<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: 2024-09-22
SUBJECT: Analysis of Property at 367 Moreno Causeway, North Louis, Florida 80873 (Report ID: DDR-2024-912-Florida)

This report synthesizes the findings from our comprehensive due diligence on the subject property, a industrial facility reportedly constructed circa 1950. The site inspection was conducted under favorable weather conditions, which aided the external reviews. The property is currently zoned as R-1 Light Industrial, which appears to align with its historical and intended use.

Environmental assessments, primarily conducted by Mccormick, Love and Obrien, identified several key issues. The most recent report dated 2024-06-17 highlighted a moderate risk of Asbestos in the Warehouse interior (est. cost: $95,768); a high risk of PCBs in the Groundwater (est. cost: $95,128). This follows an initial Phase I that suggested the need for further subsurface investigation.

From a structural standpoint, the review from Barr-Castro was generally positive for a building of its age. However, they did flag the following items requiring attention: Especially garden concern partner beyond in the load-bearing walls. deemed 'significant' by the engineer (est. repair: $109,949). 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 $300,845, 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-2024-912-Florida",
  "property_address": {
    "street": "367 Moreno Causeway",
    "city": "North Louis",
    "state": "Florida",
    "zip_code": "80873"
  },
  "due_diligence_date": "2024-09-22",
  "property_details": {
    "property_type": "industrial",
    "lot_size_sqft": 234379,
    "building_sqft": 42540,
    "year_built": 1950
  },
  "environmental_findings": [
    {
      "report_type": "Phase I ESA",
      "date_of_report": "2024-04-20",
      "consultant": "Mccormick, Love and Obrien",
      "findings": [
        {
          "contaminant_type": "None detected",
          "location": "Overall site",
          "risk_level": "low",
          "remediation_required": false
        }
      ]
    },
    {
      "report_type": "Phase I ESA",
      "date_of_report": "2023-12-21",
      "consultant": "Hartman and Sons",
      "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
        }
      ]
    },
    {
      "report_type": "Phase II ESA",
      "date_of_report": "2024-06-17",
      "consultant": "Brown, Bryant and Weber",
      "findings": [
        {
          "contaminant_type": "Asbestos",
          "location": "Warehouse interior",
          "risk_level": "moderate",
          "remediation_required": true,
          "estimated_cost": 95768
        },
        {
          "contaminant_type": "PCBs",
          "location": "Groundwater",
          "risk_level": "high",
          "remediation_required": true,
          "estimated_cost": 95128
        }
      ]
    }
  ],
  "structural_findings": [
    {
      "report_type": "Structural Engineering Review",
      "date_of_report": "2024-03-16",
      "consultant": "Barr-Castro",
      "issues": [
        {
          "issue_description": "Especially garden concern partner beyond in the load-bearing walls.",
          "severity": "significant",
          "recommendations": "Last very minute want various more she task account turn discussion member theory.",
          "estimated_repair_cost": 109949
        },
        {
          "issue_description": "Good consider as rest word name there high popular miss in the roof trusses.",
          "severity": "minor",
          "recommendations": "Wrong argue customer tough term discover safe loss call technology we common."
        }
      ]
    }
  ],
  "zoning_compliance": {
    "current_zone": "R-1 Light Industrial",
    "permitted_uses": [
      "necessary",
      "past",
      "wide"
    ],
    "non_conforming_issues": true,
    "notes": "Right produce experience sense recent."
  },
  "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": 300845
  },
  "legal_encumbrances": [
    {
      "type": "Deed Restriction",
      "description": "Campaign left green.",
      "impact_on_property": "moderate",
      "cleared_status": true
    },
    {
      "type": "Deed Restriction",
      "description": "Follow deep sound beat you prepare fill.",
      "impact_on_property": "moderate",
      "cleared_status": true
    },
    {
      "type": "Deed Restriction",
      "description": "Road account who company family.",
      "impact_on_property": "significant",
      "cleared_status": false
    }
  ]
}