310 FEE ReportGoodkind & Swift, Inc. IMain File No. 310Fee Pae #1
LAND APPRAISAL REPORT GGB Proj.#60145
Form LAND—'WinTOTAU' appraisal software by a la mode, Inc. —1-800-ALAMODE
nic iru. siuree
Borrower Owner: Perez Miguel & Julissa J Census Tract 104.13 Map Reference S12 -T49 -R27
Property Address 2370 Golden Gate Blvd E (folio#39394680000)
13
City Naples County Collier State FL Zip Code 34120
W
Legal Description Golden Gate Estates Unit 51 W 75ft of E 1 50f of Tract 153
9 Sale Price $ N/A Date of Sale N/A Loan Term N/A yrs. Property Rights Appraised ® Fee ❑ Leasehold ❑ De Minimis PUD
U3 Actual Real Estate Taxes $ 64 (yr) Loan charges to be paid by seller $ N/A Other sales concessions N/A
Lender/Client Collier County GMD-ROW Address
Occupant vacant land Appraiser He Henderson SRA Instructions to Aooraiser Est.Current Market Value Pond Site GGB project
Location ❑ Urban ® Suburban ❑ Rural Good Avg. Fair Poor
Built Up ❑ Over 75% ® 25% to 75% ❑ Under 25% Employment Stability
Growth Rate ❑ Fully Dev. ❑ Rapid ® Steady ❑ Slow Convenience to Employment
Property Values ® Increasing ❑ Stable ❑ Declining Convenience to Shopping
Demand/Supply ❑ Shortage ® In Balance ❑ Oversupply Convenience to Schools
p Marketing Time ❑ Under 3 Mos. ® 4-6 Mos. ❑ Over 6 Mos. —Adequacy of Public Transportation
c Present 60 %One -Unit %2-4Uni %Condo 5 %Commercial RecreationalFacilRies
_%
_%Apts.
¢x Land Use Industrial 35 %Vacant _% Adequacy of Utilities
Change in Present E] Not Likely ® Likely (*) ❑ Taking Place (*) Property Compatibility
x Land Use N From vacant To residential Protection from Detrimental Conditions
ca
W Predominant Occupancy ® Owner ❑ Tenant 5 % Vacant Police and Fire Protection Li
Z
One -Unit Price Range $ 155.000 to $ 320,000 Predominant Value $ 220,000General Appearance of Properties
One -Unit Age Range 0 yrs. to 40 yrs. Predominant Age 25 yrs. I Appeal to Market ❑ ® ❑ ❑
Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools, view, noise) See attached addenda.
Dimensions 75 x 660 = 49.500 (1.14 acres) ❑ Comer Lot
Zoning Classification E -Estates Present Improvements ® Do ® Do Not Conform to Zoning Regulations
Highest and Best Use ❑ Present Use ® Other (specify) Single-family development as allowed by zoning and consistent with surrounding homes
Public Other (Describe) OFF SITE IMPROVEMENTS Topo Level
Elec. ® Street Access ® Public ❑ Private Size Compatible with area
yGas
❑ Surface Paved Shape Rectangular
Water ❑ well Maintenance ® Public ❑ Private View Residential -Wooded
San. Sewer ❑ septic ❑ Storm Sewer ❑ Curb/Gufter Drainage Appears to be adequate
❑ Underground Elect. & Tel. ❑ Sidewalk ❑ Street Lights Is the property located in a FEMA Special Flood Hazard Area? ® Yes ❑ No
Comments (favorable or unfavorable including any apparent adverse easements, encroachments, or other adverse conditions) AE Comm.#12021 C0435H dtd 5/16/12
No adverse conditions observed. Existing roadway, drainage and utility easements encumber the subiect site frontage; these are typical for the
area and have a minimal impact on value. The site is densely wooded
Parcel 310Fee reflects the acquisition of the sub ect property in Its entirety.
The undersigned has recited the following recent sales of properfjes most similar and proximate to subject and has considered these in the market analysis. The description
includes a dollar adjustment reflecting market reaction to those items of significant variation between the subject and comparable properties. If a significant Rem in the
comparable property is superior to or more favorable than the subject property, a minus (-) adjustment is made, thus reducing the indicated value of subject; If a
significant Rem in the comparable is inferior to or less favorable than the subject property, a plus (+) adjustment is made thus increasing the indicated value of the subject.
ITEM SUBJECT PROPERTY COMPARABLE NO. COMPARABLE NO.2 RABLE NO.3
�24thA
Address 2370 Golden Gate Blvd E. N/S 24th Ave NE N/S 4th Ave SE N/SNENa
les FL 34120 Na les FL 34120 Na les FL 34117 Na 20
Proximity to Subject 1 10.54 miles NE 12.22 miles E 2.22 miles NE
Sales Price Is N/Al Is 25,0001 $ 23,1 $ 21,000
S2
>
Price $/Ac. $ 1 1$ 21,930/aci 1$ 20 ,17,1 $ 18,241/ac
Data Sources Ins ection MLS#215041002 IOR 5135 PG 2293 IMLS#215061761
a
ITEM DESCRIPTION I DESCRIPTION + - $ Adjust. I DESCRIPTION + - $ Adjust. I DESCRIPTION
of
P
Date Sale/Time Ad'. N/A 11/15 +375 03/15 +1265 12/15
Location
GGE-w/Ev IdBlvd GGE-w/Ev IdBlvd GGE-w/Ev IdBlvd GGE-w/Ev IdBlvd Md
o
Site/View 11.14 acres 1.14 acres 11.14 acres 11.14 acres
wZoninIE-EstatesIE-EstatesIE-Estates
E -Estates
Hi hest &Best Use Sin
le-Fam Sin le-Fam Sin le-Fam Sin le-Fam
Topography Level -wooded Level -wooded Level -wooded Level -wooded
Street Type ThruRt Side Street 2 500 Side Street -2,50 Side Street -2,50
Sales or Financing N/A
Concessions N/A
+ -
Ndicate
$ -2125 + -
$ -1,235 +
$ -2,290
In
Value
alu
of Subject
IS 22 875
$ 21 765
$ 18 710
Comments on Market Data See attached addenda.
Comments and Conditions of Appraisal SalesfListing History of the subject property. The subject property is currently listed for sale with an asking
price of $24,000 (reflects $22 800/acre) This property was listed on 1/4/16 and is currently active (Matrix MLS#216002007 Timothy
Summers -agent 239-682-6178 The property was purchased by the current owner in 2001 for $5,000.
Z Final
Reconciliation The Sales Comparison Analysis using recent comparable land sales similar to the subject indicates a fee simple value for the
o
subiect of $22,500 (or $19 737/ac)
A market exposure period of 180 Or s ' assumed for this a raised value.
I
(WE ESTIMATE THE MARKET VALUE, AS INED,IOF TH SUBJECT PROPERTY AS OF 02/23/2016 TO BE S 22,500
Z Appraiser
U
Har Henderson SRA l upervisory Appraiser (R applicable)
Date
Cr
of Signature and Report 02/23/20 6 Date of Signature
Title
Review Appraiser Title
State
Certification # RD3475 S7 FL State CeO_Mccation # ST
Or
State License # ST_ Or State License # ST
Expiration
Date of State Certification or License 11/30/2016 Expiration Date of State Certification or License
Date
of Inspection if applicable) 02/23/2016 f) Did n Did Nnt Incroct Pm ft nota nr in. A
Form LAND—'WinTOTAU' appraisal software by a la mode, Inc. —1-800-ALAMODE
Sunnlamantal addendum
Borrower/Client Owner: Perez Miguel & Julissa J
Property Address 2370 Golden Gate Blvd E folio#39394680000
CRY Naples County Collier State FL Zip Code 34120
Lender Collier Count GMD-ROW
• Land : Neighborhood Comments
The subject is located on the south side of Golden Gate Blvd midway between the Miller Canal and Everglades Boulevard in the
Golden Gate Estates area of outlying greater Naples. The neighborhood otherwise consists of Estates -type single-family homes
and acreage homesites (lot sizes range from 1.14 acres to 5 acres in the Golden Gate Estates area).
Highest and Best Use Analysis
Given current zoning (legal non -conforming lot of record considerations included), physical/topographical conditions, current
economic conditions/financial feasibility the maximally productive use of the subject lands would be for single-family
development (1 home).
• Land: Market Data Comments
All sales cited involve 1.14 acre Estates -zoned lots located in the GGE area between Wilson Blvd and Everglades Blvd. Time
adjustments reflect price increases of 1/2% per month which have been observed in this area over the past 12 months. All are
similar to the subject with respect to topographical features, zoning and utility availability. The subject is located on relatively
busy Golden Gate Blvd while the comps are located on side streets; the applied adjustment is market derived and reflects
typical residential buyer preference for quiet side street locations vs sites on busy routes.
The adjusted indicated value for the subject ranges from $18,710 to $22,875; a high-end value of $22,500 is selected as most
reasonable for the subject given current market conditions.
Estimated Value for Subject: $22,500
(reflects $19,737/acre)
Total Compensation, Parcel 310Fee: $22,500
This appraiser has not previously provided appraisal services involving the subject property.
Form TADD—'WinTOTAL" appraisal software by a la mode, inc. —1-800-ALAMODE
Main File No. 310Fee Pae #3
r_`^_o D. Menlo.
ns and Limiting Conditions File# 310Fee
This appraisal report is subject to the following scope of work, intended use, intended user, definition of market value, statement of
assumptions and limiting conditions, and certifications. The appraiser may expand the scope of work to include any additional
research or analysis necessary based on the complexity of this appraisal assignment.
SCOPE OF WORK: The scope of work for this appraisal is defined by the complexity of this appraisal assignment and the reporting
requirements of this appraisal assignment, including the following definition of market value, statement of assumptions and limiting
conditions, and certifications. The appraiser must, at a minimum: (1) perform a complete visual inspection of the subject property,
(2) inspect the neighborhood, (3) inspect each of the comparable sales from at least the street, (4) research, verify, and analyze
data from reliable public and/or private sources, and (5) report his or her analysis, opinions, and conclusions in this appraisal report
INTENDED USE: The intended use of this appraisal report is for the lender/client to evaluate the property that is the subject of this
appraisal for a public -use acquisition through eminent domain.
INTENDED USER: Collier County Government, ROW Office
DEFINITION OF MARKET VALUE: 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, 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 each acting in what he or she considers his or her own best interest; (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.
*Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are
necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area; these costs are
readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing
adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional
lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical
dollar for dollar cost of the financing or concession but the dollar amount of any adjustment should approximate the market's
reaction to the financing or concessions based on the appraiser's judgment.
STATEMENT OF ASSUMPTIONS AND LIMITING CONDITIONS: The appraiser's certification in this report is subject to the
following assumptions and limiting conditions:
1. The appraiser will not be responsible for matters of a legal nature that affect either the property being appraised or the title
to it, except for information that he or she became aware of during the research involved in performing this appraisal. The
appraiser assumes that the title is good and marketable and will not render any opinions about the title.
2. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency
(or other data sources) and has noted in this appraisal report whether any portion of the subject site is located in an
identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or
implied, regarding this determination.
3. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question,
unless specific arrangements to do so have been made beforehand, or as otherwise required by law. OT Hearing and related litigation have been
specifically arranged for.
4. The appraiser has noted in this appraisal report any adverse conditions (such as the presence of hazardous wastes, toxic
substances, etc.) observed during the inspection of the subject property or that he or she became aware of during the research
involved in performing this appraisal. Unless otherwise stated in this appraisal report, the appraiser has no knowledge of any hidden
or unapparent deficiencies or adverse conditions of the property (such as, but not limited to, the presence of hazardous wastes,
toxic substances, adverse environmental conditions, etc.) that would make the property less valuable, and has assumed that there
are no such conditions and makes no guarantees or warranties, express or implied. The appraiser will not be responsible for any
such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist.
Because the appraiser is not an expert in the field of environmental hazards, this appraisal report must not be considered as
an environmental assessment of the property.
5. If the appraiser has based his or her appraisal report and valuation conclusion for an appraisal subject to certain conditions, it
is assumed that the conditions will be met in a satisfactory manner.
Form ACR3_DEFD—'WinTOTAL" appraisal software by a la mode, inc. —1-800-ALAMODE
GGB Proj.#60145
Certifications 24ACee
APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that
1. 1 have, at a minimum, developed and reported this appraisal in accordance with the scope of work requirements stated in
this appraisal report.
2. 1 performed a complete visual inspection of the subject property. I reported the site characteristics in factual, specific terms.
3. 1 performed this appraisal in accordance with the requirements of the Uniform Standards of Professional Appraisal Practice
that were adopted and promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the
time this appraisal report was prepared.
4. 1 developed my opinion of the market value of the real property that is the subject of this report based on the sales comparison
approach to value. I have adequate comparable market data to develop a reliable sales comparison approach for this appraisal
assignment.
5. 1 researched, verified, analyzed, and reported on any current agreement for sale for the subject property, any offering for
sale of the subject property in the twelve months prior to the effective date of this appraisal, and the prior sales of the subject
property for a minimum of three years prior to the effective date of this appraisal, unless otherwise indicated in this report.
6. 1 researched, verified, analyzed, and reported on the prior sales of the comparable sales for a minimum of one year prior
to the date of sale of the comparable sale, unless otherwise indicated in this report.
7. 1 selected and used comparable sales that are locational, physically, and functionally the most similar to the subject property.
8. 1 have reported adjustments to the comparable sales that reflect the market's reaction to the differences between the subject
property and the comparable sales.
9. 1 verified, from a disinterested source, all information in this report that was provided by parties who have a financial interest in
the sale or financing of the subject property.
10. 1 have knowledge and experience in appraising this type of property in this market area
11. 1 am aware of, and have access to, the necessary and appropriate public and private data sources, such as multiple listing
services, tax assessment records, public land records and other such data sources for the area in which the property is located.
12. 1 obtained the information, estimates, and opinions furnished by other parties and expressed in this appraisal report from
reliable sources that I believe to be true and correct.
13. [have taken into consideration the factors that have an impact on value with respect to the subject neighborhood, subject
property, and the proximity of the subject property to adverse influences in the development of my opinion of market value. I have
noted in this appraisal report any adverse conditions (such as, but not limited to, the presence of hazardous wastes, toxic
substances, adverse environmental conditions, etc.) observed during the inspection of the subject property or that I became aware
of during the research involved in performing this appraisal. I have considered these adverse conditions in my analysis of the
property value, and have reported on the effect of the conditions on the value and marketability of the subject property.
14. 1 have not knowingly withheld any significant information from this appraisal report and, to the best of my knowledge, all
statements and information in this appraisal report are true and correct.
15. 1 stated in this appraisal report my own personal, unbiased, and professional analysis, opinions, and conclusions, which
are subject only to the assumptions and limiting conditions in this appraisal report.
16. 1 have no present or prospective interest in the property that is the subject of this report, and I have no present or
prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or
completely, my analysis and/or opinion of market value in this appraisal report on the race, color, religion, sex, age, marital
status, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property or of the
present owners or occupants of the properties in the vicinity of the subject property or on any other basis prohibited by law.
17. My employment and/or compensation for performing this appraisal or any future or anticipated appraisals was not conditioned
on any agreement or understanding, written or otherwise, that I would report (or present analysis supporting) a predetermined
specific value, a predetermined minimum value, a range or direction in value, a value that favors the cause of any party, or the
attainment of a specific result or occurrence of a specific subsequent event (such as approval of a pending mortgage loan
application).
18. 1 personally prepared all conclusions and opinions about the real estate that were set forth in this appraisal report. If I relied on
significant real property appraisal assistance from any individual or individuals in the performance of this appraisal or the
preparation of this appraisal report, I have named such individual(s) and disclosed the specific tasks performed in this appraisal
report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to
any item in this appraisal report; therefore, any change made to this appraisal is unauthorized and I will take no responsibility for it.
19. 1 identified the lender/client in this appraisal report who is the individual, organization, or agent for the organization that
ordered and will receive this appraisal report.
Form ACR3_DEFD—'WinTOTAL' appraisal software by a la mode, inc. —1-800-ALAMODE
Certifications
Main File No. 31OFeel Pae #5
GGB Proj.#60145
File 3F 41 nr..
20. The client may disclose or distribute this appraisal report to: the borrower; another lender at the request of the borrower;
the mortgagee or its successors and assigns; mortgage insurers; government sponsored enterprises; other secondary market
participants; data collection or reporting services; professional appraisal organizations; any department agency, or instrumentality of
the United States; and any state, the District of Columbia, or other jurisdictions; without having to obtain the appraiser's or
supervisory appraiser's (f applicable) consent. Such consent must be obtained before this appraisal report may be disclosed or
distributed to any other party (including, but not limited to, the public through advertising, public relations, news, sales, or other.
media).
21.1 am aware that any disclosure or distribution of this appraisal report by me or the lender/client may be subject to certain laws
and regulations. Further, I am also subject to the provisions of the Uniform Standards of Professional Appraisal Practice that
pertain to disclosure or distribution by me.
22. If this appraisal report was transmitted as an "electronic record" containing my "electronic signature", as those terms are
defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this
appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and
valid as If a paper version of this appraisal report were delivered containing my original hand written signature.
23. Unless otherwise indicated, I have performed no services, as an appraiser or in any other capacity, regarding the property that
is the subject of this report within the three-year period immediately preceding acceptance of this assignment.
SUPERVISORY APPRAISER'S CERTIFICATION: The Supervisory Appraiser certifies and agrees that
1. 1 directly supervised the appraiser for this appraisal assignment, have read the appraisal report, and agree with the appraiser's
analysis, opinions, statements, conclusions, and the appraiser's certification.
2. 1 accept full responsibility for the contents of this appraisal report including, but not limited to, the appraiser's analysis, opinions
statements, conclusions, and the appraiser's certification.
3. The appraiser identified in this appraisal report is either a sub -contractor or an employee of the supervisory appraiser (or the
appraisal firm), is qualified to perform this appraisal, and is acceptable to perform this appraisal under the applicable state law.
4. This appraisal report complies with the Uniform Standards of Professional Appraisal Practice that were adopted and
promulgated by the Appraisal Standards Board of The Appraisal Foundation and that were in place at the time this appraisal
report was prepared.
5. If this appraisal report was transmitted as an "electronic record" containing my "electronic signature", as those terms are
defined in applicable federal and/or state laws (excluding audio and video recordings), or a facsimile transmission of this
appraisal report containing a copy or representation of my signature, the appraisal report shall be as effective, enforceable and
valid as if a paper version of this appraisal report were delivered containing my original hand written signature.
APPRAISER/
Signature / k ( "
Name Harry Henderson, SRA
Company Name Collier County Growth Management Division
Company Address 2885 Horseshoe Drive
Naples, FL 34104
Telephone Number 239.252-4857
Email Address harryhenderson(a)colliergov.net
Date of Signature and Report 02/23/2016
Effective Date of Appraisal 02/23/2016
State Certification # RD3475
or State License #
or Other (describe)
State FL
Expiration Date of Certification or License
ADDRESS OF PROPERTY APPRAISED
State #
SUPERVISORY APPRAISER (ONLY IF REQUIRED)
Signature
Name
Company Name
Company Address
Telephone Number
Email Address
Date of Signature
State Certification #
or State License #
State
Expiration Date of Certification or License
11/30/2016 SUBJECT PROPERTY
2370 Golden Gate Blvd E (folio#39394680000)
Naples, FL 34120
APPRAISED VALUE OF SUBJECT PROPERTY $ $22,500
LENDER/CLIENT
Name ROW office
Company Name Collier County GMD-ROW
Company Address 2885 South Horseshoe Dr
Naples, FL 34104
Email Address
e■
■❑
Did not inspect subject property
Did inspect exterior of subject property from street
Date of Inspection
Did inspect interior and exterior of subject property
Date of Inspection
COMPARABLE SALES
❑ Did not inspect exterior of comparable sales from street
❑ Did inspect exterior of comparable sales from street
Date of Inspection
Form ACR3_DEF0 —'1NinTOTAL" appraisal software by a la mode, inc. —1-800-ALAMODE
L.oiiier %.ounzy rroperzy Appraiser Page 1 of
A Property Summary �l o
Parcel No. 39394680000 Site Adr. 2370 GOLDEN GATE BLVD E
Name / Address PEREZ, MIGUEL=& JULISSA J
1741 WILSON BLVD N
City NAPLES
Map No. Strap No.
4C12 342700 153 24C12
State FL
Section Township Range
12 49 27
Legal GOLDEN GATE EST UNIT Sl W7SFT OF E150FT OF TR 153
Millage Area O 61
Sub./Condo 342700 - GOLDEN GATE EST UNIT 51
Use Code O 0 - VACANT RESIDENTIAL
Latest Sales History
(Not all Sales are listed due to Confidentiality)
Zip 34120
Acres *Estimated
1.14
Millage Rates O *Calculations
School Other Total
5.48 6.1927 11.6727
2015 Certified Tax Roll
(Subject to Change)
Date Book -Page Amount Land Value $ 6,703
08/03/01 2870-2139 $ 5,000 (+) Improved Value $ 0
10/01/79 836-90 $ 0
(=} Market Value $ 6,703
(-) 10% Cap $ 2,316
(_) Assessed Value $ 4,387
(_) School Taxable Value $ 6,703
(_) Taxable Value $ 4,387
If all Values shown above equal 0 this parcel was created after the Final Tax Roll
hp://www.collierappraiser.comlmain_searchlRecorddetail.html?Map=No&FolioNum--39394680000 2/16/201
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