INVOICE
FROM:
INVOICE NUMBER
Teel & Waters Real Estate Co., Inc.
14-54
499 N. Ferdon Blvd.
DATE
Crestview, FL 32536
04/14/2014
Telephone Number: (850) 682-6156
Fax Number: (850) 682-3321
REFERENCE
TO:
Internal Order #:
Lender Case #:
Okaloosa County (Water & Sewer)
1804 Lewis Turner Blvd.
Ft. Walton Beach, FL 32547
Client File #:
P.O.21401123
Main File # on form:
14-54
Other File # on form:
Telephone Number:
Fax Number:
Federal Tax ID:
Alternate Number:
E-Mail:
Employer ID:
59-1438221
DESCRIPTION
Lender:
Purchaser/Borrower:
Property Address:
City:
County:
Legal Description:
Okaloosa County (Water & Sewer)
Client: Okaloosa Water & Sewer
Lewis Turner Blvd. & Oddfellow Rd.
FWB
Okaloosa
See attached
Client: Okaloosa County
State: FL
Zip: 32548
FEES
AMOUNT
Form appraisal
800.00
SUBTOTAL
800.00
PAYMENTS
Check #:
Check #:
Check #:
AMOUNT
Date:
Date:
Date:
Description:
Description:
Description:
SUBTOTAL
TOTAL DUE
Form NIV5 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Teel & Waters Real Estate Co, Inc. (850) 682-6156
$
800.00
Main File No. 14-54 Page #1
APPRAISAL OF REAL PROPERTY
LOCATED AT:
Lewis Turner Blvd. & Oddfellow Rd.
FWB, FL 32548
FOR:
Okaloosa County (Water & Sewer)
1808 Lewis Turner Blvd.
Ft. Walton Beach, FL 32547
AS OF:
April 11, 2014
BY:
Randy G. Bracewell
State-Certified General Real Estate Appraiser
RZ589
Form GA3 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Teel & Waters Real Estate Co, Inc. (850) 682-6156
Main File No. 14-54 Page #2
RECONCILIATION
MARKET DATA ANALYSIS
SITE
NEIGHBORHOOD
SUBJECT
LAND APPRAISAL REPORT
File No. 14-54
Borrower Client: Okaloosa Water & Sewer
Census Tract 0209.00
Map Reference Okaloosa
Property Address Lewis Turner Blvd. & Oddfellow Rd.
City FWB
County Okaloosa
State FL
Zip Code 32548
Legal Description See attached
Sale Price $ N/A
Date of Sale N/A
Loan Term N/A
yrs.
Property Rights Appraised
Fee
Leasehold
De Minimis PUD
Actual Real Estate Taxes $
(yr) Loan charges to be paid by seller $ N/A
Other sales concessions N/A
Lender/Client Okaloosa County (Water & Sewer)
Address 1808 Lewis Turner Blvd., Ft. Walton Beach, FL 32547
Occupant Vacant
Appraiser Randy G. Bracewell/Cert. Gen.#RZ589
Instructions to Appraiser Provide Opinion of Fair Market Value
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
Marketing Time
Under 3 Mos.
4-6 Mos.
Over 6 Mos. Adequacy of Public Transportation
Present
35 % One-Unit 0 % 2-4 Unit 10 % Apts. 0 % Condo 40 % Commercial Recreational Facilities
Land Use
%
Adequacy of Utilities
0 % Industrial 15 % Vacant
Change in Present
Not Likely
Likely (*)
Taking Place (*) Property Compatibility
Land Use
(*) From
To
Protection from Detrimental Conditions
Predominant Occupancy
Owner
Tenant
Police and Fire Protection
<5 % Vacant
One-Unit Price Range
$
to $
Predominant Value $
General Appearance of Properties
N/A
N/A
N/A
One-Unit Age Range
yrs. to
yrs. Predominant Age
yrs. Appeal to Market
Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools, view, noise)
The general neighborhood is the
commercial district situated along each side of Lewis Turner Blvd. in the Northwestern sector of FWB. Lewis Turner/State Rd. 189 is
one of the major roadways leading to Eglin Air Force Base. This is a very active military facility located in the southern sector of
Okaloosa county.
Dimensions 113 FF x 200' x 100' x 250'+- less ROW
=
Corner Lot
0.52+-ac
Zoning Classification MU (Mixed Use), FLU-MU
Present Improvements
Do
Do Not Conform to Zoning Regulations
Highest and Best Use
Present Use
Other (specify) Commercial
Topo
Public
Other (Describe)
Natural slope toward front lot line
OFF SITE IMPROVEMENTS
Elec.
Street Access
Public
Private Size
.52 acres +/-, based on tax card, subject to survey
Gas
Shape Rectangular (see maps)
Surface Asphalt
Water
Maintenance
Public
Private View
Typical
Storm Sewer
Curb/Gutter
San. Sewer
Drainage Adequate for Normal Rainfall
Sidewalk
Street Lights Is the property located in a FEMA Special Flood Hazard Area?
Underground Elect. & Tel.
Yes
No
Comments (favorable or unfavorable including any apparent adverse easements, encroachments, or other adverse conditions)
See attached addenda.
The undersigned has recited the following recent sales of properties 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 item 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 item 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. 1
COMPARABLE NO. 2
COMPARABLE NO. 3
Address Lewis Turner Blvd. & OddfellowLewis
Rd. Turner & Mooney Rd.
Lewis Turner & Mooney Rd.
Beal Pkwy & Third St.
FWB, FL, 35-1S-24
FWB, 26-1S-24
FWB, 26-1S-24
FWB, 13-2S-24
Proximity to Subject
1+-mile North
1.04 miles NE
3.73 miles S
Sales Price
$
$
$
$
N/A
2.68/SF
6.60/SF
11.50/SF
Price $/Sq. Ft.
$
$
$
$
70,000
175,000
115,000
Data Source(s)
Inspection
Bk. 3077 pg. 742,Broker
MLS603697
MLS39330, Bk. 3142 pg. 3396
ITEM
DESCRIPTION
DESCRIPTION
+( – )$ Adjust.
DESCRIPTION
+(– )$ Adjust.
DESCRIPTION
+( – )$ Adjust.
Date of Sale/Time Adj. Current
01/2013
Current Listing
04/2014
Location
NW FWB,
N. FWB, inferior
N. FWB, inferior
South FWB, sim.
Site/View
Est. Site, corner.
Wood, corner
Wood, corner
Est. Site, corner
Site Area
0.52 ac +/.599+-acres
.599+-acres
0.23+- ac
Road Front
Paved, 113+FF
Paved, 231+
Paved, 231+
Paved, 60 FF+
Improvement
(old bldg.)
(None)
(None)
(old Bldg, sup)
(Taylor Holdings)
(Taylor Holdings)
(Harris)
Sales or Financing
N/A
govt. bid process
C/L reduced
None, listed @
Concessions
N/A
from $189,000
$139,900
+
– $
+
– $
+
– $
Net Adj. (Total)
Indicated Value
of Subject
$
$
$
2.68
6.6
11.5
The above sales adequately reflect current and past values to be found in the general area. Each sale is
Comments on Market Data
similar in one aspect to the subject property. Comps. #1 & #2 are the same property. This tract has a corner influence but irregular
shape. Comp #3 contained an older/usable office bldg. and corner influence but similar location ( Beal Pkwy). See next page
The date of inspection was April 11, 2014. Commercial market trends have been downward over the
Comments and Conditions of Appraisal
past several years, which complicates the valuation process.
My opinion of the "As Is" value, based on the above sales and with knowledge of past & current trends of the
Final Reconciliation
market, is $10.00 p/SF or total value of $226,510 (22,651+- SF (0.52 acres+/-) @ $10.00 p/SF), say $230,000. A value range of 10%
plus or minus is estimated to allow for buyer-seller motivation.
I (WE) ESTIMATE THE MARKET VALUE, AS DEFINED, OF THE SUBJECT PROPERTY AS OF
TO BE $
April 11, 2014
230,000
Appraiser
Supervisory Appraiser (if applicable)
Randy G. Bracewell/Cert. Gen.#RZ589
Date of Signature and Report
Date of Signature
April 16, 2014
Title
Title
State Certification # RZ589
ST FL
State Certification #
Or State License #
ST
Or State License #
Expiration Date of State Certification or License
Expiration Date of State Certification or License
11/30/2014
Date of Inspection (if applicable)
Did
Did Not Inspect Property Date of Inspection
April 11, 2014
Form LAND — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
ST
ST
08/11
Main File No. 14-54 Page #3
ADDITIONAL COMPARABLE SALES
MARKET DATA ANALYSIS
File No. 14-54
ITEM
SUBJECT PROPERTY
COMPARABLE NO. 4
COMPARABLE NO. 5
COMPARABLE NO. 6
Address Lewis Turner Blvd. & OddfellowEglin
Rd. Pkwy. 7 McGriff St.
Eglin Pkwy. & Kelly Ave.
Lewis Turner Blvd.
FWB, FL, 35-1S-24
FWB, 13-2S-24
Cinco Bayou
FWB, 34-1S-24
Proximity to Subject
3.24 miles SE
3.35 miles SE
0.49 miles SW
Sales Price
$
$
$
$
N/A
23.33/SF
16.00/SF
7.81/SF
Price $/Sq. Ft.
$
$
$
$
315,000
340,000
219,000
Data Source(s)
Inspection
Bk. 3089 pg. 4594, Broker
MLS579999, Bk.3112, pg2073 MLS398507
ITEM
DESCRIPTION
DESCRIPTION
+( – )$ Adjust.
DESCRIPTION
+(– )$ Adjust.
DESCRIPTION
+( – )$ Adjust.
Date of Sale/Time Adj. Current
04/2013
08/2013
C/L
Location
NW FWB,
SE FWB, superior
SE FWB, Superior
NW FWB, inf.
Site/View
Est. Site, corner.
Est. Site, corner
Est Site, corner
cleared, interior
Site Area
0.52 ac +/.31+- acres
.50+- acre
.63+- acres
Road Front
Paved, 113+FF
Paved, 142 FF+
Paved, 150 FF
Paved, 113+Improvement
(old bldg.)
(old Rest. bldg.)
(2-old Bldgs)
None
(44 Eglin Pkwy)
(Cinco Bayou Exp)
(Sweatt)
Sales or Financing
N/A
None
None
C/L over past
Concessions
N/A
5- yrs.
+
– $
+
– $
+
– $
Net Adj. (Total)
Indicated Value
of Subject
$
$
$
23.33
16
7.81
Comps #4 & #5 also contained old improvements and corner influence but superior location (Eglin Pkwy).
Comments on Market Data
Comp. #4 was purchased with the intention of remodeling the building. Comp. #6 is a current listing located south of the subject
property near the hospital. This property has an interior location and has been listed over the past 3 to 6 years.
08/11
Form LAND.(AC) — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Main File No. 14-54 Page #4
Supplemental Addendum
File No. 14-54
Owner
Grand Lodge of Florida
Property Address Lewis Turner Blvd. & Oddfellow Rd.
City
County Okaloosa
State FL
Zip Code 32548
FWB
Client
Okaloosa County (Water & Sewer)
• Land: Scope of the Appraisal
This is a Summary Appraisal Report, which is intended to comply with the reporting requirements set forth under the
standards Rule 2-2b of the USPAP. The Scope of the appraisal includes the exterior inspection of the subject property,
collecting, verifying and analyzing pertinent data, considering marketing trends, developing an opinion of value of the
subject property and communicating the findings in this Summary Appraisal Report.
The Scope of this report is limited to the examination of comparable sales within the subject's market area and the
data recorded herein is limited to that which, in the appraisers judgement, was found to be the most comparable.
Additionally, only that data available to the appraiser within a reasonable period of research time has been considered.
Reported data pertaining to the physical condition of the subject property is based on the appraiser's physical
observation of the site.
Only the Sales Comparison Approach was used in this appraisal. No Cost Approach was utilized due to overall age of
the building. Land in this market is typically sold rather than leased on a long term basis. Therefore, the Income
Approach is not used.
• Land: Site Comments
The appraisers have examined the available flood maps that are provided by the Federal Emergency Management
Agency (or other data) and has noted in the appraisal report whether the subject site is located in an identified Special
Flood Hazard Area. Because the appraisers are not surveyors, they make no guarantees, expressed or implied,
regarding this determination.
A survey was not given to the appraisers at the time of the inspection. Any easements, encroachments, and exact
parcel dimesion will have to be determined by a current survey.
• Land : Site Comments
The site is developed with a 48+- yr. old meeting hall bldg. (1,750+-SF) in poor but usable condition. An interior
inspection was not possible. The bldg. exterior has a hazardous material which is considered an adverse condition to
the overall property. The site improvements include a 29+- space asphalt paved parking lot in good condition. The
site has a corner influence with a medium crossover but no traffic light. The site is consistent to other developed tracts
in the area.
Form TADD — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Main File No. 14-54 Page #5
File No. 14-54
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 considers his 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. (Source: FDIC Interagency Appraisal and Evaluation Guidelines, October 27, 1994.)
* 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 judgement.
STATEMENT OF LIMITING CONDITIONS AND CERTIFICATION
CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification that appears in the appraisal report is subject to the following 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. The appraiser assumes that
the title is good and marketable and, therefore, will not render any opinions about the title. The property is valued on the basis of it being under responsible
ownership.
2. Any sketch provided in the appraisal report may show approximate dimensions of the improvements and is included only to assist the reader of the report in visualizing
the property. The appraiser has made no survey of the property.
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.
4. Any distribution of valuation between land and improvements in the report applies only under the existing program of utilization. These separate valuations of the
land and improvements must not be used in conjunction with any other appraisal and are invalid if they are so used.
5. The appraiser has no knowledge of any hidden or unapparent conditions of the property or adverse environmental conditions (including the presence of hazardous waste,
toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties,
express or implied, regarding the condition of the property. The appraiser will not be responsible for any such conditions that do exist or for any engineering or
testing that might be required to discover whether such conditions exist. This appraisal report must not be considered an environmental assessment of the subject property.
6. The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be
reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items that were furnished by other
parties.
7. The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice,
and any applicable federal, state or local laws.
8. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or
alterations on the assumption that completion of the improvements will be performed in a workmanlike manner.
9. The appraiser must provide his or her prior written consent before the lender/client specified in the appraisal report can distribute the appraisal report
(including conclusions about the property value, the appraiser's identity and professional designations, and references to any professional appraisal
organizations or the firm with which the appraiser is associated) to anyone other than the borrower; the mortgagee or its successors and assigns; the mortgage
insurer; consultants; professional appraisal organizations; any state or federally approved financial institution; or any department, agency, or instrumentality
of the United States or any state or the District of Columbia; except that the lender/client may distribute the property description section of the report only to data
collection or reporting service(s) without having to obtain the appraiser's prior written consent. The appraiser's written consent and approval must also
be obtained before the appraisal can be conveyed by anyone to the public through advertising, public relations, news, sales, or other media.
10. The appraiser is not an employee of the company or individual(s) ordering this report and compensation is not contingent upon the reporting of a predetermined
value or direction of value or upon an action or event resulting from the analysis, opinions, conclusions, or the use of this report. This assignment is not
based on a required minimum, specific valuation, or the approval of a loan.
Page 1 of 2
Form ACR2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Main File No. 14-54 Page #6
File No. 14-54
CERTIFICATION:
The appraiser certifies and agrees that:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial
and unbiased professional analyses, opinions, and conclusions.
3. Unless otherwise indicated, I have no present or prospective interest in the property that is the subject of this report and no personal interest
interest with respect to the parties involved.
4. 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.
5.
I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment.
6.
My engagement in this assignment was not contingent upon developing or reporting predetermined results.
7. My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value
that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event
directly related to the intended use of this appraisal.
8. My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional
Appraisal Practice that were in effect at the time this report was prepared.
9. Unless otherwise indicated, I have made a personal inspection of the interior and exterior areas of the property that is the subject of this report,
and the exteriors of all properties listed as comparables.
10. Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are
exceptions, the name of each individual providing significant real property appraisal assistance is stated elsewhere in this report).
11. PRIOR ASSIGNMENT DISCLOSURE: This appraiser has not had a prior association and/or work history with this property
over the past three years
ADDRESS OF PROPERTY ANALYZED:
Lewis Turner Blvd. & Oddfellow Rd., FWB, FL 32548
APPRAISER:
SUPERVISORY or CO-APPRAISER (if applicable):
Signature:
Name: Randy G. Bracewell/Cert. Gen.#RZ589
Title:
State Certification #: RZ589
or State License #:
State: FL
Expiration Date of Certification or License: 11/30/2014
Date Signed: April 15, 2014
Signature:
Name:
Title:
State Certification #:
or State License #:
State:
Expiration Date of Certification or License:
Date Signed:
Did
Did Not Inspect Property
Page 2 of 2
Form ACR2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Main File No. 14-54 Page #7
USPAP ADDENDUM
Borrower
Property Address
City
Lender
Client: Okaloosa Water & Sewer
Lewis Turner Blvd. & Oddfellow Rd.
FWB
Okaloosa County (Water & Sewer)
County Okaloosa
File No. 14-54
State FL
Zip Code 32548
This report was prepared under the following USPAP reporting option:
Appraisal Report
This report was prepared in accordance with USPAP Standards Rule 2-2(a).
Restricted Appraisal Report
This report was prepared in accordance with USPAP Standards Rule 2-2(b).
Reasonable Exposure Time
My opinion of a reasonable exposure time for the subject property at the market value stated in this report is:
Additional Certifications
I certify that, to the best of my knowledge and belief:
I have NOT performed services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the
three-year period immediately preceding acceptance of this assignment.
I HAVE performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year
period immediately preceding acceptance of this assignment. Those services are described in the comments below.
— The statements of fact contained in this report are true and correct.
— The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal, impartial, and unbiased
professional analyses, opinions, and conclusions.
— Unless otherwise indicated, I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties
involved.
— I have no bias with respect to the property that is the subject of this report or the parties involved with this assignment.
— My engagement in this assignment was not contingent upon developing or reporting predetermined results.
— My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of
the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.
— My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that
were in effect at the time this report was prepared.
— Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report.
— Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification (if there are exceptions, the name of each
individual providing significant real property appraisal assistance is stated elsewhere in this report).
Additional Comments
APPRAISER:
SUPERVISORY APPRAISER: (only if required)
Signature:
Name: Randy G. Bracewell/Cert. Gen.#RZ589
Date Signed: April 16, 2014
State Certification #: RZ589
or State License #:
State: FL
Expiration Date of Certification or License: 11/30/2014
Effective Date of Appraisal: April 11, 2014
Signature:
Name:
Date Signed:
State Certification #:
or State License #:
State:
Expiration Date of Certification or License:
Supervisory Appraiser Inspection of Subject Property:
Did Not
Exterior-only from Street
Interior and Exterior
Form ID14AP — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Main File No. 14-54 Page #8
Teel & Waters Real Estate Co, Inc. (850) 682-6156
FIRREA / USPAP ADDENDUM
File No. 14-54
Owner
Grand Lodge of Florida
Property Address Lewis Turner Blvd. & Oddfellow Rd.
City
County Okaloosa
State FL
Zip Code 32548
FWB
Client
Okaloosa County (Water & Sewer)
Purpose
The purpose of this appraisal is to provide the appraiser's opinion of the fair market (As Is) value of the subject real property, as of the
effective date.
Scope of Work
See Addendum
Intended Use / Intended User
The intended use of this appraisal report is to assist the client in making a financial decision regarding a possible
Intended Use:
purchase price for the subject property.
Intended User(s): The client of this appraisal is Okaloosa Co. Purchasing Dept./Okaloosa County Water & Sewer and they are the intended
user. Use of this report by any other party will render it null and void.
History of Property
Current listing information: The subject property is not currently listed for sale.
Prior sale: THREE YEAR PROPERTY HISTORY: No arms-length transactions affecting the subject property.
Exposure Time / Marketing Time
A reasonable exposure period for the subject property is over 6 months, given the current market conditions and surrounding
neighborhood.
A reasonable marketing time for the subject property is over 6 months, given the current market conditions/surrounding
neighborhood.
Personal (non-realty) Transfers
Additional Comments
Certification Supplement
1. This appraisal assignment was not based on a requested minimum valuation, a specific valuation, or an approval of a loan.
2. My compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value
estimate, the attainment of a stipulated result or the occurrence of a subsequent event.
3. This appraiser has had a prior association/work history with this property over the past three years.
Randy G. Bracewell/Cert. Gen.#RZ589
Appraiser:
April 15, 2014
Signed Date:
RZ589
Certification or License #:
Certification or License State: FL
Expires: 11/30/2014
April 11, 2014
Effective Date of Appraisal:
Supervisory
Appraiser:
Signed Date:
Certification or License #:
Certification or License State:
Inspection of Subject:
Did Not
Form FUA_LG2 — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Expires:
Exterior Only
Interior and Exterior
Main File No. 14-54 Page #9
Subject Photos
Owner
Property Address
City
Client
Grand Lodge of Florida
Lewis Turner Blvd. & Oddfellow Rd.
FWB
Okaloosa County (Water & Sewer)
County Okaloosa
State FL
Zip Code 32548
Front/Street view
Lewis Turner Blvd. & Oddfellow Rd.
Front view
Street/front view
Form PIC4x6.TR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Main File No. 14-54 Page #10
Subject Photo Page
Owner
Property Address
City
Client
Grand Lodge of Florida
Lewis Turner Blvd. & Oddfellow Rd.
FWB
Okaloosa County (Water & Sewer)
County Okaloosa
State FL
Zip Code 32548
Front/street
Lewis Turner Blvd. & Oddfellow Rd.
Side/Interior view
Side/street view
Form PIC4x6.TR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Main File No. 14-54 Page #11
Subject Photo Page
Owner
Property Address
City
Client
Grand Lodge of Florida
Lewis Turner Blvd. & Oddfellow Rd.
FWB
Okaloosa County (Water & Sewer)
County Okaloosa
State FL
Zip Code 32548
Subject Front
Lewis Turner Blvd. & Oddfellow Rd.
Form PIC4x6.TR — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Main File No. 14-54 Page #12
Location Map
Owner
Property Address
City
Client
Grand Lodge of Florida
Lewis Turner Blvd. & Oddfellow Rd.
FWB
Okaloosa County (Water & Sewer)
County Okaloosa
State FL
Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Zip Code 32548
Main File No. 14-54 Page #13
Site Map
Owner
Property Address
City
Client
Grand Lodge of Florida
Lewis Turner Blvd. & Oddfellow Rd.
FWB
Okaloosa County (Water & Sewer)
County Okaloosa
State FL
Form MAP.Site — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Zip Code 32548
Main File No. 14-54 Page #14
Aerial Map
Owner
Property Address
City
Client
Grand Lodge of Florida
Lewis Turner Blvd. & Oddfellow Rd.
FWB
Okaloosa County (Water & Sewer)
County Okaloosa
State FL
Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Zip Code 32548
Main File No. 14-54 Page #15
Tax Card
Owner
Property Address
City
Client
Grand Lodge of Florida
Lewis Turner Blvd. & Oddfellow Rd.
FWB
Okaloosa County (Water & Sewer)
County Okaloosa
State FL
Form MAP.Site — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Zip Code 32548
Main File No. 14-54 Page #16
Comparable Sales Map
Owner
Property Address
City
Client
Grand Lodge of Florida
Lewis Turner Blvd. & Oddfellow Rd.
FWB
Okaloosa County (Water & Sewer)
County Okaloosa
State FL
Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Zip Code 32548
Main File No. 14-54 Page #17
Legal Description
Owner
Property Address
City
Client
Grand Lodge of Florida
Lewis Turner Blvd. & Oddfellow Rd.
FWB
Okaloosa County (Water & Sewer)
County Okaloosa
State FL
Form MAP.LOC — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Zip Code 32548
Main File No. 14-54 Page #18
Engagement Letter
Owner
Property Address
City
Client
Grand Lodge of Florida
Lewis Turner Blvd. & Oddfellow Rd.
FWB
Okaloosa County (Water & Sewer)
County Okaloosa
State FL
Form MAP.Site — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Zip Code 32548
Main File No. 14-54 Page #19
Certification
Owner
Property Address
City
Client
Grand Lodge of Florida
Lewis Turner Blvd. & Oddfellow Rd.
FWB
Okaloosa County (Water & Sewer)
County Okaloosa
State FL
Form MAP.Site — "WinTOTAL" appraisal software by a la mode, inc. — 1-800-ALAMODE
Zip Code 32548