUNT
Adj. Land Uses: GOOD - CONFORMING USES
Linkage Distances (Miles): Major Highways: 3 Employment Centers: 2 Shopping Malls: 6 Emergency Services: 4
Topography: RESIDENTIAL UNDEVELOPED
Utility Stubs: UNDEVELOPED
Drainage: UNDEVELOPED NO DRAINAGE
Water: MUNICIPAL SYSTEM
Sewer: MUNICIPAL SYSTEM
Paving: SITE UNDEVELOPED BUT STREET PAVED
Description: SUBJECT LESS THAN 1/4 OF A MILE FROM STATE ROAD 7, A BUSY COMMERCIAL SIX LANE STREET, CORNER LOT IN THE CENTER OF RENTAL COMMUNITIES.
Hazards of Record
Flood Zone Wind Zone Quake Zone Slide Zone EPA List Recent FEMA Declaration
Negative Externalities Affecting the Subject Property: SUBJECT PROPERTY IS LOCATED IN A FEMA WIND ZONE III AND IN A HURRICANE SUSCEPTIBLE AREA. THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONE XFLOOD PANEL 125093-0214F DATED 8/18/1992. SUBJECT LOCATED IN A LOW TO MIDDLE CLASS NEIGHBORHOOD, MOSTLY RENTALS AND FEW OLDER SINGLE FAMILY HOMES, NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. SUBJECT IS WELL MAINTAINED AND CLEAN DISPITE IT IS NOT FENCED.
Property Description Comments
Please provide a detailed description of the subject property in regards to potential tenant type, potential use, entitlement information (if available), overall quality of location, etc.
Comments:
SUBJECT IS 5.29 ACRES LOT ZONED RESIDENTIAL, SUBJECT OWNED BY ZOE LIFE CHRISTIAN CENTER INC, NO PROPERTY TAXES SINCE IT IS NON FOR PROFITCORPORATION. SUBJECT WILL BE PERFECT FOR A NEWER TOWNHOME OR CONDO PROJECT, SINCE THERE IS NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. OR DUE TO THE LOCATION AND COUNTY LAND USE, IT COULD BE USED AS A CHURCH OR COMMUNITY SERVICE FACILITY TO SERVE THE NEIGHBORS.
Subject Property Listing Information
Subject Property Currently Listed? No Are there "For Sale/For Lease" signs on the subject?
Listing Price: Was the List Price Verified by calling the number on the sign?
Agent Name: Agent Phone: Days on Market: Data Source:
Subject Property Transaction History
List Price Date Listed Sold Price Date Sold Notes
Commercial Land Evaluation PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Comparable Listings
Subject Listing #1 Listing #2 Listing #3
Address/APNPARCEL:19125-24-00200
(LAND) 2269 SW 127 AVE 5700 DAVIE ROAD 5900 HANCOCK ROAD
Zip Code 33301 33324 33314 33330 Distance (Mi) 11 9 16 Price 1,350,000 1,150,000 1,125,000 Lot Size (SqFt) 230,541 209,523 201,465 181,049 Price/SqFt 5.50 6.44 5.71 6.21 DOM 700 365 10 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Listing/ID # F754904 16676920 F693296 Datasource MLS LoopNet MLS
Comparable Listings Comments (Reasoning behind selection of and emphasis on specific Current Listings)
Listing #1: 4.81 AC ,CAN DO 4 HOUSES, SOURRENDED BY MULTIMILLION DOLLAR HOMES, FLAMINGO ROAD TO SW 20TH (BETWEEN GRIFFIN & 595), UNPAVED ROAD.
Listing #2: The Town of Davie has granted liberal zoning to this site for the opportunity to improve this site. This site has been approved as both RO and R-2 zoning which allows for a mixed use of office, retail, single family, multi family, and/or retirement/care facility
Listing #3: WATER, ELECTRIC, CABLE & IRRIGATION READY
Comparable Resales
Subject Resale #1 Resale #2 Resale #3
AddressPARCEL:19125-24-00200
(LAND) 6155 STALLION WAY 0 PALM BEACH POINT BLV 0 BELMONT TRL
Zip Code 33301 33330 33414 33414 Distance (Mi) 15 32 34 List Price 1,485,000 1,625,000 1,200,000 Sale Price 1,100,000 1,200,000 900,000 Sale Date 3/15/2010 4/9/2010 8/16/2010 Lot Size (SqFt) 230,541 191,084 218,236 186,872 Price/SqFt 5.50 5.76 5.50 4.82 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Adjustments ($ +/-) 0 0 0 Adjusted Value $ 1,100,000 1,200,000 900,000 Adj Price/SqFt 5.76 5.50 4.82 Datasource MLS MLS MLS
Comparable Resale Comments (Reasoning behind selection of and emphasis on specific Resales)
Resale #1: 4.38 ACRE ESTATE LOT NEXT TO MULTI MILLION $ MANSIONS
Resale #2: PALM BEACH TAX ID# 73414429010000150,MLS # R2731950
Resale #3: PALM BEACH TAX ID # 73414417010720050, MLS # R2704572 TWO SEPARATE BUILDABLE LOTS (4.29 ACRES), CLEARED, HIGH & DRY. ENTIRELY FENCED, ON BRIDLE TRAIL
Reconciliation Grid
Gross Price Range Price-Per-Square-Foot Range
From: To: From: To:
Unadjusted Listings: $1,125,000 $1,350,000 $5.71 $6.44
Unadjusted Sales: $900,000 $1,200,000 $4.82 $5.76
Adjusted Resales: $900,000 $1,200,000 $4.82 $5.76
Reviewer Comments
Reviewer Value: 1,268,000
All subject information verified as accurate using the Broward County Assessors office site. All comps used are similar in size and functional utility. The sold comps provided closed within the past year. The adjusted listing and sold comps both bracket the subject's price per square foot.
Reviewer Information
Name: Phone: Email: PAULA BRIERTON 775-824-4140 [email protected]
Market Value Conclusion
Gross Price Price-Per-Square-Foot
Market Value: $1,268,000 $5.50
Valuator Information
Name: Phone: Email: Dist. to Subject: HANY SWARESS 954-968-2941 [email protected] 14.39 Mile(s)
Subject
Other
Comp Listing 1
Other
Comp Listing 2
Other
Comp Listing 3
Other
Comp Resale 1
Other
Comp Resale 2
Other
Comp Resale 3
Other
Subject
Subject
Front
Subject
Side
Subject
Side
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Back
Subject
Address Verification
Subject
Street
Subject
Other
Comments: utility and cable
Map of Subject Property: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Commercial Land EvaluationPARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Property Address: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301 Inspection Date: 1/21/2011
Borrower: UNKNOWN Unique Tracking No.: 8074 AU/RC Number: 8074
Property Detail
APN: 4941-25-24-0020
Lot Size (SqFt): 230,541
Location: Good
Land Type: RAW LAND (DEV POTENTIAL)
Entitlements: RAW LAND
Assessor's Value: 1,046,070
RE Taxes: 1
Property Image
Subject: PARCEL:19125-24-00200 (LAND)
Area and Site Details
Ingress: RAW LAND UNDEVELOPED RESIDENTIAL
Access Delays: AVERAGE - 2-WAY STOPS
Curb Appeal: AVERAGE LOCATION, OLDER
Egress: RAW LAND UNDEVELOPED RESIDENTIAL
Exposure: AVERAGE - CORNER - MOD COUNT
Adj. Land Uses: GOOD - CONFORMING USES
Linkage Distances (Miles): Major Highways: 3 Employment Centers: 2 Shopping Malls: 6 Emergency Services: 4
Topography: RESIDENTIAL UNDEVELOPED
Utility Stubs: UNDEVELOPED
Drainage: UNDEVELOPED NO DRAINAGE
Water: MUNICIPAL SYSTEM
Sewer: MUNICIPAL SYSTEM
Paving: SITE UNDEVELOPED BUT STREET PAVED
Description: SUBJECT LESS THAN 1/4 OF A MILE FROM STATE ROAD 7, A BUSY COMMERCIAL SIX LANE STREET, CORNER LOT IN THE CENTER OF RENTAL COMMUNITIES.
Hazards of Record
Flood Zone Wind Zone Quake Zone Slide Zone EPA List Recent FEMA Declaration
Negative Externalities Affecting the Subject Property: SUBJECT PROPERTY IS LOCATED IN A FEMA WIND ZONE III AND IN A HURRICANE SUSCEPTIBLE AREA. THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONE XFLOOD PANEL 125093-0214F DATED 8/18/1992. SUBJECT LOCATED IN A LOW TO MIDDLE CLASS NEIGHBORHOOD, MOSTLY RENTALS AND FEW OLDER SINGLE FAMILY HOMES, NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. SUBJECT IS WELL MAINTAINED AND CLEAN DISPITE IT IS NOT FENCED.
Property Description Comments
Please provide a detailed description of the subject property in regards to potential tenant type, potential use, entitlement information (if available), overall quality of location, etc.
Comments:
SUBJECT IS 5.29 ACRES LOT ZONED RESIDENTIAL, SUBJECT OWNED BY ZOE LIFE CHRISTIAN CENTER INC, NO PROPERTY TAXES SINCE IT IS NON FOR PROFITCORPORATION. SUBJECT WILL BE PERFECT FOR A NEWER TOWNHOME OR CONDO PROJECT, SINCE THERE IS NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. OR DUE TO THE LOCATION AND COUNTY LAND USE, IT COULD BE USED AS A CHURCH OR COMMUNITY SERVICE FACILITY TO SERVE THE NEIGHBORS.
Subject Property Listing Information
Subject Property Currently Listed? No Are there "For Sale/For Lease" signs on the subject?
Listing Price: Was the List Price Verified by calling the number on the sign?
Agent Name: Agent Phone: Days on Market: Data Source:
Subject Property Transaction History
List Price Date Listed Sold Price Date Sold Notes
Commercial Land Evaluation PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Comparable Listings
Subject Listing #1 Listing #2 Listing #3
Address/APNPARCEL:19125-24-00200
(LAND) 2269 SW 127 AVE 5700 DAVIE ROAD 5900 HANCOCK ROAD
Zip Code 33301 33324 33314 33330 Distance (Mi) 11 9 16 Price 1,350,000 1,150,000 1,125,000 Lot Size (SqFt) 230,541 209,523 201,465 181,049 Price/SqFt 5.50 6.44 5.71 6.21 DOM 700 365 10 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Listing/ID # F754904 16676920 F693296 Datasource MLS LoopNet MLS
Comparable Listings Comments (Reasoning behind selection of and emphasis on specific Current Listings)
Listing #1: 4.81 AC ,CAN DO 4 HOUSES, SOURRENDED BY MULTIMILLION DOLLAR HOMES, FLAMINGO ROAD TO SW 20TH (BETWEEN GRIFFIN & 595), UNPAVED ROAD.
Listing #2: The Town of Davie has granted liberal zoning to this site for the opportunity to improve this site. This site has been approved as both RO and R-2 zoning which allows for a mixed use of office, retail, single family, multi family, and/or retirement/care facility
Listing #3: WATER, ELECTRIC, CABLE & IRRIGATION READY
Comparable Resales
Subject Resale #1 Resale #2 Resale #3
AddressPARCEL:19125-24-00200
(LAND) 6155 STALLION WAY 0 PALM BEACH POINT BLV 0 BELMONT TRL
Zip Code 33301 33330 33414 33414 Distance (Mi) 15 32 34 List Price 1,485,000 1,625,000 1,200,000 Sale Price 1,100,000 1,200,000 900,000 Sale Date 3/15/2010 4/9/2010 8/16/2010 Lot Size (SqFt) 230,541 191,084 218,236 186,872 Price/SqFt 5.50 5.76 5.50 4.82 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Adjustments ($ +/-) 0 0 0 Adjusted Value $ 1,100,000 1,200,000 900,000 Adj Price/SqFt 5.76 5.50 4.82 Datasource MLS MLS MLS
Comparable Resale Comments (Reasoning behind selection of and emphasis on specific Resales)
Resale #1: 4.38 ACRE ESTATE LOT NEXT TO MULTI MILLION $ MANSIONS
Resale #2: PALM BEACH TAX ID# 73414429010000150,MLS # R2731950
Resale #3: PALM BEACH TAX ID # 73414417010720050, MLS # R2704572 TWO SEPARATE BUILDABLE LOTS (4.29 ACRES), CLEARED, HIGH & DRY. ENTIRELY FENCED, ON BRIDLE TRAIL
Reconciliation Grid
Gross Price Range Price-Per-Square-Foot Range
From: To: From: To:
Unadjusted Listings: $1,125,000 $1,350,000 $5.71 $6.44
Unadjusted Sales: $900,000 $1,200,000 $4.82 $5.76
Adjusted Resales: $900,000 $1,200,000 $4.82 $5.76
Reviewer Comments
Reviewer Value: 1,268,000
All subject information verified as accurate using the Broward County Assessors office site. All comps used are similar in size and functional utility. The sold comps provided closed within the past year. The adjusted listing and sold comps both bracket the subject's price per square foot.
Reviewer Information
Name: Phone: Email: PAULA BRIERTON 775-824-4140 [email protected]
Market Value Conclusion
Gross Price Price-Per-Square-Foot
Market Value: $1,268,000 $5.50
Valuator Information
Name: Phone: Email: Dist. to Subject: HANY SWARESS 954-968-2941 [email protected] 14.39 Mile(s)
Subject
Other
Comp Listing 1
Other
Comp Listing 2
Other
Comp Listing 3
Other
Comp Resale 1
Other
Comp Resale 2
Other
Comp Resale 3
Other
Subject
Subject
Front
Subject
Side
Subject
Side
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Back
Subject
Address Verification
Subject
Street
Subject
Other
Comments: utility and cable
Map of Subject Property: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Commercial Land EvaluationPARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Property Address: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301 Inspection Date: 1/21/2011
Borrower: UNKNOWN Unique Tracking No.: 8074 AU/RC Number: 8074
Property Detail
APN: 4941-25-24-0020
Lot Size (SqFt): 230,541
Location: Good
Land Type: RAW LAND (DEV POTENTIAL)
Entitlements: RAW LAND
Assessor's Value: 1,046,070
RE Taxes: 1
Property Image
Subject: PARCEL:19125-24-00200 (LAND)
Area and Site Details
Ingress: RAW LAND UNDEVELOPED RESIDENTIAL
Access Delays: AVERAGE - 2-WAY STOPS
Curb Appeal: AVERAGE LOCATION, OLDER
Egress: RAW LAND UNDEVELOPED RESIDENTIAL
Exposure: AVERAGE - CORNER - MOD COUNT
Adj. Land Uses: GOOD - CONFORMING USES
Linkage Distances (Miles): Major Highways: 3 Employment Centers: 2 Shopping Malls: 6 Emergency Services: 4
Topography: RESIDENTIAL UNDEVELOPED
Utility Stubs: UNDEVELOPED
Drainage: UNDEVELOPED NO DRAINAGE
Water: MUNICIPAL SYSTEM
Sewer: MUNICIPAL SYSTEM
Paving: SITE UNDEVELOPED BUT STREET PAVED
Description: SUBJECT LESS THAN 1/4 OF A MILE FROM STATE ROAD 7, A BUSY COMMERCIAL SIX LANE STREET, CORNER LOT IN THE CENTER OF RENTAL COMMUNITIES.
Hazards of Record
Flood Zone Wind Zone Quake Zone Slide Zone EPA List Recent FEMA Declaration
Negative Externalities Affecting the Subject Property: SUBJECT PROPERTY IS LOCATED IN A FEMA WIND ZONE III AND IN A HURRICANE SUSCEPTIBLE AREA. THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONE XFLOOD PANEL 125093-0214F DATED 8/18/1992. SUBJECT LOCATED IN A LOW TO MIDDLE CLASS NEIGHBORHOOD, MOSTLY RENTALS AND FEW OLDER SINGLE FAMILY HOMES, NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. SUBJECT IS WELL MAINTAINED AND CLEAN DISPITE IT IS NOT FENCED.
Property Description Comments
Please provide a detailed description of the subject property in regards to potential tenant type, potential use, entitlement information (if available), overall quality of location, etc.
Comments:
SUBJECT IS 5.29 ACRES LOT ZONED RESIDENTIAL, SUBJECT OWNED BY ZOE LIFE CHRISTIAN CENTER INC, NO PROPERTY TAXES SINCE IT IS NON FOR PROFITCORPORATION. SUBJECT WILL BE PERFECT FOR A NEWER TOWNHOME OR CONDO PROJECT, SINCE THERE IS NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. OR DUE TO THE LOCATION AND COUNTY LAND USE, IT COULD BE USED AS A CHURCH OR COMMUNITY SERVICE FACILITY TO SERVE THE NEIGHBORS.
Subject Property Listing Information
Subject Property Currently Listed? No Are there "For Sale/For Lease" signs on the subject?
Listing Price: Was the List Price Verified by calling the number on the sign?
Agent Name: Agent Phone: Days on Market: Data Source:
Subject Property Transaction History
List Price Date Listed Sold Price Date Sold Notes
Commercial Land Evaluation PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Comparable Listings
Subject Listing #1 Listing #2 Listing #3
Address/APNPARCEL:19125-24-00200
(LAND) 2269 SW 127 AVE 5700 DAVIE ROAD 5900 HANCOCK ROAD
Zip Code 33301 33324 33314 33330 Distance (Mi) 11 9 16 Price 1,350,000 1,150,000 1,125,000 Lot Size (SqFt) 230,541 209,523 201,465 181,049 Price/SqFt 5.50 6.44 5.71 6.21 DOM 700 365 10 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Listing/ID # F754904 16676920 F693296 Datasource MLS LoopNet MLS
Comparable Listings Comments (Reasoning behind selection of and emphasis on specific Current Listings)
Listing #1: 4.81 AC ,CAN DO 4 HOUSES, SOURRENDED BY MULTIMILLION DOLLAR HOMES, FLAMINGO ROAD TO SW 20TH (BETWEEN GRIFFIN & 595), UNPAVED ROAD.
Listing #2: The Town of Davie has granted liberal zoning to this site for the opportunity to improve this site. This site has been approved as both RO and R-2 zoning which allows for a mixed use of office, retail, single family, multi family, and/or retirement/care facility
Listing #3: WATER, ELECTRIC, CABLE & IRRIGATION READY
Comparable Resales
Subject Resale #1 Resale #2 Resale #3
AddressPARCEL:19125-24-00200
(LAND) 6155 STALLION WAY 0 PALM BEACH POINT BLV 0 BELMONT TRL
Zip Code 33301 33330 33414 33414 Distance (Mi) 15 32 34 List Price 1,485,000 1,625,000 1,200,000 Sale Price 1,100,000 1,200,000 900,000 Sale Date 3/15/2010 4/9/2010 8/16/2010 Lot Size (SqFt) 230,541 191,084 218,236 186,872 Price/SqFt 5.50 5.76 5.50 4.82 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Adjustments ($ +/-) 0 0 0 Adjusted Value $ 1,100,000 1,200,000 900,000 Adj Price/SqFt 5.76 5.50 4.82 Datasource MLS MLS MLS
Comparable Resale Comments (Reasoning behind selection of and emphasis on specific Resales)
Resale #1: 4.38 ACRE ESTATE LOT NEXT TO MULTI MILLION $ MANSIONS
Resale #2: PALM BEACH TAX ID# 73414429010000150,MLS # R2731950
Resale #3: PALM BEACH TAX ID # 73414417010720050, MLS # R2704572 TWO SEPARATE BUILDABLE LOTS (4.29 ACRES), CLEARED, HIGH & DRY. ENTIRELY FENCED, ON BRIDLE TRAIL
Reconciliation Grid
Gross Price Range Price-Per-Square-Foot Range
From: To: From: To:
Unadjusted Listings: $1,125,000 $1,350,000 $5.71 $6.44
Unadjusted Sales: $900,000 $1,200,000 $4.82 $5.76
Adjusted Resales: $900,000 $1,200,000 $4.82 $5.76
Reviewer Comments
Reviewer Value: 1,268,000
All subject information verified as accurate using the Broward County Assessors office site. All comps used are similar in size and functional utility. The sold comps provided closed within the past year. The adjusted listing and sold comps both bracket the subject's price per square foot.
Reviewer Information
Name: Phone: Email: PAULA BRIERTON 775-824-4140 [email protected]
Market Value Conclusion
Gross Price Price-Per-Square-Foot
Market Value: $1,268,000 $5.50
Valuator Information
Name: Phone: Email: Dist. to Subject: HANY SWARESS 954-968-2941 [email protected] 14.39 Mile(s)
Subject
Other
Comp Listing 1
Other
Comp Listing 2
Other
Comp Listing 3
Other
Comp Resale 1
Other
Comp Resale 2
Other
Comp Resale 3
Other
Subject
Subject
Front
Subject
Side
Subject
Side
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Back
Subject
Address Verification
Subject
Street
Subject
Other
Comments: utility and cable
Map of Subject Property: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Commercial Land EvaluationPARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Property Address: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301 Inspection Date: 1/21/2011
Borrower: UNKNOWN Unique Tracking No.: 8074 AU/RC Number: 8074
Property Detail
APN: 4941-25-24-0020
Lot Size (SqFt): 230,541
Location: Good
Land Type: RAW LAND (DEV POTENTIAL)
Entitlements: RAW LAND
Assessor's Value: 1,046,070
RE Taxes: 1
Property Image
Subject: PARCEL:19125-24-00200 (LAND)
Area and Site Details
Ingress: RAW LAND UNDEVELOPED RESIDENTIAL
Access Delays: AVERAGE - 2-WAY STOPS
Curb Appeal: AVERAGE LOCATION, OLDER
Egress: RAW LAND UNDEVELOPED RESIDENTIAL
Exposure: AVERAGE - CORNER - MOD COUNT
Adj. Land Uses: GOOD - CONFORMING USES
Linkage Distances (Miles): Major Highways: 3 Employment Centers: 2 Shopping Malls: 6 Emergency Services: 4
Topography: RESIDENTIAL UNDEVELOPED
Utility Stubs: UNDEVELOPED
Drainage: UNDEVELOPED NO DRAINAGE
Water: MUNICIPAL SYSTEM
Sewer: MUNICIPAL SYSTEM
Paving: SITE UNDEVELOPED BUT STREET PAVED
Description: SUBJECT LESS THAN 1/4 OF A MILE FROM STATE ROAD 7, A BUSY COMMERCIAL SIX LANE STREET, CORNER LOT IN THE CENTER OF RENTAL COMMUNITIES.
Hazards of Record
Flood Zone Wind Zone Quake Zone Slide Zone EPA List Recent FEMA Declaration
Negative Externalities Affecting the Subject Property: SUBJECT PROPERTY IS LOCATED IN A FEMA WIND ZONE III AND IN A HURRICANE SUSCEPTIBLE AREA. THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONE XFLOOD PANEL 125093-0214F DATED 8/18/1992. SUBJECT LOCATED IN A LOW TO MIDDLE CLASS NEIGHBORHOOD, MOSTLY RENTALS AND FEW OLDER SINGLE FAMILY HOMES, NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. SUBJECT IS WELL MAINTAINED AND CLEAN DISPITE IT IS NOT FENCED.
Property Description Comments
Please provide a detailed description of the subject property in regards to potential tenant type, potential use, entitlement information (if available), overall quality of location, etc.
Comments:
SUBJECT IS 5.29 ACRES LOT ZONED RESIDENTIAL, SUBJECT OWNED BY ZOE LIFE CHRISTIAN CENTER INC, NO PROPERTY TAXES SINCE IT IS NON FOR PROFITCORPORATION. SUBJECT WILL BE PERFECT FOR A NEWER TOWNHOME OR CONDO PROJECT, SINCE THERE IS NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. OR DUE TO THE LOCATION AND COUNTY LAND USE, IT COULD BE USED AS A CHURCH OR COMMUNITY SERVICE FACILITY TO SERVE THE NEIGHBORS.
Subject Property Listing Information
Subject Property Currently Listed? No Are there "For Sale/For Lease" signs on the subject?
Listing Price: Was the List Price Verified by calling the number on the sign?
Agent Name: Agent Phone: Days on Market: Data Source:
Subject Property Transaction History
List Price Date Listed Sold Price Date Sold Notes
Commercial Land Evaluation PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Comparable Listings
Subject Listing #1 Listing #2 Listing #3
Address/APNPARCEL:19125-24-00200
(LAND) 2269 SW 127 AVE 5700 DAVIE ROAD 5900 HANCOCK ROAD
Zip Code 33301 33324 33314 33330 Distance (Mi) 11 9 16 Price 1,350,000 1,150,000 1,125,000 Lot Size (SqFt) 230,541 209,523 201,465 181,049 Price/SqFt 5.50 6.44 5.71 6.21 DOM 700 365 10 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Listing/ID # F754904 16676920 F693296 Datasource MLS LoopNet MLS
Comparable Listings Comments (Reasoning behind selection of and emphasis on specific Current Listings)
Listing #1: 4.81 AC ,CAN DO 4 HOUSES, SOURRENDED BY MULTIMILLION DOLLAR HOMES, FLAMINGO ROAD TO SW 20TH (BETWEEN GRIFFIN & 595), UNPAVED ROAD.
Listing #2: The Town of Davie has granted liberal zoning to this site for the opportunity to improve this site. This site has been approved as both RO and R-2 zoning which allows for a mixed use of office, retail, single family, multi family, and/or retirement/care facility
Listing #3: WATER, ELECTRIC, CABLE & IRRIGATION READY
Comparable Resales
Subject Resale #1 Resale #2 Resale #3
AddressPARCEL:19125-24-00200
(LAND) 6155 STALLION WAY 0 PALM BEACH POINT BLV 0 BELMONT TRL
Zip Code 33301 33330 33414 33414 Distance (Mi) 15 32 34 List Price 1,485,000 1,625,000 1,200,000 Sale Price 1,100,000 1,200,000 900,000 Sale Date 3/15/2010 4/9/2010 8/16/2010 Lot Size (SqFt) 230,541 191,084 218,236 186,872 Price/SqFt 5.50 5.76 5.50 4.82 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Adjustments ($ +/-) 0 0 0 Adjusted Value $ 1,100,000 1,200,000 900,000 Adj Price/SqFt 5.76 5.50 4.82 Datasource MLS MLS MLS
Comparable Resale Comments (Reasoning behind selection of and emphasis on specific Resales)
Resale #1: 4.38 ACRE ESTATE LOT NEXT TO MULTI MILLION $ MANSIONS
Resale #2: PALM BEACH TAX ID# 73414429010000150,MLS # R2731950
Resale #3: PALM BEACH TAX ID # 73414417010720050, MLS # R2704572 TWO SEPARATE BUILDABLE LOTS (4.29 ACRES), CLEARED, HIGH & DRY. ENTIRELY FENCED, ON BRIDLE TRAIL
Reconciliation Grid
Gross Price Range Price-Per-Square-Foot Range
From: To: From: To:
Unadjusted Listings: $1,125,000 $1,350,000 $5.71 $6.44
Unadjusted Sales: $900,000 $1,200,000 $4.82 $5.76
Adjusted Resales: $900,000 $1,200,000 $4.82 $5.76
Reviewer Comments
Reviewer Value: 1,268,000
All subject information verified as accurate using the Broward County Assessors office site. All comps used are similar in size and functional utility. The sold comps provided closed within the past year. The adjusted listing and sold comps both bracket the subject's price per square foot.
Reviewer Information
Name: Phone: Email: PAULA BRIERTON 775-824-4140 [email protected]
Market Value Conclusion
Gross Price Price-Per-Square-Foot
Market Value: $1,268,000 $5.50
Valuator Information
Name: Phone: Email: Dist. to Subject: HANY SWARESS 954-968-2941 [email protected] 14.39 Mile(s)
Subject
Other
Comp Listing 1
Other
Comp Listing 2
Other
Comp Listing 3
Other
Comp Resale 1
Other
Comp Resale 2
Other
Comp Resale 3
Other
Subject
Subject
Front
Subject
Side
Subject
Side
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Back
Subject
Address Verification
Subject
Street
Subject
Other
Comments: utility and cable
Map of Subject Property: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Commercial Land EvaluationPARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Property Address: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301 Inspection Date: 1/21/2011
Borrower: UNKNOWN Unique Tracking No.: 8074 AU/RC Number: 8074
Property Detail
APN: 4941-25-24-0020
Lot Size (SqFt): 230,541
Location: Good
Land Type: RAW LAND (DEV POTENTIAL)
Entitlements: RAW LAND
Assessor's Value: 1,046,070
RE Taxes: 1
Property Image
Subject: PARCEL:19125-24-00200 (LAND)
Area and Site Details
Ingress: RAW LAND UNDEVELOPED RESIDENTIAL
Access Delays: AVERAGE - 2-WAY STOPS
Curb Appeal: AVERAGE LOCATION, OLDER
Egress: RAW LAND UNDEVELOPED RESIDENTIAL
Exposure: AVERAGE - CORNER - MOD COUNT
Adj. Land Uses: GOOD - CONFORMING USES
Linkage Distances (Miles): Major Highways: 3 Employment Centers: 2 Shopping Malls: 6 Emergency Services: 4
Topography: RESIDENTIAL UNDEVELOPED
Utility Stubs: UNDEVELOPED
Drainage: UNDEVELOPED NO DRAINAGE
Water: MUNICIPAL SYSTEM
Sewer: MUNICIPAL SYSTEM
Paving: SITE UNDEVELOPED BUT STREET PAVED
Description: SUBJECT LESS THAN 1/4 OF A MILE FROM STATE ROAD 7, A BUSY COMMERCIAL SIX LANE STREET, CORNER LOT IN THE CENTER OF RENTAL COMMUNITIES.
Hazards of Record
Flood Zone Wind Zone Quake Zone Slide Zone EPA List Recent FEMA Declaration
Negative Externalities Affecting the Subject Property: SUBJECT PROPERTY IS LOCATED IN A FEMA WIND ZONE III AND IN A HURRICANE SUSCEPTIBLE AREA. THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONE XFLOOD PANEL 125093-0214F DATED 8/18/1992. SUBJECT LOCATED IN A LOW TO MIDDLE CLASS NEIGHBORHOOD, MOSTLY RENTALS AND FEW OLDER SINGLE FAMILY HOMES, NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. SUBJECT IS WELL MAINTAINED AND CLEAN DISPITE IT IS NOT FENCED.
Property Description Comments
Please provide a detailed description of the subject property in regards to potential tenant type, potential use, entitlement information (if available), overall quality of location, etc.
Comments:
SUBJECT IS 5.29 ACRES LOT ZONED RESIDENTIAL, SUBJECT OWNED BY ZOE LIFE CHRISTIAN CENTER INC, NO PROPERTY TAXES SINCE IT IS NON FOR PROFITCORPORATION. SUBJECT WILL BE PERFECT FOR A NEWER TOWNHOME OR CONDO PROJECT, SINCE THERE IS NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. OR DUE TO THE LOCATION AND COUNTY LAND USE, IT COULD BE USED AS A CHURCH OR COMMUNITY SERVICE FACILITY TO SERVE THE NEIGHBORS.
Subject Property Listing Information
Subject Property Currently Listed? No Are there "For Sale/For Lease" signs on the subject?
Listing Price: Was the List Price Verified by calling the number on the sign?
Agent Name: Agent Phone: Days on Market: Data Source:
Subject Property Transaction History
List Price Date Listed Sold Price Date Sold Notes
Commercial Land Evaluation PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Comparable Listings
Subject Listing #1 Listing #2 Listing #3
Address/APNPARCEL:19125-24-00200
(LAND) 2269 SW 127 AVE 5700 DAVIE ROAD 5900 HANCOCK ROAD
Zip Code 33301 33324 33314 33330 Distance (Mi) 11 9 16 Price 1,350,000 1,150,000 1,125,000 Lot Size (SqFt) 230,541 209,523 201,465 181,049 Price/SqFt 5.50 6.44 5.71 6.21 DOM 700 365 10 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Listing/ID # F754904 16676920 F693296 Datasource MLS LoopNet MLS
Comparable Listings Comments (Reasoning behind selection of and emphasis on specific Current Listings)
Listing #1: 4.81 AC ,CAN DO 4 HOUSES, SOURRENDED BY MULTIMILLION DOLLAR HOMES, FLAMINGO ROAD TO SW 20TH (BETWEEN GRIFFIN & 595), UNPAVED ROAD.
Listing #2: The Town of Davie has granted liberal zoning to this site for the opportunity to improve this site. This site has been approved as both RO and R-2 zoning which allows for a mixed use of office, retail, single family, multi family, and/or retirement/care facility
Listing #3: WATER, ELECTRIC, CABLE & IRRIGATION READY
Comparable Resales
Subject Resale #1 Resale #2 Resale #3
AddressPARCEL:19125-24-00200
(LAND) 6155 STALLION WAY 0 PALM BEACH POINT BLV 0 BELMONT TRL
Zip Code 33301 33330 33414 33414 Distance (Mi) 15 32 34 List Price 1,485,000 1,625,000 1,200,000 Sale Price 1,100,000 1,200,000 900,000 Sale Date 3/15/2010 4/9/2010 8/16/2010 Lot Size (SqFt) 230,541 191,084 218,236 186,872 Price/SqFt 5.50 5.76 5.50 4.82 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Adjustments ($ +/-) 0 0 0 Adjusted Value $ 1,100,000 1,200,000 900,000 Adj Price/SqFt 5.76 5.50 4.82 Datasource MLS MLS MLS
Comparable Resale Comments (Reasoning behind selection of and emphasis on specific Resales)
Resale #1: 4.38 ACRE ESTATE LOT NEXT TO MULTI MILLION $ MANSIONS
Resale #2: PALM BEACH TAX ID# 73414429010000150,MLS # R2731950
Resale #3: PALM BEACH TAX ID # 73414417010720050, MLS # R2704572 TWO SEPARATE BUILDABLE LOTS (4.29 ACRES), CLEARED, HIGH & DRY. ENTIRELY FENCED, ON BRIDLE TRAIL
Reconciliation Grid
Gross Price Range Price-Per-Square-Foot Range
From: To: From: To:
Unadjusted Listings: $1,125,000 $1,350,000 $5.71 $6.44
Unadjusted Sales: $900,000 $1,200,000 $4.82 $5.76
Adjusted Resales: $900,000 $1,200,000 $4.82 $5.76
Reviewer Comments
Reviewer Value: 1,268,000
All subject information verified as accurate using the Broward County Assessors office site. All comps used are similar in size and functional utility. The sold comps provided closed within the past year. The adjusted listing and sold comps both bracket the subject's price per square foot.
Reviewer Information
Name: Phone: Email: PAULA BRIERTON 775-824-4140 [email protected]
Market Value Conclusion
Gross Price Price-Per-Square-Foot
Market Value: $1,268,000 $5.50
Valuator Information
Name: Phone: Email: Dist. to Subject: HANY SWARESS 954-968-2941 [email protected] 14.39 Mile(s)
Subject
Other
Comp Listing 1
Other
Comp Listing 2
Other
Comp Listing 3
Other
Comp Resale 1
Other
Comp Resale 2
Other
Comp Resale 3
Other
Subject
Subject
Front
Subject
Side
Subject
Side
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Back
Subject
Address Verification
Subject
Street
Subject
Other
Comments: utility and cable
Map of Subject Property: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Commercial Land EvaluationPARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Property Address: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301 Inspection Date: 1/21/2011
Borrower: UNKNOWN Unique Tracking No.: 8074 AU/RC Number: 8074
Property Detail
APN: 4941-25-24-0020
Lot Size (SqFt): 230,541
Location: Good
Land Type: RAW LAND (DEV POTENTIAL)
Entitlements: RAW LAND
Assessor's Value: 1,046,070
RE Taxes: 1
Property Image
Subject: PARCEL:19125-24-00200 (LAND)
Area and Site Details
Ingress: RAW LAND UNDEVELOPED RESIDENTIAL
Access Delays: AVERAGE - 2-WAY STOPS
Curb Appeal: AVERAGE LOCATION, OLDER
Egress: RAW LAND UNDEVELOPED RESIDENTIAL
Exposure: AVERAGE - CORNER - MOD COUNT
Adj. Land Uses: GOOD - CONFORMING USES
Linkage Distances (Miles): Major Highways: 3 Employment Centers: 2 Shopping Malls: 6 Emergency Services: 4
Topography: RESIDENTIAL UNDEVELOPED
Utility Stubs: UNDEVELOPED
Drainage: UNDEVELOPED NO DRAINAGE
Water: MUNICIPAL SYSTEM
Sewer: MUNICIPAL SYSTEM
Paving: SITE UNDEVELOPED BUT STREET PAVED
Description: SUBJECT LESS THAN 1/4 OF A MILE FROM STATE ROAD 7, A BUSY COMMERCIAL SIX LANE STREET, CORNER LOT IN THE CENTER OF RENTAL COMMUNITIES.
Hazards of Record
Flood Zone Wind Zone Quake Zone Slide Zone EPA List Recent FEMA Declaration
Negative Externalities Affecting the Subject Property: SUBJECT PROPERTY IS LOCATED IN A FEMA WIND ZONE III AND IN A HURRICANE SUSCEPTIBLE AREA. THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONE XFLOOD PANEL 125093-0214F DATED 8/18/1992. SUBJECT LOCATED IN A LOW TO MIDDLE CLASS NEIGHBORHOOD, MOSTLY RENTALS AND FEW OLDER SINGLE FAMILY HOMES, NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. SUBJECT IS WELL MAINTAINED AND CLEAN DISPITE IT IS NOT FENCED.
Property Description Comments
Please provide a detailed description of the subject property in regards to potential tenant type, potential use, entitlement information (if available), overall quality of location, etc.
Comments:
SUBJECT IS 5.29 ACRES LOT ZONED RESIDENTIAL, SUBJECT OWNED BY ZOE LIFE CHRISTIAN CENTER INC, NO PROPERTY TAXES SINCE IT IS NON FOR PROFITCORPORATION. SUBJECT WILL BE PERFECT FOR A NEWER TOWNHOME OR CONDO PROJECT, SINCE THERE IS NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. OR DUE TO THE LOCATION AND COUNTY LAND USE, IT COULD BE USED AS A CHURCH OR COMMUNITY SERVICE FACILITY TO SERVE THE NEIGHBORS.
Subject Property Listing Information
Subject Property Currently Listed? No Are there "For Sale/For Lease" signs on the subject?
Listing Price: Was the List Price Verified by calling the number on the sign?
Agent Name: Agent Phone: Days on Market: Data Source:
Subject Property Transaction History
List Price Date Listed Sold Price Date Sold Notes
Commercial Land Evaluation PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Comparable Listings
Subject Listing #1 Listing #2 Listing #3
Address/APNPARCEL:19125-24-00200
(LAND) 2269 SW 127 AVE 5700 DAVIE ROAD 5900 HANCOCK ROAD
Zip Code 33301 33324 33314 33330 Distance (Mi) 11 9 16 Price 1,350,000 1,150,000 1,125,000 Lot Size (SqFt) 230,541 209,523 201,465 181,049 Price/SqFt 5.50 6.44 5.71 6.21 DOM 700 365 10 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Listing/ID # F754904 16676920 F693296 Datasource MLS LoopNet MLS
Comparable Listings Comments (Reasoning behind selection of and emphasis on specific Current Listings)
Listing #1: 4.81 AC ,CAN DO 4 HOUSES, SOURRENDED BY MULTIMILLION DOLLAR HOMES, FLAMINGO ROAD TO SW 20TH (BETWEEN GRIFFIN & 595), UNPAVED ROAD.
Listing #2: The Town of Davie has granted liberal zoning to this site for the opportunity to improve this site. This site has been approved as both RO and R-2 zoning which allows for a mixed use of office, retail, single family, multi family, and/or retirement/care facility
Listing #3: WATER, ELECTRIC, CABLE & IRRIGATION READY
Comparable Resales
Subject Resale #1 Resale #2 Resale #3
AddressPARCEL:19125-24-00200
(LAND) 6155 STALLION WAY 0 PALM BEACH POINT BLV 0 BELMONT TRL
Zip Code 33301 33330 33414 33414 Distance (Mi) 15 32 34 List Price 1,485,000 1,625,000 1,200,000 Sale Price 1,100,000 1,200,000 900,000 Sale Date 3/15/2010 4/9/2010 8/16/2010 Lot Size (SqFt) 230,541 191,084 218,236 186,872 Price/SqFt 5.50 5.76 5.50 4.82 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Adjustments ($ +/-) 0 0 0 Adjusted Value $ 1,100,000 1,200,000 900,000 Adj Price/SqFt 5.76 5.50 4.82 Datasource MLS MLS MLS
Comparable Resale Comments (Reasoning behind selection of and emphasis on specific Resales)
Resale #1: 4.38 ACRE ESTATE LOT NEXT TO MULTI MILLION $ MANSIONS
Resale #2: PALM BEACH TAX ID# 73414429010000150,MLS # R2731950
Resale #3: PALM BEACH TAX ID # 73414417010720050, MLS # R2704572 TWO SEPARATE BUILDABLE LOTS (4.29 ACRES), CLEARED, HIGH & DRY. ENTIRELY FENCED, ON BRIDLE TRAIL
Reconciliation Grid
Gross Price Range Price-Per-Square-Foot Range
From: To: From: To:
Unadjusted Listings: $1,125,000 $1,350,000 $5.71 $6.44
Unadjusted Sales: $900,000 $1,200,000 $4.82 $5.76
Adjusted Resales: $900,000 $1,200,000 $4.82 $5.76
Reviewer Comments
Reviewer Value: 1,268,000
All subject information verified as accurate using the Broward County Assessors office site. All comps used are similar in size and functional utility. The sold comps provided closed within the past year. The adjusted listing and sold comps both bracket the subject's price per square foot.
Reviewer Information
Name: Phone: Email: PAULA BRIERTON 775-824-4140 [email protected]
Market Value Conclusion
Gross Price Price-Per-Square-Foot
Market Value: $1,268,000 $5.50
Valuator Information
Name: Phone: Email: Dist. to Subject: HANY SWARESS 954-968-2941 [email protected] 14.39 Mile(s)
Subject
Other
Comp Listing 1
Other
Comp Listing 2
Other
Comp Listing 3
Other
Comp Resale 1
Other
Comp Resale 2
Other
Comp Resale 3
Other
Subject
Subject
Front
Subject
Side
Subject
Side
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Back
Subject
Address Verification
Subject
Street
Subject
Other
Comments: utility and cable
Map of Subject Property: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Commercial Land EvaluationPARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Property Address: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301 Inspection Date: 1/21/2011
Borrower: UNKNOWN Unique Tracking No.: 8074 AU/RC Number: 8074
Property Detail
APN: 4941-25-24-0020
Lot Size (SqFt): 230,541
Location: Good
Land Type: RAW LAND (DEV POTENTIAL)
Entitlements: RAW LAND
Assessor's Value: 1,046,070
RE Taxes: 1
Property Image
Subject: PARCEL:19125-24-00200 (LAND)
Area and Site Details
Ingress: RAW LAND UNDEVELOPED RESIDENTIAL
Access Delays: AVERAGE - 2-WAY STOPS
Curb Appeal: AVERAGE LOCATION, OLDER
Egress: RAW LAND UNDEVELOPED RESIDENTIAL
Exposure: AVERAGE - CORNER - MOD COUNT
Adj. Land Uses: GOOD - CONFORMING USES
Linkage Distances (Miles): Major Highways: 3 Employment Centers: 2 Shopping Malls: 6 Emergency Services: 4
Topography: RESIDENTIAL UNDEVELOPED
Utility Stubs: UNDEVELOPED
Drainage: UNDEVELOPED NO DRAINAGE
Water: MUNICIPAL SYSTEM
Sewer: MUNICIPAL SYSTEM
Paving: SITE UNDEVELOPED BUT STREET PAVED
Description: SUBJECT LESS THAN 1/4 OF A MILE FROM STATE ROAD 7, A BUSY COMMERCIAL SIX LANE STREET, CORNER LOT IN THE CENTER OF RENTAL COMMUNITIES.
Hazards of Record
Flood Zone Wind Zone Quake Zone Slide Zone EPA List Recent FEMA Declaration
Negative Externalities Affecting the Subject Property: SUBJECT PROPERTY IS LOCATED IN A FEMA WIND ZONE III AND IN A HURRICANE SUSCEPTIBLE AREA. THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONE XFLOOD PANEL 125093-0214F DATED 8/18/1992. SUBJECT LOCATED IN A LOW TO MIDDLE CLASS NEIGHBORHOOD, MOSTLY RENTALS AND FEW OLDER SINGLE FAMILY HOMES, NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. SUBJECT IS WELL MAINTAINED AND CLEAN DISPITE IT IS NOT FENCED.
Property Description Comments
Please provide a detailed description of the subject property in regards to potential tenant type, potential use, entitlement information (if available), overall quality of location, etc.
Comments:
SUBJECT IS 5.29 ACRES LOT ZONED RESIDENTIAL, SUBJECT OWNED BY ZOE LIFE CHRISTIAN CENTER INC, NO PROPERTY TAXES SINCE IT IS NON FOR PROFITCORPORATION. SUBJECT WILL BE PERFECT FOR A NEWER TOWNHOME OR CONDO PROJECT, SINCE THERE IS NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. OR DUE TO THE LOCATION AND COUNTY LAND USE, IT COULD BE USED AS A CHURCH OR COMMUNITY SERVICE FACILITY TO SERVE THE NEIGHBORS.
Subject Property Listing Information
Subject Property Currently Listed? No Are there "For Sale/For Lease" signs on the subject?
Listing Price: Was the List Price Verified by calling the number on the sign?
Agent Name: Agent Phone: Days on Market: Data Source:
Subject Property Transaction History
List Price Date Listed Sold Price Date Sold Notes
Commercial Land Evaluation PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Comparable Listings
Subject Listing #1 Listing #2 Listing #3
Address/APNPARCEL:19125-24-00200
(LAND) 2269 SW 127 AVE 5700 DAVIE ROAD 5900 HANCOCK ROAD
Zip Code 33301 33324 33314 33330 Distance (Mi) 11 9 16 Price 1,350,000 1,150,000 1,125,000 Lot Size (SqFt) 230,541 209,523 201,465 181,049 Price/SqFt 5.50 6.44 5.71 6.21 DOM 700 365 10 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Listing/ID # F754904 16676920 F693296 Datasource MLS LoopNet MLS
Comparable Listings Comments (Reasoning behind selection of and emphasis on specific Current Listings)
Listing #1: 4.81 AC ,CAN DO 4 HOUSES, SOURRENDED BY MULTIMILLION DOLLAR HOMES, FLAMINGO ROAD TO SW 20TH (BETWEEN GRIFFIN & 595), UNPAVED ROAD.
Listing #2: The Town of Davie has granted liberal zoning to this site for the opportunity to improve this site. This site has been approved as both RO and R-2 zoning which allows for a mixed use of office, retail, single family, multi family, and/or retirement/care facility
Listing #3: WATER, ELECTRIC, CABLE & IRRIGATION READY
Comparable Resales
Subject Resale #1 Resale #2 Resale #3
AddressPARCEL:19125-24-00200
(LAND) 6155 STALLION WAY 0 PALM BEACH POINT BLV 0 BELMONT TRL
Zip Code 33301 33330 33414 33414 Distance (Mi) 15 32 34 List Price 1,485,000 1,625,000 1,200,000 Sale Price 1,100,000 1,200,000 900,000 Sale Date 3/15/2010 4/9/2010 8/16/2010 Lot Size (SqFt) 230,541 191,084 218,236 186,872 Price/SqFt 5.50 5.76 5.50 4.82 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Adjustments ($ +/-) 0 0 0 Adjusted Value $ 1,100,000 1,200,000 900,000 Adj Price/SqFt 5.76 5.50 4.82 Datasource MLS MLS MLS
Comparable Resale Comments (Reasoning behind selection of and emphasis on specific Resales)
Resale #1: 4.38 ACRE ESTATE LOT NEXT TO MULTI MILLION $ MANSIONS
Resale #2: PALM BEACH TAX ID# 73414429010000150,MLS # R2731950
Resale #3: PALM BEACH TAX ID # 73414417010720050, MLS # R2704572 TWO SEPARATE BUILDABLE LOTS (4.29 ACRES), CLEARED, HIGH & DRY. ENTIRELY FENCED, ON BRIDLE TRAIL
Reconciliation Grid
Gross Price Range Price-Per-Square-Foot Range
From: To: From: To:
Unadjusted Listings: $1,125,000 $1,350,000 $5.71 $6.44
Unadjusted Sales: $900,000 $1,200,000 $4.82 $5.76
Adjusted Resales: $900,000 $1,200,000 $4.82 $5.76
Reviewer Comments
Reviewer Value: 1,268,000
All subject information verified as accurate using the Broward County Assessors office site. All comps used are similar in size and functional utility. The sold comps provided closed within the past year. The adjusted listing and sold comps both bracket the subject's price per square foot.
Reviewer Information
Name: Phone: Email: PAULA BRIERTON 775-824-4140 [email protected]
Market Value Conclusion
Gross Price Price-Per-Square-Foot
Market Value: $1,268,000 $5.50
Valuator Information
Name: Phone: Email: Dist. to Subject: HANY SWARESS 954-968-2941 [email protected] 14.39 Mile(s)
Subject
Other
Comp Listing 1
Other
Comp Listing 2
Other
Comp Listing 3
Other
Comp Resale 1
Other
Comp Resale 2
Other
Comp Resale 3
Other
Subject
Subject
Front
Subject
Side
Subject
Side
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Back
Subject
Address Verification
Subject
Street
Subject
Other
Comments: utility and cable
Map of Subject Property: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Commercial Land EvaluationPARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Property Address: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301 Inspection Date: 1/21/2011
Borrower: UNKNOWN Unique Tracking No.: 8074 AU/RC Number: 8074
Property Detail
APN: 4941-25-24-0020
Lot Size (SqFt): 230,541
Location: Good
Land Type: RAW LAND (DEV POTENTIAL)
Entitlements: RAW LAND
Assessor's Value: 1,046,070
RE Taxes: 1
Property Image
Subject: PARCEL:19125-24-00200 (LAND)
Area and Site Details
Ingress: RAW LAND UNDEVELOPED RESIDENTIAL
Access Delays: AVERAGE - 2-WAY STOPS
Curb Appeal: AVERAGE LOCATION, OLDER
Egress: RAW LAND UNDEVELOPED RESIDENTIAL
Exposure: AVERAGE - CORNER - MOD COUNT
Adj. Land Uses: GOOD - CONFORMING USES
Linkage Distances (Miles): Major Highways: 3 Employment Centers: 2 Shopping Malls: 6 Emergency Services: 4
Topography: RESIDENTIAL UNDEVELOPED
Utility Stubs: UNDEVELOPED
Drainage: UNDEVELOPED NO DRAINAGE
Water: MUNICIPAL SYSTEM
Sewer: MUNICIPAL SYSTEM
Paving: SITE UNDEVELOPED BUT STREET PAVED
Description: SUBJECT LESS THAN 1/4 OF A MILE FROM STATE ROAD 7, A BUSY COMMERCIAL SIX LANE STREET, CORNER LOT IN THE CENTER OF RENTAL COMMUNITIES.
Hazards of Record
Flood Zone Wind Zone Quake Zone Slide Zone EPA List Recent FEMA Declaration
Negative Externalities Affecting the Subject Property: SUBJECT PROPERTY IS LOCATED IN A FEMA WIND ZONE III AND IN A HURRICANE SUSCEPTIBLE AREA. THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONE XFLOOD PANEL 125093-0214F DATED 8/18/1992. SUBJECT LOCATED IN A LOW TO MIDDLE CLASS NEIGHBORHOOD, MOSTLY RENTALS AND FEW OLDER SINGLE FAMILY HOMES, NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. SUBJECT IS WELL MAINTAINED AND CLEAN DISPITE IT IS NOT FENCED.
Property Description Comments
Please provide a detailed description of the subject property in regards to potential tenant type, potential use, entitlement information (if available), overall quality of location, etc.
Comments:
SUBJECT IS 5.29 ACRES LOT ZONED RESIDENTIAL, SUBJECT OWNED BY ZOE LIFE CHRISTIAN CENTER INC, NO PROPERTY TAXES SINCE IT IS NON FOR PROFITCORPORATION. SUBJECT WILL BE PERFECT FOR A NEWER TOWNHOME OR CONDO PROJECT, SINCE THERE IS NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. OR DUE TO THE LOCATION AND COUNTY LAND USE, IT COULD BE USED AS A CHURCH OR COMMUNITY SERVICE FACILITY TO SERVE THE NEIGHBORS.
Subject Property Listing Information
Subject Property Currently Listed? No Are there "For Sale/For Lease" signs on the subject?
Listing Price: Was the List Price Verified by calling the number on the sign?
Agent Name: Agent Phone: Days on Market: Data Source:
Subject Property Transaction History
List Price Date Listed Sold Price Date Sold Notes
Commercial Land Evaluation PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Comparable Listings
Subject Listing #1 Listing #2 Listing #3
Address/APNPARCEL:19125-24-00200
(LAND) 2269 SW 127 AVE 5700 DAVIE ROAD 5900 HANCOCK ROAD
Zip Code 33301 33324 33314 33330 Distance (Mi) 11 9 16 Price 1,350,000 1,150,000 1,125,000 Lot Size (SqFt) 230,541 209,523 201,465 181,049 Price/SqFt 5.50 6.44 5.71 6.21 DOM 700 365 10 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Listing/ID # F754904 16676920 F693296 Datasource MLS LoopNet MLS
Comparable Listings Comments (Reasoning behind selection of and emphasis on specific Current Listings)
Listing #1: 4.81 AC ,CAN DO 4 HOUSES, SOURRENDED BY MULTIMILLION DOLLAR HOMES, FLAMINGO ROAD TO SW 20TH (BETWEEN GRIFFIN & 595), UNPAVED ROAD.
Listing #2: The Town of Davie has granted liberal zoning to this site for the opportunity to improve this site. This site has been approved as both RO and R-2 zoning which allows for a mixed use of office, retail, single family, multi family, and/or retirement/care facility
Listing #3: WATER, ELECTRIC, CABLE & IRRIGATION READY
Comparable Resales
Subject Resale #1 Resale #2 Resale #3
AddressPARCEL:19125-24-00200
(LAND) 6155 STALLION WAY 0 PALM BEACH POINT BLV 0 BELMONT TRL
Zip Code 33301 33330 33414 33414 Distance (Mi) 15 32 34 List Price 1,485,000 1,625,000 1,200,000 Sale Price 1,100,000 1,200,000 900,000 Sale Date 3/15/2010 4/9/2010 8/16/2010 Lot Size (SqFt) 230,541 191,084 218,236 186,872 Price/SqFt 5.50 5.76 5.50 4.82 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Adjustments ($ +/-) 0 0 0 Adjusted Value $ 1,100,000 1,200,000 900,000 Adj Price/SqFt 5.76 5.50 4.82 Datasource MLS MLS MLS
Comparable Resale Comments (Reasoning behind selection of and emphasis on specific Resales)
Resale #1: 4.38 ACRE ESTATE LOT NEXT TO MULTI MILLION $ MANSIONS
Resale #2: PALM BEACH TAX ID# 73414429010000150,MLS # R2731950
Resale #3: PALM BEACH TAX ID # 73414417010720050, MLS # R2704572 TWO SEPARATE BUILDABLE LOTS (4.29 ACRES), CLEARED, HIGH & DRY. ENTIRELY FENCED, ON BRIDLE TRAIL
Reconciliation Grid
Gross Price Range Price-Per-Square-Foot Range
From: To: From: To:
Unadjusted Listings: $1,125,000 $1,350,000 $5.71 $6.44
Unadjusted Sales: $900,000 $1,200,000 $4.82 $5.76
Adjusted Resales: $900,000 $1,200,000 $4.82 $5.76
Reviewer Comments
Reviewer Value: 1,268,000
All subject information verified as accurate using the Broward County Assessors office site. All comps used are similar in size and functional utility. The sold comps provided closed within the past year. The adjusted listing and sold comps both bracket the subject's price per square foot.
Reviewer Information
Name: Phone: Email: PAULA BRIERTON 775-824-4140 [email protected]
Market Value Conclusion
Gross Price Price-Per-Square-Foot
Market Value: $1,268,000 $5.50
Valuator Information
Name: Phone: Email: Dist. to Subject: HANY SWARESS 954-968-2941 [email protected] 14.39 Mile(s)
Subject
Other
Comp Listing 1
Other
Comp Listing 2
Other
Comp Listing 3
Other
Comp Resale 1
Other
Comp Resale 2
Other
Comp Resale 3
Other
Subject
Subject
Front
Subject
Side
Subject
Side
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Back
Subject
Address Verification
Subject
Street
Subject
Other
Comments: utility and cable
Map of Subject Property: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Commercial Land EvaluationPARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Property Address: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301 Inspection Date: 1/21/2011
Borrower: UNKNOWN Unique Tracking No.: 8074 AU/RC Number: 8074
Property Detail
APN: 4941-25-24-0020
Lot Size (SqFt): 230,541
Location: Good
Land Type: RAW LAND (DEV POTENTIAL)
Entitlements: RAW LAND
Assessor's Value: 1,046,070
RE Taxes: 1
Property Image
Subject: PARCEL:19125-24-00200 (LAND)
Area and Site Details
Ingress: RAW LAND UNDEVELOPED RESIDENTIAL
Access Delays: AVERAGE - 2-WAY STOPS
Curb Appeal: AVERAGE LOCATION, OLDER
Egress: RAW LAND UNDEVELOPED RESIDENTIAL
Exposure: AVERAGE - CORNER - MOD COUNT
Adj. Land Uses: GOOD - CONFORMING USES
Linkage Distances (Miles): Major Highways: 3 Employment Centers: 2 Shopping Malls: 6 Emergency Services: 4
Topography: RESIDENTIAL UNDEVELOPED
Utility Stubs: UNDEVELOPED
Drainage: UNDEVELOPED NO DRAINAGE
Water: MUNICIPAL SYSTEM
Sewer: MUNICIPAL SYSTEM
Paving: SITE UNDEVELOPED BUT STREET PAVED
Description: SUBJECT LESS THAN 1/4 OF A MILE FROM STATE ROAD 7, A BUSY COMMERCIAL SIX LANE STREET, CORNER LOT IN THE CENTER OF RENTAL COMMUNITIES.
Hazards of Record
Flood Zone Wind Zone Quake Zone Slide Zone EPA List Recent FEMA Declaration
Negative Externalities Affecting the Subject Property: SUBJECT PROPERTY IS LOCATED IN A FEMA WIND ZONE III AND IN A HURRICANE SUSCEPTIBLE AREA. THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONE XFLOOD PANEL 125093-0214F DATED 8/18/1992. SUBJECT LOCATED IN A LOW TO MIDDLE CLASS NEIGHBORHOOD, MOSTLY RENTALS AND FEW OLDER SINGLE FAMILY HOMES, NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. SUBJECT IS WELL MAINTAINED AND CLEAN DISPITE IT IS NOT FENCED.
Property Description Comments
Please provide a detailed description of the subject property in regards to potential tenant type, potential use, entitlement information (if available), overall quality of location, etc.
Comments:
SUBJECT IS 5.29 ACRES LOT ZONED RESIDENTIAL, SUBJECT OWNED BY ZOE LIFE CHRISTIAN CENTER INC, NO PROPERTY TAXES SINCE IT IS NON FOR PROFITCORPORATION. SUBJECT WILL BE PERFECT FOR A NEWER TOWNHOME OR CONDO PROJECT, SINCE THERE IS NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. OR DUE TO THE LOCATION AND COUNTY LAND USE, IT COULD BE USED AS A CHURCH OR COMMUNITY SERVICE FACILITY TO SERVE THE NEIGHBORS.
Subject Property Listing Information
Subject Property Currently Listed? No Are there "For Sale/For Lease" signs on the subject?
Listing Price: Was the List Price Verified by calling the number on the sign?
Agent Name: Agent Phone: Days on Market: Data Source:
Subject Property Transaction History
List Price Date Listed Sold Price Date Sold Notes
Commercial Land Evaluation PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Comparable Listings
Subject Listing #1 Listing #2 Listing #3
Address/APNPARCEL:19125-24-00200
(LAND) 2269 SW 127 AVE 5700 DAVIE ROAD 5900 HANCOCK ROAD
Zip Code 33301 33324 33314 33330 Distance (Mi) 11 9 16 Price 1,350,000 1,150,000 1,125,000 Lot Size (SqFt) 230,541 209,523 201,465 181,049 Price/SqFt 5.50 6.44 5.71 6.21 DOM 700 365 10 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Listing/ID # F754904 16676920 F693296 Datasource MLS LoopNet MLS
Comparable Listings Comments (Reasoning behind selection of and emphasis on specific Current Listings)
Listing #1: 4.81 AC ,CAN DO 4 HOUSES, SOURRENDED BY MULTIMILLION DOLLAR HOMES, FLAMINGO ROAD TO SW 20TH (BETWEEN GRIFFIN & 595), UNPAVED ROAD.
Listing #2: The Town of Davie has granted liberal zoning to this site for the opportunity to improve this site. This site has been approved as both RO and R-2 zoning which allows for a mixed use of office, retail, single family, multi family, and/or retirement/care facility
Listing #3: WATER, ELECTRIC, CABLE & IRRIGATION READY
Comparable Resales
Subject Resale #1 Resale #2 Resale #3
AddressPARCEL:19125-24-00200
(LAND) 6155 STALLION WAY 0 PALM BEACH POINT BLV 0 BELMONT TRL
Zip Code 33301 33330 33414 33414 Distance (Mi) 15 32 34 List Price 1,485,000 1,625,000 1,200,000 Sale Price 1,100,000 1,200,000 900,000 Sale Date 3/15/2010 4/9/2010 8/16/2010 Lot Size (SqFt) 230,541 191,084 218,236 186,872 Price/SqFt 5.50 5.76 5.50 4.82 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Adjustments ($ +/-) 0 0 0 Adjusted Value $ 1,100,000 1,200,000 900,000 Adj Price/SqFt 5.76 5.50 4.82 Datasource MLS MLS MLS
Comparable Resale Comments (Reasoning behind selection of and emphasis on specific Resales)
Resale #1: 4.38 ACRE ESTATE LOT NEXT TO MULTI MILLION $ MANSIONS
Resale #2: PALM BEACH TAX ID# 73414429010000150,MLS # R2731950
Resale #3: PALM BEACH TAX ID # 73414417010720050, MLS # R2704572 TWO SEPARATE BUILDABLE LOTS (4.29 ACRES), CLEARED, HIGH & DRY. ENTIRELY FENCED, ON BRIDLE TRAIL
Reconciliation Grid
Gross Price Range Price-Per-Square-Foot Range
From: To: From: To:
Unadjusted Listings: $1,125,000 $1,350,000 $5.71 $6.44
Unadjusted Sales: $900,000 $1,200,000 $4.82 $5.76
Adjusted Resales: $900,000 $1,200,000 $4.82 $5.76
Reviewer Comments
Reviewer Value: 1,268,000
All subject information verified as accurate using the Broward County Assessors office site. All comps used are similar in size and functional utility. The sold comps provided closed within the past year. The adjusted listing and sold comps both bracket the subject's price per square foot.
Reviewer Information
Name: Phone: Email: PAULA BRIERTON 775-824-4140 [email protected]
Market Value Conclusion
Gross Price Price-Per-Square-Foot
Market Value: $1,268,000 $5.50
Valuator Information
Name: Phone: Email: Dist. to Subject: HANY SWARESS 954-968-2941 [email protected] 14.39 Mile(s)
Subject
Other
Comp Listing 1
Other
Comp Listing 2
Other
Comp Listing 3
Other
Comp Resale 1
Other
Comp Resale 2
Other
Comp Resale 3
Other
Subject
Subject
Front
Subject
Side
Subject
Side
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Back
Subject
Address Verification
Subject
Street
Subject
Other
Comments: utility and cable
Map of Subject Property: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Commercial Land EvaluationPARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Property Address: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301 Inspection Date: 1/21/2011
Borrower: UNKNOWN Unique Tracking No.: 8074 AU/RC Number: 8074
Property Detail
APN: 4941-25-24-0020
Lot Size (SqFt): 230,541
Location: Good
Land Type: RAW LAND (DEV POTENTIAL)
Entitlements: RAW LAND
Assessor's Value: 1,046,070
RE Taxes: 1
Property Image
Subject: PARCEL:19125-24-00200 (LAND)
Area and Site Details
Ingress: RAW LAND UNDEVELOPED RESIDENTIAL
Access Delays: AVERAGE - 2-WAY STOPS
Curb Appeal: AVERAGE LOCATION, OLDER
Egress: RAW LAND UNDEVELOPED RESIDENTIAL
Exposure: AVERAGE - CORNER - MOD COUNT
Adj. Land Uses: GOOD - CONFORMING USES
Linkage Distances (Miles): Major Highways: 3 Employment Centers: 2 Shopping Malls: 6 Emergency Services: 4
Topography: RESIDENTIAL UNDEVELOPED
Utility Stubs: UNDEVELOPED
Drainage: UNDEVELOPED NO DRAINAGE
Water: MUNICIPAL SYSTEM
Sewer: MUNICIPAL SYSTEM
Paving: SITE UNDEVELOPED BUT STREET PAVED
Description: SUBJECT LESS THAN 1/4 OF A MILE FROM STATE ROAD 7, A BUSY COMMERCIAL SIX LANE STREET, CORNER LOT IN THE CENTER OF RENTAL COMMUNITIES.
Hazards of Record
Flood Zone Wind Zone Quake Zone Slide Zone EPA List Recent FEMA Declaration
Negative Externalities Affecting the Subject Property: SUBJECT PROPERTY IS LOCATED IN A FEMA WIND ZONE III AND IN A HURRICANE SUSCEPTIBLE AREA. THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONE XFLOOD PANEL 125093-0214F DATED 8/18/1992. SUBJECT LOCATED IN A LOW TO MIDDLE CLASS NEIGHBORHOOD, MOSTLY RENTALS AND FEW OLDER SINGLE FAMILY HOMES, NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. SUBJECT IS WELL MAINTAINED AND CLEAN DISPITE IT IS NOT FENCED.
Property Description Comments
Please provide a detailed description of the subject property in regards to potential tenant type, potential use, entitlement information (if available), overall quality of location, etc.
Comments:
SUBJECT IS 5.29 ACRES LOT ZONED RESIDENTIAL, SUBJECT OWNED BY ZOE LIFE CHRISTIAN CENTER INC, NO PROPERTY TAXES SINCE IT IS NON FOR PROFITCORPORATION. SUBJECT WILL BE PERFECT FOR A NEWER TOWNHOME OR CONDO PROJECT, SINCE THERE IS NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. OR DUE TO THE LOCATION AND COUNTY LAND USE, IT COULD BE USED AS A CHURCH OR COMMUNITY SERVICE FACILITY TO SERVE THE NEIGHBORS.
Subject Property Listing Information
Subject Property Currently Listed? No Are there "For Sale/For Lease" signs on the subject?
Listing Price: Was the List Price Verified by calling the number on the sign?
Agent Name: Agent Phone: Days on Market: Data Source:
Subject Property Transaction History
List Price Date Listed Sold Price Date Sold Notes
Commercial Land Evaluation PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Comparable Listings
Subject Listing #1 Listing #2 Listing #3
Address/APNPARCEL:19125-24-00200
(LAND) 2269 SW 127 AVE 5700 DAVIE ROAD 5900 HANCOCK ROAD
Zip Code 33301 33324 33314 33330 Distance (Mi) 11 9 16 Price 1,350,000 1,150,000 1,125,000 Lot Size (SqFt) 230,541 209,523 201,465 181,049 Price/SqFt 5.50 6.44 5.71 6.21 DOM 700 365 10 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Listing/ID # F754904 16676920 F693296 Datasource MLS LoopNet MLS
Comparable Listings Comments (Reasoning behind selection of and emphasis on specific Current Listings)
Listing #1: 4.81 AC ,CAN DO 4 HOUSES, SOURRENDED BY MULTIMILLION DOLLAR HOMES, FLAMINGO ROAD TO SW 20TH (BETWEEN GRIFFIN & 595), UNPAVED ROAD.
Listing #2: The Town of Davie has granted liberal zoning to this site for the opportunity to improve this site. This site has been approved as both RO and R-2 zoning which allows for a mixed use of office, retail, single family, multi family, and/or retirement/care facility
Listing #3: WATER, ELECTRIC, CABLE & IRRIGATION READY
Comparable Resales
Subject Resale #1 Resale #2 Resale #3
AddressPARCEL:19125-24-00200
(LAND) 6155 STALLION WAY 0 PALM BEACH POINT BLV 0 BELMONT TRL
Zip Code 33301 33330 33414 33414 Distance (Mi) 15 32 34 List Price 1,485,000 1,625,000 1,200,000 Sale Price 1,100,000 1,200,000 900,000 Sale Date 3/15/2010 4/9/2010 8/16/2010 Lot Size (SqFt) 230,541 191,084 218,236 186,872 Price/SqFt 5.50 5.76 5.50 4.82 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Adjustments ($ +/-) 0 0 0 Adjusted Value $ 1,100,000 1,200,000 900,000 Adj Price/SqFt 5.76 5.50 4.82 Datasource MLS MLS MLS
Comparable Resale Comments (Reasoning behind selection of and emphasis on specific Resales)
Resale #1: 4.38 ACRE ESTATE LOT NEXT TO MULTI MILLION $ MANSIONS
Resale #2: PALM BEACH TAX ID# 73414429010000150,MLS # R2731950
Resale #3: PALM BEACH TAX ID # 73414417010720050, MLS # R2704572 TWO SEPARATE BUILDABLE LOTS (4.29 ACRES), CLEARED, HIGH & DRY. ENTIRELY FENCED, ON BRIDLE TRAIL
Reconciliation Grid
Gross Price Range Price-Per-Square-Foot Range
From: To: From: To:
Unadjusted Listings: $1,125,000 $1,350,000 $5.71 $6.44
Unadjusted Sales: $900,000 $1,200,000 $4.82 $5.76
Adjusted Resales: $900,000 $1,200,000 $4.82 $5.76
Reviewer Comments
Reviewer Value: 1,268,000
All subject information verified as accurate using the Broward County Assessors office site. All comps used are similar in size and functional utility. The sold comps provided closed within the past year. The adjusted listing and sold comps both bracket the subject's price per square foot.
Reviewer Information
Name: Phone: Email: PAULA BRIERTON 775-824-4140 [email protected]
Market Value Conclusion
Gross Price Price-Per-Square-Foot
Market Value: $1,268,000 $5.50
Valuator Information
Name: Phone: Email: Dist. to Subject: HANY SWARESS 954-968-2941 [email protected] 14.39 Mile(s)
Subject
Other
Comp Listing 1
Other
Comp Listing 2
Other
Comp Listing 3
Other
Comp Resale 1
Other
Comp Resale 2
Other
Comp Resale 3
Other
Subject
Subject
Front
Subject
Side
Subject
Side
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Back
Subject
Address Verification
Subject
Street
Subject
Other
Comments: utility and cable
Map of Subject Property: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Commercial Land EvaluationPARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Property Address: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301 Inspection Date: 1/21/2011
Borrower: UNKNOWN Unique Tracking No.: 8074 AU/RC Number: 8074
Property Detail
APN: 4941-25-24-0020
Lot Size (SqFt): 230,541
Location: Good
Land Type: RAW LAND (DEV POTENTIAL)
Entitlements: RAW LAND
Assessor's Value: 1,046,070
RE Taxes: 1
Property Image
Subject: PARCEL:19125-24-00200 (LAND)
Area and Site Details
Ingress: RAW LAND UNDEVELOPED RESIDENTIAL
Access Delays: AVERAGE - 2-WAY STOPS
Curb Appeal: AVERAGE LOCATION, OLDER
Egress: RAW LAND UNDEVELOPED RESIDENTIAL
Exposure: AVERAGE - CORNER - MOD COUNT
Adj. Land Uses: GOOD - CONFORMING USES
Linkage Distances (Miles): Major Highways: 3 Employment Centers: 2 Shopping Malls: 6 Emergency Services: 4
Topography: RESIDENTIAL UNDEVELOPED
Utility Stubs: UNDEVELOPED
Drainage: UNDEVELOPED NO DRAINAGE
Water: MUNICIPAL SYSTEM
Sewer: MUNICIPAL SYSTEM
Paving: SITE UNDEVELOPED BUT STREET PAVED
Description: SUBJECT LESS THAN 1/4 OF A MILE FROM STATE ROAD 7, A BUSY COMMERCIAL SIX LANE STREET, CORNER LOT IN THE CENTER OF RENTAL COMMUNITIES.
Hazards of Record
Flood Zone Wind Zone Quake Zone Slide Zone EPA List Recent FEMA Declaration
Negative Externalities Affecting the Subject Property: SUBJECT PROPERTY IS LOCATED IN A FEMA WIND ZONE III AND IN A HURRICANE SUSCEPTIBLE AREA. THE SUBJECT PROPERTY IS LOCATED IN FLOOD ZONE XFLOOD PANEL 125093-0214F DATED 8/18/1992. SUBJECT LOCATED IN A LOW TO MIDDLE CLASS NEIGHBORHOOD, MOSTLY RENTALS AND FEW OLDER SINGLE FAMILY HOMES, NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. SUBJECT IS WELL MAINTAINED AND CLEAN DISPITE IT IS NOT FENCED.
Property Description Comments
Please provide a detailed description of the subject property in regards to potential tenant type, potential use, entitlement information (if available), overall quality of location, etc.
Comments:
SUBJECT IS 5.29 ACRES LOT ZONED RESIDENTIAL, SUBJECT OWNED BY ZOE LIFE CHRISTIAN CENTER INC, NO PROPERTY TAXES SINCE IT IS NON FOR PROFITCORPORATION. SUBJECT WILL BE PERFECT FOR A NEWER TOWNHOME OR CONDO PROJECT, SINCE THERE IS NO NEW CONSTRUCTION AT SUBJECT NEIGHBORHOOD. OR DUE TO THE LOCATION AND COUNTY LAND USE, IT COULD BE USED AS A CHURCH OR COMMUNITY SERVICE FACILITY TO SERVE THE NEIGHBORS.
Subject Property Listing Information
Subject Property Currently Listed? No Are there "For Sale/For Lease" signs on the subject?
Listing Price: Was the List Price Verified by calling the number on the sign?
Agent Name: Agent Phone: Days on Market: Data Source:
Subject Property Transaction History
List Price Date Listed Sold Price Date Sold Notes
Commercial Land Evaluation PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
Comparable Listings
Subject Listing #1 Listing #2 Listing #3
Address/APNPARCEL:19125-24-00200
(LAND) 2269 SW 127 AVE 5700 DAVIE ROAD 5900 HANCOCK ROAD
Zip Code 33301 33324 33314 33330 Distance (Mi) 11 9 16 Price 1,350,000 1,150,000 1,125,000 Lot Size (SqFt) 230,541 209,523 201,465 181,049 Price/SqFt 5.50 6.44 5.71 6.21 DOM 700 365 10 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Listing/ID # F754904 16676920 F693296 Datasource MLS LoopNet MLS
Comparable Listings Comments (Reasoning behind selection of and emphasis on specific Current Listings)
Listing #1: 4.81 AC ,CAN DO 4 HOUSES, SOURRENDED BY MULTIMILLION DOLLAR HOMES, FLAMINGO ROAD TO SW 20TH (BETWEEN GRIFFIN & 595), UNPAVED ROAD.
Listing #2: The Town of Davie has granted liberal zoning to this site for the opportunity to improve this site. This site has been approved as both RO and R-2 zoning which allows for a mixed use of office, retail, single family, multi family, and/or retirement/care facility
Listing #3: WATER, ELECTRIC, CABLE & IRRIGATION READY
Comparable Resales
Subject Resale #1 Resale #2 Resale #3
AddressPARCEL:19125-24-00200
(LAND) 6155 STALLION WAY 0 PALM BEACH POINT BLV 0 BELMONT TRL
Zip Code 33301 33330 33414 33414 Distance (Mi) 15 32 34 List Price 1,485,000 1,625,000 1,200,000 Sale Price 1,100,000 1,200,000 900,000 Sale Date 3/15/2010 4/9/2010 8/16/2010 Lot Size (SqFt) 230,541 191,084 218,236 186,872 Price/SqFt 5.50 5.76 5.50 4.82 Land Type RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) RAW LAND (DEV POTENTIAL) Location Good Good Good Good Adjustments ($ +/-) 0 0 0 Adjusted Value $ 1,100,000 1,200,000 900,000 Adj Price/SqFt 5.76 5.50 4.82 Datasource MLS MLS MLS
Comparable Resale Comments (Reasoning behind selection of and emphasis on specific Resales)
Resale #1: 4.38 ACRE ESTATE LOT NEXT TO MULTI MILLION $ MANSIONS
Resale #2: PALM BEACH TAX ID# 73414429010000150,MLS # R2731950
Resale #3: PALM BEACH TAX ID # 73414417010720050, MLS # R2704572 TWO SEPARATE BUILDABLE LOTS (4.29 ACRES), CLEARED, HIGH & DRY. ENTIRELY FENCED, ON BRIDLE TRAIL
Reconciliation Grid
Gross Price Range Price-Per-Square-Foot Range
From: To: From: To:
Unadjusted Listings: $1,125,000 $1,350,000 $5.71 $6.44
Unadjusted Sales: $900,000 $1,200,000 $4.82 $5.76
Adjusted Resales: $900,000 $1,200,000 $4.82 $5.76
Reviewer Comments
Reviewer Value: 1,268,000
All subject information verified as accurate using the Broward County Assessors office site. All comps used are similar in size and functional utility. The sold comps provided closed within the past year. The adjusted listing and sold comps both bracket the subject's price per square foot.
Reviewer Information
Name: Phone: Email: PAULA BRIERTON 775-824-4140 [email protected]
Market Value Conclusion
Gross Price Price-Per-Square-Foot
Market Value: $1,268,000 $5.50
Valuator Information
Name: Phone: Email: Dist. to Subject: HANY SWARESS 954-968-2941 [email protected] 14.39 Mile(s)
Subject
Other
Comp Listing 1
Other
Comp Listing 2
Other
Comp Listing 3
Other
Comp Resale 1
Other
Comp Resale 2
Other
Comp Resale 3
Other
Subject
Subject
Front
Subject
Side
Subject
Side
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Front
Subject
Back
Subject
Address Verification
Subject
Street
Subject
Other
Comments: utility and cable
Map of Subject Property: PARCEL:19125-24-00200 (LAND), LAUDERHILL, FL 33301
