REV-19-1375Miami Shores Village
Building Department SE 12 019
10050 N.E.2nd Avenue, Miami Shores, Florida 33138
Tel: (305) 795-2204 Fax: (305) 756-8972 BY:
INSPECTION LINE PHONE NUMBER: (305) 762-4949
FBC 20
BUILDING Master Permit No. Acalula
PERMIT APPLICATION Sub Permit No.d'&) cy,
BUILDING ❑ ELECTRIC ❑ ROOFING 'Xj REVISION ❑ EXTENSION ❑RENEWAL
❑PLUMBING ❑ MECHANICAL [:]PUBLICWORKS [:]CHANGE OF ❑ CANCELLATION ❑ SHOP
/ G� CONTRACTOR DRAWINGS
JOB ADDRESS: //Q" / /()C ! n `�,
City: Miami Shores 7 County: Miami Dade Zip:
Folio/Parcel#: 113-L0es-y,o3 jb Is the Building Historically Designated: Yes NO k
Occupancy Type: Load: Construction Type: Flood Zone: BFE: FFE:
OWNER: Name (Fee Simple Titleholder): F-1l&Y it i 0-%e -ILk1- Rtz4::fae, Phone#: ?A6 .,6 7V - �XD3
Address: 6.4y-y-c-�
City: AA.uA.-I State: FL- Zip: 331 3A
Tenant/Lessee Name:
Email
CONTRACTOR: Company Name: _
Address: G l
City: 00 Liz/
Qualifier Name:
State Certification or Registration #:
DESIGNER: Architect/Engineer:
Phone#:
n C Phone#: 3O�'"%y
_2
e: -Zip:��
/(.&Z Phone#:
Certificate of Competency #:
one#:
Address: f�j ^e2ld
City: State: Zip:
Value of Work for this Permit: $ / �I/ ' Square/Linear Footage of Work:
Type of Work: ❑ Addition ❑ Alteration ❑ New ❑ Repair/Replace ❑ Demolition
Specify color of color thru tile:
Submittal Fee $ Permit Fee $
om
Scanning Fee $ Radon Fee $
L1 Iz 4-1
Z.iz-
Technology Fee $ -7 ' 3 Training/Education Fee $
Structural Reviews $
CCF $ CO/CC $ a�
DBPR $ �✓ 8 Notary $
Double Fee $
Bond $
TOTAL FEE NOW DUE $ cl2 �Z
(Revised 02/24/2014)
a
I
Bonding Company's Name (if applicable)
Bonding Company's Address
City
State
Mortgage Lender's Name (if applicable)
Mortgage Lender's Address
City
State
Zip
Application is hereby made to obtain a permit to do the work and installations as indicated. I certify that no work or installation has
commenced prior to the issuance of a permit and that all work will be performed to meet the standards of all laws regulating
construction in this jurisdiction. I understand that a separate permit must be secured for ELECTRIC, PLUMBING, SIGNS, POOLS,
FURNACES, BOILERS, HEATERS, TANKS, AIR CONDITIONERS, ETC.....
OWNER'S AFFIDAVIT: I certify that all the foregoing information is accurate and that all work will be done in compliance with all
applicable laws regulating construction and zoning.
"WARNING TO OWNER: YOUR FAILURE TO RECORD A NOTICE OF COMMENCEMENT MAY
RESULT IN YOUR PAYING TWICE FOR IMPROVEMENTS TO YOUR PROPERTY. IF YOU INTEND
TO OBTAIN FINANCING, CONSULT WITH YOUR LENDER OR AN ATTORNEY BEFORE RECORDING
YOUR NOTICE OF COMMENCEMENT."
Notice to Applicant: As a condition to the issuance of a building permit with an estimated value exceeding $2500, the applicant must
promise in good faith that a copy of the notice of commencement and construction lien law brochure will be delivered to the person
whose property is subject to attachment. Also, a certified copy of the recorded notice of commencement must be posted at the job site
for the first inspection which occurs seven (7) days after the building permit is issued. In the absence of such posted notice, the
inspection will not be approved and a reinspection fee will be charged.
Signature_ Signature
g — g
OWNER or AGENT
The foregoing instrument -was acknowledged before me this
�h day of S{'4Cfl"49O✓ 20 1 � by
Tl h 41-f who is personally known to
me or who has produced as
identification and who did take an oath.
NOTARY PUBLIC:
Sign
Print:
Seal: 11.-.7 ; MY COMMISSION # GG $40105
= ; A EXPIRES: June 20, 2023
BO"Thru Notary ftk fteNritru
CONTRACTOR
The foregoing instrument was acknowledged before me this
2 day of & P� 201 I , by
h I` �
of • fi1who is personally known to
me or who has produced I' v- b\q-,9q as
identificationliand who did take an oath.
OTARYIPUB
Sign'
Print:
Seal:
0 ,l� ov 1p
G JH?S? ,.
�'IGC+2872f�
'�i'�•q,���ic UndO��
,,y�//�i ST;
################################ ## ####################################################################
L
APPROVED BY Plans Examiner Zoning
(Revised02/24/2014)
Structural Review
Clerk
Miami Shores Village
Building Department
10050 N.E.2nd Avenue, Miami Shores, Florida 33138
Tel: (305) 795-2204 Fax: (305) 756-8972
INSPECTION LINE PHONE NUMBER: (305) 762-4949
BUILDING
PERMIT APPLICATION
•UILDING ❑ ELECTRIC ❑ ROOFING
RECEIVED
J 14 019
BY:
F C �J
Master Permit No_01 �� �K Gl
Sub Permit Nde�UZ% 1 cf- )3��
❑ REVISION ❑ EXTENSION ❑RENEWAL
❑PLUMBING ❑ MECHANICAL ❑PUBLIC WORKS ❑ CHANGE OF ❑ CANCELLATION ❑ SHOP
CONTRACTOR DRAWINGS
JOB ADDRESS: 11 sl I j rr- "1 Z r±)' S�,
City: 3 'Miami Shores County: Miami Dade Zip: 31 3 S
Folio/Parcel#: ty 3 2&5t� L-r3 1 U c) Is the Building Historically Designated: Yes NO
Occupancy Type: Load: Construction Type: Flood Zone: BFE: FFE:
OWNER: Name (Fee Simple Titleholder): w1w X 00411( 1� /�G�/�� Phone#:.
Address: 1161 Nr !Qz"l :9
City: L fQAn: Sk 15-A State: /=L-- Zip: 3 313g
Tenant/Lessee Name:
Email:
CONTRACTOR: Company Name:
Address: Z+427 .<V
City: N_rNM.r-
Qualifier Name: f),nR
one#:
one#: 786 - 3 .r r— 1 r 6 3
zip: 2.7
one#:%063SS/S'63
State Certification or Registration #: (!�G ( 5 13 7_/ 3 Certificate of Competency #: _
DESIGNER: Architect/Engineer: Iry 4a-- Phone#:
Add
City:
Value of Work for this Permit: $ G}� 7 * 7 Square/Linear Footage of Work:
Type of Work: ❑ Addition Alteration ❑ New ❑ Repair/Replace
Description of Work:
e-
Specify color of color thru tile:
Zip:
❑ Demolition
Submittal Fee $ /` Permit Fee $ L92- -T I CCF $_��, CO/CC $ r
Scanning Fee $ I� ' p Radon Fee $ `L • 2— !� DBPR $ Notary $
Technology Fee $ 31 Training/Education Fee $ L ' 00 Double Fee $
Structural Reviews $ i2f Bond $ � 0
TOTAk FEE NOW DUE $.3 • O
(Revised02/24/2014)
Bonding Company's Name (if applicable)
Bonding Company's Address
City
State
Mortgage Lender's Name (if applicable)
Mortgage Lender's Address
City
State
Zip
Zip
Application is hereby made to obtain a permit to do the work and installations as indicated. I certify that no work or installation has
commenced prior to the issuance of a permit and that all work will be performed to meet the standards of all laws regulating
construction in this jurisdiction. I understand that a separate permit must be secured for ELECTRIC, PLUMBING, SIGNS, POOLS,
FURNACES, BOILERS, HEATERS, TANKS, AIR CONDITIONERS, ETC.....
OWNER'S AFFIDAVIT: I certify that all the foregoing information is accurate and that all work will be done in compliance with all
applicable laws regulating construction and zoning.
"WARNING TO OWNER: YOUR FAILURE TO RECORD A NOTICE OF COMMENCEMENT MAY
RESULT IN YOUR PAYING TWICE FOR IMPROVEMENTS TO YOUR PROPERTY. IF' YOU INTEND
TO OBTAIN FINANCING, CONSULT WITH YOUR LENDER OR AN ATTORNEY BEFORE RECORDING
YOUR NOTICE OF COMMENCEMENT."
Notice to Applicant: As a condition to the issuance of a building permit with on estimated value exceeding $2500, the applicant must
promise in good faith that a copy of the notice of commencement and construction lien law brochure be delivered to the person
whose property is subject to attachment. Also, a certified copy of the recorded notice of commencerp6nt m st be posted at the job site
for the first inspection which occurs seven (7) days after the building permit is issued. In eiibsence of such posted notice, the
inspection will not be approved and a reinspection fee will be charged.
Signature Signatu
OWNER or AGENT
CONTRACTOR
The foregoing instrume t was acknowledged before me this The foregoing instrument was acknowledged before me this
day of 1 E 20 (" by dmLof _ U <\1C� , 20 � by
�
Who is personally known to ��� ��N�T'�t'l who is personally known to
me or who has produced L�24 IJE�� u C.� N as me or who has produced- �% 2 I r�� Nis
identification and who did take an oath. identification and who did take an oath.
NOTARY LIC: NOTARY P C:
Sign: Sign:
��� ICII ►► II r
Print: �Vy � Print: t N�>k
Seal: _ _ _ _ _ Seal: "'A P"` SINDIA ALVAREZ
SiN01A ALVAREZ .. MY COMMISSION # GG 238273
MY COMMISSION k GG 238273 .3, +;� EXPIRES: September 3, 2022
"�O` "�' Bonded 7hru Nota Public Underwriters
m era 2022 ry
Bonded Thru Note c l nden+Tder�
APPROVED BY _ Plans Examiner Zoning
Structural Review Clerk
(Revised02/24/2014)
A
COVER LETTER
Client: Andrew Beyda File No.: 1018171
Property Address: 1181 N.E. 92nd Street Case No.:
City: Miami Shores State: FL Zip: 33138
Client: Andrew Beyda
October 19, 2017
Re: 1181 N.E. 92nd Street, Miami Shores, FL. 33138
Appraisal file 4101817.1
Please find attached a Residential Appraisal Report indicating the estimated market value
of the above mentioned property as of October 19, 2017 to be $660,000. The Cost
Approach to Value on page 2 of the report indicates the following:
Replacement Cost New of the Dwelling (1,550 Sq.ft. @ $250.00 per sq.ft.) $387,500
Garage ( 300 Sq.ft. @ $150.00 per sq.tt.) $ 45,000
Total Estimate of Cost -New $432,500
Depreciation (30%) - $129,750
Depreciated Cost of improvements $302,750
Site Improvements (Driveway, patios, etc.) $ 7,500
Estimated Site/Land Value $350,000
Indicated Value By Cost Approach(Rounded) $660,300
Sincerely,
r
Ira M. Messinger �� 1 S! ?7 J
Cert.t.Res. RD tt527 � so�' .7 SV X �
Ira M. Messinger - Real Estate Apprasier - P.A.
State -Certified Residential Real Estate Appraiser 9FLRO527
2110 N.E. 207`h Street, N. Miami Beach, FL. 33179
Phone:(305)935-3727 Fax: (305)935-3723
E Mail: Imm,lppraiser@AOL.Com
APPRAISAL INVOICE
Client: Andrew Beyda File No.: 1018171
Property Address:1181 N.E. 92nd Street Case No.:
City: Miami Shores State: FL Zip: 33138
4 tisl
APPPAIS/,'_ INVOICE
Date: Oct. 19, 2017
Client: Andrew Beyda
Property Address: 1 181 N.E. 92nd Street
Miami Shores, FL. 33138
Appraisal File #: 101817.1
Appraisal Fee: $300.00 —Single Family Home
Terms: Collect From Client —(PAID by Credit Card)
Ira M. Messinger - Real Es*^te Apprasier - P.A.
State -Certified Residential Rea! ,state Appraiser #FLRD527
2110 N.E. 207`t' Street, N. Miami Beach, FL. 33179
Phone: (305)9_ -3727 Fax: (30.i)935-3723
E Mail: ImmA- praiser a AOL.Com
Terra ID: 001
Sale - Approved
Date 10/19/17 Time 10:57:27
Method of Payment American Express
Entry Method Manual
Account# XXXXXXXXXXX2006
Order10 1018171
Order Description: 1181 N.E 92nd Street, Miami Shores, FL.
- Appraisal report
Approval Code 233362
Amount $300.00
Customer Copy
APPRAISER'S LICENSE
Client: Andrew Beyda File No.: 1018171
Properly Address: 1181 N.E. 92nd Street Case No.:
City: Miami Shores State: FL Zip: 33138
STATE OF FLORIDA
DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION
FLORIDA REAL ESTATE APPRAISAL BD 1
fi•'
R0527
The CERTIFIED RESIDENTIAL APPRAISER
Named below IS CERTIFIED
Under the provisions of Chapter 475 FS.
Expiration date, NOV 30,.2018
0• .0
MESSINGER, IRA M y.
2110 NE 207 ST'
NORTH MIAMI BEACH -'FL 33179
M;
" iSSUEor 11tM016 • DISPLAY -AS REQUIRED BY LAW SEa a L1811080003287
Residential Appraisal Report File No. 1018171
The purpose of this appraisal report is to provide the client with a credible opinion of the defined value of the subject property, given the intended use of the appraisal.
Client Name/Intended User Andrew Be da E-mail abe da mail.com
• Client Address - - - - - city Miami State FL. Zip - - - -
Additional Intended Users City of Miami Shores
•
Intended Use For City Building Permit Purposes
Property Address 1181 N.E. 92nd Street city Miami Shores State FL zip 33138
Owner of Public Record Andrew and Danielle Be da county Miami -Dade
Legal Description Bay Lure PB44-63 Lot 22 Block 2
" Assessor's Parcel d 11-3205-027-0340 Tax Year 2016 RE. Taxes S 4,535.92
Neighborhood Name East Miami Shores Map Reference 53-42-05 Census Tract 12.06
Property Ri hts Appraised [k Fee Simple Leasehold Other describe
M research did XJ did not reveal any prior sales or transfers of the sub ect property for the three years prior to the effective date of this appraisal.
PriorSale/Transfer: Date 06/15/2017 Price $550 000 sources Public Records and Multiple Listing Service-MLS.
Analysis of prior sale or transfer history of the subject property (and comparable sales, if applicable) The subject's recent sale was an arms length sale. There were
no prior sales found for the subject property within the past three years.
Offerings, options and contracts as of the effective date of the appraisal The subject property recent) sold/closed for $550,000 on June15 2017. The client
advised the appraiser, the sellers already moved out of the home and accepted a contract price less than the current value estimate to
accommodate a quicker sale.
Nei hbor^ood Chararteri%N^%
One -Unit HwslrD Trends
One-unit Housing
Present Lunduse%
Location LJ Urban Suburban Rural
Pro ert values
Increasin X Stable
Q Declining
PRICE AGE
One -Unit 100 %
Built -Up X Over 75% 25-75% Under 25%
Demand/Su
Shorts X In Balance
I J Over Supply
S o rs
2-4 Unit %
Growth URapid LXJ Stable USIow
IMarketingTime
UUnder3mths LgJ3.6mths
U Over 6 mths
530 Low 4
Multi -Family %
Neighborhood Boundaries The subject property is situated in an established residential
4,000 High 70
Commercial %
• neighborhood. See text addendum for neighborhood boundaries and description.
750 Pied 65
Other %
Neighborhood Description The neighborhood employment and economic market appears stable. Employment and market preferred amenities
" are within a reasonable distance and offer market appeal to the residential propertel No adverse or detrimental land use was
observed.
Market Conditions (including support for the above conclusions) The Subject's neighborhood values appear to be stable.
Dimensions 75 x 125 Area 9375 S .Ft. Shape Rectangular view Average/Residential
SpilZoni Classi6canon R-20 Zorvig Descri run One Famil
Zorn^ Com 'lance X Le al Le al NonconformingGrandfathered Use No Zonin Ille al describe N/A
Is the highest and best use of the subject properly as improved (or as proposed per plans and specifications) the present use,X Yes No If No. describe N/A
Utilities Public Other describe Public Other describe) Off -site improvements —Type Public Private
Electricit
Water X Street Asphalt X
Gas
U
LXJ None Sanitary Sewer Septic Alley None Li
Site Comments There were no adverse site conditions observed.
I
GENERAL DESCRIPTION
FOUNDATION
EXTERIOR DESCRIPTION materia's
INTERIOR matPrinls
Units One I lonew/Acc.unq LJ
Concrete Slab
Crawls ace
Foundation Walls Concrete/Average
Floors Tile&Wood/Av
e of Stories 1
UFuIIBasPmPnt I
IParialBasement
Exterior Walls CBS/Average
Walls Plaster/Average
Type LxJ Det Ll Aft. S DeL/End Unit
Basement Area 0.0000 sq ft.
Roof Surface Flat Tile/Average
Thm/Finish Wood/Average
LL(J Existing Pro sed Uunderconst.
Basement Finish N/A%
Guttes&Downs usAlum. iniunr
Bath Floor Tile/Average
Design (style) Ranch
OutsideEntr/Exit Sum Pump
Window Type Awning/Average
Bath Wainscot Tile/Avera e
Year Built 1956
Storm Sash/Insulated None
Car Stora a None
Effective Age rs 20
Screens Yes/Avera e
[XJ Driveway N of cars 3
Attic
None
Heatina X FWA HW Radiant
Amenities I WoodStoves#0
Driveway Surface Asphalt
lDr0D Stair
I Stairs
I I Other I Fuel Electric
Fire laces N 0 X Fence Rear
[XJ Gara e M of cars 1
Floor
XJ Scuttle
Cooling X Central Air Conditioning
X Patio/Deck Rear X Porch Ent
Carport B of Cars 0
Finished
Heated
Individual Other
I Pool None X Other Shutters
X Ad U Det. Buit-in
Appliances X Refri erator LXJRangelOven X Dishwasher X Dis osal X Microwave X WasherlDr erI I Other describe
Finished area above cradle contains: 6 Rooms 3 Bedrooms 2 Baths 1 550 Square Feet of Gross Living Area Above Grade
Additional Features Covered entry,rear patio, storm shutters for all windows.
Comments on the Improvements The subject property has a renovated kitchen and an updated master bathroom. At the time of inspection the
subject property was in average condition with no items of immediate repairs noted. See text addendum for additional comments.
gpal'M ttoa eo using 5 ., —44 ,,, nnx�com nil)— Uprgll o M. a ACI. a rust A--Cmry yAll Rio, R,--il
Page 1 of IgPAR') Goneral Purpose Appsisal RC n 112014
dAR6UA 14 07&. 16
pan�rn, PnPAr�nnP"mm�li erw'1:
Residential Appraisal Report File No. 1018171
FEATURE I SUBJECT
COMPARABLE SALE NO.1
COMPARABLE SALE NO.2
COMPARABLE SALE NO.3
1181 N.E. 92nd Street
Address Miami Shores FL. 33138
925 N.E. 95th Street
Miami Shores FL. 33138
1060 N.E. 92nd Street
Miami Shores FL. 33138
1178 N.E. 98th Street
Miami Shores
Proximity to Suliject
0.30 Miles N.W.
0.10 Miles West
0.60 Miles North
Sale Price
$ N/A
Is
805,000
Is 705,000
Is 625,000
Sale Price/Gross Liv. Area
$ 0.00 sq ft.
$ 443.04 sq ft. I
S 495.08 sq ft.
S 440.45 s . ft.
Data sources
Public Record s/Realq Lest
Public Records/Realcluest
Public Records/Real uest
Verification Sources
MILS #A10244381 DOM: 4
MLS #A10258357 DOM: 63
MILS #A10273387 DOM 29
VALUE ADJUSTMENTS
DESCRIPTION
DESCRIPTION
.HSAdi.Ior t
DESCRIPTION
.I -IS Adjustment
DESCRIPTION
.61SAdrWil
Sale or Financing
Concessions
None Reported
None
Cnv. $564,000
None
Cnv. $492,000
None
Date ofSale/Time
05/2017-Closed
08/2017-Closed
07/2017-Closed
Location
Interior Site
Interior Site
Interior Site
Corner Site
No Ad'
Leasehold/FeeSimole
Fee Simple
Fee SimpleM-9,600
Fee Simple
Fee Simple
Site
75 x 125
79 x 143
80 x 118
No Ad'
75 x 113
No Ad'
view
Av ./Residential
Av ./ResidentialAv
./Residential
Av ./Residential
Desi n st le
1 Sto Ranch
1 Sto Ranch1
Sto Ranch
1 Sto Ranch
Qualit of Construction
Av /CBS
Av /CBSAvg/CBS
Avg/CBS
Actual Age
1956
1951
1950
No Adj
1951
No Ad'
Condition
Averaine
Good/Renovated
-75 000
Good/Renovated
-75 000
Avera
e
• Above Grade
Total
I Bdrms
Baths
Total
Bdrms.
Baths
Total
I Bdrm
I Baths
Total I Bdrms.
Baths
Room Count
6
1 3
1 2
7
1 3
1 2
6
F3
F 2
5 2
2
+15 000
Gross Win Area
1,550 sq ft.
1 817 s . ft
-53 400
1,424 sq ft
+25 200
1,419 sq ft,
+26,200
• Basement & Finished
Rooms Below Grade
None
None
None
None
Functional Ucrty
Average
Avera a
Average
Avera e
Hearin Coc" i
Central
Central
Central
Central
Energy Efficient Items
None Noted
None Noted
None Noted
None Noted
Gara e/Car ort
1 Car Garage
1 Car Garage
1 Car Garage
1 Car Garage
Porch/PatiolDeck
Rear Patio
Rear Patio
Rear Patio
Rear Patio
Kitchen
Remodeled
Remodeled
Remodeled
Remodeled
NetAd'ustment Total
X - s
138 000
X - S
49 800
S
41 200
Adjusted Sale Price
of Com arables
Net Adj. -17.1 %
Gross Ad. 17.1% s
667 000
Net Adj. -7.1 %
Gross Ad. 14.2% s
655 200
Net Adj. 6.61
Gross Ad. 6.6% E
666,200
Summary of Sales Comparison Approach All comparable sales properties have been verified and represent the most recent sales of properties
most similar to the subject property. Adjustments for differences between the subject property and the comparable sales are
contributory values as measured in the market. The subject and comparable sale properties are compatible with the neighborhood and
or market area.
COST APPROACH TO VALUE
Site value Comments Site value was estimated from the market by a market abstraction method. The Cost Approach to value is not
intended for insurance purposes.
ESTIMATED REPRODUCTION OR 0 REPLACEMENT COST NEW
OPINION OF SITE VALUE ........ ...... _.................. = E 350,000
Source of cost data Knowledge of local/current building costs.
Dwelling 1 550 s . Ft. @ s 250.00... ... = S 387 500
Quality rating from cost service Average Effective date of cost data Current
S . Ft. @ $ ......... = E
Comments on Cost Approach lgross living area calculations, depreciation, etc.)
- The Cost Approach to value includes a land and estimated
Garage/Carport 300 s . Ft @ S 150.00.. .. = S 45,000
replacement cost to construct at current prices a dwelling with
Total Estimate of Cost -New = $ 432,500
• similar utility equal to the dwelling being appraised, using modern
Less 0 Physical
Functional
External
standards. Physical, functional and external inadequacies, as
Depreciation $129 750
= E 129,750)
measured in the market are deducted accordingly. The "as is"
Depreciated Cost of Improvements ... = $ 302,750
value of the site improvements represent their contribute value.
"As -is" value of site Improvements = $ 7,500
The estimated remaining economic life is 35 years.
INDICATED VALUE BY COST APPROACH. . .................. S 660,300
INCOME APPROACH TO VALUE
• Estimated Monthly Market Rent S N/A x Gross Rent multiplier N/A = S 0 Indicated Value by Income Approach
Summary of Income Approach (including support for market rent and GRM) The Income Approach to value is not applicable in the appraisal of a residential
single family home.
Methods and techniques emote etl LXJ Sales Comparison Aroach X Cost Approach I J InCOmeApproach LJ Other.
Discussion of methods and techniques employed, including reason for excluding an approach to value. Mot emphasis was given to the Sales Comparison
Approach, the most reliable method in the appraisal of a residential single family home. The Cost Approach to value is a supportive
indicator to value.
• Reconciliation comments Equal consideration was given to all comparable sales.
. Based on the scope ofwork, assumptions, I imiting conditions and appraiser's certification, my (our) opinion of the defined value of the real property that is
the subject of this report as of 10/19/2017 , which is the effective date of this appraisal, is:
❑X Single point S 660 000 U Range $ to E ❑ Greater than ❑ Lessthan S
This appraisal is made X 'as is,' Lisubject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed,
❑ subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed ❑ subject to the following.
--or g-sorl-ave-11--a—ci Iles lam copyngll o 2W XIII At a r Msl Ammon Cloi PP 19M5N1-
Page t of x IgPAR^) General Purpose A�prrAR tin eQa Oimr 01e
a.,„ r.„>�,rr<I.RApPraiw,liwPon IRA M. MESSINGER - REAL ESTATE APPRAISER - P.A.
Residential Appraisal Report File No 1018171
Scope of Work, Assumptions and Limiting Conditions
Scope of work is defined in the Uniform Standards of Professional Appraisal Practice as" the type and extent of research and analyses in an
assignment." In short, scope of work is simply what the appraiser did and did not do during the course of the assignment. It includes, but is not
limitedto: the extent to which the property is identified and inspected, the type and extent of data researched, the type and extent of analyses applied
to arrive at opinions or conclusions.
The scope of this appraisal and ensuing discussion in this report are specific to the needs of the client, other Identified intended users and to the
intended use of the report. This report was prepared for the sole and exclusive use of the client and other Identified intended users for the identified
intended use and its use by any other parties is prohibited. The appraiser is not responsible for unauthorized use of the report.
The appraiser's certification appearing in this appraisal report is subject to the fallowing conditions and to such other specific conditions as are
set forth by the appraiser in the report. All extraordinary assumptions and hypothetical conditions are stated in the report and might have affected the
assignment results,
1. The appraiser assumes no responsibility for matters of a legal nature affecting the property appraised or title thereto, nor does the appraiser render any opinion as to the title, which is
assumed to be good and marketable. The property is appraised as though under responsible ownership.
Z. Any sketch in this report may show approximate dimensions and is included only to assist the reader in visualizing the property, The appraiser has made no survey of the property.
1 The appraiser is not required to give testimony or appear in court because of having made the appraisal with reference to the property in question, unless arrangements have been
previously made thereto,
4. Neither all, nor any part of the content of this report, copy or other media thereof (including conclusions as to the property value, the identity of the appraiser, professional designations,
or the firm with which the appraiser is connected), shall be used for any purposes by anyone but the client and other intended users as identified in this report, nor shall it be conveyed by
anyone to the public through advertising, public relations, news, sales, or other media, without the written consent of the appraiser
5. The appraiser will not disclose the contents of this appraisal report unless required by applicable law or as specified in the Uniform Standards of Professional Appraisal Practice.
6. Information, estimates, and opinions furnished to the appraiser, and contained in the report, were obtained from sources considered reliable and believed to be true and correct.
However, no responsibility for accuracy of such items furnished to the appraiser is assumed by the appraiser
7 The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil, or structures, which would render it more or less valuable. The appraiser assumes
no responsibility for such conditions, or for engineering or testing, which might be required to discover such factors. This appraisal is not an environmental assessment of the property and
should not be considered as such.
8, The appraiser specializes in the valuation of real property and is not a home inspector, building contractor, structural engineer, or similar "expert", unless otherwise noted. The appraiser
did not conduct the intensive type of field observations of the kind intended to seek and discover property defects. The viewing of the property and any improvements is for purposes of
developing an opinion of the defined value of the property, given the intended use of this assignment. Statements regarding condition are based on surface observations only The
appraiser claims no special expertise regarding issues including, but not limited to foundation settlement, basement moisture problems, wood destroying (or other) insects, pest infestation,
radon gas, lead based paint, mold or environmental issues. Unless otherwise indicated, mechanical systems were not activated or tested.
This appraisal report should not be used to disclose the condition of the property as it relates to the presence/absence of defects. The client is invited and encouraged to employ qualified
experts to inspect and address areas of concern. If negative conditions are discovered, the opinion of value may be affected
Unless otherwise noted, the appraiser assumes the components that constitute the subject property improvement(s) are fundamentally sound and in
working order.
Any viewing of the property by the appraiser was limited to readily observable areas. Unless otherwise noted, attics and crawl space areas were not accessed. The appraiser did not move
furniture, Roof coverings or other items that may restrict the viewing of the property.
9. Appraisals involving hypothetical conditions related to completion of new construction, repairs or alteration are based on the assumption that such completion, alteration or repairs will
be competently performed.
10. Unless the intended use of this appraisal specifically includes issues of property insurance coverage, this appraisal should not be used for such purposes. Reproduction or
Replacement cost figures used in the cost approach are for valuation purposes only, given the intended use of the assignment. The Derimmon of Value used in this assignment is unlikely
to be consistent with the definition of Insurable Value for property insurance coverage/use.
11. The ACl General Purpose Appraisal Report(GPAR—) is not intended for use in transactions that require a Fannie Mae 1004/Freddie Mac 70 form,
also known as the Uniform Residential Appraisal Report (U RAR).
Additional Comments Related To Scope Of Work, Assumptions and Limiting Conditions
Pmdxetl using AG mRx—BW 214.8727w aawb.mm TNs lam CoWIMI - XI -Ail6 ACl, a fast Amman Cm All RipMs Roared
�� Page J ol4 )gPAR") General Pwpme ATPqq RcpoA 1/71114
GPARSUM 14 D 2mi6
Residential Appraisal Report File No. 1018171
Appraiser's Certification
The appratser(s) certifies that, to the best of the appraiser's knowledge and belief:
1 The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are the appraiser's personal, impartial, and unbiased
Professional analyses, opinions, and conclusions.
3. Unless otherwise stated, the appraiser has no present or prospective interest in the properly that is the subject of this report and has no personal interest with respect to the parties
involved.
4. The appraiser has no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.
5. The appraiser's engagement in this assignment was not contingent upon developing or reporting predetermined results.
6, The appraiser's 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 anamment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal.
7. The appraiser's analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.
8. Unless otherwise noted, the appraiser has made a personal inspection of the property that is the subject of this report.
9. Unless noted below, no one provided significant real property appraisal assistance to the appraiser signing this certification. Significant real property appraisal assistance provided by
Additional Certifications:
Definition of Value: 2)Market Value ❑Other Value:
Source of Definition: 2016-2017 USPAP
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 a certain date, under specific conditions set forth in the definition of the term identified by the appraiser as applicable in an
appraisal.
Comment: Forming an opinion of market value is the purpose of many real property appraisal assignments, particularly when the
client's intended use includes more than on intended user. The conditions included in the market value definitions establish market
perspectives for development of the opinion. These condition may very from definition to definition but generally fall into three
categories:
1. the relationship, knowledge, and motivation of the parties (i.e., seller and buyer);
2. the terms of sale (e.g., cash, cash equivalent, or other terms; and
3 the conditions of sale (e.g., exposure in a competitive market for a reasonable time prior to sale).
ADDRESS OF THE PROPERTY APPRAISED,
1181 N.E.92nd Street
Miami Shores, FL 33138
EFFECTIVE DATE OF THE APPRAISAL: 10/19/2017
APPRAISED VALUE OF THE SUBJECT PROPERTY E 660,000
APPRAISER SUPERVISORY APPRAISER
Signature: /4" /(Iy�
Name: Ira�ssinger
Company Name: Ira M. Messinger -Real Es ate Appraiser-P.A.
Company Address, 2110 N.E. 207th Street
Miami, FL. 33179
Telephone Number 305-935-3727
Email Address: ImmAppraiser@AOL.Com
State Certification a Cert. Res. RD #527
or License M
or Other (describe): State #:
State: FL
Expiration Date of Certification or License: 11 /30/2018
Date of Signature and Report: 10/19/2017
Date of Property Viewing, 10/19/2017
Degree of property viewing,
® Interior and Exterior ❑ Exterior Only ❑ Did not personally view
Signature:
Name
Company Name:
Company Address:
Telephone Number:
Email Address,
State Certification #
or License #
State:
Expiration Date of Certification or License,
Date of Signature.
Date of Property Viewing.
Degree of property viewing:
❑ Interior and Exterior ❑ Exterior Only ❑ Did not personally view
M 234 0727w.wemc — rNs lum C.-a 1m M16 AD nr 1Amm nC.—Al ama
Page 4 ol4 (g PAR-) General Purpose Am all iYuji NN R 14 0111 016
,en.x,nWM6eaoraxaoenw. IRA M. MESSINGER - REAL ESTATE APPRAISER - P.A. GF
ADDENDUM
Property Address: 1181 N.E. 92nd Street Case No..
City: Miami Shores Stale: FL Zip: 33138
EXTENT OF APPRAISAL PROCESS
This appraisal is based on the information gathered by the appraiser from public records, other
identified sources, inspection of the subject property and neighborhood, and selection of comparable
sales within the subject market area. The sources and data are considered reliable. When conflicting
information was provided, the sources deemed most reliable has been used. Data believed to be
unreliable was not included in the report nor used as a basis for the value conclusion.
FUNCTION OF APPRAISAL
The function of this appraisal is for city building permit purposes.
TAXATION AND ASSESSMENTS
The appraised property is assessed by the County Property appraiser. The following data is recorded in
the Public Records:
OWNER OF RECORD: Andrew & Danielle Beyda
LAND ASSESSMENT: $314,250 TAX YEAR: 2016
IMPROVEMENT ASSESSMENT: $129,571 TAXES: $4,535.92
TOTAL ASSESSMENT: $443,821 EXEMPTIONS: Homestead
CONTRACT OF SALE AND LISTING DATA
The subject property is not under contract for sale, nor listed for sale. The subject property just
sold/closed on June 15, 2017 for $550,000.
Comments: The home was originally listed for $649,900 then reduced to $620,000. Per the client, the
sellers already moved out of the home and accepted a contract price less than the current value estimate
to accommodate a quicker sale.
NEIGHBORHOOD
The subject's neighborhood is an area of the city of Miami Shore situated just north of N.E. 91st Street,
south of N.E. 105th Street and is bordered by Biscayne Bay to the east and Biscayne Blvd. (Route 1) to
the west.
Comments: This neighborhood consists predominately of detached 1-2 story single family homes,
typically of CBS construction that range from average to good quality of construction and condition.
There were no adverse neighborhood influences observed.
SITE
The subject property is serviced by a septic system. This is common for the subject's neighborhood as a
sanitary sewer system is not available to homes in this area. The subject property site, utilities, street
access and improvements are common and customary for this neighborhood.
IMPROVEMENTS
The interior and exterior of the subject improvements have been physically inspected and the gross
living area measured by the appraiser. The appraisers observations, such as changes to the original
structure, upgrades or physical, functional and external inadequacies if any, are as follows:
The subject property has a renovated kitchen with granite counters, stainless steel appliances and an
updated master bathroom. At the time of inspection the subject property was in average condition with
no items of immediate repairs noted.
COST APPROACH
The Cost Approach includes a land value analysis and estimated replacement cost to construct, at
current prices, a building with utility equivalent to the building being appraised, using modern
standards. Physical, functional and external inadequacies, as measured in the market, are deducted
accordingly. The "as is" value of the site improvements(driveway, landscaping, etc.) represent their
market contributory value as measured by a paired sales analysis. The Cost Approach is considered a
supportive indicator of value.
Continued - Next Page
Addendum Page 1 of 3
ADDENDUM
Client Andrew Beyda File No.: 1018171
Property Address: 1181 N.E. 92nd Street Case No.:
City: Miami Shores State: FL Zip: 33138
INCOME APPROACH
Residential properties are not typically purchased as an income producing property, therefore, the
Income Approach is not applicable to this appraisal.
SALES COMPARISON
The comparable sales utilized in this appraisal report represent the most current sales of properties
located within the subject's market area that are most similar to the subject property.
Comparable sale properties were observed from the exterior only unless otherwise stated. Land size,
gross living area, room count, amenities and financing were taken from public records and or other
reliable sources available to the appraiser as stated and are assumed to be correct. When necessary,
comparable sales are adjusted to the subject property for differences as observed by the appraiser.
Adjustments as measured and supported in the market of contributory values.
The following indicated adjustments, if any, require further explanation and statement why the
comparable sales were used: All comparable properties were arms length sales and none were an REO
or short sale.
Comparable # 1 was adjusted or it's slightly larger site size. All properties have a similar age.
Comparables 41 and 42 were adjusted for the added value of their good/renovated condition. The
comparable sales were adjusted for their difference of gross living area and comparable 43 having 2
bedrooms compared to the subject's 3 bedroom floor plan. All properties have a remodeled kitchen.
Lastly, all properties have a 1 car garage.
There were no other adjustments required to the comparable sales. When estimating the subject's
market value equal consideration was given to all sales. The Sales Comparison Approach to Value is
considered a good indicator to value.
LAND TO VALUE RATIOS
The subject's land to value ratio reflected by it's estimated market value is 53%. The subject's high land
to value ratio is common and customary for smaller properties in this market area.
PREDOMINATE PRICE
The subject's estimated market value is less than within the parameters of the predominate price of
homes that recently sold within the subject's neighborhood. The subject's lower value is due to it's
smaller gross living area.
PROXIMITY
The comparable sale properties should be located within the same or nearby competing
neighborhood(within one mile) of the subject property to reflect similar positive and or negative
locational characteristics. The comparable sales are located within the desired one mile proximity from
the subject property.
DATE OF SALE
The comparable sales date of sale are within the desired six month time period
BRACKETING
The subject's gross living area is bracketed by the gross living area of the comparable sales. The
subject's estimated value is bracketed by the unadjusted sales price of the comparable sales.
GROSS, NET and LINE ADJUSTMENTS
The adjustment for the comparable sales are within the FNMA guidelines.
Continued - Next Page
Addendum Page 2 of 3
ADDENDUM
Client: Andrew Beyda File No.: 1018171
Property Address: 1181 N.E.92nd Street Case No..
City. Miami Shores State. FL Zip: 33138
INTENDED USE/USER
The intended user of this appraisal report is the client. An additional users is identified by the appraiser.
This report contains sufficient information to enable the client to understand the report. Any other party
receiving a copy of this report for any reason is not an intended user, nor does receiving a copy of this
report result in an appraiser -client relationship. Use of this report by any other party(ies) is not intended
by the appraiser.
The intended use is to evaluate the property that is the subject of this appraisal for city building permit
purposes.
APPRAISER INDEPENDENCE
The undersigned appraiser responsible for preparing the above referenced appraisal report does hereby
certify the report was completed and the opinion of value developed is in accordance with USPAP
Standards, and at no time did any employee, director, officer, or agent of the lender, or any third party
acting as joint venture partner, independent contractor, appraisal company, appraisal management
company, or partner on behalf of the ;lender, influence or attempt to influence the development,
reporting, result, or review of the report.
The appraiser further certifies that at no time were they provided with or informed of any estimate
regarding the subject property's value including but not limited to a borrower estimate of value,
proposed loan amount, or loan to value ratio (LTV), except in the case of purchase transaction where
according to USPAP Standard Rule 1-5(a) where the appraiser is required to analyze all agreements of
sale, option, and listings of the subject property as of the effective date of the appraisal.
PAGE 3 of 3
Addendum Page 3 of 3
SUBJECT PROPERTY MLS LISTING HISTORY
Client: Andrew Beyda File No.: 1018171
Property Address: 1181 N.E. 92nd Street Case No..
City: Miami Shores State: FL Zip: 33138
Matrix
Page I of 1
I� Property History
RE1/
1181 NE 92nd St
L - $620,000
A10201612 - Closed Sale
Miami Shores, FL 33138-2934
C - $550,000
MLSV: A10201612 1181 NE 92nd
5t Single Family
DOM:130
-EILU
Cha Tye Chcj Infa Etf Date Auent ID
Office ID pQN]
" w $550,000
CS ($550,000) 06/27/2017 3295796
KWER01 130
, ' $620,000
PS B -> PS 06/02/2017 3295'794
KyJER01 148
r
GLtfC6^AQ?4 $620,000
8 A -> B 05/15/2017 329579Q
KWER01 130
$620,000
DECR $649,900 - $620,000 04/24/2017 3295796
KYJER01 109
$649,900
NEW ACTV -> $649,900 01/05/2017 3295796
KWER01 0
Information Is Believed ro Be Accurate
But Not Guaranteed. - Copyright South East Florida MLS. p 2017
Search Criteria
Property Type Is one of'Single Family',
'Condo/Co-Op/Villa/Townhouse'
Property Type Is 'Single Family'
Street Number is like '1181*'
Compass Point is'NE'
Street Name is like'92"
County Is 'Miami -Dade County'
Selected 1 of 1 result.
hitp:Hsef.mismatri x.coiiVMatrix/Printing/PrintOptions.aspx?c=AAEAAAD * * * * * AQAA... 10/ 18/2017
SUBJECT PROPERTY MIAMI - DADE COUNTY PROPERTY APPRAISER - Printout
Client: Andrew Beyda File No.: 1018171
Property Address: 1181 N.E. 92nd Street Case No.:
City: Miami Shores Stale: FL Zip: 33138
Property Scarch Application - Miami -Dade County
Page. lofI
OFFICE Of THE PROPERTY APPRAISER
Summary Report
Property Information
Folio:
Property Address:
11-3205.027.W,10
1181
1181 NE:92. ST
Shares, FL 33133.2934
Owner
ANDREW BEYDA m
DANIELLE ERIN BEYDA
Mailing Addnw
1181 NE 92 ST ,
MIAMI SHORES, FL 33138 USA
PA Primary Zone
1100 SGL FAMILY - 2301-2500 SO
Pnmary Load Use
0101 RESIDENTIAL -SINGLE
FAMILY:1 UNIT
Bads I Baths I Halt
JI
131210
Floors
Living Units
1
Actual Ares 11,934
Sq,F1
Living Area
1,560 Sq.FI
Adjusted Area
1,742 Sq,Ft
Lot Site
9,375 Sq.Ft
Year Bulit
1956
Assessment Information '
Year
2017
2016
2015
Land Value
$337,500
$314.250
5205.750
Building Valor
5121,243
5122,254
St23.264
XF Value ---
---' $7.236
5165.961
$7.317�
$443,821
$6835
$415.849
Market Valor
Assessed Value
S'203,757
$199,587,
$198.160
Benefits Information
Benefit
Type
2017
- 20161
2015
Save Our Homes
Assessment
$262,224
$244,254
$217.669
Cap
Reduction
Homestead ^
Exemption
Exemption
$25,000
$25,01W
$25,0001
$25.000
Second
$25.000
$25,000
Hnmestaetl
Note: No, all Wni is are applicable to all Taxable Values (-e. County,
School Board, City, Regional.
Short Legal Description
BAY LURE PS 44-63
LOT 22 9LK 2
LOT SIZE 75.000X 125
OR 19511E-0167 02 2001 5
Generated On, 10/11Y2017
Taxable Value Information
L
2017
2016
.--- 2015
County
Exemption Value ;
550,000
350,00D
$50,000
Taxable Value j
$153,757
$149,567
$148.180
School Bond
Exemption Value
J
$25,000
S25000
$251000
$173.160
$50,000
S7a8.180
T»x»ble Value
$178,757
$174,567
`xempton Valero $50,000 $80,000
Taxable Value $153,757S149,56?
Regional
Exemption Vahw
550,000
550,000
$50,000
Taxable Value
5153,/ti71
$149,567
S148.180
Sales Information
OR'0'
SPlevious
Price
9
Oualftatlon Description
081140017
$150,000
�3
by exam of deed
'Qua!
02101f"l
so
19516.
Sales which are disqua lured as a result
0167
orexamtnelian of the deed
07/01/1998
$18D,000
16218.
Sales which are qua8rled
12,8
0410IM989
$140,000
104.Oi83
Sales which am. qualified
The Office of the Property Appraiser is continually sdt;na and updating the lax MA.This wobske may rat resod the most ounant inbrmedon on record). Tha Pmrarty Appntser
and Miame-0ade Com1y assumes tip rabiity, sea full dnclsirwi aril User ARawouru A tilp:fMww.mla'nldada.govanhYtxr+inxrxr.rrgl
Version:
http://www.miamidadc.gov/propertysearch/
10/18/2017
FLOORPLAN SKETCH
Client: Andrew Beyda File No.: 1018171
Property Address: 1181 N.E. 92nd Street Case No.:
City: Miami Shores Slate: FL Zip: 33138
i- - - - - - - - - - - -1
I I
I I
I I
I Rear Patio
I I
I I
I x,
I
I
Dining Family
Area
xa
Room
Bedroom
#3
KI[chen
Living
CI Closet
Master Walk -In
Hall
Bath Closet Room
Bath
Room
Room
u2
t Car
Garage
Master
Bedroom
Covered Entry '°
CI Closet
Bedroom
x2
sx•ion ey �c.+ "I", -
Comments.
AREA CALCULATIONS SUMMARY
LIVING AREA BREAKDOWN
Cods
Description
Not Size
Not Totals
I Breakdown Subtotals
GLAl
First Floor
1550.0
1550.0
First Floor
GAR
Garage
300.0
300.0
25.0 x 43.0
1075.0
P/P
Covered Entry
84.0
84.0
6.0 x 15.0
90.0
6.0 x 14.0
84.0
6.0 x 21.0
126.0
5.0 x 35.0
175.0
Net LIVABLE Area (rounded)
1 1550 5Items (rounded)
1550
ERk---j
R,
Subjec , F
4,v
PLAT MAP
Client: Andrew Beyda File No.: 1018171
Property Address: 1181 N.E. 92nd Street Case No.:
City: Miami Shores State: FL Zip: 33138
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LOCATION MAP
Client: Andrew Beyda File No.: 1018171
Property Address: 1181 N.E. 92nd Street Case No.:
City: Miami Shores State: FL Zip: 33138
1 33
t
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FLOOD MAP
Client: Andrew Beyda File No.: 1018171
Property Address: 1181 N.E. 92nd Street Case No.:
City: Miami Shores State: FL Zip: 33138
RealQuesLwm 0 - Report
Page 1 of 2
Flood Map Report
For Property Located At RealQuest
1181 NE 92ND ST, MIAMI SHORES, FL 33138-2934
Report Date: 10M Val? County: DADE, FL
Flood Zone Code Flood Zone Panel Panel Date
AE 120652-12086C03061. 0911112009
Special Flood Haeard Area (SFHA) Within 290 ft. of multiple flood zones? Community Name
In Yes (AE.X500) MIAMI SHORES
Flood Zone Description:
Zone AE-An area inundated by 100-year flooding
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SUBJECT PROPERTY PHOTO ADDENDUM
"A
A
i6m.
At
-7 4111k
I A
POP-, 77-,
FRONT VIEW OF
SUBJECT PROPERTY
Appraised Date: October 19, 2017
Appraised Value: $ 660,000
REARVIEWOF
SUBJECT PROPERTY
STREETSCENE
ADDITIONAL PHOTOS
Client: Andrew Beyda File No.: 1018171
Property Address: 1181 N.E. 92nd Street Case No.:
City: Miami Shores State: FL Zip: 33138
uy it ,�•�k� ,
INTERIOR - LIVING ROOM
INTERIOR - KITCHEN
VTERIOR - DINING AREA AND FAMILY ROOM
INTERIOR - KITCHEN
ADDITIONAL PHOTOS
INTERIOR - MASTER BEDROOM
INTERIOR - BEDROOM #2
INTERIOR - MASTER BATHROOM
INTERIOR - BATHROOM #2
INTERIOR - BEDROOM #3 PROPERTY ADDRESS/HOUSE # ABOVE GARAGE DOOR
NO tl-N AD soA— 8002348727~ and Dm NT6
COMPARABLE PROPERTY PHOTO ADDENDUM
Client: Andrew Beyda File No.: 1018171
Property Address: 1181 N.E. 92nd Street Case No.:
City: Miami Shores State: FL Zip: 33138
d
IU ,
COMPARABLE SALE#1
925 N.E. 95th Street
Miami Shores, FL, 33138
Sale Date: 05/2017-Closed
Sale Price: $ 805,000
COMPARABLE SALE#2
1060 N.E. 92nd Street
Miami Shores, FL. 33138
Sale Date: 08/2017-Closed
Sale Price: $ 705,000
COMPARABLE SALE#3
1178 N.E. 98th Street
Miami Shores
Sale Date: 07/2017-Closed
Sale Price: $ 625,000
[INSERT JPR LETTER HEAD]
PROJECT COST BREAKDOWN
Project:
1181 NE 92nd Street, Miami Shores, FL 33138
Owner:
Andrew & Danielle Beyda
Contractor:
JPR General Contract Corp / 6824 NW 179 ST Miami
FL 33015
JOB
DESCRIPTION
TYPE
PRICE
Demolition /
Repair of all damages walls, removal existing doors
Firm
$19,064.00
Interior repair
and baseboard around the house. Repair bathrooms.
Repair existing and finishing new walls, repair walls
around windows and doors after new installation. '
(included all areas: bathrooms 3, kitchen, bedrooms 3,
closets all). All rough materials are included. Repair all
damaged ceilings.
Electrical
Removal old existing wiring around the house,
Firm
$12,243.68
relocation new fuse box (all material included). New
outlets, switches and cover included. Decora white
regular
Septic/Drain
Abandon of existing septic tank, installation new
Firm
$12,800.00
Field
drainfield and septic tank front of the house as per
plan.
Mechanical/AC
Removal existing AC and AC handler, installation new
Firm
$5,900.00
AC ducts and installation new AC unit as per plan. All
materials and equipment included.
Plumbing
All plumbing installation as per plan. New connection
Firm
$6,312.00
to new septic tank, installation of all new fixtures
bathroom 3, kitchen and others) Fixtures not
included. All rough materials included.
Garage
Garage conversion into new master bathroom and
Firm
$8,340.80
Conversion
walk-in closet (as per plans) All rough materials
included. Wall and ceiling finishes included in interior
repair.
Bathrooms
Finishing to be determined by owner and designer.
Allowance
$6,560.00
Estimate based on a medium quality materials )
Master Closet
Rough finishes and installation included in interior
Allowance
$3,200.00
repair. Allowance is for fixtures and finishes.
Roofing
Removal existing roof tiles, repair any damaged wood
Firm
$21,523.20
(plywood) installation new approved roof cover and
new flat tile. Inspections required.
Impact Windows
New impact windows and doors. White frame, clear
Firm
$10,400.00
glass. NOA Approved
I
Front Driveway
Design to be decided. Estimated based on bricks.
Allowance
$4,000.00
Interior Doors
White hollow door slab.
Allowance
$1,040.00
Baseboards /
Door casing
4 inch square white
Firm
$1,352.00
Pool
30 x 15 pool. Flat design. All materials, permits
included.
Firm
$28,800.00
Paint
Interior and exterior paint. Sherwin Williams Flat and
semi gloss.
Firm
$4,000.00
Total
$145,535.68
Z, '7 .6-0 •
-� So
Andrew Beyda ("Owner") Date
1181 NE 92"d Street
Miami Shore, FL 33138
Jaime Penaranda ("Contractor")
JPR General Contract Corp.
6824 NW 179 Street
Miami, FL 33015
uate
3-7 S
5�, g3r.Gd (aGJ
ecal ` v 3 / '7 Z 2 - lca
46t, l - 7-61 �-
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JPR
GENERAL CONTRACT, CORP.
Architecture & Construction Group
PROJECT COST BREAKDOWN (AMENDED & REVISED)
Project:
1181 NE 92nd Street, Miami Shores, FL 33138
Owner:
Andrew & Danielle Beyda
Contractor:
JPR General Contract Corp / 2497 SW 126 Way,
Miramar, FL 33027
JOB
DESCRIPTION
PRICE
Demolition /
Replace drywall walls and ceiling throughout house. Removal of
$19,064.00
Interior Repair
existing doors and baseboard around house and replace with
new. Repair and renovate bathrooms. Repair walls around
windows and doors after new installation. (Included all areas:
bathrooms 3, kitchen, bedrooms 3, and closets all). All rough
materials, including drywall, plaster, insulation, screws, and
stucco repair are included.
Additional demolition and interior repair work as reflected by
$13,997.00
revisions, including additional drywall for interior walls and
ceiling, repair of damaged floor joists, replacing plywood
subfloor, and laminate/engineered-wood finished floor. All
rough materials, including drywall, plaster, insulation, screws,
floorjoists lumber, and stucco repair are included.
Garage
Garage conversion into new master bathroom and walk-in
$8,340.80
Conversion
closet. All rough materials included. Wall and ceiling finishes
included in "Demolition/Interior Repair' section.
Exterior Stucco
New stucco on East, West, and South face of house. North face
$2,500.00
will not get new stucco. Stucco repair around impact windows
and areas damaged as a result of renovation already included in
"Demolition and Interior Repair" and "Garage Conversion"
sections.
Bathrooms
Plumbing fixtures and finishes for 3 bathrooms in house to
$7,000
include 3 toilets, 2 bathtubs, 3 shower, 3 vanities (with
sinks/faucets), and porcelain/ceramic tile shower/tub surrounds.
Rough materials and installation included in "Demolition/Interior
Repair" and "Garage Conversion" sections.
g�CEIVED
3u � 2 t9
gY:
11N_
Kitchen
Plumbing fixtures and finishes for kitchen to include kitchen sink
$600
and faucet in single cabinet. Kitchen will have no other built-in
cabinets (no upper cabinets and only non -built-in lower cabinets
(commercial style rolling/lockable metal exposed
cabinets/countertops)). Kitchen will have no other built-in
appliances --refrigerator and oven/range will be freestanding.
Closets
Closet fixtures and finishes for 3 small and 1 master closets in
$3,200.00
house to include shelving, drawers, and clothes hanging rods.
Rough materials and installation included in "Demolition/Interior
Repair" and "Garage Conversion" sections.
Interior Doors
Interior doors for rooms and closets throughout house.
$1,800.00
Baseboards /
4 inch square white
$1,352.00
Door casing
Paint
Interior and exterior paint. Sherwin Williams Flat and semi -gloss.
$4,000.00
Electrical
Removal old existing wiring around house and installation of
$12,243.68
new per plans. Relocation of new fuse box. All material included.
New outlets, switches and covers included -- Decora white
regular. In -ceiling lights/high hats included.
Additional electrical work as reflected by revisions, including
$2,675.00
additional lighting in great room/living room and bedrooms. All
materials included). New outlets, switches and covers included --
Decora white regular. In -ceiling lights/high hats included.
Ceiling
Ceiling fan/light combination fixtures for each of 4 bedrooms. In-
$850.00
Fans/Light
ceiling lights, switches, and covers included in "Electrical"
Fixtures
section.
Mechanical/AC
Removal existing AC and AC handler, installation new AC ducts
$5,900.00
and installation new AC unit as per plan. All materials and
equipment included.
Additional mechanical work for relocation of certain AC ducts
$550.00
and related work as reflected on revisions.
Plumbing
All plumbing installation as per plans. New connection to septic
$6,312.00
tank. Installation of all new fixtures (bathroom 3, kitchen and
others) All rough materials and installation included. Fixtures not
included here. Fixtures included in "Bathrooms" and "Kitchen"
Section.
Additional plumbing work as reflected by revisions, including
$800.00
relocation and replacement of certain pipes.
Roofing
Removal existing roof tiles and installation new approved roof
$21,523.20
cover and metal roof.
P i'i Wy.
10 (a-
1, ,
Impact Windows
New impact windows and front door on East, West, and South of
house. North side existing windows will remain. White frame,
clear glass. NOA Approved.
$10,400.00
Impact Windows
(Credit)
Removal of certain windows initially included in plans that have
since been removed from scope of work as reflected in revisions.
($750.00)
Total:
,27 l�
Andrew Beyda ("Owner') Date
1181 NE 92"d Street
Miami Shore, FL 33138
A(1, -,/� o
Jaim n a ("Contractor") D to
JPR ene a Contract Corp.,
2497 SW 26 Way,
Miramar, FL 33027
Ov V%-1,
(off �� �� >✓�� —
w f�
7 e
�� —vJ
$122,357.68
cs -,qo-
0
ll�
a
PS
JPR GENERAL CONTRACT CORD
RECEIVED
6824 NW 179 PL MIAMI FL
J U N 12 2018
LIC. CGC1513713
PROJECT COST BREAKDOWN
Project:
1181 NE 92nd Street, Miami Shores, FL 33138
Owner:
Andrew & Danielle Beyda
Contractor:
JPR General Contract Corp
JOB
DESCRIPTION
TYPE
PRICE
Demolition /
Repair of all damages walls, removal existing doors and baseboard
Firm
Interior repair
around the house. Repair bathrooms. Repair existing and finishing
*$19,064.00
Go* • ......
new walls, repair walls around windows and doors after new
.' :
... . 0
installation. (included all areas: bathrooms 3, kitchen, bedrooms 3, •
••••
. . •.."'
closets all). All rough materials are included. Repair all damaged """
ceilings. 0
0•
• • • 00000
Electrical
Removal old existing wiring around the house, relocation new fuse ..Gisrx�
. .
$1-2r 243.68 • • •
..
box (all material included). New outlets, switches and cover
.. .
.. .... .
included. Decora white regular
"':':
••
00
.....
.
.
Septic/Drain
Abandon of existing septic tank, installation new drain field and
Filft '
$12,800.(Z...
Field
septic tank front of the house as per plan.
Mechanical/AC
Removal existing AC and AC handler, installation new AC ducts and
Firm
$5,900.00
installation new AC unit as per plan. All materials and equipment
included.
Plumbing
All plumbing installation as per plan. New connection to new septic
Firm
$6,312.00
tank, installation of all new fixtures (bathroom 3, kitchen and
others) Fixtures not included. All rough materials included.
Garage
Garage conversion into new master bathroom and walk-in closet
Firm
$8,340.80
Conversion
(as per plans) All rough materials included. Wall and ceiling finishes
included in interior repair.
Bathrooms
Finishing to be determined by owner and designer. Estimate based
Allowance
$6,560.00
on a medium quality materials)
Master Closet
Rough finishes and installation included in interior repair.
Allowance
$3,200.00
Allowance is for fixtures and finishes.
Roofing
Removal existing roof tiles repair any damaged wood (plywood)
Firm
$21,523.20
installation new approved roof cover and new flat tile. Inspections
required.
Impact Windows
New impact windows and doors. White frame, clear glass. NOA
Firm
$10,400.00
Approved
kc - 6 - 0
_'
(6,V
W �� Sc•�mu v��
.... ...... .
............
. ..... . ...
.... ....... .
. ..
.. .. .. .. ... . ...
. ... ......
• . . .
. ... ...
.. ... .. . ....
....... . .. ..
It
"'O'30T,4�
Front Driveway
Design to be decided. Estimated based on bricks.
Allowance
$4,000.00
Interior Doors
White hollow door slab. No frame replacement.
Allowance
$1,040.00
Baseboards /
Door casing
4-inch square white primed
Firm
$1,352.00
'Pool
30 x 15 pool. Flat design. All materials and permit included.
Firm
$28,800.00
Paint
Interior and exterior paint. Sherwin Williams Flat and semi -gloss.
Firm
$4,000.00
Total
$145,535.68
"Owner")
1181 NE 92"tl S;cee:
Miami Shor . FL 33
Jaime Penarand"a (Contractor")
JPR General Contract Corp.
6824 NW 179 Street
Miami, FL 33015
Lic CGC 1513713
_6/1/18_
Date
_6/1/18_
Date
COVER LETTER
Client: Andrew Beyda
October 19, 2017
Re: 1181 N.E. 92"d Street, Miami Shores, FL. 33138 • • • • • •
Appraisal file # 101817.1 + • • • •
Please find attached a Residential Appraisal Report indicating the estimated market v#18e• •
of the above mentioned property as of October 19, 2017 to be $660,000. The Cost
Approach to Value on page 2 of the report indicates the following: ' : •
Replacement Cost New of the Dwelling (1,550 Sq.ft. @ $250.00 per sq.ft.) $387,50(: • • •
Garage. ( 300 Sq.ft. @ V 50.00 per sq.ft.) $ 45,00(* •
Total Estimate of Cost -New $432,500* •
Depreciation (30%) - $129,750'. ■'
Depreciated Cost of Improvements $302,750
Site improvements (Driveway, patios, etc.) $ 7,500
Estimated Site/Land Value $350,000
Indicated Value By Cost Approach(Rounded) $660,300
Sincerely,
J'°71;12i;�1
Ira M. Messinger `
Cert.Res. RD #527
Ira M. Messinger - Real Estate Apprasier - P.A.
State -Certified Residential Real Estate Appraiser #FLRO527
2110 N.E. 2071h Street, N. Miami Beach, FL. 33179
Phone: (305)935-3727 Fax: (305)935-3723
E Mail: Imm,�ppraiser@AOL.Com
APPRAISAL INVOICE
_a..Vd&a1ftdWr&,2P1
APPPAISA_ INVOICE
Date: Oct. 19, 2017
Client: Andrew Beyda . • . •
Property Address: 1181 N.E. 92"d Street • • •.. • • •'
Miami Shores, FL. 33138 • • •:..
Y••• Y
Appraisal File #: 101817.1 ' • •.. Y
Appraisal Fee: $300.00 —Single Family Home • •' • •' '.
Terms: Collect From Client —(PAID by Credit Card) : ' : •
Ira M. Messinger - Real Es+^te Apprasier - P.A.
State -Certified Residential Real state :Appraiser #FLRD527
2110 N.E. 207`h Street, N. Miami Beach, FL. 33179
Phone: (305)9- -3727 Fax: (305)935-3723
E Mail: ImmAopraiser(@AOL .Com
Term ID: 001
Sale - Approved
Date 10/19/17 Time 10:57:27
Method of Payment American Express
Entry Method Manual
Account # XXXXXXXXXXX2006
Order ID 1018171
Order Description: 1181 N.E. 92nd Street, Miami Shores, FL.
- App-isal report
Approval Code 233362
Amount $300.00
Customer Copy
APPRAISER'S LICENSE
Client: Andrew Beyda File No.: 1018171
Property Address:1181 N.E. 92nd Street Case No.:
C : Miami Shores State: FL Zip: 33138
STATE'OF FLORIDA—
DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION
FLORIDA REAL ESTATE APPRAISAL BD
PD577
The CERTIFIED RESIDEN11ALAPPRAISER_ `
Named below IS CERTIFIED
Under,the provisions of Chapter 475 FS.
Expiraton date- NOV 30, 2018
MESSINGER, IRA - y.
2110 NE 207 ST'
NORTH MIAMI.BEACH: -F133119
Ell
f
issuEa �irosrzois--�— DISPLAY -AS REQUIRED BY-LAW- — SEo r u61108 D3257 y
•
•
t
Residential Appraisal Report FleNo. 1018171
The purpose of this appraisal report is to provide the client with a credible opinion of the defined value of the subject property, given the Intended use of the appraisal.
Client Name/Wended User Andrew Be da E-mail abe da mail.com
Client Address - - - - - cn Miami state FL. Zip - - - -
Additional Intended Users City of Miami Shores
Intended Use For City Building Permit Purposes
Property Address 1181 N.E. 92nd Street City Miami Shores State FL zip 33138
Owner of Public Record Andrew and Danielle Be da county Miami -Dade
Legal Description Bay Lure PB44-63 Lot 22 Block 2
Assessors Parcel i 11-3205-027-0340 Tax Year 2016 R.E. Taxes E 4,535.92
Neighborhood Name East Miami Shores Map Reference 53-42-05 Census Tract 12.06
R RI hts aised LXJ Fee Sim ld EALmehold Other describe
research did X did not reveal any pilot sales or transfers of the subject property for the three years prior to the effective dated this appraisal.
PriorSaleffransfer: Date 06115/2017 Rice $550 000 sources Public Records and Multi le Listing Service-MLS,
Analos of prior sale or transfer history oflhe subject property (and comparable sales, tapplicable) The subject's recent sale was an arms length sale. There were
no prior sales found for the subject property within the past three years.
Offerings, options and contracts as of the effective date of the appraisal The subject property recen sold/dosed for $550 000 on June 15 2017. The client
advised the appraiser, the sellers already moved out of the home and accepted a contract price less than the current value estimate to
accommodate a quicker sale.
Neighborhood.Charactalsttcs
One•Unil Housing Trends
One•Unll Housing
Present Land Use%
L- fion Urban suburban Rural
PropertyValues kicreasi Stable D-Imin
PRICE AGE
One -Unit 100 %
Bull- X Over 75% 25-75% under 25%
Demand/Su Shona e X In Balance Over Su
E 000 s
2.4 Unit %
Growpl Rapid X Stable Slow
MarkeUn Time UUnder3mths X 3-6 mths Over 6 mths
530 Low 4
Multi -Family • • 66
Neighborhood Boundaries The subject property is situated in an established residential
4,000 High 7Q
Commercial •
neighborhood. See text addendum for neighborhood boundaries and description.
750 Pred. 65
Othtr • %
Neighborhood Description The neighborhood employment and economic market appears stable. Employment and market preferred amen es•
are within a reasonable distance and offer market appeal to the residential properties. No adverse or detrimentalldhti gifwas • •
observed. 000000 •
•••
Market Conditions (including support for the above conclusions) The subject's neighborhood values appear to be stable. • • • • • •
Dimensions 75 x 125 Area 9375 S .Ft. Shape Rectangular view Vtora esidential •
S c fic Zorlin classincaiton R-20 Zoldn D tion One Fami
Zahn Coon lance Le al Le al Nonconforming Grandfathered Use No Zontn INe al describe N/A • • • •
Is the highest and best use of the subject property as improved (or as proposed per plans and specifications) the present use? X Ves No ff No, ilescribee NiA
•• • ••
Other
Utilities Public Other(describe descrlbeff Public Off -site Improvements —Type Public P,*atLl
Elechic X Water X Street Asphalt X
Gas U X None Sanitary Sewer U LXJSe tic Aley None
Site Comments There were no adverse site conditions observed.
GENERAL DESCRIPTION
FOUNDATION
EXTERIOR ESCRWMON materials
INTERIOR mat
units Wone ElonevdAcc.unit
Concrete Slab Crawl Space
Foundation Walls Concrete/Averse
Floors Tile&Wood/Avg
i of Slodes 1
FIFulillaspmptit Partial Basement
Exterior Walls CBS/Averse
Walls Plaster/Average
T . Woe. AM Q S-Detffrul Unit
Basement Area 0.0000 sq.f.
Roof Surface Flat Tile/Averse
Trim/Finish Wood/Average
[X]ExWkw UProposed UUnderConst.
Basement Finish N/A %
Gutters & Downspouts Aluminium/Avg.
Bath Floor Tile/Average
Design S Ranch
UoutsideEntTlEd Surnp Pump
Wind-wT Awning /Averse
Balhwainsc-t Tile/Average
Year Built 1956
StormSashllnsulated None
Storage UNone
Effective A e rs 20
Screens Yes/Average
-Car
W Driveway 1 of Cars 3
Attic
LJNone
Heating X FWA T7Hw JURadiant
Amenities WoodStove s d0
Driveway Surface Asphalt
Dr Stair
Stairs
Other Fuel Electric
Fire laces # 0 Fence Rear
Gara a if of Cars 1
Floor
X Scume
Cooling X CentralArCanxlnonln
X PatmeckRear Porch En
Ca #dears 0
Finished
Heated
Individual Other
Pod None X Other Shutters
Att. U Det. I 1804r.
Allidiances WRefriaeratur Ran -!Oven X Dishwasher X Disposal Microwave X Washer/Dr er Other describe
Finished area abovegrade contains: 6 Rooms 3 Bedrooms 2 Bath(s) 1,550 Square Feet of Gross Living Area Above Grade
Additional Features Covered entry, rear patio, storm shutters for all windows.
Comments an the Improvements The subject property has a renovated kitchen and an updated master bathroom. At the time of inspection the
stiltilect property was in average condition with no items of immediate repairs noted. See text addendum for additional comments.
Prv6rd ttt/g Acl%f— M234.8727 waw.etlreb.can 7Msf—CqYlr -20M. 16 Act a RA Awiun Ca". All Rk. 9—ot
Page 1 of 6 (gPAR"') Genaal Pupme Appraisal Reootl MPH
6 p7a IDl6
Pxnern:pingcaeaF'Wniwdrspm4
Residential Appraisal Report Fie No. 1018171
FEATURE I SUBJECT
COMPARABLE SALE NO.1
COMPARABLE SALE NO.2
COMPARABLE SALE NO.3
1181 N.E. 92nd Street
Address Miami Shores FL. 33138
925 N.E. 95th Street
Miami Shores FL. 33138
1060 N.E. 92nd Street
Miami Shores FL. 33138
1178 N.E. 98th Street
Miami Shores
Pradmity, to Subject
0.30 Miles N.W.
0.10 Miles West
0.60 Miles North
Sale Price
S NIA
f 805,000
S 705 000
f 625000
Sale PricelGross Uv. Area
S 0.00 . ft.
f 443.04 s . ft.
f 495.08 . a.
$ 440.45 s . ft.
Data Solrc
Public Recordr/Realquest
Public Records/Realcluest
Public Reoords/Realcluest
Veriicaim Sources
MLS #A10244381 DOM: 4
MLS #A10258357 DOM: 63
MLS #A10273387 DOM 29
VALUE ADJUSTMENTS
DESCRIPTION
DESCRIPTION
(-)s
DESCRIPTION
Hs A4,0,M
DESCRIPTION
F)i
Sale or Financing
Concessions
None Reported
None
Cnv. $564,000
None
Cnv. $492,000
None
Date ofSale/rlme
05/2017-Closed
08/2017-Closed
07/2017-Closed
Location
Interior Site
Interior Site
Interior Site
Comer Site
No Ad'
Leasehold/Fee Simple
Fee Simple
Fee Simple
Fee Simple
Fee Simple
Site
75 x 125
79 x 143
-9 600
80 x 118
No Ad'
175 x 113
No Ad'
View
Avg./Residential
Avg./Residential
Avg./Residential
Av ./Residential
Design S
1 Story Ranch
1 Story Ranch
1 Story Ranch
1 Story Ranch
Guality of Construction
Avg/CBS
Av /CBS
Avg/CBS
Avg/CBS
Actual Age
1956
1951
1950
No Ad'
1951
No Ad'
Cwdilion
Average
Good/Renovated
-75 000
Good/Renovated
-75 000
Average
Above Grade
ToW Bdma Bags
Total
Bdms
Baca
TM
BdM
9A.
Total Bdms
Banta
Room Count
6 3 2
7
3
2
6
3
2
5 2
2
+15 000
Gmss Area
1,550 . ft.
1 817 . ft.
-53 400
1,424 sq. it.
+25 200
1,419 s . ft.
+26 200
Basement & Finished
Rooms Below Grade
None
None
None
None
Functional Utilitv
Avera a
Average
Average
Average
Heatin Cooi
Central
Central
Central
Central
Energy Efficient Items
None Noted
None Noted
None Noted
None Noted
swage/CarportGwage/Carport
1 Car Garage
1 Car Garage
1 Car Garage
1 Car Garage
Porch/Paio/Deck
Rear Patio
Rear Patio
Rear Patio
Rear Patio
000
Kitchen
Remodeled
Remodeled
Remodeled
Remod led
•
Net Adjustment ota
S 138 000
(A- Is
49 800
. • • S• 41-MO
Adjusted Sale Price
33f Can irides
Net Adl. -17.1 %
truss A 17.1 %
1Net
f 667,0001
Adi. -7.1 %
GmAdl. 14.2% f
655 200
Net Adi. • 6 Sic • •
(loss f 6 200
Summary of Saks Comparison Approach All comparable sales properties have been verified and represent the most recent r erti • •
most similar to the subjectproperty. Adjustments for differences between the subject roe e s and the coon arablales are
contributory values as measured in the market. The subject and comparable sale properties are com atible with WelAftorhooctAd
or market area. • • • • • •
COST APPROArH TO VALUE • • •
Site Value Comments Site value was estimated from the market by a market abstraction method. The Cost Approach tbtalurlis not • •
intended for insurance purposes. • •
ESTIMATED LJ REPRODUCTION OR LXJ REPLACEMENT COST NEW
OPINION OF S1TE VALUE ......................................... $ 350,000
Source of cost data Knowied a of local/current building costs.
Dwelling 1,550 S . Ft. as 250.00............ = S 387,500
Duality rating from cast service Average Effective date of cost data Current
S . Ft. ® S ............ = f
Co mlenls on Cost Approach 4oss living area calculations, depreclation, etc.
The Cost Approach to value includes a land and estimated
Gara elca 300 S . Ft. $ 150.00........... = E 45,000
r acement cost to construct at current rites a dwellingwith
Total Estimate of Cost -New = f 432,500
similar utili equal to the dwelling beingappraised. usingmodem
Less 0 Physical
Functional
External
standards. Physical, functional and external inadequacies, as
De eciation E129 750
- E 129,750
measured in the market are deducted accordingly. The "as is"
Depreciated Cost of Improvements ................................ = $ 302,750
value of the site improvements represent their contributoryvalue.
'As-W Value of Site I ovements................................ = f 7,500
The estimated remainingeconomic life is 35 ears.
INDICATED VALUE BY COST APPROACH ...................... - f 660.300
04t,OME APPROACH TO VALUE
Estimated Mad Market Rent S N/A X Gross Rent Multiplier N/A - S 0 Indicated Valueby Income oath
SummaryofIncome Approach pncludingsupport for market rent and GRM) The Income roach to value is not applicable in the appraisal of a residential
sin le family home.
Methods and techniques employed, X Sales Com arisonA roach X CostA oath Income A oath Other:
Discussion of methods and techniques employed, Including reason for excluding an approach to value: Mot eon hasis was given to the Sales Comparison
Approach, the most reliable method in the appraisal of a residential single familyhome. The Cost roach to value is a supportive
Ito value.
Reconciliation comments: Equal consideration was given to all Comparable sales.
Based on the scope of work, assumptions, limiting conditions and appraiser's certification, my (our) opinion of the defined value of the real property that Is
the subject of this report as of 10/19/2017 , which is the effective date of this appraisal, Is:
0 Single points 660 000 LJ Range S to S Q Greaterthan ❑ Lessthan S
This appralsal Is made X 'as is, subject to completion per plans and specifications on the basis of a hypothetical condition that the improvements have been completed,
❑ subject to the following repairs or alterations on the basis of a hypothetical condition that the repairs or alterations have been completed Q subject to the following:
ftdk uvt,g ACI.%R—. 8m.131.8127Mw.aEN9— 111sf— CarpL]i u aey,1p16 AC6a ra4 anew C p.". Al RhJ* Rae,ea.
Page 2 d / WAR-1 Genaal Purpme AW& RT, V}a14
1 arAlai6
a�«=fr~•,>�wwaF•• IRA M. MESSINGER - REAL ESTATE APPRAISER - P.A.
Residential Appraisal Report File No. 1018171
Scope of Work, Assumptions and Limiting Conditions
Scope of work is defined in the Uniform Standards of Professional Appraisal Practice as" the type and extent of research and analyses in an
assignment." In short, scope of work Is simply what the appraiser did and did not do during the course of the assignment. it Includes, but Is not
limited to: the extent to which the property Is identified and Inspected, the type and extent of data researched, the type and extent of analyses applied
to arrive at opinions or conclusions.
The scope of this appraisal and ensuing discussion in this report are specific to the needs of the client, other Identified Intended users and to the
intended use of the report. This report was prepared for the sole and exclusive use of the client and other Identified Intended users for the identifled
Intended use and Its use by any other parties Is prohibited. The appraiser Is not responsible for unauthorized use of the report.
The appraiser's certification appearing In this appraisal report is subject to the following conditions and to such other specific conditions as are
set forth by the appraiser in the report. All extraordinary assumptions and hypothetical conditions are stated in the report and might have affected the
assignment results.
1. The appraiser assumes no responsibility for matters of a legal nature affecting the property appraised or Iltle thereto, nor does the appraiser render any opinion as to the title, which Is
assumed to be good and marketable. The properly Is appraised as though under responsible ownership.
2. Any sketch In [his report may show approxknale dimensions and Is included only 10 assist the reader In visualizing the property. The appraiser has made no survey of the properly.
3. The appraiser h not required to give testimony or appear in cost because of having made the appraisal with reference to the property In question, unless arrangements have been
previously made thereto.
4. Neither all, nor any part of the content of this report, copy or other media thereof (Including conclusions as to the properly value, the Identity of the appraiser, professional designations,
or the firm with which the appraiser Is connected), shall be used for any purposes by anyone but the client and other Intended users as IdenWed In this report, nor shall It be conveyed by
anyone to the pubic through advertising, public relations, news, sales, or other mecla. wilhoul the written consent of the appraiser.
5. The appraiser will not disclose the contents of this appraisal report unless required by applicable law or as specified In the Uniform Standards of Professional Appraisal Practice.
6. Information, estimates, and opinions famished to the appraiser, and contained in the report, were obtained from sources considered reliable and believed to be true and correct.
However, no responsibity for accuracy of such hems fumished to the appraiser Is assumed by the appraiser.
7. The appraiser assumes that there are no hidden or unapparent conditions of the property, subsoil, or structures, which would render it more or less valuable. The appraiser assumes
no responsibility for such conditions, or for engineedng or testing, which might be required to discover such factors. This appraisal Is not an environmental assessment of the property and
should not be considered as such.
8. The appraiser specializes In the valuation of real property and Is not a home inspector, building contractor, structural engineer, or sirrilar 'expert, unless otherwise noted. The appraiser
rid not conduct the Intensive type of field observations of the kind Intended to seek and discover property defects. The viewing of the property and any Improvements is for purposes of
developing an opinion ofthe defined value ofthe property, given the Intended use ofthis assignment. Statements regarding condition are based on surface observations only. The
appraiser claims no special expertise regarding Issues Including, but not Iirrdted to: foundation settlement, basement moisture problems, wood destroying (or other) Insects, pest infestation,
radon gas, lead based paint, mold or environmental issues. Unless otherwise Indicated, mechanical systems were not activated or tested.
This appraisal report should not be used to disclose the condition of the property as 1 relates to the presencelabsence of defects. The client Is Invited and encouraged to employ qua88gd • • •
experts to Inspect and address areas of concern. If negative conditions are discovered, the opinion of value may be affected. • • • • •
• • •
Unless otherwise noted, the appraiser assumes the components that constitute the subject property improvement(s) are fundamentArsoun4l and In • • •
working order. • • • • • • • • • •
Any viewing of the property by the appraiser was limited to readhy observable areas. Unless otherwise noted, ahlcs and crawl space areas were not accessed �T4e aCxj1Vr did not move •
furniture, floor coverings or other Items that may restrict the viewing of the
property-0•
9, Appraisals Involving hypolhetical condtlons related to completion of new construction, repairs or alteration are based on the assumption that such completics, aheration ar repairs v4 • • •
be competently performed. 4006 •
10. Unless the Intended use of this appraisal specifically includes issues of property insurance coverage, this appraisal should not be used for such purposes. RAPMAC004 or • •
Replacement cost figures used In the cost approach are for valuation purposes only, given the Intended use of the assignment. The Definition of Value used In4h411Wnt Is undke: •
to be consistent with the definition of Insurable Value for property Insurance coverage/use. •
••• •
11. The ACI General Purpose Appraisal Report (GPARTM) is not Intended for use In transactions that require a Fannie Mae 1004/Fred�le M•ap 4form,
also known as the Uniform Residential Appraisal Report (URAR). • •
Additional Comments Related To Scope Of Work, Assumptions and Limiting Conditions
•
•
Page 3 d 4 (g+AR") Geneal P"—Amalvl Re4 11Tmxll4
ARSUL nt rrxl6
3e.urw. prp�o ePPrw+w� repwx
Residential Appraisal Report FlleNo. 1018171
Appraiser's Certification
The appralser(s) certifies that, to the best of the appraiser's knowledge and belief:
1. The statements of fact contained in This report are We and correct.
2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limAkng conditions and are the appraiser's personal, impartial, and unbiased
professional analyses, opinions, and concluslons.
3. Unless otherwise stated, the appraiser has no present or prospective Interest In the property that is the subject of this report and has no personal Interest with respect to the parties
involved.
4. The appraiser has no bias with respect to the property that is the subject of this report or to the parties Involved with this assignment.
5. The appraiser's engagement In this assignment was not contingent upon developing or reporting predetermined results.
b. The appraiser's 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 dent. 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. The appraisers analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.
8. Unless otherwise noted, the appraiser has made a personal inspection of the property that is the subect of this report.
9. Unless noted below, no one provided significant real property appraisal assistance to the appraiser signing this certification. Significant real property appraisal assistance provided by
Additional Certifications:
•
• • •••
•• • of
•
•••••• ••
Definition of Value: I]Market Value ❑OtherVaiue:
SorcedDefinllion: 2016-2017 USPAP • • • • • •
A type of value, stated as an opinion, that presumes the transfer of a property (i.e., a right of ownership or a bun818 S'such rights),
as a certain date, under specific conditions set forth in the definition of the term identified by the appraiser as appf0abR� In an 6 • •
appraisal. • • • • • • 1
Comment: Forming an opinion of market value is the purpose of many real property appraisal assignments, pVLcWI@r1V•when the •
client's Intended use includes more than on Intended user. The conditions included in the market value definitions establish market
perspectives for development of the opinion. These condition may very from definition to definition but generally fall into three • • • ;
categories: • • •
1. the relationship, knowledge, and motivation of the parties (i.e., seller and buyer); • + • • i • • r
2. the terms of sale (e.g., cash, cash equivalent, or other terms; and • • • • r
3 the conditions of sale (e.g., exposure in a competitive market for a reasonable time prior to sale).
ADDRESS OF THE PROPERTY APPRAISED:
1181 N.E. 92nd Street
Miami Shores. FL 33138
EFFECTIVE DATE OF THE APPRAISAL: 10/19/2017
APPRAISED VALUE OF THE SUBJECT PROPERTY f 660,000
APPRAISER
Signature:
Name: Ira M. Messinger
Company name: Ira M. Messinger -Real Es to Appraiser -PA.
Company address: 2110 N.E. 207th Street
Miami, FL. 33179
Telephone Number: 305-935-3727
Email Address: ImmAppraisertMAOL.Com
State Certificallon # Cert. Res. RD #527
or License # -----
or Other (describe): State #:
State: FL
E)*atbn Dated Certification or License: 11 /30/2018
Date of Signature and Report: 10/1912017
Date of Property Viewing: 10/19/2017
Degree of property viewing:
® Interior and baedor ❑ Extedor Ordy ❑ Did not personally view
SUPERVISORY APPRAISER
Signature:
Name:
Company Name:
Company Address:
Telephone Number:
Email Address:
Slate Certification #
or License Jr
State:
Expiration Date of Certification or License:
Date of Signature:
Date of Property Viewing:
Degree of property viewing:
❑ Interior and Extedor ❑ Extedar Orly ❑ Did not personally view
Page 4 or 4 (gPAR" 9 General Po— AgLR!ff4PAfal•L11 U7nlo=4
,• •* wsa.,Pa �w IRA M. MESSINGER - REAL ESTATE APPRAISER - P.A. 6PAra 14
ADDENDUM
Client: Andrew Benda File No.: 1018171
Property Address: 1181 N.E. 92nd Street Case No.:
City: Miami Shores State: FL Zip: 33138
EXTENT OF APPRAISAL PROCESS
This appraisal is based on the information gathered by the appraiser from public records, other
identified sources, inspection of the subject property and neighborhood, and selection of comparable
Wes within the subject market area. The sources and data are considered reliable. When conflicting
information was provided, the sources deemed most reliable has been used. Data believed to be
unreliable was not included in the report nor used as a basis for the value conclusion.
FUNCTION OF APPRAISAL
The function of this appraisal is for city building permit purposes.
TAXATION AND ASSESSMENTS
The appraised property is assessed by the County Property appraiser. The following data is recorded in
the Public Records:
OWNER OF RECORD: Andrew & Danielle Beyda
LAND ASSESSMENT: $314,250 TAX YEAR: 2016
IMPROVEMENT ASSESSMENT: $129,571 TAXES: $4,535.92
TOTAL ASSESSMENT: $443,821 EXEMPTIONS: Homestead
CONTRACT OF SALE AND LISTING DATA
The subject property is not under contract for sale, nor listed for sale. The subject property just
sold/closed on June 15, 2017 for $550,000.
Comments: The home was originally listed for $649,900 then reduced to $620,000. Per the:lierg7tjie
sellers already moved out of the home and accepted a contract price less than the current value estithate
•••
to accommodate a quicker sale. .•••
*fees*
NEIGHBORHOOD • "" •
The subject's neighborhood is an area of the city of Miami Shore situated just north of N.E. 91 st'Street,
south of N.E. 105th Street and is bordered by Biscayne Bay to the east and Biscayne Blvd. McUte n to
the west.
•seas•
Comments: This neighborhood consists predominately of detached 1-2 story single family Homes, '
typically of CBS construction that range from average to good quality of construction and condition.
There were no adverse neighborhood influences observed. • • •
SITE
The subject property is serviced by a septic system. This is common for the subject's neighborhood as a
sanitary sewer system is not available to homes in this area. The subject property site, utilities, street
access and improvements are common and customary for this neighborhood.
IMPROVEMENTS
The interior and exterior of the subject improvements have been physically inspected and the gross
living area measured by the appraiser. The appraisers observations, such as changes to the original
structure, upgrades or physical, functional and external inadequacies if any, are as follows:
The subject property has a renovated kitchen with granite counters, stainless steel appliances and an
updated master bathroom. At the time of inspection the subject property was in average condition with
no items of immediate repairs noted.
COST APPROACH
The Cost Approach includes a land value analysis and estimated replacement cost to construct, at
current prices, a building with utility equivalent to the building being appraised, using modem
standards. Physical, functional and external inadequacies, as measured in the market, are deducted
accordingly. The "as is" value of the site improvements(driveway, landscaping, etc.) represent their
market contributory value as measured by a paired sales analysis. The Cost Approach is considered a
supportive indicator of value.
Continued - Next Page
• •
•••.•
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AMOW" Pe99 1 of 3
ADDENDUM
Client: Andrew Bayda File No.: 1018171
Prop" Address: 1181 N.E. 92nd Street Case No.:
City: Miami Shores State: FL Zip: 33138
INCOME APPROACH
Residential properties are not typically purchased as an income producing property, therefore, the
Income Approach is not applicable to this appraisal.
SALES COMPARISON
The comparable sales utilized in this appraisal report represent the most current sales of properties
located within the subject's market area that are most similar to the subject property.
Comparable sale properties were observed from the exterior only unless otherwise stated. Land size,
gross living area, room count, amenities and financing were taken from public records and or other
reliable sources available to the appraiser as stated and are assumed to be correct. When necessary,
comparable sales are adjusted to the subject property for differences as observed by the appraiser.
Adjustments as measured and supported in the market of contributory values.
The following indicated adjustments, if any, require further explanation and statement why the
comparable sales were used: All comparable properties were arms length sales and none were an REO
or short sale.
Comparable #1 was adjusted or it's slightly larger site size. All properties have a similar age.
Comparables #1 and #2 were adjusted for the added value of their good/renovated condition. The
comparable sales were adjusted for their difference of gross living area and comparable #319avin�g i
bedrooms compared to the subject's 3 bedroom floor plan. All properties have a remodeled latcheri
Lastly, all properties have a I car garage. * 0 `: 0 0
••••••
There were no other adjustments required to the comparable sales. When estimating the subject a • •
market value equal consideration was given to all sales. The Sales Comparison Approach to: a1u * is
considered a good indicator to value. • •
LAND TO VALUE RATIOS •
The subject's land to value ratio reflected by it's estimated market value is 53%. The subjec>s higU land
to value ratio is common and customary for smaller properties in this market area. • • •
•• •
PREDOMINATE PRICE
The subject's estimated market value is less than within the parameters of the predominate price of
homes that recently sold within the subject's neighborhood. The subject's lower value is due to it's
smaller gross living area.
PROXIMITY
The comparable sale properties should be located within the same or nearby competing
neighborhood(within one mile) of the subject property to reflect similar positive and or negative
locational characteristics. The comparable sales are located within the desired one mile proximity from
the subject property.
DATE OF SALE
The comparable sales date of sale are within the desired six month time period.
BRACKETING
The subject's gross living area is bracketed by the gross living area of the comparable sales. The
subject's estimated value is bracketed by the unadjusted sales price of the comparable sales.
GROSS, NET and LINE ADJUSTMENTS
The adjustment for the comparable sales are within the FNMA guidelines.
Continued - Next Page
AMMAI n Pegs 2 d 3
ADDENDUM
Client: Andrew Benda File No.: 1018171
Property Address: 1181 N.E. 92nd Street Case No.:
City: Miami Shores State: FL Zip: 33138
INTENDED USE/USER
The intended user of this appraisal report is the client. An additional users is identified by the appraiser.
This report contains sufficient information to enable the client to understand the report. Any other party
receiving a copy of this report for any reason is not an intended user, nor does receiving a copy of this
report result in an appraiser -client relationship. Use of this report by any other party(ies) is not intended
by the appraiser.
The intended use is to evaluate the property that is the subject of this appraisal for city building permit
purposes.
APPRAISER INDEPENDENCE
The undersigned appraiser responsible for preparing the above referenced appraisal report does hereby
certify the report was completed and the opinion of value developed is in accordance with USPAP
Standards, and at no time did any employee, director, officer, or agent of the lender, or any third party
acting as joint venture partner, independent contractor, appraisal company, appraisal management
company, or partner on behalf of the ;lender, influence or attempt to influence the development,
reporting, result, or review of the report.
The appraiser further certifies that at no time were they provided with or informed of any estimate
• • • • •
regarding the subject property's value including but not limited to a borrower estimate of value • • •
• • •
•i •
proposed loan amount, or loan to value ratio (LTV), except in the case of purchase transaction where
••••
• •
• •
according to USPAP Standard Rule 1-5(a) where the appraiser is required to analyze all agr,' tits of
sale, option, and listings of the subject property as of the effective date of the appraisal.
•
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•
PAGE of
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•• •
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AMWAn Page 3 of 3
SUBJECT PROPERTY MLS LISTING HISTORY
Matrix
4j Property History
RE1/
A10201612 - Closed Sale
MLSX: A10201612 1181 NE 92nd 5t
Edo Cho Type
$550,000 CS
_ $620,000 PS
't $620,000 B
$620,000 DECR
u $649,900 NEW
1181 NE 92nd St
Miami Shores, FL 33138-2934
Single Family
Cho Info Eff Date Aaent-IP
($550,000) 06/27/2017 3295796
B -> PS 06/02/2017 3295796
A -> B 05/15/2017 3295796
$649,900 -> $620,000 04/24/2017 3295796
ACfV -> $649,900 01/05/2017 3295796
Information is Believed To Be Accurate But Not Guaranteed. • Copyright Southeast Florida MILS. ® 2017
Search Criteria
Property Type Is one of 'Single Family', 'Condo/Co-Op/Vilia/Townhouse'
Property Type Is 'Single Family'
Street Number is like'1181•'
Compass Point Is 'NE'
Street Name is like'92•'
County is 'Miami -Dade County'
Selected 1 of 1 result.
Page I of 1
L - $620,000
C - $550,000
DOM:130
Office ID DQB
KWER01 130
KWER01 148
KWER01 130
KWER01 1D9
KWER01 0
hitp://sef.misnlatrix.com/Matrix/Printing/PrintOptions.aspx?c=AAEAAAD* * * **AQAA... 10/18/2017
•
•
•
SUBJECT PROPERTY MIAMI - DADE COUNTY PROPERTY APPRAISER - Printout
Client: Andrew Beyda File No.: 1018171
Property Address:1181 N.E. 92nd Street Case No.:
CRV: Miami Shores State: FL Zip: 33138
Propert_ y Scamh Application - Miami -Dade Colmty Page 1 of 1
.,A OFFICE OE THE PROPERTY APPRAISER
Summary Report
Prop" iMonnation
Fella.
Pfaperty Address: u Y
11.3205 027�C14Q
11a1 PE 92 ST
P 1Yml Snores, FL 33135-2934
Owrwr
ANDRFW orYDA
DANIELLE ERIN SEYDA
n0 Address1181
NE 92 ST ,
MIAAM SHORES, FL 33138 USA
PA Primary Zone
livo SGI. FAMILY • 23D1-2300 80
PAraary Land Use
0101 RESIDENTIAL-S'UNGLE
FAMILY: 1 UMT
Beds I Batts/ Halt
31210
Fb•rs
j1
Living units
1
ACtlfel Area
1,534 hq.Ft
Living Area
;1,650 Sq. Ft
AdIvatod Area
1,742 Sq.R
1-at Site
9,375 SCI.Ft
Year Bunt
iew
Asseeament Information "
Yefa
2017
$337,500
2016, 2015
Larrd Value
$314,250 $M5.750
S122,264 $173764
Building Value
3121,243
F Vaa
$7,218
$7,3171 $6.835
_ $443.821 $415,849
Marlfetvahu
A...d%i;h
5465.961
$203,M
111190,W1 $199.180
Senafds Information
Banolit
TWO
2017
2mal 2015
Save Our"ores
Assessment
Cap
Recluction
$262,224
$244,254I
T101114096 d
Exemptlon
$25,000
$25,000 =.000
Second
Ex&rvt*n
$25,000
525,000000
Memeateetl
t4oW Not all b•frs:mh are applicable to all Taxable Vahms (Le_ Courty,
S&OW Dowd.. Cfy, Reglorrl)
Short Leal D"cirlption
BAY LURE P844-63
LOT 22 ELK 2
LOT SIZE 75.000 x 125
OR 19318A187 022001 5
Generated Ow. 1011"17
Tanbte Vale• krfonnation
2222
2017
• xt6 •
2015
county
Exemplion Value .F___
35g000
KSO.OW 6
•
S70,000
TwurbleVah,e
513376
$149,%7
$1a6,180
School Dom
Exemption Value
ta
Teblo Vah a
525,000EM
5776737
5173,100
city
Exelnplionvaluo
S.A000
T sso.io 0
$50,000
TaxaW Value
$153,757
$149,507
$146,11*
Regional
Exerr"on Vahr
$50,OW
E50.000
$50,W0
fsuCbVOW
51ti3,/b"!
$149,W(
5140100
Saba Information
Pro vious
Price
�Pa� . 0uall6cation Description
Pa
05114/2017
W110.000
�3 Owl by exam of deed
isilies
02lDt/l001
19516. which are disgmvw a, a mug
0167 ,o/eramarabn of 01e deed
1821b FSots
ECIIDI�1(98'9
$18D,000
which are qww"
12t8
s1 .om
lam ;Saks which re graMlan
The OOM cr the Vnlp" A003iaaf N 0"noatr 00" and uadatro the hs ma. TWs wohsia moY net r-Aoq aro most anaM hYnneaon on rwwd.. the Preimity AnwAter
and UM maade Caw* assume* no 10f/tl, see full tiscl inm and User Apreeawd at Mp:#M fflUmidedefirer cep
Verdve
http:l/www.mismidade.gov/Pmpertyseamh/ 10/10017
•
•
•
•
••••••
r••
FLOORPLAN SKETCH
Client: Andrew Beyda File No.: 1018171
Property Address: 1181 N.E. 92nd Street Case No.:
City Miami Shores State: FL Zip: 33138
— — — — — — — — — — — 1
I I
I I
i I
I Rear Patio
I
I I
I I
I
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I Family
I Area
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1 Car
Garage Bedroom
Bedroom
x, N 2
Covered Entry
N.E. 92nd Street
II Comments:
•
•
• • • •
• •
• •
• •
AREA CALCULATIONS
SUMMARY
LIVING AREA BREAKDOWN
I Code Deacrlption
Net Size
Net Torals
Breakdown
Subtotals
GLAI rirat rloor
1550.0
1550.0
rirst floor
GAR Garage
300.0
300.0
25.0 a 43.0
1075.0
P/P Covered Retry
64.0
e4.0
6.0 a 15.0
90.0
6.0 : 11.0
84.0
6.0 : 210
1260
5.0 : 35..0
175..0
Net LIVABLE Area (rounded) I 1550 5 Items (rounded)
1550
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AERIAL MAP
Client: Andrew Beyda File No.: 1018171
Property Address:1181 N.E. 92nd Street Case No.:
City: Miami Shores State: FL Zip: 33138
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Property Address:1181 N.E. 92nd Street Case No.:
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LOCATION MAP
Client: Andrew Beyda File No.: 1018171
Property Address:1181 N.E. 92nd Street Case No.:
City: Miami Shores State: FL Zip: 33138
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FLOOD MAP
ReulQ=LCom 4) - Report
Page I of 2
Flood Map Report
For Property Loafed At �
1181 NE 92ND ST, MIAMI SHORES, FL 33138-2934
Report Dete: 10H5/2o17 County: DADE. FL
Food Zone Code Flood Zone Panel Parml Dais
AE 120662-12086COML 08111/2009
8p•eiel Flood Hazard Area ISFHA) Within 250 k of multiple food zones? Community mama
In Yes (AEA500) MIAMI SHORES
Flood Zone Deacripdon:
Zono AE An area inundated by 100-year flooding
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SUBJECT PROPERTY PHOTO ADDENDUM
Client: Andrew BeYda Flle No.: 1018171
Property Address: 1181 N.E. 92nd Street Case No.:
City, Miami Shores State: FL Zip: 33138
FRONT VIEW OF
SUBJECT PROPERTY
Appraised Date: October 19, 2017
Appraised Value: $ 660,000
REAR VIEW OF
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SUBJECTPRORERTY.
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STREETSCENE
ADDITIONAL PHOTOS
Cllent: Andrew Beyda Flle No.: 1018171
Property Address:1181 N.E. 92nd Street Case No.:
City Miami Shores State: FL Zip: 33138
INTERIOR - LIVING ROOM INTERIOR - DINING AREA AND FAMILY ROOM
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INTERIOR - KITCHEN
INTERIOR - KITCHEN
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ADDITIONAL PHOTOS
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INTERIOR - MASTER BEDROOM
INTERIOR- BEDROOM #2
INTERIOR - MASTER BATHROOM
INTERIOR - BATHROOM #2
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INTERIOR - BEDROOM #3 PROPERTY ADDRESSIHOUSE # ABOVE GARAGE DOOR
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COMPARABLE PROPERTY PHOTO ADDENDUM
COMPARABLE SALE #1
925 N.E. 95th Street
Miami Shores, FL. 33138
Sale Date: 0512017-Ciosad
Sale Price: $ 805,000
COMPARABLETALE#2
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1060 N.E. 92nd Street : • -
Miami Shores, FL! 93'IE8 •
Sale bate: 0812017-4I.sad
Sale Price: $ 705,dbp w w w •
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COMPARABLE SALE #3
1178 N.E. 98th Street
Miami Shores
Sale Date: 0712017-dosed
Sale Price: $ 625,000
JPR
GENERAL CONTRACT, CORP.
Architecture & Construction Group
PROJECT COST BREAKDOWN (AMENDED & REVISED)
Project:
1181 NE 92nd Street, Miami Shores, FL 33138
Owner:
Andrew & Danielle Beyda
Contractor:
JPR General Contract Corp / 2497 SW 126 Way,
Miramar, FL 33027
JOB
DESCRIPTION
PRICE
Demolition /
Replace drywall walls and ceiling throughout house. Removal of
$19,064.00
Interior Repair
existing doors and baseboard around house and replace with
new. Repair and renovate bathrooms. Repair walls around
windows and doors after new installation. (Included all areas:
bathrooms 3, kitchen, bedrooms 3, and closets all). All rough
materials, including drywall, plaster, insulation, screws, and
stucco repair are included.
Additional demolition and interior repair work as reflected by
$13,997.00
revisions, including additional drywall for interior walls and
ceiling, repair of damaged floorjoists, replacing plywood
subfloor, and laminate/engineered-wood finished floor. All
rough materials, including drywall, plaster, insulation, screws,
floor joists lumber, and stucco repair are included.
Garage
Garage conversion into new master bathroom and walk-in
$8,340.80
Conversion
closet. All rough materials included. Wall and ceiling finishes
included in "Demolition/Interior Repair" section.
Exterior Stucco
New stucco on East, West, and South face of house. North face
$2,500.00
will not get new stucco. Stucco repair around impact windows
and areas damaged as a result of renovation already included in
"Demolition and Interior Repair" and "Garage Conversion"
sections.
Bathrooms
Plumbing fixtures and finishes for 3 bathrooms in house to
$7,000
include 3 toilets, 2 bathtubs, 3 shower, 3 vanities (with
sinks/faucets), and porcelain/ceramic tile shower/tub surrounds.
Rough materials and installation included in "Demolition/Interior
Repair" and "Garage Conversion" sections.
gECEIVED
JU 19
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Kitchen
Plumbing fixtures and finishes for kitchen to include kitchen sink
$600
and faucet in single cabinet. Kitchen will have no other built-in
cabinets (no upper cabinets and only non -built-in lower cabinets
(commercial style rolling/lockable metal exposed
cabinets/countertops)). Kitchen will have no other built-in
appliances --refrigerator and oven/range will be freestanding.
Closets
Closet fixtures and finishes for 3 small and 1 master closets in
$3,200.00
house to include shelving, drawers, and clothes hanging rods.
Rough materials and installation included in "Demolition/Interior
Repair" and "Garage Conversion" sections.
Interior Doors
Interior doors for rooms and closets throughout house.
$1,800.00
Baseboards /
4 inch square white
$1,352.00
Door casing
Paint
Interior and exterior paint. Sherwin Williams Flat and semi -gloss.
$4,000.00
Electrical
Removal old existing wiring around house and installation of
$12,243.68
new per plans. Relocation of new fuse box. All material included.
New outlets, switches and covers included -- Decora white
regular. In -ceiling lights/high hats included.
Additional electrical work as reflected by revisions, including
$2,675.00
additional lighting in great room/living room and bedrooms. All
materials included). New outlets, switches and covers included --
Decora white regular. In -ceiling lights/high hats included.
Ceiling
Ceiling fan/light combination fixtures for each of 4 bedrooms. In-
$850.00
Fans/Light
ceiling lights, switches, and covers included in "Electrical"
Fixtures
section.
Mechanical/AC
Removal existing AC and AC handler, installation new AC ducts
$5,900.00
and installation new AC unit as per plan. All materials and
equipment included.
Additional mechanical work for relocation of certain AC ducts
$550.00
and related work as reflected on revisions.
Plumbing
All plumbing installation as per plans. New connection to septic
$6,312.00
tank. Installation of all new fixtures (bathroom 3, kitchen and
others) All rough materials and installation included. Fixtures not
included here. Fixtures included in "Bathrooms" and "Kitchen"
Section.
Additional plumbing work as reflected by revisions, including
$800.00
relocation and replacement of certain pipes.
Roofing
Removal existing roof tiles and installation new approved roof
$21,523.20
cover and metal roof.
Impact Windows
New impact windows and front door on East, West, and South of
house. North side existing windows will remain. White frame,
clear glass. NOA Approved.
$10,400.00
Impact Windows
(Credit)
Removal of certain windows initially included in plans that have
since been removed from scope of work as reflected in revisions.
($750.00)
Total:
$122,357.68
7 l�
Andrew Beyda ("Owner") Date
1181 NE 92"d Street
Miami Shore, FL 33138
1
Jaim a ("Contractor") D to
JPR ene a Contract Corp.,
2497 SW 26 Way,
Miramar, FL 33027
PERMIT ADDRESS: 1181 NE 92ND ST PARCEL: 1132050270340
Miami Shores, FL 33138
APPLICATION DATE: 06/14/2019 SQUARE FEET: 0.00 DESCRIPTION: ADDITIONAL DRYWALL, PLYWOOD FLOOR, AND
EXPIRATION DATE: 12/11/2019 VALUATION: $9,747.00 LAMINATE FINISH ALSO, REMOVAL OF 3 WINDOW:
ON ORIGINAL PLANS.
CONTACTS NAME
Contractor JAIME PENARANDA
JAIME PENARANDA
Owner ANDREW & DANIELLE BEYDA
ANDREW & DANIELLE BEYDA
COMPANY
ADDRESS
J P R GENERAL CONTRACTOR CORP 12010 SW 31 STREET CT
MIRAMAR, FL 33025
J P R GENERAL CONTRACTOR CORP 12010 SW 31 STREET CT
MIRAMAR, FL 33025
1181 NE 92 ST
MIAMI SHORES, FL 33138
1181 NE 92 ST
MIAMI SHORES, FL 33138
REVIEW ITEM STATUS REVIEWER
Building v.1 Requires Re -submit Ismael Naranjo email: naranjoi@msvfl.gov
Review item used to allow building to comment during a plan review
Comments: 1. Job cost estimate. Remove the cost of the pool from the cost estimate as is not part of this permit.
2. Provide cost for plumbing and electrical fixtures. Also include built-in appliances.
3. Provide cost for plaster, interior and exterior paint.
4. Item 13b. The floor sheathing is all new and some of the floor joist were either repair or replace. Provide details and specifications, including
structural details.
Plumbing v.1 Approved Maykel Massanet email: pl@msvfl.gov
June 27, 2019 10050 NE 2 Ave Miami Shores FL 33138 Page 1 of 1
9c
ORIDP'
PERMIT ADDRESS: 1181 NE 92ND ST PARCEL: 1132050270340
Miami Shores, FL 33138
APPLICATION DATE: 06/14/2019 SQUARE FEET: 0.00 DESCRIPTION: ADDITIONAL DRYWALL, PLYWOOD FLOOR, AND
EXPIRATION DATE: 12/11/2019 VALUATION: $9,747.00 LAMINATE FINISH ALSO, REMOVAL OF 3 WINDOW:
ON ORIGINAL PLANS.
CONTACTS NAME COMPANY ADDRESS
Contractor JAIME PENARANDA J P R GENERAL CONTRACTOR CORP 12010 SW 31 STREET CT
MIRAMAR, FL 33025
JAIME PENARANDA J P R GENERAL CONTRACTOR CORP 12010 SW 31 STREET CT
MIRAMAR, FL 33025
Owner ANDREW & DANIELLE BEYDA 1181 NE 92 ST
MIAMI SHORES, FL 33138
ANDREW & DANIELLE BEYDA 1181 NE 92 ST
MIAMI SHORES, FL 33138
REVIEW ITEM STATUS REVIEWER
Building v.1 Requires Re -submit Ismael Naranjo email: naranjoi@msvfl.gov
Review item used to allow building to comment during a plan review
Comments: 1. Job cost estimate. Remove the cost of the pool from the cost estimate as is not part of this permit.
2. Provide cost for plumbing and electrical fixtures. Also include built-in appliances.
3. Provide cost for plaster, interior and exterior paint.
4. Item 13b. The floor sheathing is all new and some of the floor joist were either repair or replace. Provide details and specifications, including
structural details.
Plumbing v.1
Approved Maykel Massanet email: pl@msvfl.gov
s
June 27, 2019 10050 NE 2 Ave Miami Shores FL 33138 Page 1 of 1