Integra Realty Resources Jackson Appraisal of Real Property Pawn Shop and Medical Office Retail / Office Property 1976 Mississippi Highway 43 Canton, Madison County, Mississippi 39046 Client Reference: Big Daddy's Pawn Shop Prepared For: Effective Date of the Appraisal: September 17, 2019 Report Format: Appraisal Report IRR - Jackson File Number: 176-2019-0603 Pawn Shop and Medical Office 1976 Mississippi Highway 43 Canton, Mississippi Integra Realty Resources 617 Renaissance Way T 601.714.1665 Jackson Suite 100 F 601.500.5314 Ridgeland, MS 39157 www.irr.com September 24, 2019 Madison County Board of Supervisors County Administrator 125 West North Street Canton, MS 39046 SUBJECT: Market Value Appraisal Pawn Shop and Medical Office 1976 Mississippi Highway 43 Canton, Madison County, Mississippi 39046 Client Reference: Big Daddy's Pawn Shop IRR - Jackson File No. 176-2019-0603 Dear Mr. Vance: Integra Realty Resources – Jackson is pleased to submit the accompanying appraisal of the referenced property. The purpose of the appraisal is to develop an opinion of the market value of the fee simple interest in the property. The client for the assignment is , and the intended use is for property acquisition purposes. The subject is an existing mixed use retail and office property containing 14,000 square feet of gross leasable area. The improvements were constructed in 1999 with 60% of the subject (Big Daddy's Pawn Shop) being owner-occupied and 40% (Fresenius Medical Clinic) being leased on a month to month basis as of the effective appraisal date. The subject is not under contract to sell, nor is it presently listed; however, there has been initial discussions between the property owner and the client regarding the potential purchase of the subject. As it stands, the property will remain occupied by the owner and current tenant until a transaction is finalized. The site area is 1.51 acres or 65,708 square feet. The 2018 real estate taxes have not been paid. We have not been able to determine the amount owed for 2018. We have confirmed with the Tax Collector and the Chancery Clerk that the subject was recently sold for taxes and the paperwork is transitioning from the Tax Collector to the Chancery Clerk. It should be noted that the subject property was sold Madison County Board of Supervisors September 24, 2019 Page 2 for taxes in 2016 and 2017 but has been redeemed (on 1/30/2019 and 7/30/2019, respectively). The redemption amount, including penalties, interest, and fees for 2016 was $10,393.18. The redemption amount, including penalties, interest, and fees for 2017 was $20,042.69. The appraisal is intended to conform with the Uniform Standards of Professional Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, applicable state appraisal regulations, and the appraisal guidelines of . To report the assignment results, we use the Appraisal Report option of Standards Rule 2- 2(a) of USPAP. As USPAP gives appraisers the flexibility to vary the level of information in an Appraisal Report depending on the intended use and intended users of the appraisal, we adhere to the Integra Realty Resources internal standards for an Appraisal Report. This format summarizes the information analyzed, the appraisal methods employed, and the reasoning that supports the analyses, opinions, and conclusions. Based on the valuation analysis in the accompanying report, and subject to the definitions, assumptions, and limiting conditions expressed in the report, our opinion of value is as follows: Value Conclusion Appraisal Premise Interest Appraised Date of Value Value Conclusion Market Value Fee Simple September 17, 2019 $730,000 Summary of Value Indications Cost Approach Not Used Sales Comparison Approach $730,000 Income Capitalization Approach $700,000 Reconciled $730,000 Extraordinary Assumptions and Hypothetical Conditions The value conclusions are subject to the following extraordinary assumptions that may affect the assignment results. An extraordinary assumption is uncertain information accepted as fact. If the assumption is found to be false as of the effective date of the appraisal, we reserve the right to modify our value conclusions. 1. None. The value conclusions are based on the following hypothetical conditions that may affect the assignment results. A hypothetical condition is a condition contrary to known fact on the effective date of the appraisal but is supposed for the purpose of analysis. 1. None. Madison County Board of Supervisors September 24, 2019 Page 3 If you have any questions or comments, please contact the undersigned. Thank you for the opportunity to be of service. Respectfully submitted, Integra Realty Resources - Jackson James O. Turner II, MAI P. Caleb Koonce, J.D. Certified General Real Estate Appraiser Appraisal Intern Mississippi Certificate # GA-854 Mississippi Certificate # AI-682 Telephone: 601-714-1665, ext. 55 Telephone: 601-714-1665 Email: [email protected] Email: [email protected] Table of Contents Summary of Salient Facts and Conclusions 1 Reconciliation and Conclusion of Value 84 Final Opinion of Value 84 Quality Assurance 2 Exposure Time 85 General Information 3 Marketing Time 85 Identification of Subject 3 Certification 86 Sale History 3 Pending Transactions 4 Assumptions and Limiting Conditions 88 Purpose of the Appraisal 4 Addenda Definition of Market Value 4 A. Appraiser Qualifications Definition of As Is Market Value 4 B. Definitions Definition of Property Rights Appraised 5 C. Financials and Property Information Intended Use and User 5 D. Comparable Data Applicable Requirements 5 Improved Sales Report Format 5 Lease Comparables Prior Services 5 Scope of Work 5 Economic Analysis 8 Madison County Area Analysis 8 Surrounding Area Analysis 16 Commercial Real Estate Analysis 19 Retail Market Analysis - Nationwide 30 Retail Market Analysis – Local Area 34 Retail Market Analysis 36 Property Analysis 40 Land Description and Analysis 40 Improvements Description and Analysis 46 Real Estate Taxes 56 Highest and Best Use 57 Valuation 59 Valuation Methodology 59 Sales Comparison Approach 60 Adjustment Factors 64 Analysis and Adjustment of Sales 65 Value Indication 67 Income Capitalization Approach 68 Market Rent Analysis 68 Stabilized Income and Expenses 75 Capitalization Rate Selection 79 Direct Capitalization Analysis 83 Pawn Shop and Medical Office Summary of Salient Facts and Conclusions 1 Summary of Salient Facts and Conclusions Property Name Pawn Shop and Medical Office Address 1976 Mississippi Highway 43 Canton, Madison County, Mississippi 39046 Property Type Retail / Office - Street / Highway Retail Owner of Record JCD Partnership II, L.P. Tax ID 093D-20A-030/00.00 Land Area 1.51 acres; 65,776 SF Gross Building Area 14,000 SF Gross Leasable Area 14,000 SF Percent Leased 100% Year Built; Year Renovated 1999; N/A Zoning Designation C-2, General Commercial District Highest and Best Use - As if Vacant Mixed retail / office use Highest and Best Use - As Improved Continued retail use Exposure Time; Marketing Period 12 months; 12 months Effective Date of the Appraisal September 17, 2019 Date of the Report September 24, 2019 Property Interest Appraised Fee Simple Market Value Indications Cost Approach Not Used Sales Comparison Approach $730,000 ($52.14/SF) Income Capitalization Approach $700,000 ($50.00/SF) Market Value Conclusion $730,000 ($52.14/SF) The values reported above are subject to the definitions, assumptions, and limiting conditions set forth in the accompanying report of which this summary is a part. No party other than Madison County Board of Supervisors and its authorized agents may use or rely on the information, opinions, and conclusions contained in the report. It is assumed that the users of the report have read the entire report, including all of the definitions, assumptions, and limiting conditions contained therein. Extraordinary Assumptions and Hypothetical Conditions The value conclusions are subject to the following extraordinary assumptions that may affect the assignment results. An extraordinary assumption is uncertain information accepted as fact. If the assumption is found to be false as of the effective date of the appraisal, we reserve the right to modify our value conclusions. 1. None. The value conclusions are based on the following hypothetical conditions that may affect the assignment results. A hypothetical condition is a condition contrary to known fact on the effective date of the appraisal but is supposed for the purpose of analysis. 1. None. Pawn Shop and Medical Office Quality Assurance 2 Quality Assurance Delivering superior value is a top priority at IRR and we place a premium on feedback from our valued clients. By learning more about your experience with IRR, we will be better able to serve your needs – to enhance our products, service offerings, and client communications. Attached is a short survey applicable to this appraisal report and the service that you received. Please take a few minutes to share your experience of IRR with us. Your feedback will be reviewed by our Quality Control team. If you desire a follow-up telephone call, please provide your contact information and a member of our Quality Control team will contact you. Access the online survey here: quality.irr.com. Thank you in advance for assisting us with this important endeavor. Please feel free to contact your Local Office using the contact information provided within the letter of transmittal or our Quality Control team at [email protected], with any questions or suggestions you may have. Pawn Shop and Medical Office General Information 3 General Information Identification of Subject The subject is an existing mixed use retail and office property containing 14,000 square feet of gross leasable area. The improvements were constructed in 1999 with 60% of the subject (Big Daddy's Pawn Shop) being owner-occupied and 40% (Fresenius Medical Clinic) being leased on a month to month basis as of the effective appraisal date.