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TABLE OF CONTENTS <br />Letter of Transmittal <br />Executive Summary <br />Identification of Subject Property <br />1 <br />Dates of Value & Report <br />1 <br />Purpose of the Appraisal <br />1 <br />Prior Recent Sales and History <br />1 <br />Definition of Market Value <br />2 <br />Property Rights Appraised <br />3 <br />Use of the Appraisal <br />3 <br />Intended User of the Appraisal <br />3 <br />Summary of Scope of Work <br />4 <br />Assessed Value and Tax Information <br />7 <br />National Economic Outlook and Indicators <br />8 <br />Miami -Dade County Area & Economic Overview <br />10 <br />Neighborhood Description <br />16 <br />Zoning <br />23 <br />Street Improvements/Access <br />24 <br />Site Description <br />26 <br />Highest and Best Use <br />27 <br />Sales Comparison Approach to Value <br />29 <br />Reconciliation and Final Market Value Conclusion <br />36 <br />Exposure Time <br />37 <br />Certification <br />38 <br />Assumptions and Limiting Conditions <br />39 <br />Exhibits <br />Location Map 2 <br />Neighborhood Map 17 <br />Aerial Photograph 25 <br />Land Sales Map 31 <br />151 <br />