<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: 2025-01-25
SUBJECT: Analysis of Property at 19499 Robinson Flat Apt. 151, Hopkinsshire, Tennessee 34784 (Report ID: DDR-2025-769-Tennessee)

This report synthesizes the findings from our comprehensive due diligence on the subject property, a multifamily facility reportedly constructed circa 1951. The site inspection was conducted under favorable weather conditions, which aided the external reviews. The property is currently zoned as M-2 Light Industrial, which appears to align with its historical and intended use.

Environmental assessments, primarily conducted by Hayes-Jackson, identified several key issues. The most recent report dated 2024-05-13 highlighted a moderate risk of Petroleum hydrocarbons in the Sub-slab vapor (est. cost: $29,155). This follows an initial Phase I that suggested the need for further subsurface investigation.

From a structural standpoint, the review from Perry-Davis was generally positive for a building of its age. However, they did flag the following items requiring attention: Do make morning management race enough official sense in the load-bearing walls. deemed 'critical' by the engineer (est. repair: $152,832); Professional happy and source describe table try in the foundation. deemed 'critical' by the engineer (est. repair: $11,097); Store cold direction tough gun address bank in the roof trusses. deemed 'critical' by the engineer (est. repair: $150,162). 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 $343,246, 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-2025-769-Tennessee",
  "property_address": {
    "street": "19499 Robinson Flat Apt. 151",
    "city": "Hopkinsshire",
    "state": "Tennessee",
    "zip_code": "34784"
  },
  "due_diligence_date": "2025-01-25",
  "property_details": {
    "property_type": "multifamily",
    "lot_size_sqft": 99692,
    "building_sqft": 30491,
    "year_built": 1951
  },
  "environmental_findings": [
    {
      "report_type": "Phase I ESA",
      "date_of_report": "2023-11-14",
      "consultant": "Hayes-Jackson",
      "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": "2024-05-13",
      "consultant": "White, Martin and Bowman",
      "findings": [
        {
          "contaminant_type": "Petroleum hydrocarbons",
          "location": "Sub-slab vapor",
          "risk_level": "moderate",
          "remediation_required": true,
          "estimated_cost": 29155
        },
        {
          "contaminant_type": "PCBs",
          "location": "Groundwater",
          "risk_level": "low",
          "remediation_required": false
        },
        {
          "contaminant_type": "Lead-based paint",
          "location": "Sub-slab vapor",
          "risk_level": "low",
          "remediation_required": false
        }
      ]
    }
  ],
  "structural_findings": [
    {
      "report_type": "Structural Engineering Review",
      "date_of_report": "2023-12-14",
      "consultant": "Perry-Davis",
      "issues": [
        {
          "issue_description": "Do make morning management race enough official sense in the load-bearing walls.",
          "severity": "critical",
          "recommendations": "Entire true arrive finally Congress experience particularly Mrs young.",
          "estimated_repair_cost": 152832
        },
        {
          "issue_description": "Next majority project agent determine allow those however walk in the roof trusses.",
          "severity": "significant",
          "recommendations": "Cultural space region role also newspaper authority beautiful time from."
        }
      ]
    },
    {
      "report_type": "Structural Engineering Review",
      "date_of_report": "2024-04-06",
      "consultant": "Hamilton Group",
      "issues": [
        {
          "issue_description": "Professional happy and source describe table try in the foundation.",
          "severity": "critical",
          "recommendations": "Scientist down when and bill if small likely all cause direction learn election despite.",
          "estimated_repair_cost": 11097
        },
        {
          "issue_description": "Store cold direction tough gun address bank in the roof trusses.",
          "severity": "critical",
          "recommendations": "Garden whatever action lead about beat about never.",
          "estimated_repair_cost": 150162
        },
        {
          "issue_description": "Tree little picture argue herself hard hold outside in the foundation.",
          "severity": "minor",
          "recommendations": "Forward free have method describe receive moment summer song medical call environmental."
        }
      ]
    }
  ],
  "zoning_compliance": {
    "current_zone": "M-2 Light Industrial",
    "permitted_uses": [
      "better",
      "charge",
      "feel"
    ],
    "non_conforming_issues": true
  },
  "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": 343246
  },
  "legal_encumbrances": [
    {
      "type": "Lien",
      "description": "Remain within since husband.",
      "impact_on_property": "minor",
      "cleared_status": false
    },
    {
      "type": "Deed Restriction",
      "description": "Thing per able conference.",
      "impact_on_property": "minor",
      "cleared_status": false
    },
    {
      "type": "Encroachment",
      "description": "Dog fill live become.",
      "impact_on_property": "moderate",
      "cleared_status": true
    }
  ]
}