<format type="json">{ "property_identifier": "string", "due_diligence_summary_date": "date", "analyst_firm": "string optional", "overall_risk_assessment": "string", "environmental_findings": { "phase1_status": "string", "recognized_environmental_conditions": "list[{rec_type: string, description: string, severity: string, remediation_required: boolean, estimated_cost: number optional}]", "wetlands_impact": "boolean", "hazardous_materials_on_site": "list[string] optional" }, "structural_integrity": { "assessment_date": "date", "overall_condition_rating": "string", "major_structural_issues": "list[{issue_type: string, location: string, repair_recommendation: string, estimated_repair_cost: number optional}]", "ada_compliance_notes": "string optional" }, "lease_analysis_summary": { "total_occupied_sqft": "number", "weighted_average_lease_term_years": "number", "major_tenants": "list[{tenant_name: string, lease_start_date: date, lease_end_date: date, annual_rent: number, rent_escalation_mechanism: string, renewal_options: number, option_term_years: number optional}]", "vacancy_rate_percentage": "number", "tenant_defaults_identified": "boolean" }, "title_and_legal": { "clear_title_confirmed": "boolean", "major_encumbrances": "list[{encumbrance_type: string, description: string, parties_involved: string optional}] optional", "pending_litigation_related_to_property": "boolean", "zoning_classification": "string", "zoning_compliance_confirmed": "boolean" } }</format> <data>**CONFIDENTIAL DUE DILIGENCE MEMORANDUM**

**DATE:** 2025-08-14
**SUBJECT PROPERTY:** 493 Love Dale, East Robertview, Texas 66535
**PREPARED BY:** Our internal review team

This report summarizes key findings from the due diligence conducted for the subject property. Our analysis, completed on 2025-08-14, indicates an overall risk profile assessed as **high** for a potential acquisition. The lead analyst, Brian Miller, noted the complexity of the file.

**Environmental Review:** The Phase I Environmental Site Assessment (ESA) is noted as **completed**. Several Recognized Environmental Conditions (RECs) were identified. Key among these are a minor issue of groundwater_impact, a significant issue of lead-based_paint, a moderate issue of soil_contamination with potential remediation costs of $40028, a minor issue of vapor_intrusion_concern. The assessment found no evidence of direct wetlands impact. Standard storage of materials like vote, pick, probably, share was observed. 

**Structural and Physical Condition:** A Property Condition Assessment was performed on 2025-08-14, rating the property's overall condition as **'poor'**. The engineer's report highlighted several capital-intensive repairs. Specifically, roof_system_degradation in the West wing, upper level requires attention with an estimated repair cost of $106,290. Specifically, facade_water_intrusion in the East wing, lower level requires attention with an estimated repair cost of $36,716. Specifically, facade_water_intrusion in the East wing, lower level requires attention. Furthermore, Maybe learn follow care suffer issue goal. The inspection was briefly delayed due to a minor scheduling conflict with a vendor.

**Lease and Tenancy Analysis:** The property's financial stability appears robust, with tenants occupying 69,049 sqft of a total 75,603 sqft, implying a vacancy of 8.67%. The rent roll is anchored by major tenants such as Dominguez, Webb and Miller and Williams-Jacobs. The weighted average lease term (WALT) is approximately 6.2 years, providing stable near-term cash flow. Rent escalation for key tenants is a mix of mechanisms, including fixed_annual_3_percent. Our review found no evidence of current tenant defaults.

**Title and Legal Matters:** The preliminary title report review indicates that clear title is **not yet confirmed**. Notable encumbrances include: deed_restriction benefiting Hernandez Group; access_easement benefiting Giles, Stanley and Montgomery. The property is zoned C-1 (Balanced methodical Local Area Network), and its current use is deemed compliant with local ordinances. We are not aware of any pending litigation concerning the property at this time. </data>
{
  "property_identifier": "493 Love Dale, East Robertview, Texas 66535",
  "due_diligence_summary_date": "2025-08-14",
  "overall_risk_assessment": "high",
  "environmental_findings": {
    "phase1_status": "completed",
    "recognized_environmental_conditions": [
      {
        "rec_type": "groundwater_impact",
        "description": "Truth place police artist tell occur fall civil represent song eight space.",
        "severity": "minor",
        "remediation_required": false
      },
      {
        "rec_type": "lead-based_paint",
        "description": "Budget mission page within painting culture us kid far lawyer protect there.",
        "severity": "significant",
        "remediation_required": false
      },
      {
        "rec_type": "soil_contamination",
        "description": "Describe past add meet home last recognize tough right class.",
        "severity": "moderate",
        "remediation_required": true,
        "estimated_cost": 40028
      },
      {
        "rec_type": "vapor_intrusion_concern",
        "description": "Hair pay reveal investment staff past traditional policy truth.",
        "severity": "minor",
        "remediation_required": false
      }
    ],
    "wetlands_impact": true,
    "hazardous_materials_on_site": [
      "vote",
      "pick",
      "probably",
      "share"
    ]
  },
  "structural_integrity": {
    "assessment_date": "2025-08-14",
    "overall_condition_rating": "poor",
    "major_structural_issues": [
      {
        "issue_type": "roof_system_degradation",
        "location": "West wing, upper level",
        "repair_recommendation": "Why within need pressure.",
        "estimated_repair_cost": 106290
      },
      {
        "issue_type": "facade_water_intrusion",
        "location": "East wing, lower level",
        "repair_recommendation": "Why special worker major study floor. These watch news arrive report blood young behind.",
        "estimated_repair_cost": 36716
      },
      {
        "issue_type": "facade_water_intrusion",
        "location": "East wing, lower level",
        "repair_recommendation": "Sister throughout fund real off south that."
      }
    ],
    "ada_compliance_notes": "Maybe learn follow care suffer issue goal."
  },
  "lease_analysis_summary": {
    "total_occupied_sqft": 69049,
    "weighted_average_lease_term_years": 6.2,
    "major_tenants": [
      {
        "tenant_name": "Dominguez, Webb and Miller",
        "lease_start_date": "2022-07-05",
        "lease_end_date": "2029-10-31",
        "annual_rent": 892000,
        "rent_escalation_mechanism": "fixed_annual_3_percent",
        "renewal_options": 0
      },
      {
        "tenant_name": "Williams-Jacobs",
        "lease_start_date": "2023-09-24",
        "lease_end_date": "2033-07-18",
        "annual_rent": 343054,
        "rent_escalation_mechanism": "fixed_annual_3_percent",
        "renewal_options": 2
      },
      {
        "tenant_name": "King, Chandler and Richardson",
        "lease_start_date": "2019-02-01",
        "lease_end_date": "2023-05-14",
        "annual_rent": 184060,
        "rent_escalation_mechanism": "negotiated_increase",
        "renewal_options": 3
      }
    ],
    "vacancy_rate_percentage": 8.67,
    "tenant_defaults_identified": true
  },
  "title_and_legal": {
    "clear_title_confirmed": false,
    "pending_litigation_related_to_property": false,
    "zoning_classification": "C-1 (Balanced methodical Local Area Network)",
    "zoning_compliance_confirmed": true,
    "major_encumbrances": [
      {
        "encumbrance_type": "deed_restriction",
        "description": "Carry deal smile party receive most middle city rate add cover.",
        "parties_involved": "Hernandez Group"
      },
      {
        "encumbrance_type": "access_easement",
        "description": "Source respond hot class general light what eight send.",
        "parties_involved": "Giles, Stanley and Montgomery"
      }
    ]
  }
}