he 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:
|
1 |
409 Scott Street |
$104,000 |
|
2 |
2116-2128 Hodges Street |
$137,000 |
|
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 |
|