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<br />TABLE OF CONTENTS <br /> <br /> <br />SUMMARY OF IMPORTANT FACTS & CONCLUSIONS ....................................................................... 7 <br />VALUE TYPE, CONDITION & STABILITY OF PROPERTY .................................................................... 8 <br />INTENDED USE OF THE APPRAISAL.................................................................................................... 8 <br />DATE OF APPRAISAL ............................................................................................................................. 8 <br />SCOPE OF THE APPRAISAL REPORT .................................................................................................. 9 <br />PROPERTY RIGHTS APPRAISED ........................................................................................................ 10 <br />PROPERTY COMPONENTS APPRAISED ........................................................................................... 10 <br />IDENTIFICATION ................................................................................................................................... 11 <br />REAL ESTATE TAXES .......................................................................................................................... 11 <br />SUBJECT SALES & BUILDING HISTORY ............................................................................................ 12 <br />REGIONAL DATA................................................................................................................................... 13 <br />REGIONAL MAP .................................................................................................................................... 18 <br />CITY & NEIGHBORHOOD DESCRIPTION ........................................................................................... 19 <br />NEIGHBORHOOD MAP ......................................................................................................................... 21 <br />SURROUNDING USES .......................................................................................................................... 22 <br />MARKET CONDITIONS OVERVIEW ..................................................................................................... 23 <br />SITE DESCRIPTION .............................................................................................................................. 25 <br />ZONING .................................................................................................................................................. 26 <br />ZONING MAP ......................................................................................................................................... 28 <br />COMPREHENSIVE PLAN ...................................................................................................................... 29 <br />FLOOD MAP ........................................................................................................................................... 30 <br />PLAT MAP .............................................................................................................................................. 31 <br />SUBJECT PHOTOGRAPHS .................................................................................................................. 32 <br />POTENTIAL DEVELOPMENT ............................................................................................................... 36 <br />HIGHEST AND BEST USE .................................................................................................................... 39 <br />COST APPROACH................................................................................................................................. 43 <br />INCOME APPROACH ............................................................................................................................ 43 <br />SALES COMPARISON APPROACH – APARTMENTS ONLY ............................................................. 44 <br />SALES COMPARISON APPROACH – COMMERCIAL......................................................................... 54 <br />RECONCILIATION ................................................................................................................................. 65 <br />EXPOSURE TIME / MARKETING TIME ................................................................................................ 65 <br />DEFINITIONS ......................................................................................................................................... 66 <br />ENVIRONMENTAL & STRUCTURAL ISSUES ...................................................................................... 67 <br />EXTRAORDINARY ASSUMPTIONS & HYPOTHETICAL CONDITIONS ............................................. 67 <br />ASSUMPTIONS AND LIMITING CONDITIONS .................................................................................... 68 <br />CERTIFICATION .................................................................................................................................... 70 <br />QUALIFICATIONS .................................................................................................................................. 71 <br />ADDENDA TO APPRAISAL REPORT ................................................................................................... 74 <br />