DOCSLIB.ORG

Appraisal of Market Value of the Synergy Property Holdings, Llc Property 465 Avenue of the Cities East Moline, Il 61244 (File #16-000540-01-01)

Total Page：16

File Type：pdf, Size：1020Kb

Download full-text PDF Read full-text
Appraisal of Market Value of the Synergy Property Holdings, Llc Property 465 Avenue of the Cities East Moline, Il 61244 (File #16-000540-01-01) APPRAISAL OF MARKET VALUE OF THE SYNERGY PROPERTY HOLDINGS, LLC PROPERTY 465 AVENUE OF THE CITIES EAST MOLINE, IL 61244 (FILE #16-000540-01-01) PREPARED FOR: HELEN GEE FIRST MIDWEST BANK 725 WAUKEGAN ROAD DEERFIELD, ILLINOIS 60015 PREPARED BY: JORDAN D. MAUS ROY R. FISHER 2028 EAST 38TH STREET - SUITE 1 DAVENPORT, IA 52807 7/14/2016 <10212> 1E August 9, 2016 Helen Gee First Midwest Bank 725 Waukegan Road Deerfield, Illinois 60015 [email protected] RE: Appraisal of Market Value of the Synergy Property Holdings, LLC property, 465 Avenue of the Cities, East Moline, IL (File #16- 000540-01-01). Ms. Gee: As requested, I have completed an appraisal of the above property. This Appraisal Report is intended to comply with the Uniform Standards of Professional Appraisal Practice (USPAP), FIRREA, and the requirements of First Midwest Bank. The report explains and supports my opinion of value of the subject. It was prepared after an inspection of the property and its neighborhood, and an analysis of sales and income data, as well as other factors deemed pertinent. The level of research and analysis is outlined in the scope of work section of this report. This report is copyrighted. The information in the report, including comparable sales and lease data, cannot be given to parties not identified in the letter of transmittal without the written permission of the appraiser. The As Stabilized prospective market value is subject to the Extraordinary Assumption that the vacant suites will lease up as projected herein. The use of this Extraordinary Assumption may have affected the assignment results. As a result of our investigation, and based upon the analysis of the following data, it is our opinion that the “As Is” Market Value of the Leased Fee Interest in the subject property, as of July 21, 2016, and the “As Stabilized” prospective Market Value, as of August 1, 2019, are: “AS IS” “AS STABILIZED” $1,550,000 $1,900,000 Jordan D. Maus Certified General Real Property Appraiser Illinois #553.002285 TABLE OF CONTENTS Letter of Transmittal Table of Contents SUBJECT PHOTOGRAPHS ............................................................................. 4 STATEMENT OF APPRAISAL PROBLEM ................................................. 12 SALIENT FACTS SUMMARY........................................................................ 15 REGIONAL AND CITY DATA ....................................................................... 17 NEIGHBORHOOD DATA ............................................................................... 30 SITE ANALYSIS ............................................................................................... 33 DESCRIPTION OF IMPROVEMENTS ......................................................... 34 MARKET OVERVIEW .................................................................................... 36 HIGHEST AND BEST USE ANALYSIS ........................................................ 37 COST APPROACH TO VALUE ..................................................................... 39 SALES COMPARISON APPROACH TO VALUE ....................................... 40 INCOME APPROACH TO VALUE ............................................................... 51 CORRELATION AND VALUE ESTIMATE................................................. 58 CERTIFICATION ............................................................................................. 59 CONTINGENT AND LIMITING CONDITIONS ......................................... 60 Addenda SUBJECT PHOTOGRAPHS Looking northeast at the subject Looking southeast at the subject Looking northwest at the subject Page | 4 © 2016 Roy R Fisher SUBJECT PHOTOGRAPHS Looking southwest at the subject An interior view of Suite A (Vacant) An interior view of Suite A (Vacant) Page | 5 © 2016 Roy R Fisher SUBJECT PHOTOGRAPHS An interior view of Suite A (Vacant) An interior view of Suite B (Vacant) An interior view of Suite B (Vacant) Page | 6 © 2016 Roy R Fisher SUBJECT PHOTOGRAPHS An interior view of Suite C (Orion Health) An interior view of Suite C (Orion Health) An interior view of Suite D (Vacant) Page | 7 © 2016 Roy R Fisher SUBJECT PHOTOGRAPHS An interior view of Suite D (Vacant) An interior view of Suite D (Vacant) An interior view of Suite E (Veterans Health Administration) Page | 8 © 2016 Roy R Fisher SUBJECT PHOTOGRAPHS An interior view of Suite E (Veterans Health Administration) An interior view of Suite E (Veterans Health Administration) Looking north along the shared drive Page | 9 © 2016 Roy R Fisher SUBJECT PHOTOGRAPHS Looking west along Avenue of the Cities Looking east along Avenue of the Cities Page | 10 © 2016 Roy R Fisher AERIAL PHOTO Page | 11 © 2016 Roy R Fisher STATEMENT OF APPRAISAL PROBLEM PURPOSE, INTENDED USER, AND INTENDED USE: The purpose of this appraisal is to estimate the “As Is” and “As Stabilized” Market Values of the Leased Fee Interest in the Synergy Property Holdings, LLC property, 465 Avenue of the Cities, East Moline, IL. The intended user is First Midwest Bank and/or affiliates. The intended use is for loan underwriting and/or credit decisions by First Midwest Bank or participants. DEFINITIONS: Market Value is defined by The Appraisal Foundation in its Uniform Standards of Professional Appraisal Practice, published by the Appraisal Institute (2016-2017 Edition, p. 3) as, “a type of value, stated as an opinion, that presumes the transfer of a property (i.e., a right of ownership or a bundle of such rights), as of a certain date, under specific conditions set forth in the definition of the term identified by the appraiser as applicable in an appraisal.” Market Value is defined in 12 CFR 34.42 of FIRREA 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 he considers his 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.” Leased Fee Interest is defined in The Dictionary of Real Estate Appraisal, published by the Appraisal Institute (6th Edition, 2015, p. 128) as, “the ownership interest held by the lessor, which includes the right to receive the contract rent specified in the lease plus the reversionary right when the lease expires.” Extraordinary Assumption is defined by The Appraisal Foundation, in its Uniform Standards of Professional Appraisal Practice, (2016-2017 Edition, p. 3) as, “an assumption, directly related to a specific assignment, as of the effective date of the assignment results, which, if found to be false, could alter the appraiser’s opinions or conclusions.” The As Stabilized prospective market value is subject to the Extraordinary Assumption that the vacant suites will lease up as projected herein. The use of this Extraordinary Assumption may have affected the assignment results. Page | 12 © 2016 Roy R Fisher STATEMENT OF THE APPRAISAL PROBLEM OVERVIEW OF THE PROPERTY: The subject is along the north side of an Avenue of the Cities frontage road, west of 7th Street. It consists of a 127,630± sq.ft. (2.93± acre) land parcel improved with a 23,484± sq.ft., one-story, multi-tenant office building constructed in 1999. The building contains five units, of which two are leased and three are vacant. Rentable area is estimated at 21,451 sq.ft., with current vacancy at 65%. SCOPE OF THE APPRAISAL: In preparing this appraisal, the appraiser: 1. Inspected the site, as well as the interior and exterior of the building; 2. Researched public records to determine ownership and other pertinent information; 3. Reviewed the leases and historical income and expense information; 4. Developed an opinion of Highest and Best Use; 5. Identified and investigated appropriate sales and income data; 6. Developed the Sales Comparison and Income Approaches to Value; and 7. Reconciled the various findings into a final estimate of Market Value. Although applicable, the Cost Approach was not developed. Estimates for replacement cost new, physical depreciation, and functional and external obsolescence are highly subjective, and limit the reliability of the approach. It also typically reflects the Fee Simple interest and does not take into account the leases. Therefore, it was not developed. The Sales Comparison and Income Approaches are both applicable to the subject and were fully developed. Market data used in the report was independently researched by the appraiser or is from the appraiser’s files. The comparables used in the report were researched, inspected, and confirmed by the appraiser. The property is being appraised exclusive of any fixtures, equipment, inventory, or personal property. No consideration has been given to any business value. The report is presented in a summary format. All of the data necessary to understand the analysis is included in the report or referenced in the Addenda of the report. DATE OF APPRAISAL: Jordan D. Maus inspected the interior and exterior
Load more

Recommended publications
  • West Virginia Service Locations
    West Virginia | Service Location Report 2020 YEAR IN REVIEW AmeriCorps City Service Locations Project Name Program Type Completed* Current Sponsor Organization Participants Participants Accoville BUFFALO ELEMENTARY Energy Express AmeriCorps AmeriCorps State 3 - SCHOOL West Virginia University Research Corp Addison (Webster Catholic Charities Weston LifeBridge AmeriCorps AmeriCorps State 1 - Springs) Region - Webster United Way of Central West Virginia Addison (Webster Webster County Energy Express AmeriCorps AmeriCorps State 6 - Springs) West Virginia University Research Corp Addison (Webster WEBSTER SPRINGS Energy Express AmeriCorps AmeriCorps State 3 - Springs) ELEMENTARY SCHOOL West Virginia University Research Corp Bartow Wildlife Intern - Greenbrier Monongahela National Forest AmeriCorps National - 1 Mt. Adams Institute Basye Hardy County Convention and WV Community Development Hub AmeriCorps VISTA 1 - Visitors' Bureau WV Community Development Hub Bath (Berkeley Springs) Morgan County Starting Points West Virginia's Promise AmeriCorps VISTA 8 - WV Commission for National and Community Service Bath (Berkeley Springs) Wind Dance Farm & Earth West Virginia's Promise AmeriCorps VISTA 4 1 Education Center WV Commission for National and Community Service Beaver New River Community & AmeriCorps on the Frontline of School Success AmeriCorps State 1 1 Technical College The Education Alliance Beckley Active Southern West Virginia National Coal Heritage Area Authority AmeriCorps VISTA 1 1 National Coal Heritage Area Authority Beckley BECKLEY
    [Show full text]
  • Passenger Rail System
    Minnesota Comprehensive Statewide Freight and Passenger Rail Plan Passenger Rail System draft technical memorandum 3 prepared for Minnesota Department of Transportation prepared by Cambridge Systematics, Inc. with Kimley-Horn and Associates, Inc. TKDA, Inc. July 17, 2009 www.camsys.com technical memorandum 3 Minnesota Comprehensive Statewide Freight and Passenger Rail Plan Passenger Rail System prepared for Minnesota Department of Transportation prepared by Cambridge Systematics, Inc. 100 CambridgePark Drive, Suite 400 Cambridge, Massachusetts 02140 July 17, 2009 Minnesota Comprehensive Statewide Freight and Passenger Rail Plan Passenger Rail System Technical Memorandum Table of Contents Executive Summary .............................................................................................................. ES-1 1.0 Objective ........................................................................................................................ 1-1 2.0 Methodology ................................................................................................................. 2-1 3.0 Overview of Findings .................................................................................................. 3-1 4.0 Operating and Capacity Conditions and Existing Ridership Forecasts for Potential Passenger Rail Corridors ........................................................................... 4-1 4.1 CP: Rochester-Winona......................................................................................... 4-1 4.2 CP: St. Paul-Red
    [Show full text]
  • State City Shopping Center Address
    State City Shopping Center Address AK ANCHORAGE 5TH AVENUE MALL SUR 406 W 5TH AVE AL FULTONDALE PROMENADE FULTONDALE 3363 LOWERY PKWY AL HOOVER RIVERCHASE GALLERIA 2300 RIVERCHASE GALLERIA AL MOBILE BEL AIR MALL 3400 BELL AIR MALL AR FAYETTEVILLE NW ARKANSAS MALL 4201 N SHILOH DR AR FORT SMITH CENTRAL MALL 5111 ROGERS AVE AR JONESBORO MALL @ TURTLE CREEK 3000 E HIGHLAND DR STE 516 AR LITTLE ROCK SHACKLEFORD CROSSING 2600 S SHACKLEFORD RD AR NORTH LITTLE ROCK MC CAIN SHOPG CNTR 3929 MCCAIN BLVD STE 500 AR ROGERS PINNACLE HLLS PROMDE 2202 BELLVIEW RD AZ CHANDLER MILL CROSSING 2180 S GILBERT RD AZ FLAGSTAFF FLAGSTAFF MALL 4600 N US HWY 89 AZ GLENDALE ARROWHEAD TOWNE CTR 7750 W ARROWHEAD TOWNE CENTER AZ GOODYEAR PALM VALLEY CORNERST 13333 W MCDOWELL RD AZ LAKE HAVASU CITY SHOPS @ LAKE HAVASU 5651 HWY 95 N AZ MESA SUPERST'N SPRINGS ML 6525 E SOUTHERN AVE AZ NOGALES MARIPOSA WEST PLAZA 220 W MARIPOSA RD AZ PHOENIX AHWATUKEE FOOTHILLS 5050 E RAY RD AZ PHOENIX CHRISTOWN SPECTRUM 1727 W BETHANY HOME RD AZ PHOENIX PARADISE VALLEY MALL 4510 E CACTUS RD AZ TEMPE TEMPE MARKETPLACE 1900 E RIO SALADO PKWY STE 140 AZ TUCSON EL CON SHPG CNTR 3501 E BROADWAY AZ TUCSON TUCSON MALL 4530 N ORACLE RD AZ TUCSON TUCSON SPECTRUM 5265 S CALLE SANTA CRUZ AZ YUMA YUMA PALMS S C 1375 S YUMA PALMS PKWY CA ANTIOCH ORCHARD @SLATTEN RCH 4951 SLATTEN RANCH RD CA ARCADIA WESTFLD SANTA ANITA 400 S BALDWIN AVE CA BAKERSFIELD VALLEY PLAZA 2501 MING AVE CA BREA BREA MALL 400 BREA MALL CA CARLSBAD PLAZA CAMINO REAL 2555 EL CAMINO REAL CA CARSON SOUTHBAY PAV @CARSON 20700 AVALON
    [Show full text]
  • Store # State City Mall/Shopping Center Name Address Date 2918
    Store # State City Mall/Shopping Center Name Address Date 2918 AL ALABASTER COLONIAL PROMENADE 340 S COLONIAL DR Coming Soon in September 2016! 2218 AL HOOVER RIVERCHASE GALLERIA 2300 RIVERCHASE GALLERIA Coming Soon in September 2016! 2131 AL HUNTSVILLE MADISON SQUARE 5901 UNIVERSITY DR Coming Soon in September 2016! 219 AL MOBILE BEL AIR MALL MOBILE, AL 36606-3411 Coming Soon in September 2016! 2840 AL MONTGOMERY EASTDALE MALL MONTGOMERY, AL 36117-2154 Coming Soon in September 2016! 2956 AL PRATTVILLE HIGH POINT TOWN CENTER PRATTVILLE, AL 36066-6542 Coming Soon in September 2016! 2875 AL SPANISH FORT SPANISH FORT TOWN CENTER 22500 TOWN CENTER AVE Coming Soon in September 2016! 2869 AL TRUSSVILLE TUTWILER FARM 5060 PINNACLE SQ Coming Soon in September 2016! 2709 AR FAYETTEVILLE NW ARKANSAS MALL 4201 N SHILOH DR Coming Soon in September 2016! 1961 AR FORT SMITH CENTRAL MALL 5111 ROGERS AVE Coming Soon in September 2016! 2914 AR LITTLE ROCK SHACKLEFORD CROSSING 2600 S SHACKLEFORD RD Coming Soon in July 2016! 663 AR NORTH LITTLE ROCK MC CAIN SHOPPING CENTER 3929 MCCAIN BLVD STE 500 Coming Soon in July 2016! 2879 AR ROGERS PINNACLE HLLS PROMDE 2202 BELLVIEW RD Coming Soon in September 2016! 2936 AZ CASA GRANDE PROMNDE AT CASA GRANDE 1041 N PROMENADE PKWY Coming Soon in September 2016! 157 AZ CHANDLER MILL CROSSING 2180 S GILBERT RD Coming Soon in September 2016! 251 AZ GLENDALE ARROWHEAD TOWNE CENTER 7750 W ARROWHEAD TOWNE CENTER Coming Soon in September 2016! 2842 AZ GOODYEAR PALM VALLEY CORNERST 13333 W MCDOWELL RD Coming Soon in September
    [Show full text]
  • A Framework for Action: the State Regional Economic Development Strategy Partnership
    A Framework for Action: The State Regional Economic Development Strategy Partnership January 28, 2009 Reform Results Executive Office of Housing & Economic Development COMMONWEALTH OF MASSACHUSETTS Deval Patrick Tim Murray Daniel O'Connell Governor Lt. Governor Secretary Introduction Acknowledgements The Executive Office of Housing and Economic Development (EOHED) was tasked by the Governor with development of A Framework for Action. The preparation of the report was led by Eric Nakajima, Senior Policy Advisor at EOHED, under the direction of Secretary Daniel O’Connell and Assistant Secretary for Policy and Planning Stan McGee. The project team included Project Manager Robb Smith and Policy Analysts Jeff Fugate, Bruce McAmis, and Sheila Kamunyori. In EOHED, Diana Salemy, Ted Carr and Susan Saia were particularly helpful in support of this project. The University of Massachusetts Donahue Institute provided maps and data for the project. The project team would like to particularly acknowledge UMass Donahue Institute staff Michael Goodman, John Gaviglio, Rebecca Loveland, Katera Como, Raija Vaisanen, William Proulx, and Kate Modzelewski. A Framework for Action could not have been developed without the support and expertise of the John Adams Innovation Institute of the Massachusetts Technology Collaborative. A financial investment by the John Adams Innovation Institute supported the project; Secretary Daniel O’Connell would like to particularly thank Pat Larkin for his enthusiasm and good counsel. In addition, EOHED thanks Bob Kispert, Bill Ennen and Carlos Martinez-Vela. A Framework for Action is the product of an extensive review of plans and analyses prepared by public agencies and academic and private institutes along with interviews and meetings with municipal officials and staff, regional planning agencies, economic development experts, and business and academic leaders from throughout Massachusetts.
    [Show full text]
  • • Natural Wonders • Urban Scenes • Stately Homes • Fabulous Fairs and Festivals Amtrak Puts Them All Within Easy Reach 2 3
    Amtrak Goes Green • New York State’s Top “Green Destinations” Your Amtrak® travel guide to 35 destinations from New York City to Canada New York By Rail® • Natural wonders • Urban scenes • Stately homes • Fabulous fairs and festivals Amtrak puts them all within easy reach 2 3 20 | New York by Rail Amtrak.com • 1-800-USA-RAIL Contents 2010 KEY New york TO sTATiON SERViCES: ® m Staffed Station by Rail /m Unstaffed Station B Help with baggage Published by g Checked baggage Service e Enclosed waiting area G Sheltered platform c Restrooms a Payphones f Paid short term parking i Free short term parking 2656 South Road, Poughkeepsie, New York 12601 ■ L Free long term parking 845-462-1209 • 800-479-8230 L Paid long term parking FAX: 845-462-2786 and R Vending 12 Greyledge Drive PHOTO BY GREG KLINGLER Loudonville, New York 12211 T Restaurant / snack bar 518-598-1430 • FAX: 518-598-1431 3 Welcome from Amtrak’s President 47 Saratoga Springs QT Quik-Trak SM ticket machine PUBLISHeRS 4 A Letter from the NYS 50 Central Vermont $ ATM Thomas Martinelli Department of Transportation and Gilbert Slocum 51 Mohawk River Valley [email protected] 5 A Letter from our Publisher Schenectady, Amsterdam, Utica, Rome eDIToR/Art DIRectoR 6 Readers Write & Call for Photos Alex Silberman 53 Syracuse [email protected] 7 Amtrak®: The Green Initiative Advertising DIRectoR 55 Rochester Joseph Gisburne 9 Amtrak® Discounts & Rewards 800-479-8230 56 Buffalo [email protected] 11 New York City 57 Niagara Falls, NY 27 Hudson River Valley AD AND PRoMoTIoN
    [Show full text]
  • The Daily Egyptian, June 22, 1984
    Southern Illinois University Carbondale OpenSIUC June 1984 Daily Egyptian 1984 6-22-1984 The aiD ly Egyptian, June 22, 1984 Daily Egyptian Staff Follow this and additional works at: https://opensiuc.lib.siu.edu/de_June1984 Volume 69, Issue 162 Recommended Citation , . "The aiD ly Egyptian, June 22, 1984." (Jun 1984). This Article is brought to you for free and open access by the Daily Egyptian 1984 at OpenSIUC. It has been accepted for inclusion in June 1984 by an authorized administrator of OpenSIUC. For more information, please contact [email protected]. High fares blamed for Amtrak woes Hy Phil Milano conservative and "heavily establishing the River Cities !>ecause it would link it to the comparisons did not reake Staff Writer oriented toward high fares," line was to provide tran­ "City of New Orleans" line, Capon said. sense, and that he was "com­ sportation for 7.9 million people which runs from Chicago to New paring apples to oranges." Amtrak ridership on the new But Debbie Marciniak. from St. Louis and connections 'Orleans. However, only 40 "River Cities" route linking spokeswoman for Amtrak, said farther west to the fair, which additional passengers have See FARES. Page 2 Carbondale to St. Louis has not the low ridership was caused by began May H. used the line per day since it been up to expectations since it a lack of public aW~1reness of the "We are expecting a profit began service. began operation on April 29, and new line. She also said low at­ A trip from Carbondale to i:oss Capon, executive director tendance at the 1984 World's ~~tm i~e !ID1i~~ltth~ofi~~l:a~ Kirkwood, Mo., <133 miles) on of the National Association of Fair in New Orl.:ans was a judgment based on the limited the line costs 19.6 cents per mile, Railr&ad Passengers, attributes factor.
    [Show full text]
  • The Ohio River in an American Borderland, 1800-1850
    ABSTRACT ONE RIVER, ONE NATION: THE OHIO RIVER IN AN AMERICAN BORDERLAND, 1800-1850 by Zachary Morgan Bennett This thesis examines regional identity on the Ohio River, particularly in Cincinnati and Louisville, during the antebellum period. Connected by one of the most important transportation networks in the United States, cities along the Ohio River transcended the laws and cultural practices of their respective states to form a coherent “Western” regional identity. This thesis challenges the myth that people saw the Ohio River primarily as a border between slave and free states. Traffic along the Ohio River made the economic and social institutions of the towns on either bank similar, blurring the distinctions between slavery and free labor in the process. This riverine community saw themselves as Westerners more than members of the North or South. Experiences in this corner of the United States demonstrate that Americans, regardless of their state affiliation, were more than willing to profit from slavery if given the opportunity. ONE RIVER, ONE NATION: THE OHIO RIVER IN AN AMERICAN BORDERLAND, 1800-1850 A Thesis Submitted to the Faculty of Miami University in partial fulfillment of the requirements for the degree of Master of Arts Department of History by Zachary Morgan Bennett Miami University Oxford, Ohio 2013 Advisor Andrew R.L. Cayton Reader Amanda Kay McVety Reader Tatiana Seijas TABLE OF CONTENTS INTRODUCTION .....................................................................................................................
    [Show full text]
  • Marine Highway Projects Description
    MARINE HIGHWAY PROJECTS DESCRIPTION American Samoa Inter-Island Waterways Services Applicant: Pago Pago, Port of ............................................................................................................................................................ 4 Baton Rouge – New Orleans Shuttle Service Applicant: New Orleans, Port of ........................................................................................................................................................ 5 Bridgeport to Jefferson Port Ferry Service Applicant: Connecticut Port Authority ............................................................................................................................................... 6 Cape May – Lewes Ferry Applicant: Delaware River and Bay Authority .................................................................................................................................... 7 Chambers County – Houston Container on Barge Expansion Service Applicant: Chambers County ............................................................................................................................................................. 8 Cross Gulf Container Expansion Project Applicant: Brownsville, Port and Manatee, Port ................................................................................................................................ 9 Cross Sound Ferry Enhancement Project Applicant: I-95 Corridor Coalition ...................................................................................................................................................
    [Show full text]
  • River Cities VISITOR & RELOCATION GUIDE
    DINING REAL ESTATE RECREATION EDUCATION DEVELOPMENT HEALTH Relocating to the River Cities VISITOR & RELOCATION GUIDE Bullhead City | Laughlin | Fort Mohave | Mohave Valley | Needles Relocating to the EXPERIENCE River Cities AWARD-WINNING EXCITEMENT! Best Casino PLAY – Casino Player Magazine Best Hotel Best Overall Gaming Resort STAY – Casino Player Magazine Best Overall Dining DINE – Casino Player Magazine CALL TODAY TO MAKE YOUR RESERVATION AND WE’LL WELCOME YOU TO THE RIVER 800.950.7700 GOLDENNUGGET.COM Relocating to the River Cities VISITOR & RELOCATION GUIDE CONTENTS DINING 4 REAL ESTATE 8 RECREATION 12 EDUCATION 22 DEVELOPMENT 28 HEALTH 32 Relocating to the River Cities VISITOR & RELOCATION GUIDE Relocating to the River Cities LARRY KENDRICK General Manager | WELLS ANDREWS Sales/Circulation Director BILL MCMILLEN Editorial | ERIC FRAKES Operations Manager | JASON LORD Layout & Design ADVERTISING: Jody Bristyan, CAREY FEARING, JAMIE MCCORKLE, NANCY Novak, LU WEISS PRODUCTION: BEN KANE Prepress Manager, MICHAEL KENITZER Relocating to the River Cities is published and distributed annually. The Bullhead Area Chamber of Commerce contributed to this magazine and will make the guide available online and at their local office. Call the chamber at (928) 754-4121 to request by mail. Although every attempt is to be as accurate as possible, News West Publishing is not responsible for any errors, misprints, omissions, or accuracy of the stories in this publication. ©2019 News West Publishing, Inc News West Publishing | 2435 Miracle Mile, P.O. Box 21209, Bullhead City, AZ 86442 | 928.763.2505 | www.MohaveDailyNews.com 3 DINING The River Cities are home to a wide variety of fantastic restaurants suited for any taste.
    [Show full text]
  • GGP Evolving 2007 Annual Report
    ORT P 7 ANNUAL RE 7 ANNUAL 200 GENERAL GROWTH PROPERTIES | 2007 ANNUAL REPORT ggp.com | 960-5000 ) 312 110 North Wacker Drive, Chicago, Illinois 60606 North Wacker 110 ( ggp | evolving The people of General Growth Properties create and operate some of the most exciting, vibrant and entertaining shopping centers and planned communities in the world. But our passion is to think bigger —beyond the structures and lift | company profi le property we own—to the environment we share lift | fi nancial highlights and the communities we serve. In that spirit, GGP 1 | shareholders’ letter continuously fi nds situations where sustainability is 17 | retail portfolio as good for our business as it is for the environment. following portfolio | form 10-K Staying true to our vision and values, using honest directors/offi cers evaluations and the powerful multiplier of teamwork, corporate information GGP strives to evolve every area of our business. Bridgeland Houston, Texas company profi le General Growth Properties, Inc. is one of the largest U.S.- based publicly traded real estate investment trusts (REIT) based upon market capitalization. Best known for its ownership or management of more than 200 shopping malls in 45 states, we are also a leading developer of master planned communities and mixed-use properties. We have ownership interests in master planned communities in Texas, Maryland and Nevada and in smaller mixed-use projects under development in additional locations. Our shopping center portfolio totals FINANCIAL HIGHLIGHTS dollars in thousands, except per share amounts approximately 200 million square feet of retail space accommodating more than % Change 2007 24,000 retail stores nationwide.
    [Show full text]
  • Urban River Swimming: Six American Initiatives
    CHARLES RIVER CONSERVANCY SWIM PARK PROJECT Urban River Swimming: Six American Initiatives Gürcan | Marzan | Mittleman | Situ Executive Summary or centuries, cities have looked to their rivers as means of transportation, sourc- es of power, and wellsprings of commerce. During the Industrial Revolution, Fcities across the globe sought to harness the power of their urban rivers to fuel budding industrial operations and to generate rapid economic growth; but this growth came at a steep price. Severe pollution and freshwater contamination became the trade- marks of industry, and many rivers throughout the United States and abroad became so polluted that they were considered public health hazards. Recent urban planning movements in cities around the world have sought to reclaim these once polluted rivers. In Boston, the once severely polluted Charles River is now clean after decades of restoration work, and the Charles River Conservancy is leading the effort to help citizens reengage with the river through the establishment of a riverfront swim park. In January 2017, the Charles River Conservancy contracted a team of graduate students from Tufts University’s Urban and Environmental Policy and Planning program to con- duct a comparative analysis of river swimming efforts taking shape across the country. The goal of this analysis was to inform the design and programming of the Conservancy’s planned riverfront Swim Park at North Point Park in Cambridge. Through web-based re- search and key-informant interviews, this research aims to explore the diverse approaches and challenges faced by six US cities that are attempting to establish river swimming proj- ects. By conducting a comparative analysis of these efforts, this report highlights national best practices and provides recommendations specifc to the Charles River Conservancy’s Swim Park Project.
    [Show full text]