HomeMy WebLinkAbout10-15-2024 Supporting DocumentsCITY OF OCOEE
1q1V#\k%W I N. Bluford Avenue
ocoee Ocoee, Florida 34761
flarida 407-905-3100
SPEAKING RESERVATION FORM
NOTE: All submitted speaking reservation forms are public records under Chapter 119, Florida Statutes, and are
open to inspeptiqnby all persons.
DATE f b
RM
OCOEE RESIDENT' YES' - NO 0 V
(OPTIONAL) ADDRESS -72---72 i q L CITY ZIP CODE
E-MAIL— -) &�E� —
Do you have a prepared statement, or other document(s) from which you will address the Board?
No Yes if yes, please attach copy of same to this Reservation Form.
All proceedings before the Commission shall be -governed by the Civility Code — see b I acA
The following time limits to speak are in effect:
Public Hearings: petitioner presentation - 15 minutes; citizen comments - 5 minutes per speaker; petitioner rebuttal - 5
minutes.
Open to Public — Citizens Comments - 3 minutes per speaker, per meeting.
�0 CITY OF OCOEE
4� 1 N. Bluford Avenue
ocoee Ocoee, Florida 34761
0 1, d a 407-905-3100
SPEAKING RESERVATION FORM
NOTE: All submitted speaking reservation forms are public records under Chapter 119, Florida Statutes, and are
open to inspection 0 y_ql persons.
DATE 2
NAME P H 0 N E #
NOR1111111111R•ii
AAWU���
E-MAIL
to address the Board
WA
e Item # and/or topic):
Do you have a prepared statement, or other document(s) from which you will address the Board?
No Yes if yes, please attach copy of same to this Reservation Form.
All' proceedings before the Commission shall be governed by the Civility Code — see back
The following time limits to speak are in effect:
Public Hearings: petitioner presentation - 15 minutes; citizen comments - 5 minutes per speaker; petitioner rebuttal - 5 minutes,
Open to Public — Citizens Comments - 3 minutes per speaker, per meeting.
�
~~
CITY OF OCOEE
1 N.0ufordAvenue
(}c()ee
Ocoee, Florida 347G1
o=,e"
407-905-3100
SPEAKING RESERVATION FORM
NOTE: All submitted speaking reservation forms are public records
under Chapter 119, Florida Statutes, and are
open toinspection byall persons.
DATE
NAME
�
PHONE
OCOEE RESIDENT YE� O NO O
/
k�r(OPTIONAL)
ADDRESS I�A Q
CITY
CODE,
,
| want toaddress the Board about provide Item # and/or nop|c;:
Doyou have aprepared statement, orother doou from which you will address the Board?
�
No w� Yesifyes, please attach copy ofsame hothis Reservation Form.
All proceedings before the Commission shall be governed by the Civility Code — see back
The following time limits tospeak are ineffect:
Public Hearings: petitioner presentation -15minutes; citizen comments '5minutes per speaker; petitioner rebuttal -5minutes.
CITY OF OCOEE
1 N. Bluford Avenue
ocoee Ocoee, Florida 34761
florldo 407-905-3100
SPEAKING RESERVATION FORM
NOTE: All submitted speaking reservation forms are public records under Chapter 119, Florida Statutes, and are
open to inspection by, all persons.
DATEI-j5-Aq. ,, �W '
NAME 0 A AdLIS PHONE#
I want to address the Board bout
ITY _®ZIP CODE
MEWA
provide Item # and/or topic):
Do you have a prepared statement, or of document(s) from which you will address the Board?
Na \ J— Yes if yes, please attach copy of same to this Reservation Form.
All proceedings before the Commission shall be governed by the Civility Code — see back
The following time limits to speak are in effect:
Public Hearings: petitioner presentation - 15 minutes; citizen comments - 5 minutes per speaker; petitioner rebuttal - 5 minutes.
Open to Public — Citizens Comments - 3 minutes per speaker, per meeting.
A- CITY OF OCOEE
law 111A1*11 1 N. Bluford Avenue
ocoee Ocoee, Florida 34761
florid. 407-905-3100
SPEAKING RESERVATION FORM
NOTE: All submitted speaking reservation forms are public records under Chapter 119, Florida Statutes, and are
open to inspection by all persons.
DATE
NAME PHONE#
OCOEE RESIDENT YES Ej,-- NO 0
(OPTIONAL) ADDRESS CITY ZIP CODE
E-MAIL
I want to address the Board about (Please provide Item # and/or topic):
Do you have a prepared statement, or other document(s) from which you will address the Board?
No Yes if yes, please attach copy of same to this Reservation Form.
All proceedings before the Commission shall be governed by the Civility Code — see back
The following time limits to speak are in effect:
Public Hearings: petitioner presentation - 15 minutes; citizen comments - 5 minutes per speaker; petitioner rebuttal - 5
minutes.
Open to Public — Citizens Comments - 3 minutes per speaker, per meeting.
ORANGE
Serial Number
24-03185 W Times
West Orange Times
Published Weekly
Winter Garden , Orange County, llorida
COUNTY OF ORANGE
STATE OFF FLORIDA
Before the undersigned authority personally appeared Lindsey Padgett ,who
on oath says that he/she is Publisher's Representative of the West Orange 1 imes a
weekly newspaper published at Winter Garden , Orange County, Florida; that tile
attached copy of advertisement,
being a Legal Notlee
in the matter of Notice of Intent To Sell Proncrty
in the Court, was published in said newspaper by print in the
issues of 10/3/2024
Aftiant further says that. the West Orange Times complies with all legal
requirements for publication in chapter 50, Florida Statutes.
*This Notice was placed on the newspaper's website and fioridapublienotices,com
on the same day the notice appeared in the newspaper,
VV4"Cat-
Lindsey Padgett
Sworn to and subscribed, and personally appeared by physical presence -before me,
3rd day of October, 2024 A.D.
by 11 indsey Padgettwvho's personally known to me.
Notary Public, State of Florida
Yp"!v, Kimberly S, Martin (SEAT:,)
` � 44�-� Comm,.NN 282034
�, Expires: July 25, 2026
'o;;; p-F�°;.��`` Notary Public - state of Florida
1P1 ti1111
....._ NOTICH OF INIFMfTO
Si 1 } 11to111WI OWNlil) r}Y
rftiGC1117Yor 6MER
Naiivr is hcndw },Recn rant the f.1'ty ofOrvuv,d Inrtde, will ronskicr tin filter for die
eschni,ga of lint prap:rlyoyeoed byihe Cityand rallied titsloo,t)(10 in viehn» p, firr
SVOot, said the lrrgxmp` daacribed twtoty:
Property novinedby Iha City orocove to lie cnnrayedl
Parc01Nrl.I0•22-21,I-000-004l,t?l
.200 Acrax 1n,ealml Avid Taylor Sireel, ut }tte Nil C'vrvtar of lY, giekry Sirtiti t
and 7ipim�Sirect
PrnprtrTy'ln hn r vnr,pe�.IAA Qin City of ornce;
Pared No. It-21421343144-0I4181
ac) Acrav lanvnvel r6 201) 1V. oaklnvul Ave, nl this SU C,nrner o(lV, onkinud
Ave nnd'I:ylor Sovet
,\ public havdng wrIl lie held nt tha'111ezday; oktolwr 1b, 2o2t,:nrtvah,g o(ihaCit°
Vol"IniWon of the City of (hoe bm};inliing at (416 1w, ur won iheremIt" in tho
Citr11n11G1u,mletionChnndk,-locatetlnitNorth 1110ordAze,Cht ,Pl.10701.
AIIinA`n.}ratpmrtlesAralnAttedtobybcnnidariligtile publielwathl portionoffie
ut ling,. City I'M, W otam 10 111r pobiie.
/ornate 54b10, City perk
Ortot wr 3' 202 t 94-onl8IW
10/15/24, 3:32 PM
PDF.js viewer
r
BEGIN AT THE EASTERLY RIGHT—OF—WAY OF SAID TAYLOR STREET AND
THE NORTH LINEOF SAID LOT 7, BLOCK 1, THENCE RUN S892644"E
ALONG THE NORTH LINE OF SAID LOTS 7, 8 AND 9, BLOCK 1, 127.77
FEET TO THE NORTHWESTERLY RIGHT OF WAY LINE OF CSX RAILROAD
RIGHT—OF—WAY, BEING A NON —TANGENT CURVE CONCAVE TO THE
NORTHWEST THENCE RUN SOUTHWESTERLY ALONG SAID CURVE HAVING A
CENTRAL ANGLE OF 1555'13", A RADIUS OF 387.43 FEET, AN ARC
LENGTH OF 107,65 FEET A CHORD BEARING OF S48'08'15"W AND A
CHORD DISTANCE OF 107.31 FEET, TO THE AFORESAID EASTERLY
RIGHT—OF—WAY LINE OF TAYLOR STREET; THENCE RUN N33-17-54"W
ALONG SAID EASTERLY RIGHT—OF-WAY LINE, 87.16 FEET TO THE POINT
OF BEGINNING.
THE ABOVE DESCRIBED PARCEL OF r 0.112 ACRES MORE
#-
SURVEYORS NOTES:
1. NOT VALID WITHOUT THE ORIGINAL SIGNATURE AND SEAL, OR DIGITAL
SIGNATURE AND SEAL OF A FLORIDA LICENSED SURVEYOR AND MAPPER.
PRINTED COPIES OF A DIGITAL SIGNED AND SEALED SURVEY ARE NOT
VAUD.
2. LANDS SHOWN HEREON WERE NOT ABSTRACTED FOR RIGHTS OF WAY,
EASEMENTS, OWNERSHIP, OR OTHER INSTRUMENTS OF RECORD, BY THIS
FIRM.
J. BEARINGS SHOWN HEREON ARE BASED ON THE EASTERLY RIGHT OF
WAY LINE OF TAYLOR STREET AS BEING N33'17`54"W (ASSUMED).
4. THE DESCRIPTION SHOWN HEREON WAS PREPARED BY THE SURVEYOR.
avow,,#- • •
THE SEAL APPEARING ON £N!S DOCUMENT WAS AUTHORIZED BY ARON D. BISHMAN,
P.S.M.. 5668 ON AUGUST Y 2024; THE ELECTRONIC 9GNA7URE HEREON IS IN
COMPLIANCE WTH THE FLORIDA ADMINYSTRAnVE CODE (FAC) 5J-17-062
Digitally signed by
Aron Bshman
..
Date: 2024.08.28
13:04:20-04-00`
NSA Surveying 8. Mapping, inc.'
CERTIFICATE OF AUTHORIZATION LS 7274
301 N. TUBS STREET SUITE 106 Phone No.
OAKLAAND, FL 34760 407.905,8877
https://ocoeefl. portal.civiccierk.com/event/384/files/attachment/3633 1 /2
10/15/24, 3:32 PM
PDF.js viewer
fflA �#-, �
80' PUBLIC RIGHT-OF-WAY
BRICK ROAD (PLAT BOOK A, PACE 100)
POINT OF BEGINNING
RECOVERED 5/8-IRON ROD RECOVERED 5/8- 1
AND CAP %.-H LB 7143' AND CAP
1.4 T
�l --z
c,
0
— — — — — — — — — — 2a S89*2644E 127.77' qzaq� (G) 7/
100' (p) 100, (p)
711 —7\—
rRTH LINE LOTS 7-9
VACANT LAND
00
R=387.43'
L=107.65'
- A C8=S48*08'15-W
gI -3�L CH=107.31'
�A
LOT 7 LOT 8 LOT 9
BLOCK 1 BLOCK I
N - - - - - - 1
- - - - -00' (p) - - - - - - - - -
- - - - - - - - - - - --
JOB NUMBER. 24063.000
SURVEY DATE. 811312024
DRAWING FILE." 24063XWG
LEGENDIABBREVIAVONS.-
6
CENTRAL ANGLE
R
RADIUS
L
LENGTH
ON
CHORD
ca
CHORO BEAP,',N,,
Le
MZNSED 8U5WESS
REM
PPOPESSIGNA(, CLNlfrC,,R
MAPPER
(P)
PLAT
CC)
CALCULATF.Q-
RIW
RICHT-OF-WAY
-0GE 0ASPHALIT PAVF7JEKT
M
WOOD POASP poLF
(--
Guy WmE
FIRE HN)RAMT
SIGN
CCWdVMCA7,'CN Rl--P
https://ocoeefl.portaI.civicclerk.com/event/384/fiIes/aftachment/3633 2/2
1 Taylor Street
Effective Date
November 30, 2023
Date of the Report
November 30, 2023
Report Type
Appraisal Report
Prepared For
Mr. Michael Rumer
Development Services Director
City of Ocoee
Client File Number
PO #1429208
Internal File Number
A23-36
I Transmittal Lettel
MCINC.
Propedy Valuation & Consulting
Mr. Michael Rums
Development Services Director
City ofOcoee
1 N.B|ufovdAvenue
Ocoee, FL34761
RE: Appraisal Report for the property located at 1 Taylor Street, Ocoee, FL 34761
04S.Dillard Street
Winter Garden, FIL 34787
Atyour request, we have completed the research and analysis necessary in preparing a restricted appraisal report, based
on the definition and in compliance with the minimum standards of the Uniform Standards of Professional Appraisal
Practice (USPAP) and Title XI of FIRREA, for the above captioned property.
The subject property |slocated onthe east side ofTaylor Street, north of West MckeyStreet and south of West Oakland
Avenue within the City of Ocoee in west Orange Cnonty, The subject site is triangular in shape and contains 9,135
gross/net upland square feet. The site is cleared and level, improved with perimeter fencing and all utilities are available
to the property. No adverse easements, encroachments or restrictions are known. Taylor Street is atwo'|ane, asphalt -
paved public right-of-way improved with street lighting in the area of the subject. The site is approximately two blocks
west ofcity government and administration buildings.
The neighborhood boundaries can bedefined asSilver Star Road tothe north, State/Toll Road 429 tothe west, West
Colonial Drive/State Road 50 to the south, and Clarke Road to the east The subject neighborhood consists primarily of
single-family res|denda|, municipal, industrial and commercial uses. Commercial uses in the immediate area of the
subject include heavy commercial and light industrial uses to the north along Taylor Street. The City cJOcoee municipal
campus is located east of the subject along B|ufovd Avenue and include a recently completed City Hall facility. Ocoee
Middle School and Ocoee Elementary School are located approximately 0.5 miles southeast of the subject. Other
commercial uses in the neighborhood are located along County Road 438, Maguire Road, and State Road 50, The City of
Ocoee is currently developing a downtown master stormwater pond and park just northeast of the subject. The five -acre
park will serve as the mastersiormwater retention area for the city's downtown core area (which encompasses the
subject property),
�
The subject property is zoned 1-1 (Restricted Manufacturing and Warehousing) with aHeavy Industrial Future Land Use by �
the City ofOcoee, According tothe City ufOcoee, the 11 district |sintended primarily for manufacturing and assembly
plants and warehousing that are conducted so the noise, odor, dust and glare of each operation is completely confined o
M
within an enclosed building. These industries may require direct access to rail, air orstreet transportation facilities; (A
however, the size and volume ofthe raw materials and finished products involved should not produce the volume of M
freight generated by the uses of the general industrial districts. Buildings in this district should be architecturally
attractive and surrounded by landscaped yards. This district is primarily intended for areas shown on the Future Land
Use Map as "Light Industrial". The subject property is located in the City ufOcoee'y Downtown Redevelopment Area
Overlay district, which provides flexibility to the land development codes and regulations, Within the Downtown
Redevelopment overlay district, mixed -use developments are promoted and density/intensity allowances may be offered
to developers.
The 2U23certified just/market and assessed value for the subject parcel is$91'359with ad -valorem taxes of$1'49461
and non -ad valorem assessment of$128.O8for sturm-do}na8e for atotal tax liability of$1,514,G1 for2O23. The2U22
assessed value for tax purposes was$2Q,94O, and the tax bill for the parcel totaled $602,97¢bo significant increase in
the tax assessment from 2022 to 2023 was due to a transfer of the property in early 2022). The 2O23taxes have not yet
been paid but are not yet delinquent, there are no prior years' taxes delinquent for the property. The market value for
tax purposes appears reasonable when compared with the appraised value.
The subject property iscurrently under the ownership ofSteve Madmlsand Leslie Marbais. The current owners acquired
the subject in January 2022 for a recorded sale price of $100,000. or $10/95/SF (Orange County Instrument
#20220072641), it does not appear that the subject was advertised on the open market. The January 2022 transfer was
financed by the Grantor Oimmy P. Sills); the seller financed $90,000 (90% of the purchase price) at a 4% interest rate for a
15-yearterm. Additionally, the property is currently listed for sale, The subject was listed on Nmvember8, 2023 at an
asking price mf$25O'OOO($27.37/SF)byLou Forges ofValiant Realty Group (K8LS#O6155O57).The subject ionot known 10
be under contract for purchase at the time of this appraisal assignment, The prior sale of the subject was not included in
the sales comparison analysis, as the property did not appear to have been openly marketed, coupled with the non -
market seller financing. The current listing of the subject was considered but ultimately not analyzed in the sales
comparison approach as the asking price reflects an extreme outlier when compared with sales/listings of similar
properties. There have been no additional transfers of the subject in the past three years.
In our opinion, the highest and best use of the property as vacant is for commercial use as permitted under the current w
zoning/FLU and zoning overlay designations. 0
The purpose ofthis appraisal istoestimate the "as is" market value ofthe fee simple estate |nthe subject property, esof
November 30, 2023. The intended use of this appraisal is for decision -making purposes related to a possible acquisition of the subject by the City of Ocoee, who is the intended user of this appraisal. This investigation involved inspecting the �
o
subject property, collecting and analyzing data pertinent tothe subject property and its market and location, as well as
rn
collecting and analyzing comparable market data under market conditions prevailing November 30, 2023. �
In preparing this appraisal, the appraiser inspected the subject property (on November 30, 2023); gathered information
from the subject's neighborhood and market area on comparable vacant land sales/listings (in accordance with the
subject's highest and best use) and confirmed the sale/listing information with at least one representative of the
transaction and analyzed the information gathered inapplying only the sales comparison approach.
The cost and income approaches were considered but not applied, as the subject consists of vacant land with little to no
development costs expended todate; therefore, the cost approach was eliminated as a valid approach to value for this
assignment Since vacant land is seldom leased in the market area, we did not apply the income capitalization approach.
Based on the availability of comparable data of similar vacant land recently sold and -or currently listed on the open
market the sales comparison approach was the only applicable approach to value for the subject property in its "as is"
condition, The sales comparison approach measures the actions of buyers and sellers in the current marketplace through
the analysis ofrecent sale transactions and listings that are considered similar to the property being appraised. This
approach was used by comparing the subject with comparable vacant commercial land sales and current listings.
|nreporting the opinion ofvalue, anappraisal has been performed, usdefined bythe Uniform Standards ofProfessional
Appraisal Practice, As we discussed and agreed inhha|k\ a restricted appraisal report has been prepared. However, for
your convenience, the Comparable Land Sales Adjustment Grid is attached on a following page.
In determining the value for the subject property we analyzed three vacant land sales and an active listing in the subject's
market area occurring between July 2021 and April 2023 with the listing current as of the date of value. Sales prices
ranged from $9.05/SFto $17.09/5F. After applying transactional and physical adjustments to the comparable sales the
value indications ranged from $9.U3/3Fto$17.U9/SPaveraging $11.20/SELand Sales 1 and 2received primary weight of
309h each due 1otheir proximity to the subject with supporting weight ofZU% each placed on Land Sale 3 and Active
Listing 4.This weighting results )navalue indication of$10.82/5For$98,D41,rounded tm$100,o00.
As a result of our field investigation and valuation analysis, which is contained within our files, it is our opinion that the
market value of the fee simple estate in the subject property, "as is" as of November 30, 2023 is $100,000 (rounded), or
$0.95 per square foot of net usable/upland area (munded).
The marketing and exposure period for the subject property is estimated to be 12 months or less.
Reliance on this restricted appraisal report is limited to the client and the report may not be understood properly without
additional information in our work files. VVetrust this information will assist you. |twas apleasure toprovide appraisal
services for you.
Mq
1 Taylor StreetCurrent Market Value As Is Fee Simple 11B0/2023 $100,000
Sincerely,
Property Valuation & Consulting, Inc.
Blair Beasley
State -Certified General Real Estate Appraiser, FLNo. RI3O7l
b|oir@propertyva|ue.com
Site Description
Fm
MSA
Orlando
Market Type
Large
Submarket Type
Suburban
Legal Description
BEG NE COR OF SW1/4 OF SE1/4 RUN W 205 FTTO ROAD SELY ALONG ROAD TO POINTS S OF
BEG N TO POB IN SEC 18-22-28
Location Classification
Good
Parcel Identifier
18-22-28-0000-00-049
Location of Parcel
Mid -Block
size
SF / Acres
9,135/0.21
Usable Land Acres
0.21
Usable Land Square Feet
9,135
Access
Traffic Count
3,200
Traffic Counter Description
FDOT 2022
Primary Frontage Feet
180
Primary Frontage Type
Local
Frontage Description
Two-lane, asphalt -paved road
Access Classification
Average
Access Description
No barriers to access
Encumbe ca�
Flood Zone
Zone X
Flood Map Number
12095CO210H
Flood Map Effective Date
09/24/2021
Flood Plain Description
The subject property is situated in Zone X, an area of minimal flood hazard.
Environmental Description
No known environmental issues
Encumbrances Easements
No adverse easements, encumbrances or restrictions noted (typical utility easements are
Description
assumed) - a survey has not been provided
Site Characteristics
Shape
Triangular
Topography
Basically Level
Grade
At Grade
Land Cover
Cleared
View / Appeal
Average
Available Utilities
Electricity, Sewer, Telephone, and Water
Site Utility
Average
I
I
Subject• o
Aerial/Tax Map
Looking north along Taylor Street from near the southern
corner of the site (subject on right)
Looking south along Taylor Street from near the
northwest corner of the site (subject on left)
Looking northwest from near the southern boundary of
the site
I
.71
a northwest corner of the site
site
3
9
ILand Valuation
Wekiwa
Longwo6d
Springs
it
A
ase"'I
4 AN k
tp
414
ForestFCity,, "RI'A
South Apopka ltam'onte
.',,�
of, Springs ar
ww"
ilh t�j
414
J
Maifl6hd
Ferndale
r
Heights p J Lockhdt Vmllk
Ni
. irvi . . .. . . .
eW "Winter#Park
Al,
AN,&
U. .. . . . ..... ..
-mmer Garde
It Oakland Pine Hills
4b, (5-0)
g"Map data CO2023 Google
Orbylista'��
avenue
2 300 North Bluford 4/1/2023 39,483 0.91 $400,000 $10.13 $439,560 $400,000 $10.13 $439,560
Avenue
3 180 East 5th Street 1/1/2023 9,948 0.23 $170,000 $17.09 $739,130 $170,000 $17.09 $739,130
4 106 West 4th Street Listing 12,038 0.28 $109,000 $9.05 $389,286 $109,000 $9.05 $389,286
co
113 West Oakland Avenue Sale Date
7/1/2021 The Grantee purchased the property for future
113 West Oakland Avenue Int. Conveyed
Fee Simple development.
Ocoee, FL 34761 Seller
Joshua Stalker
Land / Commercial Buyer
Aplausos, LLC
Sale Price $120,000 Sale Price/ULSF
$9,56
Analysis Sale Price $120,000 Analysis SP/ULSF
$9.56
Land Sale #2 - 300 Nortfi� Bluford A'venue
Property Exhibit Photo
SF / Acres 39,483/1
Lots 0
In Flood Plain? No
300 North Bluford Avenue Sale Date 4/1/2023 ---
300 North Bluford Avenue Int, Conveyed Fee Simple
Ocoee, FL 34761 Seller Share the Care, Inc.
Land / Commercial Buyer Walter Raymond Real Estat...
Sale Price $400,000 Sale Price/ULSF $10.13
Analysis Sale Price $400,000 Analysis SP/ULSF $10.13
Land Sale #3 -1180 East Sth,Str1eet
Property Exhibit Photo SF d Acres 9,948/0
Lots 0
In Flood Plain? No
180 East 5th Street
Sale Date
1/1/2023 ---
180 East 5th Street
Int. Conveyed
Fee Simple
Apopka, FL32703
Seller
Dennis Sanborn
Land / Commercial
Buyer
Metro Fibernet, LLC
Sale Price
$170,000 Sale Price/ULSF
$17.09
Analysis Sale Price
$170,000 Analysis SP/ULSF
$17,09
Tip
9
Property Exhibit Photo SF / Acres 12,038 / 0
Lots 0
In Flood Plain? No �
6,
in
V
106 West 4th Street
Sale Date
Listing --
106 West 4th Street
Int. Conveyed
Fee Simple
Apopka, FL 32703
Seller
N/A Current Listing - Curren...
Land / Commercial
Buyer
_-_
Sale Price
$109,000 Sale Price/ULSF
$9.05
Analysis Sale Price
$109,000 Analysis SP/ULSF
$9.05
Fi
City
Sale Price
Unit of Comp.
UoC Value
Sale Price / UoC
Property Rights
Terms/Financing
Cond, of Sale
Adjustment
Expend. After Sale
Excess Land Val.
Market Cond.
Adj. Price per UoC
Location
Adjustment
Size
Adjustment
Traffic Count
Adjustment
Frontage
Adjustment
Access
Adjustment
Configuration
Adjustment
Zoning
Utilities
View / Appeal
Adjustment
I Taylor Street
1 Taylor Street
Ocoee
Usable Land SF
9,135 sf
NIA
NIA
NIA
NIA
NIA
NIA
NIA
Good
9,135 sf
3,200
180
Average
Triangular
1-1 (Restricted
Manufacturing &
113 West Oakland
Avenue
113 West Oakland
Avenue
Ocoee
$120,000
Usable Land SF
12,553 sf
$9.56
Fee Simple
Similar
$0.00
Similar
$0.00
0.00% $0.00
$0.00
Similar
$0.00
Similar
71112021
Similar
$9.56
Good
0.00% $0.00
12,553 sf
0.00% $0.00
0
5.00% $0.48
85
5.00% $0.48
Average
0.00% $0.00
Rectangular
-5,00% -$0.48
C-2 (Community
Commercial)
300 North Bluford
Avenue
300 North Bluford
Avenue
Ocoee
$400,000
Usable Land SF
39,483 sf
$10.13
Fee Simple
Similar
$0.00
Similar
MOO
0.00% $0.00
$0.00
Similar
$0.00
Similar
41112023
Similar
$10.13
Good
0.00% $0.00
39,483 sf
10.00% $1.01
14,900
-5.00% -$0.51
290
0.00% $0.00
Good
-5.00% -$0.51
Rectangular
-5.00% -$0,51
C-2 (Community
Commercial)
180 East 5th Street
180 East 5th Street
Apopka
$170,000
Usable Land SF
9,948 sf
$17.09
Fee Simple
Similar
$0.00
Similar
$0.00
0.00% $0.00
$0,00
Similar
$0,00
Similar
11112023
Similar
$lZ09
Average
5.00% $0.85
9,948 sf
0,00% $0.00
0
5.00% $0.85
101
0.00% $0.00
Good
-5.00% -$0.85
Rectangular
-5.00% -$0,85
MU-D (Mixed -Use
Downtown)
Warehousing) with
Downtown
Redevelopment Overlay
Similar
Similar
Similar
Electricity, Sewer,
Electricity, Sewer,
Electricity, Sewer,
Electricity, Sewer,
Telephone, and Water
Telephone, and Water
Telephone, and Water
Telephone, and Water
Similar
Similar
Similar
Average
Good
Good
Average
-5,00% -$0.48
-5.00% -$0.51
0.00% $0.00
I
LVLd# HLI��a91(#1@"13LS
-s
Gross % Adj's
N/A
20.08%
30.11 %
19.89%
Gross $ Adj's
N/A
$1.92
$3.05
r-
$3.40 0
M
Net % Adj's
N/A
0.00%
_10.17a/a
0.00% -1
Net $ Adj's
N/A
$0.00
-$1.03
W
$0.00 m
Net Adj Price / UoC
.
N/A
$9.56
$9.10
$17.09
W
I
Name
I Taylor Street
106 West 4th Street
Street Address
1 Taylor Street
106 West 4th Street
City
Ocoee
Apopka
Sale Price
$109,000
Unit of Comp.
Usable Land SF
Usable Land SF
UoC Value
9,135 sf
12,038 sf
Sale Price / UoC
$9.05
Transactional Adjustments (calculated cumulatively)
Property Rights
NIA
Fee Simple
Similar
Terms/Financing
NIA
$0.00
Similar
Cond. of Sale
NIA
$0.00
Adjustment
-5:00% -$0.45
Expend. After Sale
NIA
$0.00
Similar
Excess Land Val.
NIA
$0.00
Similar
Market Cond.
NIA
Listing
Similar
Adj. Price per UoC
NIA
$8.60
Property Adjustments- Quantitative (notcumulative)
Location
Good
Average
Adjustment
5.00% $0.43
Size
9,135 sf
12,038 sf
Adjustment
0.00% $0.00
Traffic Count
3,200
0
Adjustment
5,00% $0.43
Frontage
180
176
Adjustment
0.00% $0.00
Access
Average
Good
Adjustment
-5.00% -$0,43
Configuration
Triangular
Triangular
Adjustment
0.00% $0.00
Zoning
I -I (Restricted
MU-D (Mixed -Use
Manufacturing &
Downtown)
Warehousing) with
Downtown
Redevelopment Overlay
Similar
Utilities
Electricity Sewer,
Electricity, Sewer,
Telephone, and Water
Telephone, and Water
Similar
View / Appeal
Average
Average
Adjustment
0.00% $0.00
,W
Gross % Adj's
N/A
Gross $ Adj's
N/A
Net % Adj's
N/A
Net $ Adj's
N/A
Net Adj Price / UoC
N/A
19.23%
$1.74
-022%
-$0.02
$9.03
I
I
Analysis Price Indications
Minimum
$9.03
Maximum
$17.09
Average
$11.20
Median
_
$9.33
Standard Deviation
3.41
Unit of Comparison Usable land SF
Indicated Value / Unit of Comparison $10.82
Land Indicated Value $98,841
Rounded
$100,000
VVecertify that, tothe best ofour knowledge and belief:
The statements offact contained inthis appraisal report are true and correct.
The reported analyses, opinions' and conclusions are limited only bythe reported assumptions and limiting conditions,
and are our personal, impartial, and unbiased professional analyses, opinions and conclusions,
We have no present or prospective interest in the property that iuthe subject of this report and we have no personal
interest orbias with respect tuthe parties involved,
We have no bias with respect to the property that is the subject of this report or to the parties involved with this
assignment.
Our engagement in this assignment was not contingent upon developing or reporting predetermined results.
Our compensation for completing this assignment is not contingent upon the development or reporting of a
predetermined value or direction of value that favors the cause of the client, the amount of the value opinion, the
attainment of stipulated result, or the occurrence of a subsequent event directly related to the intended use ofthe
appraisal,
The reported analyses, opinions, and conclusions were developed, and this report has been prepared, |nconformity with
the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal
Institute, which include the Uniform Standards of Professional Appraisal Practice and the regulating agencies governed
under HRRE&
�
The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized o
representatives.
The undersigned have made a personal inspection of the property that is the subject of this report
�
M
Noone providsi
gnificant �'
icaotrea|properappnaisa|assis�assistance � n|n�dhrerdfcaton.
rn
As of the date of this report, Blair Beasley has completed the Standards and Ethics Education Requirements and the �
requirements of the continuing education program for Practicing Affiliates of the Appraisal Institute.
VVahave performed noservices, ayanappraiser orinany other capacity, regarding the property that isthe subject ofthis 25
report, within the 3-year period immediately preceding acceptance of this assignment.
Blair Beasley, State -Certified General Real Estate Appraiser, License #RZ3871 November 3l2O23
1. The legal description provided and used in this report is assumed to be correct.
2. The property, as described in this report, and the areas and dimensions as shown herein, are assumed to be correct.
3. We have not made a survey of the property and assume no responsibility in connection with such matters. Any maps
or plats reproduced and included in this report are intended only for the purpose of showing spatial relationships. They
are not measured surveys or measured maps, and no responsibility for cartographic or surveying errors is made.
4. No title search has been made and the reader should consult an attorney or title company for information and data
relative to property ownership and legal descriptions. It is assumed that the title is marketable.
5. 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 appraisal, a reasonable effort has been made to verify all
such information; however, no responsibility for its accuracy is assumed by the appraiser(s).
0.All mortgages, liens, encumbrances, leases and servitude have been disregarded unless sospecified within the report.
The property is appraised as though under responsible ownership and competent management.
7.It isassumed that there are nohidden n/unmpparentconditions ofthe property, subsoil, wrstructures that would
render itmore orless valuable. No responsibility is assumed for such conditions or for engineering that may be required
todiscover them.
D.Itbassumed that there bfull compliance with all applicable federal, state, and local environmental regulations and
laws unless noncompliance is stated, defined, and considered in the appraisal report.
S\ It is assumed that all applicable zoning and use regulations and restrictions have been complied with, unless
11
�
GENERAL ASSUMPTIONS (CONTINUED) 0
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 obtainedorrenewedfnranyuseunvohich M
the value estimate contained inthis report isbased.
11. It is assumed that the utilization of the land and improvements is within the boundaries or property lines of the
property described and that there is no encroachment or trespass unless noted within the report.
12. We do not have the expertise to determine the presence or absence of hazardous substances, defined as all
hazardous or toxic materials, wastes, pollutants or contaminants (including, but not limited to, asbestos, PCB, UFH, or
other mvv materials or chemicals) used in construction, or otherwise present on the property. We assume no
responsibility for the studies or analyses that would be required to determine the presence or absence of such
substances or for loss as a result of the presence of such substances. The value estimate is based on the assumption
that the subject property |snot soaffected,
13, The Americans with Disabilities Act (ADA) became effective January 26, 1992. The appraiser($has not made aspecific
compliance survey and analysis of this property to determine whether or not it is in conformity with the various detailed
requirements ofthe ADA.|tispossible that acompliance survey oftheproperty,toXe1hmrwithadeLai|edana|ysisofthe
requirements of the ADA, could reveal that the property is not in compliance with one or more of the requirements of
the Act. If so, this fact could have a negative effect upon the value of the property. Since the appralser(s) has no direct
evidence relating to this issue, possible noncompliance with the requirements ofADA in estimating the value of the
property has not been considered,
14. This is a Restricted Appraisal Report, which is intended to comply with the reporting requirements set forth under
Standards Rule 2-2 (b) of the Uniform Standards of Professional Appraisal Practice for a Restricted Appraisal Report, As
such, it does not present discussions of the data, reasoning, and analyses that were used in the appraisal process to
develop the appraiser's opinion of value. Supporting documentation concerning the data, reasoning, and analyses is
retained |nthe appraiser's file, The depth of discussion contained in this report is specific to the needs of the client and
for the intended use stated. The appraiser isnot responsible for unauthorized use ufthis report.
�
m
No Extraordinary Assumptions or Hypothetical Conditions have been employed in this appraisal. 0
�
�
�
GENERAL LIMITING CONDITIONS 0
�
1. We will not be required to give testimony or appear in court because of having made this appraisal, with reference to
the property in question, unless arrangements have previously been made thereof.�
2. Possession of the report, or copy thereof, does not carry with it the right of publication. bmay not beused for any
purpose, by any person, other than the party to whom it is addressed without the written consent of the appraisers, and
in any event only with proper written qualifications and only in its entirety,
lThe distribution ofthe total valuation inthis report between land and improvements 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
4iNoenvironmental impact studies were either requested or made in conjunction with this appraisal, and the appraiser
hereby reserves the right to alter, amend' revise, or rescind any of the value opinions based upon any subsequent
environmental impact studies, research, orinvestigation.
5. Neither all, nor any part of the contents of this report (especially any conclusions as to value, the identity of the
appraiser, or the firm with which he is connected' or any reference to the Appraisal Institute or to the K8A| or SRA
designations) shall be disseminated to the public through advertising media, public relations media, news media, sales
media, or any other public means of communication without the prior written consent and approval of the undersigned,
6. Acceptance of and/or use of this appraisal report constitutes acceptance of the foregoing "General Assumptions',
"Extraordinary Assumptions and Hypothetical Conditions", and "General Limiting Conditions."
70"
�
DEFINITIONS r
o
X
Ln
Market Value can bedefined asthe most probable price aproperty should bring |nacompetitive and open market under
all conditions requisite to fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the r
price is not affected by undue stimulus. Implicit in this definition is the consummation of sale as of a specified date
and the passing oftitle from seller tmbuyer under conditions whereby:
1. Buyer and seller are typically motivated;
I. Both parties are well informed or well advised, and acting in what they consider their bestinterests;
3. Areasonable time isallowed for exposure inthe 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
sales concessions granted byanyone associated with the sale, ^1zcms4*z(a)Financial Institutions Reform, Recovery, and
Enforcement Act uf1oos(^Hxna^")
Fee simple estate is defined as the absolute ownership unencumbered by any other interest or estate, subject only to the
FILARIA WitabillyA 4 1 a Foril 1 [411 kip
QUALIFICATIONS OF BLAIR BEASLEY
State -Certified General Real Estate Appraiser #RZ3871
Bt—IsinessAddress
Property Valuation & Consulting, Inc.
204 South Dillard Street
Winter Garden, FL 34787
(407) 877-0200, Fax: (407) 877-8222
Education
Florida State University Tallahassee, FL
Bachelor of Science in Real Estate and Marketing, April 2011
Appraisal & Real Estate Courses
Introduction to Real Estate: Florida State University
Tallahassee, FL
December 2009
Real Estate Valuation* Florida State University
Tallahassee, FL
December2010
Real Estate Finance: Florida State University
Tallahassee, FL
Decernber2010
Real Estate Market Analysis: Florida State University
Tallahassee, FL
April 2011
Real Estate Investment: Florida State University
Tallahassee, FL
April 2011
Legal Environment ofReal Estate: Florida State University
Tallahassee, FL
April 2011
National USPAP 15 Hour Course, Steve Willianison Real Estate
Education Specialists
Orlando, FL
April 2012
General Appraiser Market Analysis and Highest & Best Use
Maitland, FL
April 2013
Business Practices and Ethics
Online
February 2014
7-Hour National USPAP Update Course
Orlando, FL
November 2014
Florida Law
Orlando, FL
November 2014
7-Hour National USPAP Update Course
Orlando, FL
May 2016
7-Hour National USPAP Update Course
Orlando, EL
April 2018
Florida Law
Orlando, FL
April 2018
Appraising Small Apartment Properties
Callao
November 2018
Basic Hotel Appraising — Limited Service Hotels
Online
November 20 IS
Appraisal oftand Subject to Ground Leases
Online
November 2018
Supervisor Appraiser/Trainee Appraiser Course
On
August 2019
7-Hour National USPAP Update Course
Orlando, FL
February 2020
Three Hour Florida Law
Virtual Classroom
September 2020
The Cost Approach: Unnecessary or Vital to a Healthy Practice Virtual Classroom
October 2020
Uniform Appraisal Standards for Federal Land Acquisitions
Online
November 2020
Business Practices and Ethics
Virtual Classroom
November 2021
7-Hour National USPAP Update Course
Virtual Classroom
October 2022
Three Hour Florida Law
Virtual Classroom
October 2022
Rates and Ratios: Making Sense of GIMs, OARS and DCF
Online
November 2022
Analyzing Operating Expenses
Online
November 2022
Appraisal seminars sponsored by The Mp isal Institute
Critical Thinking in Appraisals, January 2014
Real Estate Experience
September 2011- Present - Associate, Property Valuation &
Consulting, Inc., Winter Garden, FL
Appraisal experience includes narrative and form report writing
of commercial and residential vacant land,
agricultural land, proposed residential subdivision properties, recreational facilities, retail buildings,
industrial buildings, office buildings, day care facilities, greenhouse/nursery, commercial condominium
properties, religious fecilitlesAlouses of -worship, and other special purpose properties. This includes
research, data collection, verification and analysis.
RefeteLigg. Available upon request.
APPRAISER LICENSE
Ron Desantis, Govema Melanie s. Gditrr1; secretuy
bpr
STATE OF FLORIDA
DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION
G
FLORIDA REAR ES�ATE,APPRAISAL BD
THE CERTIFIED GEN.ERAI h(i PR, It HERkIiGERTIFIED UNDER THE
Et+wENS� UIk1BI"k�"��3871
EXPIRATION DATE:' NOVEMBER30 2024
Always verify licenses online at MyFloridaLicense.com
Do not alter this document in any form.
This is your license. It is unlawful for anyone other than the licensee to use this document;
I
I.