Laserfiche WebLink
<br />~ -, <br /> <br />Conclusion (As If Vacant) <br /> <br />, J <br /> <br />,) <br /> <br />Based on a careful analysis ofthe physical characteristics and zoning ofthe site, the highest and best <br />use of the site as vacant is estimated to be for retail or commercial use, such as a retail building, <br />bank, office building or restaurant. <br /> <br />,j <br /> <br />Highest and Best Use as Improved <br /> <br />, l <br /> <br />The site is improved with a one-story masonry structure designed for auto rental agency use. The <br />building was constructed in 1962 and is presently in average condition. The property is currently <br />operated as a car rental agency. Access was not provided to the interior of the building. The floor <br />plan and condition ofthe interior ofthe building is assumed to be commensurate with similar type <br />properties. The adjusted size of the building is 1,377 square feet. <br /> <br />, J <br /> <br />, " <br /> <br />. J <br /> <br />, J <br /> <br />As stated previously, the site area is 45,000 square feet. The indicated land-to-building ratio of the <br />property as improved is 32.7 to 1. The land-to-building ratio ofthe property is high for any type of <br />commercial property. <br /> <br />, , <br /> <br />, J <br /> <br />The subject property as improved has a significantly higher land-to-building ratio than the typical <br />commercial properties in Miami-Dade County, Florida. A property with a high land-to-building <br />usually indicates that the property has excess site area. However, the location of the existing <br />building on the site would preclude the subdivision of the site to create a site that could function <br />independently ofthe site as improved. Therefore, property as improved has functional obsolescence <br />in the form of an under-utilization of the site. <br /> <br />Since the land-to-building ratio of the site is extremely high, the improvements are indicated to <br />contribute no value to the site. <br /> <br />Based on the above analysis, the existing building improvements are not considered to be the highest <br />and best use of the site. Consistent with the highest and best use conclusion would be the demolition <br />of the existing improvements and a redevelopment of the site. <br /> <br />, J <br /> <br />, J <br /> <br />, J <br /> <br />. j <br /> <br />QUINLIVAN APPRAISAL <br /> <br />26 <br />