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Table of Contents <br />Commercial Land Site - SWC of Middle Street and Market Place Drive <br />Table of Contents <br />Appraisal Transmittal and Certification <br />Certification <br />Table of Contents <br />Subject Maps <br />Subject Photographs <br />Executive Summary 13 <br />Introduction 14 <br />Property Identification 16 <br />Legal Description 17 <br />Economic Analysis 18 <br />Area Analysis 18 <br />Conclusion 24 <br />Neighborhood Analysis 25 <br />Retail Market Analysis 30 <br />Land and Site Analysis 35 <br />Zoning and Legal Restrictions 39 <br />Real Estate Taxes 41 <br />Highest and Best Use 42 <br />Valuation 43 <br />Land Valuation 44 <br />Conclusion 49 <br />Reconciliation of Value 50 <br />Assumptions and Limiting Conditions 52 <br />Addenda <br />A. Project and Property Information <br />B. Comparable Information <br />C. Appraiser Qualifications and License <br />