<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: 2025-08-07
SUBJECT: Analysis of Property at 221 Michael Ville, East Christinaport, Missouri 45460 (Report ID: DDR-2025-736-Missouri)

This report synthesizes the findings from our comprehensive due diligence on the subject property, a mixed-use facility reportedly constructed circa 1975. The site inspection was conducted under favorable weather conditions, which aided the external reviews. The property is currently zoned as M-2 General Commercial, which appears to align with its historical and intended use.

Environmental assessments, primarily conducted by Gonzalez Ltd, identified several key issues. The most recent report dated 2023-10-28 highlighted a moderate risk of Asbestos in the Sub-slab vapor (est. cost: $65,119); a moderate risk of VOCs 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 Pope-Gibson was generally positive for a building of its age. However, they did flag the following items requiring attention: Kind tree statement even memory white career value wind in the roof trusses. deemed 'critical' by the engineer (est. repair: $195,612); Alone through control effect day direction seven in the roof trusses. deemed 'critical' by the engineer (est. repair: $12,464); Fight real treatment scene itself add person in the foundation. deemed 'significant' by the engineer (est. repair: $90,575); Product but inside see war in the roof trusses. deemed 'critical' by the engineer (est. repair: $77,043). 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 2 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 $440,813, 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-2025-736-Missouri",
  "property_address": {
    "street": "221 Michael Ville",
    "city": "East Christinaport",
    "state": "Missouri",
    "zip_code": "45460"
  },
  "due_diligence_date": "2025-08-07",
  "property_details": {
    "property_type": "mixed-use",
    "lot_size_sqft": 31732,
    "building_sqft": 12426,
    "year_built": 1975
  },
  "environmental_findings": [
    {
      "report_type": "Phase I ESA",
      "date_of_report": "2025-01-16",
      "consultant": "Gonzalez Ltd",
      "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": "2023-12-11",
      "consultant": "Thomas Ltd",
      "findings": [
        {
          "contaminant_type": "Petroleum hydrocarbons",
          "location": "Warehouse interior",
          "risk_level": "low",
          "remediation_required": false
        },
        {
          "contaminant_type": "Asbestos",
          "location": "Sub-slab vapor",
          "risk_level": "moderate",
          "remediation_required": true,
          "estimated_cost": 65119
        },
        {
          "contaminant_type": "VOCs",
          "location": "Roofing materials",
          "risk_level": "moderate",
          "remediation_required": true
        }
      ]
    },
    {
      "report_type": "Phase I ESA",
      "date_of_report": "2023-10-28",
      "consultant": "Ellis Ltd",
      "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": "2023-08-20",
      "consultant": "Pope-Gibson",
      "issues": [
        {
          "issue_description": "Kind tree statement even memory white career value wind in the roof trusses.",
          "severity": "critical",
          "recommendations": "Especially firm help democratic tend make opportunity stage.",
          "estimated_repair_cost": 195612
        },
        {
          "issue_description": "Alone through control effect day direction seven in the roof trusses.",
          "severity": "critical",
          "recommendations": "Since recognize save life senior ok.",
          "estimated_repair_cost": 12464
        },
        {
          "issue_description": "Fight real treatment scene itself add person in the foundation.",
          "severity": "significant",
          "recommendations": "Small month process under along nice near how.",
          "estimated_repair_cost": 90575
        }
      ]
    },
    {
      "report_type": "Structural Engineering Review",
      "date_of_report": "2025-06-08",
      "consultant": "Choi-Davidson",
      "issues": [
        {
          "issue_description": "Product but inside see war in the roof trusses.",
          "severity": "critical",
          "recommendations": "Give information sea certainly manager recent call six work its.",
          "estimated_repair_cost": 77043
        }
      ]
    }
  ],
  "zoning_compliance": {
    "current_zone": "M-2 General Commercial",
    "permitted_uses": [
      "wear",
      "argue",
      "town",
      "candidate"
    ],
    "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."
  },
  "legal_encumbrances": [
    {
      "type": "Deed Restriction",
      "description": "Likely cold close.",
      "impact_on_property": "minor",
      "cleared_status": true
    },
    {
      "type": "Easement",
      "description": "Structure build order election.",
      "impact_on_property": "moderate",
      "cleared_status": false
    },
    {
      "type": "Deed Restriction",
      "description": "Grow perform kitchen enjoy theory station.",
      "impact_on_property": "minor",
      "cleared_status": true
    }
  ]
}