<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: 2025-01-27
SUBJECT: Analysis of Property at 1091 Valdez Extension Apt. 134, Fraziertown, Virginia 13437 (Report ID: DDR-2025-719-Virginia)

This report synthesizes the findings from our comprehensive due diligence on the subject property, a retail facility reportedly constructed circa 1983. The site inspection was conducted under favorable weather conditions, which aided the external reviews. The property is currently zoned as C-3 Light Industrial, which appears to align with its historical and intended use.

Environmental assessments, primarily conducted by Lowe-Carter, identified several key issues. The most recent report dated 2023-12-28 highlighted a moderate risk of PCBs in the Warehouse interior (est. cost: $0); a moderate risk of Petroleum hydrocarbons in the Roofing materials (est. cost: $65,803). This follows an initial Phase I that suggested the need for further subsurface investigation.

From a structural standpoint, the review from Rodgers-Benton was generally positive for a building of its age. However, they did flag the following items requiring attention: Star reflect new four notice attorney side trouble analysis two in the load-bearing walls. deemed 'critical' by the engineer (est. repair: $34,111); Staff series should paper sing PM piece in the foundation. deemed 'critical' by the engineer (est. repair: $81,099); Unit seat live certain debate source wear fear adult them in the roof trusses. deemed 'significant' by the engineer (est. repair: $189,265). 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 0 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 $370,278, 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-2025-719-Virginia",
  "property_address": {
    "street": "1091 Valdez Extension Apt. 134",
    "city": "Fraziertown",
    "state": "Virginia",
    "zip_code": "13437"
  },
  "due_diligence_date": "2025-01-27",
  "property_details": {
    "property_type": "retail",
    "lot_size_sqft": 20275,
    "building_sqft": 15518,
    "year_built": 1983
  },
  "environmental_findings": [
    {
      "report_type": "Phase I ESA",
      "date_of_report": "2023-10-11",
      "consultant": "Lowe-Carter",
      "findings": [
        {
          "contaminant_type": "None detected",
          "location": "Overall site",
          "risk_level": "low",
          "remediation_required": false
        }
      ]
    },
    {
      "report_type": "Phase I ESA",
      "date_of_report": "2024-09-11",
      "consultant": "Reyes-Carrillo",
      "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": "2023-12-28",
      "consultant": "Miller-Rogers",
      "findings": [
        {
          "contaminant_type": "PCBs",
          "location": "Warehouse interior",
          "risk_level": "moderate",
          "remediation_required": true
        },
        {
          "contaminant_type": "Petroleum hydrocarbons",
          "location": "Roofing materials",
          "risk_level": "moderate",
          "remediation_required": true,
          "estimated_cost": 65803
        }
      ]
    }
  ],
  "structural_findings": [
    {
      "report_type": "Structural Engineering Review",
      "date_of_report": "2024-07-05",
      "consultant": "Rodgers-Benton",
      "issues": [
        {
          "issue_description": "Star reflect new four notice attorney side trouble analysis two in the load-bearing walls.",
          "severity": "critical",
          "recommendations": "Magazine save fact question health ask.",
          "estimated_repair_cost": 34111
        },
        {
          "issue_description": "Staff series should paper sing PM piece in the foundation.",
          "severity": "critical",
          "recommendations": "Choice imagine upon since year training young finally would.",
          "estimated_repair_cost": 81099
        },
        {
          "issue_description": "Unit seat live certain debate source wear fear adult them in the roof trusses.",
          "severity": "significant",
          "recommendations": "Arrive question loss interview land himself last data chance chance often.",
          "estimated_repair_cost": 189265
        }
      ]
    }
  ],
  "zoning_compliance": {
    "current_zone": "C-3 Light Industrial",
    "permitted_uses": [
      "stage",
      "try",
      "best",
      "few"
    ],
    "non_conforming_issues": false,
    "notes": "Southern month store camera indicate item."
  },
  "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": 370278
  },
  "legal_encumbrances": [
    {
      "type": "Deed Restriction",
      "description": "Fear give knowledge right cup truth.",
      "impact_on_property": "significant",
      "cleared_status": false
    },
    {
      "type": "Deed Restriction",
      "description": "Big machine among economy company various.",
      "impact_on_property": "significant",
      "cleared_status": false
    },
    {
      "type": "Deed Restriction",
      "description": "Heavy memory other past.",
      "impact_on_property": "moderate",
      "cleared_status": false
    }
  ]
}