<format type="json">{report_id: string, property_address: {street: string, city: string, state: string, zip_code: string, parcel_id: string optional}, due_diligence_date: date, property_details: {property_type: string, lot_size_sqft: number optional, building_sqft: number optional, year_built: number optional}, environmental_findings: array of {report_type: string, date_of_report: date, consultant: string, findings: array of {contaminant_type: string, location: string, risk_level: string, remediation_required: boolean, estimated_cost: number optional}}, structural_findings: array of {report_type: string, date_of_report: date, consultant: string, issues: array of {issue_description: string, severity: string, recommendations: string, estimated_repair_cost: number optional}}, zoning_compliance: {current_zone: string, permitted_uses: array of string, non_conforming_issues: boolean, notes: string optional}, legal_encumbrances: array of {type: string, description: string, impact_on_property: string, cleared_status: boolean} optional, overall_risk_assessment: {summary_assessment: string, total_estimated_mitigation_cost: number optional, recommendation: string}}</format> <data>MEMORANDUM

TO: Investment Committee
FROM: Due Diligence Team
DATE: 2025-08-01
SUBJECT: Analysis of Property at 61856 Thomas Estate, New Juanhaven, Utah 96798 (Report ID: DDR-2025-709-Utah)

This report synthesizes the findings from our comprehensive due diligence on the subject property, a industrial facility reportedly constructed circa 1989. The site inspection was conducted under favorable weather conditions, which aided the external reviews. The property is currently zoned as C-2 General Commercial, which appears to align with its historical and intended use.

Environmental assessments, primarily conducted by Garza, Cobb and Parker, identified several key issues. The most recent report dated 2025-01-18 highlighted a moderate risk of Asbestos in the Warehouse interior (est. cost: $146,291); a high risk of VOCs in the Groundwater (est. cost: $0); a moderate risk of Petroleum hydrocarbons in the Roofing materials (est. cost: $0). This follows an initial Phase I that suggested the need for further subsurface investigation.

From a structural standpoint, the review from Miller, Acosta and Ramos was generally positive for a building of its age. However, they did flag the following items requiring attention: Positive help baby house them in the roof trusses. deemed 'critical' by the engineer (est. repair: $55,501). Their lead engineer, who has been in the field for over two decades, provided detailed recommendations in their full report.

The title search revealed 3 notable encumbrance(s), of which 1 have been marked as cleared. A standard utility easement along the eastern boundary, for instance, poses minimal impact on future development. Other items are pending review by legal counsel.

In conclusion, our analysis indicates a high risk proceed with caution. The cumulative financial exposure for the identified deficiencies is estimated to be in the region of $201,792, though this figure is preliminary. Based on these findings, our recommendation is as follows: Proceed only with significant seller concessions and a clear remediation plan. Further investigation is advised.</data>
{
  "report_id": "DDR-2025-709-Utah",
  "property_address": {
    "street": "61856 Thomas Estate",
    "city": "New Juanhaven",
    "state": "Utah",
    "zip_code": "96798"
  },
  "due_diligence_date": "2025-08-01",
  "property_details": {
    "property_type": "industrial",
    "building_sqft": 123363,
    "year_built": 1989
  },
  "environmental_findings": [
    {
      "report_type": "Phase I ESA",
      "date_of_report": "2023-09-11",
      "consultant": "Garza, Cobb and Parker",
      "findings": [
        {
          "contaminant_type": "None detected",
          "location": "Overall site",
          "risk_level": "low",
          "remediation_required": false
        },
        {
          "contaminant_type": "None detected",
          "location": "Overall site",
          "risk_level": "low",
          "remediation_required": false
        },
        {
          "contaminant_type": "None detected",
          "location": "Overall site",
          "risk_level": "low",
          "remediation_required": false
        }
      ]
    },
    {
      "report_type": "Phase II ESA",
      "date_of_report": "2024-01-07",
      "consultant": "Stewart Inc",
      "findings": [
        {
          "contaminant_type": "Asbestos",
          "location": "Warehouse interior",
          "risk_level": "moderate",
          "remediation_required": true,
          "estimated_cost": 146291
        },
        {
          "contaminant_type": "VOCs",
          "location": "Groundwater",
          "risk_level": "high",
          "remediation_required": true
        },
        {
          "contaminant_type": "Petroleum hydrocarbons",
          "location": "Roofing materials",
          "risk_level": "moderate",
          "remediation_required": true
        }
      ]
    },
    {
      "report_type": "Phase I ESA",
      "date_of_report": "2025-01-18",
      "consultant": "Scott, May and Campos",
      "findings": [
        {
          "contaminant_type": "None detected",
          "location": "Overall site",
          "risk_level": "low",
          "remediation_required": false
        },
        {
          "contaminant_type": "None detected",
          "location": "Overall site",
          "risk_level": "low",
          "remediation_required": false
        },
        {
          "contaminant_type": "None detected",
          "location": "Overall site",
          "risk_level": "low",
          "remediation_required": false
        }
      ]
    }
  ],
  "structural_findings": [
    {
      "report_type": "Structural Engineering Review",
      "date_of_report": "2023-09-06",
      "consultant": "Miller, Acosta and Ramos",
      "issues": [
        {
          "issue_description": "Positive help baby house them in the roof trusses.",
          "severity": "critical",
          "recommendations": "Lawyer student pass protect start college child candidate seven outside at other.",
          "estimated_repair_cost": 55501
        }
      ]
    }
  ],
  "zoning_compliance": {
    "current_zone": "C-2 General Commercial",
    "permitted_uses": [
      "face",
      "team"
    ],
    "non_conforming_issues": false
  },
  "overall_risk_assessment": {
    "summary_assessment": "high_risk_proceed_with_caution",
    "recommendation": "Proceed only with significant seller concessions and a clear remediation plan. Further investigation is advised.",
    "total_estimated_mitigation_cost": 201792
  },
  "legal_encumbrances": [
    {
      "type": "Encroachment",
      "description": "Interview similar issue successful.",
      "impact_on_property": "minor",
      "cleared_status": false
    },
    {
      "type": "Easement",
      "description": "Quickly until economic physical war yet serious fine.",
      "impact_on_property": "moderate",
      "cleared_status": true
    },
    {
      "type": "Encroachment",
      "description": "Use week fact.",
      "impact_on_property": "minor",
      "cleared_status": false
    }
  ]
}