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HomeMy WebLinkAboutAppraisal - BlakeL E APPRAISAL REPORT Miami Outboard Club 1099 MacArthur Causeway Miami, Miami-Dade County, FL 33132 F PREPARED FOR Mr. Igor Tsigelman Property Management Representative City of Miami, Department of Real Estate & Asset Management 444 SW 2nd Avenue, Third Floor Miami, FL 33130 PREPARED BY Joseph J. Blake and Associates, Inc. 4000 Ponce De Leon Boulevard Suite 410 Miami, FL 33146 B L �E JOSEPHJ. BLAKE AND ASSOCIATES, INC. REAL. ESTATE VALUATION AND CONSULTING 4000 Ponce De Leon Boulevard, Suite 410 I Miami, FL 33146 1 Phone: (305) 448-1663 I Fax: (305) 448-7077 1 www.josephiblake.com September 26, 2017 Mr. Igor Tsigelman Property Management Representative City of Miami, Department of Real Estate & Asset Management 444 SW 2nd Avenue, Third Floor Miami, FL 33130 Re: Miami Outboard Club 1099 MacArthur Causeway Miami, FL 33132 Dear Mr. Tsigelman: As requested, we have prepared an appraisal of the property referenced above presented in the attached Appraisal Report. The purpose of the appraisal is to develop an opinion of the'as is' market rent of the subject as of June 5, 2017. Briefly described, the subject consists of a marina with on-site restaurant known as the Miami Outboard Club. The site contains upland and submerged land areas. The Miami Outboard Club is a privately operated marina under an existing ground lease from the City of Miami. The marina offers 59 wet slips and 130 dry storage slips. There is a boat ramp and freestanding building containing 9,530 SF, which houses the dock master's office, as well as a restaurant. The subject's site consists of approximately 427,324 SF or approximately 9.81 acres of land, of which 207,781 SF is uplands and 219,543 SF is submerged land. The site is irregular in shape. The report contains 52 pages plus related exhibits. The appraisal and the attached Appraisal Report have been prepared in conformity with and are subject to the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal institute and the Uniform Standards of Professional Appraisal Practice of the Appraisal Foundation (USPAP). In preparing this appraisal, we considered the use of the three most widely recognized approaches to value, the Cost, Income Capitalization and Sales Comparison Approaches. The appraisal is subject to the attached Assumptions and Limiting Conditions and Definition of Market Value. Corporate Headquarters Reg€o zal C)fiices' ;. ... a �a� - Blake & Sanyu alliance k; v t.;, September 26, 2017 Mr. Igor Tsigelman Page 2 of 2 After an inspection of the subject, and analysis of pertinent physical and economic factors that affect value, we are of the opinion that the 'as is' market rent of the subject, as of June 5, 2017, is: Projected Annual Projected Percentage Rent Estimated Rent Revenue Revenue Factor Base Rent $113,897 N/A $113,897 Wet Slips $1,361,984 15% $204,298 Dry Slips $143,893 15% $21,584 Restaurant $300,000 10% $30,000 Total (All Revenues) $1,805,876 $255,881 FINAL MARKET RENT CONCLUSION - THE GREATER OF: Base Rent Percentage Rent $113,897 $ 255,881 The majority of the comparables surveyed have a rental rate that is the greater of percentage rent or base rent. Once a natural breakpoint in base rent is surpassed, the subject is projected to pay a market rent equivalent to the percentage rent indicated in the chart above. Should revenues from slip rental and restaurant operations fall below the natural breakpoint, base rent is applied. This appraisal is not based on any extraordinary assumptions. This appraisal is not based on any hypothetical conditions. The opinion(s) of value are based on exposure times of 6 to 12 months, assuming the property was properly priced and actively marketed. The attached Appraisal Report summarizes the documentation and analysis in support of our conclusions. If you have any questions, please contact the undersigned. We thank you for retaining the services of our firm. Respectfully submitted, JOSEPH J. BLAKE AND ASSOCIATES, INC. rr Maria Arroyave Associate Florida -State -Registered Assistant Trainee Real Estate Appraiser No, 8123474 Expires: November 30, 2018 Ted Allen, MAI, MRICS Managing Partner Florida -State -Certified General Real Estate Appraiser No. RZ426 Expires: November 30, 2018 Miami Outboard Club 17-180-©Z TITLE PAGE TRANSMITTAL LETTER TABLE OF CONTENTS EXECUTIVE SUMMARY........................................................................................................................................1 PHOTOGRAPHS OF THE SUBJECT........................................................................................................................3 CERTIFICATION .......................... ........ ...... ....................................................................................................5 ....... GENERAL ASSUMPTIONS & LIMITING CONDITIONS...........................................................................................7 PURPOSEOF THE APPRAISAL..............................................................................................................................9 INTENDED USER AND USE OF THE APPRAISAL...................................................................................................9 PERTINENT DATES OF INSPECTION, APPRAISAL VALUE AND REPORT...............................................................9 EXPOSURETIME..................................................................................................................................................9 SCOPE OF THE APPRAISAL..................................................................................................................................9 IDENTIFICATION OF THE PROPERTY ..................................... ......................................... ................. .................. 10 CURRENT USE OF THE SUBJECT........................................................................................................................11 HISTORY OF THE SUBJECT.................................................................................................................................11 AREAANALYSIS........................................................ ..................... ........................................................ ............ 12 NEIGHBORHOOD ANALYSIS..............................................................................................................................17 DESCRIPTION OF THE SITE................................................................................................................................23 DESCRIPTION OF THE IMPROVEMENTS............................................................................................................25 ZONING. ......... .............. ........ ........ -................................................................................................................ 26 TAXES................................................................................................................................................................27 MARINA MARKET ANALYSIS.............................................................................................................................29 RECONCILIATION AND FINAL VALUE................................................................................................................52 ADDENDA Zoning Information Flood Map Tax Information Site Plan Operating Statements Appraisal Engagement Contract Glossary of Terms Qualifications of the Appraisers JOSEPH J, BLAVE AND ASSOCIATES, IN] REAL ESTATE VALUATION AND CONSULTINO Miami Outboard Club 17-180-02 EXECUTIVE SUMMARY PROPERTY SUMMARY PROPERTY APPRAISED PROPERTY ADDRESS PARCEL/TAX ID PROPERTY LOCATION PURPOSE OF THE APPRAISAL ...... .. .. .. .. .. .. -..._......1 . ......... .. .. .. .. .. .. I. I.... I. I Miami Outboard Club 1099 MacArthur Causeway Miami, FL 33132 01-3231-000-0013 The subject is located along the northeastern side of the MacArthur Causeway ramp, south of Ichimura Road. The purpose of the appraisal is to develop an opinion of the las is' market rent of the subject as of June 5, 2017. PERTINENT DATES DATE OF INSPECTION June 5,2017 DATE OF REPORT September 26, 2017 DATE OF "AS IS" VALUE June 5,2017 HIGHEST AND BEST USE AS IMPROVED .... .. .. ... .. ... .. .. .. . .. .. .. .. .. .. .. .. .. ... ... ... ... ... ... .. .. .. .. .. .. .. .. .. .. .. .. ..... ... .. ... .. .. .. . ..... .. . The current improvements AS IF VACANT A marina facility PROPERTY DATA IMPROVEMENT DATA Briefly described, the subject consists of a marina with on-site restaurant known as the Miami Outboard Club. The site contains upland and submerged land areas. The Miami Outboard Club is a privately operated marina under an existing ground lease from the City of Miami. The marina offers 59 wet slips and 130 dry storage slips. There is a boat ramp and freestanding building containing 9,530 SF, which houses the dock master's office, as well as a restaurant. SITE DESCRIPTION The subject's site contains approximately 427,324 SF or approximately 9.81 acres of land, of which 207,781 SF is uplands and 219,543 SF is submerged land CURRENT USE As of the date of the value opinion(s), the subject was being used as a marina with on-site restaurant. For the purposes of this report, the subject's market rent is estimated. ZONING The subject's upland area is zoned "CS," Civic Space underthe jurisdiction of the City of Miami. The subject's submerged land does not have a zoning designation. OCCUPANCY 100,00% CENSUS TRACT 12-086-9810.00 REAL ESTATE VALdATION AND CONSULTING Miami Outboard Club 17-180-02 MARKET RENT SUMMARY EXECUTIVE SUMMARY Projected Annual Projected Percentage Rent Estimated Rent Revenue Revenue Factor Base Rent $113,897 N/A $113,897 Wet Slips $1,361,984 15% $204,298 Dry Slips $143,893 15% $21,584 Restaurant $300,000 10% $30,000 Total (All Revenues) $1,805,876 $255,881 FINAL MARKET RENT CONCLUSION -THE GREATER OF. Base Rent Percentage Rent $113,897 $255,881 The majority of the comparables surveyed have a rental rate that is the greater of percentage rent or base rent. Once a natural breakpoint in base rent is surpassed, the subject is projected to pay a market rent equivalent to the percentage rent indicated in the chart above. Should revenues from slip rental and restaurant operations fall below the natural breakpoint, base rent is applied. JOSEPH Je BLAKE AND ASSOCIATES, INC. REAL ESTATE VAL AfION AND CONSULTING 2 Miami Outboard Club 17-180-02 SUBJECT RESTAURANT M JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AqU CONSOLYINg PHOTOGRAPHS OF THE SUBJECT SUBJECT KITCHEN . .. .. .. ... .. .. . ... .. ... ... .. ... . I PHOTOGRAPHS OF THE SUBJECT J WET SLIPS JOSEPH J, BLAKE AND ASSOCIATES, INC. R EUL ESTATE VXLUATIO N A NO COKSULTING Miami Outboard Club 17-180.02 CERTIFICATION We, the undersigned, certify that, to the best of our knowledge and belief: • Maria Arroyave has not made a personal inspection of the property that is the subject of this report. Ted Allen, MAI, MRICS, has made a personal inspection of the property that is the subject of this report. • As of the date of this report, Ted Allen, MAI has completed the continuing education program for Designated Members of the Appraisal Institute. • 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 our personal, impartial, and unbiased professional analyses, opinions, and conclusions. • We 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. • 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 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. • The Appraisal Report is not based on a requested minimum valuation, a specific valuation, or the approval of a loan. In addition, our engagement was not contingent upon the appraisal producing a specific value and neither engagement, nor employment, nor compensation, is based upon approval of any related loan application. • Our analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. • The reported analyses, opinions and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. • No one provided significant real property appraisal assistance to the persons signing this certificate. • The use of this report is subject to the requirements of the State of Florida relating to review by the Real Estate Appraisal Subcommittee of the Florida Real Estate Commission. • The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. • The appraisers 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 the date of acceptance of this assignment. JOSEPH BLAKE REAL ESTATE YALUATION AND CONSULTING 5 Miami Outboard Club 17-180-02 CERTIFICATION I, Ted Allen, MAI, MRCS, the supervisory appraiser of a registered appraiser trainee who contributed to the development or communication of this appraisal, hereby accept full and complete responsibility for any work performed by the registered appraiser trainee named in this report as if it were my own work. The work performed includes: neighborhood, subject and comparable data research and analysis; market rent analysis; and final market rent conclusion. The time claimed in the registered appraiser trainee's log is 40 hours. After an inspection of the subject, and analysis of pertinent physical and economic factors that affect value, we are of the opinion that the 'as is` market rent of the subject, as of lune 5, 2017, is: Projected Annual Projected Percentage Rent Estimated Rent Revenue Revenue Factor Base Rent $113,897 N/A $113,897 Wet Slips $1,361,984 15% $204,298 Dry Slips $143,893 15% $21,584 Restaurant $300,000 10% $30,000 Total (Ali Revenues) $1,805,875 $255,881 FINAL MARKET RENT CONCLUSION - THE GREATER OF: Base Rent Percentage Rent $113,897 $255,881 The majority of the comparables surveyed have a rental rate that is the greater of percentage rent or base rent. Once a natural breakpoint in base rent is surpassed, the subject is projected to pay a market rent equivalent to the percentage rent indicated in the chart above. Should revenues from slip rental and restaurant operations fall below the natural breakpoint, base rent is applied. This appraisal is not based on any extraordinary assumptions. This appraisal is not based on any hypothetical conditions. The opinion(s) of value are based on exposure times of 6 to 12 months, assuming the property was properly priced and actively marketed. Respectfully submitted, JOSEPH J. BLAKE AND ASSOCIATES, INC. 1-57 Maria Arroyave Ted Allen, MAI, MRICS Associate Managing Partner Florida -State -Registered Assistant Trainee Real Estate Florida -State -Certified General Real Estate Appraiser Appraiser No. R123474 Expires: November 30, 2018 No. RZ426 Expires: November 30, 2018 JOSEPH J. BLAKE AND ASSOCIATES, INC, REAL ESTATE VALUATION AHO CONSULTIAG Miami Outboard Club 17-480-02 GENERAL ASSUMPTIONS & LIMITING CONDITIONS This Appraisal Report is subject to underlying assumptions and limiting conditions qualifying the information contained in the Report as follows, The valuation opinions(s) apply only to the property specifically identified and described in the ensuing Report. Information and data contained in the report, although obtained from public record and other reliable sources and, where possible, carefully checked by us, is accepted as satisfactory evidence upon which rests the final opinion(s) of property value. We have made no legal survey, nor have we commissioned one to be prepared, and therefore, reference to a sketch, plat, diagram or previous survey appearing in the report is only for the purpose of assisting the reader to visualize the property. It is assumed that all information known to the client and/or the property contact and relative to the valuation has been accurately furnished and that there are no undisclosed leases, agreements, liens or other encumbrances affecting the use of the property, unless otherwise noted in this report. Ownership and management are assumed to be competent and in responsible hands. No responsibility beyond reasonableness is assumed for matters of a legal nature, whether existing or pending, We, by reason of this appraisal, shall not be required to give testimony as expert witness in any legal hearing or before any Court of Law unless justly and fairly compensated for such services. By reason of the Purpose of the Appraisal and the intended User and Use of the Report herein set forth, the value opinion(s) reported are only applicable to the Property Rights Appraised, and the Appraisal Report should not be used for any other purpose. Disclosure of the contents of this Appraisal Report is governed by the By -Laws and Regulations of the Appraisal Institute. Neither all nor any part of the contents of this report (especially any opinions as to value, our identity, or the firm with which we are connected, or any reference to the Appraisal Institute or to the MAI Designation) shall be reproduced for dissemination to the public through advertising media, public relations media, news media, sales media or any other public means of communication without our prior consent and written approval. We have not been furnished with soil or subsoil tests, unless otherwise noted in this report. In the absence of soil boring tests, it is assumed that there are no unusual subsoil conditions or, if any do exist, they can be or have been corrected at a reasonable cost through the use of modern construction techniques. This appraisal is based on the conditions of local and national economies, purchasing power of money, and financing rates prevailing at the effective date(s) of value. We are not engineers and any references to physical property characteristics in terms of quality, condition, cost, suitability, soil conditions, flood risk, obsolescence, etc., are strictly related to their economic impact on the property. No liability is assumed for any engineering -related issues. Unless otherwise stated in this report, we did not observe the existence of hazardous materials, which may or may not be present on or in the property, The presence of substances such as asbestos, urea -formaldehyde foam insulation, or other potentially hazardous materials, may affect the value of the property. The value opinion is predicated on the assumption that there is no such material on or in the property that would cause a loss in value or extend their marketing time. No responsibility is assumed for any such conditions, or for the expertise or engineering knowledge required to discover them. The client is urged to retain an expert in this field, if desired. JOSEPH J, BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATIaN AND GONSULTING 7 Miami outboard Club 17-180-02 GENERAL ASSUMPTIONS & LIMITING CONDITIONS Toxic and hazardous substances, if present within a facility, can introduce an actual or potential liability that may adversely affect marketability and value. Such effects may be in the form of immediate clean-up expense or future liability of clean-up costs (stigma). In the development of our opinion(s) of value, no consideration was given to such liabilities or their impact on value. The client and all intended users release Joseph J. Slake and Associates, Inc., from any and all liability related in any way to environmental matters. Possession of this report or a copy thereof does not imply right of publication, nor use for any purpose by any other than the client to whom it is addressed, without our written consent. Cash flow projections are forecasts of estimated future operating characteristics and are based on the information and assumptions contained within the Appraisal Report. The achievement of the financial projections will be affected by fluctuating economic conditions and is dependent upon other future occurrences that cannot be assured. Actual results may well vary from the projections contained herein. We do not warrant that these forecasts will occur. Projections may be affected by circumstances beyond our current realm of knowledge or control. The Americans with Disabilities Act (ADA) became effective January 26, 1992. We have not made a specific compliance survey and analysis of this property to determine whether it is in conformity with the various detailed requirements of the ADA. It is possible that a compliance survey of the property, together with a detailed analysis of the requirements for 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. Unless otherwise stated in this report, we have no direct evidence relating to this issue and we did not consider possible non-compliance with the requirements of the ADA in forming the opinion of the value of the property. EXTRAORDINARY ASSUMPTIONS W_.. ..................... ..... This appraisal is not based on any extraordinary assumptions. HYPOTHETICAL CONDITIONS This appraisal is not based on any hypothetical conditions. JOSEPH J. BLAKE AND ASSOCIATES, IN. REAL ESTATE VALUATION AND CONSULNNG 8 Miami outboard club INTRODUCTION 17-180-02 PURPOSE OF THE APPRAISAL The purpose of the appraisal is to develop an opinion of the 'as is` market rent of the subject as of June 5, 2017. INTENDED USER AND USE OF THE APPRAISAL The intended user of this appraisal is the client, City of Miami, Department of Real Estate & Asset Management. We assume any affiliates, successors and assigns noted herein have the same intended use, knowledge and understanding as the original named client. The intended use of this appraisal is to assist the client with financial reporting purposes. This appraisal is not intended to be used by any other parties, for any other reasons, other than those which are stated here. Non -identified parties are not intended users of this report. PERTINENT DATES OF INSPECTION, APPRAISAL VALUE AND REPORT This Appraisal Report, with its analyses, conclusions and final opinions of market value, is specifically applicable to the following pertinent dates: DATE OF INSPECTION June 5, 2017 DATE OF REPORT September 26, 2017 DATE OF "AS 15" VALUE June 5, 2017 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 definition is the consummation of a sale as of a specified date and the passing of title 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.' Source: 12 C.F.R. § 34.42, 225.62, 323.2, 564.2, 722.2 EXPOSURE TIME To form an opinion of exposure time, we considered the exposure times of properties similar to the subject in the same or similar sub -markets that have recently sold and/or conversations with local market participants. Based on our research, we are of the opinion that 6 to 12 months is a reasonable exposure time, assuming that the property was reasonably priced and actively marketed. PROPERTY RIGHTS APPRAISED The subject is appraised on the basis of a leased fee estate. SCOPE OF THE APPRAISAL The scope of an appraisal assignment is relative to the intended use of the appraisal. The following outlines the extent of property inspection, market data collection, verification and analysis performed for this assignment. JOSEPH J. BLAKE AND ASSOCIATES, Iasi . REAL t9TATE VALUATION AMD C IIS L` iNG 9 Miami Outboard Club 17-180-02 INTRODUCTION ........ ....... ... _.. ... ... ... ..... ......... . ......... ....... ....,. ... _ _...... ,..,......... ._,..,......._.....,..,..,..,... ... ... ... ... ......, Inspection Maria Arroyave has not made a personal inspection of the property that is the subject of this report. Ted Allen, MAI, MRICS, has made a personal inspection of the property that is the subject of this report. This inspection included the interior and exterior of the subject. The inspection was visual in nature, to assess the economic condition of the property, in order to effectively compare it to other properties in the market. We are not engineers, and we did not assess the property from the standpoint of its structural integrity, or to determine whether any latent defects (water leaks, plumbing or electrical problems, etc.) were present. Subject Physical and Economic Characteristics The types of information obtained and the sources providing such information are detailed in the following table. Information Sources Information Type Received? Source Zoning information Yes City Flood Map Yes FEMA Tax Information Yes County Site Plan Yes Representative of Owner Operating Statements Yes Representative of Owner Most Recent Rent Rol I Yes Representative of Owner Detailed Lease Abstracts (Contains Legal Description) Yes Representative of Owner Type of Analysis Applied The Income Capitalization Approach was applied in this valuation analysis. Extent of Data Research ...... ................ ..... ... .... ... ... ... . ........ . _ ....... General economic data and market data were reviewed. Market data compiled for this report include a variety of rent comparables. These data are a result of research specific to the market and pertinent to the subject. The data were verified by buyers, sellers, brokers, managers, government officials or other sources regarded as knowledgeable and reliable. A rental survey of competing properties was conducted, and we provide photographs of all the comparable sales and rentals, where available. Information specific to the subject was provided by the client, owner, and/or representatives of the owner, and is assumed to be correct. Other information, such as zoning and tax records, was obtained from governmental sources. Specific estimates concerning market rent, expenses, vacancy, etc., reflect our judgment based on interpretation of the market data. The reasoning behind such estimates is illustrated throughout each of the approaches to value. IDENTIFICATION OF THE PROPERTY The property is commonly known as: Miami Outboard Club 1099 MacArthur Causeway Miami, FL 33132 JOSEPH J. BLAKE AND ASSOCIATES; INC. REAL ESTATE VALUATION AND CONSULTINS 10 Miami Outboard Club 17-180-02 INTRODUCTION The property is also identified by the Miami -Dade County Tax Assessor's Office as tax parcel number 01-3231- 000-0013. The legal description of the property is assumed to be correct. We have not commissioned a survey, nor have we had one verified by legal counsel. Therefore, we suggest a title company, legal counsel, or other qualified expert verify this legal description before it is used for any purpose. CURRENT USE OF THE SUBJECT As of the date of the value opinion(s), the subject was being used as a marina with on-site restaurant. For the purposes of this report, the subject is valued as a marina with on-site restaurant. HISTORY OF THE SUBJECT The subject is currently owned by the City of Miami Outboard Asset Management Division. There is no deed recorded for the subject property. We are not aware of any listings, real property transactions, or ownership transfers pertaining to the subject in the three years prior to the date of the "as is" value opinion, other than that which is reported here. JOSEPH J. BLAKE AND ASSOCIATES, INCA REAS. ESTATE VALUATION Alii CONSULTING 11 Miami Outboard Club AREA ANALYSIS 17-180-02 AREA MAP Miramar - lVallandal 1;S_ Ave-tura C umpike :` s' Country Club -- Nort-n Ktlij �i Falx -springs 673)a — Northa: Beach Likes M Norm Ful+a,-ns Sal s1J,*W0a.yr .. 310e Hialeah Hialeah _ Purr' Beach U ral Miami Springs Miami ers1 ty Irk Coral Ga les C South Miami Pi^eCr�Si INTRODUCTION ..................... ......... The Miami -Fort Lauderdale -West Palm Beach Metropolitan Statistical Area (MSA) encompasses Broward, Miami -Dade, Monroe and Palm Beach counties. The subject is located in Miami -Dade County, Florida. Miami - Dade County is located in the southeast portion of Florida's east coast and is the southernmost county situated on Florida's mainland. Miami is the county seat of Miami -Dade County, which includes many other incorporated areas such as Miami Beach, Key Biscayne, Coral Gables, South Miami, Pinecrest, Aventura, Hialeah and Homestead. Miami -Dade County boasts an excellent geographic location, allowing it to serve as a gateway to the Caribbean and Latin America. A tourist destination in itself, it is also within a day's drive to some of Florida's major tourist destination cities. JOSEPH J. BLAKE AND ASSOCIATES, INC. KCAL tSTATE V°ALVATiON A140 UNSiELVNG 12 Miami outboard Club 17-180-02 AREA ANALYSIS Development and growth in Miami -Dade County are often attributed to the climate, which draws the northern United States tourist trade during the winter months. Miami -Dade County is a recognized banking and finance center, with over 120 financial institutions featuring a growing community of international banks serving Latin America. This international activity has emerged due to the more than 150 multi -national firms that have established their offices in Miami -Dade in order to direct their Latin American, Caribbean and in some cases, worldwide operations. The growth in business relations between Latin America and Miami -Dade County has been accompanied by ongoing growth in tourism from Latin America. Latin American tourists who enjoy shopping in the United States represent a major demand segment in Miami -Dade County's lodging and retail markets. The concurrency provision in the 1985 Growth Management Act requires that all water, sewer, roads, schools, parks and storm water facilities necessary to support existing improvements be in place before new construction is permitted. Thus, if a location is deficient in one or more categories, the affected infrastructure component must be expanded to support any new construction. A developer may choose to provide the various facilities and/or services necessary to support their project. However, in some cases the expense associated with offsite improvements may render a project economically unfeasible. Transportation Miami International Airport is the largest gateway between the United States and Latin America, and is one of the largest airline hubs in the United States, owing to its proximity to tourist attractions, local economic growth, large local Latin American and European populations, and strategic location to handle connecting traffic between North America, Latin America, and Europe. The Port of Miami is a leader in the maritime industry and home to nearly a dozen of the world's most distinguished cruise lines. The port offers more cargo sailings to more destinations in the Western hemisphere than any other port, and offers access to virtually every port in the world. Metrorail is a 21 -mile rapid transit system on an elevated railway providing access to Downtown Miami from portions of both south and north Miami -Dade County. It connects with Metromover, a 30 -station, five -mile system, that loops through the center of Downtown Miami's CBD. Metrobus provides the feeder system to Metrorail and bus service to all other parts of Miami -Dade County. A network of 5,640 miles of roadway serves Miami -Dade County, of which 1-95, 1-75, Florida's Turnpike, and the Palmetto Expressway (SR -826) are the most utilized north/south highways, while 5R-112, SR -826 and SR - 836 are the most utilized east/west expressways. US -1 and SR-A1A are also components of this network. Other primary thoroughfares include 1-395 (east/west), 1-195 (east/west), SR -9, SR -94, SR -874, US -27, US -41 and US -441. ............ ........ ... .... ...... ............ ......... .......... ................ ..... _..... ......... .......... ......... ......... ................ Education Miami Dade County is served by more than 900 public and private secondary and elementary schools. Seven colleges and universities are located in the county. Miami -Dade College currently offers more than 175 programs and 1,500 courses, with enrollment of over 160,000 students. The University of Miami in Coral Gables has more than 15,000 degree -seeking students and offers 150 undergraduate and 192 graduate degree programs. Florida International University, with two campuses, 36,000 students and more than 800 full-time faculty, received the nation's fifth largest philanthropic gift in the history of public higher education—the Wolfsonian Museum on Miami Beach, with 70,000 artifacts worth an estimated $75 million. It was donated to the college in 1997 and features a wide array of objects ranging from high art to pop culture. Four-year degree programs are also available at Barry University, St. Thomas University, Florida Memorial College and Miami Christian College. JOSEPH J. BLAKE ANDASSOCIATES, INC, REAL ESTATE VALUATION AND C NSUt11 8 13 Miami outboard Club 17-180-02 AREA ANALYSIS Tourism/Recreation Known mainly for its trendy nightclubs and oceanfront resorts, Miami -Dade County is also a recognized center for the fine arts and the performing arts, offering an array of enriching cultural activities. These include the Miami Art Museum, Museum of Contemporary Art, Miami Art Central, Wolfsonian-FIU, and the Lowe Art Museum, which are filled with collections and exhibitions from all parts of the world. Broadway plays, the Repertory Theater, the Philharmonic, the Opera Guild, and a large number of historical attractions and exhibits are also favorites. Every year, numerous art festivals make their homes in Miami, including the world-renowned Coconut Grove Arts Festival and Art Basel. The Miami Beach Symphony Orchestra and the Greater Miami Opera Association both offer top-notch performances throughout the year. In addition, the Coconut Grove Playhouse, the Actor's Playhouse and the Gusman Center features a variety of plays and dance pieces from local, regional and national troupes. Medical According to the Greater Miami Chamber of Commerce, Miami -Dade County boasts two major medical networks: the Jackson Health System and Baptist Health South Florida. Jackson Health System, the largest group of medical services in the Southeastern United States, is assembled in a medical complex just west of Downtown Miami. At its hub is the University of Miami School of Medicine/Jackson Memorial Medical Center, ranked in the top 10 of more than 8,000 hospitals in the nation and situated in the city limits of Miami, In Miami -Dade County alone, there are more than 29,000 health care professionals and 28 hospitals. The extensive network of community hospitals includes: Mount Sinai Medical Center, Columbia Cedars Medical Center, Hialeah Hospital, Baptist Hospital, Jackson Memorial Hospital, Mercy Hospital and Miami Children's Hospital. ......... ... ... ... ... .. ...... _ ... AREA DEMOGRAPHIC AND INCOME DATA The following data was obtained from MOODY'S ANALYTICS Precis`" U.S. Metro South, November 2015, The full report is located in the Addenda, and contains additional information about the social, economic, governmental and environmental forces that influence value. Source: MOODY'S ANALYTICS Precis`` U.S. Metro South, November 2016 JOSEPH J BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AND € UIiiSWI i 14 Moody`s Source for Chart 2010 2011. 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Gro55 vnetro product (C$8) 104.1 104.4 106.3 108.4 113.1 113.8 115.9 121.3 127.0 132.3 136.8 141.4 %change {0.5396) 13.24% 1.85% 1.96% 2.47% 2.42% €.91% 4.63% 4.71% 4.14°5 3.43% 3.39% Total employmenl(ths) 985.1 1.007.3 1.031.3 1,056.7 1,089.4 1,123.4 1,142.2 1,166.4 1,189.8 1,212.8 1,226.8 1,235.3 %change (0.35%) 2.25% 2.38% 2.46% 3.10% 3.12% 1.68% 2.12% 2.01% 1.9376 1.32% 0.53% Unemployment rate (%) 11.10% 9.401V 815% 7-60% 6.94% 6.14% 5.31% 4.55% 3.87% 3A6% 3.36% 3.71% Personal i ncomegrowth (%} 8.88% 459% 3.17% (0.42%) 6.78% 6,22% 4.87% 5.96% 7.30% 7.15% 5.99% 5.39% Mercian household income ($ ths) 42.0 41.7 42.0 42.4 42.9 43.8 45.3 47.0 49.2 51.3 53.0 54.6 Population(ths) 2,508.2 2,580.1 2,611.2 2,641.9 2,668.9 2,693.1 2,728.7 2,767.0 2906.8 2,847.1 2,887.4 2,926.5 %change 1.80% 2.87% 1.21% 1.18% 1.02% 0.91% 132% 1.41% 1.44% 1.43% 1.42% 1.35% single-family permits 941.0 952.0 1,819.0 2,266.0 2,077.0 2,800.0 3,344.6 5,557.1 7,033.1 1,630.5 7,182.7 6,978.3 Multifamily permits 2,262:0 1,656.0 3,2509 8,050.0 5,6540 9,817.0 5,671.5 7,408.9 7,924.9 7,079.7 6,000-2 6,330.0 FHFAhouse price (199541-100) 5195.70 $182.97 $185.95 $207.70 $233.55 $257.42 $282.04 5296.31 $300.32 5292.65 5284.74 $281.83 Source: MOODY'S ANALYTICS Precis`` U.S. Metro South, November 2016 JOSEPH J BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AND € UIiiSWI i 14 Miami Outboard Club 17 -Iso -02 Total Employment (ths) 3.50% - 3.00% 2.50% 2.00% 1.50% 1.00% 0.50% AREA ANALYSIS %Change in Employment 12.00% 10.00% 8.00% 6.00% 4.00% 2.00°% ylb 40 tiD yO tiO tiO 1L ,tiD tiO tiO ,tiD ,tiD IV Unemployment Efate $60 $50 $40 $30 $70 $10 $0 Median Household Income (ths) 10.00% 8.00% 6.00% 4.00% 2.00% (2.00%) $350 4 $300 $250 $200 $150 $100 $50 $0 ,10 ,tiD ,,tib ,LD .tiO ^v° ,LO ,tiO .yO .y4 ,tiD 10 Personal Income Growth Existing Home Price (ths) ,tiO ,ti° ,tiO ,ti° ,tiO ,tifl ,tiO ,yO ,tiO vfl ,tiO ,tiO JOSEPH J, BLAKE AND ASSOCIATES, INCE REAL ESTATE VALUATION AND CONSULTING 35 Miami Outboard Club 17-180-02 Historic Population Growth (ths) 2,750.I -- 2,700 2,650 2,600 2,550 2,500 2,450 2,400 AREA ANALYSIS Projected Population Growth (ths) �O,yO �Q,y'y �ay'ti �oyM ^voyR �Qtih Single -Family Permits Multi -Family Permits 41^r 10,000 - 12,000 8,000 10,000 8,000 6,000 . 6,000 4,004 4,000 2,400 2.,000 0 0 b0 ^ry yL bS yb "yh y� y1 YRr ti45 `LO �Y y0 yy yL �� ti y� y� ti� y43 �° tiQ) '�'%� An analysis of South Florida and more specifically, Miami -Dade County, demonstrates that the area has historically been on a path of growth. Previous population growth is primarily clue to in -migration, with the majority of the migrants coming from within the state, as well as New York, Georgia and international sources. With the recession receding, the values of the County's office, industrial, commercial and residential properties have recovered substantially, with decreased Vacancies appearing in office complexes, industrial neighborhoods, and shopping centers, and homes increasing in value. Despite the effects of the recent recession, many of the factors that led to Miami -Dade County's historical success remain in place. Therefore, the countywill likelycontinue to grow. JOSEPH de SLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AND CONSULTING 16 Miami Outboard Club 17-180-02 ............................................................................................................. NEIGHBORHOOD MAP NEIGHBORHOOD ANALYSIS DOWNTOWN MI AMI Dodge is and "" INTRODUCTION 7 A property is an integral part of its surroundings and roust not be treated as an entity separate and apart from its surroundings. The value of a property is not found exclusively in its physical characteristics; physical, economic, political and sociological forces in the area interact to give value to a property. In order to determine the degree of influence extended by these forces on a property, their past and probable future trends are analyzed. Therefore, in order to form an opinion of the value of a property, an analysis is made of the area in which the property under study is found. This area is referred to as a neighborhood. JOSEPH J. BLAKE AND ASSOCIATES, INC, REAL ESTATE VALUATION ANO CO SULTiN 17 Miami outboard Club 17-180-02 NEIGHBORHOOD ANALYSIS A neighborhood can be a portion of a city, a community or an entire town, It is usually an area which exhibits a fairly high degree of homogeneity as to use, tenancy and certain other characteristics. Homogeneity is a state of uniform structure or composition throughout. Therefore, in real estate terminology, a homogeneous neighborhood is one in which the property types and uses are similar. A neighborhood is more or less a unified area with somewhat definite boundaries. As a neighborhood's boundaries serve to limit the physical area that exerts germane influences on a property's value, the boundaries may indeed run concurrent with variations in prevailing land uses or physical characteristics. LOCATION . ....... The subject is located along the northeastern side of the MacArthur Causeway ramp, south of Ichimura Road. The subject is located on Watson Island, a man-made island in Biscayne Bay. Immediately east of the CBD and Omni neighborhoods of Greater Downtown Miami, it is connected to the mainland and South Beach, Miami by the MacArthur Causeway. ACCESSIBILITY The subject is accessible via the MacArthur Causeway Ramp, which connects to Ichimura Road, along which the subject's entrance is located. The General Douglas MacArthur Causeway is a six -lane causeway which connects Downtown, Miami, Florida and South Beach, Miami Beach via Biscayne Bay. The highway is the singular roadway connecting the mainland and beaches to Watson Island and the bay neighborhoods of Palm Island, Hibiscus Island, and Star Island. The MacArthur Causeway carries State Road 836 and State Road AIA over the Biscayne Bay. Interstate 395 ends at Fountain Street, the entrance to Palm Island Park which has a traffic light as well as bus stops. The MacArthur Causeway also provides access to the PortMiami Tunnel. The PortMiami Tunnel (also State Road 887; formerly Port of Miami Tunnel) is a 4,200 feet bored, undersea tunnel. It consists of two parallel tunnels (one in each direction) that travel beneath Biscayne Bay, connecting the MacArthur Causeway on Watson Island with PortMiami on Dodge Island. It was built in a public–private partnership between three government entities—the Florida Department of Transportation, Miami -Dade County, and the City of Miami—and the private entity MAT Concessionaire LLC, which was in charge of designing, building, and financing the project and holds a 31 -year concession to operate the tunnel. The tunnel was first conceived in the 1980s, as a way to remove traffic to PortMiami that was congesting downtown Miami streets. Prior to the tunnel's opening, the only route for PortMiami traffic was through the streets of downtown Miami; that traffic, especially trucks, was considered detrimental to the economic growth of downtown and a planned project to expand the port's capacity would increase the volume of trucks through downtown. Those issues would be remedied by the construction of the tunnel, allowing traffic to move between PortMiami and the MacArthur Causeway (which connects to Interstate 95 via 1-395) without traveling through downtown. In the first month after opening, the tunnel averaged 7,000 vehicles per day; nearly 16,000 vehicles travel to the port each weekday. DEVELOPMENT Development surrounding the subject includes a number of attractions, despite the small size of Watson Island. The Ichimura Miami -Japanese Garden grew out of the efforts of Kiyoshi Ichimura, who sent objects, materials and artisans from Tokyo to Miami in the 1950s to construct the San -Ai -An Japanese Garden on Watson island. The garden opened in 1961. Jungle Island opened its new facility on Watson Island in 2003. Originally named Parrot Jungle, the popular tourist attraction first opened in the Pinecrest neighborhood of Miami in 1936. Over the years, the attraction came to be a popular attraction for Miami residents and tourists, but that trend reversed once it moved to the smaller and less natural setting of Watson Island. Jungle Island hosts a popular event venue with its Treetop Ballroom. JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION ANO CONSULTING 18 Miami Outboard Club 1i-180-02 NEIGHBORHOOD ANALYSIS The Miami Children's Museum opened a new 56,500 SF facility on Watson Island in 2003. It has ten galleries, classrooms, birthday party rooms, a parent/teacher resource center, an educational gift shop, a 200 -seat auditorium and a dining area. The Miami Yacht Club has been located on Watson Island since the late 1940s. It offers youth and adult sailing programs, and sponsors races, regattas and a Sea Scout ship. The club has boat slips, dry storage, and a lounge, bar and restaurant. There is a public boat ramp with 50 oversized parking spaces for vehicles with boat trailers. JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION ANU CU SUL NO 19 Miami Outboard Club 17-180-02 NEIGHBORHOOD ANALYSIS ........... DEMOGRAPHICS The Site To Do Business is a service that provides demographic data, including historical, current and forecasted population estimates for a specified region. Patterns of development, density and migration are reflected in the population estimates. A survey of the subject area's population and growth rate is summarized in the following charts, followed by a map of the surveyed area. Demographics Source: Site To Do Business JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AND CONSULTING 20 2016 2021 Summary 1 mile 2 mile 3 mile 1 mile 2 mile 3 mile Population 3,070 82,683 192,664 3,168 93,552 209,873 Households 1,583 44,889 95,108 1,629 50,913 103,929 Families 691 15,606 38,171 710 17,646 41,453 Average Household Size 1.94 1.78 1.97 1.94 1.78 1.97 Owner Occupied Housing Units 939 9,940 21,400 946 10,802 22,754 Renter Occupied Housing Units 644 34,950 73,708 683 40,110 81,175 Median Age 46.0 34.9 37.1 46.5 35.0 37.6 Population_iay Age .._.. _1 mile 2 mile 3 mile 1 mile 2 mile 3 mile 0 - 4 4.2% 4.7% 5.1% 4.1% 43% 5.1% 5 - 9 3.8% 3.7% 4.2% 3.9% 3.7% 4.2% 10-14 3.6% 2.7% 3.5% 3.4% 2.9% 3.7% 15-19 3.0% 2.9% 3.5% 2.9% 2.8% 3.5% 20-24 4.1%Q 8.1°% 7.1% 3.9% 7.6% 6.6°% 25-34 14.2% 28.2% 22.6% 14.3% 28.3% 22.4% 35-44 15.4% 18.9% 17.0% 15.5% 18.3% 16.8% 45-54 16.7% 12.4% 12.7% 14.6% 12.4% 12.4% 55-64 16.4% 9.1% 10.3°% 16.5% 9.1% 10.3% 65-74 11.9% 5.7% 7.7% 13.4%n 6.2% 8.4% 75-84 5.1% 2.7% 4.4% 6,1% 2.9% 4.8% 85+ 1.6% 1,0% 1.9% 1.7% 1.0% 1.9% Households by Income 1 mile 2 mile 3mile 1 mile 2 mile 3 mile .................... . .................... <$1S,000 11.90% 16.60% 22.70% 10.30% 15.40°x6 21.80% $15,000 - $24,999 4.40°1 9.30% 12.00% 4.70% 10.50°% 13.40% $25,000 - $34,999 3.60% 8.80% 10.10% 2.10% 5.90°% 6.70% $35,000 - $49,999 11.80% 11.50%e 11.90% - 6.70% 8.60% 9.40% $50,000 - $74,999 7.60°% 17.00°% 14.30°% 8.00% 18.90% 15.80% $75,000 - $99,999 15.00% 10.60% 8.70% 16.601/16 11.20% 9.50% $100,000 - $149,999 18.90% 14.10% 10.70% 22.40% 16.20% 12.60% $150,000 - $199,999 9.80% 5.20% 4.10% 11.50% 6.10% 4.90% $200,000+ 16.90% 6.90% 5.70% 17.60% 7.30°% 6.00% Median Household Income $91,107 $54,073 $40,544 $102,171 $60,329 $47,694 Average Household Income $129,073 $82,040 $69,481 $140,944 $89,103 $76,235 Per capita Income $66,247 $45,117 $35,095 $72,155 $48,981 $38,486 Source: Site To Do Business JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AND CONSULTING 20 Miami outboard Club 17-180-02 NEIGHBORHOOD ANALYSIS _.... Trends: 2016 - 2021 Annual Rate 1 mile Radius Area State National Population 0.63% 1.29% 0.84% Households 0.57% 1.21% 0.79% Families 0.54% 1.13% 0.72% Owner HI -Is 0.15°% 1.09% 0.73% Median Household Income 2.32% 2.52% 1.89°% 2 mile Radius Area State National Population 2.50% 1.29% 0.84% Households 2.55% 1.21°% 0.79°% FamMes 2.49°% 1.13% 0.72% Owner HI -Is 1.68°% 1.09°% 0.73% Median Household Income 2.21% 2.52% 1.89% 3 mile RadiusArea ... ...__. State _ ._ !National Population 1.73% 1.29% 0.84% Households 1.79% 1.21% 0.79% Families 1.66% 1.1.3°% 0.72% Owner HI -Is 1.23% 1.09% 0.73% Median Household Income 3.30% 252% 1.89% Source: Site To Do Business Source: Site To Do Business JOSEPH J. BLAKE AND ASSOCIATES, REAL ESTATE VALUATION AND CONSULTING 21 Miami outboard Club 17-180-02 NEIGHBORHOOD ANALYSIS ... ... ... ... ... .._...... ......... .... ..... ... .. LIFE CYCLE A neighborhood's life cycle usually consists of four stages: • Growth - a period during which the neighborhood gains public favor and acceptance + Stability - a period of equilibrium without marked gains or losses • Decline - a period of diminishing demand • Revitalization - a period of renewal, redevelopment, modernization, and increasing demand Source: The Appraisal of Real Estate, 24th Edition From a general examination, it appears that the neighborhood is in the stability stage of the life cycle. A number of new developments have been proposed for the remaining vacant tracts on Watson Island, however these projects have been put on hold due to the previous recession, as well as hold-ups with municipal approvals for large scale projects. NEIGHBORHOOD ANALYSIS CONCLUSION .................. . We researched all germane influences that could possibly affect the value of the property in the area. This research did not produce any factors that could be negative or undesirable. In fact, just the opposite was found. The subject and the surrounding neighborhood, as delineated by boundaries, is a well-established residential community. Several factors have combined for the success of the neighborhood of which location and exclusivity have been positive influences. Finally, we are of the opinion that the subject's neighborhood should experience continued stability, building upon the solid foundation it has established. JOSEPH J, BLAKE AND ASSOCIATES, I C. REAL ESTATE VALi MON A30 CONSULTING 22 Miami Outboard Club DESCRIPTION OF THE SITE 17-180-oZ .......... ...... .... SITE DETAILS ADDRESS 1099 MacArthur Causeway, Miami, Miami-Dade County, FL 33132 PARCEL NUMBER 01-3231-000-0013 LOCATION The subject is located along the northeastern side of the MacArthur Causeway ramp, south of Ichimura Road. LOCATION TYPE Suburban MAP LATITUDE/LONGITUDE 25.7822581/-80.1725439 CENSUS TRACT 12-086-9810.00 SIZE 427,324 SF or 9.81 acres 207,781 SF is uplands and 219,543 SF is submerged land UPLANDS 207,781 SF or 4.77 acres SUBMERGED LAND 219,543 SF or 5.04 acres ZONING The upland parcel is zoned "CS," under the jurisdiction of the City of Miami. The subject's submerged land does not have a zoning designation. PRIMARY FRONTAGE STREET MacArthur Causeway Ramp ADJACENT PROPERTIES - NORTH Parrot Jungle/Venetian Islands ADJACENT PROPERTIES - SOUTH Port of Miami/Industrial ADJACENT PROPERTIES - WEST Watson Island Park ADJACENT PROPERTIES - EAST Biscayne Bay/Residential WATER FRONTAGE The subject has approximately 650' of frontage along Biscayne Bay. ACCESS The subject is accessible via the MacArthur Causeway Ramp, which connects to Ichimura Road, along which the subject's entrance is located. SHAPE The subject site is irregular in shape. SOIL CONDITIONS AND DRAINAGE The soil conditions observed at the subject appear to be typical of the region and adequate to support development. FLOOD ZONE The site lies within Zone AE. This information was obtained from the National Flood Insurance Rate Map Number 12086CO316L dated September 11, 2009. FLOOD TONE DEFINITION The base floodplain where base flood elevations are provided. AE Zones are now used on new format FIRMS instead of Al-A30 Zones. In communities that participate in the NFIP, mandatory flood insurance purchase requirements apply to this zone. OTHER HAZARDS None known. ENCUMBRANCES AND EASEMENTS There are no known adverse encumbrances or easements. Please reference Limiting Conditions and Assumptions. ENVIRONMENTAL HAZARDS There are no known adverse environmental conditions on the subject's site. Please reference Limiting Conditions and Assumptions. ADEQUACY OF UTILITIES Public utilities are available to the site. PUBLIC ELECTRICITY Public WATER SUPPLY TYPE City water SEWER TYPE City sewer POLICE AND FIRE PROTECTION City of Miami CONCLUSION The subject site is considered well-suited to functionally support its current use. JOSEPH J. BAKE AND ASSOCIATES, INC, REAL ESTATE VALUATION A.4b CONSULTING 23 Miami Outboard Ciub 17-180-02 DESCRIPTION OF THE SITE TOPOGRAPHIC SURVEY i A 2 A� ze AP, or- .......... V-1 "" JOSEPH J, BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AND CONSULTINO I 24 Miami Outboard Club 1a-180-02 DESCRIPTION OF THE IMPROVEMENTS GENERAL DETAILS DESCRIPTION Briefly described, the subject consists of a marina with on-site restaurant known as the Miami Outboard Club. The site contains upland and submerged land areas. The Miami Outboard Club is a privately operated marina under an existing ground Tease from the City of Miami. The marina offers 59 wet slips and 130 dry storage slips. There is a boat ramp and freestanding building containing 9,530 SF, which houses the dock master's office, as well as a restaurant. MARSHALL VALUATION SERVICE C CLASS MARSHALL VALIDATION SERVICE QUALITY CONDITION YEAR BUILT EFFECTIVE AGE TOTAL ECONOMIC LIFE REMAINING ECONOMIC LIFE CONSTRUCTION TYPE CURRENT OCCUPANCY LAND TO BUILDING RATIO FLOOR AREA RATIO PARKING TYPE PARKING SPACES WET SLIPS DRY SLIPS Average Average 1958 35 50 15 Concrete Block with Stucco 100% 21.80 (Based on uplands and upland improvements) 0.05 (Based on uplands and upland improvements) Surface 15 vehicle parking spaces 59 wet slips 130 dry slips JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AND CONSULT I G 25 Miami Outboard Club 17-180-02 ZONING The upland parcel is zoned "CS," under the jurisdiction of the City of Miami. The subject's submerged land does not have a zoning designation. Based on a review of the subject in relation to the CS zoning district, it appears the subject is a legal and conforming use. However, we are not experts in determining if a property is fully in compliance with all aspects of the zoning code. We suggest interested parties obtain a letter of zoning compliance from the City of Miami to determine if the subject is zoning compliant. JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AND COASULTING 26 ZONE DETAILS ......... ZONING AUTHORITY ... ... ... ... ... City of Miami ZONING CODE CS ZONING DESCRIPTION Civic Space PERMITTED USES Marinas, by right. Uses permitted by warrant include: food service establishments; open air retail; community, recreational, and religious facilities; infrastructure and utilities. Uses permitted by exception include: general commercial; marine - related commercial establishments; childcare and learning centers. ZONED DENSITY/FAR .3 MAXIMUM LOT COVERAGE 25% COMMENTS The Civic Zone consists of public use space and facilities that may contrast in use to their surroundings while reflecting adjacent setbacks and landscape. Development in a Civic Space Zone should have a minimum of fifty percent (50%) of its perimeter enfronting a thoroughfare. Civic Space sites shall be entered directly from a Thoroughfare. In Civic Spaces, buildings shall conform to regulations of the most restrictive abutting Transect Zone, except as shown by City of Miami's Parks and Public Spaces Master Plan. Other adjustments to the regulations shall be approved by process of exception. Based on a review of the subject in relation to the CS zoning district, it appears the subject is a legal and conforming use. However, we are not experts in determining if a property is fully in compliance with all aspects of the zoning code. We suggest interested parties obtain a letter of zoning compliance from the City of Miami to determine if the subject is zoning compliant. JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AND COASULTING 26 Miami Outboard Club TAXES The subject is assessed by the Miami -Dade County property appraiser's office, and is taxed by the City of Miami, Miami -Dade County, and the Miami -Dade County school district. According to public records, it appears there are no unpaid taxes as of the date of this report. Assessments in the county are done by the Miami -Dade County Property Appraiser's offices. The tax bills are sent in October, and paid by March of the following year. A 4% discount is given to bills paid in November, 3% to those paid in December, 2% if paid in January, and 1% if paid in February. Taxes paid after March are considered delinquent. Since assessments are completed annually, trends in assessed values have generally been increasing, as property values have increased. School taxes are based on "market value." Non -school taxes are based on "assessed value." These values may be equal or may be different amounts, depending on the property. The "market value" used to calculate school taxes can be increased with no cap, and is intended to be synonymous with the property's actual market value if it were to sell in the open market. The "assessed value" used to calculate non -school taxes can be adjusted upward, but has a maximum cap. According to Florida law: "Constitutional Amendment 1, approved by voters on January 29, 2008, was a provision to limit increases in the annual assessment of Non -Homestead properties to ten percent (10%). The base - year for implementing this change was 2008 and assessments were capped beginning in 2009. • There is no application for the Non Homestead Cap as it applies automatically. • Changes in ownership and use resets the Non Homestead Cap base year following the change. For example, filing a homestead exemption application removes the Non Homestead Cap. • The Non -Homestead Cap limits increases in the assessed value to 10%, excluding School Board assessments." Therefore, in times of increasing values, the "assessed value" (used to calculate non -school taxes) can fall below the "market value" (used to calculate school taxes). The "market value" is multiplied by the millage rate(s) associated with the school district. The "assessed value" is multiplied by the millage rate associated with any non -school taxes. The two amounts are added together to arrive at the total ad valorem taxes. Any non -ad valorem taxes are then added to that amount to arrive at the total tax liability. According to Florida law, if a property sells, then the "assessed value" will increase to the "market value." JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AND CONSULTING 27 Miami Outboard Club 17-180-02 TAXES The following table summarizes the subject's assessment and taxes: Parcel ID 01-3231-000-0013 Assessment Year 2016 Tax Authority Land Value $1,246,68£ Tax Authority Improvements Value $253,314 Tax Authority Other Value $0 School Board Assessment $1,500,000 Municipal Assessment $268,357 School Board Millage Rate $7.3220 Municipal Millage Rate $14.5036 Total Tax Rate $21.8256 Tax Rate Per $1,000.00 Taxes $14,875 Special Assessments $0 Taxes with Special Assessments $14,875 Early Payment Discount Percentage 4% Total Taxes $14,280 Assessed value on properties with homestead exemption is the base year market value, adjusted for annual percentage factor (3% or Consumer Price Index (CPI), whichever is less), plus new construction. • Assessed value cannot exceed market value. • On properties that do not have homestead exemption, assessed value and market value are synonymous. Florida law requires that the Property Appraiser assess all properties at market value as of January 1, of every year. To accomplish this task, sales from the prior years are used in valuing properties. For example, January 1, 2015 property assessments are based on sales activity from 2014. In arriving at just valuation as required under section 4, Art. VII of the State Constitution, the property appraiser shall take into consideration eight criteria. The eight criteria states as follows: "The net proceeds of the sale of the property, as received by the seller, after deduction of all of the usual and reasonable fees and costs of the sale, including the costs and expenses of financing, and allowance for unconventional or atypical terms of financing arrangements. When the net proceeds of the sale of any property are utilized, directly or indirectly, in the determination of just valuation of realty of the sold parcel or any other parcel under the provisions of this section, the property appraiser, for the purposes of such determination, shall exclude any portion of such net proceeds attributable to payments for household furnishings or other items of personal property." As previously noted, within the State of Florida, assessments are supposed to approximate 100% of market value; however, in many instances, upon a sale of a property the assessed values equate to only 75% to 95% of market value. We therefore discussed the topic of assessments with the Miami -Dade County Property Appraiser's office. They concurred that an assessment will typically fall at less than 100% of a property's market value when values are rising, but could not comment on a specific percent of value. in times when property values are falling, the actual assessed value will likely be at or close to 100% of the market value. JOSEPH 1, BLAKE AND ASSOCIATES, INC. I=DEAL ESTATE VALUATION AND CONSULTING 28 Miami Outboard Club MARKET ANALYSIS 17-180-02 .......... ......... .... _..... ........_ ......... MARINA MARKET ANALYSIS The purpose of this discussion is to provide an overview of the economic vitality of the recreational marina marketplace influencing the subject. The industry will be briefly considered on a national basis before detailing the subject's local, competitive market. In the course of the research of the recreational marina marketplace, we interviewed a variety of industry experts, including real estate professionals, marina developers, owners of marinas and local officials. We also consulted with the industry's trade associates and trade publications, including the international Marina Institute, the National Marine Manufacturers Association, and the Boating Industry Magazine. Interviews were conducted and factual material was gathered to ascertain historical, current and projected market conditions. Data includes industry revenue figures, slip occupancy and rental rates, availability of financing and environmental concerns. Industry Snapshot The U.S. marina industry includes about 3,800 establishments (single -location companies and units of multi - location companies) with combined annual revenue of about $4 billion. Demand is driven by ownership rates for power boats and sailboats. The profitability of an individual marina depends on location and good marketing. Large companies have the resources to advertise and negotiate better prices with suppliers, builders, and maintenance firms. Small companies can compete by offering customized services or preferred locations. The US industry is highly fragmented: the top 50 companies account for about 15% of industry revenue. More than 90% of US marina operators have only one location. According to FirstResearch the primary driver of revenue at nearly every marina is the slip rentals. The main business of marinas is renting slips (dockside spaces) and moorings (anchored buoys). Marinas also sell fuel and other items and provide maintenance services. About 40% of industry revenue comes from slip and storage fees, 15%from maintenance, and 10°% from fuel sales. Other sources of revenue include sales of food (5%) and marine equipment (5%). Revenue by Product - US Census Bureau ria Source: FirstResearch .JOSEPH J. BLAKE AND ASSOCIATES, . REAS. ESTATE VALUATION AND CONSULTIN3 29 Miami outboard club MARKET ANALYSIS 17-18®-02 A typical marina has 50 to 150 slips, but some very large marinas, such as Dana Point Marina in Orange County, California, can have more than 1,000 slips. The major operating activities of a marina are similar to those of a hotel, and revolve around managing rentals, managing personnel, maintaining the property, and supplying services. Occupancy rates and rental rates are a constant source of attention for managers. Many marinas use specialized computer programs to manage reservations and billings. Marinas increasingly use websites as marketing and booking tools. According to the 2014 Recreational Boating Statistical Abstract, published by the National Marine Manufacturers Association in 2015, recreational boating continues to be an important factor to the U.S. economy, contributing $35.4 billion in direct sales of products and services in 2014, a 3.5% decrease from 2011 • Of the 242.5 million adults living in the United States in 2014, 35.7% or 87.3 million people participated in recreational boating at least once during the year, relatively unchanged from 2013. Since 2011, boating participation has ranged from 34.8% to 37.8% of the population. Annual retail sales of new boats, engines & marine accessories in the U.S. totaled $16.4 billion in 2014. • New boat sales were up 0.5% to 534,500 units in 2014. • New traditional powerboat sales increased 6.4°% to 171,500 units in 2014. • New sailboats sold at retail increased 33.9% to 7,500 units. • New personal watercraft sales increased 21.6% to 47,900 units. • New boat imports totaled $2.3 billion, up 7.2% in 2014; units were up 17.7°% to 794,174. • New boat exports totaled $2.1 billion, down 0.6% in 2014; units were down 6.7°% to 208,532. • Total engine sales, including topline, outboard, inboard and sterndrive engines, were 243,200 units, up 3.4% in 2014. • Outboard engines sales were up 4.5% to 218,400 units; retail sales reached $2.5 billion, up 8.6%. • Aftermarket accessory sales totaled $5.6 billion in 2014, an increase of 14.7%. • Americans are taking to the water: 35.7% of the U.S. adult population -87.3 million Americans - participated in recreational boating at least once in 2014. • Boats are uniquely made in America: 94.9% of powerboats sold in the U.S. are made in the U.S. • There were an estimated 12 million registered boats in the U.S. in 2014. • 95% of boats on the water (powerboats, personal watercraft, and sailboats) in the U.S. are less than 26 feet. • An estimated 940,500 pre -owned boats (powerboats, personal watercraft, and sailboats) were sold in 2014. Boating Demographics and Participation Boating is primarily a middle-class lifestyle as 71.5% of American boat owners have a household income less than $100,000. Of the 242.5 million adults living in the United States in 2014, 35.7°% or 87.3 million people participated in recreational boating at least once during the year, relatively unchanged from 2013. Since 2011, boating participation has ranged from 34.8°% to 37.8% of the population. JOSEPH Js BLAKE AND ASSOCIATES, INC. EAS: ESTATE VALOWON AND CONSUITINS 30 Miami Outboard Club 17-180-02 YUR W OF ADULTS GOING BOATINC, (MILLIONS1 %OF IB+ WHO WENT BOATING 'qW< G i` 'rn2 iw 5` IMG ? 996 11097 gg 68. .air -4% 67 a 37-' a no _ 92..1 29 22% 2X,2 6 5 X 4 2(�i-13 6-1 01 q11 IN 4 6,34 r2E M, 57 2OC6 _2 �v;7 68.4 r6 [;9.«:. W I 8 r3.1 X S 209 5-Q9 20 170 11x ({,5—G) 32...4 AM i 2 y,z Q € 01 3..-.61 2414 87.3 35.70 MARKET ANALYSIS Source: National Marine Manufacturers Association, Market Statistics Department, 2015 The following chart summarizes the number of adults in the US involved in boating activities: REAL ESTATE VALUATION AND CONSULTING 31 Miami Outboard Club 17-180-02 =�c $i MARKET ANALYSIS �yf P iffia a� OF �'s3�.yz.'�'�30"MCu:.��'YC MANC, icy ADU EiiP; �N Source: National Marine Manufacturers Association, Market Statistics Department, 2015 Boating Registrations - ........ ....... .. .. .. ... .. . .. ... .. ... .. .. .. .. .. .. .. Beat registrations were up 1.65% in 2014, rising to a total of 12.3 million, compared to 12.1 million the previous year. However, the total number of recreational boats in use during 2014 declined 0.6% to 15.8 million. JOSEPH J. BLAKE AND ASSOCIATES, IN. REAL ESTATE VALUATION AND CONSULTING 32 Miami Outboard Club 17-180-G2 MARKET ANALYSIS The following charts summarize the number of registered and non -registered boats: Source: National Marine Manufacturers Association, Market Statistics Department, 2014 JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AND CONSULTING 33 REGISTEREW'DOCUMEWED NOR-REGSTERED TOTAL YEAR BOATS M110W BOATS (MIUMNS) {MILLMS) 1989 13 8 4.3 5-7 i9m 5.3 5.2 5. ` 16.3 119931 11.3 4.9 16 2 19N 41A 4.3- 162 1945 117 3,6 15-4 1996 }2,1 3,9 15 6 12A 18 I Z' 7 117 '99Q 129 4. 13_0 4,a 2W2 12,9 X04 12-9 4,S 174 io 4,S 17 7 2CC6 -20C 1 113-0 U 2019 i2,8 IGG Kl 0 125 [$2011,e..2".� 20 11 12 t6_0 2D14 est. 113 3.6 152 Source: National Marine Manufacturers Association, Market Statistics Department, 2014 JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AND CONSULTING 33 s t '09 -11 13 MARKET ANALYSIS M WWV9FG1:.::W ,'FL ;moi S 0.-. a,1:: z,a sit.. 'r:';;.5 Source: National Marine Manufacturers Association, Market Statistics Department, 2014 Sales by State Consumers spent $16.4 billion on new powerboats, outboard engines, boat trailers and aftermarket accessories collectively in 2014, up 12.3% from 2013. Florida again ranked first in total expenditures for new powerboats, outboard engines, trailers and aftermarket accessories. Spending in Florida increased 22.5% in 2014 compared to 2013. JOSEPH J, BLADE AND ASSOCIATES, INC, £AI. ESTATE VALUATIOX AND CON5itLTl6 34 Miami Outboard Club MARKET ANALYSIS 17-180-02 The distribution of neva powerboat, engine, trailer and accessory purchases by state are shown on the following chart: :'St34i 0 tom'? T .&��Y �' , 1 --X'". ate -a s;- ..'z :a':'at5'r+'au,.r Source: National Marine Manufacturers Association, Market Statistics Department, 2014 JOSEPH J, SLAKE AND ASSOCIATE'S' INC, REAL ESTATE VALUATION AND CONSULTING 35 4 nia MU Imi NM (01 50AT M.'740a:Y,=- -IT . TPTAt MAL MA TrATE PARK POWK'404TSEames = 9�s , s s EWERD91fts C # _ . 546..74476 �'':. -....x .' ✓ Eribri1 -.. ,: ` S116• iiCd .. E�.` :) ,.: :�' .... ' - : ,.. ��.'SC.S' :. .°: meq. S6d3..71Qfl27 ;:. :b � ... ... ,' -•:' � �' . > , `:sJ 11C 51 s2jam V 9448,M2,818 "A% 9106.81tiS?9 $. 2e5B5d« S S V; ':X.. C;: .:...;: ' � q n 9.s1�1.: di 5&23a." q;`: 0l � F N 21S {1.3kv$.: &M: n9.3�4 u.aa.s:e9. .'.a.".$ ... - .:i< t5 kY 7N 117131103 :' t-"" f1'$55fi.s]i6 S6"�9:VAAE'? 9107.421 "'U263_ IN 3 s &W.812907 r q. ST77,961122 -, .: ... 5186,118_ m1 T a:•.'.. :. ,.:*. 4`y 5�30,5U1.'e3 u- ; X4..::;:3 3 $&7,K7 TV.34,i �Q &:i.r..3 _ _, e a ':<si� 527.518 �dd3 is zx: ;? v 57�7m.893,z 31 SW';11.M ,N `VU ' -°3 _ S36-WW317 TOTAL 57.930.899, 75 52:=2a %4,Ud $291-7- 06,* 800 S18it.95110"7 123@4 SYON'737,710 S14p6fur' ll1.Ad81180�"s :'St34i 0 tom'? T .&��Y �' , 1 --X'". ate -a s;- ..'z :a':'at5'r+'au,.r Source: National Marine Manufacturers Association, Market Statistics Department, 2014 JOSEPH J, SLAKE AND ASSOCIATE'S' INC, REAL ESTATE VALUATION AND CONSULTING 35 Miami Outboard Club v-180-02 Florida Overview MARKET ANALYSIS The following chart shows the number of boat registrations in the State of Florida and Miami -Dade County in terms of vessel registrations. Recreational Total Recreational Total Recreational Total Recreational Total County Vessels 2016 Vessels 2016 Vessels 2015 Vessels 2015 Vessels 2014 Vessels 2014 Vessels 2013 Vessels 2013 Miami -Dade 63,670 66,422 62,645 65,322 60,713 63,319 59,031 51,537 Entire State 899,285 931,450 883,332 915,713 867,463 899,635 864,673 896,632 Source: Florida Department of Highway Safety and Motor Vehicle The total number of vessels in Miami -Dade has increased over the last few years. Local Marina Market The State of Florida had a total of 901,450 registered boats as of 2016 (year for which most recent data is available). Of these approximately 97% were pleasure craft. Within Miami -Dade County, there are 66,422 registered vessels. The large number of registered vessels provides the basis for the area's marina industry. Boats registered in other states and foreign countries in the winter months join these vessels. Registered boats in Miami -Dade County has steadily increased since 2012. Over the period 2015 through 2016, Miami - Dade County's count of registered recreational vessels increased by 1,025 vessels. This increase in the number of registered vessels, especially recreational vessels, helps explain the high levels of occupancy in the area. Watson Island, Miami Flagstone Development had planned its own mega yacht marina as part of a two -hotel project on Watson Island, which stalled during the economic downturn. Flagstone was to create the marina first, hoping it would help generate revenue and drive financing for the overall project. The $1 billion project, known as Island Gardens represents a partnership between the Flagstone Property Group and the City of Miami. The development will include a full-service super yacht harbor, two hotels, more than 220,000 square feet of retail and dining space, and expansive gardens. The Deep Harbour at Island Gardens marina is designed to hold 50 yachts up to 550 feet long, according to the developer, Flagstone Property Group. North Palm Beach -based Technomarine Group recently constructed the marina slips; when completed the marina will include its own customs and immigration office. Due to the scale of this marina, and the proposed quality and condition of the improvements, it is unlikely that the subject will be considerably affected by its construction. JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AND CONSULTING 36 Miami Outboard Club 13-180-02 Port of Miami MARKET ANALYSIS In 2011, a 2035 master plan to build a super yacht marina at the Port of Miami was unveiled. The super yacht marina proposed for the southwestern corner of the Port of Miami property would be built adjacent to an eventual waterfront promenade with shops and restaurants. The super yacht marina is just one aspect of the Master Plan, which takes in expansion of the Port's cruise ship berths — proposed to increase to hold nine of the world's largest cruise ships —and the re -introduction of rail service at the Port, all geared to ensure future growth of the marine industry in Florida. The marina, the cruise ship hub and the leisure areas are expected to provide more jobs for the area. The developer has stressed super yacht marina plans are as yet only concepts, a point underlined by the 2035 timeline. Port of Miami would also have to address environmental concerns, already causing protest in the region. Fisher Island condo associations had filed petitions with the state's Department of Environmental Protection to challenge the dredge permit. Objections are to 'unavoidable' removal of sea grass, the staple food of the endangered West Indian manatee, and other concerns. The consensus in the industry is that the demand for yacht dockage space at the Port would be great due to the clear channel depths, which are deep enough to accommodate the cruise ships and the lack of fixed bridges into the area which would allow the large sailing yachts to dock here. Many parts of Biscayne Bay are shallow which limits large boat access to most of the area's marinas. There are no immediate plans for the commencement of this project. JOSEPH J. BLAKE AND ASSOCIATES, INC, REAL ESTATE VALUATION AND CUNSULTIN4, 37 Miami Outboard Club 17-180-02 MARKET ANALYSIS ..... .. ......... __ LOCAL MARINA MARKET In order to determine an appropriate market rent to apply to the subject's slips, we surveyed the following comparables in the subject's market. .........._... Marina Comparable 1 Name: Bayshore Landing Marina Location: 2550 Bay Shore Landing Drive, Miami, Florida Slip Rates: 0 Wet Slips - $28/LF/Month - $50/LF/Month Transient - $3.00/LF/Day - $4.50/LF/Day Additional Live Aboard - None Lift Rates $1,600 to $2,200 Flat Rate Month Occupancy: 100% Average Boat Length: 56' Maximum Boat Length: 85' Maximum Boat Draft: 9' Dock Style: Concrete and wood Fuel: Yes Gas and Diesel Repair Facilities: No Amenities: Fuel station, dock master's office, ship's store, restrooms/showers, laundry facilities, and on site restaurant (Monty's Raw Bar) and retail/office building, located in Coconut Grove Comments: Electric for power boats range from $90.00 for 30 amps to $950.00 for 1.00 amps triple. Electric for sail boats range from $90.00 for 30 amps to $900.00 for 100 amps triple. JOSEPH J. BLAKE AND ASSOCIATES; INC. FAL ESTATE VALUATION AND CONSO T10 38 Miami Outboard Club 17-180-02 Name: Location: Slip Rates: Wet Slips - Outside Racks - Transient - Occupancy: Average Boat Length: Maximum Boat Length: Maximum Boat Draft: Dock Style: Fuel: Repair Facilities: Amenities: MARKET ANALYSIS $35/LF/Month $27,84/LF/Month - $30.73/LF/Month $4.50/LF/Day 100 53' 1.50' NA Wood and Concrete Gas and Diesel Yes On-site Fresh Market, security, ship's store, showers, laundry facilities, Internet access, located in Coconut Grove Comments: Rates incorporate haul out services_ The upland area is improved with a 276 dry slip storage facility (200 outdoor racks and 76 indoor racks), a commercial building with a Fresh Market and retail/office bays. The submerged land area consists of a 58 wet slip marina with concrete docks and concrete pilings. JOSEPH J, BLAKE AND ASSOCIATES, INC, REAL ESTATE VALUATION AND CONSULTING 34 Miami Outboard Club 17-180-02MARKET ANALYSIS Marina Comparable 3 Name: Dinner Key Marina Location: 3400 Pan American Drive, Miami, Florida Slip Rates: Wet Slips - $17.70/LF/Month Moorings - $23.36/Day to $322.43/Month Transient - $2.85/LF/Day - $34.00/LF/Month Additional Live Aboard - $22.70/LF/Month Occupancy: 100% Average Boat Length: NA Maximum Boat Length: 175' Maximum Boat Draft: 7' Dock Style: Wood and Concrete Fuel: Gas and Diesel Repair Facilities: Yes Amenities: Security, ship's store, showers, laundry facilities, Internet access, US Customs clearing, located in Coconut Grove Comments: Dinner Key Marina is the flagship marina of the City of Miami located in Coconut Grove. Dinner Key originally served as base of operations for Pan American Airway's famed flying boats, the Clippers. The original Pan Am terminal building (next doorto Dinner Key Marina) now serves as Miami City Hall. JOSEPH J. BLAKE AND ASSOCIATES, INC, REAL ESTATE VALUATION AND CO SULCI U 40 Miami Outboard Club 17-180-02 Name: Location: Slip Rates: Wet Slips - Transient - Occupancy: Average Boat Length: Maximum Boat Length: Maximum Boat Draft: Dock Style: Fuel: Repair Facilities: Amenities: Comments: MARKET ANALYSIS Marina Comparable 4 Mia Marina at Bayside Marina 401 Biscayne Boulevard, Miami, Florida $17.70/LF/Month $2.85/LF/Day - $34.00/LF/Month 100% NA 150' 7' Wood and Concrete Gas and Diesel Yes Security, ship's store, showers, laundry facilities, Internet access, US Customs clearing, located in Bayside Marketplace Miamarina is situated within the Bayside Marketplace, a festival mall of over 100 stares, shops, restaurants, and cafes. The marina is located next door to the American Airlines Arena, home of the NBA's Miami Heat. JOSEPH J. BLAKE AND SSOC A ES, INC, REAL ESTATE VALUATION ANO CONSULTING 41 Miami Outboard Club 17 -1$Q -az Marina Comparable S Name: Location: Slip Rates: Wet Slips - Outside Racks - Pods - Jet Ski Storage - Transient - Additional Live Aboard - Occupancy: Average Boat Length: Maximum Boat Length: Maximum Boat Draft: Dock Style: Fuel: Repair Facilities: Amenities: Comments: MARKET ANALYSIS Rickenbacker Marina 3301 Rickenbacker Causeway, Miami, Florida $35.00/LF/Month - $40/LF/Month $30/LF/Month $960/Month $380/Month - $450/Month $5.00/LF/Day - $8.00/LF/Day $145/Month - $545/Month 100% 45' 100, 9' Wood and Concrete Gas, No Diesel No Restaurant, security, ship's store, showers, laundry facilities, Internet access, located on Virginia Key Rates incorporate haul out services. This property is located on Virginia Key near the upscale residential community of Key Biscayne. The property contains Whiskey Joe's restaurant and is adjacent to the Rusty Pelican restaurant. JOSEPH J- BLAKE AND ASSOCIATES, INC, REAL tSTATE VALIJAT13M ANO CU SOLil U 42 was: $35.00/LF/Month - $40/LF/Month $30/LF/Month $960/Month $380/Month - $450/Month $5.00/LF/Day - $8.00/LF/Day $145/Month - $545/Month 100% 45' 100, 9' Wood and Concrete Gas, No Diesel No Restaurant, security, ship's store, showers, laundry facilities, Internet access, located on Virginia Key Rates incorporate haul out services. This property is located on Virginia Key near the upscale residential community of Key Biscayne. The property contains Whiskey Joe's restaurant and is adjacent to the Rusty Pelican restaurant. JOSEPH J- BLAKE AND ASSOCIATES, INC, REAL tSTATE VALIJAT13M ANO CU SOLil U 42 Slip Rates: Wet Slips - Transient - Boat Lifts - $31.00/LF/Month - $00.00/LF/Month $5.00/LF/Day - $8.00/LF/Day $40/LF/Month - 40 foot min. Occupancy: 100% Average Boat Length: 42' Maximum Boat Length: 250' Maximum Boat Draft: 12' Dock Style: Wood and Concrete Fuel: Yes Gas and Diesel Repair Facilities: No Amenities: Security, comfortstations with laundryand shower facilities, 24-hour dock attendants and pump -out services, restaurant, marine store, dive shop, grocery store, charters, rentals and brokerage services, US Customs clearing, cable and internet access, swimming pool, located in Miami Beach Comments: The property is located in Miami Beach. JOSEPH! 1. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AND CONSULTG 43 Miami Outboard Club 17-180-02 _..... .. .. .. .. .. .. .. . ........ SUMMARY The comparable marinas are summarized on the following chart. MARKET ANALYSIS The comparables give a good estimate of the rates that are achievable in the market. All the comparables offer similar amenities, with variances from one development to the next. All of the comparables are located in Miami with some of the properties located adjacent to hotels, which adds to their appeal. Adjustments The comparable slips have a wide rental rate range. In order to better determine the rates at which the subject's slips would lease, we adjusted the comparables for the following factors: Location Quality and Condition Draft and Maximum Boat Length Amenities Location The adjustment for location realizes that areas of active growth and development, as well as those easily accessible and well protected from weather and tidal elements usually rent for more per LF than properties in areas that do not offer these attributes, with all other factors held constant. As stated, the subject is located on the northwest side of the MacArthur Causeway on Watson Island. The subject is also within close proximity to Miami Beach. All of the comparables are located within Miami -Dade County and their locations are summarized in the following chart: Comparable Annual Rate/LF/Mo. Seasonal Rate/LF/Mo. Monthly Rate/LF/Mo. Transient Rate/LF/Day 1 $28.00 - $35.00 $36.00 - $43.00 $46.00 - $50.00 $3.00 - $450 2 $35.00 $35.00 $35.00 $4.50 3 $17.70 $17.70 $17.70 $2.85 4 $17.70 $17.70 $17.70 $2.85 5 $35.00 - $40.00 $35.00 - $40.00 $35.00 - $40.00 $5.00 - $8.00 6 $31.00.00 $50.00 $60.00 $5.00 - $8.00 The comparables give a good estimate of the rates that are achievable in the market. All the comparables offer similar amenities, with variances from one development to the next. All of the comparables are located in Miami with some of the properties located adjacent to hotels, which adds to their appeal. Adjustments The comparable slips have a wide rental rate range. In order to better determine the rates at which the subject's slips would lease, we adjusted the comparables for the following factors: Location Quality and Condition Draft and Maximum Boat Length Amenities Location The adjustment for location realizes that areas of active growth and development, as well as those easily accessible and well protected from weather and tidal elements usually rent for more per LF than properties in areas that do not offer these attributes, with all other factors held constant. As stated, the subject is located on the northwest side of the MacArthur Causeway on Watson Island. The subject is also within close proximity to Miami Beach. All of the comparables are located within Miami -Dade County and their locations are summarized in the following chart: Comparable Location Access Protection Development Overall Adjustment 1 Coconut Grove Superior Similar Superior Superior Downward 2 Coconut Grove Superior Similar Superior Superior Downward 3 Coconut Grove Superior Similar Superior Superior Downward 4 Bayside Marketplace Similar Similar Superior Superior Downward 5 Virginia Key/Key Superior Similar Superior Superior Downward Biscayne 6 Miami Beach Superior Similar Superior Superior Downward With the exception of Comparable 5, all of the sales are located on mainland portions of Coconut Grove, Downtown Miami, or Miami Beach. Comparables 1, 2, 3, 4, and 6 are all within walking distance of restaurants, attractions, and nightlife and are considered superior in terms of surrounding development. Comparable 5 is located on Virginia Key, which is just west of Key Biscayne. Within walking distance from this marina are two popular restaurants, as well as multiple public beaches. Therefore, this comparable is considered superior to the subject in terms of surrounding development. All of the marinas offer similar protection. JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL 1ST Ti VALUATION AND CONSULTING 44 Miami outboard Club MARKET ANALYSIS 17-180-02 In terms of access, the subject has access to Biscayne Bay and the Atlantic Ocean, however boats must pass underneath automated bridges for access to the main waterways. Comparables 1, 2, and 3 have unhindered access to Biscayne Bay and the Atlantic Ocean, and are therefore considered superior in terms of access. Comparable 4 is located adjacent to the Bayside Marketplace, which is accessed from the north traveling through an automated bridge, and from the south by traveling through a wake restricted channel. Therefore, this comparable is considered similar in terms of access. Quality and Condition The subject's submerged improvements are of average quality construction and are in average condition. Each comparable's quality and condition is listed below. Comparable Quality Condition Overall Adjustment 1 Good Good Good Downward 2 Good Good Good Downward 3 Average Average Average None 4 Good Good Good Downward 5 Good Good Good Downward 6 Good Good Good Downward Maximum Boat Length The maximum boat length of each of the comparables is listed below. The subject's maximum boat length is 40'. According to the dockmaster, approximately 50% of the 59 wet slips can accommodate a maximum length of 30', while the remaining 50% can accommodate 35. Only "a couple" slips can accommodate a 40' vessel. Comparable Max. Boat Length Overall Adjustment 1 88' Superior Downward 2 150' Superior Downward 3 175' Superior Downward 4 150' Superior Downward 5 100' Superior Downward 6 250' Superior Downward Amenities The number and quality of available amenities at a marina tend to make it more or less desirable to slip patrons. In terms of an amenities adjustment, it is typically found that marinas with higher quality and a greater number of amenities typically rent for more per LF than those which do not offer these features, with all other factors held constant. The subject's amenities include a dock master's office, and on site restaurant. The comparables' dock and upland amenities were listed in each marina write-up. The chart depicts how each comparable's amenities compare to the subject's. Comparable Dock Amenities Upland Amenities Adjustment 1 Superior Superior Downward 2 Superior Superior Downward 3 Superior Superior Downward 4 Superior Superior Downward 5 Superior Superior Downward 6 Superior Superior Downward JOSEPH{ J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION D CONSULTIND 45 Miami Outboard Club 17-180-02 MARKET ANALYSIS ......... .......... MARINA RENT COMPARABLE CONCLUSION The comparables are adjusted to reflect overall slip rental rates in comparison to the subject. Marina Rent Comparable Adjustment Grid 1 2 3 4 5 6 Location - - - - - - Quality & Condition - - Draft/Max. Boat Length - - - - - Amenities - - - - - - Overall Adjustment - - - - - - According to the dockmaster, the current rates being charged for the subject's wet slips is $9.00/LF/Month with a minimum boat length of 30'. The current rates bring charged for the subject's dry slips is $4.50/LF/Month with a minimum boat length of 25'. Slips are rented to members, and rates are kept fixed for transient, monthly, and seasonal renters. The subject is currently operated as a non-profit, the goal of which is to operate on a break-even profit margin. Therefore, if the subject's operations were assumed by a for-profit occupant, the market rental rates for the boat slips would be more akin to those indicated by the comparables. As indicated by all of the marina comparables, slips are rented on an annual, seasonal, monthly, and transient basis. The subject offers sparse marina amenities and upland amenities, and has major waterway access that is hindered by automated bridges. The subject's wet slips are well protected, and are situated in close proximity to Miami Beach. Based on the comparables, we conclude to the following average wet slip fees for the subject: Rate/LF/Mo. (Wet Slips) Annual Rates $20.00 Seasonal Rates $30.00 Monthly Rates $20.00 Daily Rates $4.50 The subject's dry slips are situated in an asphalt paved parking lot, a portion of which abuts an off -ramp to the MacArthur Causeway. Therefore, we have applied the lower end of the range indicated by the comparables for the subject's dry slips. The following chart details the dry slips/lifts offered by the comparables: Monthly JOSEPH 1. BLAKE AND ASSOCIATES, INC, REAL ESTATE VALUATION AND CONSULTING 46 1 $1,600 - $2,000 (Flat) 2 $27.84 - $30.73 3 NA 4 NA 5 $30.00 6 $40.00 JOSEPH 1. BLAKE AND ASSOCIATES, INC, REAL ESTATE VALUATION AND CONSULTING 46 Miami outboard club MARKET ANALYSIS 17-180-02 All of the comparables offer dry rack storage, whereas the subject offers trailer boat storage more similar to parking spaces. Members can self -tow or have their boats towed to the marina ramp via one of two travel lifts. The subject's monthly rates are currently $4.50/LF for the dry slips. The lower end of the range of transient rentals for the comparable wet slips is $2.85/LF, which are typically more desirable on a transient basis. Therefore, we have applied this rate to the subject's dry slips on a transient/daily rental basis. For the monthly, seasonal, and annual rental scenario, we have applied the lower end of the range indicated by the comparables. We conclude to the following average dry slip fees for the subject: Rate/LF/Mo. (Dry Slips) Annual Rates $17.70 Seasonal Rates $30.00 Monthly Rates $17.70 Daily Rates $2.85 Occupancy/Business Mix Conclusions We were not provided with the subject's historical occupancy rates. According to the dock master, the wet slips are currently 100% occupied, and the dry slips are currently 92°% occupied. We estimate that the subject's occupancy should be within the 90% to 100% percentile range based on the comparables in the market. The marina business is very sensitive to the national economy, and typically, when the economy is doing well, marinas also do very well. Currently, the national economy is considered to be weak. However, despite this factor occupancy level amongst marinas is strong. This is a possible result of the lack of new marina construction within the South Florida area. The permitting process associated with the construction of new marinas is virtually impossible as a result of environmental issues. As such, there is a limited supply of slips available within the area with a continued strong demand for slips as population within the area continues to increase. Therefore, we have applied an overall occupancy rate of 95%. In order to derive an appropriate business mix of annual, seasonal, monthly and daily fees, we analyzed the performance of comparable marinas. According to the comparables surveyed, daily slip rental comprises the lowest percentage occupancy within a marina, typically between 2% to 5%. We have applied the lower end of this range to the subject. The majority of occupancy within the marinas surveyed is generated by annual occupants, with the additional slips filled by seasonal/monthly renters. Therefore, in determining an appropriate business mix for the subject, we have concluded to 70% as the annual business mix, and 30% as the combined seasonal and monthly mix, and 2% as the dally business mix. JOSEPH J. BLAKE AND ASSOCIATES, INC„ REAL ESTATE VALUATION AND CONSULTING 47 Wet Slips Annual $20.00 70.00% $14.00 Seasonal $30.00 15.00% $450 Monthly $20,00 13.00% $2.60 $21.10 Daily $4.50 2.00% JOSEPH J. BLAKE AND ASSOCIATES, INC„ REAL ESTATE VALUATION AND CONSULTING 47 Miami Outboard Club 17-180-02 MARKET ANALYSIS The average annual/seasonal/monthly rate is calculated to be $21.10/month for the subject's wet slips and $19.19/SF for the subject's dry slips. Daily dockage is assumed at $4.50/LF/day for wet slips, and $2.85/LF for dry slips. The total revenue that is projected to be generated by the marina is shown on the charts that follow: Annual/Seasonal/ Daily Dockage Monthly Dockage Potential $1,462,926 $7,573,294 Revenue Occupancy 95°% 95% $1,389,779 $7,194,529 Business Mix 98% 2% $1,361,984 $143,893 Percentage stent Dockage Revenue $1,505,876 With regards to the rental rate for the subject, it is noted that a number of marina and restaurant facilities in Miami -Dade County are leased with the property's rental rate stipulated on a base amount, base amount plus percentage rent, percentage rent or the greater of percentage rent or base rent. Detailed below is information regarding several marina/restaurant comparables within the market: Comparable Dry Slips % Rent Annual $17.70 70.00% $12.39 Seasonal $30.00 15.00% $4.50 Monthly $17.70 13.00% $2.30 Coconut Grove Sail Club $30,000 or $19.19 Daily $2.85 2.00% 15% of gross revenue for marina MARKET ANALYSIS The average annual/seasonal/monthly rate is calculated to be $21.10/month for the subject's wet slips and $19.19/SF for the subject's dry slips. Daily dockage is assumed at $4.50/LF/day for wet slips, and $2.85/LF for dry slips. The total revenue that is projected to be generated by the marina is shown on the charts that follow: Annual/Seasonal/ Daily Dockage Monthly Dockage Potential $1,462,926 $7,573,294 Revenue Occupancy 95°% 95% $1,389,779 $7,194,529 Business Mix 98% 2% $1,361,984 $143,893 Percentage stent Dockage Revenue $1,505,876 With regards to the rental rate for the subject, it is noted that a number of marina and restaurant facilities in Miami -Dade County are leased with the property's rental rate stipulated on a base amount, base amount plus percentage rent, percentage rent or the greater of percentage rent or base rent. Detailed below is information regarding several marina/restaurant comparables within the market: Comparable Base Rent % Rent Confidential $320,000 10% of gross receipts Bayshore -- Monty's $277,586 15% of gross receipts Miami Yacht Club $49,080 9.0% of gross revenue in excess of $380,000 Coconut Grove Sail Club $30,000 or 7.5% of gross revenues Grove Harbour Marina $550,000 or 15% of gross revenue for marina 10% of gross revenue for boatyard 10% of gross revenue for restaurants 5°% of gross revenue for service/fuel Rickenbacker $360,000 15.00% of gross revenues for wet slips 12.00% of gross revenues for dry slips Increasing by 1% after 4.5 years JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AND 9ONSULTING 48 Miami Outboard Club MARKET ANALYSIS 17-180-02 For many of the comparables, the natural breakpoint has been passed and they are paying a percentage of revenues to the city. The subject's current lease agreement with the City stipulates a base rent amount plus a percentage rent defined as 10% of the gross food and non-alcoholic beverage revenues associated with the restaurant in excess of $10,000. For the year ended March 31, 2010 (most recent information provided), the base rental amount was $9,215/month, or $110,580/year. The following chart details the subject's historical base rental rate: Base Rental Subject Subject Subject Hate 2014 2015 2015 Amount $108,840 $110,580 $110,580 According to financial statements provided by the client, the lease provides for annual increases to the base rent based on CPI, which typically ranges from 3°% to 5%. We have applied a 3°% increase in the subject's based rental rate for 2017. Therefore, the base rental rate is estimated to be $113,897. The following chart details the current percentage rent amounts applied to each category under a current confidential lease for a marina located in Coconut Grove: Category °% Rent Wet Storage 15% Dry Storage 12% Subleases 40°% Fuel Dock 5% Other Revenue 5% JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION ASIA CORS LIJUG 49 Miami Outboard Club 17-180-02 MARKET ANALYSIS We have detailed several comparables below that indicate that the rental revenue at am a rina is tied into the base rental rate unless sales at the facility reach a natural breakpoint in which case percentage rent takes effect. [detailed below are the percentage amounts which would take affect for the ancillary revenue components at comparable facilities: Comparable A Category Boatyard: > of Base Rent @ $320,000 or % rent @ 10% of Gross Receipts Marina Service: > of Base Rent @ $320,000 or % rent @ 10% of Gross Receipts Marine Fueling: $0.02/Gallon on Fuel Comparable B Category Boatyard: Marina Service Marine Fueling Comparable C Boatyard: Marina Service Marine Fueling Comparable D N/A > of Base Rent @$277,586 or % rent @10%-15%of Gross Receipts N/A 9% of Gross revenues in Excess of $380,000 9% of Gross revenues in Excess of $380,000 9% of Grass revenues in Excess of $380,000 Category Boatyard: > of Base Rent @ $360,000 or % rent @ 10% of Gross Receipts Marina Service: > of Base Rent @ $360,000 or % rent @ 5% of Gross Receipts Marine Fueling: > of Base Rent @ $360,000 or % rent @ 5% of Gross Receipts For many of the comparables, the natural breakpoint has been passed and they are paying a percentage of revenues to the city. With consideration to the comparables a base rental rate for the facility should be set such that a rental rate for revenue from a boatyard or marina service facility is the greater of the base rent or percentage rent at a rate of 5.00% to 15.00% of gross receipts for revenue for these categories. Given the subject's location, avaiiable land area and amount of income -generation, we believe a 15% percentage rent factor for the subject's wet slips and dry slips is appropriate. JOSEPH J, BAKE AND ASSOCIATES, 1N . REAL tST TE VALUATION A40 CONSULTING 50 Miami Outboard Club 17-180-02 MARKET ANALYSIS In terms of food and non-alcoholic beverage revenues associated with the restaurant, the subject's current lease requires the payment of 10% of revenues in excess of $10,000, which is considered reasonable based on the comparables. The following chart details the subject's historical revenues associated with its restaurant operations: Pooh & N.A. Beverage Subject Subject Subject Safes 2014 2415 2016 Sales $421,858 $388,377 $411,725 Sales Subject to % Rent $301,858 $268,377 $291,725 % Rent Incurred $30,186 $26,838 $29,173 The subject's food and non-alcoholic beverage sales have fluctuated slightly over the past three years. We estimate that, due to the community presence of the Outboard Club, as well as its ability to maintain its membership revenues, the restaurant revenues subject to percentage rent are likely to maintain current levels. CONCLUSION .... ......... ... ... ..... ... _..... ._... The Miami Outboard Club's market rent estimate is calculated as follows: Projected Annual Revenue Percentage Rent Estimated Rent Revenue Factor Base Rent $113,897 N/A $113,897 Wet Slips $1,361,984 15% $204,298 Dry Slips $143,893 15% $21,584 Restaurant $300,000 10°% $30,000 Total (All Revenues) $1,805,876 $255,881 FINAL MARKET RENT CONCLUSION - THE GREATER OF: Base Rent Percentage Rent $113,897 $255,881 JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AHU CONSULTIHU 51 Miami Outboard Club 17-18"2 RECONCILIATION AND FINAL VALUE After an inspection of the subject, and analysis of pertinent physical and economic factors that affect value, we are of the opinion that the 'as is' market rent of the subject, as of June 5, 2017, is: Projected Annual Projected Percentage Rent Estimated Rent Revenue Revenue Factor Base Rent $113,897 N/A $113,897 Wet Slips $1,361,984 15% $204,298 Dry Slips $143,893 15% $21,584 Restaurant $300,000 10% $30,000 Total (All Revenues) $1,805,876 $255,881 FINAL MARKET RENT CONCLUSION - THE GREATER OF: Base Rent Percentage Rent $113,897 $255,881 The majority of the comparables surveyed have a rental rate that is the greater of percentage rent or base rent. Once a natural breakpoint in base rent is surpassed, the subject is projected to pay a market rent equivalent to the percentage rent indicated in the chart above. Should revenues from slip rental and restaurant operations fall below the natural breakpoint, base rent is applied. This appraisal is not based on any extraordinary assumptions. This appraisal is not based on any hypothetical conditions. JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION AND CUNSUITM 52 Miami Outboard Club 17-180-02 REAL ESTATE VALUATIOU AMD COMSULTIUS ADDENDA MIAMI 21 ARTICLE 4, TABLE 4 DENSITY, INTENSITY AND PARKING {CONTINUEDI AS ADOPTED - MAY 2010 C - civic DENSITY (UPA) NIA DENSITY OF ABUTTING ZONE 150 UNITS PER ACRE RESIDENTIAL All intensity, park€nq and loading regulators tom rch that; Uses are permissible as listed fn Tabie 3, Iimitee by • Minimum of f parking space for every &10 square feet l of the must restrictive Abutting zone. I camptianca with. of Residenfiai Use. Parking requirement may be reduced according to the • Density and all €nfens4y. parking and loading regulations • Leading - See Article 4, Table 5 Shared Parking Standard, Arlicie 4, Table 5. ; to match that of the most restrictive ALitrig zoite. Minimum of 1 Bicycle Rack Space for every 20 vehicular I spaces rewired. LODGING Mtn:rnum of 1 parking space for e,erg OCU square feet I i I € of �esiden€sal Jse_ Loading .. See Article 4, Tanta 5 OFFICE Dfacz Uszs ars permissible as listed:n Table 3. Mininium of 1 parking space for evert 800 sq are feet; Minimum of 3 parking spaces for every 9,000 square efC3itce se. i feet of Office Use. I • Loading - See Article 4. Table 5 • Minimum of one Bike space for every 20. vehicular spaces required (before any reduclionsr € • Parking ratio may be reduced according to the shared I parking standard. • Parking may be provided offsite in Cl, Q. T5 cr TC within 5810 feet through a nariuvij management pranizone COMMERCIAL Commercial Uses are permissible as Wed in Table 3 ' Commercial Uses are permissible as listed in Tabie 3. • Minimum of 9 parking space for every &70 squs:e fee!; Minimum of 3 parking spaces for every f u,1tt sf of eom- I; miffed by compiiance ivith: of Comalercial Use. mereiaf space. l • Building area allowed far Commercial Use on each 'sot • Loading - See Article 4, Tabic 5 Mir:imumofoneBike spaceforevery20vehiculerspaces snallbeless tan 25%Ru€dirr9onrareatotal - required avy reduc :oust 1 • frl€nimum of 3 parking spaces for every 1:0£0 sf of com- ,before mer :al space Park ng ratio may he redt;ced according is the shared parking standard j • Minimum of 1 parking space for every 7 seats it a Major Loading - See Article 4, Table S. Sports Facility voadin needs, incl di maneuvering,shalbeaccom-'•kfinimurcloneBikes,acetorever'20v�ehicularspaces moda•ticl ori silo. i required !before any reductionsi. i =arki g ratio may be reduced according to the shared 1 parking slardard- ° Parking ra#.o may be reduced tar Major Sports Factity within' mile Y3 krictrerail, Metromover Station, or mess E trans€; facil,ly by up to 110%. • Loading - See Article 4. Table 5 • Loading heeds. iriciuctiag maneuvering. shelf be accom- j modeled on site. civic Civic Uses are uprrns5tble as tisled',n Table 3. 1 Civic Uses are pernitissibie as listed in Table 3. Minimum of 1 parking space far evert $00 square feet; Mirimum11carlingspace for every 5seats orasserrbyI Wimumef`, parking space for every 5seats ofassembiv ofCivic Use . uses_. uses. Loading - See .art=icle 4, Table 5 kiln:mumefloarking5pacefnrevert1.OF;Lstnfex ibiEicri• Minimiumoflpark;ngspace torevenr1,005!ofexh€h:tson or recreation space_ and parking spaces for ether Uses!, or recreation space, and parking spaces for other uses as required. as reauired. Min :rust of 1 paleng space fcr over/ ti a" menticer for • Mimnium of 1 parking space for every staff member for recreational uses- recreational uses I Minimum of t parking space for every 500: sf nt Biz dmq • Mm mum of 1 pa€king space for every 500 s;` of Building j area tgr regreatigrai rises- area for recreahonai rises Minimum of one Gine space forevery• 20 vehicular spaces ` • Mimrru r of one Bike space for every 2C vehicular spaces required ;bsfore any recur: post. required ibefore any reductions). Parking gray be provided offsite in Cl. D T5 or Ta .vii^ir 1, • Parking may be provided offsite in Gf. D- T5 crTo v ith-n 5C0 feet through a parking managemarit ¢law—lone. 500 feet through a parlou=s management pian. -zone. CIVIL SUPPORT G`vfl Sup;.ort Uses are permissible as Iistc-d in Table 3, l Giv I Supped Uses are permissible as listed in Tab€e 3- ................ ...-._.... • Minimum 6tf i parking space for every SOL' square foof i limited by xntp€lance with' I limited by comp lance fi*:th cf Civil Supper Use For Civil Support- a minimum of 1 parkingspace forevery 3 • For Civil Support, a minimum of 1 parking space for every • Leading - See Arl cue 4, Tabie 5 For Marne'Jses, a miitimumof 1 parking space for every' • Far Assembb., vises, a min mum of 9 parking space for 5 slips every 5 seats- j j For Marine Uses. a mintmum of parking space for every I 5 silos 1 • Adu ". Daycare - 10'rimum of 1 space per staff member and 1 space for owner_ EDUCATIONAL Educational Uses are permissible as 'listed in Tabic 3- Educational Uses are permissible as listed in Tabie 3. • h,immum g` 1 parking space for ev n° 8flG squa z fz t hrited by compliance with I €invited by compliance :vittt of Educabcrai Use - 1 • Minimum of 2 parking spaces for every, 1,00C sf of 1 • Minimum of 2 parking spaces for every 9.000 af of Loadrig - See Article 4, Table 5 educational space j educational space 4lininiu¢mofoneBike space forevery 20vehicular spaces•Uhddcareparililies-P,irimumut1spacsterstaffntemter required {before are loduct+crsi and 1 space for owner. I €:. • Minimum of one B:ke space for every 20 vehicularspaces 1 required (before any reductions) IV.16 MAP SCALE 1" = 500' 50 0 500 1000 FEET This is an official copy of a portion of the above referoncod Flood map. It was extracted using F -MIT On -Line. This m.ap does not reflect changes or am ondn'ents which may hove been made subsequent to the date on the title block. For the latest product information about National Flood Insurance Program flood maps check the FEMA Flood Map Store at v .msc.fema, gc PANEL 0316L FIRM tti FLOOD INSURANCE RATE MAP MIAMI -DADS: COUNTY, ® FLORIDA ID AND INCORPORATED AREAS PANEL 316 OF 1031 (SEE MAP INDEX FOR FIRM PANEL LAYOUT) a CONTAINS m COMMUNITY Nl1M8FR PANEL SUFFIX MIAMI eF.ACH, qTY OF 1]9651 0716 I MNIAI. CITY OF 120656 0316 L ��rr� X111 ® NoLoo b Us The M'P Nemhe slain below should be -J when pla:Any rMp urdtrs; the Community Number orMi shbo. shwld be used -i lCcufanW epplic bore for the subject rxfmm�rvty MAP NUMBER ° a 12086CO316L s �'+.wnsEU°w MAP REVISED SEPTEMBER 11, 2009 a 'I Federal Emergency Management Agency 11 J This is an official copy of a portion of the above referoncod Flood map. It was extracted using F -MIT On -Line. This m.ap does not reflect changes or am ondn'ents which may hove been made subsequent to the date on the title block. For the latest product information about National Flood Insurance Program flood maps check the FEMA Flood Map Store at v .msc.fema, gc Paid By plicate public_user0611212017 Paid 11128/2016 Receipt # LBX4-17-090231 $14,280.14 Miami -Dade County, Florida 2416 Real Estate Property Taxes Notice of Ad Valorem Tax and Nan -Ad Valorem Assessments SEE REVERSE SIDE FOR IMPORTANT INFORMATION FOLIO NUMBER MUNICIPALITY MILL CODE 01-3231-000-0013 1 CITY OF MIAMI -OUT BOARD ASSET MANAGEMENT DIVISION 444 SW 2 AVE STE #325 MIAMI. FL 33130-1910 Property Address 1099 MACARTHUR CSWY Exemptions: 2016 Real Estate Property + Taxes FOLIO NUMBER 01-3231-000-0013 PROPERTY ADDRESS 1099 MACARTHUR CSWY LEGAL QESCRIP77014 31-32 53 42 477 AC PORTION OF CAUSEWAY FILL KNOWN AS WATSON PARK & CAUSEWAY DOCK LYG ELY CITY OF MIAMI -OUT BOARD ASSET MANAGEMENT DIVISION 444 SW 2 AVE STE #325 MIAMI; FL 33130-1910 •r• KLIAIN [-UK YUUK KtLUKL)b T DETACH HERE AND RETURN THIS PORTION WITH YOUR PAYMENT + 1111 I Il 11111 ll 1111 VALOREMAD 111l Miami -Dade School Board �1 l I 111 111111 School Board Operating 1,5001000 7.13800 1,500,000 Make checks payable to 10,707.00 School Board Debt Service 1,500:000 0.18400 1,500,000 (in U.S. funds drawn on U.S. banks) 276.00 State and Other Amount due May be Subject to Change Without Notice 7 Mail payments to Florida Inland Navigation Dist 268,357 0.03200 268,357 8.59 South Florida Water Mgmt Dist 268,357 0.13590 268,357 36.47 Okeechobee Basin 268357 0.14770 268,357 3964 Everglades Construction Proj 268,357 0.04710 268,357 12.64 Childrens Trust Authority 268,357 0.50000 268,357 134.18 Miami -Dade County County Wide Operating 268,357 4.66690 268,357 1,252.40 County Wide Debt Service 268,357 0.40000 268,357 107.34 Library District 268,357 0.28400 268,357 76.21 Municipal Governing Board Miami Operating 268,357 7.64650 268,357 2,051.99 Miami Debt Service 268,357 0.64350 268,357 172.69 NON -AD • Save Time, Pay Online, www.miamidade.gov Combined taxes and assessments $14.875.15 2016 Real Estate Property + Taxes FOLIO NUMBER 01-3231-000-0013 PROPERTY ADDRESS 1099 MACARTHUR CSWY LEGAL QESCRIP77014 31-32 53 42 477 AC PORTION OF CAUSEWAY FILL KNOWN AS WATSON PARK & CAUSEWAY DOCK LYG ELY CITY OF MIAMI -OUT BOARD ASSET MANAGEMENT DIVISION 444 SW 2 AVE STE #325 MIAMI; FL 33130-1910 •r• KLIAIN [-UK YUUK KtLUKL)b T DETACH HERE AND RETURN THIS PORTION WITH YOUR PAYMENT + 1111 I Il 11111 ll 1111 111l 111 �1 l I 111 111111 * 1+❑ 1 3 2 3 1 0 0 0 0 0 1 3+ 2 0 1 6+ Make checks payable to 7 Miami -Dade Tax Collector (in U.S. funds drawn on U.S. banks) Amount due May be Subject to Change Without Notice 7 Mail payments to 200 NW 2nd Avenue. Miami. FL 33128 PM If Paid By Please Pay Nov 30, 2016 $0.00 III*IIIIIIIIII1IIf11 !1111 1 .1111111111111111111111 MIAMI OUTBOARD CLUB, INC. FINANCIAL STATEMENTS MARCH 31, 201 bb MIAMI OUTBOARD CLUB, INC. TABLE OF CONTENTS INDEPENDENT AUDITORS' REPORT .............. .. ........ ........... .... I FINANCIAL STATEMENTS: STATEMENT OF FINANCIAL POSITION ................................... 2 STATEMENT OF ACTIVITIES ........ ................... ............. 3 STATEMENT OF CHANGES IN MEMBERSHIP EQUITY ................ 4 STATEMENT OF CASH FLOWS.. .................... --l- ... .... 1-1-1.1 5 NOTE,'-' , TO FINANCIAL STAT EMENTS ....... ................. ....... ....... - 6-9 SUPPLEMENTARY INFORMATION: INDEPENDENT AUDITORS' REPORT ON SUPPLEMENTARY INFORK8,110N ....... I ....... ....... ......... . 10 SCHEDULE OF PERCENTAGE RENT.... ...................... .......... 11 SCHEDULE OF ACTIVITIES BY FUNCTION,.... ....................... 12-13 9'-7 Fleming strut. 8 N90 OVel ;Cas II SUite nth, Key %Vcst FL 33040pribramsky Islamorada IT _=3036 I' (305) 294-8137 '� 1': _rt3, 7 Sj i3 i F: S66-4633-0819 company Certified Publii AccouNtMIts INDEPENDENT AUDITORS' REPORT To the Board of Governors of the Miami Outboard Club, Inc. 1099 MacArthur Causeway Miami, Florida 33132 We have audited the accompanying statement of financial position of the Miami Outboard Club, Inc. (the "Club"), a non-profit organization, as of March 31, 2016 and the reiated statements of activities, changes in membership equity, and cash flows for the year then ended. These financial statements are the responsibility of the organization's management. Our responsibility is to express an opinion on the financial statements based on our audit. We conducted our audit in accordance with auditing standards generally accepted in the united States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An. audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion. In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of the Club as of March 31, 2016 and the changes in its membership equity and' its cash flows for the year then ended in conformity with accounting principles generally accepted in the United States of America. Pribramsky & Associates February 23, 2017 MIAMI OUTBOARD CLUB, INC. STATEMENT OF FINANCIAL POSITION MARCH 31, 2016 ASSETS CURRENT ASSETS: 48,296 Cash 58,733 Unr "�trlcted $ 25,470 Temporarily restricted 105,417 Accounts receivable 27,293 Inventory 43,355 Propald expenses 23,226 Total current assets 224,761 PROPERTY AND EQUIPMENT, net of 1,232,418 accumulated depreciation of $1,362,667 1,226,384 OTHER ASSETS 13,894 TOTk,L ASSETS $ 1,460,039 LIABILITIES AND MEMBERSHIP EQUITY CURRENT LIABILITIES: Accounts payahle 48,296 Accrued expenses 58,733 U nea i ned j noom e 68,402 Other payables 2, MO TOTAL LIABILITIES 177621 MEMBERSHIP EQUITY: Unrestricted 1,177,001 Temporarily restricted 105,417 05,41-7Total Totalmembership equity 1,232,418 TOTAL LIABILITIES'- AN[)_MEMBERSHIP EQUITY $ 1,460,039, The accompa.-lymg m are, an integral part of znesc financial statements.. 2 MI.AlYli OUTBOARD CLUB INC STATEMENT OF ACTIVITIES FOR THE YEAR ENDED MARCH 31�,2016 SUPPORTAND REVENUES: Membership Restaurant Bar Rental income Parties and events Community senjfce credits Contributions Interest income Total support and revenues Net,Assets Released from Restrictions. Annual appropriation of re. serve for capital improvements EXPENSES: Program seRlices, Food Bar Storage and leasing Special evFnts Total prograrn services Support serjices, Management and general Total expenses Temporarily Total Unrestrictvd Restricted $ 369,482 $ 47,040 $ 416,522 339,433 - 339,433 237,763 - 237,763 36,;1,202. - 361,202 99,330 - 99,330 47,693 - 47,693 63,606 42,400 106,006 - 1,003 1,003 1,518,509 90,443 1,608,952 52,`.'2952,2 560,547 560,547 325,663 325,663 260,459 260,459 178,717 178;717 1,325,386 41,325,386 376,488 - - 376,488 1,701,874 DIANGE I . N MIEMSERSHIP EQU!'I"Y 131.136 $ 38,214 $ (92,922) The accompanying notes are an intgral part of these financial stUltements. 3 �ZF MIAMI OUTBOARE.CLUB, INC. STATEMENT OF CHANGES IN MEMBERSHIP EQUITY FOR THE YEAR ENDED MARCH 31, 2016 TEMPORARILY UNRESTRICTED RESTRICTED RESERVE FOR CONTRIBUTED GENERAL TOTAL CAPITAL CAP[ T'Al. IMPROVEMENTS Balance, beginning of year $ 498,344 $ 809,793 $ 1:308,137 $ 67,203 Change in mcmbersh:p equity Balance, end of year (131,136) (131,136) 38,214 498,344 $ 678,657 $ 1,177,001 $ 105,417 The accompanying notes are an integral pail of these financial statements. 4 MIAMI OUTBOARD CLUB, INC, STATEP41ENT OF CASH FLOWS FOR THE YEAR ENDED MARCH 31, 2016 CASH FLOWS FROM OPERATING ACTIVITIES: Change in rnernbership equity $ (92,922) Adjustments to recorcile change in membership eqUit.{ to net cash provided by operatino activities: Depreciation 10.1,360 (increase) decrease in: Accounts receivable 26,257 Inventory 10,140 Prepaid expenses 12,218 Increase (decrease) in: Accounts payable 1,152 Unearned income 1,069 Acciwed expenses 38,739 Other payables Net cash provided by operating activities 98,013 CASH FLOWS FROM INVESTING ACTIVITIES: Purchase of property and eqUip,'nent X52,229) Net rash used by inve3ting activities ,52,229) r, 1) ,52,229) NET INCREASE IN CASH 45,784 CASH, BEGINNING OF YEAR 85,103 CASH, END OF YEAR $ 130,887 'Fh---L accompanying notes are an integral pario=fthese financial stater;13nts. MIAMI OUTBOARD CLUB, INC. NOTES TO FINANCIAL STATEMENTS MARCH _31,2016 NOTE 1 .- SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES Nature of Activities Miami Outboard Club, lnc. (the "Club"), a Florida corporation founder] in April 1938, is a non-profit organization established for the furtherance of boating activities in the Miami, Florida community. The Club offers its members marine related facilities, services and activities such as boat and craft storage, vessel hoists, fishing tournaments and instructional boating information. The Club also provides restaurant and bar facilities enabling its members to promote various social; charitable and educational functions. A 15 member Board of Governors ;the "Board"), whose members are elected on a yearly basis, oversees the operations of the Club. As of March 31, 2016, the Club had approximately= 600 members. The Club generates revenue primarily through membership dues, storage fees and bar and restaurant ,ales. Basis of Presentation The Club's financial statement presentation is in accordance with Statement of Financial Accounting Standards ("SFAS") No. 117, "Financial Statements of Not - for -Profit Organizations". Under SFAS No. 117, the Club Is required to report. information regarding its financial position and activities according to three classes of membership equity; unrestricted membership equity, temporarily restricted rnembersi 0p equity and periranently restricted membership equity. Use of Estimates The preparation of the financial statements in conformity with generally accepted accounting principles requires management to make estimates and assumptions that affect the reports}d .amounts of assets and liabilities as of the date of the financial statements and the reported arnounts or revenue and expenses during the reported period. Accordingly, acruai results could differ from those estimates, (continued) 6 WAMI OUTBOARD CLUB _INC. No,rES TO FINANCIAL STATEMENTS MAF?CH 31, 2016 NOTE 1 -- SUMMARY OF SIGNIFICAN"rr ACCOUNTING POLICIES (CONTINUED) Income Taxes The Club qualifies as a tax-exempt crganizaUon under Section 601 (c) (7) of the Into rnal Revenue Cade except for arr€ounts representing unrelated business income The Club has determined that there was no unrelated business income during tree year ended March 31, 2016. Property and Ects_�irJment Property and equipment are recorded at cost and are depreciated over their estinnated useful lives utilizing the straight-iine method. 'fThe Club follows the practice of capitalizing all expenditures for property and equipment in excess of $1,01)0. inveniory In.r:ntories of food, alcoholic and ncn-atcolrolie beverages are stated at the lower of cost or market valuo. Cast is determined by the current cost and market represrnts the Icwer of replacement cost or estimated net reaiiz3ble value;. Merron hip Dues _end Initiation Fees Membership clues, are recognized as revenue in the applicablea membership period. Any unearned amounts collected 'in' advance are included in current iia'ui`ities as unearned 'I come acid any amounts due are included as receivable, at the end of Porch accounting period. Initiation fetes are recorded as revenue in the period in vvhich membership applications are accepted by the Board. No allowance has been provided on accounts receivable because uncollectible arnoum',,;� are not miAo,rial. De:}r -ted Services TI -2 Club receives donated services from unpaid volunteers �Pho assist in the various social and community Welfare activities. No amounts have been recognized ir. the acrornpanying statement of activities be(;ause the criteria for recognition of such volunteer effort under SFAS No. 116, Accounting fear' C)c,ntr,`",u1;'ons Received and Coniribut:cris Marv, have not been satisfied. (continued) 7 MIAMI OUTBOARD CLUB INC. NOTES TO FINANCIAL STATEMENTS MARCH 31, 2016 NOTE 2 — FUNCTIONAL ALLOCATION O1= EXPERISES The costs of providing the Club's various programs and activities have been summarized on a functional basis in the schedule of activities. Accordingly, certain costs have been allocated using various methods based on the programs and supporting services benefited. NOTE 3 — PROPERTY AND EQUIPMENT The cast and related accumulated depreciation for the Club's property and equipment consisted of the following at March 31, 2016: Building and improvements $ 1,064,075 Char, kitchen, & restaurant 489,327 Docks 859,541 Outside equipment & fixtures 65,748 (,lubhGLJS : 66,853 Office equipment 14,643 Other 28,864 2,589,Q51 Less accumulated depreciation�1�36?_,667) Property and Equipment, net L 1.22-5,3f34„7f34 Depreciation expense for the year ended March 31, 2016 totaled $101,360. (continued) 8 MIAMI OUTBOARD t L.UB, INC. NOTES TO FINANCIAL STATEMENTS MARCH 31, 2016 NOTE 4 -- LEASE CC}MMITMIENT S Effe,_�tive April 1, 1996, the Club entered into an agreement with the City of Miami (the "City") for the lease of approximately 4,8 acres of land. The Club has occupied a substantial portion of this land since 1946. The lease agreement provides for a twenty- year term ending March 31, 2016 and extendable for two additional five-year terms. The monthly rental commitment is based on a monthly baso rent pius a percentage rent less community service credits. For the lease year ended March 31, 2016, the monthly base rent amounts to $9,215 including sales flax. The percentage rent is .defined as ten percent (10%) of the gross food and non-alcoholic beverage revenues in excess of $10,000. The lease provides for annual increases to the base rent and community service credits based on the U.S. Bureau of Labor Statistics Consumer Price Index (the "Cel"). Total rent expense under this lease amounted to $140,804 for the year ended March 31, 2016, Community service credits are granted as offsets against ;lase rent for the Club's performani,e of three (3) community events benefiting inner city children of the City of Miami and three (3) other events, which are designated by the City's Commission. A community service credit of $7,949 is allotted for each event per lease year finding March 31, 2015. - As of March 31, 2016 the Club had performed all six (6) annual events. Community service credits for the current year was $47,693, During the first five years of the lease terra, the Club is required to contribute $10,000 per year (the "annual contribution") on or before: March 31, to a reserve find for capital improvements on the property. The annual contribution is tc be increased by the CPl index or 5%, whichever is less, subsequent to the fifth year of the lease term. The reserve fund for capital improvements should be maintained in a separate bank account and cannot be less than $50,000 at the end of any lease year. As of March 31, 2016 the reserve account had $1055,417. SUPPLEMENTARY INFORMATION 937 Flerning Street, 81990 Overseas Highway, Suite 1-02 Key (vest, FL -3-3040 p y Islamoradi. FL 33036 Pi 00 294-N 13 7 P: 36-73i-4325 F 00ti) 294-18-2 F: 866-463-0819 company Ccr!';fied Public AccOunlants INDEPENDENT AUDITORS' REPORT ON SUPPLEMENTARY INFORMATION To the Board of Governors of the Miami Outboard Club, Inc. Miami, Florida Our report on our audit of the basic financial statements of the Miami Outboard Club, Inc. as of March 31, 2016 appears on page 1. That audit was conducted for the purpose of forming an opinion on the basic financial statements taken as a whole. The schedule of percentage rent on page 11 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audit of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole. The schedule of activities by function on pages 12 and 13 are presented for purposes of additional analysis and are not a required part of the basic financial statements, Such information has not been subjected to the auditing procedures applied in the audit of the basic financial statements, and accordingly, we express no opinion on them. February 23, 2017 MIAMI OUTBOARD CLUB, INC SCHEDULE OF PERCENTAGE RENT FOR THE YEAR ENDED MARCH 31,2016 SALES UFFOOD SALES SUBJECT AND NON-ALCOHOLIC TO PERCENTAGE PERIOD RENT April 2015 May 2015 June 2015 July 2015 August 2015 September 2015 October 2015 November 2015 December 2015 Junuary2010 Febrwary3O1G March 2016 Plus appli,,able sales tax Total $ 36,059 45.831 38.143 36.937 33,996 24.221 29,796 22,586 38.024 38.123 25'588 41.420 _411 1-25 $ 26,059 35,821 29.143 20.937 23,996 14.221 10.788 12.590 28.024 26,123 15.5A9 33,420 $ 291,725 PERCENTAGE RENT INCURRED $ 2,6C8 3,582 2,914 2.694 2,400 1.422 1,980 1.250 2,802 2.612 i.560 3,342 29.173 See independent auditom'repoitoosupplementary information, �� MIAMI OUTBOARD CLUB,jNC. SCHEDULE OF ACTIVITIES BY FUNCTION FOR THE YEAR ENDED MARCH 31, 2016 PROGRAM SERVICES STORAGE — BAR AND SPECIAL LEASING EVENTS SUPPORT SERVICES_ MANAGEMENT AND GENERAL TOTAL $ - $ $ - $ - $ 416,522 $ 416,522 339,433 - - ' ' 339/433 - 237.763 - ' ' 237.783 - ' 261,202 ' 361.202 53'050 27.289 - 18^091 - 99`330 - - - 47.683 - 47,693 - - ' 106.006 ' 108.008 ' 1.003 ' 1.003 382,383 265]}52 361,202 171,790417,525 1,608,952 (Continued) 12 MIAMI OUTBOARD CLUB, INC. SCHEDULE OF ACTIVITIES BY FUNCTION (CONTINUED) FOR THE YEAR ENDED MARCH 31, 2016 PROGRAM SERVICES STORAGE FOOD BAR AND SUPPORT ,=,`,',�, SPECIAL MANAGEMENT EVENTS AND GENERAL TOTAL ----- --'------ Bank and credit card charges 11.758 7,922 10.786 ' 12/479 43.955 Bad debt - - - - 5.181 5.181 Contract labor 21,818 ' 2.485 11.445 35.726 Cost ofgoods sold 233.284 153.658 - 1'816 388.758 Depreciation 11.436 10.180 29.616 3.507 40.621 101.360 Entertainment 20.265 - - 20,205 Insurance 12'805 8.688 11.840 13`686 47'189 Landscaping - ' ' - 18.203 16.203 Licenses and taxes 799 1.250 - 15.440 17.405 Other expenses - - -10.079 1O.O78 Payroll and related items 188.670 84.241 58.788 151.134 493.834 Professional fees - ' - 14^400 14^400 Promotion - - - 10'457 10,457 Rent space 34'31O 3.095 39.614 50.788 12`888 140.805 Repairs and maintenance 5,142 4.525 5.431 15.962 31.060 Special events expense - - - 117.575 - 117.575 Supplies and uniforms 1,308 5,237 29.080 - 14.459 50.084 Telephone - - - 8,098 6'096 Utilities 39,129 20,602 81,828 6,84724028. 152,432 Total expenses 500,547325/608 36U�59 178717 376,488 1,701,874 Total services 13 MIAMI OUTBOARD CLUB INC. FINANCIAL STATEMENTS AND SUPPLEMENTARY INFORMATION MARCH 31 20.1.5 MIAMI OUTBOARD CLUB, INC. TABLE OF CONTENTS INDEPENDENT AUDITORS' REPORT ........ .... - ........ ...... 1 FINANCIAL STATEMENTS: STATEMENT OF FINANCIAL POSITION . .......................... ...... 2 STATEMENT OF ACTIVITIES..... ... ......... ......... .................... 3 STATEMENT OF CHANGES IN MEMBERSHIP EQUITY4 STATEMENT OF CASH FLOWS ...................................... 5 NOTES TO FINANCIAL STATEMENTS.... -. . . ...... ........ ............ 6-9 SUPPLEMENTARY INFORMATION: INDEPENDENT AUDITORS' REPORT ON SUPPLEMENTARY INFORMATION. ....... ........ ........... ... 10 SCHEDULE OF PERCENTAGE RENT ... ................ ....... -.. 11 SCHEDULE OF ACTIVITIES BY FUNCTION .................. - ........ 12-13 A PROFESSIONAL ASSOCIATION CERTIFIED PUBLIC ACCOUNTANTS INDEPENDENT AUDITORS' REPORT To the Board of Governors of the Miami Outboard Club, Inc. 1099 MacArthur Causeway Miami, Florida 33132 We have audited the accompanying statement of financial position of the Miami Outboard Club, Inc. (the "Club"), a non-profit organization, as of March 31, 2015 and the related statements of activities, changes in membership equity, and cash flows for the year then ended. These financial statements are the responsibility of the organization's management. Our responsibility is to express an opinion on the financial statements based on our audit. We conducted our audit in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion. In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of the Club as of March 31, 2015 and the changes in its membership equity and its cash flows for the year then ended in conformity with accounting principles generally accepted in the United States of America. CERVETTA-LAPHAM & ASSOCIATES February 4, 2016 6609 SW 657"' STREET, SOUTH MIAMI, FL 33143 - TEL 305 669 2701 FAX 305 669 9949 MIAMI OUTBOARD CLUB, INC. STATEMENT OF FINANCIAL POSITION - - CURRENTASSETS: 47.144 Cash 18.994 Unrestricted $ 17.900 Temporarily restricted 67.203 Accounts receivable 53.550 Inventory 53.485 Prepaid expenses 35,444 Total current assets 227.592 PROPERTY AND EQUIPMENT, net of 1,375,340 accumulated depreciation of $1,261.307 1'275.515 OTHER ASSETS 8884 TOTAL ASSETS $ 1,512,001 LIABILITIES AND MEMBERSHIP EQUITY CURRENT LIABILITIES Accounts payable 47.144 Accrued expenses 18.994 Unearned income 07.433 Other payables 2100 TOTAL LIABILITIES 130.061 MEMBERSHIP EQUITY: Unrestricted 1.308.137 Temporarily restricted 67.203 Total membership equity 1,375,340 TOTAL LIABILITIES AND MEMBERSHIP EQUITY $ 1,512,001 The accompany�ng notes are an �ntegral part of these financial statements. 2 MIAMI OUTBOARD CLUB, INC. STATEMENT OF ACTIVITIES FOR THE YEAR ENDED MARCH 31,2015 SUPPORT AND FlEVENUE& Membership Restaurant Bar Rental income Parfleaond events Community service credits Contributions Interest income Other income Total support and revenues Net Assets Released from Restrictions: Annual appropriation ofreserve for capital improvements E)(PENSE& Program services: Food Bar Storage and leasing Special events Total program services Gupoortaenjoe,c Management and general Total expenses Unrestricted Temporarily Total Restricted $ 383.889 $ 102.323 $ 492.222 318.571 318.571 228.244 ' 228.244 383'075 ' 383.075 99.935 ' 99.835 47,893 47.693 50.697 30'900 81.597 - S@6 968 18'801 18.501 536,415 134189 1,670,604 167,773 574.485 - 574.485 334.537 - 334.537 247.518 - 247.518 185,255 - 185,255 1,341,796 - 1,341,796 384,6K62 ' 394/382 1 736,453 ' 1,736/458 CHANGE |NMEMBERSHIP EQUITY $ 5854 MIAMI OUTBOARD CLUB, INC. STATEMENT OF CHANGES IN MEMBERSHIP EQUITY FOR THE YEAR ENDED MARCH 31, 20.1 Balance, beginning of year Change inmembership equity Balance, end ofyear UNRESTRICTED CONTRIBUTED GENERAL TOTAL CAPITAL - TEMPORARILY RESTRICTED RESERVE FOR CAPITAL IMPROVEMENTS The accompanying notes are anintegral part ofthese financial statements. 4 MIAMI OUTBOARD CLUB, INC STATEMENT OF CASH FLOWS FOR THE YEAR ENDED MARCH 31, 2016 CASH FLOWS FROM OPERATING ACTIVITIES. - Change in membership equity $ (65,854) Adjustments to reconcile change in membership equity to net cash provided by operating activities: Depreciation 102,871 (increase) decrease in: Accounts receivable (26,159) Inventory 559 Prepaid expenses (24,478) Increase (decrease) in: Accounts payable 23,191 Unearned income 8,012 Accrued expenses 41368 Other payables (500) Net cash provided by operating activities 22,010 CASH FLOWS FROM INVESTING ACTIVITIES-. Purchase of property and equipment (178,211) Net cash used by investing activities (178,211 NET DECREASE IN CASH (156,201) CASH, BEGINNING OF YEAR 241,304 CASH, END OF YEAR $ 85,103 The accompanying notes are an integral part of these financial statements, 5 MIAMI OUTBOARD CLUB, INC. NOTES TO FINANCIAL STATEMENTS MARCH 3.1_,_2015 NOTE 1 —SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES Nature of Activities Miami Outboard Club, Inc. (the "Club"), a Florida corporation founded in April 1938, is a non-profit organization established for the furtherance of boating activities in the Miami, Florida community. The Club offers its members marine related facilities, services and activities such as boat and craft storage, vessel hoists, fishing tournaments and instructional boating information. The Club also provides restaurant and bar facilities enabling its members to promote various social, charitable and educational functions. A 15 member Board of Governors (the "Board"), whose members are elected on a yearly basis, oversees the operations of the Club. As of March 31, 2015, the Club had approximately 600 members. The Club generates revenue primarily through membership dues, storage fees and bar and restaurant sales. Basis of Presentation The Club's financial statement presentation is in accordance with Statement of Financial Accounting Standards ("SFAS") No, 117, "Financial Statements of Not - for -Profit Organizations". Under SFAS No. 117, the Club is required to report information regarding its financial position and activities according to three classes cf membership equity: unrestricted membership equity, temporarily restricted membership equity and permanently restricted membership equity.. Use of Estimates The preparation of the financial statements in conformity with generally accepted accounting principles requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities as of the date of the financial statements and the reported amounts or revenue and expenses during the reported period. Accordingly, actual results could differ from those estimates. (continued) 6 MIAMI OUTBOARD CLUB, INC. NOTES TO FINANCIAL STATEMENTS MARCH 31, 2015 NOTE 1 — SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES CONTINUED Income Taxes The Club qualifies as a tax-exempt organization under Section 501 (c) (7) of the Internal Revenue Code except for amounts representing unrelated business income. The Club has determined that there was no unrelated business income during the year ended March 31, 2015. Property and Equipment Property and equipment are recorded at cost and are depreciated over their estimated useful lives utilizing the straight-line method. The Club follows the practice of capitalizing all expenditures for property and equipment in excess of $1,000. Inventory Inventories of food, alcoholic and non-alcoholic beverages are stated at the lower of cost or market value. Cost is determined by the current cost and market represents the lower of replacement cost or estimated net realizable value. Membership Dues and Initiation Fees Membership dues are recognized as revenue in the applicable membership period. Any unearned amounts collected in advance are included in current liabilities as unearned income and any amounts due are included as receivable, at the end of each accounting period. Initiation fees are recorded as revenue in the period in which membership applications are accepted by the Board. No allowance has been provided on accounts receivable because uncollectible amounts are not material. Donated Services The Club receives donated services from unpaid volunteers who assist in the various social and community welfare activities. No amounts have been recognized in the accompanying statement of activities because the criteria for recognition of such volunteer effort under SFAS No. 116, Accounting for Contributions Received and Contributions Made, have not been satisfied. (continued) 7 MIAMI OUTBOARD CLUB, INC. NOTES TO FINANCIAL. STATEMENTS MARCH 31, 2415 NOTE 2 -- FUNCTIONAL ALLOCATION OF EXPENSES The costs of providing the Club's various programs and activities have been summarized on a functional basis in the schedule of activities. Accordingly, certain costs have been allocated using various methods based on the programs and supporting services benefited. NOTE 3 — PROPERTY AND EQUIPMENT The cost and related accumulated depreciation for the Club's property and equipment consisted of the following at March 31, 2015 Building and improvements $ 1,017,386 Bar, kitchen, & restaurant 487,727 Docks 857,955 Outside equipment & fixtures 65,748 Clubhouse 66,853 Office equipment 12,289 Other 28,864 2,536,822 Less accumulated depreciation (1,261,307 Property and Equipment, net $J,275,51-5. Depreciation expense for the year ended March 31, 2015 totaled $102,871. (continued) 8 MIAMI OUTBOARD CLUB INC. NOTES TO FINANCIAL STATEMENTS MARCH 31, 201 NOTE 4 -- LEASE COMMITMENTS Effective April 1, 1996, the Club entered into an agreement with the City of Miami (the "City") for the lease of approximately 4.8 acres of land. The Club has occupied a substantial portion of this land since 1946. The lease agreement provides for a twenty- year term ending March 31, 2015 and extendable for two additional five-year terms. The monthly rental commitment is based on a monthly base rent plus a percentage rent less community service credits. For the lease year ended March 31, 2015, the monthly base rent amounts to $9,215 including sales tax. The percentage rent is defined as ten percent (10%) of the gross food and non-alcoholic beverage revenues in excess of $10,000. The lease provides for annual increases to the base rent and community service credits based on the U.S. Bureau of Labor Statistics Consumer Price Index (the "CPI"), Total rent expense under this lease amounted to $139,474 for the year ended March 31, 2015. Community service credits are granted as offsets against base rent for the Club's performance of three (3) community events benefiting inner city children of the City of Miami and three (3) other events, which are designated by the City's Commission. A community service credit of $7,949 is allotted for each event per lease year ending March 31, 2015. As of March 31, 2015 the Club had performed all six (6) annual events. Community service credits for the current year was $47,693. During the first five years of the lease term, the Club is required to contribute $10,000 per year (the "annual contribution") on or before March 31, to a reserve fund for capital improvements on the property. The annual contribution is to be increased by the CPI index or 5%, whichever is less, subsequent to the fifth year of the lease term. The reserve fund for capital improvements should be maintained in a separate bank account and cannot be less than $50,000 at the end of any lease year. SUPPLEMENTARY INFORMATION CERVETTA-LAPHAM &ASSOCIATES A PROFE'ISSIONAL ASSOCIATION CERTIFIED PUBLIC ACCOUNTANTS INDEPENDENT AUDITORS` REPORT ON SUPPLEMENTARY INFORMATION To the Board of Governors of the Miami Outboard Club, Inc, Miami, Florida Our report on our audit of the basic financial statements of the Miami Outboard Club, Inc. as of March 31, 2015 appears on page 1. That audit was conducted for the purpose of forming an opinion on the basic financial statements taken as a whole. The schedule of percentage rent on page 11 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audit of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole. The schedule of activities by function on pages 12 and 13 are presented for purposes of additional analysis and are not a required part of the basic financial statements, Such information has not been subjected to the auditing procedures applied in the audit of the basic financial statements, and accordingly, we express no opinion on them. CERVETTA-LAPHAM & ASSOCIATES February 4, 2016 6609 SW 65'" STREET, SOUTH MIAMI, FL 33143 TEL 305 669 2701 FAX 305 669 9949 Email ara@-ervettalapham. Coin www.cp-rvett�al ............. ....... MIAMI OUTBOARD CLUB, INC SCHEDULE OF PERCENTAGE RENT FOR THE YEAR ENDED MARCH 31, 2015 SALES OFFOOD SALES SUBJECT ANON(]N,4LCOHOL|C TO PERCENTAGE BEVERAGES RENT April 2014 May 2014 June 2014 July 2014 August2014 September 2014 October 2014 November 2014 December 2014 January 2015 February 2015 March 2015 Plus applicable sales tax Total $ I}.358 52.737 36.313 29,386 2@.328 20,107 27.465 31,661 35.028 30,687 26,804 36,503 � 388,377 � 23.358 42.737 26.318 19,386 18,328 10,107 17.465 21.661 25,028 20,687 16,804 26,503 $ 268,377 PERCENTAGE RENT INCURRED 8 2.330 4.274 2.091 1.839 1.833 1,011 1.747 2.166 2,503 2,069 1,680 2.650 1,879 1i See �dependontauddors'nepo�unoupp�men�ryinfonmaUon. Membership Restaurant Bar Rental income Parties and events Community service cnad|(a Contributions Interest income Other income Total support and revenues MIAMI OUTBOARD CLUB, INC. SCHEDULE OF ACTIVITIES BY FUNCTION FOR THE YEAR ENDED MARCH 31, 2015 PROGRAM SERVICES STORAGE BAR AND SUPPORT SERVICES SPECIAL MANAGEMENT EVENTS AND GENERAL TOTAL $ ' $ $ 318.571 - - 228.244 - ' 383.075 - 49.978 20.319 23.038 - - - 47.893 - ' 81.537 - - - - 368,548 254,563 383,075 152]928 $ 492,222 ' - - 966 18,301 511,489 $ 482.222 318.571 228.244 383,075 99,935 47.833 81,597 966 18,301 1,670,604 (Continued) 12 Bank and credit card charges Contract labor Cost ofgoods sold Depreciation Entertainment Insurance Landscaping Licenses and taxes Other expenses Payroll and related items Postage Professional fees Promotion Rentspece Repairs and maintenance Special events expense Supplies and uniforms Telephone Utilities Total expenses SCHEDULE OF ACTIVITIES BY FUNCTION (CONTINUED) FOR THE YEAR ENDED MARCH 31.2O1G PROGRAM SERVICES � STORAGE FOOD BAR AND SPECIAL LEASING EVENTS 9.584 6.606 8,941 - - 6,960 256.405 148.585 - 11.606 18.421 30.057 3.559 - 21.185 - 10.971 7.578 11.403 - 827 - 1.145 - - 206.308 - 95.978 66'811 - - 31.860 ' - 3.144 - 40.245 - 50,837 4.443 5.941 2.135 - - - - 124.777 423 10,897 30.057 - - 42,278 - 16,947 - 50409 - 6.082 574,485 334,537 247,518 185,255 SUPPORT SERVICES MANAGEMENT AND GENERAL 13.273 11'889 6,003 41.228 15,226 21,080 13.852 11,860 160,530 1,854 12`950 9,823 13,205 10.712 - 20,756 4.417 19,988 394,662 $ 116,827 TOTAL 39,384 18.859 411,008 132.871 21.185 45,178 21,080 15.024 11,860 52S`127 1.854 12,950 9,823 189,292 29`231 124.777 82.233 4.417 135,705 1,736,458 13 MIAMI OUTBOARD CLUB, INC. FINANCIAL. STATEMENTS AND SUPPLEMENTARY INFORMATION MARCH 31,_2014 MIAMI OUTBOARD CLUB, INC. TABLE OF CONTENTS INDEPENDENT AUDITORS' REPORT ... ...... ....... 1 FINANCIAL STATEMENTS-, STATEMENT OF FINANCIAL POSITION .................................. 2 STATEMENT OF ACTIVITIES .......................... 3 STATEMENT OF CHANGES IN MEMBERSHIP EQUITY ...... ....... _ 4 STATEMENT OF CASH FLOWS_ � ......... 1. . 1. ­ I...... . ­ ­ . ... ­­ . . - 5 NOTES TO FINANCIAL STATEMENTS..,., . . ........ _--_ ............. .......... 6-9 SUPPLEMENTARY INFORMATION: INDEPENDENT AUDITORS' REPORT ON SUPPLEMENTARY INFORMATION............ . ........... ............ _ 10 SCHEDULE OF PERCENTAGE RENT-_ ..... .............. __ ___ 11 SCHEDULE OF ACTIVITIES BY FUNCTION. _ , - .. . ..... ............ 12-13 CERVETTA.-LAPHAM & ASSOCIATES A PROFESSIONAL A aSOCIATION CERTIFIED PUBLIC ACCOUNTANTS IN©EPENOENT AUDITORS' REPORT To the Board of Governors of the Miami Outboard Club, Inc. 1099 MacArthur Causeway Miami, Florida 33132 We have audited the accompanying statement of financial position of the Miami Outboard Club, Inc. (the "Club"), a non-profit organization, as of March 31, 2014 and the related statements of activities, changes in membership equity, and cash flows for the year then ended. These financial statements are the responsibility of the organization's management. Our responsibility is to express an opinion on the financial statements based on our audit. We conducted our audit in accordance with auditing standards generally accepted in the United States of America. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement. An audit includes examining; on a test basis, evidence supporting the amounts and disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates made by management, as well as evaluating the overall financial statement presentation. We believe that our audit provides a reasonable basis for our opinion. In our opinion, the financial statements referred to above present fairly, in all material respects, the financial position of the Club as of March 31, 2014 and the changes in its membership equity and its cash flows for the year then ended in conformity with accounting principles generally accepted in the United States of America. CERVETTA-LAPHAM & ASSOCIATES October 23, 2014 i 6609 SW 65TH STREET, SOUTH MIAMI, FL 3314.3 - TEL 305 669 2701 FAX 305 669 9949 Email ana@cervettalaoham.com MIAMI OUTBOARD CLUB INC. STATEMENT OF FINANCIAL POSITION FOR THE YEAR ENDED MARCH 31 2014 CURRENT ASSETS: $ 23,953 Cash 15,626 Unrestricted $ 140,517 Temporarily restricted 100,787 Accounts receivable 27,391 Inventory 54,054 Prepaid expenses 10,966 Total current assets 333,715 PROPERTY AND EQUIPMENT, net of 1,441,194 accumulated depreciation of $1,317,625 1,200,175 OTHER ASSETS 8,894 TOTAL ASSETS $ 1,542,784 LIABILITIES AND MEMBERSHIP EQUITY CURRENT LIABILITIES: Accounts payable $ 23,953 Accrued expenses 15,626 Unearned income 59,411 Other payables 2,600 TOTAL LIABILITIES 101,590 MEMBERSHIP EQUITY: Unrestricted 1,340,407 Temporarily restricted 100,787 Total membership equity 1,441,194 TOTAL LIABILITIES AND MEMBERSHIP EQUITY $ 1,542,784 The accompanying notes are an integral part of these financial statements. 2 MIAMI OUTBOARD CLUB, INC. STATEMENT OF ACTIVITIES FOR THE YEAR ENDED MARCH 31 2014 SUPPORT AND REVENUES: Membership Restaurant Bar Rental income Parties and events Community service credits Contributions Interest income Other income Total support and revenues Net Assets Released from Restrictions: Annual appropriation of reserve for capital improvements EXPENSES: Program services: Food Bar Storage and leasing Special events Total program services Support services: Management and general Total expenses Temporarily Total Unrestricted Restricted 346,248 $ 99,827 $ 446,075 348,625 - 348,625 260,028 - 260,028 391,047 - 391,047 107,254 - 107,254 46,945 - 46,945 34,065 29,950 64,015 574 760 1,334 13,497 - 13,497 1,548,283 130,537 1,678, 820 98,325 (98, 325) - 531,924 - 531,924 328,600 - 328,600 243,509 - 243,509 191,379 - 191,379 1,295,412 - 1,295,412 379,153 - 379,153 1,674,565 - 1,674,565 CHANGE IN MEMBERSHIP EQUITY $ (27,957) $ 32,212 $ 4,255 The accompanying notes are an integral part of these financial statements, 3 i MIAMI OUTBOARD CLUBJNC. i STATEMENT OF CHANGES IN MEMBERSHIP EQUITY FOR THE YEAR ENDED MARCH 31, 2014 P rM I UNRESTRICTED CONTRIBUTED GENERAL TOTAL. CAPITAL $ 498,344 $ 870,020 $ 1,368,364 (27,957) (27,957) $ 498,344 $ 842,063 $ 1,340,407 The accompanying notes are an Integral pari of these financial statements. TEMPORARILY RESTRICTED RESERVE FOR CAPITAL IMPROVEMENTS $ 68,575 32,212 $ 190,787 4 r ► �I► -� Balance, beginning of year w ► w Change in membership equity r Balance, enc[ of year ► 1w w 01 dVr M r s P rM I UNRESTRICTED CONTRIBUTED GENERAL TOTAL. CAPITAL $ 498,344 $ 870,020 $ 1,368,364 (27,957) (27,957) $ 498,344 $ 842,063 $ 1,340,407 The accompanying notes are an Integral pari of these financial statements. TEMPORARILY RESTRICTED RESERVE FOR CAPITAL IMPROVEMENTS $ 68,575 32,212 $ 190,787 4 MIAMI OUTBOARD CLUB, INC. STATEMENT OF CASH FLOWS FOR THE YEAR ENDED MARCH 31, 2014 CASH FLOWS FROM OPERATING ACTIVITIES: Change in membership equity $ 4,255 Adjustments to reconcile change in membership equity to net cash provided by operating activities: Depreciation 102,612 (increase) decrease in: Accounts receivable (108) Inventory (2,012) Prepaid expenses 240 Increase (decrease) in: Accounts payable (14,040) Unearned income (5,144) Accrued expenses (7,913) Net cash provided by operating activities 77,890 CASH FLOWS FROM INVESTING ACTIVITIES: Purchase of property and equipment (107,281) Net cash used by investing activities _ (107,281) NET DECREASE IN CASH (29,391) CASH, BEGINNING OF YEAR 270,695 CASH, END OF YEAR $ 241,304 The accompanying notes are an integral part of these financial statements. 5 MIAMI OUTBOARD CLUB, INC. NOTES TO FINANCIAL STATEMENTS MARCH 31_,_2014 NOTE 1 -- SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES Nature of Activities Miami Outboard Club, Inc. (the "Club"), a Florida corporation founded in April 1938, is a non-profit organization established for the furtherance of boating activities in the Miami, Florida community. The Club offers its members marine related facilities, services and activities such as boat and craft storage, vessel hoists, fishing tournaments and instructional boating information. The Club also provides restaurant and bar facilities enabling its members to promote various social, charitable and educational functions. A 15 member Board of Governors (the "Board"), whose members are elected on a yearly basis, oversees the operations of the Club. As of March 31, 2014, the Club had approximately 600 members. The Club generates revenue primarily through membership dues, storage fees and bar and restaurant sales. Basis of Presentation The Club's financial statement presentation is in accordance with Statement of Financial Accounting Standards ("SFAS") No. 117, "Financial Statements of Not - for -Profit Organizations Under SFAS No. 117, the Club is required to report information regarding its financial position and activities according to three classes of membership equity: unrestricted membership equity, temporarily restricted membership equity and permanently restricted membership equity. Use of Estimates The preparation of the financial statements in conformity with generally accepted accounting principles requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities as of the date of the financial statements and the reported amounts or revenue and expenses during the reported period. Accordingly, actual results could differ from those estimates. (continued) 6 MIAMI OUTBOARD CLUB, INC. NOTES TO FINANCIAL STATEMENTS MARCH 31, 2014 NOTE 1 — SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES (CONTIUED) Income Taxes The Club qualifies as a tax-exempt organization under Section 501 (c) (7) of the internal Revenue Code except for amounts representing unrelated business income. The Club has determined that there was no unrelated business income during the year ended March 31, 2014. Property and Equi Property and equipment are recorded at cost and are depreciated over their estimated useful lives utilizing the straight-line method. The Club follows the practice of capitalizing all expenditures for property and equipment in excess of $1,000. Inventory Inventories of food, alcoholic and non-alcoholic beverages are stated at the lower of cost or market value. Cost is determined by the current cost and market represents the lower of replacement cost or estimated net realizable value Membership Dues and Initiation Fees Membership dues are recognized as revenue in the applicable membership period. Any unearned amounts collected in advance are included in current liabilities as unearned income and any amounts due are included as receivable, at the end of each accounting period. Initiation fees are recorded as revenue in the period in which membership applications are accepted by the Board. No allowance has been provided on accounts receivable because uncollectible amounts are not material, Donated Services The Club receives donated services from unpaid volunteers who assist in the various social and community welfare activities. No amounts have been recognized in the accompanying statement of activities because the criteria for recognition of such volunteer effort under SFAS No. 116, Accounting for Contributions Received and Contributions Made, have not been satisfied. (continued) 7 MIAMI OUTBOARD CLUB, INC. NOTES TO FINANCIAL STATEMENTS MARCH 31, 2014 NOTE 2 — FUNCTIONAL ALLOCATION OF EXPENSES The costs of providing the Club's various programs and activities have been summarized on a functional basis in the schedule of activities. Accordingly, certain costs have been allocated using various methods based on the programs and supporting services benefited. NOTE 3 -- PROPERTY AND EQUIPMENT The cost and related accumulated depreciation for the Club's property and equipment consisted of the following at March 31, 2014: Building and improvements $ 849,613 Bar, kitchen, & restaurant 531,532 Docks 879,435 Outside equipment & fixtures 85,834 Clubhouse 121,890 Office equipment 20,632 Other 28.864 2,517,800 Less accumulated depreciation (,317,625) Property and Equipment, net ` 1 2MJ 75 Depreciation expense for the year ended March 31, 2014 totaled $102,612. (continued) 8 -1 r, 74 MIAN11 OUTBOARD CLUB, INC. NOTES TO FINANCIAL STATEMENTS MARCH 31, 201 NOTE 4 -- LEASE COMMITMENTS Effective April 1, 1996, the Club entered into an agreement with the City of Miami (the "City") for the lease of approximately 4.8 acres of land. The Club has occupied a substantial portion of this land since 1946. The lease agreement provides for a twenty- year term ending March 31, 2016 and extendable for two additional five-year terms. The monthly rental commitment is based on a monthly base rent plus a percentage rent less community service credits. For the lease year ended March 31, 2014, the monthly base rent amounts to $9,070 including sales tax. The percentage rent is defined as ten percent (10%) of the gross food and non-alcoholic beverage revenues in excess of $10,000. The lease provides for annual increases to the base rent and community service credits based on the US. Bureau of Labor Statistics Consumer Price Index (the "CPI"). Total rent expense under this lease amounted to $141,147 for the year ended March 31, 2014. Community service credits are granted as offsets against base rent for the Clu'b's performance of three (3) community events benefiting inner city children of the City of Miami and three (3) other events, which are designated by the City's Commission. A community service credit of $7,826 is allotted for each event per lease year ending March 31, 2014. As of March 31, 2014 the Club had performed all six (6) annual events. Community service credits for the current year was $46,953. During the first five years of the lease term, the Club is required to contribute $10,000 per year (the "annual contribution") on or before March 31, to a reserve fund for capital improvements on the property. The annual contribution is to be increased by the CPI index or 5%, whichever is less, subsequent to the fifth year of the lease term. The reserve fund for capital improvements should be maintained in a separate bank account and cannot be less than $50,000 at the end of any lease year. SUPPLEMENTARY INFORMATION b CERVETTA-LAPH.AAM & ASSOCIATES A PROFESSIONAL ASSOCIATION CERTIFIED PUBLIC ACCOUNTANTS INDEPENDENT AUDITORS' REPORT ON SUPPLEMENTARY INFORMATION To the Board of Governors of the Miami Outboard Club, Inc, Miami, Florida our report on our audit of the basic financial statements of the Miami Outboard Club, Inc. as of March 31, 2014 appears on page I. That audit was conducted for the purpose of forming an opinion on the basic financial statements taken as a whole. The schedule of percentage rent on page 11 is presented for purposes of additional analysis and is not a required part of the basic financial statements. Such information has been subjected to the auditing procedures applied in the audit of the basic financial statements and, in our opinion, is fairly stated in all material respects in relation to the basic financial statements taken as a whole. The schedule of activities by function on pages 12 and 13 are presented for purposes of additional analysis and are not a required part of the basic financial statements. Such information has not been subjected to the auditing procedures applied in the audit of the basic financial statements, and accordingly, we express no opinion on them. CERVETTA-LAPHAM & ASSOCIATES October 23, 2014 6509 9W 65TH STREET, SOUTH MIAMI, LL 33143 - TEL 305 669 2701 FAX 305 669 9949 Email ana@cervettalapham.com - www. cervettal.aphaw- care MIAMI OUTBOARD CLUB, INC SCHEDULE OF PERCENTAGE RENT FOR THE YEAR ENDED MARCH 31, 2014 SALES OF FOOD SALES SUBJECT AND NON-ALCOHOLIC TO PERCENTAGE PERIOD BEVERAGES RENT April 2013 $ 34,052 $ 24,052 May 2013 42,907 32,907 June 2013 39,087 29,087 July 2013 37,543 27,543 August 2013 37,915 27,915 September 2013 30,403 20,403 October 2013 29,393 19,393 November 2013 34,035 24,035 December 2013 34,975 24,976 January 2014 30,497 20,497 February 2014 33,213 23,213 Mare 2714 37,837 27,837 $ 421,858 $ 301,858 Flus applicable sales tax Total PERCENTAGE RENT INCURRED $ 2,405 3,291 2,909 2,754 2,792 2,040 1,939 2,404 2,498 2,050 2,321 2,784 30,186 2,113 $ 32,299 See independent auditors' report on supplementary information 11 Membership Restaurant Bar Rental income Parties and events Community service credits Contributions Interest income Other income Total support and revenues MIAMI OUTBOARD CLUB, INC. SCHEDULE OF ACTIVITIES BY FUNCTION FOR THE YEAR ENDED MARCH 31, 2014 TOTAL $ 446,075 348,625 260,028 391'O47 107,254 46.945 64,015 1^334 13,497 1,678,820 (Continued) 12 PROGRAM SERVICES SUPPORT SERVICES STORAGE FOOD BAR AND SPECIAL MANAGEMENT LEAS|NGEVENTS '----- --------- AND GENERAL $ $ - $ - $ - $ 448.075 348.625 - - - - 260.038 ' - - - - 381.047 - - 52.060 30.103 - 25.091 - - - - 48.645 - ' - - 04.015 - - - ' 1.334 - - — 13,497 400,685 290 ,131 391,047 136/351 450806 TOTAL $ 446,075 348,625 260,028 391'O47 107,254 46.945 64,015 1^334 13,497 1,678,820 (Continued) 12 1w 'W 'W I.W .w IV •V w F.r "W w - W kw %W 1w IV ow �W'.Wtw kw`,W�'V IV tV�V`Vtvfw tv Bad debts Bank and credit card charges Cost of goods sold Depreciation Entertainment Insurance Landscaping Licenses and taxes Other expenses Payroll and related items Postage Professional fees Promotion Rent space Repairs and maintenance Special events expense Supplies and uniforms Telephone Utilities Total expenses SCHEDULE OF ACTIVITIES BY FUNCTION (CONTINUED) FOR THE YEAR ENDED MARCH 31, 2014 PROGRAM SERVICES STORAGE FOOD BAR AND I r-- A C' I h I t - SUPPORT SERVICES SPECIAL MANAGEMENT EVENTS AND GENERAL 10,805 7,824 10,545 233,627 158,366 - - 11,577 16,379 29,982 3,550 - 20,833 - - 9,081 6,575 8,863 615 1,157 178,556 87,391 67,723 35,394 3,095 39,613 50,040 3,114 7,010 1,219 - - - - 131,903 6,726 4,779 40,813 - 42,429 15,190 44,747 5,886 531,924 328,600 243;509 191,379 (131,239 $ (38,469)_ $ 147,538 328 4,486 12,429 3,448 41,124 10,446 14,300 9,546 9,158 175,613 4,108 12,850 9,429 13,000 12,901 23,641 4,542 18,133 379,153 $ 81,753 TOTAL 4,486 41,604 395,441 102,612 20,833 34,965 14,300 11,318 9,158 509,282 4,108 12,850 9,429 141,147 24,244 131,903 75,959 4,542 126,384 1,674,565 4,255 13 AMENDMENT NO. 3 TO LEASE AGREEMENT BETWEEN THE CITY OF MIAMI AND MIAMI OUTBOARD CLUB, INC. This Amendment is entered into this day of 2011, (the "Amendment") by and between the City of Miami, a municipal corporation of the State of Florida (the "Lessor"), and Miami Outboard Club, Inc. a non-profit corporation (the "Lessee") for the purpose of modifying that certain Lease Agreement between the City and Lessee dated June 14, 1996 (the "Lease"), as amended, as follows: WHEREAS, Lessor leased to Lessee a portion of Watson Island for a term of twenty years commencing on April 1, 1996 and expiring on March 31, 2016 with the option to renew for two (2) additional five (5) year periods; and WHEREAS, Lessee has built wet slip dock facilities on City -owned bay bottom lands that have been determined to be outside of the existing Lease Property and requires the City's approval to operate in the additional bay bottom lands; and WHEREAS, Lessor and Lessee agree that it is in the best interest of the parties to modify the legal description of the Lease Property to include the wet slip dock facilities in the additional bay bottom lands that Lessee built outside of its existing Leased Property, subject to Lessee complying with all applicable laws, ordinances, and codes of federal, state, and local governments; and WHEREAS, a new survey dated November 10, 2010, was prepared by Lessee's surveyor of the Leased Property, including the additional bay bottom lands and the parties agree to amend the Lease in order to allow said wet slip facilities to become a part of the Lease Property. NOW, THEREFORE, in consideration of the mutual covenants hereinafter set forth and in consideration of other valuable consideration the parties covenant and agree as follows: 1. Section 1.1 entitled "Description of Lease Property" is hereby amended as follows: The Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor Lease Area 1, Lease Area 2 and Lease Area 3 which includes the additional bay bottom lands, the wet slip dock facilities, and upland improvements of approximately 427,324 square feet or 9.81 acres thereon, within Watson Island Park in the City of Miami, Dade Ccunty, Florida, (hereinafter the "Lease Property") as described in Exhibit A and Exhibit B which is attached hereto and made a part hereof. 2. Section 2.3 (iii) "Additional Limitations and Restrictions on Lessee's use of Leased Property is hereby amended as follows: Only minor repairs and servicing of boats shall be permitted on the Lease Property. The Lease Property shall not be used for the purpose of major maintenance or overhauling of boats or craft. Lessee is hereby permitted to refill propane fuel tanks for cooking purposes, when vended by a licensed company. Lessee shall be permitted to use a licensed mobile fuel delivery company to sell or dispense fuel to boat vessels, provided Lessee maintains accurate and complete monthly records of such sales, such as log and receipts of all fueling activity. 2 Lessee is required to collect 10% of monthly gross fuel safes from its licensed mobile fuel delivery company, and submit monthly gross sales reports of all sales of dispensing of fuels to boat vessels on the Leased Property to the City. Lessee shall submit monthly gross fuel sales report along with a payment of 5% of fuel sales to boat vessels to the City of Miami Marinas Manager of the Department of Public Facilities. Said report and payment shall be made by no later than the 15th of each month for the prior month sales. In the event Lessee is in default of the permitted use of selling or dispensing fuel to boat vessels, within thirty (30) days after receipt of written notice from the Lessor of Lessee's failure to cure said default, the City Manager is authorized to terminate this use and prohibit Lessee from refueling boat vessels on the Leased Property. 3. A new Section 4.13 entitled "State Approval" is hereby added as follows: Lessor and Lessee acknowledge that a portion of the Land is subject to certain restrictions contained in Deed No_ 19447 made by the Trustees of the Internal Improvement Fund of the State of Florida ("Board") to the City. In the event the Board requires a finding of compliance with the deed restriction or a waiver of compliance with such deed restriction of the additional bay bottom lands within thirty (30) days after the effective date of this Amendment, Lessee agrees to use its good faith efforts to obtain from the Board a finding of compliance with the deed restriction or a waiver of compliance with such deed restriction ("State 3 Approval"). If the Board grants State Approval subject to an assessment of state fees for the right to use the additional bay bottom lands, Lessee agrees to pay the Board the full amount of assessed fees. Should Lessee decide not to pay said assessed state fees, and Lessee provides thirty (30) days prior written notice to City of its intent not to pay the assessed state fees, Section 4.13 shall automatically become null and void and Lessee shall be required to remove all improvements in the additional bay bottom lands by no later than ninety (90) days from the date of the notice. _ Except as specifically provided herein, all of the terms and provisions of the Lease Agreement shall remain in effect. THIS SPACE INTENTIONALLY DEFT BLANK 1! IN WITNESS WHEREOF, the parties hereto have executed this Amendment to the Lease Agreement on the day and year first above written. Witness: By: Signature Print Name B: //0 y Signature g ob.M f H- e1q S Attest BR.y Priscilla A. Thompson Y �� City Clerk APPROVED AS TO FORM AND CORRECTNESS LESSEE: Miami Outboard Club, Inc. By: Signat Pe4o r777 Print Name and Title 00�0('�" > otle- City of Miami, a municipal corporation of the State of Florida By: �� Tony E. Crape, Jr. City Manager APPROVED AS TO IN REQUIREMENTS By: By: Julie O. Bru City Attorney`�� ir Risk Managementbepartment Exhibit A amt' 1pNf or CVEal2iue ARRA w'J WWN LNG A SJaLQ form SJID Pali Stals sd IViR AaTYl Ml('raura.s IF�nr /MJ taavcr XLw nq.Irrrmaul+r maE o� RN A6r3:vY raT A aDrA,ue ar ! ra xrd; nLvvE xar'rDr tact A RnwYr w u.TD car, rlrlrF lAsfas]ax rrn A oDCF+rf ff ATs> rldr ee5rr s[rn, IAti IGx A caavAx DF Dd9d .n'; 6dJYI lartebJ ; rda A as.4YF K IJ,.a {EFN PrIDt� w]syd7.y 1b4 w mLsa•CL N.q3] fLLr; INePa:f fnv1551w !W A OVw14' f>F TSI reZr, ap{( Aavm7Yt JVa A aGA'K vF ITR d¢r! aa{Jq YlYHZrx rM A �La+CL' N' larl /rFT.' 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STA. 47 +16.98 ON THE OFFICIAL MAP OF LOCATION AND SURVEY OF A PORTION OF SECTION 8706, DESIGNATED AS A PART OF STATE ROAD A- 9 A IN DADE COUNTY, FLORIDA, AS RECORDED IN MAP ' BOOK 56 AT PAGE 71 OF THE PUBLIC RECORDS OF DADS COUNTY FLORIDA, SAID POINT BEING THE POINT OF TANGENCY OF THE CENTER LINE OF THE MOST SOUTHERLY CURVE OF GENERAL DOUGLAS MCARTHUR CAUSEWAY RUNNING NORTHWESTERLY FROM THE SOUTHEASTERLY CORNER OF WAT50N ISLAND AND HAVING A RADIUS OF 191 D. 08 FEET AND A CENTRAL ANGLE OF 34'47'15'; THENCE N25'1035'E ALONG THE RADIAL LINE OF 'THE ABOVE MENTIONED CURVE FOR A DISTANCE OF 65.00 FEET TO THE POINT OF BEGINNING OF THE FOLLOWING DESCRIBED PARCEL OF .LAND AND ALSO A POINT OF INTERSECTION WITH A NON -TANGENT CURVE, A RADIAL LINE TO SAID POINT SEARS 525'10'35"W SAID CURVE BEING THE NORTHERL Y RIGHT-OF-WAY LINE OF SAID GENERAL DOUGLAS MCARTHUR CAUSEWAY,' THENCE 740.98 FEET ALONG SAID RIGHT-OF-WAY LINE AN ARC OF A CURVE TO THE RIGHT, SAID CURVE HAVING A RADIUS .OF 1845.08 FEET AND A CENTRAL ANGLE OF 23'00'36" TO A POINT OF INTERSECTION WITH A NON -TANGENT LINE, A RADIAL LINE TO SAID POINT BEARS S46' 9O'39 "W,• THENCE N49' 19'02E FOR A DISTANCE OF 549.85 FEET,' THENCE S34 29'50 "E FOR A DISTANCE OF 222, 43 FEET THENCE S09'2B'51 'E FOR A DISTANCE OF 208.77 FEET; . THENCE S.O1'49'04'E FOR A DISTANCE OF 408.86 FEET 'TO THE POINT.,OF BEGINNING. CONTAINING. 255,733 SQUARE FEEL, 5,87 ACRES, MORE OR LESS, INCLUDING THE SUBMERGED LAND EAST OF THE APPROXIMATE EDGE OF WATER LINE MEASURED IN. AUGUST 96th, 2010 AT 10:00 A.M. BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS' LEASE AREA 9 SUBMERGED LAND COMMENCE AT A POINT SHOWN AS P.T. STA. 47 + 96.98 ON THE OFFICIAL MAP OF LOCATION. AND SURREY OF A PORTION OF SECTION 8706, DESIGNATED AS A PART OF STATE ROAD A -1-A IN .DADE COUNTY, FLORIDA, AS RECORDED IN MAP BOOK 56 AT PAGE 71 OF THE PUBLIC RECORDS OF DADE COUNTY, FLORIDA, SAID POINT BEING THE POINT OF TANGENCY OF THE CENTER LINE OF THE MOST SOUTHERLY CURVE OF- GENERAL DOUGLAS MCARTHUR CAUSEWAY RUNNING NORTHWESTERLY FROM THE SOUTHFASTERLY CORNER OF WATSON' ISLAND AND HAVING A RADIUS OF 19 10. 08 FEET AND A CENTRAL ANGLE OF 34'47'15 ; THENCE N25'10'35"E ALONG THE RADIAL LINE OF THE ABOVE 'MENTIONED CURVE FOR A DISTANCE OF 65.00 FEET A RADIAL LINE TO SAID POINT BEARS S25'10'35"W TO THE POINT OF BEGINNING OF THE FOLLOWING DESCRIBED PARCEL OF LAND; THENCE- 151,74 FEET NORTHWESTERLY ALONG THE NORTHERLY RIGHT -OF --WAY LINE OF SAID GENERAL DOUGLAS MACARTHUR CAUSEWAY, SAID LINE BEING THE ARC OF A CURVE TO THE RIGHT HAVING A RADIUS OF 1B45.08 FEET AND A CENTRAL ANGLE OF 4'4244" TO A POINT OF INTERSECTION WITH A NON --TANGENT LINE, A RADIAL LINE TO SAID POINT BEARS S29'53'19"W; THENCE THE FOLLOWING TWENTY.(2D) COURSES ALONG THE APPROXIMATE EDGE OF WATER N07'52'53 "W FOR A DISTANCE OF 144.76 FLET THENCE N78' 14' 13"E FOR A DISTANCE OF 41.73 FEET, THENCE N06'55'20 "W FOR A DISTANCE OF 47.97 FEET; THENCE S82'51 ' 18 "W FOR A DISTANCE OF 30.96 FEET THENCE NO3'25'04 "E FOR A DISTANCE OF 14,98 FEET; THENCE N26'50'24 ."W FOR A DISTANCE OF 3.5'9 FEET,• THENCE NO3'15'51 "W FOR A DISTANCE OF 9.51 FEET•. THENCE N20'06'23'E FOR A DISTANCE OF 12,66 FEET,• THENCE N222929 "W FOR A DISTANCE OF 10.75 FEET; THENCE N0658'02 "W FOR A DISTANCE OF 14,53 FEET' THENCE NOO'02'52'E FOR A DISTANCE OF 68.47 FEET,' THENCE N05'47'131,W FOR A DISTANCE OF 34.09 FEET, THENCE N.22'2358 "W FOR A DISTANCE OF 25.72 FEET,' THENCE N33'2O'11 "W FOR A DISTANCE' OF 46.09 FEET,' THENCE N20729257W FOR A DISTANCE OF 15.97 FEET; THENCE N 12'32'53 "W FOR A DISTANCE OF 113.64 FEET, THENCE N05'53 23"W FOR A DISTANCE OF 69.07 FEET THENCL N04'04'48"E FOR A DISTANCE OF 24.06 FEET; THENCE N33'5544'E FOR A DISTANCE OF 12.90 FEET THENCE N 13'2744 "W FOR A DISTANCE OF 30.07 FEET TO A POINT OF INTERSECTION WITH THE NORTH LINE OF LEASE AREA 1; THENCE N49' 19'02'E ALONG SAID NORTH LINE FORA DISTANCE OF 69.0.3 FEET THENCE THE FOLLOWING THREE (3) COURSES ALONG THE. EAST BOUNDARY OF LEASE AREA 9;53429 5O"E FOR A DISTANCE OF 222,43 FEET; THENCE- S09 2851 "E FOR A DISTANCE OF 206.77 FELT; THENCE 601'49'04"E FOR A DISTANCE OF 408.86 FEET" TO THE POINT OF BEGINNING. CONTAINING 103,132 SQUARE FEET, .2.37 ACRES, MORE OR LESS. 017 DATE. 11-10-10 I DRAWN: BBL CHECKEMAS LIU130VICI & ORANGE COMSULTING ENGINEERS, INC. 329 PALERMO AVENUE, CORAL GABLES, FLORIDA 33134 • 306/44$-1600 • LB 1012 SCALE: AS DOTED LEASE AREA 1 LEGAL IDESCR[PTION SHEET 1 OF 1 SHO 123139 AM E57 Exhibit S LEASE" AREA 2 THAT PORTION OF LAND LOCATED ON WATSON ISLAND, NORTHEASTERLY OF THE NORTHEASTERLY RIGHT OF WAY LINE OF STATE ROAD A-1 A (YACARTHUR CAUSEWAY) AS SHOWN ON THE STATE 0 FLORIDA STATE ROAD DEPARTMENT RIGHT OF WAY MAP FOR SECTION 87060--2117 FILED FOR RECORD UNDER ROAD MAP BOOK 68, AT PAGE 44, OF THE PUBLIC RECORDS OF DADE COUNTY FLORIDA. LYING 1N SECTIONS 31 AND 32, TOWNSHIP 53 SOUTH, RANGE 42 EAST CITY OF MIAMI, MIAMI-DADE COUNTY, FLORIDA. BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS.' COMMENCE AT A POINT SHOWN AS P. T : STA. 47 +16.98 ON THE OF77C/AL MAP OF LOCATION AND SURVEY - OF A PORTION OF SECTION 8706, DESIGNATED AS 'A PART OF STATE ROAD A -1-A 'IN • DADE COUNTY, FLORIDA, AS RECORDED IN MAP BOOK 56 AT PAGE 71 OF THE PUBLIC RECORDS OF •DADE COUNTY., FLORIDA, SAID POINT BEING THE POINT OF TANGENCY OF THE CENTER LINE OF THE.MOST SOUTHERLY CURVE OF GENERAL DOUGLAS MCARTHUR CAUSEWAY RUNNING NORTHWESTERLY FROM THE SOUTHEASTERLY CORNER OF WATSON ISLAND AND HAVING A RADIUS OF 1910.08 FEET AND A CENTRAL ANGLE OF 3447'1,5'; THENCE IV25'10'35'F ALONG THE RADIA[ LAVE OF THE ABODE MENTIONED CURVE FOR A DISTANCE OF 65.00 -FEET TO THE POINT OF INTERSECTION WITH A NON -TANGENT CURVE, A RADIAL. LINE TO SAID POINT BEARS S25' 10'35 "W SAID CURVE BEING THE NORTHERL Y RIGHT-OF-WAY LINE OF SAID GENERAL DOUGLAS MCARTHUR CAUSEWAY; THENCE 740.98 FEET ALONG SAID. RIGHT-OF-WAY LINE, AN ARC OF A CURVE TO THE RIGHT, SAID .CURVE HAVING A RADIUS OF 1845.08 FEET AND A: CENTRAL ANGLE OF 23'00'36' TO A POINT OF INTERSECTION WITH A NON -TANGENT UNE, A RADIAL LINE TO SAID . POINT BEARS S48' 10'39 "W; THENCE N49'19'02'E FOR A DISTANCE OF 12.41 FEET TO THF POINT OF BEGINNING OF THE FOLLOWING DESCRIBED PARCEL OF LAND, ALSO A POINT OF INTERSECTION WITH A NON -TANGENT. CUR/E. A RADIAL LINE TO SAID POINT BEARS S50' 10'40 "N, THENCE 142.49 FEET ALONG THE ARC OF A CURVE TO THE BIGHT, SAID CURVE HAVING A RADIUS OF 120.00 FEET AND A CENTRAL ANGLE OF 68'02'07" TO A POINT OF TANGENCY; THENCE N28'12'4%'E FOR A DISTANCE OF 52.00 FEET TO A POINT OF CURVATURE; THENCE.68.22 FEET ALONG THE ARC OF A• CURVE TO THE LEFT, SAID CURVE HAVING A RADIUS OF 250.00 FEET AND A. EN RAL ANGLE OF 15'38'04" TO A POINT OF INTERSECTION WITH A REVERSE CURVE; A RADIAL LINE TO SAID POINT BEARS S77'25'17Z,,• THENCE 114, 60 FEET ALONG THE ARC OF A CURVE TO THE RIGHT, SAID CURIE HAVING A RADIUS OF 60.00. FEET AND A CENTRAL ANGLE OF 109-26'04" TO A. POINT _ OF TANGENCY; THENCE. 55750 1 'E FOR A . DISTANCE OF 120.75 FEET THENCE N352742'E FOR •A DISTANCE OF 110.62 FEET; THENCE N69'29'18'E FOR A DISTANCE OF 123.83 FEET TO A POINT ON THE WESTERLY LINE OF LEASE AREA 1; THENCE 549'19'02"W ALONG SAID WESTERLY LINE FOR A DISTANCE OF 537.44 FEET TO THE POINT OF BEGINNING. CONTAINING 44,138 SQUARE FEET, 1.0113 ACRES, MORE OR LESS INCLUDING THE SUBMERGED LAND FAST OF THE APPROXIMATE EDGE OF WATER LINE MEASURED IN AUGUST 16th, 2010 AT 10.DO .A.M. BEING MORE. PARTICULARLY DESCRIBED AS' FOLLOWS: LEASE AREA 2 SUBMERGED LAND COMMENCE AT A POINT SHOWN AS. P.T. STA. 47. f 16.98 ON. THE OFFICIAL MAP OF LOCATION .AND SURVEY OF A PORTION OF SECTION 6706, DESIGNATED AS A PART OF STATE ROAD A -1-A IN DADE COUNTY,' FLORIDA, AS RECORDED IN MAP BOOK 56 AT PAGE 71 OF THE PUBLIC RECORDS OF DADE' COUNTY, FLORIDA, SAID 'PGINT BEING THE -POINT OF TANGENCY OF THE CENTER LINE OF THE MOST'SOUTHERLY CURVE OF GENERAL DOUGLAS MCARTHUR CAUSEWAY RUNNING NORTHWESTERLY FROM THE SOUTHEASTERLY CORNER OF•, WATSON ISLAND AND HAVING A RADIUS OF 1910.08 FEET AND A CENTRAL ANGLE OF 34'47'15'1 THENCE N25'10'35'E•ALONG THE RADIAL LINE OF THE ABOVE MENTIONED CURVE FORA DISTANCE OF 65.00 FEET TO THE POINT OF INTERSECTION WITH A �. NON -TANGENT CURVE, A RADIAL LINE TO SAID POINT BEARS 525'10'35"W SAID CURVE BEING THE NORTHERLY RIGHT-OF-WAY LINE OF SAID GENERAL DOUGLAS MCARTHUR CAUSEWAY,' THENCE 740.98 FEET ALONG SAID . RIGHT-OF-WAY LINE, AN ARC OF A CURVE TO -THE RIGHT, SAID CURVE HAVING A RADIUS OF 1845.08 FEET AND _A CENTRAL ANGLE OF 23'00'36" TO A POINT OF INTERSECTION WITH A NON -TANGENT LINE, 14 RADIAL LINE TO SAID POINT BEARS 546' 10'39 "N, THENCE N49' 19'02 "E ALONG THE EASTERLY LINE OF LEASE AREA 2 FOR A DISTANCE OF 480.82 FEET TO THE POINT OF BEGINNING. OF THE FOLLOWING DESCRIBED PARCEL OF LAND; THENCE N 1327'44 "W FOR 23.99 FEET ALONG THE APPROXIMATE EDGE OF WATER; THENCE N69129'18"E FOR A DISTANCE OF 61.86 FEET THENCE S49119'02"W FOR 69.03 FEET TD THE POINT OF BEGINNING. CONTAINING 736 SQUARE FEET, 0.017 ACRES MORE OR LESS. PROJ. NO: 2008 01T DATE: 11-10-10 DRAWN: BBL ICHECKEDAS SCALE: AS NOTED LU DOV' CA &. ORANGE: LEASE AREA 2 LEGAL CONSULTING ENGINEERS, INC- DESCRIPTION 329 PALERMO AVr=NUE, CORAL GABLES, FLORIDA 33134 • 3051448-150 C - LE3 1012. SHEET 1 OF 1 SHEET _..._..... ,,......�, n,.r�.,.,o„ r. iro_a_n�ry rnnrxrarrn. ur svfa nin 1,2306 PM EST '. Fx:hibit B LEASE AREA 3 SUBMERGED . LAND THAT PORTION OF LAND LOCATED ON WATSON ISLAND LYING IN SECTION 32, TOWNSHIP 53 SOUTH, RANGE 42 EAST AND SECTION 5, TOWNSHIP 54 SOUTH, RANGE 42 EAST, CITY OF MIAMI, MIAA41-DADE COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCE AT A POINT SHOWN AS P.T. STA. 47 � 16.98 ON,THEOFFICIAL. MAP .OF LOCATION AND SURVEY OF A PORTION OF SECTION 8705, DESIGNATED AS A PART OF- STATE ROAD. A -1-A IN DADE COUNTY,_ FLORIDA, AS,RECORDED IN MAP BOOK 56 AT PAGE 71 OF THE PUBLIC' RECORDS OF DADE COUNTY, FLORIDA, ,SAID POINT BEING THE POINT OF TANGENCY OF THE CENTER LINE OF 'TIS MOST SOUTHERLY CURVE OF GENERAL .DOUGLAS MCARTHUR' CAUSEWAY RUNNING NQRTHWESTERLY FROM THE SOUTHEASTERLY CORNER OF WATSON, .1SLAND AND HAVING A RADIUS .OF 1910.08 FEET AND A CENTRAL ANGLE OF J447'15"; THENCE N25' 10'35 "E ALONG THE RADIAL LINE OF THE ABOVE MENTIONED CURVE FORA DISTANCE OF. 65.00 FEET TO THE POINT OF INTERSECTION WITH THE NORTHERLY RIGHT-OF-WAY LINE OF SAID GENERAL DOUGLAS MCARTHOR CAUSEWAY AND ALSO THE POINT' OF BEGINNING OF THE FOLLOWING DESCRIBED PARCEL OF LAND; THENCE THE FOLLOWING THREE (3) COURSES ALONG THE EAST BOUNDARY LINE OF LEASE AREA I SUBMERGED LAND, THENCE N01 49'04 "W FOR A DISTANCE OF 408.86 FEET; THENCE N09 2851 V FOR A 'DISTANCE OF 208.77 FEET; THENCE N34'29'50 "W FOR A . DISTANCE OF 222:43' FEET; THENCE. S47'08'32 "E FOR .A DISTANCE OF 196.27 FEEL; THENCE S 11'52 53 "E FOR A DISTANCE OF 155.49 FEE; THENCE S09'00'04'E FOR A 'DISTANCE- OF 105.01 FEET,' THENCE S02'12'21 "E -FOR A DISTANCE . OF 299.70 FEET; - THENCE. 515-38'02"W FOR A DISTANCE OF 113.23 FEET TO THE POINT. OF BEGINNING: CONTAINING 24696 SQUARE FEET, 0.54 ACRES, MORE OR LESS, PROJ NO: 2008 01T DATE: 11-10-10 DRAWN: BBE CHECKED:AS LUC DMCF & ORANGE CONSULTING ENGINEERS, INC. 329 PALERMO AVENUE, ORAL GABLES, FLORIDA 33134 • 3051448-1600 • L6 1092 SCALE: AS RIOTED LEASE AREA 3 LEGAL DESCRIPTION SHEET 1 OF 1 SHEE Exhibit SUBMERG E.D LAIV'D MIAMI OUTBOARD CLUB- LEASEAREA LEGAL DESCRIPTION: SUBMERGED LAND EAST OF 'THE APPROXIMATE EDGE OF WATER LINE MEASURED IN AUGUST 16th, 2010 AT 10:00 A.M.. BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS' (INCLUDING SUBMERGED LANDS LEASE AREAS .1 AND 3) COMMENCE AT A POINT SHOWN AS P.T. STA .47 --t-1-6.98 ON THE. OFFICIAL MAP OF LOCATION AND SURVEY OF' A PORTION OF SECTION 8706, DESIGNATED AS A. .PART OF STATE ROAD A -1--A IN DADE COUNTY; FLORIDA, AS 'RECORDED IN MAP BOOK 56 AT PAGE 71 OF THE PUBLIC RECORDS OF DADE COUNTY, FLORIDA, SAID POINT BEING THE POINT OF TANGENCY OF THE CENTER LINE OF THE MOST SOUTHERLY CURVE OF GENERAL. -DOUGLAS MCARTHUR CA USEWA Y RUNNING . NORTHWESTERL Y FROM THE : SOUTHEASTERL Y CORNER OF WATSON ISLAND A.ND HAVING A RADIUS OF 1910.48 FEET AND A - CENTRAL ANGLE OF 34'47'15'; THENCE N25'10'35'E ALONG THE RADIAL LINE OF THE ABOVE MENTIONED CURVE FOR A DISTANCE OF 65.00 FEET, A RADIAL LINE TO SAID POINT BEARS S25°10'35"W TO THE POINT- OF BEGINNING OF THE FOLLOWING DESCRIBED PARCEL OF LAND; THENCE 151.74 FEET NORTHWESTERLY ALONG THF NORTHERLY RIGHT-OF-WAY LINE OF..SAID GENERAL DOUGLAS MACARTHUR CAUSEWAY, .SAID LINE BEING THE ARC OF A CURVE TO THE RIGHT HAVING ' A RADIUS OF 1845.08 FEET AND A CENTRAL ANGLE OF 4'4244" FOR A DISTANCE OF 151.74 FEET TO A POINT' OF INTERSECTION WITH A, NON -TANGENT LINE, A RADIAL LINE TO SAID .POINT BEARS S29'53'19"W; THENCE THE FOLLOWING TWENTY .(20) COURSES ALONG THE APPROXIMATE EDGE OF WATER N0715253"W FOR A DISTANCE OF 144.76 FEET' THENCE 1V78' l 4' 13'E FOR A DISTANCE OF 41.73 FEET THENCE N06'55'20 "W FOR A DISTANCE OF 47.97 FEET,' THENCE S82751'18"W FOR A DISTANCE OF 30.96 FEET; THENCE N03725'047' FOR A DISTANCE OF 14.98 FEET,' THENCE N26.5024 "W FOR A DISTANCE OF 3.59 .FEET; THENCE NO3' 15'51 "W FOR A DISTANCE OF 9.51 FEET` THENCE N20'06'23E FOR A DISTANCE OF 12.66 FEET; THENCE N22'29'29 "W FOR A DISTANCE OF 10.75 FEET,' THENCE N06'58'02 "W FOR A DISTANCE OF 14.53 FEET; THENCE N00'02'52 "E FOR A DISTANCE OF 68.47 FEET THENCE N0547' 13"PY FOR A DISTANCE OF 34.09 FEET,' THENCE N22'23'58 "W - FOR A DISTANCE OF 25.72 FEET; THENCE N33'20'11 "W FOR. A DISTANCE OF 46.09 FEET' THENCE N20'2925"W FOR A DISTANCE OF* 15.97 FEF(,• THENCE N12`3253"W FOR A DISTANCE OF 113.64 FEET THENCE N05`5323"W FOR A DISTANCE OF 69.07 FEET; THENCE N04'04'481E FOR A DISTANCE OF 24.06 FEET; THENCE N335544 "E FOR A DISTANCE OF 12.90 FEET; THENCE N 13'27'44 "W FOR A DISTANCE OF 30.07 FEET TO A POINT OF INTERSECTION WITH THE NORTH LINE OF LEASE AREA 1; THENCE N 13 2744 "W FOR 23.99 FEET ALONG THE APPROXIMATE EDGE OF WATER; THENCE N69'29'18"E FOR A DISTANCE OF 61.86 FEET THENCE S47'08'32 "E FOR A DISTANCE OF .195.27 FEET; THENCE S l l '5253 "E FOR A DISTANCE OF 155.49 FEET; THENCE 509'00'04 "E FOR A DISTANCE OF. 105.01 FEET THENCE .502' 12'21 "E FOR A DISTANCE OF 299.70 FEET; THENCE 515.38'02"W FORA DISTANCE OF 113.23 FEET TO THE POINT OF BEGINNING. CONTAINING 127,565 SQUARE FEET; 2.93 ACRES, MORE . OR LESS. PROD. ND: 2008 01T I DATE: 11 - erl DRAWN: 8 L I CHECKED: AS - - L. U DOVICA & GRANGE CONSULTING ENGIi\IEERS, INC. 329 PALERMO AVENUE, CORAL GABLES, FLORIDA 33134 • 3451448-1800 • LS 9012 SCALE:AS NOTED LEASE AREAS 1 & 3 yUBMERGED LAND= SHEAT o\ ilii � �: • M •� nn Exhibit S , t�� : •.. „�} -� , � pro, , �, ol V1, x �:�� ;,� `T�n�r' 4 � mac:• � t - rpt=•{...�� ��,.,m`' 1 �� � x000 rc %iLEl.SE-ARE L 2 t 'Sy�op tT.OTAL AREA - 1 <9,f39 S.F. it `� v F•• s. �. UYLe � ; LEASE AREA I W.601 1 6Q1oc SF, 1 :1.. Aej 87A RES \ Rk I'Wsr py, - wrndt l w c U 2? ��• 4 1 t xrawx,ro� 41 m DWI j � 4 w \ cxnl'xlc SCntEI I'Wsr py, - wrndt l w c U 2? ��• 4 Llf xrawx,ro� 41 m DWI j 4 O ZU . F 4 it �flW O V4 CERTIFIED COPY OF CORPORATE RESOLUTIONS, OF THE,MIAMI OUTBOARD CLUB, INC. The undersigned, as Commodore of the Miarni Outboard Club, Inc., a Florida not for profit corporation, (the "MOC") do hereby certify that the following is a true and correct copy of the resolutions adopted by the Board of Governors of the MOC in accordance with its Charter, By -Laws and Florida Law, at which the following resolutions were unanimously adopted: RESOLVED, that the MOC hereby approves of the terms and conditions as set forth in the Amendment No. 3 to Lease Agreement Between the City of Miami and Miami Outboard Club, Inc.; and be it RESOLVED FURTHER, that the.MOC is hereby authorized to enter into the Amendment No. 3 to Lease Agreement Between the City of Miami and Miami Outboard Club, Inc.; and be it RESOLVED FURTHER, that Pedro Fernandez, as Commodore of the MOC, is hereby authorized and empowered, in the name of and on behalf of the MOC, to execute and deliver the Amendment No. 3 to Lease Agreement Between the City of Miami and Miami Outboard Club, Inc., such approval to be conclusively evidenced by his execution and delivery thereof; and be it RESOLVED FURTHER, that Pedro Fernandez as Commodore of the MOC is hereby authorized and empowered, in the name and on behalf of the MOC, to perform all other acts and things, and to execute and deliver all other documents as such officer may deem necessary or desirable, in his discretion, to carry out the foregoing resolutions, I FURTHER CERTIFY that the above resolutions were duly adopted and that Pedro Fernandez as Commodore of the MOC is of the MOC has full power and authority to bind the MOC pursuant thereto; that the resolutions are in full force and effect and have not been altered, modified or rescinded, and that Pedro Fernandez is the duly elected and qualified Commodore of the MOC.. IN WITNESS W-M]REOF, I have affixed my hand and seal on the day of March, 2011 STATE OF FLORIDA COUNTY OF MIAMI DADE I HEREBY CERTIFY that the foregoing instrument was acknowledged before me this � ay of March, 2011 by that Pedro Fernandez, Commodore of the Miami Outboard Club, Inc., who is/are personally known to me and who did take an oath. WITNESS my hand and official seal in the County and State and on the date last aforesaid. My Commission Expires: Notary Public State of Florida NOTAR LIC, State of Florida C. Robert Brandt My Commission D47734832 9jEnvEtio Expiras1111512011 3"; 28'20 17 REQUEST FOR APPRAISAL Quo'I-E City of .Miami You are invited to submit a quote to prepare an appraisal report based on the Appraisal Assignment �Mached herewith as Exhibit "A". Please complete the information requested at the bottom of this pagre.. The quote and below inro n ation must be received h% the Department of Ileal estate and Asset lLiiim,--Ciiient by 3:00 p.tn.. \ouch . ArriI 0',. 20117. YOU 11M',' submit your proposal viii email or by snail to: [�*or• 'I-ai�clsnan Propurt} Management Representative Dep;rri merit 01'RMI Estatc and Asset Lklana`ement city of Mianti 444 SW Avenues. 3d Floor liami, FL 33130 (303) 4 16-1 101 it5i�.clrrr,n�'zf::rii:�rri�=c7t.rctii�r ADDRESS ;� FOLIO ,IOD No. 1099 tNfACt1RTE1liE 01-3231-000-0013 A-03-17-013 CSLi'Y Fees' 6„500 Comprehensive total fee to perforin appraisal/s: S 6.500 Hourly fee in the event expert testimony is required: 275 Appraisal Company: Joseph J Blake & Assoc. Inc. Telep lion e/Extens ion. 305.448.1663 1110 By: —Ted Allen Date: _ 313.512017 :Sign: NOTE: When sending a quote, your company- must comply with the completion due elate. If selected, your company must provide a Certificate of Insurance in the: manner prescribed in Exhibit "C" below. Page t of 5 28,2017 Job Number: Fiscal Year: Location: Folio No.: Lot Size: Aciiusted Area: Impr(wenients: Purpose of :Appraisal Property Rights Appraised: Current 'Zoning: Type of Appraisal: Time to Complete: Number of bound copies: City Contact Person: Resolution Reference: Date of the Valuation: Fee: ('it% ,I'%hanti E:YItlBIT "A" APPkAISAL ASSIGNMENT A-03-17-0 13 2016-17 1049 )IAC'ARTHUR CSWY U € -3231-000-0013 207.781 square to t 9.530 square teet l building 1'o determine Fair Mlarket Rent in order to renetiotiate a lease Fee Simple CS Civic Space Lone (under the Mliami ? 1 Toning Code). Narrative Report. The appraisal report must be completed no later than fifteen (1 5) days after authorization. Four, (signed and certified). ICgor 'Tsiaelnian, Property Management Representative T': (305) 116-1 01 E-mail: it.sik,linait;ii'iniamv.conl None. Date of the appraisal report. Full payment upon completion of the assignment, subject to revisions by the City of Miami and any other review appraiser tihuuid there be any discrepancies in the appraisal reports. THEAPPRAISAL REPORT SHOULD INCLUDE THE FOLLOWING: Page 2 of 5 1'"b?'r)17 City of klianli I. 1•he appraisal report shall be p rl'lrmed in complianLe lith the professional services aoreettlettt ith the City liar appraisal ser\ ices as applicable. The appraisal report Heusi consider all three approaches to value and pt'clvidc an explanation to the "cis -lit given to each approach in arriving at the final rcconriliation €�t'value. In the event to approach is ttot used. please provide justification_ Please provide es idence for not using the Cost Approach. 3. In calculating, the Market Data. the appraiser shOUld analtire and provide current local market data quid subteen adjustntcnt tables of comparables. 4. 11utilizing- a Land SaLs ComparableTable to calculate Sales Price per Syuar€: FOOL please prm ide line iWill at] lLltitriwnts in a Inatrix format iter a better understanding ill the S€tnitltIA and Land Value Correlation conclusion. 5. PRA ide 01.1•ce and proof' o capitalization rate I'Or the income approach to value in local market versus other market \,% hen applicable. 0. Provide Nlarket Data as if -taxable property. 7. The appraisal report should be in compliance \kith the current Uniform Standard (if Professional Appraisal Practice (USPAP) according to Section 475. Part 11, of the Florida Statutes. The City of Miami reserves the right to review the appraisal report anti submit its comments. The final report will be duC five dans after the appraisal is reviewed b� City's staff Note: All calculations must be explicit. Show all steps used to arrive at any conclusions provided. All data in this Sheet must be verified by the appraiser, if any discrepancy, please call this office at 305-416-1401. Page 3 o1'5 1,28 ''tr 17 EXHIBIT B- INSV ANC'E. REQUIREMENTS I I1 Commercial General Liability (Primary & Non Contributory) A. Limits of L6bihl'� Boklik Iniury and Property Damage Liahilit% Each Occurrence $1,000,000 C3cncral Limit $3,000,000 Products>C onllptcted Operations '$1,000,000 Personal and rill%ertising Injury SI.tH)0.0di{) B. Endorsenignts Required Cit\ ref kiiami included as an additional insured Contingent Liabilit\ (Independent Contractors Covera -e) Contractual Liabilit\ Premie, (t Operations Liabilit\ Primal.\ 111�Urance Clause (11) Business ;automobile Liability A. Loons of Liabilit\ Bodily Injury and Property Damage Liability Combined Single limit An, AuteiOWned AUtasfScheduled Including hired. Borrowed or Non-O\ned Autos Am. One: Accident $ 1.000,000 B. Endorsements K�ired Cite of Miaini included as an Additional Insured (III) Worker's Compensation A. Limits of Liability Statutory -State of Florida Waiver of'subrogation (M Employer's Liability A. Limits of Liability S 100,000 for bodily injury caused by an accident, each accident. $100,000 for bodily injury caused by disease, each employee $500.000 for bodily injury caused by disease, policy limit (1) Professional Liability/Error's & Omissions A. Limits of I.iability Combined Single Limit Each Claim $1,000,000 General Aggregate Limit $1.000.000 Retro hate Included PaLle 4 of N OtN of .Miami 011 ol" Mlami BINDERS ARI: VNACC EVFABLE. I'lle aboN e policies shall l provide the city o0diatui with written notice 01' ca rice Ila(ion or material chane front the insurer in accordance to poIicN pros i,Ion;. Companies autIlOri/ed to (it) business in the Slate ol* I lorida. with the fitllo%%in, qualification.-, shall iSSUC all insurance polieie required al)c»e, incl rrrtttit Meet the Ballow in�.s requirements: The coinpan\ most be rated no less than "A as to manafgement. and no less than -Class V" is to Financial Strenuth. b\ tilt latest edition of Best; Insurance Guide, published b\ A.M. Hest Compati . t)Ic[«ick. flew .lersex_ or i1N cgiii\alent.:111 policies and !or certificates nates of in itranee are subject to ret iciN and s cri t icat ion bN Risk N f anagement prier to insurance approval. Certificates �\ ill indicate no modification or changg in insurance shall be made widlow shirt, 00) dates %sritten advance notice to tite certificate holder. The Bidder shall he responsible ft+r that the insurance certificate: required in conJunction r4ith this Section remain in force 10r the duration ref the contractual Period, inelttdin- anS and all option terms that malty be granted to the Bidder. In the went that :\pired certificates are not replaced -vith new or renewed certificates which cover tite catnracttral period. the City shall have the option to. ( I ) Suspend the contract until Such time as the new or renewed certific Iles are received by the City in the manner prescribed in the Request for Appraisals Quote: or (2) The City rnay. at its sole discretion. tenninate this contract for Cause and seek re: -procurement damages f om the Bidder in conjunction tic ith the C;eneral and Special I ernes and Conditions of -the Bid. The insurance coNerage required shall include those classifications, as listed in standard liability insurance manuals, which most nearly reflect the operations of the bidder. Compliance with the foregoing requirements shall not relieve the bidder of his liability and obligation under this section or under any other section of this A4ureement. Page 5of5 Client#. 2449 JOSEJBLA ACORD CERTIFICATE OF LIABILITY INSURANCE [DATE (M 1201YYY) a2d13zo17 THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND. EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER, IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policy(ies) must be endorsed. It SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement, A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s). PRODUCER CONTACT NAME NFP P & C Services Inc. I PRONE516 327-2700 PAXNor 516-327-2800 (A,C. Na. Ext): ( 45 Executive Drive E-MAIL ADDRESS Plainview, NY 11803 -INSURER(S) AFFORDING COVERAGE MAIC # 516 327-2700 INSURER A Indian Harbor Insurance Company 36940 INSURED INSURER B. Joseph J. Blake & Associates. Inc SNSUR@R C . 425 Broad Hollow Rd,Ste 429 INSURER p ' Melville, NY 11747 INSURER E . INSURER F COVERAGES CERTIFICATE NUMBER: REVISION NUMBER: THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED PELOVv HAVE BEEN ISSUED TO THE INSURED NAK1-C1 At OVE FOR THE POLICYPERIOD INDICATED NOTWITHSTANDING ANY REQUIREMENT TERM' OR CONDITION OF ANY CONTRACTOR OTHER OOCL/MFNT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS EXCLUSIONS AND CONDITIONS Of- SUCH POLICIES LIMITS SHOWN MAY HAVE BEEN REDUCED BrY PAID CLAIMS INSR ADOL SUER POLFCY EFF 4 POLICY EXP LIMITS LfR TYPE OF INSURANCE INSR WVD-^ _..__. POLICYNVMBER _-... [MM/DDtYYYY)1tMMMDIXYYY1_,..,r ------ COMMERCIAL GENERALLIA04UTY EACHOCCIJRHENCE $ .._..�. ' PER OTH- CAAAA = CbMMS-MADE OCCUR .LE2.NTEO ANY PROPRIETCR.'PARTNER/EXECUTIVEf- -- ME13 EXP .:Any cute person R II S E,L. EACH ACCIDENT ? $ PERS(3NAL S ADV INJURY S ;FL'I.. AGGREGATE UMIT APPLIES PER' GENERAL AGGREGATE S - �. PRO, _... 'OLLICY I JECT LOC PRODUCES - COMP?OP AOO i 5 _ .____. .�.—T—_..,,.. �. ........... OTHER: 15 - --- _ - -- .5 AUTOMOBILE LIAIMLm C6MBL'VEO JINCsLF. LIMIT _ �3a�denit � ANY AUTO BODILY INJURY IPer P--,) $ .._ .... ALL OWNEDSCHEDULF0 I l BODILY INJURY IPer accrdedt) $ AUTOS `... I AUTOS PRO?ERTY [?AMAGE ..-v -i RED AUTOS I"".I AUTr--S (Per awoe+j) _ !. S ... UMBRELLA LIAS OCCUR EACH OCCURRENCE _ _ t S EXCESS LIAB CUMIMS-MADE ililil AGGREGATE f_5 - DED RETENTIONS ... _._�._..._____. ,.___._....�.......,.,..._..,.,..�...........�_.._._..._....,_..__.__._._.. __._.. . WORKERS COMPENSATION .._..�. ' PER OTH- AND EMPLOYERS' LIABILITY YIN STAI TUTE -f r ANY PROPRIETCR.'PARTNER/EXECUTIVEf- -- E,L. EACH ACCIDENT ? $ OFWICERIMEFABER EXCLUDED? N t A --- °- - (MandatoryInNH) `-` E DISEASE• EA EMPLOYEE: S kf Yes. JBSGnL+9 [NId1;f OE Ca? -TION OF OPERATICNS ae— F L DISEASE - POLICY LIMIT �$ _ _ 1102/2016 A Professional MPP002947507 11d02l2017 $1,000,000 Limit Liability DESCRIPTION OF OPERATIONS I LOCATIONS! VEHICLES (ACORD t01, Additional Remarks Schedule, may be attached If more space Is required) Evidence of Insurance City of Miami SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN Public Facilities Dept. ACCORDANCE WITH THE POLICY PROVISIONS. Asset Management 444 SW 2nd Avenue, 3rd Floor AUTHORIZED REPRESENTATIVE Miami, FL 33130 , i _ - _ 1, t 1988-2014 ACORD CORPORATION. All rights reserved. ACORD 25 (2014101) 1 of 1 The ACORD name and logo are registered marks of ACORD #S4308271M398655 JACOH Client#: 2449 JOSEJBL.A ACORD,.. CERTIFICATE OF LIABILITY INSURANCE DAT3/20OrYYYYJ 2!11312017 THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS CERTIFICATE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW, THIS CERTIFICATE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S), AUTHORIZED REPRESENTATIVE OR PRODUCER, AND THE CERTIFICATE HOLDER. IMPORTANT: If the certificate holder is an ADDITIONAL INSURED, the policyiies) must be endorsed. If SUBROGATION IS WAIVED, subject to the terms and conditions of the policy, certain policies may require an endorsement. A statement on this certificate does not confer rights to the certificate holder in lieu of such endorsement(s). PRODUCER CON' ACT - NFP P&C Services, Inc I ONE Sib 327-2700 FAX 516-327-2800 LAIC. No. Ext)' #A+C. No). 45 Executive Drive E-MAIL ADDRESS: Plainview, NY 11803 iNSURER(Si AFFORDING COVERAGE NAIC 4 516 327.2700 INSURER A Mitsui Sumitomo Ins. Co. of Ame 20362 INSURED Joseph J. Blake & Associates, Inc INSURER B - 425 Broad Hollow Rd,Ste 429 INSURER c INSURER D Melvilie, NY 11747 INSURER E -. INSURER F I:VV=KA-01=S C.tKIINUAIC NUf°AtSGK: KCV15117N Nuffl Dr=R: THIS IS TO CERTIFY THAT THE FI]L+CIES Of- iNSURANi E LISTED BELOW HAVE DEEN IS54E0 TO THE INSURED NAMED ABOVE FOR THE POLTCY PERIOD IN=ATED NOTWITHSTANDING ANY REQUIREMENT TERM OR CONQI'I'iON OF ANY CONJRA<:T OR OTHER DOCUMENT Wt rH RESPECT rO WHICH THIS CERnFICATE MAY BE ISSUED OR MAY PERTAIN THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL rHE TERMS EXCLUSIONS AND CONDITIONS OF SUCH POUCIES L;MITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS INSR LTR ADDLSUSR TYPE OF INSURANCE IN$R_ 1NY0 _POLICY NUMBr R .. POOCYEFF ' POLICY -EXP IMMITJpIYYYY) ._IMM1oOt'lYYYj LIMITS A X COMMERCIAL GENERAL LIABILITY Y Y PKG3126559 D211012017 0211012018 EACH OCCURRENCE S1.000,000 CiAraS�%AADS X C3CC;Lts{ "-Ak" TO RENTED a*iEMI 3 LaaClx.rreslca3; ,. .. .�`. ....._ __ r MED EXP I" we person 1 310.000 PERSONAL AOV #WURY 51000000 . (;ENl AGGREGATE LIMIT APPLIES PER.. .:GENERAL AGGREGATE 52,000,000 X ?'OI.IC'r PRO ECi aPROOUCTS-COMPPOPAGG 52,000,000__.. i _. --- -- A AUTOMOBILE LLABILTTY BVR8406231 COMBINER SINGLE LIMST 2/1012017740-2-11012018 Ea 1111D. SINGLELI X1,000,000 - ANY AUTO BODILY INJURY (Per person) :3 ALL OWNED SCHE13UL=D BODILY INJURY (ParacridmH 8 -..— - AUTOS AUTOS 4 RET] AUTOS AUT' OS NON -OWNED AUTC;S YsipFEFiTY DAMpGIw : S (P8r_accldeni�__ „_ E. A �( UMBRELLA LIAR X _ OCCUR Y UMB5700103 211012017102/10/2018 EACH OCCURRENCE $5,000,000 .. ';.. EXCESS LIAO CI.F.iMS-MAD$:. _ AGGREGATEL .5'55,000,000 -- — - -- DED X RETENTfON s10000 _— — _ S A WORKERS COMPENSATION'WCP9112775 2/10I20i&I12I101201T X -' ,T 'OTFF AND EMPLOYERSLIAM1.11Y Y ! N ._. STATT F I ER ANY PROPRiETCIFUPARTNER:EXECUTIVE E -L. EACH ACCIDENT IS1 OfFICE%MEMBER EXCLUDED? N N I A (Mandsh" In NH) E.L OISEASE_EEA EMPLOYEE $1 If yes. dascrlbe ,s w 1 ... _...m... DESCRIPTION Of OPERATIONS hs 4ow E.L. DISEASE- POLICY LIMIT S1 DESCRIPTION OF OPERATIONS; LOCAVONS I VEHICLES (ACORD 141, Addttiv11M Remarks Schedule, maybe attached if more space Is requlredl City of Miami is listed as Additional Insured with respect to General Liability and Automobile Liability arising out of the operations of the Named Insured. All coverages Ii8sted above shall be on a primary and non-contributory basis. City Of Miami SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE EXPIRATION DATE THEREOF, NOTICE WILL BE DELIVERED IN Public Facilities Dept.; Asset Management ACCORDANCE WITH THE POLICY PROVISIONS. 444 SW 2nd Avenue, 3rd Floor Miami, FL 33130 AUTHORIZED REPRESENTATIVE O 1988.2014 ACORD CORPORATION. Ali rights reserved. ACORD 25 (2014101) 1 of 1 The ACORD name and logo are registered marks of ACORD #S430624IM429674 CABRA Property Scugh .\ppliciwon - %h anti -Dace COLaalt�' PEDRO 1. , IMI -DA ISEV: '+ ' Yu J `eai ealdta Pt #rtY Yu+ xsesrW nz1 aasumo a4 m:kr'e9y tara3 v+ltl soman tM sa+s,e i4 4wer o lwe .s a r" n 7MMK V the IMPORTANT a4lresaod+ase*11rcoPartem9Y•axttotumnarkel mxnnrt-auwassnra7heraoce+aVtuea�snasea�ea�Taxrsxmator'o MESSAGE aPprn uehaa: v. Wvperj taxes im,. ssx1C ax +at Iler.A +o r urAs arut JPrts rat sal ne OM1 Ines W.waa nrn ties Sax i;rrtraa.•ttv s perb{rts anKl:Y lu adddwr.i< ,nF�rrabpei G��•J .dt111ress Owner Name Sub131V1sion Name Rho SEARCH: 01.34211-0W0013 PROPERTY INFORMATION O Fer10 Sub•D-slon Prmportq Addr-. +499MAlu.4R 4UR _SWV M.. FL 11152 1517 07 CM OF H.LAMf OU SOAP:) ASSET MANAGEMENT DIW- N U614m9 A0,1 ­s s 444 SW 2 AVE STE 8'125 ""4,11 FL )1130.191) PA Pnrnary Esse 50A2 PARKS 6 RECREAPON Pnmar o Lund Us. 9019LEASEWA:0tNTEREST AUT0U0TIVEQR MAPINE s.da t satha l Knit 9 -Ctrl Flenrs t Lnt.9 Unda 4 A.W.1 Are. L—" A.. A,4 -1.d Ana 9.53034 FF Lot Slee ml ?51 aq R Year 3u.9 tam Featured Oniine r.ols ComPaabM Saps .;rya wv T"GsnlPernan T. Ea -.wr ASSESSMENT INFORMATION O y-, 2416 Land VON. 51245,885 sodding V.I- 5253,]1;1 Ear'. rr,.tunr Value s0 Markel VaF- Yr. S1i9.000 Ass.seed Value s288. 157 Pane I rpt' 3 Mon Aa Vabran PA .dfi4wrrd OAtin. Toot Properly Reawd G41ds 0,.WFy S"a M M9b Alaassrtree.5 P,"Ty 'a. es PapoR o-�laereaawaes Roslyn Fkxrrrlasd Frawi rP°M NWrce W.I.. Ad?-Vr,wd Bo&M BENEFITS INFORMATION O MVS 1014 Benefd Typ. 2016 2913 2014 "07 349 $997 349 Nan-Ftamesleed Aasaass M f1231.W 51.479,459 5918.217 5120.07+ 3142851 Cap Rpnaoa 54 59 Ynln Nal an Cone L, .11@,]111ttr:rtda w a5 T&xAw Vaal—., a Z:A4Nj'. S�iHlar ekwd -4, 4gpanrtall st 321470 31.140:000 5241.95 x121.203 FULL LEGAL DESCRIPTION O lilLp: 3/30;2017 Propem, Search Application - Miami -Dade COLIWN' Pal,c ' at - TAXABLE VALUE INFORMATION 0 ,! ;",3 4? A 7 ' �, 20th 200 20i4 powim OF 0�i,SEWA 1 COUNTY W, 4&7SON PAW, 1 "OCR V.h" se, YG Taxan V.Fu. 5"1.4"5''!#1 K-I�f M cIFS$RW: SCHOOL BOARD PfRi,FASE AOR3:SMEN' 8F-PA!FeNC;!Y OF MkAMIX ;T. 'A'AkV SUT9-CAR,a EEtn13+4tQFl vatEse 5E,` $' g3 MuB il 121 42�, i - !4z, mn My E—ph— V.A,a 343 5* sa Toxab(o v4ke¢ 326935" V435g5 3221 a5,1 REGIONAL kxmpto" vaht w igF TaXAW V.Wo. "a 3S, 16! Q�11 SALES INFORMATION 0 wl r? 2(31.5 2014 LAND INFORMATION o Land Use M.. Z—. PA 26n. UPA Typ. U.,N Calc Val" G&*RAL cs Wa PARKS& RECREATifN 5qucaa Ft. 277..x3(47 BUILDING INFORMATION 0 L-1 Hok"g A—PVM s'Kh& 1h W" :A" IT, E,,ta suit Pa Num( er Sqb A— Ad..l Wl� 1, r g sq.p6. Ad] aq,Ft Calc Value I 195A0W 2 2,349 3 2wi 11%8 W70 392 M4 EXTRA FEATURES 0 The cah:,la.aa oaai-n. k# thda patty twva 6ecere averFukte±ft Please retec ;e fly Liub_ titxr{ling, aril Xp Vires in � Assos�;nenf Section, is aarlti fo ataaen the ,ax�t accttrafu vaiUps yftf Suat UPfts Calc Value. Cera Ar - C— €Apm300 qfVYaP) 2001 4 2"1 poiq - convg� 20Eil 1.lu 0-.k rkwm Gwera - C# mft plMw 1992 144 Gook C— N—A vW DB K M G,, pg Q75 5.727 PalibFg+'S446 Pav-, C—k- sfb 1970 I'Mid W"-CBSo-6W.—d iqyo "o C4M A>G . Zc+m,n tApox 300 N&Twq 19,0 30 LkyA,qwsda,d -16-37) n nuh - i Fixture 26A P --g - Awh.q 1458 50A ADDITIONAL INFORMATION http:/,'iA--ww.miamidade.go/propertyseareli,'0,/2 0 17 3/3 Property Search Application - Miami -Dade C°OLMIN' LAND USE AND RESTRYW MINS Corraaaarty O—,,lopx u doatrlc5'. V.1Nt empo o—j Zm.a: PX'.i7'10 Lt:>` kAi. tkban Araa€o-rerroezt- "tMCE LiR$AN _M�'4EL(3K-SEN' En�un;iy Radcvvlaprl�ni Area: tJGk� Enid rpnse Zontt` CE7,i'?"tdi Zon�nq £nUe .:a Ensu 3L�nd Elxr: 52 €:AMNA GCisic_EXEv.r CH9 �t�:kit®as 4irat t'liR3. A16:C,RlItiGS "'VW 5 tif?AY c�'rRa4*�nt,3l :t•'�5141�kFur.= -tY"'S ArvD ySTl. F �hxafn'cEraw Wav aBwl £�' -av? 6kAWFM W3., AV KPMR J§OAT Nw'AdJ,x-,. Asses lna,�ts 3TK}RAGE. F"E4i� C2PEFA °ruhUi rnp ya�Eh F'S 3Ka iVai{rr'+&NFSiiS'.n:t RECRCAMNAL CRAi4 VXA"EV WHIN PAR€ 3 AND PgCE rRVES AR43 OT"ER SSAALL CRAFT 14AKS" CtiF.€KExE� usm;'RI iARxy FOR REC .s ;a'i'i^13W+1€=4k,tw45x .ISP# I:L:fMk141iY Sm`a[is8 Adriraas t4 m rr, Prop€rty t`aearrJa OTHER GOVERNMENTAL JURMICTIUNS iMxaucn ahn,+L'vec �t�:kit®as 4irat C04:oE Au€rs c�'rRa4*�nt,3l :t•'�5141�kFur.= s�^1n 'Nw_-u`IT:vz`,F€'�ev�:,-r. �hxafn'cEraw Wav aBwl £�' -av? uA {;vrsmn&1 .W Nw'AdJ,x-,. Asses lna,�ts S.tvMdEG ya�Eh F'S 3Ka iVai{rr'+&NFSiiS'.n:t Fax Compartsarf E <lu 3 of 3 ttw t3€ticw � �-Nr�,ta - ec•x�e:.x� a<*r•aw�:y ;xarlr�l nsx7 .uasata�%nr � .n3 .. . �..e.x �s .'-."cr.� # � xi..! ,.e,,,l� r €Apxpxkon wr Retard !Pk= arr`NwaNr r�,�s s:n� ...v.a maim �(t,V .�S�eR:dii'A SflF xY �e 4i"tW?.r:l�fn2ra�kraal �y*V9rr�Hlt: �I �-'�1_rw�x+r y91iYJ�khr iiaY.'d€a3rkMaas 3Fy .xmexw F.r .. rs sl.{}R,'-mrr�r:�aam=�'.�2�gov:WnPar;ai,Lo-+YxF`;pnxG;�nt�. F;+v:�k;ua dsn� EXEMPTIONS 5 BENEFITS Np"q kw&y ass�&rbj} %e -w R%S Harrwataacf Etl5tautisns;? Sen. CaNans M,xe 4 REAL ESTATE SG YT 3.4d rg RE Cenv%A }pn Agtasak�g Y"rt Rssessr?tant Datavwe L�r� F7i a NUr143@SS Mtage Frame! bore > TANGIBLE PERSONAL PUBUC REGARDS ONLINE TOM PROPERTY Ap®eaWng yow Adriraas t4 m rr, Prop€rty t`aearrJa .4sseS9/1101=3 Charge of Namo Pr "Oy Saiex hfascMwn stwm C Fangs at Adar,55 Tax Gsbmator Ez+nsESCra Change ofC—amhv Fax Compartsarf & Tft r Extensm Rftgc mrs f fammlead nacwamn of Exemp.Oft arm Fang Returns Cwdnm�vm Partab.wy TAX RAIL ADMINISTRATION App—o yC,' Assqwnomi R.pw% Aemrr More = &tare .r Wre a QnXREF V$. 60A NgpC4 CAact.V; 0 '014 Mmam-DAde Cow* AN Ott edm�d http:://xkAk-�� . miamiMade,goo,%}�r€3pertysearc,, 3/30/2017 Miami Outboard Club 17-180-02 GLOSSARY OF VALUATION TERMS Tera Definition Source Air Rights The right to undisturbed use and control of designated air Appraisal Institute, The space above a specific land area within stated elevations. Dictionary of Real Air rights may be acquired to construct a building above Estate Appraisal, 6th the land or building of another or to protect the light and Ed. (Chicago: Appraisal air of an existing or proposed structure on an adjoining Institute, 2015) lot. Air rights do not always include development rights. See also transferable development right (TDR). As Is Market Value The estimate of the market value of real property in its Appraisal Institute, The current physical condition, use, and zoning as of the Dictionary of Real appraisal date. (Interagency Appraisal and Evaluation Estate Appraisal, 6th Guidelines) Note that the use of the "as is" phrase is Ed. (Chicago: Appraisal specific to appraisal regulations pursuant to FIRREA Institute, 2015) applying to appraisals prepared for regulated lenders in the United States. The concept of an "as is" value is not included in the Standards of Valuation Practice of the Appraisal Institute, Uniform Standards of Professional Appraisal Practice, or International Valuation Standards. Band of A technique in which the capitalization rates attributable Appraisal Institute, The Investment to components of an investment are weighted and Dictionary of Real combined to derive a weighted -average rate attributable Estate Appraisal, 6th to the total investment (i.e., debt and equity, land and Ed. (Chicago: Appraisal improvements). Institute, 2015) Condominium A multiunit structure, or a unit within such a structure, Appraisal Institute, The with a condominium form of ownership. Dictionary of Real Estate Appraisal, 6th Ed. (Chicago: Appraisal Institute, 2015) Debt Coverage The ratio of net operating income to annual debt service Appraisal Institute, The Ratio (DCR) (DCR = NOI/Im), which measures the relative ability of a Dictionary of Real property to meet its debt service out of net operating Estate Appraisal, 6th income; also called debt service coverage ratio (DSCR). A Ed. (Chicago: Appraisal larger DCR typically indicates a greater ability for a Institute, 2015) property to withstand a reduction of income, providing an improved safety margin for a lender. Deferred Depreciation is the difference between the market value Appraisal Institute, The Maintenance of an improvement and its reproduction or replacement Appraisal of Real Estate, cost at the time of appraisal The depreciated cost of the 14th Ed. (Chicago, improvement can be considered an indication of the Illinois: Appraisal improvement's contribution to the property's market Institute; 2013) value. JOSEPH 1, BLAKE AND Miami Outboard Club 17 -Iso -02 GLOSSARY OF VALUATION TERMS Term Definition Source j Effective Gross The anticipated income from all operations of the real Appraisal Institute, The Income (EGI) estate after an allowance is made for vacancy and Dictionary of Real collection losses and an addition is made for any other Estate Appraisal, 6th income. Ed. (Chicago: Appraisal Institute, 2015) Effective Gross The ratio between the sale price (or value) of a property Appraisal Institute, The Income Multiplier and its effective gross income. Dictionary of Real (EGIM) Estate Appraisal, 6th Ed. (Chicago: Appraisal Institute, 2015) Entrepreneurial 1. A market -derived figure that represents the Appraisal Institute, The Profit amount an entrepreneur receives for his or her Dictionary of Real contribution to a project and risk; the difference Estate Appraisal, 6th between the total cost of a property (cost of Ed. (Chicago: Appraisal development) and its market value (property Institute, 2015) value after completion), which represents the entrepreneur's compensation for the risk and expertise associated with development. An entrepreneur is motivated by the prospect of future value enhancement (i.e., the entrepreneurial incentive). An entrepreneur who successfully creates value through new development, expansion, renovation, or an innovative change of use is rewarded by entrepreneurial profit. Entrepreneurs may also fail and suffer losses. 2. In economics, the actual return on successful management practices, often identified with coordination, the fourth factor of production following land, labor, and capital; also called entrepreneurial return or entrepreneurial reward. See also entrepreneurial incentive. Equity An income rate that reflects the relationship between one Appraisal Institute, The Capitalization Rate year's equity cash flow and the equity investment; also Dictionary of Real (RE) called the cash -on -cash rate, cash flow rate, cash throw- Estate Appraisal, 6th off rate, or equity dividend rate. (RE = IENE, or Pre -Tax Ed. (Chicago: Appraisal Cash Flow/Equity Invested) Institute, 2015) Equity Ratio The ratio between the down payment paid on a property Appraisal Institute, The and its total price; the fraction of the investment that is Dictionary of Real unencumbered by debt. Estate Appraisal, 6th Ed. (Chicago: Appraisal Institute, 2015) REAS, ESTATE VALUATION AND CONSULTINO Miami Outboard Club 17-180-02 GLOSSARY OF VALUATION TERMS Term Definition Source Excess Land Land that is not needed to serve or support the existing Appraisal Institute, The use. The highest and best use of the excess land may or Dictionary of Real may not be the same as the highest and best use of the Estate Appraisal, 6th improved parcel. Excess land has the potential to be sold Ed.. (Chicago: Appraisal separately and is valued separately. Institute, 2015) Exposure Time Estimated length of time that the property interest being Uniform Standards of appraised would have been offered on the market prior Professional Appraisal to the hypothetical consummation of a sale at market Practice, 2016-2017 Ed. value on the effective date of the appraisal. External A type of depreciation; a diminution in value caused by Appraisal Institute, The Obsolescence negative external influences and generally incurable on Dictionary of Real the part of the owner, landlord, or tenant. The external Estate Appraisal, 6th influence may be either temporary or permanent. Ed. (Chicago: Appraisal Institute, 2015) Extraordinary An assumption, directly related to a specific assignment, Uniform Standards of Assumption as of the effective date of the assignment results, which, Professional Appraisal if found to be false, could alter the appraiser's opinions or Practice, 2016-2017 Ed. conclusions. Comment: Extraordinary assumptions presume as fact otherwise uncertain information about physical, legal, or economic characteristics of the subject property; or about conditions external to the property, such as market conditions ortrends; or about the integrity of data used in an analysis. Fee Simple Estate Absolute ownership unencumbered by any other interest Appraisal Institute, The or estate, subject only to the limitations imposed by the Dictionary of Real governmental powers of taxation, eminentdomain, police Estate Appraisal, 6th power, and escheat. Ed. (Chicago: Appraisal Institute, 2015) Gross Building Area 1. Total floor area of a building, excluding Appraisal Institute, The (G BA) unenclosed areas, measured from the exterior of Dictionary of Real the walls of the above -grade area. This includes Estate Appraisal, 6th mezzanines and basements if and when typically Ed. (Chicago: Appraisal included in the market area of the type of Institute, 2015) property involved. 2. Gross leasable area plus all common areas. 3. For residential space, the total area of all floor levels measured from the exterior of the walls and including the superstructure and substructure basement; typically does not include garage space. JOSEPH J. BLAKE AND ASSOCIATES, IM Miami Outboard Club 17 -1St] -02 GLOSSARY OF VALUATION TERMS Term Definition Source Gross Leasable Total floor area designed for the occupancy and exclusive Appraisal Institute, The Area (GLA) use of tenants, including basements and mezzanines; Dictionary of Real measured from the center of joint partitioning to the Estate Appraisal, 6th outside wall surfaces. Ed. (Chicago: Appraisal Institute, 2015) Highest and Best 1. The reasonably probable use of property that Appraisal Institute, The Use results in the highest value. The four criteria that Dictionary of Real the highest and best use must meet are legal Estate Appraisal, 6th permissibility, physical possibility, financial Ed. (Chicago: Appraisal feasibility, and maximum productivity. Institute, 2015) 2. The use of an asset that maximizes its potential and that is possible, legally permissible, and financially feasible. The highest and best use may be for continuation of an asset's existing use or for some alternative use. This is determined by the use that a market participant would have in mind for the asset when formulating the price that it would be willing to bid. (IVS) 3. [The] highest and most profitable use for which the property is adaptable and needed or likely to be needed in the reasonably near future. (Uniform Appraisal Standards for Federal Land Acquisitions) Hypothetical 1. A condition that is presumed to be true when it is Appraisal Institute, The Condition known to be false. (SVP) Dictionary of Real 2. A condition, directly related to a specific Estate Appraisal, 6th assignment, which is contrary to what is known by Ed. (Chicago: Appraisal the appraiser to exist on the effective date of the Institute, 2015) assignment results, but is used for the purpose of analysis. Comment: Hypothetical conditions are contrary to known facts about physical, legal, or economic characteristics of the subject property; or about conditions external to the property, such as market conditions or trends; or about the integrity of data used in an analysis. (USPAP, 2016-2017 ed.) Insurable Value A type of value for insurance purposes. Appraisal Institute, The Dictionary of Real Estate Appraisal, 6th Ed. (Chicago: Appraisal Institute, 2015) JOSEPH l ASSOCIATES, REAL ESTATE VALUATION AND CONSULTINO Miami Outboard Club 17 -180 -az GLOSSARY OF VALUATION TERMS Term Definition Source Internal Rate of The annualized yield rate or rate of return on capital that Appraisal Institute, The Return (IRR) is generated within an investment or portfolio over a Dictionary of Real period of ownership. Alternatively, the indicated return Estate Appraisal, 6th on capital associated with a projected or pro forma Ed. (Chicago: Appraisal income stream. Institute, 2015) Leased Fee Interest The ownership interest held by the lessor, which includes Appraisal Institute, The the right to receive the contract rent specified in the lease Dictionary of Real plus the reversionary right when the lease expires. Estate Appraisal, 6th Ed. (Chicago: Appraisal Institute, 2015) Leasehold Interest The right held by the lessee to use and occupy real estate Appraisal Institute, The for a stated term and under the conditions specified in the Dictionary of Real lease. Estate Appraisal, 6th Ed. (Chicago: Appraisal Institute, 2015) Loan -to -Value The ratio between a mortgage loan and the value of the Appraisal Institute, The Ratio (M) property pledged as security, usually expressed as a Dictionary of Real percentage; also called loan ratio or LTV. Estate Appraisal, 6th Ed. (Chicago: Appraisal Institute, 2015) Marketing Time An opinion of the amount of time it might take to sell a Appraisal Institute, The real or personal property interest at the concluded Dictionary of Real market value level during the period immediately after Estate Approisal, 6th the effective date of an appraisal, Ed. (Chicago: Appraisal Institute, 2015) Market Rent The most probable rent that a property should caring in a Appraisal Institute, The competitive and open market reflecting the conditions Dictionary of Real and restrictions of a specified lease agreement, including Estate Appraisal, 6th the rental adjustment and revaluation, permitted uses, Ed. (Chicago: Appraisal use restrictions, expense obligations, term, concessions, Institute, 2015) renewal and purchase options, and tenant improvements (Tis). JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION ANN CONSULTING Miami Outboard club 17-180-02 GLOSSARY OF VALUATION TERMS Market Value "A type of value that is the major focus of most real property appraisal assignments. Both economic and legal definitions of market value have been developed and refined, such as the following. 1. The most widely accepted components of market value are incorporated in the following definition: The most probable price, as of a specified date, in cash, or in terms equivalent to cash, or in other precisely revealed terms, for which the specified property rights should sell after reasonable exposure in a competitive market under all conditions requisite to a fair sale, with the buyer and seller each acting prudently, knowledgeably, and for self-interest, and assuming that neither is under duress. 2. Market value is described, not defined, in the Uniform Standards of Professional Appraisal Practice (USPAP) as follows: A type of value, stated as an opinion, that presumes the transfer of a property (i.e., a right of ownership or a bundle of such rights), as of a certain date, under specific conditions set forth in the definition of the term identified by the appraiser as applicable in an appraisal. Comment: Forming an opinion of market value is the purpose of many real property appraisal assignments, particularly when the client's intended use includes more than one intended user. The conditions included in market value definitions establish market perspectives for development of the opinion. These conditions may vary from definition to definition but generally fall into three categories: 1. the relationship, knowledge, and motivation of the parties (i.e., seller and buyer); 2. the terms of sale (e.g., cash, cash equivalent, or other terms); and 3. the conditions of sale (e.g., exposure in an competitive market for a reasonable time prior to sale). Appraisers are cautioned to identify the exact definition of market value, and its authority, applicable in each appraisal completed for the purpose of market value. (USPAP, 2016-2017 ed.) USPAP also requires that certain items be included in every appraisal report. Among these items, the following are directly related to the definition of market value! • identification of the specific property rights to be appraised. • Statement of the effective date of the value opinion. • Specification as to whether cash, terms equivalent to cash, or other precisely described financing terms are assumed as the basis of the appraisal. • If the appraisal is conditioned upon financing or other terms, specification as to whether the financing or terms are at, below, or above market interest rates and/or contain unusual conditions or incentives. The terms of above- or below-market interest rates and/or other special incentives must be clearly set forth; their contribution to, or negative influence on, value must be described JOSEPH J, BLAKE AND ASSOCIATES, INS. REAL ESTATE VALUATION ATMA G04SULTING Appraisal Institute, The Dictionary of Real Estate Appraisal, 6th Ed. (Chicago: Appraisal Institute, 2015) Miami outboard Club 17-1$a-02 Term Definition GLOSSARY OF VALUATION TERMS and estimated; and the market data supporting the opinion of value must be described and explained. 3. The following definition of market value is used by agencies that regulate federally insured financial institutions in the United States: 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 definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: • Buyer and seller are typically motivated, • Both parties are well informed or well advised, and acting in what they consider their own best interests; • A reasonable time is allowed for exposure in the open market; • Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and •The price represents the normal consideration for the property sold unaffected by special or creative financing or safes concessions granted by anyone associated with the sale. (12 C.F.R. Part 34.42(8); 55 Federal Register 34696, August 24, 1990, as amended at 57 Federal Register 12202, April 9, 1992; 59 Federal Register 29499, June 7, 1994) 4. The International Valuation Standards Council defines market value for the purpose of international standards as follows: The estimated amount for which an asset or liability should exchange on the valuation date between a willing buyer and a willing seller in an arm's length transaction, after proper marketing and where the parties had each acted knowledgeably, prudently and without compulsion. (IVS) 5. The Uniform Standards for Federal Land Acquisitions defines market value as follows: Market value is the amount in cash, or on terms reasonably equivalent to cash, for which in all probability the property would have sold on the effective date of the appraisal, after a reasonable exposure time on the open competitive market, from a willing and reasonably knowledgeable seller to a willing and reasonably knowledgeable buyer, with neither acting under any compulsion to buy or sell, giving due consideration to all available economic uses of the property at the time of the appraisal. (Uniform Appraisal Standards for Federal Land Acquisitions)" Source Mortgage The capitalization rate for debt; the ratio of the annual Appraisal Institute, The Capitalization Rate debt service to the principal amount of the mortgage loan. Dictionary of Real (Rm) The mortgage capitalization rate (RM) is equivalent to the Estate Appraisal, 6th periodic (monthly, quarterly, annual) mortgage constant Ed. (Chicago: Appraisal times the number of payments per year on a given loan Institute, 2015) on the day the loan is initiated. DEAL ESTATE VALUATION AND CONSULTING Miami Outboard Club 17-180-02 GLOSSARY OF VALUATION TERMS Terre Definition Source Ren = Annual Debt Service/ Mortgage Principal Mortgage Debt The periodic payment for interest on and retirement of Appraisal Institute, The Service (IM) the principal of a mortgage loan; also called total Dictionary of Real mortgage debt service. Generally, the abbreviation Im Estate Appraisal, 6th refers to the total debt service, whereas mortgage debt Ed. (Chicago: Appraisal service can be used to refer to either the periodic Institute, 2015) payment or the total of the payments made in a year. Net Income The relationship between price or value and net operating Appraisal Institute, The Multiplier (NIM) income expressed as a factor; the reciprocal of the overall Dictionary of Real capitalization rate. Estate Appraisal, 6th Ed. (Chicago: Appraisal Institute, 2015) Net Operating The actual or anticipated net income that remains after all Appraisal Institute, The Income (NOI or lo) operating expenses are deducted from effective gross Dictionary of Real income but before mortgage debt service and book Estate Appraisal, 6th depreciation are deducted. Note: This definition mirrors Ed. (Chicago: Appraisal the convention used in corporate finance and business Institute, 2015) valuation for EBITDA (earnings before interest, taxes, depreciation, and amortization). Net Rentable Area For office or retail buildings, the tenant's pro rata portion Appraisal Institute, The (NRA, Rentabfe of the entire office floor, excluding elements of the Dictionary of Real Area) building that penetrate through the floor to the areas Estate Appraisal, 6th below. The rentable area of a floor is computed by Ed. (Chicago: Appraisal measuring to the inside finished surface of the dominant Institute, 2015) portion of the permanent building walls, excluding any major vertical penetrations of the floor. Alternatively, the amount of space on which the rent is based; calculated according to local practice. Overall The relationship between a single year's net operating Appraisal Institute, The Capitalization Rate income expectancy and the total property price or value Dictionary of Real (Ra) (Ro = to /Vo). Estate Appraisal, 6th Ed. (Chicago: Appraisal Institute, 2015) JOSEPH J, BLAKE AND ASSMATES, IN] Miami Outboard Club 17-180-02 GLOSSARY OF VALUATION TERMS Term Definition Source Prospective A prospective market value may be appropriate for the Appraisal Institute, The Market Value "As valuation of a property interest related to a credit decision Dictionary of Real Completed" and for a proposed development or renovation project. Estate Appraisal, 6th "As Stabilized" According to USPAP, an appraisal with a prospective Ed. (Chicago: Appraisal market value reflects an effective date that is subsequent Institute, 2015) to the date of the appraisal report. Prospective value opinions are intended to reflect the current expectations and perceptions of market participants, based on available data. Two prospective value opinions may be required to reflect the time frame during which development, construction, and occupancy will occur. The prospective market value—as completed—reflects the property's market value as of the time that development is expected to be completed. The prospective market value—as stabilized—reflects the property's market value as of the time the property is projected to achieve stabilized occupancy. For an income-producing property, stabilized occupancy is the occupancy level that a property is expected to achieve after the property is exposed to the market for lease over a reasonable period of time and at comparable terms and conditions to other similar properties. (See USPAP Statement 4* and Advisory Opinion 17.) (Interagency Appraisal and Evaluation Guidelines) Prospective AvaIue opinion effective as of a specified future date. The Appraisal Institute, The Opinion of Value term does not define a type of value. Instead, it identifies Dictionary of Real a value opinion as being effective at some specific future Estate Appraisal, 6th date. An opinion of value as of a prospective date is Ed. (Chicago: Appraisal frequently sought in connection with projects that are Institute, 2015) proposed, under construction, or under conversion to a new use, or those that have not yet achieved sellout or a stabilized level of long-term occupancy. Replacement Cost The estimated cost to construct, at current prices as of a Appraisal Institute, The specific date, a substitute for a building or other Dictionary of Real improvements, using modern materials and current Estate Appraisal, 6th standards, design, and layout. Ed. (Chicago: Appraisal Institute, 2015) Replacement Cost The estimated cost, at current prices as of the effective Appraisal Institute, The for Insurance date of valuation, of a substitute for the building being Dictionary of Real Purposes valued, using modern materials and current standards, Estate Appraisal, 6th design, and layout for insurance coverage purposes Ed. (Chicago: Appraisal guaranteeing that damaged property is replaced with new Institute, 2015) property (i.e., depreciation is not deducted). JOSEPH J, BLAKE AND ASSOCIATES, INC, REAL. ESTATE VALUATION ANO CQNSUtTIN Miami Outboard Club 17-180-02 GLOSSARY OF VALUATION TERMS Term Definition Source Reproduction Cost The estimated cost to construct, at current prices as of the Appraisal Institute, The effective date of the appraisal, an exact duplicate or Dictionary of Real replica of the building being appraised, using the same Estate Appraisal, 6th materials, construction standards, design, layout, and Ed. (Chicago: Appraisal quality of workmanship and embodying all the Institute, 2015) deficiencies, superadequacies, and obsolescence of the subject building. Retrospective A value opinion effective as of a specified historical date. Appraisal Institute, The Value Opinion The term retrospective does not define a type of value. Dictionary of Real Instead, it identifies a value opinion as being effective at Estate Appraisal, 6th some specific prior date. Value as of a historical date is Ed. (Chicago: Appraisal frequently sought in connection with property tax Institute, 2015) appeals, damage models, lease renegotiation, deficiency judgments, estate tax, and condemnation. Inclusion of the type of value with this term is appropriate, e.g., "retrospective market value opinion." Sandwich Lease A lease in which an intermediate, or sandwich, Appraisal Institute, The leaseholder is the lessee of one party and the lessor of Dictionary of Real another. The owner of the sandwich lease is neither the Estate Appraisal, 6th fee owner nor the user of the property; he or she may be Ed. (Chicago: Appraisal a leaseholder in a chain of leases, excluding the ultimate Institute, 2015) sublessee. Sum of the Retail The sura of the separate and distinct market value Appraisal Institute, The Values opinions for each of the units in a condominium, Dictionary of Real subdivision development, or portfolio of properties, as of Estate Appraisal, 6th the date of valuation. The aggregate of retail values does Ed. (Chicago: Appraisal not represent the value of all the units as though sold Institute, 2015) together in a single transaction; it is simply the total of the individual market value conclusions. Also called the aggregate of the retail values or aggregate retail selling price. Surplus Land Land that is not currently needed to support the existing Appraisal Institute, The use but cannot be separated from the property and sold Dictionary of Real off for another use. Surplus land does not have an Estate Appraisal, 6th independent highest and best use and may or may not Ed. (Chicago: Appraisal contribute value to the improved parcel. Institute, 2015) Terminal The capitalization rate applied to the expected net income Appraisal Institute, The Capitalization hate for the year immediately following the end of the Dictionary of Real (RN) projection period to derive the resale price or value of a Estate Appraisal, 6th property. Also called a going -out, exit, residual, or Ed. (Chicago: Appraisal reversionary capitalization rate. Institute, 2015) JOSEPH J. BLAKE AND ASSOCIATES, INC. REAL ESTATE VALUATION ND CONSULTING Miami Outboard Club 17-180-02 QUALIFICATIONS OF THE APPRAISER ... ..................... ............. MARIA ARROYAVE Ms. Arroyave holds the position of Associate with the Miami office of Joseph J. Blake and Associates, Inc., at 4000 Ponce de Leon Boulevard, Suite 410, Miami, Florida. FORMAL EDUCATION ......... . ........... . __ - ..I.. ... ............. .......... .......... ..... ..... ...... Florida State University --- Tailahassee, Florida Bachelor of Arts in English University of Miami — Coral Gables, Florida Master of Arts in Print Journalism _...... .. _ REAL ESTATE AND APPRAISAL EDUCATION .......... ......... .............. __................... _ . .. ......... ......... .... .... ..... .. Course Name Provider Real Estate Appraisal I/A.B.1 Miami -Dade College Real Estate Appraisal II/A.B.II Miami -Dade College General Appraiser Site Valuation & Cost Approach Appraisal Institute General Appraiser Income Approach Part I Appraisal Institute General Appraiser Report Writing and Case Studies Appraisal Institute General Appraiser Market Analysis and Highest & Best Use Appraisal Institute PROFESSIONAL AFFILIATIONS Affillation Number ....... ._....._. _ _...... ............ Florida State -Registered Real Estate Assistant Trainee Appraiser No. RI 21035 ................. . ... ...._. ......... ........ - APPRAISAL EXPERIENCE Responsibilities include preparation of full narrative appraisal and market study reports for a wide variety of property types and purposes, including but not limited to business parks, office buildings, industrial buildings, shopping centers, multi -family projects, hotels and land. CERTIFICATION RICK SCOTT. GOVERNOR KEN LAWSQN, SECRETARY STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE. APPRAISAL BO The REGISTERED TF AINEEAPPRAiS Named below HAS REGISTERED Under the provisicns of Chapter 475 FS Expiration date. NGV 30, 2018 ARROYAV=, MARIA€ERESA ,1000 PONCE DE LEON E'_°JL) SMITE 410 MIAMI Fl. 33146 ISSUED: 1112912376 DISPI AY AS RFOUIRF7 " I.Ntl JOSEPH J. BLAME AND ASSOCIATES, INC, REAL ESTATE VALUATION AND %CU€ IRI SEQ # L1511290002144 Miami Outboard Club 17-180-02 QUALIFICATIONS OF THE APPRAISER ... ...... ...... .. .. ..... .. .. .. ... ... ... ... ......... ... ... .. .. .......... CERTIFICATION RICK SCOTT, GOVERNOR KEN LAWSON, SECRIFTARY STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE APPRAISAL SO R Z QS .... . ..... . The CERTIFIED GENERAL APPRAISER Named be4ow IS GERMED Under the provisons of Chapter 475 FS. Expiration date NOV X 2018 ALLEN TED EUGENE 4000 PONCE DE LEON 84 -VO STE 4 10 CORAL CABLES FL 33146 ISSUF-D 1011=116 DISPLAY AS REQUIRED BY LAW JOSEPH J. BLAKE AND ASSOCIATES, INC. R EAt ESTATE VALUATION A40 GONSUMNS 0 Q. SE09 L16%G120=1579