Appraisal Munster

FINAL APPRAISAL REPORT OF
MUNSTER STREET
SAVANNAH, GEORGIA 31404
PREPARED FOR
CITY OF SAVANNAH
AS OF
FEBRUARY 3, 2017
PREPARED
BY
BRIAN F. CONSIDINE, MAI, SRA
AND
LISA SEAGRAVES WARD
CONSIDINE & COMPANY
COPYRIGHT 2017
February 21, 2017
Ms. Karyn Jones Ph. 912-651-6524

Property Technician
City of Savannah Real Property Services
P.O. Box 1027
2 E. Bay Street
Savannah, Georgia 31401
RE: Final appraisal report of the vacant property known as Munster Street in Savannah,
Chatham County, Georgia
Per your written request, we have estimated the as–is market value of the fee simple
interest of the above referenced property as of February 3, 2017, the date of our most
recent inspection of the subject property. Specific Conditions and Assumptions
paramount to the valuation are:
• We have not been provided with a current Environmental Site Assessment (ESA),
engineering reports or any documentation addressing the existence of hazardous
material or contamination. The appraised value assumes there is no
contamination on the subject property.
• The value conclusions assume there are no wetlands on the property other than
those noted. If other wetlands do exist, the value conclusion could change; none
are expected.
• This appraisal report has been prepared based on our interpretation of the
“Uniform Standards of Professional Appraisal Practice” (USPAP) of The
Appraisal Foundation, and is in compliance with The Appraisal Institute By-
Laws, Regulations, Code of Professional Ethics, and Standards of Professional
Practice.
• Present or future employment of the appraisers is not conditional upon the
appraisers producing a specified value or a value within a given range.
• The appraisers have no interest, direct or indirect, financial, bias or otherwise, in
the subject property.
• The appraisers have completed all aspects of this valuation, including the
reconciliation of our opinion of value, free of influence from the client, the
client’s representatives, borrower, or any other party to the transaction.
CONSIDINE & COMPANY 2

• Our analyses, opinions, and conclusions were developed and this report was
prepared in conformity with the Georgia Real Estate Appraiser Classification and
Regulations and the Rules and Regulations of the Georgia Real Estate Appraisers
Board.
Based on the following analysis, it is our opinion that the as-is market value of the
subject property, as of February 3, 2017, and subject to the Assumptions and Limiting
Conditions is:
THREE HUNDRED EIGHTY TWO THOUSAND DOLLARS

($382,000)
Thank you for the opportunity to assist you in this matter. Please let us know if we can
be of further assistance at (912) 355-5522.
Respectfully Submitted,
Brian F. Considine, MAI Lisa Seagraves Ward

GA Certified General Appraiser No. 1176 GA Certified General Appraiser No. 248364
SC Certified General Appraiser No. 3956 SC Certified General Appraiser No. 7204

EXECUTIVE SUMMARY
LOCATION: The subject property is the 40-foot wide

Munster Street unopened right-of-way. It is
located on the northwest side of Victory
Drive between Dixie Avenue to the south
and Wicklow Street to the north.
IMPROVEMENTS: The subject property is essentially a vacant,

unopened right-of-way with no
improvements.
NEIGHBORHOOD: The subject is located on Savannah’s

suburban southeast side + 5 miles southeast
of Savannah’s nationally acclaimed
downtown Historic District.
OWNER OF RECORD: City of Savannah
ZONING: The subject is an unopened but public

right-of-way and therefore not officially
zoned. Adjoining properties however, are
zoned R6 (Residential) and BC
(Community Business).
HIGHEST & BEST USE: Commercial
DATE OF VALUATION: February 3, 2017

DATE OF REPORT: February 21, 2017
PROPERTY RIGHTS APPRAISED: Fee Simple Interest
HYPOTHETICAL CONDITIONS: None
EXTRAORDINARY ASSUMPTIONS: Assumed no environmental contamination

or low-lying wetlands other than that
described herein, if any
APPRAISAL STATEMENTS: This appraisal has been prepared based on

our interpretation of the “Uniform Standards
of Professional Appraisal Practice”
(USPAP) of the Appraisal Foundation, and
is in compliance with the Appraisal Institute
By-Laws, Regulations, Code of Professional

Ethics, and Standards of Professional
Practice, the OCC, and FIRREA.
Present or future employment of the

appraisers was not conditional upon the
appraisers producing a specified value or a
value within a given range. The appraisers
have no interest, direct or indirect, financial,
bias or otherwise, in the subject property.
We have previously provided appraisal
services on this property within the last 3
years in May 2016.
The appraisers have completed all aspects of

this valuation, including the reconciliation of
our opinion of value, free of influence from
the client, the client’s representatives,
borrower, or any other party to the
transaction.
ESTIMATED VALUE: $382,000

LIMITING CONDITIONS AND ASSUMPTIONS
This appraisal is made subject to the following Assumptions and Limiting conditions:
1. It is assumed that the legal description as obtained from public records or as

furnished is correct and no responsibility is assumed for matters of a legal nature.
No opinion is rendered as to title, as it is assumed to be good, marketable, and in
fee simple unless otherwise noted and discussed.
2. The information contained in this report is obtained from sources deemed reliable.
However, no warranty is given as to its accuracy. Competent management and
responsible ownership are assumed.
3. The property is appraised as though free and clear of any or all liens or
encumbrances except as noted herein.
4. Any plot plans, sketches, drawings, or other exhibits in this report are included
only to assist the reader in visualizing the property. We have made no survey for
this report and assume no responsibility for its presentation within.
5. Possession of this report or a copy thereof does not carry with it the right of
publication nor may it be used for any purpose by any but the applicant without
the previous written consent of the appraisers and the applicant and then only with
proper identification.
6. The appraisers herein by reason of this appraisal are not required to give future
consultation, testimony or be in attendance in court with reference to the property
in question unless arrangements have been previously made.
7. The distribution, if any, of the total valuation in the report between land and
improvements applies only under the existing program of utilization. The
separate allocations for land and improvements must not be used in conjunction
with any other appraisal and are invalid if so used.
8. The appraisers assume, and the user of this report agrees, that the appraisers have
no liability for existing physical condition of the building (as it applies) all parties
agree that the purpose of this appraisal is to estimate value as though the
superstructure is structurally sound. Likewise, it is assumed and all parties agree
that the appraisers have no responsibility for subsurface or hazardous waste
conditions, including asbestos.
9. Unless otherwise noted herein, it is assumed that there are no encroachments,

zoning or other violations of any regulations affecting the subject property. As of
the date of this appraisal no survey had been prepared to identify encroachments
or easements. The appraisers assume, and the user of this report agrees that the

appraised value is prepared as though no encroachments, liens, or other violations
of any regulations affecting the subject property exist, unless otherwise noted.
10. The value estimates reported herein apply to the entire property and any prorating
or division of the total into fractional interest will invalidate the value estimate
unless such prorating or division of interest is set forth in the report. No statement
as to the value in use to the property owner has been made. Only the value of the
property, if exposed for sale on the open market, has been estimated.
11. Neither all nor any part of the contents of this report shall be conveyed to the
public through advertising, public relations, news, sales, or other media, without
the prior written consent and approval of the author; this pertains particularly to
valuation conclusions, the identity of the appraisers or firm with which the
appraisers are associated with and any reference to the Appraisal Institute or to
the SRA or MAI designations.
12. This appraisal will not take into consideration the possibility of the existence of
asbestos, PCB transformers, or other toxic, hazardous, or contaminated substances
and/or underground storage tanks (hazardous material), or the cost of
encapsulation or removal thereof, unless otherwise requested. Should the client
have concern over the existence of such substances on the property, the appraisers
consider it imperative for the client to retain the services of a qualified,
independent engineer or contractor to determine the existence and extent of any
hazardous materials, as well as the cost associated with any required or desirable
treatment or removal thereof, and the client shall transmit the findings to the
appraisers so that he/she may adjust the value conclusion herein, if needed.
13. The appraisers performed appraisal services related to this property within the last
3 years in May 2016.
14. See Specific Conditions and Assumptions in the Letter of Transmittal.

PURPOSE AND DATE OF APPRAISAL
The purpose of this appraisal is to estimate the as-is market value of the fee simple
interest of the subject property as of February 3, 2017, the date of our most recent
inspection.
INTENDED USE OF THE APPRAISAL
The intended use of this report will be to aid our client, the City of Savannah, in
negotiations regarding the possible sale of the subject property.
PROBLEM TO BE SOLVED
The problem to be solved is the market value of the property as-is on the date of our most
recent inspection.
SCOPE OF APPRAISAL
As a part of this appraisal, a number of independent investigations and analyses were

conducted. In addition to the data compiled on a regular basis, the investigation
undertaken and major data sources used are listed below.
• Area Neighborhood Analysis: A personal inspection of the neighborhood was

made as of the appraisal date. Several sources including the Chatham County Tax
Assessor, the Metropolitan Planning Commission, and comparable property sales
were the basis of a continuing data source for identifying recent sales and trends
in the area. In addition, we considered market data contained in our files and
obtained from other appraisers.
• Property Description and Analysis: The subject property was inspected whereby
we photographed the property, measured any buildings or other improvements,
inspected both the interior and exterior if applicable, and reviewed all documents
provided by the client and/or owner. The most recent tax and zoning maps were
also examined. As stated in the letter of transmittal at the beginning of this report,
the value conclusions contained herein assume the subject is in similar condition
now as on the inspection date.
• Cost Approach: In the Cost Approach, market value is estimated by computing

the current replacement cost of the improvements less any accrued depreciation
resulting from one or more of the following factors: physical deterioration,
functional obsolescence, and external (economic) obsolescence. The value of the
land as though unimproved is then added to the depreciated value of the
improvements to produce a total value estimate. The cost approach is most
effective when appraising newly constructed improvements or special use
properties that are not frequently exchanged in the market. In this case, the cost
approach is not applicable as the subject involves vacant land.

• Income Approach: The property is a narrow vacant site located in an area of
commercial redevelopment. As such, the subject is generally not thought of as
representative of income-producing real estate and the Direct Income
Capitalization Approach is therefore not considered a meaningful indication of
market value.
• Sales Comparison Approach: The appraisers researched the market for nearby
property sales of similar sites. After reviewing all data and considering the
subjects’ Highest and Best Use, only those sales considered the most applicable to
the subject were utilized in the report.
All other assumptions and limiting conditions that affect the analysis, opinions, and
conclusions are included in the Limiting Conditions and Assumptions located at the
beginning of this report.
MARKET VALUE DEFINED
The purpose of this report as previously stated is to estimate the market value of the
subject property’s Fee Simple Interest. Market Value 1 is defined as: “… the most
probable price which a property should bring in a competitive and open market under all
conditions requisite to a fair sale, the buyer and seller each acting prudently,
knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this
definition is consummation of a sale as of a specified date and passing of title from seller
to buyer under conditions whereby:
• Buyer and seller are typically motivated;
• Both parties are well informed or well advised and each acting in what they
consider their own best interest;
• A reasonable time is allowed for exposure in the open market;
• Payment is made in terms of cash in U.S. dollars or in terms of financial

arrangements comparable thereto; and
• The price represents the normal consideration for the property sold unaffected by
special or creative financing or sales concessions granted by anyone associated
with the sale.”
This definition seeks a value estimate in terms of cash or its equivalent. The terms of
comparable transactions are being identified, analyzed and reported in reasonable detail.
If financing terms or concessions influenced any sales utilized as comparable, they were
1
Source: Office of the Comptroller of the Currency under 12 CFR, Part 34, and Subpart C - Appraisals,
34.42 Definitions (f).

adjusted to their cash equivalence. Units of comparison were extracted from these sales
and reflect the cash equivalent price.
EXPOSURE TIME
In USPAP, the Comment to Standards Rules 1-2(c) 2 states:
“When the purpose of an assignment is to develop an opinion of market value,

the appraiser must also develop an opinion of reasonable exposure time
linked to the value opinion.”
The USPAP Statement on Appraisal Standards No. 6 goes on to define exposure time as:
“The estimated length of time the property interest being appraised would
have been offered on the market prior to the hypothetical consummation of a
sale at market value on the effective date of the appraisal; a retrospective
opinion based on an analysis of past events assuming a competitive and open
market.”
Based on sales histories of similar properties, statistical information about days on the
market and interviews with market participants, it is our opinion that a reasonable
exposure time for the subject parcels is one to twelve months.
PROPERTY RIGHTS APPRAISED
The purpose of this report is to estimate the Fee Simple interest in the subject property.
The Fee Simple Estate is defined in "The Appraisal of Real Estate", Twelfth Edition,
Appraisal Institute, 2001, as: “an absolute fee; a fee without limitations to any particular
class of heirs or restrictions, but subject to the limitations of eminent domain, escheat,
police power, and taxation; an inheritable estate.”
2
USPAP 2004 Edition, ©The Appraisal Institute

AREA ANALYSIS
The subject property is located on Savannah’s suburban southeast side. This location is +
5 miles southeast of the famed national Historic District of downtown Savannah,
Georgia. The City of Savannah serves as the seat of government for Chatham County
and is the most populous city in Southeast Georgia. Chatham County is one of six
counties comprising the Greater Savannah Trade Area. The Greater Savannah Trade Area
includes three other Georgia counties, Liberty, Bryan, and Effingham Counties, and two
South Carolina counties, Beaufort and Jasper Counties.
NEIGHBORHOOD AND MARKETABILITY ANALYSIS
A neighborhood is generally defined as a group of complementary land uses. The subject

neighborhood will first be defined in terms of boundaries, followed by a discussion of the
composition of the neighborhood and factors affecting the neighborhood. The subject is
located on Savannah’s suburban southeast side. Boundaries for the neighborhood are
generally thought to be the Victory Drive (US Hwy 80) corridor between Skidaway Road
to the east and Bee Road to the west.
The primary traffic corridor through the subject neighborhood is Victory Drive (US
Highway 80) which extends in an east-west direction and terminates at Tybee Island to
the east. Victory Drive is a four-lane, commercial traffic artery with a raised median
divider. It serves as the primary east-west corridor through Savannah and is a heavily
traveled commuter corridor for those who reside on the eastern island areas of Chatham
County. Major intersections along Victory Drive within the subject neighborhood
include Bee Road to the west and both the Truman Parkway and Skidaway Road to the
east. New commercial development and redevelopment is ongoing along portions of
Victory Drive within the subject neighborhood. Adjoining the subject property is the
planned redevelopment of an 11-acre portion of the block between Dixie and Wicklow
Street, to include the subject property, according to city officials. This redevelopment
includes the recent demolition of the historic Johnny Harris Restaurant and other
structures for redevelopment of the tract with a new grocery-anchored commercial
shopping facility. Another redevelopment project for the subject, known as The Shoppes
of Wicklow Farms, was planned for 2016 but did not come to fruition. A new grocery-
anchored shopping center is now planned and approved. Other recent and/or ongoing
development in the area includes a new retail shopping center anchored by a Whole
Foods grocery store in the southwest quadrant of the intersection of Victory Drive and
Truman Parkway and a new retail shopping center anchored by both a Home Depot and
Target in the southeast quadrant of this intersection. An older shopping center known as
Victory Manor located across from the Whole Foods center was recently renovated and
expanded to include several retail outparcels. A redevelopment project of several lots
located behind Whole Foods is currently being negotiated. Further east of Truman
Parkway at the intersection of Victory Drive and Skidaway Road is a newer Starbucks
and a new Chic-fil-A fast food restaurant.

Overall, the general area around the subject appears to be in gradual transition with older
commercial structures being renovated and/or razed for newer and more intensive
commercial uses. It is therefore our opinion that the overall marketability for the subject
property is good from a locational standpoint for some type of assemblage and
redevelopment for commercial use.
OWNERSHIP HISTORY
The subject property is currently owned by the City of Savannah and is an unopened
public right-of-way known as Munster Street.
PROPERTY IDENTIFICATION
The subject property is identified on a plat of survey dated August 13, 2015 and prepared
by Coleman Company, Inc. as Munster Street. It is also shown as that 40’ foot right-of-
way on an aerial photograph provided to us by our client. The plat of survey and this
aerial photograph are included as follows:

The subject is an unopened public right-of-way owned by the City of Savannah. As such,
it is not currently carried on the Chatham County Tax Assessor’s rolls.
ZONING
The subject currently has a dual zoning. The rear 2/3 of the property is zoned R6
(Residential). The northern 1/3 nearest to its Victory Drive frontage is zoned BC
(Community Business.) The purpose of the R6 district according to the Savannah-
Chatham Metropolitan Planning Commission website (www.thempc.com) is shown
below:
Permitted uses within the R6 district include primarily detached single-family residential
dwellings, family in-home adult care centers, home occupations, public parks, and similar
low density and non-intensive residential uses.
The purpose of the BC district according to the Savannah-Chatham Metropolitan

Planning Commission website (www.thempc.com) is shown:

Permitted uses within the BC district include primarily neighborhood retail, retaurant,
instiutional, office, and personal service uses. Residential uses are typically not
permitted.
Our conversations with officials at the Metropolitan Planning Commission (MPC) office
indicate that the entire subject property and the adjoining lots have been approved for
commercial rezoning and assemblage for redevelopment with the previously described
commercial shopping center to be known as The Shoppes of Wicklow Farms.
UTILITIES
All public utilities and services are available to the subject, including water and sewer
service provided by the City of Savannah, electric power provided by Georgia Power
Company, cable by Comcast, and telephone service provided by AT&T. Other public
services available to the parcels include police and fire protection as well as public
transportation provided by the City of Savannah and Chatham County Transit.
Trash/refuse collection for is available through private contract.
FLOOD ZONE
According to the Flood Insurance Map for Chatham County, Panel 13051C0162F dated
9/26/2008, the subject is located within Flood Zone X, an area determined to be outside
the limits of the 100-year flood hazard. Mandatory flood insurance is typically not
required for properties located within the Zone X flood zone designation. An excerpt
from the map is shown:

REAL ESTATE TAXES
The subject property is an unopened public right-of-way owned by the City of Savannah.
As such, it is not subject to ad valorem taxation and is thus not carried on the Chatham
County Tax Assessor’s rolls.
OTHER LEGAL CONSIDERATIONS
The opinions of value expressed within this appraisal report are made contingent upon
the property being free of any and all types of contamination, i.e. hazardous substances,
including without limitations, petroleum leakage, asbestos, polychlorinated biphenyls,
agricultural chemicals, urea formaldehyde or other environmental conditions. The
appraisers are not qualified to test for or identify such substances or conditions.
Subsequently, if the presence of such substances or conditions is determined to exist, we
reserve the right to adjust our conclusions of value accordingly.
The appraisers are not qualified in the area of engineering pertaining to the determination
of wetlands and are therefore unable to determine the wetlands status thereof. The
appraisers assume the appropriate permit, if required, can be or has been obtained from
the U.S. Corps of Engineers. The appraisers also assume that the jurisdictional
determination study and/or permit regarding construction in a wetland area, if required,
does not result in the alteration of the properties described herein.

It is assumed that there are no adverse easements or encroachments located on the
property, other than those identified on the plat of survey and/or public records. If so
identified by survey or title search that there are other easements/encroachments, there
may be a resulting change in property value. The users of this report agree to so supply
the appraisers with any such encumbrances once they are identified and agree to permit a
revaluation without prejudice or demand for damages.
It is assumed that there are no hazardous wastes on the sites in violation with the State
Fire Marshall or any other regulatory agency.
The appraisers are not qualified to identify hazardous waste, however, during our
inspection we noted no signs of what we would consider to be obvious ground
contaminates. If any contaminants are found on the sites so as to contaminate the soil, a
value change may result. Again, the users of this report agree to so supply the appraisers
with notice of any such encumbrances once they are identified and agree to permit a
revaluation without prejudice or demand for damages. To our knowledge, there are no
legal encumbrances, restrictions, covenants, easements, or encroachments, which would
negatively affect the use, marketability or value reported.
DESCRIPTION OF SITE AS VACANT
As previously described, the subject is a 40’ wide, unopened public right-of-way located
between Dixie Avenue and Wicklow Street on the south side of Victory Drive. As shown
on the plat of survey, it contains a total land area of 0.877 acre, or + 38,181 square feet.
It has a depth of + 950 feet as measured from its Victory Drive frontage. The property
has 40 feet of frontage along Victory Drive to the north and 40 feet of frontage along
Kerry Street to the south (rear). The property is generally level and at grade with the
fronting roadways. Adjoining uses include older single-family residences along the
southern (rear) 2/3 of the property and a vacant tract along the northern 1/3 of the
property nearest to the Victory Drive frontage (formerly improved with the historic
Johnny Harris Restaurant facility which was razed in 2016). The subject and these
adjoining properties have reportedly been approved by local officials for commercial
rezoning and assemblage for commercial redevelopment.
DESCRIPTION OF IMPROVEMENTS
The subject property is a vacant, unopened public right-of-way known as Munster Street.
It currently has no significant improvements. It includes primarily only native trees,
grasses, and shrubs which contribute no significant value to the property.
Photographs of the subject property from our most recent February 3, 2017 inspection are
included on the following pages:

HIGHEST AND BEST USE
Highest and Best Use is that which, at the time of appraisal, is most likely to produce the
greatest net return to the land or land and building over a given period of time. It is
defined as "...the reasonably probable and legal use of vacant land or improved property,
which is physically possible, appropriately supported, financially feasible, and that results
in the highest value.” 3 In analyzing the most optimum use "As Developed", four
questions must be addressed:
• What alternative use is legally permissible or reasonably possible?
• What alternative use is physically possible on the site?
• What alternative use is economically and financially feasible under existing and
projected market conditions?
• Among the alternatives that are legally permissible, physically possible and
economically feasible, which is estimated to be the most profitable?
As Vacant:
The subject property is located on Savannah’s suburban southeast side, + 5 miles south of
its famed national Historic District. It currently has a dual zoning that includes both R6
and BC. The rear 2/3 of the property (+ 25,360 SF) is currently zoned R6, Residential, a
rather strict residential zoning district that limits uses to single-family residential and
similar non-intensive uses. The northern front 1/3 of the property (+ 12,680 SF) is zoned
BC, Community Business, an intensive commercial district. Officials at the MPC office
report that the subject and adjoining lots have been approved for commercial rezoning
and assemblage for redevelopment with a proposed new grocery-anchored commercial
shopping center. The subject property is at the grade of the fronting roadways and
located within Zone X, an area determined to be outside of the flood plain. Adjoining
uses include single-family residential toward the rear and Kerry Street frontage with
intensive commercial uses located toward the front of the property and the Victory Drive
frontage. As previously discussed, the neighborhood is in transition with older
commercial uses being redeveloped with newer and more modern intensive commercial
uses. In fact, the subject and surrounding properties have been approved for rezoning and
assemblage for redevelopment with a large retail commercial shopping center.
Considering the subject’s size, location within an area of transition, and recent approval
for rezoning and assemblage/redevelopment, we conclude that its highest and best use
would be for assemblage with adjoining parcels for commercial use, as currently
approved and proposed.
3
“The Appraisal of Real Estate”, Twelfth Edition, Appraisal Institute, Page 60.

As Improved:
The subject consists of a vacant, unopened public right-of-way. This analysis is therefore
not applicable.
VALUATION
METHOD OF VALUATION AND PROCEDURE

The valuation process requires the understanding of the social, economic, governmental,
and environmental influences that affect the subject property. There are three approaches
that may be used in the appraisal of real property. These approaches to value include the
Cost Approach, the Income Approach, and the Sales Comparison Approach. Although
each of the three approaches is interrelated, each offers a separate indication of value.
Each is briefly described in the following paragraphs.
The Cost Approach is that approach in appraisal analysis that is based on a value derived
by adding the estimated value of the land (via the Sales Approach) to the reproduction or
replacement cost of the improvements, minus any depreciation related to the property
from all causes. It is particularly applicable when the property being appraised involves
relatively new improvements that represent the highest and best use of the land or when
relatively unique or specialized improvements are located on the site in which there are
no comparable properties on the market. As the subject involves a vacant site with no
improvements, this approach is therefore not applicable.
The Sales Comparison Approach is a direct comparison of known market transactions of

similar properties. This approach is considered the most reliable representation of market
behavior when sufficient information is available to make a unit comparison, and a
supportable value indication can be obtained. The most significant factor within the Sales
Comparison Approach is the Principle of Substitution, which generally states that a
prudent purchaser would pay no more for a property than the cost of acquiring an equally
desirable substitute property. The Sales Comparison Approach has been utilized in our
analysis to estimate the value of the subject land.
The Income Approach is a procedure in the appraisal analysis that is based upon known
or projected earnings, less proper deductions for vacancy allowance and operating
expenses. The resulting net income is then capitalized into an indication of value by
utilizing actual capitalization rates taken from the market. This approach to value is
considered most reliable when a sufficient amount of income and expense data is
available. The principle of anticipation is fundamental to the income approach. The
principal of anticipation is the perception that value is created by the expectation of
benefits to be derived in the future. The subject to be appraised involves a narrow
unopened vacant right-of-way. Such properties are typically not leased within the
subject’s market area. As such, the subject is not generally thought of as representative
of income-producing real estate and the Direct Income Capitalization Approach is
therefore not considered a meaningful indication of market value and has not been
utilized in our analysis.

The indications of value from the approaches utilized are reconciled to a final market
value estimate for the property based upon the availability and reliability of the data
utilized in each approach, the applicability of the approaches to the appraisal problem,
and the relative dependence placed on each approach by typical market investors.
VALUATION OF LAND AS THOUGH VACANT

The approach to the estimate of site value is by direct comparison with competitive sales.
Those sales cited below represent the best available comparisons in terms of time of sale,
physical proximity, location, zoning, utilities, access and potential land use.
To arrive at an estimated land value for the subject, we have analyzed actual sales and
current listings of comparable commercial properties in the competitive area. No two
parcels of land are alike; therefore, these sales have been analyzed for various factors
including market conditions (time), location, site conditions and size.

Comparable #1:
Description: 1800 E. Victory Drive, Savannah, GA
Tax PIN: 2-0078-10-03, 14, 15, 16, 17, 18, 19, 20
Land Area: 54,406 SF (1.25 Acre)
Zoning: BH (Highway Business)
Grantor: Multiple seller (See Comments)

Grantee: Morley Investment Group, LLC
Sale Date: January 25, 2013, August 29, 2013, September

9, 2013, and October 31, 2013
Sale Price: $742,000
Price per SF: $13.64

Price per Acre: $593,600
Comments: This comparable represents an assemblage of single-family residential

Lots located along Victory Manor Place. The 8 lots were purchased in 2013 for
assemblage and commercial development related to the adjoining shopping center to the
east which is located in the northwest quadrant of Victory Drive and Truman Parkway.

Comparable #2
Description: 3009 Skidaway Road, Savannah, GA
Tax PIN: 2-0083-03-004E
Zoning: BC (Community Business)
Grantor: New Plan Victory Square, LLC, et al

Grantee: H&H Food Services, LLC
Sale Date: July 24, 2013

Instrument: Chatham County Deed Book 389N, Page 840
Price per SF: $15.99

Price per Acre; $696,463
Comments: This is the sale of a rectangular shaped developed pad site within the
recently redeveloped and renovated Victory Square shopping center located at the
northwest quadrant of Victory Drive and Skidaway Road. It was purchased for
immediate development with a Dairy Queen fast food restaurant.

Comparable #3
Description: 3111 Skidaway Road, Savannah, GA
Tax PIN: 2-0100-02-003, 004, 005, 009, 011, 012, 013,

014, 019
Zoning: BG (Business General)
Grantor: First Cousins Realty & Development, LLC

Grantee: DG Strategic II, LLC
Sale Date: March 18, 2015

Instrument: Chatham County Deed Book 488, Page 542
Price per SF: $9.92

Comments: This sale represents the assemblage of several parcels for redevelopment
with a new Dollar General discount retail store. The site is located along Skidaway Road
between Dasher Street and Sunset Boulevard, approximately ¼ mile south of Victory
Drive.

Comparable #4
Description: 2803 Limerick Street, Savannah, GA
Tax PIN: 2-0083-05-001
Zoning: BH (Highway Business)
Grantor: George B. Backus, Jr., et al

Grantee: 31 North Real Estate Investors
Sale Date: March 28, 2016

Instrument: Chatham County Deed Book 761, Page 429
Price per SF: $9.82

Comments: This is the sale of several small lots that were assembled to form this 1.11
acre commercial lot. It is located behind an existing neighborhood shopping center
anchored by a Whole Foods grocery store. The property was reportedly purchased for
development with a mini-storage facility but was not approved by city officials. The
property owner has reportedly filed an appeal of the city’s decision but no further action
has yet been taken and the site remains vacant.

Land Sales & Listings Summary Chart:
Comp No. 1 Comp No. 2 Comp No. 3 Comp No. 4

Location: 1800 E. Victory 3009 Skidaway 3111 Skidaway 2803 Limerick
Sale Date: 1/25/2013 7/24/2013 3/18/2015 3/28/2016
Land Area Ac 1.250 0.83 1.04 1.11
Land Area SF: 54,406 35,964 45,302 48,352
Sales Price: $742,000 $575,000 $449,300 $475,000
Price per Ac: $593,600 $696,463 $432,019 $427,927

Price per SF: $13.64 $15.99 $9.92 $9.82
The comparable sales and listings above indicate a range of adjusted unit sale prices from
$9.82/SF to $15.99/SF with an average of $12.34/SF. Comparable 1 is located at the
northeast corner of Victory Drive and Victory Manor Place in close proximity to the
subject. This sale represents an assemblage of small residential lots that were rezoned
and approved for commercial use in conjunction with an adjoining shopping center.
These lots front and have direct vehicular access Victory Manor Place. Comparable 2 is
a developed pad site within a recently redeveloped shopping center along Skidaway Road
and Victory Drive, east of the Truman Parkway. Comparable 3 is an assembled tract
located along Skidaway Road that was recently developed with a new Dollar General
store. Comparable 4 is another assemglage/redevelopment project also in close proximity
to the subject behind the existing Whole Foods grocery anchored shopping center.
Considering its size, location within an area of ongoing and planned commercial
redevelopment, recent approval for rezoning and commercial assemblage, and other
physical characteristics, it is our opinion that a reasonable unit value for the subject
would be within the indicated range, or around $10.00/SF. When applied to the subject’s
38,181 square feet of land area, this yields a total value for the subject of $381,810,
rounded to $382,000.
We attempted to include the current contract for the sale of the subject and adjoining
properties to be assembled; however, this information was not disclosed to us and is not
yet publicly recorded. We also considered the recent assemblage of the nearby Whole
Foods anchored shopping center. This sale is now over 5 years old now, however, and no
longer considered indicative of the market considering the transitional nature of the
subject neighborhood.

CERTIFICATION
I certify that to the best of my knowledge and belief:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions, and conclusion are limited only by the reported assumptions and
limiting conditions, and they are my personal, impartial, and unbiased professional analyses,
opinions, and conclusions.
3. I have no present or prospective interest in the property that is the subject of this report, and we
have no personal interest with respect to the parties involved.
4. I have no bias with respect to the property that is the subject of this report or to the parties involved
with this assignment.
5. My engagement in this assignment was not contingent upon developing or reporting predetermined
results.
6. My compensation for completing this assignment is not contingent upon the development or
reporting of a predetermined value or direction in value that favors the cause of the client, the
amount of the value opinion, the attainment of a stipulated result, or the occurrence of a
subsequent event directly related to the intended use of this appraisal.
7. My analyses, opinions, and conclusions were developed, and this report has been prepared, in
conformity with the Uniform Standards or Professional Appraisal Practice.
8. I have made a personal exterior inspection only of the property that is the subject of this report.
9. No one provided significant professional assistance to the person signing this report.
10. I have provided services, including appraisal services, related to this property within the last 3
years in May 2016.
11. That the use of this report is subject to the requirements of the Appraisal Institute relating to
review by its duly authorized representatives.
12. To the best of my knowledge and belief this report is in compliance with the Code of Professional
Ethics and Standards of Professional Practice of the Appraisal Institute.
13. I certify that the use of this report is subject to the requirements of the Appraisal Institute relating
to review by its duly authorized representatives. As of the date of this report, Brian F. Considine,
SRA, MAI, has completed the requirements of the continuing education program of the Appraisal
Institute.
14. My analyses, opinion and conclusions were developed and this report was prepared in conformity
with the Georgia Real Estate Appraiser Classification and Regulations and the Rules and
Regulations of the Georgia Real Estate Appraisers Board.
BRIAN F. CONSIDINE, SRA, MAI

Georgia Certified General Appraiser No. 1176
South Carolina Certified General Appraiser No. 3956

CERTIFICATION
I certify that to the best of my knowledge and belief:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions, and conclusion are limited only by the reported assumptions
and limiting conditions, and they are my personal, impartial, and unbiased professional analyses,
opinions, and conclusions.
3. I have no present or prospective interest in the property that is the subject of this report, and we
have no personal interest with respect to the parties involved.
4. I have no bias with respect to the property that is the subject of this report or to the parties
involved with this assignment.
5. My engagement in this assignment was not contingent upon developing or reporting

predetermined results.
6. My compensation for completing this assignment is not contingent upon the development or
reporting of a predetermined value or direction in value that favors the cause of the client, the
amount of the value opinion, the attainment of a stipulated result, or the occurrence of a
subsequent event directly related to the intended use of this appraisal.
7. My analyses, opinions, and conclusions were developed, and this report has been prepared, in
conformity with the Uniform Standards or Professional Appraisal Practice.
8. I have made a personal inspection of the property that is the subject of this report.
9. No one provided significant professional assistance to the person signing this report.
10. I have provided services, including appraisal services, related to this property within the last 3
years in May 2016.
11. That the use of this report is subject to the requirements of the Appraisal Institute relating to
review by it’s duly authorized representatives.
12. To the best of my knowledge and belief this report is in compliance with the Code of Professional
Ethics and Standards of Professional Practice of the Appraisal Institute.
13. I certify that the use of this report is subject to the requirements of the Appraisal Institute relating
to review by its duly authorized representatives. As of the date of this report, Brian F. Considine,
SRA, MAI, has completed the requirements of the continuing education program of the Appraisal
Institute.
14. My analyses, opinion and conclusions were developed and this report was prepared in conformity
with the Georgia Real Estate Appraiser Classification and Regulations and the Rules and
Regulations of the Georgia Real Estate Appraisers Board.
LISA SEAGRAVES WARD

Georgia Certified General Appraiser No. 248364
South Carolina Certified General Appraiser No. 7204

QUALIFICTIONS OF BRIAN F. CONSIDINE, SRA, MAI
Education:
Armstrong Atlantic State University graduated in 1974 Bachelor of Business
Administration with major in Finance.
Certification:
MAI, Member Appraisal Institute, Number 8847, 1991
SRPA, Senior Real Property Appraiser, Society of Real Estate Appraisers, 1989
SRA, Senior Residential Appraiser, Society of Real Estate Appraisers, 1984
Georgia General Certified Appraiser No. 001176
President, Savannah Area Chapter of the Appraisal Institute, 2000
National Board of Directors, Appraisal Institute (1991 to 1993)
Vice Governor, District 12, Society of Real Estate Appraisers (1986 to 1989)
President, Savannah Chapter 182, Society of Real Estate Appraisers (1984 to1986)
Instructed Extension Course 101 and 102, Society of Real Estate Appraisers
Visiting Instructor, Armstrong State College, Residential Appraisal Courses
Instructed Salesman and Broker's pre licensing course for GA Real Estate Commission.
Appraiser IV Certification, Georgia Department of Revenue, 1974
State of Georgia Real Estate Brokers License, #43554, 1975
State of Georgia Real Estate Salesman's License, 1972
Experience:
President, Considine & Company Appraisals
Chief Commercial Appraiser, Chatham County, 1974-1979
Real Estate Associate Broker since 1975
Real Estate Salesman since 1972
Qualified as Expert Witness in:

U.S. Congress, Subcommittee on Commerce, Consumer and Monetary Affairs of the
House Government Operations Committee, Superior Court, State Court, Federal Court,
Special Masters Hearings, and Bankruptcy Court
Courses:
101 Society of Real Estate Appraisers (residential course)
R-2 Society of Real Estate Appraisers (residential narrative appraisal)
I-B Institute of Real Estate Appraisers (income course)
Introduction to 101, Society of Real Estate Appraisers (residential course)
Introduction to 102, Society of Real Estate Appraisers (income course)
Leasehold Valuation, Society of Real Estate Appraisers (income course)
Course I, The Georgia Department of Revenue (income course)
Course II, The Georgia Department of Revenue (income course)
Income Property Valuation, The Georgia Department of Revenue
Basic Money Market and Economic Analysis
Course II, Institute of Real Estate Appraisers (income course)
Investment Feasibility Analysis (income course seminar)
Narrative Report Writing Seminar, Society of Real Estate Appraisers

Tax Considerations in Real Estate Transactions, Society of Real Estate Appraisers
Commercial Investment Course 101, Realtors National Marketing Institute
Application of Market Extractions, Society of Real Estate Appraisers
Course 202, Society of Real Estate Appraisers, 1990
Subdivision Analysis, Society of Real Estate Appraisers, 1990
Litigation Valuation, Appraisal Institute, 1993
Architecture Design & House Inspections, Appraisal Institute, 1994
Marshall Valuation Services Commercial & Residential, Appraisal Institute, 1995
Standards of Professional Practice A, B & C, Appraisal Institute, 1991, 1997, 1999
Appraising from Blueprints and Specifications, 1999
Appraising Nonconforming Uses, 1999
Clients:
County of ChathamBB&T
City of SavannahEastern Savings Bank
Georgia Department of TransportationNorfolk Southern Railroad
CSX RailroadRelocation Companies
Wachovia BankMortgage Companies
Bank of AmericaAttorneys and Accountants
SunTrust BankIndividuals
National Bank of CommerceFortune 500 Companies
Assignments:
Vacant LandApartments
Office BuildingsMarinas and Boatyards
Motels & HotelsCondemnations (with Damages)
Shopping CentersPartial Interest Valuations
Industrial BuildingsProperty Tax Analysis/Appeals
SubdivisionsConsultations

LISA SEAGRAVES WARD
Appraiser Qualifications
Education:
Armstrong Atlantic State University – May 2000
Bachelor of Science
Appraisal Related Courses:

*Real Estate Appraisal Principles;
*Basic Valuation Procedures;
*Basic Income Capitalization;
*Advanced Income Capitalization;
*Standards of Professional Practice, Part A, B, and C
*General Appraiser Report Writing & Case Studies
*Quantitative Analysis
*Advanced Concepts & Case Studies
Appraisal Related Seminars:

*Business Practices and Ethics
*What Commercial Clients Would Like Appraisers to Know
*New Technology for Real Estate Appraisers
*Valuing Commercial Green Buildings
*Analyzing Distressed Real Estate
*Residential Design and Functional Utility
*Appraising Manufactured Housing
*Guide to Conservation Easements
*Appraisal of Nursing Facilities
*Internet Search Strategies for Real Estate Appraisers
*Data Confirmation and Verification Methods
Professional Affiliations:
Certified General Appraiser, State Of Georgia #248364
Candidate for Designated Membership in the Appraisal Institute
Experience:
Independent Fee Commercial Real Estate Appraiser since 2003 to Present
Commercial Real Estate Appraiser since 2000
Assignments Include:
Shopping Centers Apartment Complexes
Restaurants Mixed Use Projects
Retail Buildings Limited Scope
Assignments Limited Scope Assignment
Rural Land Eminent Domain Appraisal
Residential Subdivisions Industrial Land
Office/Warehouses Convenience Stores
Apartment Complexes Gasoline Stations
Mixed Use Projects Hotels and Motels
Limited Scope Assignments Medical, Prof Offices

ADDENDA


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FINAL APPRAISAL REPORT OF

CONSIDINE & COMPANY

Ms. Karyn Jones Ph. 912-651-6524

CONSIDINE & COMPANY 2

THREE HUNDRED EIGHTY TWO THOUSAND DOLLARS

Brian F. Considine, MAI Lisa Seagraves Ward

CONSIDINE & COMPANY 3

LOCATION: The subject property is the 40-foot wide

IMPROVEMENTS: The subject property is essentially a vacant,

NEIGHBORHOOD: The subject is located on Savannah’s

OWNER OF RECORD: City of Savannah

ZONING: The subject is an unopened but public

HIGHEST & BEST USE: Commercial

DATE OF VALUATION: February 3, 2017

PROPERTY RIGHTS APPRAISED: Fee Simple Interest

HYPOTHETICAL CONDITIONS: None

EXTRAORDINARY ASSUMPTIONS: Assumed no environmental contamination

APPRAISAL STATEMENTS: This appraisal has been prepared based on

CONSIDINE & COMPANY 4

Present or future employment of the

The appraisers have completed all aspects of

ESTIMATED VALUE: $382,000

CONSIDINE & COMPANY 5

1. It is assumed that the legal description as obtained from public records or as

9. Unless otherwise noted herein, it is assumed that there are no encroachments,

CONSIDINE & COMPANY 6

14. See Specific Conditions and Assumptions in the Letter of Transmittal.

CONSIDINE & COMPANY 7

INTENDED USE OF THE APPRAISAL

As a part of this appraisal, a number of independent investigations and analyses were

• Area Neighborhood Analysis: A personal inspection of the neighborhood was

• Cost Approach: In the Cost Approach, market value is estimated by computing

CONSIDINE & COMPANY 8

MARKET VALUE DEFINED

• Buyer and seller are typically motivated;

• A reasonable time is allowed for exposure in the open market;

• Payment is made in terms of cash in U.S. dollars or in terms of financial

CONSIDINE & COMPANY 9

In USPAP, the Comment to Standards Rules 1-2(c) 2 states:

“When the purpose of an assignment is to develop an opinion of market value,

PROPERTY RIGHTS APPRAISED

CONSIDINE & COMPANY 10

NEIGHBORHOOD AND MARKETABILITY ANALYSIS

A neighborhood is generally defined as a group of complementary land uses. The subject

CONSIDINE & COMPANY 11

CONSIDINE & COMPANY 12

The purpose of the BC district according to the Savannah-Chatham Metropolitan

CONSIDINE & COMPANY 14

CONSIDINE & COMPANY 15

OTHER LEGAL CONSIDERATIONS

CONSIDINE & COMPANY 16

DESCRIPTION OF SITE AS VACANT

CONSIDINE & COMPANY 17

• What alternative use is legally permissible or reasonably possible?

• What alternative use is physically possible on the site?

CONSIDINE & COMPANY 20

METHOD OF VALUATION AND PROCEDURE

The Sales Comparison Approach is a direct comparison of known market transactions of

CONSIDINE & COMPANY 21

VALUATION OF LAND AS THOUGH VACANT

CONSIDINE & COMPANY 22

Description: 1800 E. Victory Drive, Savannah, GA

Tax PIN: 2-0078-10-03, 14, 15, 16, 17, 18, 19, 20

Land Area: 54,406 SF (1.25 Acre)