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Filing # 1 86413885 E-Filed 11/17/2023 05:01:13 PM
SLACK
JOHNSTON
MAGENHEIMER
REAL ESTATE APPRAISERS & CONSULTANTS
7245 S.W. 87™ AVENUE, SUITE 300
MIAMI, FLORIDA 33173
APPRAISAL OF REAL PROPERTY
FAIR MARKET ANNUAL RENTAL FOR
AERONAUTICAL LAND AND VARIOUS BUILDINGS
AND USER FEE ESTIMATES AT THE CLEARWATER AIRPARK,
CLEARWATER, PINELLAS COUNTY, FLORIDA
APPRAISAL REPORT
SJM FILE: 22029
PREPARED FOR
MR. MICHAEL MACDONALD, MPA
CLEARWATER AIRPARK
25 CAUSEWAY BOULEVARD
CLEARWATER, FLORIDA 33767
1
***ELECTRONICALLY FILED 11/17/2023 05:01:12 PM: KEN BURKE, CLERK OF THE CIRCUIT COURT, PINELLAS COUNTY***
SLACK
JOHNSTON
MAGENHEIMER
REAL ESTATE APPRAISERS & CONSULTANTS.
ANDREW H. MAGEHEIMER, MAI THEODORE W. SLACK, MAI
CERT. GEN. RZ1073 (W- 1992)
THEODORE C. SLACK, MAI
(1931-2015)
SUE BARRETT SLACK, MAI
(RETIRED)
April 27, 2022
Mr. Michael MacDonald, MPA
Clearwater Airpark
25 Causeway Boulevard
Clearwater, Pinellas County, Florida 33767
RE: Appraisal Report — Fair Market Annual Rental for Aeronautical Land and Various
Buildings and User Fee Estimates at the Clearwater Airpark, Pinellas County, Florida
SJM File: 22029
Dear Mr. MacDonald:
At your request, we have prepared an appraisal of the fair market annual rent for aeronautical
land and various improvements and user fee estimates at the Clearwater Airpark (CLW) as of
March 7, 2022, the date of valuation. CLW is a general aviation airport owned and operated
by the City of Clearwater.
The scope of this analysis included a visit to the airport and the various properties that are the
subject of this report, as well as market research regarding fair market rental rates for the
various properties. The purpose of this analysis is to provide an indication of the fair market
rental for the properties that are subject of this report. It should be clearly understood that this
analysis is limited to a rental analysis of the properties described herein and has not
considered the market value of the fee simple or leased fee interests in the land or building
improvements at the airports. It is our understanding the appraisal will be used for the
purpose of rental adjustments for existing tenants and negotiating with future tenants.
The appraisal report states our opinion of fair market rent, subject to various assumptions and
limiting conditions contained in this appraisal report. The property visit and analyses forming
the basis of our valuation have been performed by the undersigned. The appraisal is intended
to comply with the Uniform Standards of Professional Appraisal Practice (USPAP) as
adopted by the Appraisal Standards Board of the Appraisal Foundation.
2
SLACK, JOHNSTON & MAGENHEIMER, INC.
7245 S.W. 87™ AVENUE, SUITE 300, MIAMI, FLORIDA 33173
TELEPHONE (305) 670-2111 * EMAIL: SJMIAMI@AOL.COM
Mr. Michael MacDonald, MPA
April 27, 2022
As of the date of this report, the world is in the midst of a pandemic associated with the virus
Covid-19. The world economy is in a state of volatility based on the uncertainty of the
outcome of the impact of the virus. In the United States, the federal, state and local
governments are taking steps to limit the spread of the virus. These steps have negatively
impacted several facets of the economy including travel, tourism and hospitality. Based on
the results of historic pandemics of the 20th century (Swine Flu, Asian Flu, Hong Kong Flu,
SARS, MERS, EBOLA and HIV/AIDS) it is anticipated the current pandemic will pass in
time; however, the extent of the economic damage remains to be seen. Based upon available
information, this appraisal is premised upon the extraordinary assumption that the Corona
virus will not have a measurable long-term value impact on the property that is the subject of
this appraisal.
The appraisal report states our opinion of market value, subject to various assumptions and
limiting conditions contained in this appraisal report. The analyses forming the basis of our
valuation have been performed by the undersigned. The appraisal has been prepared in
accordance with the Uniform Standards of Professional Appraisal Practice (USPAP) as
adopted by the Appraisal Standards Board of the Appraisal Foundation.
The following report contains the results of our investigations and the explanation of the
approaches to value.
Respectfully submitted,
SLACK, JOHNSTON & MAGENHEIMER, INC.
duce
Andrew H. Magenheimer, MAI
Uh.
Zachary J. Olen, MAI
CERT. GEN. RZ1073 CERT.GE
MAGENHEIMER
TABLE OF CONTENTS
Page
SUMMARY OF SALIENT FACTS AND CONCLUSIONS
CERTIFICATION
ASSUMPTIONS AND LIMITING CONDITIONS
OWNERSHIP, LEGAL DESCRIPTION AND HISTORY OF THE PROPERTY
SCOPE OF THE APPRAISAL
DEFINITION OF VALUE AND INTEREST APPRAISED 11
AREA DISCUSSION 13
DESCRIPTION OF THE PROPERTIES. 22
REAL ESTATE TAXES 74
HIGHEST AND BEST USE 75
SUMMARY OF ANALYSIS AND VALUATIO 77
RECONCILIATION 103
ADDENDUM A - Slack, Johnston & Magenheimer Airport Survey.. 104
ADDENDUM B - Qualifications of the Appraisers . 121
MAGENHEIMER
SUMMARY OF SALIENT FACTS AND CONCLUSIONS
Property Appraised: Various aeronautical land and improvements and user fee
estimates at the Clearwater Airpark (CLW), City of
Clearwater, Pinellas County, Florida
Property Type: Aeronautical Land and Buildings
Ownership: City of Clearwater
P.O. Box 4748
Clearwater, Florida 33767
Interest Appraised: Fair market rental
Date of Report: April 27, 2022
Date of Valuation: March 7, 2022
Value Indications:
Annual Rent/Sq.Ft.
Aeronautical Land $0.25
Aeronautical Buildings Building Typ Monthly Rent/Unit
Building A T-Hangar $550
Building A T-Hangar w/ Bonus Area $600
Building B T-Hangar $550
Building B T-Hangar w/ Bonus Area $600
Building C T-Hangar $575
Building C T-Hangar w/ Bonus Area $625
Building D T-Hangar $550
Building D T-Hangar w/ Bonus Area $600
Building E Shade Hangar $300
Building F Shade Hangar $300
Building G Shade Hangar $300
Building H T-Hangar $550
Building H T-Hangar w/ Bonus Area $600
Building I T-Hangar $550
Building I T-Hangar w/ Bonus Area $600
Annual Rent/Sq. Ft.
FBO Terminal Terminal/Office Space $35.00 (2)
South Hangar Storage/Maintenance Hangar $5.50 (1)
Building Central Storage/Maintenance Hangar $6.50 (1)
MAGENHEIMER
Monthly Rent/Sq.Ft.
North Hangar Bulk Hangar $0.65
User Fees Monthly Rent/Spac
Tie Downs $110
Note (1): Rent includes supporting land and on a gross basis.
Note (2): Rent is on a full service basis and is based on the net usable area of the individual offices.
MAGENHEIMER
CLW AERIAL PHOTOGRAPH
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MAGENHEIMER
CERTIFICATION
We certify that, to the best of our knowledge and belief,
the statements of fact contained in this report are true and correct.
the reported analyses, opinions, and conclusions are limited only by the reported assumptions and
limiting conditions and are our personal, impartial, and unbiased professional analyses, opinions, and
conclusions.
we have no present or prospective interest in the properties that are the subject of this report and no
personal interest with respect to the parties involved
we have no bias with respect to the properties that are the subject of this report or to the parties
involved with this assignment.
our engagement in this assignment was not contingent upon developing or reporting predetermined
results.
our compensation for completing this assignment is not contingent upon the development or reporting
of a predetermined value or direction in value that favors the cause of the client, the amount of the
value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly
related to the intended use of this appraisal
the reported analyses, opinions, and conclusions were developed, and this report has been prepared.
in conformity with the requirements of the Code of Professional Ethics and Standards of Professional
Appraisal Practice of the Appraisal Institute, which include the Uniform Standards of Professional
Appraisal Practice (USPAP).
Andrew Magenheimer has made a visit to the property that is the subject of this report
no one provided significant real property appraisal assistance to the persons signing this certification.
the use of this report is subject to the requirements of the Appraisal Institute relating to review by its
duly authorized representatives.
we have performed any services regarding the subject property within the prior three years.
as of the date of this report, Andrew H. Magenheimer and Zachary J. Olen have completed the
continuing education program for Designated Members of the Appraisal Institute
SLACK, JOHNSTON & MAGENHEIMER, INC.
gh
AndrewH. Magenheimer, MAI Zachary J-Olet
Olen, MAI
CERT. GEN. RZ1073 CERT. G
MAGENHEIMER
ASSUMPTIONS AND LIMITING CONDITIONS
The appraisal is subject to the following assumptions and limiting conditions:
1 No responsibility is assumed for the legal description or for matters including legal or title
considerations. Title to the property is assumed to be good and marketable unless otherwise stated.
2. No legal opinion related to a title search was provided and all existing liens and
encumbrances, including deed restrictions and developers agreements, have not been investigated
unless otherwise stated. The property is appraised as though free and clear.
3 Responsible ownership and competent property management are assumed.
4 The information furnished by others has been gathered from sources deemed to be reliable,
however, no warranty is given for its accuracy.
5 All engineering and surveying is assumed to be correct. Any sketches, plats, or drawings
included in this report are included to assist the reader in visualizing the property. We have made no
survey of the property, and assume no responsibility in connection with such matters.
6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or
structures that render it more or less valuable. No responsibility is assumed for unusual soil
conditions and no opinion as to these matters is to be inferred or construed from the attached report
other than those specifically stated in the report. Unless stated otherwise, the soil conditions of the
subject property are assumed to be adequate to support development utilizing conventional
construction techniques. We recommend the client obtain an opinion from a competent engineering
firm.
7
It is assumed that there is full compliance with all applicable federal, state, and local
environmental regulations and laws unless noncompliance is stated, defined, and considered in the
appraisal report.
8 It is assumed that all applicable zoning and use regulations and restrictions have been
complied with, unless a nonconformity has been stated, defined, and considered in the appraisal
report.
9 It is assumed that all required licenses, certificates of occupancy, consents, or other
legislative or administrative authority from any local, state, or national government or private entity
or organization have been or can be obtained or renewed for any use on which the value estimate
contained in this report is based.
10. It is assumed that the utilization of the land and improvements is within the boundaries or
property lines of the property described and that there is no encroachment or trespass unless noted in
the report.
MAGENHEIMER
11. Any proposed or partially completed improvements included in this report are assumed to be
completed in accordance with approved plans and specifications and in a workmanlike manner.
12. Our estimates of future values were formulated based upon market conditions as of the date
of appraisal, considerate of future projections concerning supply and demand. The appraiser has no
responsibility for significant events that alter market conditions subsequent to the effective date or
dates of appraisal.
13. This study is to be used in whole and not in part. No part of it shall be used in conjunction
with any other appraisal. Publication of this report or any portion thereof without the written consent
of the appraiser is not permitted.
14. The appraiser, by reason of this report, is not required to give further consultation, testimony,
or be in attendance in court with reference to the property in question unless arrangements have been
previously made.
15. Neither all, nor any part of the contents of this report (especially any conclusions as to value,
the identity of the appraiser, or the firm with which the appraiser is connected), shall be disseminated
to the public through advertising, public relations, news, sales, or other media without the written
consent and approval of the appraiser. The use of this report in any public offering or syndication
document is specifically prohibited.
16. Unless otherwise stated in this report, the existence of hazardous substances, including
without limitation asbestos, polychlorinated biphenyls, petroleum leakage, or agricultural chemicals,
which may or may not be present on the property, or other environmental conditions, were not called
to the attention of, nor did the appraiser become aware of such during the appraiser's inspection. The
appraiser has no knowledge of the existence of such materials on or in the property unless otherwise
stated. The appraiser, however, is not qualified to test such substances or conditions. Ifthe presence
of such substances, such as asbestos, urea formaldehyde foam insulation, or other hazardous
substances or environmental conditions, may affect the value of the property, the value estimated is
predicated on the assumption that there is no such condition on or in the property or in such
proximity thereto that it would cause a loss in value. No responsibility is assumed for any such
conditions, nor for any expertise or engineering knowledge required to discover them. It is
recommended that the client retain an expert in this field, if needed.
17. Disclosure of the contents of this report by the appraiser is controlled by the Appraisal
Institute of which one or more signatures of this report is an MAI member and by the Florida
Department of Professional Regulation, Di sion of Appraisal State Certification. The analysis and
value conclusions, as well as non-public information about the subject property, are confidential
matters and cannot be divulged to any persons other than the party for whom the report is prepared.
Exceptions to this confidentiality provision are requests by committees of the Appraisal Institute or
the Florida Department of Professional Regulations for peer review, and subpoenas by any court
having jurisdiction to request production of the report.
MAGENHEIMER
18. Section 404.056(8) of the Florida Statues requires that prior to or at the time a rental
agreement or contract for any building is executed, the following disclosure statement must be
issued:
"RADON GAS: is a naturally occurring gas that, when it has accumulated in a building in sufficient
quantities, may present risk to persons who are exposed to it over time. Levels of radon that exceed
federal and state guidelines have been found in building in Florida. Additional information
regarding radon and radon testing may be obtained from your public health unit."
19. Acceptance or use of this report constitutes acceptance of the preceding conditions.
MAGENHEIMER
OWNERSHIP, LEGAL DESCRIPTION AND HISTORY OF THE PROPERTY
Ownership
CLW is owned and operated by the City of Clearwater, P.O. Box 4748, Clearwater, Pinellas
County, Florida 33758. The subject land and buildings are represented to be property of the
City. There are no known transfers of ownership of the subject property within the past five
years. It should be clearly understood that the identification of ownership and title analysis
was not performed and is beyond the scope of this appraisal.
Legal Description
The complete legal description of CLW was not provided for our review. CLW is legally
described as portions of Section 12, Township 29 South, Range 15 East of Pinellas County,
Florida.
Property History
Clearwater Air Park (CLW) contains 47 acres, with a runway configuration of 16-34. The
airport was originally opened in 1939 and serves the general aviation needs of the
community. CLW is one of the general aviation airports in the region that serve as reliever
airports to Tampa International and St. Pete-Clearwater International Airports. Clearwater
Airpark, Inc. is the fixed base operator at CLW and is under a management agreement with
the City of Clearwater to manage all of the facilities at the airport.
INTENDED USE, INTENDED USER AND DATE OF THE APPRAISAL
The purpose of our analysis is to develop and report an estimate of the fair market rent for
the various aeronautical properties and user fee estimates at the Clearwater Airpark (CLW).
The date of valuation is March 7, 2022 and the date of the report is April 27, 2022. It is our
understanding the appraisal will be used for the purpose of rental adjustments for existing
tenants and negotiating with future tenants. The client and intended user of this report is the
City of Clearwater.
SCOPE OF THE APPRAISAL
The scope of this appraisal report is to provide an analysis of the aeronautical land and
various improvements and user fees that are the subject of this report and their surrounding
environment in order to estimate the highest and best use and the fair market rental for the
various land and improvements. We have made recent visit to the properties and reviewed
factual data concerning their condition. The data reviewed included available site plans,
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MAGENHEIMER
surveys and other items provided by the client, including the airport master plan, minimum
standards, ALP and lease information for CLW.
As stated, this report is limited to an estimate of the fair market annual rent for the
aeronautical land and various improvements that are the subject of this report as of March 7,
2022, the date of valuation. In addition, we have included user fee estimates (i.e. tie downs)
for CLW. This appraisal included an estimation of the highest and best use of the subject
properties. This analysis includes a visit to the properties, gathering information concerning
potential uses of the properties, as well as a review of market conditions for the properties.
The aeronautical properties are located within the Airport Operating Area (AOA) of each
airport, with limited potential uses due to this designation. The scope of our market rental
analysis for the subject aeronautical properties was based on comparison with similar
properties. The focus of the rental analysis is general aviation airports within the central
regions of Florida.
Our research included a review of the method of establishing rental rates and charges for
aeronautical properties. Generally, aeronautical properties within Florida do not sell and;
therefore, determining rental rates and charges based on capitalization rates and sales prices
is not possible. There are two methods typically utilized to estimated rental rates of
aeronautical properties: 1) market comparative analysis based on market research and 2) a
comparison of non-airport (off-port) land values and improvement values to airport (on-port)
properties.
It is our opinion that the on-port/off-port method of estimating rental rates for aeronautical
property is a less reliable way of estimating market rents, especially when comparable airport
rental information is available. Inherent in ownership of real estate is the "bundle of rights"
that each property possesses. In most areas, aeronautical properties are owned by aviation
authorities and may only be used by leasing the property. In addition to the ownership
differences in non-aviation and aeronautical properties, the permitted use of properties differ
greatly. Generally, the FAA mandates that aeronautical properties may only be used for
aeronautical related uses; therefore, it is difficult to quantify the impact of this restriction on
airport properties and relate it to a unit of comparison for estimating rental rates with non-
aviation properties of different use (e.g. industrial or commercial property).
Furthermore, “market rent” is generally defined as the rent a property would command as
indicated by the current rents paid and asked for similar property. It is our opinion that the
restriction of use of aeronautical property is so finite that they cannot be compared to non-
aviation property.
It is our opinion that market research produces the best method of estimating market rental
rates between similar property types. This method serves as the basis for our estimation of
the fair market rental for the various properties that are the subject of this report.
9
MAGENHEIMER
As stated, our general aviation survey included over 50 airports within the State of Florida.
These airports included a variety of general aviation to large hub commercial airports. Our
survey indicates that, although there is a wide variation in geographic locations and non-
aviation property values throughout the state, there are several similarities in rental rates and
charges for various components at the airports based on the airport use (general aviation and
commercial).
The scope of our survey has included a mail questionnaire and telephone interviews with
airport managers and fixed base operators (FBO). In addition, our analysis included a
review of several secondary aviation data sources.
The primary focus of our survey was rental rates and charges for aeronautical properties.
The airports have been compared based on location, physical size, annual operations, based
aircraft and fuel flowage. The data collected includes statistical information described
above, as well as rates and charges for various types of aeronautical properties.
For the purpose of this portion of the appraisal, aeronautical land, building rental rates and
user fees were the focus of our analysis. The wide variety of airports included in our survey
necessitated a review of the units of comparison used to compare airports to one another.
Airports were compared based on activity levels relating to geographic locations, physical
size, number and length of runways, based aircraft, annual operations and fuel flowage. In
our research, the focus of airport comparisons was based on geographic location and
relationships between based aircraft, operations and fuel flowage. The valuation section of
this report will further discuss the comparison of airport properties.
Our research has focused on the best available data concerning each of the different property
types described herein, as of the date of valuation. It is our opinion that the above described
valuation methods produce a reliable indication of fair market rental rates for the various
properties that are the subject of this report.
10
MAGENHEIMER
DEFINITION OF VALUE AND INTEREST APPRAISED
The Uniform Standards of Professional Appraisal Practice (USPAP 2020-21) defines
Market Value as "a type of value, stated as an opinion, that presumes the transfer of a
property (i.e. a right of ownership or a bundle of rights), as of a certain date, under specific
conditions set forth in the definition of the term identified by the appraiser as applicable in an
appraisal."
We have relied on the Dictionary of Real Estate Appraisal, Seventh Edition, definition of
Market Value as "the most probable price which a property should bring in a competitive
and open market under all conditions requisite to a fair sale, the buyer and seller each acting
prudently and knowledgeably, and assuming the price is not affected by undue stimulus.
Implicit in this definition is the consummation ofa sale as of a specified date and the passing
of title from seller to buyer under conditions whereby:
1 buyer and seller are typically motivated;
both parties are well informed or well advised, and acting in what they consider their
best interests;
a reasonable time is allowed for exposure in the open market;
payment is made in cash in United States dollars or in terms of financial arrangements
comparable thereto; and
the price represents the normal consideration for the property sold unaffected by
special or creative financing or sales concessions granted by anyone associated with
the sale.
(Federal Register 77472, Volume 75, No. 237, December 10, 2010)
Other pertinent definitions from the Dictionary of Real Estate Appraisal, Seventh Edition, as
follows:
Fee Simple Estate is the “absolute ownership unencumbered by any other interest or estate,
subject only to the limitations imposed by the governmental powers of taxation, eminent
domain, police power, and escheat.”
Leased Fee Interest is “a freehold (ownership interest) where the possessory interest has
been granted to another party by creation of a contractual landlord-tenant relationship (i.e., a
lease)”.
11
MAGENHEIMER
Leasehold Interest is the “interest held by a lessee (tenant) through a lease transferring the
rights of use and occupancy for a stated term under certain conditions.”
Market Rent is “the most probable rent that a property should bring in a competitive and
open market reflecting all conditions requisite to a fair lease transaction, the lessee and lessor
each acting prudently and knowledgeably, and assuming the rent is not affected by undue
stimulus. Implicit in this definition is the execution of a lease as of a specified date under
conditions whereby
e Lessee and lessor are typically motivated;
e Both parties are well informed or well advised, and acting in what they
consider their best interests;
Payment is made in terms of cash or in terms of financial arrangements
comparable thereto; and
The rent reflects specified terms and conditions typically found in that market,
such as permitted uses, use restrictions, expense obligations, duration,
concessions, rental adjustments and reevaluations, renewal and purchase
options, frequency of payments (annual, monthly, etc.), and tenant
improvements (TIs).”
12
MAGENHEIMER
AREA DISCUSSION
Clearwater Airpark (CLW) is located in Clearwater within central Pinellas County on
the west coast of Florida. The recipients of this report are familiar with the Pinellas
County and Clearwater areas and the area analysis is therefore limited.
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13
MAGENHEIMER
AVIATION OVERVIEW
The aviation industry in west central Florida is characterized by numerous smaller general
aviation airports with regional large and medium hub commercial airports located in the
vicinity of areas of population concentration. The regional commercial airports in the area
include Orlando International, Tampa International, Southwest Florida Regional, Sarasota-
Bradenton, Orlando Sanford and St. Petersburg-Clearwater Airports. According to the
different airport authority for each airport, CY20 the passenger enplanements and airport hub
classifications for the area commercial service airports are as follows:
CY 2020
Airport Enplanements Hub Size
Orlando Int’! 10,858,894 Large
Tampa Int’l 5,138,990 Large
Southwest Florida Int’! 3,004,387 Medium
Orlando Sanford Int’! 769,598 Small
St. Petersburg-Clearwater Int’! 697,638 Small
Sarasota-Bradenton Int’! 616,798 Small
A review of the “Florida Aviation System Plan 2025” (FASP) prepared by the Florida
Department of Transportation (FDOT) and Federal Aviation Administration (FAA) identifies
131 public airports in Florida. The FASP classifies airports within Florida into two general
categories: Commercial Service and General Aviation. Within Florida, the FASP identifies
19 commercial airports and 112 community (general aviation) airports. The FASP divides
the state into nine regions and identifies the airports within each region according to the use
classification. CLW is classified as a “general aviation” airport. The FASP identifies the
public airports in the West Central Florida Metropolitan area as follows:
Commercial Community Community
Airport: Airports Airports
St. Pete-Clearwater Int’! Albert Whitted Plant City
Tampa International Clearwater Airpark Tampa North Aero Park
Brooksville-Tampa Bay Reg'l Tampa Executive
Peter O. Knight Zephyrhills Municipal
Pilot Country
The FASP is useful in establishing the universe of airports within the state and segregating
the airports based on use characteristics. The FASP helps identify the airports which are
similar in terms of geographic location and use. In our analysis, we researched aeronautical
land, pavement and building rental rates at other general aviation airports within Florida.
Please refer to the valuation section which follows.
14
MAGENHEIMER
West Contral Florida CFASPP MA
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‘Total Based Aircraft: 1,078
Total Number of Runways:
Total Operations: 000,414
‘Souros: FAA 5010 (extracted October 2016)
The West Central CFASPP MA is located within FDOT District Seven. The West Central CFASPP
Steering Committee is supported by the Hillsborough County, Pinellas County, Pasco County,
and Springhill/Hemando County Metropolitan Planning Organizations (MPOs); Withlacoochee
and Tampa Bay Regional Planning Councils (RPCs); and FDOT. Taking Might
15
MAGENHEIMER
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Filing # 1 86413885 E-Filed 11/17/2023 05:01:13 PM SLACK JOHNSTON MAGENHEIMER REAL ESTATE APPRAISERS & CONSULTANTS 7245 S.W. 87™ AVENUE, SUITE 300 MIAMI, FLORIDA 33173 APPRAISAL OF REAL PROPERTY FAIR MARKET ANNUAL RENTAL FOR AERONAUTICAL LAND AND VARIOUS BUILDINGS AND USER FEE ESTIMATES AT THE CLEARWATER AIRPARK, CLEARWATER, PINELLAS COUNTY, FLORIDA APPRAISAL REPORT SJM FILE: 22029 PREPARED FOR MR. MICHAEL MACDONALD, MPA CLEARWATER AIRPARK 25 CAUSEWAY BOULEVARD CLEARWATER, FLORIDA 33767 1 ***ELECTRONICALLY FILED 11/17/2023 05:01:12 PM: KEN BURKE, CLERK OF THE CIRCUIT COURT, PINELLAS COUNTY*** SLACK JOHNSTON MAGENHEIMER REAL ESTATE APPRAISERS & CONSULTANTS. ANDREW H. MAGEHEIMER, MAI THEODORE W. SLACK, MAI CERT. GEN. RZ1073 (W- 1992) THEODORE C. SLACK, MAI (1931-2015) SUE BARRETT SLACK, MAI (RETIRED) April 27, 2022 Mr. Michael MacDonald, MPA Clearwater Airpark 25 Causeway Boulevard Clearwater, Pinellas County, Florida 33767 RE: Appraisal Report — Fair Market Annual Rental for Aeronautical Land and Various Buildings and User Fee Estimates at the Clearwater Airpark, Pinellas County, Florida SJM File: 22029 Dear Mr. MacDonald: At your request, we have prepared an appraisal of the fair market annual rent for aeronautical land and various improvements and user fee estimates at the Clearwater Airpark (CLW) as of March 7, 2022, the date of valuation. CLW is a general aviation airport owned and operated by the City of Clearwater. The scope of this analysis included a visit to the airport and the various properties that are the subject of this report, as well as market research regarding fair market rental rates for the various properties. The purpose of this analysis is to provide an indication of the fair market rental for the properties that are subject of this report. It should be clearly understood that this analysis is limited to a rental analysis of the properties described herein and has not considered the market value of the fee simple or leased fee interests in the land or building improvements at the airports. It is our understanding the appraisal will be used for the purpose of rental adjustments for existing tenants and negotiating with future tenants. The appraisal report states our opinion of fair market rent, subject to various assumptions and limiting conditions contained in this appraisal report. The property visit and analyses forming the basis of our valuation have been performed by the undersigned. The appraisal is intended to comply with the Uniform Standards of Professional Appraisal Practice (USPAP) as adopted by the Appraisal Standards Board of the Appraisal Foundation. 2 SLACK, JOHNSTON & MAGENHEIMER, INC. 7245 S.W. 87™ AVENUE, SUITE 300, MIAMI, FLORIDA 33173 TELEPHONE (305) 670-2111 * EMAIL: SJMIAMI@AOL.COM Mr. Michael MacDonald, MPA April 27, 2022 As of the date of this report, the world is in the midst of a pandemic associated with the virus Covid-19. The world economy is in a state of volatility based on the uncertainty of the outcome of the impact of the virus. In the United States, the federal, state and local governments are taking steps to limit the spread of the virus. These steps have negatively impacted several facets of the economy including travel, tourism and hospitality. Based on the results of historic pandemics of the 20th century (Swine Flu, Asian Flu, Hong Kong Flu, SARS, MERS, EBOLA and HIV/AIDS) it is anticipated the current pandemic will pass in time; however, the extent of the economic damage remains to be seen. Based upon available information, this appraisal is premised upon the extraordinary assumption that the Corona virus will not have a measurable long-term value impact on the property that is the subject of this appraisal. The appraisal report states our opinion of market value, subject to various assumptions and limiting conditions contained in this appraisal report. The analyses forming the basis of our valuation have been performed by the undersigned. The appraisal has been prepared in accordance with the Uniform Standards of Professional Appraisal Practice (USPAP) as adopted by the Appraisal Standards Board of the Appraisal Foundation. The following report contains the results of our investigations and the explanation of the approaches to value. Respectfully submitted, SLACK, JOHNSTON & MAGENHEIMER, INC. duce Andrew H. Magenheimer, MAI Uh. Zachary J. Olen, MAI CERT. GEN. RZ1073 CERT.GE MAGENHEIMER TABLE OF CONTENTS Page SUMMARY OF SALIENT FACTS AND CONCLUSIONS CERTIFICATION ASSUMPTIONS AND LIMITING CONDITIONS OWNERSHIP, LEGAL DESCRIPTION AND HISTORY OF THE PROPERTY SCOPE OF THE APPRAISAL DEFINITION OF VALUE AND INTEREST APPRAISED 11 AREA DISCUSSION 13 DESCRIPTION OF THE PROPERTIES. 22 REAL ESTATE TAXES 74 HIGHEST AND BEST USE 75 SUMMARY OF ANALYSIS AND VALUATIO 77 RECONCILIATION 103 ADDENDUM A - Slack, Johnston & Magenheimer Airport Survey.. 104 ADDENDUM B - Qualifications of the Appraisers . 121 MAGENHEIMER SUMMARY OF SALIENT FACTS AND CONCLUSIONS Property Appraised: Various aeronautical land and improvements and user fee estimates at the Clearwater Airpark (CLW), City of Clearwater, Pinellas County, Florida Property Type: Aeronautical Land and Buildings Ownership: City of Clearwater P.O. Box 4748 Clearwater, Florida 33767 Interest Appraised: Fair market rental Date of Report: April 27, 2022 Date of Valuation: March 7, 2022 Value Indications: Annual Rent/Sq.Ft. Aeronautical Land $0.25 Aeronautical Buildings Building Typ Monthly Rent/Unit Building A T-Hangar $550 Building A T-Hangar w/ Bonus Area $600 Building B T-Hangar $550 Building B T-Hangar w/ Bonus Area $600 Building C T-Hangar $575 Building C T-Hangar w/ Bonus Area $625 Building D T-Hangar $550 Building D T-Hangar w/ Bonus Area $600 Building E Shade Hangar $300 Building F Shade Hangar $300 Building G Shade Hangar $300 Building H T-Hangar $550 Building H T-Hangar w/ Bonus Area $600 Building I T-Hangar $550 Building I T-Hangar w/ Bonus Area $600 Annual Rent/Sq. Ft. FBO Terminal Terminal/Office Space $35.00 (2) South Hangar Storage/Maintenance Hangar $5.50 (1) Building Central Storage/Maintenance Hangar $6.50 (1) MAGENHEIMER Monthly Rent/Sq.Ft. North Hangar Bulk Hangar $0.65 User Fees Monthly Rent/Spac Tie Downs $110 Note (1): Rent includes supporting land and on a gross basis. Note (2): Rent is on a full service basis and is based on the net usable area of the individual offices. MAGENHEIMER CLW AERIAL PHOTOGRAPH at) ea El Caio | i ¢er eee a aad a si Ns ai ri. + se Et bee 2 Deel oan ‘< Bi ies ela LB bd ot CER REM bl i Ct LA | aares) | a Se ee ae Cus a | =| et GAN ell Saei aed =| q se tS a) uN a a red beltee tie Tor 1 | eccomienee anes ed ft = 3 i i —e l Ene os 7 Cd mp | ae MAGENHEIMER CERTIFICATION We certify that, to the best of our knowledge and belief, the statements of fact contained in this report are true and correct. the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are our personal, impartial, and unbiased professional analyses, opinions, and conclusions. we have no present or prospective interest in the properties that are the subject of this report and no personal interest with respect to the parties involved we have no bias with respect to the properties that are the subject of this report or to the parties involved with this assignment. our engagement in this assignment was not contingent upon developing or reporting predetermined results. our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal the reported analyses, opinions, and conclusions were developed, and this report has been prepared. in conformity with the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, which include the Uniform Standards of Professional Appraisal Practice (USPAP). Andrew Magenheimer has made a visit to the property that is the subject of this report no one provided significant real property appraisal assistance to the persons signing this certification. the use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. we have performed any services regarding the subject property within the prior three years. as of the date of this report, Andrew H. Magenheimer and Zachary J. Olen have completed the continuing education program for Designated Members of the Appraisal Institute SLACK, JOHNSTON & MAGENHEIMER, INC. gh AndrewH. Magenheimer, MAI Zachary J-Olet Olen, MAI CERT. GEN. RZ1073 CERT. G MAGENHEIMER ASSUMPTIONS AND LIMITING CONDITIONS The appraisal is subject to the following assumptions and limiting conditions: 1 No responsibility is assumed for the legal description or for matters including legal or title considerations. Title to the property is assumed to be good and marketable unless otherwise stated. 2. No legal opinion related to a title search was provided and all existing liens and encumbrances, including deed restrictions and developers agreements, have not been investigated unless otherwise stated. The property is appraised as though free and clear. 3 Responsible ownership and competent property management are assumed. 4 The information furnished by others has been gathered from sources deemed to be reliable, however, no warranty is given for its accuracy. 5 All engineering and surveying is assumed to be correct. Any sketches, plats, or drawings included in this report are included to assist the reader in visualizing the property. We have made no survey of the property, and assume no responsibility in connection with such matters. 6. It is assumed that there are no hidden or unapparent conditions of the property, subsoil, or structures that render it more or less valuable. No responsibility is assumed for unusual soil conditions and no opinion as to these matters is to be inferred or construed from the attached report other than those specifically stated in the report. Unless stated otherwise, the soil conditions of the subject property are assumed to be adequate to support development utilizing conventional construction techniques. We recommend the client obtain an opinion from a competent engineering firm. 7 It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws unless noncompliance is stated, defined, and considered in the appraisal report. 8 It is assumed that all applicable zoning and use regulations and restrictions have been complied with, unless a nonconformity has been stated, defined, and considered in the appraisal report. 9 It is assumed that all required licenses, certificates of occupancy, consents, or other legislative or administrative authority from any local, state, or national government or private entity or organization have been or can be obtained or renewed for any use on which the value estimate contained in this report is based. 10. It is assumed that the utilization of the land and improvements is within the boundaries or property lines of the property described and that there is no encroachment or trespass unless noted in the report. MAGENHEIMER 11. Any proposed or partially completed improvements included in this report are assumed to be completed in accordance with approved plans and specifications and in a workmanlike manner. 12. Our estimates of future values were formulated based upon market conditions as of the date of appraisal, considerate of future projections concerning supply and demand. The appraiser has no responsibility for significant events that alter market conditions subsequent to the effective date or dates of appraisal. 13. This study is to be used in whole and not in part. No part of it shall be used in conjunction with any other appraisal. Publication of this report or any portion thereof without the written consent of the appraiser is not permitted. 14. The appraiser, by reason of this report, is not required to give further consultation, testimony, or be in attendance in court with reference to the property in question unless arrangements have been previously made. 15. Neither all, nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraiser, or the firm with which the appraiser is connected), shall be disseminated to the public through advertising, public relations, news, sales, or other media without the written consent and approval of the appraiser. The use of this report in any public offering or syndication document is specifically prohibited. 16. Unless otherwise stated in this report, the existence of hazardous substances, including without limitation asbestos, polychlorinated biphenyls, petroleum leakage, or agricultural chemicals, which may or may not be present on the property, or other environmental conditions, were not called to the attention of, nor did the appraiser become aware of such during the appraiser's inspection. The appraiser has no knowledge of the existence of such materials on or in the property unless otherwise stated. The appraiser, however, is not qualified to test such substances or conditions. Ifthe presence of such substances, such as asbestos, urea formaldehyde foam insulation, or other hazardous substances or environmental conditions, may affect the value of the property, the value estimated is predicated on the assumption that there is no such condition on or in the property or in such proximity thereto that it would cause a loss in value. No responsibility is assumed for any such conditions, nor for any expertise or engineering knowledge required to discover them. It is recommended that the client retain an expert in this field, if needed. 17. Disclosure of the contents of this report by the appraiser is controlled by the Appraisal Institute of which one or more signatures of this report is an MAI member and by the Florida Department of Professional Regulation, Di sion of Appraisal State Certification. The analysis and value conclusions, as well as non-public information about the subject property, are confidential matters and cannot be divulged to any persons other than the party for whom the report is prepared. Exceptions to this confidentiality provision are requests by committees of the Appraisal Institute or the Florida Department of Professional Regulations for peer review, and subpoenas by any court having jurisdiction to request production of the report. MAGENHEIMER 18. Section 404.056(8) of the Florida Statues requires that prior to or at the time a rental agreement or contract for any building is executed, the following disclosure statement must be issued: "RADON GAS: is a naturally occurring gas that, when it has accumulated in a building in sufficient quantities, may present risk to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in building in Florida. Additional information regarding radon and radon testing may be obtained from your public health unit." 19. Acceptance or use of this report constitutes acceptance of the preceding conditions. MAGENHEIMER OWNERSHIP, LEGAL DESCRIPTION AND HISTORY OF THE PROPERTY Ownership CLW is owned and operated by the City of Clearwater, P.O. Box 4748, Clearwater, Pinellas County, Florida 33758. The subject land and buildings are represented to be property of the City. There are no known transfers of ownership of the subject property within the past five years. It should be clearly understood that the identification of ownership and title analysis was not performed and is beyond the scope of this appraisal. Legal Description The complete legal description of CLW was not provided for our review. CLW is legally described as portions of Section 12, Township 29 South, Range 15 East of Pinellas County, Florida. Property History Clearwater Air Park (CLW) contains 47 acres, with a runway configuration of 16-34. The airport was originally opened in 1939 and serves the general aviation needs of the community. CLW is one of the general aviation airports in the region that serve as reliever airports to Tampa International and St. Pete-Clearwater International Airports. Clearwater Airpark, Inc. is the fixed base operator at CLW and is under a management agreement with the City of Clearwater to manage all of the facilities at the airport. INTENDED USE, INTENDED USER AND DATE OF THE APPRAISAL The purpose of our analysis is to develop and report an estimate of the fair market rent for the various aeronautical properties and user fee estimates at the Clearwater Airpark (CLW). The date of valuation is March 7, 2022 and the date of the report is April 27, 2022. It is our understanding the appraisal will be used for the purpose of rental adjustments for existing tenants and negotiating with future tenants. The client and intended user of this report is the City of Clearwater. SCOPE OF THE APPRAISAL The scope of this appraisal report is to provide an analysis of the aeronautical land and various improvements and user fees that are the subject of this report and their surrounding environment in order to estimate the highest and best use and the fair market rental for the various land and improvements. We have made recent visit to the properties and reviewed factual data concerning their condition. The data reviewed included available site plans, 8 MAGENHEIMER surveys and other items provided by the client, including the airport master plan, minimum standards, ALP and lease information for CLW. As stated, this report is limited to an estimate of the fair market annual rent for the aeronautical land and various improvements that are the subject of this report as of March 7, 2022, the date of valuation. In addition, we have included user fee estimates (i.e. tie downs) for CLW. This appraisal included an estimation of the highest and best use of the subject properties. This analysis includes a visit to the properties, gathering information concerning potential uses of the properties, as well as a review of market conditions for the properties. The aeronautical properties are located within the Airport Operating Area (AOA) of each airport, with limited potential uses due to this designation. The scope of our market rental analysis for the subject aeronautical properties was based on comparison with similar properties. The focus of the rental analysis is general aviation airports within the central regions of Florida. Our research included a review of the method of establishing rental rates and charges for aeronautical properties. Generally, aeronautical properties within Florida do not sell and; therefore, determining rental rates and charges based on capitalization rates and sales prices is not possible. There are two methods typically utilized to estimated rental rates of aeronautical properties: 1) market comparative analysis based on market research and 2) a comparison of non-airport (off-port) land values and improvement values to airport (on-port) properties. It is our opinion that the on-port/off-port method of estimating rental rates for aeronautical property is a less reliable way of estimating market rents, especially when comparable airport rental information is available. Inherent in ownership of real estate is the "bundle of rights" that each property possesses. In most areas, aeronautical properties are owned by aviation authorities and may only be used by leasing the property. In addition to the ownership differences in non-aviation and aeronautical properties, the permitted use of properties differ greatly. Generally, the FAA mandates that aeronautical properties may only be used for aeronautical related uses; therefore, it is difficult to quantify the impact of this restriction on airport properties and relate it to a unit of comparison for estimating rental rates with non- aviation properties of different use (e.g. industrial or commercial property). Furthermore, “market rent” is generally defined as the rent a property would command as indicated by the current rents paid and asked for similar property. It is our opinion that the restriction of use of aeronautical property is so finite that they cannot be compared to non- aviation property. It is our opinion that market research produces the best method of estimating market rental rates between similar property types. This method serves as the basis for our estimation of the fair market rental for the various properties that are the subject of this report. 9 MAGENHEIMER As stated, our general aviation survey included over 50 airports within the State of Florida. These airports included a variety of general aviation to large hub commercial airports. Our survey indicates that, although there is a wide variation in geographic locations and non- aviation property values throughout the state, there are several similarities in rental rates and charges for various components at the airports based on the airport use (general aviation and commercial). The scope of our survey has included a mail questionnaire and telephone interviews with airport managers and fixed base operators (FBO). In addition, our analysis included a review of several secondary aviation data sources. The primary focus of our survey was rental rates and charges for aeronautical properties. The airports have been compared based on location, physical size, annual operations, based aircraft and fuel flowage. The data collected includes statistical information described above, as well as rates and charges for various types of aeronautical properties. For the purpose of this portion of the appraisal, aeronautical land, building rental rates and user fees were the focus of our analysis. The wide variety of airports included in our survey necessitated a review of the units of comparison used to compare airports to one another. Airports were compared based on activity levels relating to geographic locations, physical size, number and length of runways, based aircraft, annual operations and fuel flowage. In our research, the focus of airport comparisons was based on geographic location and relationships between based aircraft, operations and fuel flowage. The valuation section of this report will further discuss the comparison of airport properties. Our research has focused on the best available data concerning each of the different property types described herein, as of the date of valuation. It is our opinion that the above described valuation methods produce a reliable indication of fair market rental rates for the various properties that are the subject of this report. 10 MAGENHEIMER DEFINITION OF VALUE AND INTEREST APPRAISED The Uniform Standards of Professional Appraisal Practice (USPAP 2020-21) defines Market Value as "a type of value, stated as an opinion, that presumes the transfer of a property (i.e. a right of ownership or a bundle of rights), as of a certain date, under specific conditions set forth in the definition of the term identified by the appraiser as applicable in an appraisal." We have relied on the Dictionary of Real Estate Appraisal, Seventh Edition, definition of Market Value as "the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation ofa sale as of a specified date and the passing of title from seller to buyer under conditions whereby: 1 buyer and seller are typically motivated; both parties are well informed or well advised, and acting in what they consider their best interests; a reasonable time is allowed for exposure in the open market; payment is made in cash in United States dollars or in terms of financial arrangements comparable thereto; and the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. (Federal Register 77472, Volume 75, No. 237, December 10, 2010) Other pertinent definitions from the Dictionary of Real Estate Appraisal, Seventh Edition, as follows: Fee Simple Estate is the “absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat.” Leased Fee Interest is “a freehold (ownership interest) where the possessory interest has been granted to another party by creation of a contractual landlord-tenant relationship (i.e., a lease)”. 11 MAGENHEIMER Leasehold Interest is the “interest held by a lessee (tenant) through a lease transferring the rights of use and occupancy for a stated term under certain conditions.” Market Rent is “the most probable rent that a property should bring in a competitive and open market reflecting all conditions requisite to a fair lease transaction, the lessee and lessor each acting prudently and knowledgeably, and assuming the rent is not affected by undue stimulus. Implicit in this definition is the execution of a lease as of a specified date under conditions whereby e Lessee and lessor are typically motivated; e Both parties are well informed or well advised, and acting in what they consider their best interests; Payment is made in terms of cash or in terms of financial arrangements comparable thereto; and The rent reflects specified terms and conditions typically found in that market, such as permitted uses, use restrictions, expense obligations, duration, concessions, rental adjustments and reevaluations, renewal and purchase options, frequency of payments (annual, monthly, etc.), and tenant improvements (TIs).” 12 MAGENHEIMER AREA DISCUSSION Clearwater Airpark (CLW) is located in Clearwater within central Pinellas County on the west coast of Florida. The recipients of this report are familiar with the Pinellas County and Clearwater areas and the area analysis is therefore limited. Bs a |_| yet sak 3h | BLASS] ai tal - al (ha aS izI a Ere us Ser * fai ES Es alRe | ai {Dew cb re | NE i a ; fy ag I ac [pana 5 =i oe a A | te nt werd) exe ill poet || Hf ee if wa CO) CT ue i lk as La le To Zo ey z = Li pall ee ee fy iN 13 MAGENHEIMER AVIATION OVERVIEW The aviation industry in west central Florida is characterized by numerous smaller general aviation airports with regional large and medium hub commercial airports located in the vicinity of areas of population concentration. The regional commercial airports in the area include Orlando International, Tampa International, Southwest Florida Regional, Sarasota- Bradenton, Orlando Sanford and St. Petersburg-Clearwater Airports. According to the different airport authority for each airport, CY20 the passenger enplanements and airport hub classifications for the area commercial service airports are as follows: CY 2020 Airport Enplanements Hub Size Orlando Int’! 10,858,894 Large Tampa Int’l 5,138,990 Large Southwest Florida Int’! 3,004,387 Medium Orlando Sanford Int’! 769,598 Small St. Petersburg-Clearwater Int’! 697,638 Small Sarasota-Bradenton Int’! 616,798 Small A review of the “Florida Aviation System Plan 2025” (FASP) prepared by the Florida Department of Transportation (FDOT) and Federal Aviation Administration (FAA) identifies 131 public airports in Florida. The FASP classifies airports within Florida into two general categories: Commercial Service and General Aviation. Within Florida, the FASP identifies 19 commercial airports and 112 community (general aviation) airports. The FASP divides the state into nine regions and identifies the airports within each region according to the use classification. CLW is classified as a “general aviation” airport. The FASP identifies the public airports in the West Central Florida Metropolitan area as follows: Commercial Community Community Airport: Airports Airports St. Pete-Clearwater Int’! Albert Whitted Plant City Tampa International Clearwater Airpark Tampa North Aero Park Brooksville-Tampa Bay Reg'l Tampa Executive Peter O. Knight Zephyrhills Municipal Pilot Country The FASP is useful in establishing the universe of airports within the state and segregating the airports based on use characteristics. The FASP helps identify the airports which are similar in terms of geographic location and use. In our analysis, we researched aeronautical land, pavement and building rental rates at other general aviation airports within Florida. Please refer to the valuation section which follows. 14 MAGENHEIMER West Contral Florida CFASPP MA ch id i & fen Commercial Service Airport 1 General Aviation Airport = # ——— West Central CFASPP MA —— Major Road b hu —— County Boundary WEST CENTRAL MA TO e. ‘Total Based Aircraft: 1,078 Total Number of Runways: Total Operations: 000,414 ‘Souros: FAA 5010 (extracted October 2016) The West Central CFASPP MA is located within FDOT District Seven. The West Central CFASPP Steering Committee is supported by the Hillsborough County, Pinellas County, Pasco County, and Springhill/Hemando County Metropolitan Planning Organizations (MPOs); Withlacoochee and Tampa Bay Regional Planning Councils (RPCs); and FDOT. 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