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Real Property Appraisal
This page contains links to a 1997 appraisal by Hibernia bank.
View the newest appraisal -- (released Nov. 1, 2006)

409 Scott Street

The commercial real estate utilized by Lumen Foods can be broken down into three separate properties, all adjoining along the intersection of Hodges and Scott Streets in Lake Charles. (Numerous pictures, architectural drawings, and plats on these properties can be seen on our rental property page.)
The last time that a formal appraisal of these properties were conducted was October, 1997; and with the exception of the removal of two old barns on the property that were never utilized by Lumen Foods, the properties remain in much the same condition they were in 1997. (There was soffit and roof damage as a result of Hurricane Rita in 2005 -- but the damage has been repaired over the last nine months.) The links in the right column provide all the pages to all three appraisals which assigned the following values to Lumen Foods' properties:

409	 Scott Street
1 409 Scott Street $104,000
2116 Hodges Street
2 2116-2128 Hodges Street $137,000
2116 Hodges Street
3 2200-2202 Hodges Street $112,000
Total $353,000

The first two properties were purchased together and have been called "The Wilshire Property" since they were acquired. We paid $225,000 in 1995 for Wilshire (not $220,000 as one document has stated).
The third property we call "The Thermal Building," because of the name of the tenant before we purchased the building for $43,000 in December, 1993.

Thus, Herbologics, Ltd. paid $268,000 for these properties from 1993 to 1995. And in order to sell Lumen Foods, is now selling this property for less it was originally purchased -- despite appreciation to real estate in this area over the intervening 11+ years.

Appraisal #1
1 409 Scott Street $104,000
Cover Sheet -- indicates location, client, and market value of $104k.
2nd Cover -- includes date of report; its purpose and intended use.
3nd Cover -- covers procedures, "highest and best use," scope of evaluation, "value to be estimated," and reliance.
Assumptions -- ... and Limited Conditions.
Certification -- ... and Legal Description.
Last Cover -- Lists appraiser's environmenal concern and the market value of the property.
Evaluation Report -- The retailed meat of the report, including neightborhood description and analysis, site description with improvements, and value analysis (including comps with three comparables).
Plat of Survey -- Self-explanatory.
Photo Addendum #1 -- Three pictures (these are poor photocopies ... for better pictures see the rental page.
Photo Addendum #2 -- A couple more pictures (again, these are poor photocopies ... for better pictures see the rental page.
Real Estate Valuation Request -- The report ends with what initiated the report.
Appraisal #2
2 2116-2128
Hodges Street
$137,000
Cover Sheet -- indicates location, client, and market value of $137k.
2nd Cover -- includes date of report; its purpose and intended use.
3nd Cover -- covers "highest and best use," scope of evaluation, "value to be estimated," and reliance.
Assumptions -- ... and Limited Conditions (continued from previous page)
Certification -- ... and Legal Description.
Last Cover -- Lists appraiser's environmenal concern and the market value of the property.
Evaluation Report -- The retailed meat of the report, including neightborhood description and analysis, site description with improvements, and value analysis (including comps with three comparables).
Plat of Survey -- Self-explanatory.
Sketch / Area Table Addendum -- Provides a graphical overview of all the addressed subsections of the property (2116, 2118 2120, 2122, 2124, 2126, 2128, and the storage buildings), plus a breakdown of the square footage of each, with totals.
Photo Addendum #1 -- Three pictures of the property (again, these are poor photocopies ... for better pictures see the rental page.
Real Estate Valuation Request -- The report ends with what initiated the report.
Appraisal #3
3 2200-2202
Hodges Street
$112,000
Cover Sheet -- indicates location, client, and market value of $112k. Note that this third appraisal was misplaced and a copy provided by the bank in May, 2006. The copy quality, therefore, is not as good as with the first two appraisals above, but still quite legible.
2nd Cover -- includes date of report; its purpose and intended use.
3nd Cover -- covers "highest and best use," scope of evaluation, "value to be estimated," and reliance.
Assumptions -- ... and Limited Conditions (continued from previous page)
Last Cover -- contains Certification, Legal Description, Market Value, and Appraiser's signature.
Evaluation Report -- The retailed meat of the report, including neightborhood description and analysis, site description with improvements, and value analysis (including comps with three comparables).
Lot Overview -- With this you can view lots 1, 2, and 3 from Block F (from Legal Description) and get a sense of where this is in relation to the surrounding Blocks and named streets.
Sketch / Area Table Addendum -- Provides a graphical overview of the building whose physical addresses include 2200 and 2202 Hodges Street, which is across the street and just south of the building covered in Appraisal #2 above.
Photo Addendum #1 -- Three pictures of the property (again, these are poor photocopies ... for better pictures see the rental page.
Photo Addendum #2 -- Covers a picture of the barn in the back of 2200 Hodges Street, which is just across the street from 409 Scott Street. (It should be noted that this barn has since been torn down. At no time did it ever add any value to the property; in fact, this structure was old when Lumen Foods purchased the property in 1993).
Total $353,000


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