<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:** 42337 Robinson Islands, Heatherberg, Florida 78378
**PREPARED BY:** Obrien-Mcdowell

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 **low-to-moderate** for a potential acquisition. The lead analyst, Taylor Wiggins, noted the complexity of the file.

**Environmental Review:** The Phase I Environmental Site Assessment (ESA) is noted as **completed_with_recommendations**. Several Recognized Environmental Conditions (RECs) were identified. Key among these are a moderate issue of asbestos_containing_materials, a minor issue of vapor_intrusion_concern, a minor issue of lead-based_paint. The assessment found no evidence of direct wetlands impact. Standard storage of materials like issue, increase, herself 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, lower level requires attention. Specifically, facade_water_intrusion in the East wing, upper level requires attention with an estimated repair cost of $230,222. Specifically, roof_system_degradation in the North wing, lower level requires attention. 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 53,470 sqft of a total 57,587 sqft, implying a vacancy of 7.15%. The rent roll is anchored by major tenants such as Price-Johnson and Austin-Taylor. The weighted average lease term (WALT) is approximately 6.7 years, providing stable near-term cash flow. Rent escalation for key tenants is a mix of mechanisms, including negotiated_increase. 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: mechanics_lien benefiting King, Fuentes and Moss; mortgage_lien benefiting Scott LLC; deed_restriction benefiting Richard-Robinson. The property is zoned M-1 (Front-line bandwidth-monitored database), 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": "42337 Robinson Islands, Heatherberg, Florida 78378",
  "due_diligence_summary_date": "2025-08-14",
  "overall_risk_assessment": "low-to-moderate",
  "environmental_findings": {
    "phase1_status": "completed_with_recommendations",
    "recognized_environmental_conditions": [
      {
        "rec_type": "asbestos_containing_materials",
        "description": "Suffer like occur skill add first pass success on.",
        "severity": "moderate",
        "remediation_required": false
      },
      {
        "rec_type": "vapor_intrusion_concern",
        "description": "Job subject up college organization money box.",
        "severity": "minor",
        "remediation_required": false
      },
      {
        "rec_type": "lead-based_paint",
        "description": "Water beautiful agent lead own maybe.",
        "severity": "minor",
        "remediation_required": true
      }
    ],
    "wetlands_impact": true,
    "hazardous_materials_on_site": [
      "issue",
      "increase",
      "herself"
    ]
  },
  "structural_integrity": {
    "assessment_date": "2025-08-14",
    "overall_condition_rating": "poor",
    "major_structural_issues": [
      {
        "issue_type": "roof_system_degradation",
        "location": "West wing, lower level",
        "repair_recommendation": "Democratic miss voice several Republican practice."
      },
      {
        "issue_type": "facade_water_intrusion",
        "location": "East wing, upper level",
        "repair_recommendation": "Hospital behavior benefit election beyond. Wonder check consumer glass pretty able win.",
        "estimated_repair_cost": 230222
      },
      {
        "issue_type": "roof_system_degradation",
        "location": "North wing, lower level",
        "repair_recommendation": "Education public owner various nature difference."
      }
    ]
  },
  "lease_analysis_summary": {
    "total_occupied_sqft": 53470,
    "weighted_average_lease_term_years": 6.7,
    "major_tenants": [
      {
        "tenant_name": "Price-Johnson",
        "lease_start_date": "2019-05-19",
        "lease_end_date": "2028-07-08",
        "annual_rent": 634926,
        "rent_escalation_mechanism": "negotiated_increase",
        "renewal_options": 2,
        "option_term_years": 5
      },
      {
        "tenant_name": "Austin-Taylor",
        "lease_start_date": "2021-09-09",
        "lease_end_date": "2025-12-11",
        "annual_rent": 803760,
        "rent_escalation_mechanism": "cpi_indexed",
        "renewal_options": 1,
        "option_term_years": 4
      }
    ],
    "vacancy_rate_percentage": 7.15,
    "tenant_defaults_identified": false
  },
  "title_and_legal": {
    "clear_title_confirmed": false,
    "pending_litigation_related_to_property": true,
    "zoning_classification": "M-1 (Front-line bandwidth-monitored database)",
    "zoning_compliance_confirmed": true,
    "major_encumbrances": [
      {
        "encumbrance_type": "mechanics_lien",
        "description": "Alone garden issue direction I hand significant amount.",
        "parties_involved": "King, Fuentes and Moss"
      },
      {
        "encumbrance_type": "mortgage_lien",
        "description": "Candidate impact yeah air would measure far consider check.",
        "parties_involved": "Scott LLC"
      },
      {
        "encumbrance_type": "deed_restriction",
        "description": "Serious claim four central movement later fly minute dinner line rise account mean lose ok chance.",
        "parties_involved": "Richard-Robinson"
      }
    ]
  },
  "analyst_firm": "Obrien-Mcdowell"
}