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APPRAISAL OF REAL PROPERTY LOCATED AT 700 SW 63rd Ave Miami, FL 33144 Fair Lawn, Lot 8 Block 33, Plat Book 8, Page 83 of the Public Records of Miami -Dade County, Florida FOR Danny Lozano, Property Management Specialist City of Miami 444 SW 2nd Avenue, 3rd Floor Miami, Florida 33130 OPINION OF VALUE $358,000 AS OF January 1, 2019 BY Robert D. Miller,ASA The Urban Group, Inc. 1424 South Andrews Avenue, Suite 200 Ft. Lauderdale, FI 33316 954-522-6226 rmiller@theurbangroup.com Form GA1V - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE The Urban Group, Inc. RESIDENTIAL APPRAISAL REPORT File No.: 8095 SUBJECT Property Address: 700 SW 63rd Ave eV: Miami State: FL Zip Code: 33144 County: Miami -Dade Legal Description: Fair Lawn, Lot 8 Block 33, Plat Book 8, Page 83 of the Public Records of Miami -Dade County, Florida Assessor's Parcel #: 01-4001-005-7040 Tax Year: 2018 R.E. Taxes: $ 4,785.50 Special Assessments: $ 0 Borrower (if applicable): Current Owner of Record: Investors Guide, LLC Occupant: ❑ Owner ® Tenant ❑ Vacant ❑ Manufactured Housing Project Type: ❑ PUD ❑ Condominium ❑ Cooperative ® Other (describe) Subdivision HOA: $ 0 ❑ per year ❑ per month Market Area Name: Fair Lawn Map Reference: 33124 Census Tract: 0058.02 ASSIGNMENT The purpose of this appraisal is to develop an opinion of: ® Market Value (as defined), or ❑ other type of value (describe) This report reflects the following value (a not Current, see comments): ® Current the Inspection Date is the Effective Date) ❑ Retrospective ❑ Prospective Approaches developed for this appraisal: ® Sales Comparison Approach ❑ Cost Approach ❑ Income Approach (See Reconciliation Comments and Scope of Work) Property Rights Appraised: ® Fee Simple ❑ Leasehold ❑ Leased Fee ❑ Other (describe) Intended use: The intended use of this is by the City of Miami to determine Fair Market Value for the potential acquisition of the property by the City of Miami. Intended User(s) (by name or type): The City of Miami and their respective agents and or representatives. Client: City of Miami- Dept of REAM Address: 444 SW 2nd Avenue Third Floor, Miami, FI 33130 Appraiser. Robert D. Miller,ASA Address: 1424 South Andrews Avenue, Suite 200, Ft. Lauderdale, FI 33316 ' MARKET AREA DESCRIPTION Location: ® Urban ❑ Suburban ❑ Rural Built up: ® Over 75% ❑ 25-75% ❑ Under 25% Predominant Occupancy One -Unit Housing PRICE AGE Present Land Use One -Unit 80 % Change in Land Use X Not Likely Growth rate: ® Rapid ❑ Stable ❑ Slow ® Owner $(000) (Yrs) 2-4 Una 0 % ❑ Likely * ❑ In Process Property values: ® Increasing ❑ Stable ❑ Declining ❑ Tenant 300 Low New Multi Unit 10 % * To: Demand/supply: ® Shortage ❑ In Balance ❑ Over Supply ❑ Vacant (0-5%) 500 High 90 Comm'I 10 % Marketing time: ® Under 3 Mos. ❑ 3-6 Mos. ❑ Over 6 Mos. ® Vacant (>5%) 350 Pred 60 % Market Area Boundaries, Description, and Market Conditions (including support for the above characteristics and trends): The market boundaries are SW 24th St. ( Coral Way) to the south, SW 67th Avenue (Ludlam Rd.) to the west, SW 57th Avenue (Red Road) to the east, W. Flagler to the north. Market Conditions have improved from the market lows in 2008-2010 and values have increased the last two years due in part to the lack of supply. Values have been increasing based on our review of sales data for the area. Sales of renovated homes typically occur within 90 days if priced accurately based on our review of MLS data. There is a shortage of supply although rising interest rates have slowed the number of sales. SITE DESCRIPTION Dimensions: Irregular Shape, See attached Site Sketch Site Area: 7,456 Sq.Ft. Zoning Classification: T3-R Sub -Urban Zone Description: Sub -Urban Zone Residential Zoning Compliance: ® Legal ❑ Legal nonconforming (grandfathered) ❑ Illegal ❑ No zoning Are CC&Rs applicable? ❑ Yes ❑ No ® Unknown Have the documents been reviewed? ❑ Yes ® No Ground Rent (f applicable) $ / Highest & Best Use as improved: ® Present use, or ❑ Other use (explain) Actual Use as of Effective Date: Single Family residential Use as appraised in this report: Single Family residential Summary of Highest & Best Use: The value of the site as improved exceeds the value of the land value and thus the highest and best use is as improved. The land value at this location does not exceed the improved value and thus no change in highest and best use is warranted. Utilities Public Other Provider/Description -site Improvements Type Public Private Topography Basically level Electricity X ❑ FPL Street Asphalt X ❑ Size Typical for area Gas X ❑ Bottled Curb/Gutter None ❑ ❑ Shape Irregular Water X ❑ City Sidewalk Concrete X ❑ Drainage Appears Adequate Sanitary Sewer X ❑ City Street Lights Electric X ❑ View Residential/Multi Family Storm Sewer ® ❑ City Alley None ❑ ❑ Other site elements: ® Inside Lot ❑ Comer Lot Cut de Sac ❑ Underground Utilities ® Other (describe) FEMA Spec'1 Flood Hazard Area ❑ Yes ® No FEMA Flood Zone X FEMA Map # 12086CO293L FEMA Map Date 09/11/2009 Site Comments: Site is of sufficient size and could be developed with altemative residential developments. DESCRIPTION OF THE IMPROVEMENTS General Description # of Units 1 ❑ Acc.Unit Exterior Description Foundation Concrete Foundation Slab Concrete Basement ® None Area Sq. Ft. Heating Type FWA # of Stories 1 Exterior Walls CBS Crawl Space No % Finished Fuel electric Type ® Det. ❑ Att. ❑ Roof Surface Concrete Basement None Ceiling Design (Style) Ranch Gutters & Dwnspts. No Sump Pump ❑ Walls Cooling ® Edsting ❑ Proposed ❑ Und.Cons. Window Type Aluminum Dampness ❑ Floor Central HVAC Actual Age (Yrs.) 65 Storm/Screens Screens Settlement Typical Outside Entry Other Wall Unit Effective Age (Yrs.) 25 Hurricane Shutters Infestation None Noted Interior Description Floors Tile Appliances Refrigerator ® Attic ❑None Stairs ❑ Amenities Fire ace(s) # 0 Woo stove(s) # 0 Car Storage ❑ None Gara e # of cars ( 2 Tot.) Walls Painted Range/Oven ❑ Drop Stair ❑ Pati Concrete/open Attach. Trim/Finish Wood Disposal ❑ Scuttle ® Dec Side Patio/Cover Detach. Bath Roor Tile Dishwasher ❑ Doorway ❑ Porch Front/Covered Bit. In Bath Wainscot Tile Fan/Hood ❑ Floor ❑ Fence Wood/Chain Link Carp a Doors Wood Interior Microwave ® Heated ❑ Pool None Driveway 2 Doors Metal Exterior Washer/Dryer ❑ Finished ❑ Surface Grass & Concrete Finished area above grade contains: 6 Rooms 3 Bedrooms 2 Bath(s) 1,21 1 Square Feet of Gross Living Area Above Grade Additional features: The house was recently renovated and is in good condition with a few items that are need of repair/completed. Describe the condition of the property (including physical, functional and external obsolescence): The kitchen and interior have been upgraded with new refrigerator and floorings. the bathrooms have also been renovated to current standards. there was no range at the time of our inspection. Further, there several items that needed to be completed as noted on the attached photographs. The property has an HVAC system and a wall unit. Some repairs are required to the wood fence in back yard. The repairs are minimal and the property is in overall good condition, considering the renovations. The items of repair are minimal and the sales will be adjusted accordingly. Copyrghte 2007 by a la mode, inc. This form may be reproduced unmoxe en w0hout written permission, however, a la mode, inc. must he aclmoweu0eu and crackled.G P RESIDENTIAL Form GPRES2 - "TOTAL" appraisal software by a la mode, inc.-1-800-ALAMODE 3/2007 RESIDENTIAL APPRAISAL REPORT File No.: 8095 TRANSFER HISTORY , My research ® did ❑ did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal. Data Source(s): MLS, BCPA, Deed, 1st Prior Subject Sale/Transfer Analysis of sale/transfer history and/or any current agreement of sale/listing: The most recent transfer was a Date: 7/10/2018 Corrective, Tax or QCD of the property by the current owners, July 10, 2018 for $100, OR Book 31071 Price: $100 Page 2489. The prior sale was June 29, 2018 for $265,000 in Lieu of Foreclosure OR Book 31071 Page Source(s): MDCPA, MLS 2496. The property has been upgraded since the purchased and the prior sale was considered but not 2nd Prior Subject Sale/Transfer used in the analysis. In fact, the 2nd prior sale was the purchase by the current owners from the bank, Date: 6/29/2018 and the 1st prior sale noted above was the correction of the deed to the selling entity of the bank. Price: $265,000 Source(s): MDCPA, Public Records SALES COMPARISON APPROACH TO VALUE (if developed) ❑ The Sales Comparison Approach was not developed for this appraisal. FEATURE SUBJECT COMPARABLE SALE # 1 COMPARABLE SALE # 2 COMPARABLE SALE # 3 Address 700 SW 63rd Ave Miami, FL 33144 6520 SW 4th St Miami, FL 33144 6367 SW 12th St West Miami, FL 33144 6740 SW 4th St Miami, FL 33144 SALES COMPARISON APPROACH Proximity to Subject 0.33 miles NW 0.32 miles S 0.46 miles NW Sale Price $ $ 360,000 $ 368,000 $ 312,000 Sale Price/GLA $ /sq.ft. $ 246.58 /sq.ft. $ 233.65 /sq.R $ 257.64 /sq.ft. DataSource(s) Appraisal,Insp MLS, MDCPA, Inspection MLS, MDCPA, Inspection MLS, MDCPA, Inspection Verification Source(s) Pub Rec MLS. MDCPA, MLS, Deeds MDCPA, MLS, Deeds MDPA, MLS, Deeds VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. Sales or Financing Concessions Conventional None Conventional None Conventional None Conventional None Date of Sale/Time 81/30/2018 11/29/2017 6/25/2018 Rights Appraised Fee Simple Fee Simple Fee Simple Fee Simple Location Residential Residential Residential Residential Site 7,456 Sq.Ft. 6,550 sf +9,000 5,936 sf +15,000 6,955 sf +5,000 View Residential/Multi Fa Residential Residential Residential Design (Style) Ranch Ranch Ranch Ranch Quality of Construction Good Good Good Good Age 65 71 69 70 Condition Renovated Renovated Renovated Average +30,000 Above Grade Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Room Count 6 3 2 6 2 1 +5,000 6 3 2 6 3 1 +5,000 Gross Living Area 1,211 sq.ft. 1,460 sq.ff. -12,000 1,575 sq.ft. -18,000 1,211 sq.ff. Basement&Finished Rooms Below Grade None None None None None None None None Functional Utility Good Good Good Good Heating/Cooling HVAC & Wall HVAC HVAC HVAC & Wall Energy Efficient Items Typical Typical Typical Typical Garage/Carport None Carport -1,500 None Carport -1,500 Porch/Patio/Deck Pt/Cov Patio/covered/BBQ Covered Patio open Pool None None .Pool -10,000 None Repairs Misc. Items None -2,000 None -2,000 None -2,000 Net Adjustment (Total) 1 ❑ + X - $ -1,500 ❑ + X - $-15,000 X + ❑ - s 36,500 Adjusted Sale Price of Comparables $ 358,500 $ 353,000 $ 348,500 Summary of Sales Comparison Ap roach In this appraisal assignment, we have reviewed the subject neighborhood for sales within the past 12 months and our review provided us with 5 sales in the neighborhood. These sales were the best available, although the sales did require some adjustments. The subject property has been renovated with a new kitchen, bathroom, flooring, etc. The sales ranged in sale prices from a low of $312,000 to a high of $382,000. The living area square footage ranged from sale # 3 consisting of 1,211 SF (which is equal to the subject) to Sale # 2 the largest sale consisting of 1,575 SF of building area. The adjustments were derived from our review of the sales data and other sales reviewed in this and other appraisal assignments. The land sales were adjusted at $1.00 per square foot of land area and rounded. The sales were adjusted for the difference in building sizes at $50 per square foot and rounded. Two of the sales had carports and a negative adjustment of $1,500 was made to those sales for that variance. Sales 1 to 3 had one bathroom only and were adjusted upward for the 2nd bathroom. Sale 2 had a swimming pool and the subject and other comparable sales did not, so a negative adjustment for the pool was made. Sales 1, 2 and 5 were renovated like the subject property and thus no adjustment for condition was required. Sales 3 and 4 were in need of repairs and were adjusted accordingly with an adjustment of $30,000 and $25,000 respectively. Finally, since the subject had the minimal repairs and was in need of a range in the kitchen, we adjusted the sales with a negative adjustment of $2,000 to cover the costs of those repairs. The sales after adjustments indicated a range in values from a low of $348,500 to $370,000 with the majority of the sales in the $353,000 to $358,500 range. Based on the review of the sales and in consideration of the minor cosmetic repairs required, a value within the range of the comparables was deemed applicable. Therefore, is it our opinion that a market value of $358,000 is considered most applicable. Indicated Value by Sales Comparison Approach $ 358,000 railC 11'1 C A I TI A I Copyrghte 2007 by a le mode, cc. This form may be reproduced arnr00 lad w0hout whenpmmission, however, a la mode, Inc. must be acknowledged and crred0ed Form GPRES2 -"TOTAL" appraisal software by a la mode, inc.-1-800-ALAMODE RESIDENTIAL APPRAISAL REPORT File No.: 8095 COST APPROACH COST APPROACH TO VALUE (if developed) ® The Cost Approach was not developed for this appraisal. Provide adequate information for replication of the following cost figures and calculations. Support for the opinion of site value (summary of comparable land sales or other methods for estimating she value): ESTIMATED ❑ REPRODUCTION OR ❑ REPLACEMENT COST NEW OPINION OF SITE VALUE =$ Source of cost data: DWELLING Sq.Ft. @ $ =$ Quality rating from cost service: Effective date of cost data: Sq.Ft. @ $ =$ Comments on Cost Approach (gross living area calculations, depreciation, etc.): Sq.Ft. @ $ =$ --- Sq.Ft.@$ =$ --- Sq.Ft.@$ =$ _$ Garage/Carport Sq.Ft. @ $ =$ Total Estimate of Cost -New =$ Less Physical Functional External Depreciation =$( Depreciated Cost of Improvements =$ "As -is" Value of Site Improvements =$ _$ _$ Estimated Remaining Economic Life (if required): 25 Years INDICATED VALUE BY COST APPROACH =$ INCOME APPROACH INCOME APPROACH TO VALUE (if developed) ® The Income Approach was not developed fo this appraisal. Estimated Monthly Market Rent $ X Gross Rent Multiplier = $ Indicated Value by Income Approach Summary of Income Approach (including support for market rent and GRM): PUD PROJECT INFORMATION FOR PUDs (if applicable) ❑ The Subject is part of a Planned Unit Development. Legal Name of Project: Describe common elements and recreational facilities: RECONCILIATION , Indicated Value by: Sales Comparison Approach $ 358,000 Cost Approach (H developed) $ Income Approach (if developed) $ Final Reconciliation Based on the review of the Sales Comparison Approach to Value, we estimated the market value at $358,000.This approach is considered to be most applicable in the valuation of single family residential properties. This appraisal is made ®"as is", ❑ subject to completion per plans and specifications on the basis of a Hypothetical Condition that the improvements have been completed, ❑ subject to the following repairs or alterations on the basis of a Hypothetical Condition that the repairs or alterations have been completed, ❑ subject to the following required inspection based on the Extraordinary Assumption that the condition or deficiency does not require alteration or repair: The appraiser noted cosmetic repairs that would normally be corrected as part of the inspection process. We adjusted the sales for the cost of these repairs, which we estimated at $2,000, which would include the cost of a new range. ❑ This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda. Based on the degree of inspection of the subject property, as indicated below, defined Scope of Work, Statement of Assumptions and Limiting Conditions, and Appraiser's Certifications, my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subject of this report is: S $358,000 , as of: January 1, 2019 , which is the effective date of this appraisal. If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda. ATTACHMENTS A true and complete copy of this report contains 27 pages, including exhibits which are considered an integral part of the report. This appraisal report may not be properly understood without reference to the information contained in the complete report. Attached Exhibits: X Scope of Work X Limiting Cond./Certifications ❑ Narrative Addendum X Photograph Addenda X Sketch Addendum X Map Addenda X Additional Sales ❑ Cost Addendum X Hood Addendum ❑ Manuf. House Addendum ❑ Hypothetical Conditions ❑ Extraordinary Assumptions ❑ X License ❑ Client Contact: Danny Lozano ClientName: City of Miami- Dept of REAM E-Mail: dlozano@maimigov.com Address: 444 SW 2nd Avenue Third Floor, Miami, FI 33130 SIGNATURES ■ APPRAISdEloRzano@maimigov.com lam» Appraiser Name: Robert D. Miller,AS APPRAISER (if required) or CO -APPRAISER (if applicable) Supervisory or Co -Appraiser Name: Company: The Urban Group, Inc. Company: Phone: 954-522-6226 Fax 954-522-6422 Phone: Fax E-Mail: rmiller@theurbangroup.com E-Mail: Date of Report (Signature): 01 /02/2019 Date of Report (Signature): License or Certification #: RZ1270 State: FL License or Certification #: State: Designation: ASA Designation: Expiration Date of License or Certification: 1 1 /30/2020 Expiration Date of License or Certification: Inspection of Subject: ® Interior & Exterior ❑ Exterior Only ❑ None Date of Inspection: January 1, 2019 Inspection of Subject: ❑ Interior & Exterior ❑ Exterior Only ❑ None Date of Inspection: Copynghte 2007 b a la mode, inc. This form may be reproduced unmodified w0hout wattpm en mission, however, a la mode, inc. must he aclmowedged and credited. GP RESIDENTIAL Form GPRES2 - "TOTAL" appraisal software by a la mode, inc.-1-800-ALAMODE 3/2007 Assumptions, Limiting Conditions & Scope of Work File No.: 8095 Property Address: 700 SW 63rd Ave City: Miami State: FL Zip Code: 33144 Client: City of Miami- Dept of REAM Address: 444 SW 2nd Avenue Third Floor, Miami, FI 33130 Appraiser: Robert D. Miller,ASA Address: 1424 South Andrews Avenue, Suite 200, Ft. Lauderdale, FI 33316 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS - The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title to it. The appraiser assumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basis of it being under responsible ownership. - The appraiser may have provided a sketch in the appraisal report to show approximate dimensions of the improvements, and any such sketch is included only to assist the reader of the report in visualizing the property and understanding the appraiser's determination of its size. Unless otherwise indicated, a Land Survey was not performed. - If so indicated, the appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or other data sources) and has noted in the appraisal report whether the subject site is located in an identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination. - The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand. - If the cost approach is included in this appraisal, the appraiser has estimated the value of the land in the cost approach at its highest and best use, and the improvements at their contributory value. These separate valuations of the land and improvements must not be used in conjunction with any other appraisal and are invalid if they are so used. Unless otherwise specifically indicated, the cost approach value is not an insurance value, and should not be used as such. - The appraiser has noted in the appraisal report any adverse conditions (including, but not limited to, needed repairs, depreciation, the presence of hazardous wastes, toxic substances, etc.) observed during the inspection of the subject property, or that he or she became aware of during the normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapparent conditions of the property, or adverse environmental conditions (including, but not limited to, the presence of hazardous wastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied, regarding the condition of the property. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, the appraisal report must not be considered as an environmental assessment of the property. - The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items that were furnished by other parties. - The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice, and any applicable federal, state or local laws. - If this appraisal is indicated as subject to satisfactory completion, repairs, or alterations, the appraiser has based his or her appraisal report and valuation conclusion on the assumption that completion of the improvements will be performed in a workmanlike manner. - An appraiser's client is the party (or parties) who engage an appraiser in a specific assignment. Any other party acquiring this report from the client does not become a party to the appraiser -client relationship. Any persons receiving this appraisal report because of disclosure requirements applicable to the appraiser's client do not become intended users of this report unless specifically identified by the client at the time of the assignment. - The appraiser's written consent and approval must be obtained before this appraisal report can be conveyed by anyone to the public, through advertising, public relations, news, sales, or by means of any other media, or by its inclusion in a private or public database. - An appraisal of real property is not a 'home inspection' and should not be construed as such. As part of the valuation process, the appraiser performs a non-invasive visual inventory that is not intended to reveal defects or detrimental conditions that are not readily apparent. The presence of such conditions or defects could adversely affect the appraiser's opinion of value. Clients with concerns about such potential negative factors are encouraged to engage the appropriate type of expert to investigate. The Scope of Work is the type and extent of research and analyses performed in an appraisal assignment that is required to produce credible assignment results, given the nature of the appraisal problem, the specific requirements of the intended user(s) and the intended use of the appraisal report. Reliance upon this report, regardless of how acquired, by any party or for any use, other than those specified in this report by the Appraiser, is prohibited. The Opinion of Value that is the conclusion of this report is credible only within the context of the Scope of Work, Effective Date, the Date of Report, the Intended User(s), the Intended Use, the stated Assumptions and Limiting Conditions, any Hypothetical Conditions and/or Extraordinary Assumptions, and the Type of Value, as defined herein. The appraiser, appraisal firm, and related parties assume no obligation, liability, or accountability, and will not be responsible for any unauthorized use of this report or its conclusions. Additional Comments (Scope of Work, Extraordinary Assumptions, Hypothetical Conditions, etc.): The appraiser has not completed any other appraisal assignments on this property in the prior three years. GP E S I D E N TI A L Copyright©2007 by a la mode, inc. This form may be reproduced unmodeed without written pmmisseo however, a fa mode, inc. must be acknowledged and credited. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE 3/2007 Certifications FileNo.: 8095 Property Address: 700SW63rdAve City: Miami State: FL Zip Code:33144 Client: City of Miami- Dept of REAM Address: 444 SW 2nd Avenue Third Floor, Miami, FI 33130 Appraiser: Robert D. Miller,ASA Address: 1424 South Andrews Avenue, Suite 200, Ft. Lauderdale, FI 33316 APPRAISERS CERTIFICATION I certify that, to the best of my knowledge and belief: - The statements of fact contained in this report are true and correct. - The credibility of this report, for the stated use by the stated user(s), of the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. - I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. - Unless otherwise indicated, I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. - I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. - My engagement in this assignment was not contingent upon developing or reporting predetermined results. - My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. - My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that were in effect at the time this report was prepared. - I did not base, either partially or completely, my analysis and/or the opinion of value in the appraisal report on the race, color, religion, sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property, or of the present owners or occupants of the properties in the vicinity of the subject property. - Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report. - Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification. Additional Certifications: The appraiser has not completed any other appraisal assignments on this property in the prior three years. DEFINITION OF MARKET VALUE *: Market value means the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definkion is the consummation of a sale as of a specified date and the passing of tkle from seller to buyer under conditions whereby: 1. Buyer and seller are typically motivated; 2. Both parties are well informed or well advised and acting in what they consider their own best interests; 3. A reasonable time is allowed for exposure in the open market; 4. Payment is made in terms of cash in U.S. 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 by anyone associated with the sale. * This definition is from regulations published by federal regulatory agencies pursuant to Title XI of the Financial Instutions Reform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 5, 1990, and August 24,1990, by the Federal Reserve System (FRS), National Credit Union Administration (NCUA), Federal Deposit Insurance Corporation (FDIC), the Office of Thrift Supervision (OTS), and the Office of Comptroller of the Currency (OCC). This definition is also referenced in regulations jointly published by the OCC, OTS, FRS, and FDIC on June 7,1994, and in the Interagency Appraisal and Evaluation Guidelines, dated October 27,1994. MI SIGNATURES Client Contact: Danny Lozano Client Name: City of Miami- Dept of REAM E-Mail: dlozano@maimigov.com Address: 444 SW 2nd Avenue Third Floor, Miami, FI 33130 APPRAISER 1 � h,,, ' Appraiser Name: Robert D. Miller,AS SUPERVISORY APPRAISER (if required) or CO -APPRAISER (if applicable) Supervisory or Co -Appraiser Name: Company: The Urban Group, Inc. Company: Phone: 954-522-6226 Fax 954-522-6422 Phone: Fax E-Mail: rmiller@theurbangroup.com E-Mail: Date Report Signed: 01 /02/2019 Date Report Signed: License or Certification #: RZ1270 State: FL License or Certification #: State: Designation: ASA Designation: Expiration Date of License or Certification: 11/30/2020 Expiration Date of License or Certification: Inspection of Subject: ® Interior & Exterior ❑ Exterior Only None Date of Inspection: January 1, 2019 Inspection of Subject: ❑ Interior & Exterior Exterior Only None Date of Inspection: GP RESIDENTIAL Copyright©2007 b Form GPRES2AD - "TOTAL" appraisal software a la mode, Inc. This form may be reproduced unmodrhed without when peimissioq however, a Ia mode, inc. must be acknowledged and credal. by a la mode, inc.- 1-800-ALAMODE 3/2007 ADDITIONAL COMPARABLE SALES File No.: 8095 FEATURE SUBJECT COMPARABLE SALE # 4 COMPARABLE SALE # 5 COMPARABLE SALE # 6 SALES COMPARISON APPROACH i Address 700 SW 63rd Ave Miami, FL 33144 6490 SW 2nd St Miami, FL 33144 6237 SW 12th St West Miami, FL 33144 Proximity to Subject 0.39 miles NW 0.32 miles S Sale Price $ $ 343,000 $ 382,000, $ Sale Price/GLA $ /sq.ff. $ 235.25 /sq.ff. $ 258.46 /sq.ff. $ /sq.ft. DataSource(s) Appraisal,Insp MLS, MDPA, Inspection MLS, MDCPA, Inspection Verification Source(s) Pub Rec MLS. MDCPA, MLS, Deeds MDCPA, MLS, Deeds VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. DESCRIPTION +(-) $ Adjust. Sales or Rnancing Concessions Conventional None Conventional None Conventional None Date of Sale/Time 6/28/2018 11/6/2018 Rights Appraised Fee Simple Fee Simple Fee Simple Location Residential Residential Residential Site 7,456 Sq.Ft. 7,568 sf -1,000 7,105 sf +3,000 View Residential/Multi Fa Residential/Comer Residential Design (Style) Ranch Ranch Ranch Quality of Construction Good Good Poor Age 65 72 71 Condition Renovated Renovated/Kitchen +25,000 Renovated Above Grade Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Total Bdrms Baths Room Count 6 3 2 6 3 2 6 2 2 Gross Living Area 1,211 sq.ft. 1,458 sq.ft. -12,000 1,478 sq.ft. -13,000 sq.ft. Basement &Rnished Rooms Below Grade None None None None None None Functional Utility Good Good Good Heating/Cooling HVAC & Wall HVAC HVAC Energy Efficient Items Typical Typical Typical Garage/Carport None Covered Parking -1 None Porch/Patio/Deck Pt/Cov Patio open None Pool None None None Repairs Misc. Items None -2,000 None -2,000 Net Adjustment (Total) ® + ❑ - s 10,000 ❑ + X - $-12,000 ❑ + ❑ - $ Adjusted Sale Price of Comparables $ 353,000 $ 370,000 $ Summary of Sales Comparison Approach See main report for discussion of sales data GP RESIDENTIAL Copyrights 2007 by a la mode, inc. This form may be reproduced unmodttmd wahout written p rmisswn, however, a la mode, inc. must be acknowledged and cradled. 3/2om Form GPRES2.(AC) - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE Comparable Photo Page Borrower Property Address 700 SW 63rd Ave City Miami county Miami -Dade State FL Zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist Comparable 1 6520 SW 4th St Prox. to Subject 0.33 miles NW Sales Pdce 360,000 Gross Living Area 1,460 Total Rooms 6 Total Bedrooms 2 Total Bathrooms 1 Location Residential View Residential Site 6,550 sf Quality Good Age 71 Comparable 2 6367 SW 12th St Prox. to Subject 0.32 miles S Sales Pdce 368,000 Gross Living Area 1,575 Total Rooms 6 Total Bedrooms 3 Total Bathrooms 2 Location Residential View Residential Site 5,936 sf Quality Good Age 69 Comparable 3 6740 SW 4th St Prox. to Subject 0.46 miles NW Sales Pdce 312,000 Gross Living Area 1,211 Total Rooms 6 Total Bedrooms 3 Total Bathrooms 1 Location Residential View Residential Site 6,955 sf Quality Good Age 70 Form PIC3x5.CR - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE Comparable Photo Page Borrower Property Address 700 SW 63rd Ave City Miami county Miami -Dade State FL Zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist Comparable 4 6490 SW 2nd St Prox to Subject 0.39 miles NW Sales Pdce 343,000 Gross Living Area 1,458 Total Rooms 6 Total Bedrooms 3 Total Bathrooms 2 Location Residential View Residential/Comer Site 7,568 sf Quality Good Age 72 Comparable 5 6237 SW 12th St Prox to Subject 0.32 miles S Sales Pdce 382,000 Gross Living Area 1,478 Total Rooms 6 Total Bedrooms 2 Total Bathrooms 2 Location Residential View Residential Site 7,105 sf Quality Poor Age 71 Comparable 6 Prox to Subject Sales Pdce Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Form PIC3x5.CR - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE Subject Photo Page Borrower Property Address 700 SW 63rd Ave City Miami county Miami -Dade State FL Zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist Subject Front 700 SW 63rd Ave Sales Price Gross Living Area 1,211 Total Rooms 6 Total Bedrooms 3 Total Bathrooms 2 Location Residential View Residential/Multi Family Site 7,456 Sq.Ft. Quality Good Age 65 Subject Rear View from Street Form PICPD(.SR - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE Interior Photos Borrower Property Address 700 SW 63rd Ave City Miami county Miami -Dade State FL Zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist Kitchen Bathroom Bedroom Bedroom Bedroom Bathroom Form PICINT6 - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE Interior Photos Borrower Property Address 700 SW 63rd Ave city Miami County Miami -Dade State FL Zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist AIL Central Air - Missing Door Bathroom Cabinet not Installed Vent not completed Vent not completed Vent not completed Family Room Form PICINT6 - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE Additional Photos Borrower Property Address 700 SW 63rd Ave City Miami county Miami -Dade State FL Zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist Fence Down Rear Lot Line Covered Patio on Side Form PICINT15 -"TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE Subject Location Map Borrower Property Address 700 SW 63rd Ave City Miami County Miami -Dade State FL Zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist a la mode, ine NOV NW S90, St DoratqL ▪ aorta ▪ Cerrrtra0 Ogek Vanderbilt Park NVV : -rAVO 2..5:11 5: NW ?Sill Si . L: 826 Z. I. 11447124.1.4.4. i0.4.0 15 :4; 11111 . t1Oil56 SI 2teeSI kr Marn Ivd Medley w 7'7 5 E 32rirk Rai era] Purk E iSth St E Zist St 7, . Sun -Tan ,,,F,„2, Glenwood N, W9111 S" :Ill S' I. ,,,VIIPa ge Height Hialeah N Nam 5.4n, 51.2 Hiats*IVi ....... 1 * ::•• TVlianni Sprihgs n- . ..A.,'. 3 ...4= Virginia Gardens pc° NV Y71 h 5t NW 79th St CrLA OFKEW 13Orzil B uel Fountainbleau ,Cft SW Elth St Town Park Estates akh Rd .VV4. 45t1h Olympia Heights TOLL 011e,tkra Glehvar Heights 874. eaErl Hthiciuten' c,/ hrkurn, SW ath i SI West Miarni a Westchester card :,cral Way ath,St CORAL TERRACE `274. TOLE .814 4 959.1 klbEM, Way =_A EA:4B CO12.41 ESTATE . 95) NW 4ind roe. Si akv IItI MN. NW 1.41A I-4 EA itTa ?7• SV,1 SlIt St Tamiamt Trail 1411 riChWiri4 4904VC.E `224 5. Coral Gables 4, :Z SW 480 Si Iiipi id Coral Terrace t SW ABU, Si WOLK Rd 1 SW 7ariclSt South Miarni 9iTC551 Kentflall :.94,wAq rid SW MI, St xricirloil 13r sw 50151 .V4f 8E1411 OrADCF.5 COCONIIT ONE -Plarptrr1 Al Fla! SW 81 SilVEI Miff Egtates• so"'' Ocean View or,,...R0 Height C.4,2CONCIT it41.014,L, tra'nel A.11. r740...L1E144 Mit.R.4 VI k a, 2 r 4' • Sunrlii Harbor COCO5.D.41.44 imn. 54/4 1046'51 - 4 - - ' e.b113 F.1117E;g2Siihreiti5dit COrpOlkTdriTErtg. OAK_ ciL 4.!.$AA/AFP Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Sales Map Trrfl n.rF .66111v eoc 1,041,011V Borrower Property Address 700 SW 63rd Ave City Miami County Miami -Dade State FL Zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist a la made, Inc: mear nor 1:nr, - n gebart ▪ kFnir TOLL 836' hm 171 St TAM idgoon I7 Lake Joann COMPARABLE Flo, 4 6490 SW 2nd St 0.39 miles NW COMPARABLE No. I 6520 5W 4th1 St 0.33 miles NW COMPARABLE No. 3 6740 SW 4th St 0.46 rnlles NW SW 120 St 5W tsth 51 3 1'3r1r Tcrraer ary 1113 M 3 SW 1,nn 5: any 4►L9 (5 M1 3 g � IL 5WNth 5t n NW7lh5t ry a d } t< ▪ ,} n NW ?nd St. ^� W Fin olerSt �464- w• 3 47.7.4 3 4 r NW 3r SUBJECT 700 SW 63rd Avenue Uif tr'.r C3rIe 5 Srei?eyell Mop tago[trt %aitlre 6ikfe Aitgfe La MT Nebo Mrmnuriaf. `c Park y e p SVv ?sid Sr Eve 5 { l' N � 5W 3rd:rt 14 �1N dl}y.SY a ry Q e A a .1,'a ',11, ;t. rt Y 6 per. Gn '. ' 4 � SW Elth St Alan7etta Tdrntaml Trail r 5W 1(lth St sw i5rh ferrite SW 11th Si SW t5 SW 2113 St SW 22nd 51• SW23rdS1 •SW22nd51 CORAL ��OF_ACE sw Z.5111 3erra6 SW:Efth5t SW 291h W 5t 7 SW 30013! Btn9 nna larrl Si srratr 5W 2nd St 51N 51h St SW ''.. E11 Tel r.i!r COMPARABLE No. 5 ' 6217 SW I2ti1 St 0,32 miles 5 ..lh Terrace SW Flat St SW 12th Si 5w137hSt '^ SV4 1397 Twtraca 5 SW 14t;h 5t Syf'. F'+t!f it EJ�ren7m}' COMPARABLE Pio, 2 ;iN1 thy[ 0.32 itW 13th St 0.32miles5 SW 251i1Y5t E 1h'23r6SY SW S8th St V�. 5 5 SIN 24th St sW 25rh 5t SW nth St 0 SW 3161 S1. , 5811 801lt Rwe a s Sore Obrspo Ave CAdtzAwe' CC,: 1500 feet w23ie FIE4E € 33io r!roxffh torpdradn Tanis Ast Cep a61 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc.-1-800-ALAMODE Building Sketch Borrower Property Address 700 SW 63rd Ave city Miami County Miami -Dade State FL zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist 3y Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE Site Sketch Borrower Property Address 700 SW 63rd Ave City Miami county Miami -Dade State FL Zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist IRIS Map Printout • Location: FL — Dade County, Florida Map Scale; 0,10 miles �► Address: 700 SW 63RD AVE MIAMI FL 33144-3851 135ft R 0 1345. R 133 ft. 6 1365. R 137 5. R 137 ft. 661t 4911. c © PropertyKey, 2003 Information Deemed Reliable But Not Guaranteed. Printed 01/02/19 at 09:57 AM Page 1 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE Sales Comparison Matrix Borrower Property Address 700 SW 63rd Ave City Miami county Miami -Dade State FL Zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist 8089 - 700 SW 63rd St., Miami Comp.# Parcel ID Property Address Sale Amount Qualified Sales Date Living Value/SF Adj. living Area Sq. Ft. 1 01-4001-000-5890 6520 SW 4th St,. Miami $ 360,000 1/3/218 $ 246.58 1,460 2 15-4012-022-0120 6367 SW 12th St., W Miami $ 368,000 11/29/2017 $ 233.65 1,575 3 01-4002-001-0050 6740 SW 4th St., Miami $ 312,000 6/25/2018 $ 257.64 1,211 4 01-4001-005-3370 6490 SW 12th St., Miami $ 343,000 6/28/2018 $ 235.25 1,458 5 15-4012-021-1970 6237 SW 212th St. Miami $ 382,000 11/16/2018 $ 258.46 1,478 Subject 01-4001-005-7040 700 SW 63rd St., Miami 1,211 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE Subject Aerial View Borrower Property Address 700 SW 63rd Ave City Miami county Miami -Dade State FL Zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE Zoning Borrower Property Address 700 SW 63rd Ave City Miami County Miami -Dade State FL Zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist About Background & Trends Zoning Code FAQ Dacumenls Related Efforts Gat Involved Types of T3 Zones Regulating use an important component of any zoning case. in i., Lanes, neighborhood types are Influenced by the functions and use of the existing huedIngs• and historical conditions. Restricted (R) residential single family Ol1Ly Limited (L) residential single family ArIO andilary unit, (granny Rats) Open (0) res dereO.al. angle ramify AND huo famrlp residence (duplex) illustration of a T] R REGULATION OF USES El El KE Single Family Rrsidente R R Community Residence R R R Ancillary Unit Two Family Residence R Multi Family Housings Dormitory Hcvtte (Ake 1,2 R true - Work Wo b - Live --- Community Facility Recreational Facility Religious Facility Gatti Support infrasiructure & Utilities Edunitioinal Elementary School Middle High Sdrool Prr-Schaal E E E E E E - -- W W W - -- E E E E E E E E E A complete version of this diagram (for all lased mnes) Is found b, Artide 4. Table 3 of the htrams at Zoning Code. R = the use is permitted by Right W = Lire use is permitted by Warrant E = the use is permitted by Exception Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE Zoning 2 Borrower Property Address 700 SW 63rd Ave City Miami county Miami -Dade State FL Zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist City of Miami - Planning and Zoning Miami 21 Zoning(Current): Z6ne: T3-R Sub -Urban Zone 113114 Description: Enachnent: LU Code: Existing Land Ilse acription: Descnpllon: Property Information: Fotio 01400le057040 Galy Address: 71r0 SW 53 AV County Address: no SW 63 AVE Owner ailing Address Living UntIs: A4justed Area- LoI Vie: Year Bu11t: aI Description INVESTORS GULDE LLC 454 SW 8ST MIAMI, FL 33430 1,211 Sq 7,455 1953 FAIRL.A WN FE 5-63:OT 6 ELK SJ LOT SEE 7455 EC: FT CS. 1510-11e4 02V2 4 c JC 2611 o-4360 '3 2607 Subdiv iun: FAIRLAWN Assessment Information: v LIM Vaha. :idaNgValua' F 4 MarIEEtV e: Vlua- 201ti 50 su Sales Information: 37121,420 S2aa: Areas of Specific Designation:. Section: Description: Enactment: $Ingle-F rnJ y. Med--➢erndy {2-S RESIDENTIAL D{JIGross Acre) Yam: zolso'10 2010f1620 26100662 Arrecrit I5106 ; r$,1160 $100. Sal OM 10T 1.24M 27,41B4525 None Special Area Planning: Future Land Use Homestead Information: Section: Description: None N Enacf4nern: Established Setbacks: Sections Descrlptiom Area: Sub: FLU Code: 4 Description: Description: Single Far Res. District Information: Seigle Family - IResidedEal Year. Homesteact Second Homestead: 2019 SO Sc 20?$ SU 2il17 5a SO Alternate Addresses: Ana Norte Former 11000(Not Valid): Gtty Commissioner 01e1ntti 4 Zone, Description: Ens L6lan it: City Crnnmhasioner NET ID Manoto Reyes 4 R-1 Single -Family Resider tat Former Overlay Districts: NET Nam: FLAGAML Histonc & Environmental Preservation: Type: tScerdc Tr nsp.: Flag Pre*ertt: Section: Dcacriptkm: Enactment: NET Phone: Code Enticement District !rode Enforcement .'trig' Code Enforcement Phone: 1.365i 9611-aa90 Historic S11es 3 Arch_ Zones: Env. Present: FR ANCISCO MARCO S Historic 3i0lrid; Arch. Cartserv-. 13C[5t 32.9-4770 Flood Zone: Elevaran Flood Zone: x -9-990 ➢eipprolkoir AREAS LOCATE➢.QUTSIDE SPECIAL FLOOD HAZARD AREA Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE Latest Deed Borrower Property Address 700 SW 63rd Ave City Miami County Miami -Dade State FL zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist 1/2/2019 Miami -Dade Official Records - Print Document ?ramrod inn Patricia Hamilton. Esquire Hamilton a Leonard, P.A. Poi, Office Box 1768 Vnl,ico, FL 33595 813.331-3992 Return tot Parcel ID No.: 01-4001-005-7040 111111111111111111111111111111111111111111111 C:FM 2018R444417171 OR 8K 31071 Ps 2489 (1Pss) RECORDED 07/24/2018 12:35:51 DEED DOC TAX $0.60 HARVEY RUVIN, CLERK OF COURT MIAMI-DADE COUNTY, FLORIDA tstimezbaveab3 Doe Fn aewrdlea DWI Quit Claim Deed �I,q This Quit Claim Deed is made this tb ` day of `lU`� 20t6 by HSBC Mortgage Corporation (USA), a corporation duly organized, created, and existing under and by virtue of the laws of Delaware, whose mailing address is 14221 Dallas Parkway, Suite 1000, Dallas, Texas 73254, hereinafter "Grantor," to HSBC Bank USA, N.A., whose mailing address is 1 Mortgage Way, Mount Laurel, NJ 08054, hereinafter "Grantee": (Whenever used herein the terms Grantor and Grantee include all the parties to this instromcnt and the heirs, legal representatives, successors and assigns) WItnesseth, that said Grantor, for the sum of TEN AND NO/100 DOLLARS (S10.00) and other good and valuable consideration to said Grantor in hand paid by said Grantee, the receipt whereof is hereby acknowledged, does hereby remise, release, and quitclaim to the said Grantee, and Grantee's successors and assigns forever, all the right, title, interest, claim and demand which Grantor has in and to the following described land, situate, lying and being in Miami -Dade County, Florida to -wit: Lot 8, Block 33, FAIR LAWN, according to the Plat thereof, as recorded in Plat Book 8, Page 83, of the Public Records of Miami -Dade County, Florida. Subject to any Restrictions, Conditions, Covenants, Rights, rights of Way, an easements now of record, if any. To Have and to Hold, the same together with all and singular the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining, and all the estate, right, tide, interest, lien, equity and claim whatsoever of Orantor, either in law or equity, for the use, benefit and profit of the said Grantee forever. In Witness Whereof, Grantor has hereunto set Grantor's hand and seal the day and year first abbve written. HSBC Mortgage Corporation (USA), a Delaware corporation BY: PRINT NAME: Steed Robinson AS ITS (TITLE): VIOe.PfreWellt Signed, sealed and delivered in the presence of: Witness NI Signature Va+ Witness N1 Name (Print): ill‘ -\ nt Yit— STATE OF t r(1eL) �]CC Se'- ) COUNTY OF ).1UC\\'hea.—,\ at 6) h.. a�\`( The foregoing instrument was acknowledged before me this \c3 day of U\y ,-4.016;by 8MtlRobNecrt as the Vba Prude (title/position) of HSBC Mortgage Corporation (USA), and who [A is personally known to me or [ ) has produced frtse, et\., N.I.tuv.,,-(type of id) as identification./; (CORPORATE SEAL) Witness N2 Signature: Spence Mitch [Notary Seal) TAMARAL. MCRAE Notary Public New Jersey - My Commission Expires 07.2142021 NO.50042403 Witness 112 Name (Print): OVA ry Publicd t Printed Name: Tamara L McRae My Commission Expires: c51 Book31071/Page2489 CFN#20180444170 Page 1 of 1 https://www2.miami-dadeclerk.com/OfficialRecords/PrintDocument.aspx9QS=YaoUfOzxryl Id Wh3oZNeSbwExTd%2f7G KsyOH4vZVc7JH3Wi8617am... 1/1 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE Prior Deed Borrower Property Address 700 SW 63rd Ave City Miami County Miami -Dade State FL Zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist 1 /2/2019 This Document Prepared Carl M. Sugarman, PA 7700 N Kendall Drive #406 Miami, FL 33156 Miami -Dade Official Records - Print Document 111111111111111111111111111111111111111111111 CFM 2O181R10444172 0R BK 31071 Ps 2496 (1Pss) RECORDED 07/24/2018 12135051 DEED DOC TAX 41,590.00 NARVEY RUVIN, CLERK OF COURT MIAMI-DADE COUNTY, FLORIDA 700 SW 63 Ave Miami, F1 33144 Parcel lD Number: 01-4001-005-7040 Special Warranty Deed This Indenture, Made this 29th day of June, 2018 A.D., Between HSBC Bank USA, NA, a National Association of the County of , State of , grantor, and Investora Guide LLC, a Florida limited liability company ..hose address is: 454 SW 8th Street, Miami, FL 33130 of the County of Mi ami -Dade, State of Florida, grantee. W itnesSeth that the GRANTOR. for and in consideration of the sum of TEN DOLLARS ($10) DOLLARS, and other good and valuable consideration to GRANTOR in hand paid by GRANTEE, the receipt whereof is hereby acknowledged, has granted, bargained and sold to the said GRANTEE and GRANTEES heirs, successors and assigns forever, the following described land, situate, lying and being in the County of Miami -Dade State of Florida to wit: Lot 8 Block 33 Fair Lawn, according to the Plat thereof as recorded in Plat Book 8 Page 83 of the Puublic Records of Miami Dade County, Florida Subject to conditions, restrictions, easements and reservations of record, Wally; taxes for the year 2018 and subsequent years. Together with all tenements, heredltaments and appurtenances thereto belonging or in anywise appertaining. TO Have and to Hold. the same in fee simple forever. And the grantor hereby covenant with said grantee that grantor Is lawfully seized of said land in fee simple: that grantor has good right and lawful authority to sell and convey said tend; that grantor hereby fully warrants the title to said land and will defend the same against the lawful claims of all person claiming by, through or under grantor. In 'Witness Whereof, the grantor has hereunto set its hand and seal the day and year first above written. Signed, sealed and delivered in our presence: P.(yirted Name: CaWrentpOFlIggs Wi tnes�� inted Name:1 )-via I-UIP.< Witness HoBC Sank USA, NA,.,a National Association by PHIe as authorized agent Bya PO . Address: rt[ oitrR, Kl_ CAW a t .A0` F (Corporate Seal) STATE. OF �jew �e c se COUNTY OF The foregoing instrument was acknowledged before me this day of June, 2018 by 8tletlflobinaon V9 as signatory for PBH}Kauthorized agent of HSBC Bank USA, NA, a National Association on behalf of corporation who Is personally known tome or who has produced his dri 's liee�lse Identification �/ TAMARA L. MCRAE sited. Name: Tamara L McRae Notary Public Now Jersey My Commission Expires 07-21.2021 No.50042403 Notary Public My Commission Expires:p} / a.\ Book31071/Page2496 CFN#20180444172 Page 1 of 1 httnn JAsnanol miam i-rsr1srlark nnmmfrr:ialpor:nrrls/Printnncuntent asnx?OS=YaoUfozxrvlldWh3oZNeSazsBvoiiWihe3r2a2Y%2bJBveG4henUf5T2Y... 1/1 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc.-1-800-ALAMODE Flood Map Borrower Property Address 700 SW 63rd Ave City Miami County Miami -Dade State FL Zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist nterFlood by. Prepared for The Urban Group, Inc. 700 SW 63nd Avenue Miami, FL 33144 SW 8th St Sy Ateanin ripiuirts Elementary: Schnot SW 9 h r• MAP' DATA FE1eA Special Fiend Hazard Area Na Map Number: 12086C I2931. Zone: X Map Date: September 11, 20O9 FiPS 12036 MAP' LEGEND Areas inundated qyr 540-yeerflooding Protected areas Are -as inun[1a1ed py 100-year flooding PIapdway Velocity Hazard J Subject Area h LyPfa{1 .6'� Coreiager Form MAP.FLOOD -"TOTAL" appraisal software by a la mode, inc.-1-800-ALAMODE Appraisal License Borrower Property Address 700 SW 63rd Ave City Miami county Miami -Dade State FL Zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist RICK SCOTT. GOVERNOR JONATHAN ZACHEM,SECRETARY dbpr STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL BD THE CERTIFIED GENERAL APPRAISER HEREIN IS CERTIFIED UNDER THE PROVISION 5 OF CHAPTER 475, FLORIPA STATUTES MILLER, ROBERT D JR 1424 S ANDREWS AVE SUITE 200.,,r,li Iw� FORT LAUDERDALE FL 33316 ' LICENSE NUMBER: RZ1270 EXPIRATION DATE: NOVEMBER30, 2020 Always verify licenses online at MyFtoridaLicense.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. Form MAP.FLOOD -"TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE Borrower File No. 8095 Property Address 700 SW 63rd Ave City Miami County Miami -Dade State FL zip Code 33144 Lender/Client Danny Lozano, Property Management Specialist APPRAISAL AND REPORT IDENTIFICATION This Report is one of the following types: Appraisal Report (A written report prepared under Standards Rule 2-2(a) , pursuant to the Scope of Work, as disclosed elsewhere in this report.) ■ Restricted (A written report prepared under Standards Rule 2-2(b) , pursuant to the Scope of Work, as disclosed elsewhere in this report, Appraisal Report restricted to the stated intended use by the specified client or intended user) Comments on Standards Rule 2-3 I certify that, to the best of my knowledge and belief: - The statements of fact contained in this report are true and correct. - The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions. - Unless otherwise indicated, I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. - Unless otherwise indicated, I have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. - I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment. - My engagement in this assignment was not contingent upon developing or reporting predetermined results. - My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. - My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that were in effect at the time this report was prepared. - Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report. - Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceptions, the name of each individual providing significant real property appraisal assistance is stated elsewhere in this report). Comments on Appraisal and Report Identification Note any USPAP related issues requiring disclosure and any State mandated requirements: The appraiser has not completed any other appraisal assignments on the subject property during the previous three years. APPRAISER: SUPERVISORY or CO -APPRAISER (if applicable): i Signature: 43Signature: Name: Robert D. Miller,ASA Name: ASA State Certification #: RZ1270 State Certification #: or State License #: or State License #: State: FL Expiration Date of Certification or License: 1 1 /30/2020 State: Expiration Date of Certification or License: Date of Signature and Report: 01 /02/2019 Date of Signature: Effective Date of Appraisal: January 1, 2019 Inspection of Subject: ■ None Interior and Exterior ■ Exterior -Only Inspection of Subject: ■ None ■ Interior and Exterior ■ Exterior -Only Date of Inspection (f applicable): January 1, 2019 Date of Inspection (d applicable): Form ID14 - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE The Urban Group, Inc. File No: 8095 F.I.R.R.E.A. Addendum Has the property sold during the prior year? Borrower Property Address 700 SW 63rd Ave City Miami Lender/Client county Miami -Dade Danny Lozano, Property Management Specialist State FL Zip Code 33144 Purpose of the Appraisal The purpose of the appraisal is to estimate the market value of the property for potential acquisition by the City of Miami. Scope of the Appraisal The scope of this assignment involved the review of the subject property and its neighborhood and the review of sales data researched and reviewed from MLS, Miami Dade County Property Appraiser and other sources. The assignment entailed the completion of a form appraisal report and we utilized a General Purpose single family residential report from the Ala Mode software. Report of the prior year sales history for the subject property Is the subject property currently listed? ❑ Yes ® No List Price $ XYes ❑ No If yes, describe below: See Sales history included earlier in this report and the prior sale was before the renovations as noted in the report and photographs. Marketing Time What is your estimate of marketing time for the subject property? under90 Days Describe below the basis (rationale)for your estimate: Based on our review of marketing times for sales listed on MLS, the majority of the properties that have sold, did so within the first 90 days. Non -real property transfers Does the transaction involve the transfer of personal property, fixtures, or intangibles that are not real property? If yes, provide description and valuation below: No ❑Yes ENo Additional Comments The sales data was confirmed with parties to the sales with either the grantor, grantee or broker providing the confirmations. Additional Certification 1 _ The acceptance of this appraisal assignment by the appraiser was not based on a requested minimum valuation, a specified valuation, or an approval of the loan_ 2_ The appraiser certifies that the compensation for this appraisal is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result of the occurrence of a subsequent event_ 3_ This appraisal has been prepared to conform with the Uniform Standards of Professional Appraisal practice ('USPAP) adopted by the Appraisal Standards Board of the Appraisal foundation, except the Departure Provision, unless otherwise stated below_ 4_ The appraiser has disclosed within this appraisal report, or below, all steps taken that were necessary or appropriate to comply with the Competency provision of the USPAP Date: Date: 01/02/2019 Appraiser(s): Robert D. Miller,ASA Review Appraiser(s): Form FNCFA - "TOTAL" appraisal software by a la mode, inc.- 1-800-ALAMODE