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<br />SUMMARY OF SALIENT FACTS AND CONCLUSIONS <br /> <br />Type Report <br /> <br />Complete <br /> <br />Report Format <br /> <br />Self-Contained <br /> <br />Purpose of Appraisal <br /> <br />Market Val ue <br /> <br />Property Rights Appraised <br /> <br />Fee Simple <br /> <br />Location <br /> <br />19505 Collins Avenue <br />Sunny Isles Beach, Florida <br /> <br />Legal Description <br /> <br />Lots 1,2 and 3, REPLAT OF BLOCK 1 <br />OF VENICETTA BEACH, according to <br />the plat thereof, as recorded in Plat <br />Book 44, Page 4, of the Public Records <br />of Miami-Dade County, Florida. <br /> <br />Land Size <br /> <br />49,830 Square Feetll.14 Acres <br /> <br />Zoning <br /> <br />MU-R, Mixed Use Resort by the City of <br />Sunny Isles Beach <br /> <br />Highest and Best Use <br /> <br />Multi-family residential usage <br /> <br />Estimated Land Value <br /> <br />$15,000,000 <br /> <br />Final Estimate of Value <br /> <br />$15,000,000 <br /> <br />Date of Value Estimate <br /> <br />October 18, 2005 <br /> <br />Dates of Inspection <br /> <br />October 18, 2005 <br /> <br />Date of Report <br /> <br />October 21, 2005 <br /> <br />Remarks <br /> <br />The site is currently vacant. The owner <br />intends to construct a 42-story <br />condominium building to contain 40 <br />units. <br /> <br />QUINLIVAN APPRAISAL <br /> <br />3 <br />