EX-99.(C)(3) 8 d07253exv99wxcyx3y.txt APPRAISAL OF THE KNOLLS THE KNOLLS 1510 GATEHOUSE CIRCLE COLORADO SPRINGS, COLORADO MARKET VALUE - FEE SIMPLE ESTATE AS OF MAY 15, 2003 PREPARED FOR: APARTMENT INVESTMENT AND MANAGEMENT COMPANY (AIMCO) C/O LINER YANKELEVITZ SUNSHINE & REGENSTREIF LLP & LIEFF CABRASER HEIMANN & BERNSTEIN ON BEHALF OF NUANES, ET. AL. [AMERICAN APPRAISAL ASSOCIATES(R) LOGO] [AMERICAN APPRAISAL ASSOCIATES(R) LOGO] [AMERICAN APPRAISAL ASSOCIATES(R) LETTERHEAD] JUNE 28, 2003 Apartment Investment and Management Company ("AIMCO") c/o Mr. Steven A. Velkei, Esq. Liner Yankelevitz Sunshine & Regenstreif LLP 1100 Glendon Avenue, 14th Floor Los Angeles, California 90024-3503 Nuanes, et al.( "Plaintiffs ") c/o Ms. Joy Kruse Lieff Cabraser Heimann & Bernstein Embarcadero Center West 275 Battery Street, 30th Floor San Francisco, California 94111 RE: THE KNOLLS 1510 GATEHOUSE CIRCLE COLORADO SPRINGS, EL PASO COUNTY, COLORADO In accordance with your authorization, we have completed the appraisal of the above-referenced property. This complete appraisal is intended to report our analysis and conclusions in a summary format. The subject property consists of an apartment project having 262 units with a total of 242,682 square feet of rentable area. The improvements were built in 1974. The improvements are situated on 22.02 acres. Overall, the improvements are in average condition. As of the date of this appraisal, the subject property is 81% occupied. It is our understanding the appraisal will be used by the clients to assist the San Mateo Superior Court in the settlement of litigation between the above mentioned clients. The appraisal is intended to conform to the Uniform Standards of Professional Appraisal Practice ("USPAP") as promulgated by the Appraisal Standards Board of the Appraisal Foundation and the Code of Professional Ethics and Standards of Professional Practice of the Appraisal Institute. The appraisal is presented in a summary report, and the Departure Provision of USPAP has not been invoked in this appraisal. It is entirely inappropriate to use this value conclusion or the report for any purpose other than the one stated. AMERICAN APPRAISAL ASSOCIATES, INC. LETTER OF TRANSMITTAL PAGE 2 THE KNOLLS, COLORADO SPRINGS, COLORADO The opinions expressed in this appraisal cover letter can only be completely understood by reading the narrative report, addenda, and other data, which is attached. The appraisal is subject to the attached general assumptions and limiting conditions and general service conditions. As a result of our investigation, it is our opinion that the fee simple market value of the subject, effective May 15, 2003 is: ($14,400,000) Respectfully submitted, AMERICAN APPRAISAL ASSOCIATES, INC. -s- Douglas Needham ---------------------- June 28, 2003 Douglas Needham, MAI #053272 Managing Principal, Real Estate Group Colorado State Certified General Real Estate Appraiser #CG40017035 Report By: James Newell AMERICAN APPRAISAL ASSOCIATES, INC. TABLE OF CONTENTS PAGE 3 THE KNOLLS, COLORADO SPRINGS, COLORADO TABLE OF CONTENTS Cover Letter of Transmittal Table of Contents APPRAISAL DATA Executive Summary ........................................................ 4 Introduction ............................................................. 9 Area Analysis ............................................................ 11 Market Analysis .......................................................... 14 Site Analysis ............................................................ 16 Improvement Analysis ..................................................... 16 Highest and Best Use ..................................................... 17 VALUATION Valuation Procedure ...................................................... 18 Sales Comparison Approach ................................................ 20 Income Capitalization Approach ........................................... 26 Reconciliation and Conclusion ............................................ 38 ADDENDA Exhibit A - Photographs of Subject Property Exhibit B - Summary of Rent Comparables and Photograph of Comparables Exhibit C - Assumptions and Limiting Conditions Exhibit D - Certificate of Appraiser Exhibit E - Qualifications General Service Conditions
AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 4 THE KNOLLS, COLORADO SPRINGS, COLORADO EXECUTIVE SUMMARY PART ONE - PROPERTY DESCRIPTION PROPERTY NAME: The Knolls LOCATION: 1510 Gatehouse Circle Colorado Springs, Colorado INTENDED USE OF ASSIGNMENT: Court Settlement PURPOSE OF APPRAISAL: "As Is" Market Value of the Fee Simple Estate INTEREST APPRAISED: Fee Simple Estate DATE OF VALUE: May 15, 2003 DATE OF REPORT: June 28, 2003
PHYSICAL DESCRIPTION - SITE & IMPROVEMENTS: SITE: Size: 22.02 acres, or 959,191 square feet Assessor Parcel No.: 7412200058 Floodplain: Community Panel No. 08041C0727F (March 17, 1997) Flood Zone X, an area outside the floodplain. Zoning: R-5 (Multi-Family Residential) BUILDING: No. of Units: 262 Units Total NRA: 242,682 Square Feet Average Unit Size: 926 Square Feet Apartment Density: 11.9 units per acre Year Built: 1974
UNIT MIX AND MARKET RENT: GROSS RENTAL INCOME PROJECTION
Market Rent Square ---------------- Monthly Annual Unit Type Feet Per Unit Per SF Income Income ----------- ------ ---------------- -------- ---------- 1Bd/1Ba 717 $630 $0.88 $ 7,560 $ 90,720 1Bd/1Ba 787 $650 $0.83 $ 40,300 $ 483,600 2Bd/1Ba 950 $675 $0.71 $ 89,100 $1,069,200 2Bd/2Ba 1,012 $800 $0.79 $ 9,600 $ 115,200 2Bd/1.5Ba 1,085 $810 $0.75 $ 35,640 $ 427,680 -------- ---------- Total $182,200 $2,186,400 ======== ==========
OCCUPANCY: 81% ECONOMIC LIFE: 45 Years EFFECTIVE AGE: 23 Years REMAINING ECONOMIC LIFE: 22 Years AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 5 THE KNOLLS, COLORADO SPRINGS, COLORADO SUBJECT PHOTOGRAPHS AND LOCATION MAP: SUBJECT PHOTOGRAPHS [PICTURE] [PICTURE] EXTERIOR - APARTMENTS EXTERIOR - LANDSCAPE & PARKING AREA MAP [MAP] AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 6 THE KNOLLS, COLORADO SPRINGS, COLORADO NEIGHBORHOOD MAP [MAP] HIGHEST AND BEST USE: As Vacant: Hold for future multi-family development As Improved: Continuation as its current use METHOD OF VALUATION: In this instance, the Sales Comparison and Income Approaches to value were utilized.
AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 7 THE KNOLLS, COLORADO SPRINGS, COLORADO PART TWO - ECONOMIC INDICATORS INCOME CAPITALIZATION APPROACH
DIRECT CAPITALIZATION Amount $/Unit --------------------- ------ ------- Potential Rental Income $2,186,400 $8,345 Effective Gross Income $2,105,264 $8,035 Operating Expenses $686,903 $2,622 32.6% of EGI Net Operating Income: $1,365,961 $5,214 Capitalization Rate 9.00% DIRECT CAPITALIZATION VALUE $14,600,000 * $55,725 / UNIT DISCOUNTED CASH FLOW ANALYSIS: Holding Period 10 years 2002 Economic Vacancy 14% Stabilized Vacancy & Collection Loss: 11.5% Lease-up / Stabilization Period 12 months Terminal Capitalization Rate 9.50% Discount Rate 11.50% Selling Costs 2.00% Growth Rates: Income 3.00% Expenses: 3.00% DISCOUNTED CASH FLOW VALUE $14,200,000 * $54,198 / UNIT RECONCILED INCOME CAPITALIZATION VALUE $14,400,000 $54,962 / UNIT SALES COMPARISON APPROACH PRICE PER UNIT: Range of Sales $/Unit (Unadjusted) $41,282 to $85,514 Range of Sales $/Unit (Adjusted) $56,146 to $59,860 VALUE INDICATION - PRICE PER UNIT $14,400,000 * $54,962 / UNIT EGIM ANALYSIS Range of EGIMs from Improved Sales 6.23 to 8.64 Selected EGIM for Subject 7.10 Subject's Projected EGI $2,105,264 EGIM ANALYSIS CONCLUSION $14,400,000 * $54,962 / UNIT NOI PER UNIT ANALYSIS CONCLUSION $15,200,000 * $58,015 / UNIT RECONCILED SALES COMPARISON VALUE $14,500,000 $55,344 / UNIT
---------- * Value indications are after adjustments for concessions, deferred maintenance, excess land and lease-up costs, if any. AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 8 THE KNOLLS, COLORADO SPRINGS, COLORADO PART THREE - SUMMARY OF VALUE CONCLUSIONS SALES COMPARISON APPROACH: Price Per Unit $ 14,400,000 NOI Per Unit $ 15,200,000 EGIM Multiplier $ 14,400,000 INDICATED VALUE BY SALES COMPARISON $14,500, 000 $55,344 / UNIT INCOME APPROACH: Direct Capitalization Method: $ 14,600,000 Discounted Cash Flow Method: $ 14,200,000 INDICATED VALUE BY THE INCOME APPROACH $ 14,400,000 $54,962 / UNIT RECONCILED OVERALL VALUE CONCLUSION: $ 14,400,000 $54,962 / UNIT
AMERICAN APPRAISAL ASSOCIATES, INC. INTRODUCTION PAGE 9 THE KNOLLS, COLORADO SPRINGS, COLORADO INTRODUCTION IDENTIFICATION OF THE SUBJECT The subject property is located at 1510 Gatehouse Circle, Colorado Springs, El Paso County, Colorado. Colorado Springs identifies it as 7412200058. SCOPE OF THE ASSIGNMENT The property, neighborhood, and comparables were inspected by James Newell on May 15, 2003. Douglas Needham, MAI has not made a personal inspection of the subject property. James Newell performed the research, valuation analysis and wrote the report. Douglas Needham, MAI reviewed the report and concurs with the value. Douglas Needham, MAI and James Newell have extensive experience in appraising similar properties and meet the USPAP competency provision. The scope of this investigation comprises the inspection of the property and the collection, verification, and analysis of general and specific data pertinent to the subject property. We have researched current improved sales and leases of similar properties, analyzing them as to their comparability, and adjusting them accordingly. We completed the Sales Comparison and Income Capitalization Approaches to value. From these approaches to value, a concluded overall value was made. DATE OF VALUE AND REPORT This appraisal was made to express the opinion of value as of May 15, 2003. The date of the report is June 28, 2003. PURPOSE AND USE OF APPRAISAL The purpose of the appraisal is to estimate the market value of the fee simple interest in the subject property. It is understood that the appraisal is intended to assist the clients in litigation settlement proceedings. The appraisal was not based on a requested minimum valuation, a specific valuation, or the approval of a loan. PROPERTY RIGHTS APPRAISED We have appraised the Fee Simple Estate in the subject property (as applied in the Sales & Income Approaches), subject to the existing short-term leases. A Fee Simple Estate is AMERICAN APPRAISAL ASSOCIATES, INC. INTRODUCTION PAGE 10 THE KNOLLS, COLORADO SPRINGS, COLORADO defined in The Dictionary of Real Estate Appraisal, 3rd ed. (Chicago: Appraisal Institute, 1993), as: "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." MARKETING/EXPOSURE PERIOD MARKETING PERIOD: 6 to 12 months EXPOSURE PERIOD: 6 to 12 months
HISTORY OF THE PROPERTY Ownership in the subject property is currently vested in Consolidated Capital Equity Partners LP. To the best of our knowledge, no transfers of ownership or offers to purchase the subject are known to have occurred during the past three years. AMERICAN APPRAISAL ASSOCIATES, INC. AREA ANALYSIS PAGE 11 THE KNOLLS, COLORADO SPRINGS, COLORADO AREA / NEIGHBORHOOD ANALYSIS NEIGHBORHOOD ANALYSIS A neighborhood is a group of complementary land uses. The function of the neighborhood analysis is to describe the immediate surrounding environs. The subject is located in the city of Colorado Springs, Colorado. Overall, the neighborhood is characterized as a suburban setting with the predominant land use being residential. The subject's neighborhood is generally defined by the following boundaries. NEIGHBORHOOD BOUNDARIES East - Interstate 25 West - US-24 South - US-24 North - West Fillmore Street MAJOR EMPLOYERS Major employers in the subject's area include Agilent Technologies and WorldCom. The overall economic outlook for the area is considered favorable. DEMOGRAPHICS We have reviewed demographic data within the neighborhood. The following table summarizes the key data points. AMERICAN APPRAISAL ASSOCIATES, INC. AREA ANALYSIS PAGE 12 THE KNOLLS, COLORADO SPRINGS, COLORADO NEIGHBORHOOD DEMOGRAPHICS
AREA -------------------------------------------- CATEGORY 1-MI. RADIUS 3-MI. RADIUS 5-MI. RADIUS MSA -------------------------------- ------------ ------------ ------------ --------- POPULATION TRENDS Current Population 11,510 71,858 167,572 538,844 5-Year Population 11,779 74,979 176,411 595,713 % Change CY-5Y 2.3% 4.3% 5.3% 10.6% Annual Change CY-5Y 0.5% 0.9% 1.1% 2.1% HOUSEHOLDS Current Households 5,230 32,931 72,895 201,086 5-Year Projected Households 5,440 35,024 77,592 223,226 % Change CY - 5Y 4.0% 6.4% 6.4% 11.0% Annual Change CY-5Y 0.8% 1.3% 1.3% 2.2% INCOME TRENDS Median Household Income $33,226 $33,598 $35,076 $ 50,108 Per Capita Income $20,343 $22,282 $22,536 $ 22,841 Average Household Income $44,131 $48,686 $51,597 $ 61,206
Source: Demographics Now The subject neighborhood's population is expected to show increases below that of the region. The immediate market offers inferior income levels as compared to the broader market. The following table illustrates the housing statistics in the subject's immediate area, as well as the MSA region. HOUSING TRENDS
AREA --------------------------------------------- CATEGORY 1-MI. RADIUS 3-MI. RADIUS 5-MI. RADIUS MSA ----------------------------------- ------------ ------------ ------------ ---------- HOUSING TRENDS % of Households Renting 40.74% 40.38% 40.45% 31.26% 5-Year Projected % Renting 39.91% 40.53% 40.20% 29.31% % of Households Owning 46.84% 47.42% 48.06% 59.98% 5-Year Projected % Owning 48.05% 47.83% 48.84% 62.54%
Source: Demographics Now AMERICAN APPRAISAL ASSOCIATES, INC. AREA ANALYSIS PAGE 13 THE KNOLLS, COLORADO SPRINGS, COLORADO SURROUNDING IMPROVEMENTS The following uses surround the subject property: North - Mostly vacant land with some single-family housing South - Single-family housing and vacant land East - Single-family housing subdivision West - Retail shopping center CONCLUSIONS The subject is well located within the city of Colorado Springs. The neighborhood is characterized as being mostly suburban in nature and is currently in the stable stage of development. The economic outlook for the neighborhood is judged to be favorable with a good economic base. AMERICAN APPRAISAL ASSOCIATES, INC. MARKET ANALYSIS PAGE 14 THE KNOLLS, COLORADO SPRINGS, COLORADO MARKET ANALYSIS The subject property is located in the city of Colorado Springs in El Paso County. The overall pace of development in the subject's market is more or less decreasing. Over the last several years there has been ongoing construction in northern Colorado Springs. The Austin Bluffs Apartment project, located on Whetstone Drive, is currently under construction and about 65% complete. The following table illustrates historical vacancy rates for the subject's market. HISTORICAL VACANCY RATE
Period Region Submarket --------------------------------------------------------------------------------------- 1999 5.1% 5.4% 2000 3.1% 2.8% 2001 8.9% 4.7% 2002 8.2% 8.2%
{Source: Hendricks & Partners Apartment Update: Rocky Mountain Region} Occupancy trends in the subject's market are decreasing. Historically speaking, the subject's submarket has equated the overall market. Due to the large number of military personnel recently deployed, the Colorado Springs apartment market has suffered over the last several months. The local market, especially in the south end of town, will grow with the return of the personnel. Market rents in the subject's market have been following a decreasing trend. The following table illustrates historical rental rates for the subject's market. HISTORICAL AVERAGE RENT
Period Region % Change Submarket % Change ---------------------------------------------------------------------------------- 2001 $693 - $637 - 2002 $642 -7.4% $559 -12.2%
The following table illustrates a summary of the subject's competitive set. AMERICAN APPRAISAL ASSOCIATES, INC. MARKET ANALYSIS PAGE 15 THE KNOLLS, COLORADO SPRINGS, COLORADO COMPETITIVE PROPERTIES
No. Property Name Units Ocpy. Year Built Proximity to subject -------------------------------------------------------------------------------------------------------- R-1 Park Terrace 115 87% 1968 Approx. 2 miles north of subject R-2 Falcon Pointe 280 87% 1987 Approx. 5 miles southeast of subject R-3 Altamira 360 87% 1984 Approx. 2 miles southwest of subject R-4 Broadmoor Terrace 153 87% 1975 Approx. 3 miles south of subject R-5 Broadmoor Villa 102 69% 1970 Approx. 3 miles south of subject Subject The Knolls 262 81% 1974
AMERICAN APPRAISAL ASSOCIATES, INC. PROPERTY DESCRIPTION PAGE 16 THE KNOLLS, COLORADO SPRINGS, COLORADO PROPERTY DESCRIPTION SITE ANALYSIS Site Area 22.02 acres, or 959,191 square feet Shape Irregular Topography Slightly slope Utilities All necessary utilities are available to the site. Soil Conditions Stable Easements Affecting Site None other than typical utility easements Overall Site Appeal Poor Flood Zone: Community Panel 08041C0727F; 08041C0726F, dated March 17, 1997; March 17, 1997 Flood Zone Zone X; X Zoning R-5, the subject improvements represent a legal conforming use of the site. REAL ESTATE TAXES
ASSESSED VALUE - 2002 ------------------------------------------- TAX RATE / PROPERTY PARCEL NUMBER LAND BUILDING TOTAL MILL RATE TAXES ----------------------------------------------------------------------------------------------------------- 7412200058 $95,440 $790,960 $886,400 $0.06539 $57,965
IMPROVEMENT ANALYSIS Year Built 1974 Number of Units 262 Net Rentable Area 242,682 Square Feet Construction: Foundation Reinforced concrete slab Frame Heavy or light wood Exterior Walls Wood or vinyl siding Roof Composition shingle over a wood truss structure Project Amenities Amenities at the subject include a swimming pool, spa/jacuzzi, gym room, laundry room, and parking area. Unit Amenities Individual unit amenities include a balcony, fireplace, cable TV connection, vaulted ceiling, and washer dryer connection. Appliances available in each unit include a refrigerator, stove, dishwasher, garbage disposal, and oven. AMERICAN APPRAISAL ASSOCIATES, INC. PROPERTY DESCRIPTION PAGE 17 THE KNOLLS, COLORADO SPRINGS, COLORADO Unit Mix:
Unit Area Unit Type Number of Units (Sq. Ft.) --------------------------------------------------------- 1Bd/1Ba 12 717 1Bd/1Ba 62 787 2Bd/1Ba 132 950 2Bd/2Ba 12 1,012 2Bd/1.5Ba 44 1,085
Overall Condition Average Effective Age 23 years Economic Life 45 years Remaining Economic Life 22 years Deferred Maintenance None HIGHEST AND BEST USE ANALYSIS In accordance with the definition of highest and best use, an analysis of the site relating to its legal uses, physical possibilities, and financial feasibility is appropriate. The highest and best use as vacant is to hold for future multi-family development. The subject improvements were constructed in 1974 and consist of a 262-unit multifamily project. The highest and best use as improved is for a continued multifamily use. Overall, the highest and best use of the subject property is the continued use of the existing apartment project. AMERICAN APPRAISAL ASSOCIATES, INC. VALUATION PROCEDURE PAGE 18 THE KNOLLS, COLORADO SPRINGS, COLORADO THE VALUATION PROCEDURE There are three traditional approaches, which can be employed in establishing the market value of the subject property. These approaches and their applicability to the valuation of the subject are summarized as follows: THE COST APPROACH The application of the Cost Approach is based on the principle of substitution. This principle may be stated as follows: no one is justified in paying more for a property than that amount by which he or she can obtain, by purchase of a site and construction of a building, without undue delay, a property of equal desirability and utility. In the case of a new building, no deficiencies in the building should exist. In the case of income-producing real estate, the cost of construction plays a minor and relatively insignificant role in determining market value. The Cost Approach is typically only a reliable indicator of value for: (a) new properties; (b) special use properties; and (c) where the cost of reproducing the improvements is easily and accurately quantified and there is no economic obsolescence. In all instances, the issue of an appropriate entrepreneurial profit - the reward for undertaking the risk of construction, remains a highly subjective factor especially in a market lacking significant speculative development. THE SALES COMPARISON APPROACH The Sales Comparison Approach is an estimate of value based upon a process of comparing recent sales of similar properties in the surrounding or competing areas to the subject property. Inherent in this approach is the principle of substitution. The application of this approach consists of comparing the subject property with similar properties of the same general type, which have been sold recently or currently are available for sale in competing areas. This comparative process involves judgment as to the similarity of the subject property and the comparable sale with respect to many value factors such as location, contract rent levels, quality of construction, reputation and prestige, age and condition, among others. The estimated value through this approach represents the probable price at which a willing seller would sell the subject property to a willing and knowledgeable buyer as of the date of value. AMERICAN APPRAISAL ASSOCIATES, INC. VALUATION PROCEDURE PAGE 19 THE KNOLLS, COLORADO SPRINGS, COLORADO THE INCOME CAPITALIZATION APPROACH The theory of the Income Capitalization Approach is based on the premise that present value is the value of the cash flow and reversionary value the property will produce over a reasonable holding (ownership) period. The Discounted Cash Flow Analysis will convert equity cash flows (including cash flows and equity reversion) into a present value utilizing an internal rate of return (or discount rate). The Internal Rate of Return (IRR) will be derived from a comparison of alternate investments, a comparative analysis of IRR's used by recent buyers of similar properties, and a review of published industry surveys. The Direct Capitalization Analysis converts one year of income into an overall value using overall capitalization rates from similar sales. The overall rates take into consideration buyers assumptions of the market over the long-term. The results of the Income Capitalization Analysis are usually the primary value indicator for income producing properties. Investors expect a reasonable rate of return on their equity investment based on the ownership risks involved; this approach closely parallels the investment decision process. RECONCILIATION In this instance, we have completed the Sales Comparison and Income Capitalization Approaches to value. As an income producing property, the income approach is a primary approach to value. The Sales Comparison Approach is also considered reliable as investors are buying similar buildings in the market. Our research indicates that market participants are generally not buying, selling, investing, or lending with reliance placed on the methodology of the Cost Approach to establish the value. Therefore, we have decided that the Cost Approach is not a reliable indicator of value for the subject, and this approach has not been utilized. AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 20 THE KNOLLS, COLORADO SPRINGS, COLORADO SALES COMPARISON APPROACH Use of market or comparable sales requires the collection and analysis of comparable sales data. Similar properties recently sold are compared to the subject and adjusted based on any perceived differences. This method is based on the premise that the costs of acquiring a substitute property would tend to establish a value for the subject property. The premise suggests that if a substitute is unavailable in the market, the reliability of the approach may be subordinate to the other approaches. The reliance on substitute properties produces shortcomings in the validity of this approach. Geographic and demographic characteristics from each submarket restrict which sales may be selected. Recent sales with a similar physical characteristics, income levels, and location are usually limited. The sales we have identified, however, do establish general valuation parameters as well as provide support to our conclusion derived through the income approach method. The standard unit of comparison among similar properties is the sales price per unit and price per square foot of net rentable area. To accurately adjust prices to satisfy the requirements of the sales comparison approach, numerous calculations and highly subjective judgments would be required including consideration of numerous income and expense details for which information may be unreliable or unknown. The sales price per unit and square foot are considered relevant to the investment decision, but primarily as a parameter against which value estimates derived through the income approach can be judged and compared. In examining the comparable sales, we have applied a subjective adjustment analysis, which includes specific adjustments derived from our experience and consulting with the market participants. SALES COMPARISON ANALYSIS Detailed on the following pages are sales transactions involving properties located in the subject's competitive investment market. Photographs of the sale transactions are located in the Addenda. Following the summary of sales is an adjustment grid that is used to arrive at a value. AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 21 THE KNOLLS, COLORADO SPRINGS, COLORADO SUMMARY OF COMPARABLE SALES -IMPROVED
COMPARABLE COMPARABLE DESCRIPTION SUBJECT I - 1 I - 2 ------------------------------------------------------------------------------------------------------------------------ Property Name The Knolls Cheyenne Creek Park Meadows LOCATION: Address 1510 Gatehouse Circle 115 W Cheyenne Road 970 Mount Werner Circle City, State Colorado Springs, Colorado Colorado Springs, Colorado Colorado Springs, Colorado County El Paso County El Paso County El Paso County PHYSICAL CHARACTERISTICS: Net Rentable Area (SF) 242,682 107,261 47,179 Year Built 1974 1985 1984 Number of Units 262 107 60 Unit Mix: Type Total Type Total Type Total 1Bd/1Ba 12 2Br/1Ba 34 2Br/1Ba 60 1Bd/1Ba 62 2Br/2Ba 73 2Bd/1Ba 132 2Bd/2Ba 12 2Bd/1.5Ba 44 Average Unit Size (SF) 926 1,002 786 Land Area (Acre) 22.0200 4.4010 4.0200 Density (Units/Acre) 11.9 24.3 14.9 Parking Ratio (Spaces/Unit) 1.53 1.75 2.00 Parking Type (Gr., Cov., etc.) Open, Open Covered 107 Covered Open CONDITION: 0 Good Average APPEAL: 0 Very Good Average AMENITIES: Pool/Spa Yes/Yes No/No Gym Room Yes Laundry Room Yes Secured Parking No No No Sport Courts No No No OCCUPANCY: 81% 94% 90% TRANSACTION DATA: Sale Date June, 2002 April, 2002 Sale Price ($) $9,150,000 $3,100,000 Grantor BP Cheyenne Creek Apts Park Meadows Apartments Grantee 115 West Cheyenne Road Park Meadows Affordable Housing Sale Documentation 2100444 55416 Verification CoStar Realty Information Buyer Telephone Number 800-204-5960 719-447-9300 ESTIMATED PRO-FORMA: Total $ $/Unit $/SF Total $ $/Unit $/SF Potential Gross Income $1,239,540 $11,584 $11.56 $405,000 $6,750 $8.58 Vacancy/Credit Loss $ 74,372 $ 695 $ 0.69 $ 40,500 $ 675 $0.86 Effective Gross Income $1,165,168 $10,889 $10.86 $364,500 $6,075 $7.73 Operating Expenses $ 407,809 $ 3,811 $ 3.80 $135,011 $2,250 $2.86 Net Operating Income $ 757,359 $ 7,078 $ 7.06 $229,489 $3,825 $4.86 Notes: PRICE PER UNIT $85,514 $51,667 PRICE PER SQUARE FOOT $ 85.31 $ 65.71 EXPENSE RATIO 35.0% 37.0% EGIM 7.85 8.50 OVERALL CAP RATE 8.28% 7.40% Cap Rate based on Pro Forma or Actual Income? PRO FORMA PRO FORMA COMPARABLE COMPARABLE COMPARABLE DESCRIPTION I - 3 I - 4 I - 5 -------------------------------------------------------------------------------------------------------------------------- Property Name Cedar Crest Colony Hills Windtree Apartments LOCATION: Address 2010 Carmel Drive 3950 Patrick Drive 2530 Paragon Drive City, State Colorado Springs, Colorado Colorado Springs, Colorado Colorado Springs, Colorado County El Paso County El Paso County El Paso County PHYSICAL CHARACTERISTICS: Net Rentable Area (SF) 61,104 216,000 209,896 Year Built 1968 1985 1986 Number of Units 78 216 260 Unit Mix: Type Total Type Total Type Total 1Bd/1Ba 18 2Bd/1Ba 216 Studio 24 2Bd/2Ba 60 1Bd/1Ba 124 2Bd/1Ba 112 Average Unit Size (SF) 783 1,000 807 Land Area (Acre) 1.6000 6.6700 11.7900 Density (Units/Acre) 48.8 32.4 22.1 Parking Ratio (Spaces/Unit) 1.05 1.62 1.56 Parking Type (Gr., Cov., etc.) Open Some covered Open CONDITION: Fair Good Good APPEAL: Fair Good Good AMENITIES: Pool/Spa No/No Yes/Yes Gym Room Yes Laundry Room Yes Secured Parking No No No Sport Courts No No No OCCUPANCY: 95% 93% 90% TRANSACTION DATA: Sale Date January, 2003 July, 2001 December, 2001 Sale Price ($) $3,220,000 $10,500,000 $18,565,000 Grantor Cedar Creek Investments, LLC Bigelow Colorado II, LLC ERI II Windtree, Inc Grantee Stanley & Robin Douglas Colony Hills Colorado Springs KMF Windtree, Inc. Apts, LLC Sale Documentation 11028 101636 188335 Verification Buyer's Broker Christina Soliz (Broker) Buyers Broker Telephone Number 303-607-9001 602-912-1700 303-572-7700 ESTIMATED PRO-FORMA: Total $ $/Unit $/SF Total $ $/Unit $/SF Total $ $/Unit $/SF Potential Gross Income $536,160 $6,874 $8.77 $1,811,808 $8,388 $8.39 $2,387,000 $9,181 $11.37 Vacancy/Credit Loss $ 26,808 $ 344 $0.44 $ 126,827 $ 587 $0.59 $ 238,700 $ 918 $ 1.14 Effective Gross Income $509,352 $6,530 $8.34 $1,684,981 $7,801 $7.80 $2,148,300 $8,263 $10.24 Operating Expenses $203,741 $2,612 $3.33 $ 869,269 $4,024 $4.02 $ 751,000 $2,888 $ 3.58 Net Operating Income $305,611 $3,918 $5.00 $ 815,712 $3,776 $3.78 $1,522,300 $5,855 $ 7.25 Notes: PRICE PER UNIT $41,282 $48,611 $71,404 PRICE PER SQUARE FOOT $ 52.70 $ 48.61 $ 88.45 EXPENSE RATIO 40.0% 51.6% 35.0% EGIM 6.32 6.23 8.64 OVERALL CAP RATE 9.49% 7.77% 8.20% Cap Rate based on Pro Forma PRO FORMA PRO FORMA PRO FORMA Actual Income?
AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 22 THE KNOLLS, COLORADO SPRINGS, COLORADO IMPROVED SALES MAP [MAP] IMPROVED SALES ANALYSIS The improved sales indicate a sales price range from $41,282 to $85,514 per unit. Adjustments have been made to the sales to reflect differences in location, age/condition and quality/appeal. Generally speaking, larger properties typically have a lower price per unit when compared to smaller properties, all else being equal. Similarly, those projects with a higher average unit size will generally have a higher price per unit. After appropriate adjustments are made, the improved sales demonstrate an adjusted range for the subject from $56,146 to $59,860 per unit with a mean or average adjusted price of $57,894 per unit. The median adjusted price is $57,795 per unit. Based on the following analysis, we have concluded to a value of $57,000 per unit, which results in an "as is" value of $14,400,000 (rounded after necessary adjustment, if any). AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 23 THE KNOLLS, COLORADO SPRINGS, COLORADO SALES ADJUSTMENT GRID
COMPARABLE COMPARABLE DESCRIPTION SUBJECT I - 1 I - 2 ---------------------------------------------------------------------------------------------------------------------------- Property Name The Knolls Cheyenne Creek Park Meadows Address 1510 Gatehouse Circle 115 W Cheyenne Road 970 Mount Werner Circle City Colorado Springs, Colorado Colorado Springs, Colorado Colorado Springs, Colorado Sale Date June, 2002 April, 2002 Sale Price ($) $9,150,000 $3,100,000 Net Rentable Area (SF) 242,682 107,261 47,179 Number of Units 262 107 60 Price Per Unit $85,514 $51,667 Year Built 1974 1985 1984 Land Area (Acre) 22.0200 4.4010 4.0200 VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION ADJ. DESCRIPTION ADJ. Property Rights Conveyed Fee Simple Estate Fee Simple Estate 0% Fee Simple Estate 0% Financing Cash To Seller 0% Cash To Seller 0% Conditions of Sale Arm's Length 0% Arm's Length 0% Date of Sale (Time) 06-2002 0% 04-2002 0% VALUE AFTER TRANS. ADJUST. ($/UNIT) $85,514 $51,667 Location Superior -5% Comparable 0% Number of Units 262 107 -10% 60 -15% Quality / Appeal Good Superior -10% Inferior 10% Age / Condition 1974 1985 / Good -5% 1984 / Average 0% Occupancy at Sale 81% 94% 0% 90% 0% Amenities Good Comparable 0% Inferior 10% Average Unit Size (SF) 926 1,002 0% 786 5% PHYSICAL ADJUSTMENT -30% 10% FINAL ADJUSTED VALUE ($/UNIT) $59,860 $56,833 COMPARABLE COMPARABLE COMPARABLE DESCRIPTION I - 3 I - 4 I - 5 ---------------------------------------------------------------------------------------------------------------------------- Property Name Cedar Crest Colony Hills Windtree Apartments Address 2010 Carmel Drive 3950 Patrick Drive 2530 Paragon Drive City Colorado Springs, Colorado Colorado Springs, Colorado Colorado Springs, Colorado Sale Date January, 2003 July, 2001 December, 2001 Sale Price ($) $3,220,000 $10,500,000 $18,565,000 Net Rentable Area (SF) 61,104 216,000 209,896 Number of Units 78 216 260 Price Per Unit $41,282 $48,611 $71,404 Year Built 1968 1985 1986 Land Area (Acre) 1.6000 6.6700 11.7900 VALUE ADJUSTMENTS DESCRIPTION ADJ. DESCRIPTION ADJ. DESCRIPTION ADJ. Property Rights Conveyed Fee Simple Estate 0% Fee Simple Estate 0% Fee Simple Estate 0% Financing Cash To Seller 0% Cash To Seller 0% Cash To Seller 0% Conditions of Sale Arm's Length 0% Arm's Length 0% Arm's Length 0% Date of Sale (Time) 01-2003 0% 07-2001 5% 12-2001 3% VALUE AFTER TRANS. ADJUST. ($/UNIT) $41,282 $51,042 $73,546 Location Inferior 5% Inferior 10% Superior -10% Number of Units 78 -15% 216 0% 260 0% Quality / Appeal Inferior 15% Comparable 0% Comparable 0% Age / Condition 1968 / Fair 20% 1985 / Good -5% 1986 / Good -10% Occupancy at Sale 95% 0% 93% 0% 90% 0% Amenities Inferior 10% Inferior 5% Comparable 0% Average Unit Size (SF) 783 5% 1,000 0% 807 0% PHYSICAL ADJUSTMENT 40% 10% -20% FINAL ADJUSTED VALUE ($/UNIT) $57,795 $56,146 $58,837
SUMMARY VALUE RANGE (PER UNIT) $56,146 TO $59,860 MEAN (PER UNIT) $57,894 MEDIAN (PER UNIT) $57,795 VALUE CONCLUSION (PER UNIT) $57,000
VALUE OF IMPROVEMENT & MAIN SITE $ 14,934,000 LESS: LEASE-UP COST -$ 87,000 PV OF CONCESSIONS -$ 468,000 VALUE INDICATED BY SALES COMPARISON APPROACH $ 14,379,000 ROUNDED $ 14,400,000
NET OPERATING INCOME (NOI) ANALYSIS We have also conducted a net operating income (NOI) comparison analysis. The NOI effectively takes into account the various physical, location, and operating aspects of the sale. When the subject's NOI is compared to the sale NOI, a percent adjustment can be arrived at. The following table illustrates this analysis. AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 24 THE KNOLLS, COLORADO SPRINGS, COLORADO NOI PER UNIT COMPARISON
SALE PRICE NOI/ SUBJECT NOI COMPARABLE NO. OF ---------- -------- -------------- ADJUSTMENT INDICATED NO. UNITS PRICE/UNIT OAR NOI/UNIT SUBJ. NOI/UNIT FACTOR VALUE/UNIT --------------------------------------------------------------------------------------------- I-1 107 $ 9,150,000 8.28% $ 757,359 $1,365,961 0.737 $62,988 $ 85,514 $ 7,078 $ 5,214 I-2 60 $ 3,100,000 7.40% $ 229,489 $1,365,961 1.363 $70,427 $ 51,667 $ 3,825 $ 5,214 I-3 78 $ 3,220,000 9.49% $ 305,611 $1,365,961 1.331 $54,932 $ 41,282 $ 3,918 $ 5,214 I-4 216 $10,500,000 7.77% $ 815,712 $1,365,961 1.381 $67,110 $ 48,611 $ 3,776 $ 5,214 I-5 260 $18,565,000 8.20% $1,522,300 $1,365,961 0.890 $63,582 $ 71,404 $ 5,855 $ 5,214
PRICE/UNIT
Low High Average Median $54,932 $70,427 $63,808 $63,582
VALUE ANALYSIS BASED ON COMPARABLES NOI PER UNIT Estimated Price Per Unit $ 60,000 Number of Units 262 Value $15,720,000 Less: Lease-Up Cost -$ 87,000 PV of Concessions -$ 468,000 ------------ Value Based on NOI Analysis $15,165,000 Rounded $15,200,000
The adjusted sales indicate a range of value between $54,932 and $70,427 per unit, with an average of $63,808 per unit. Based on the subject's competitive position within the improved sales, a value of $60,000 per unit is estimated. This indicates an "as is" market value of $15,200,000 (rounded after necessary adjustment, if any) for the NOI Per Unit Analysis. EFFECTIVE GROSS INCOME MULTIPLIER (EGIM) ANALYSIS The effective gross income multiplier (EGIM) is derived by dividing the sales price by the total effective gross income. The following table illustrates the EGIMs for the comparable improved sales. AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 25 THE KNOLLS, COLORADO SPRINGS, COLORADO EFFECTIVE GROSS INCOME MULTIPLIER COMPARISON
SALE PRICE COMPARABLE NO. OF ---------- EFFECTIVE OPERATING SUBJECT NO. UNITS PRICE/UNIT GROSS INCOME EXPENSE OER PROJECTED OER EGIM -------------------------------------------------------------------------------------- I-1 107 $ 9,150,000 $1,165,168 $ 407,809 35.00% 7.85 $ 85,514 I-2 60 $ 3,100,000 $ 364,500 $ 135,011 37.04% 8.50 $ 51,667 I-3 78 $ 3,220,000 $ 509,352 $ 203,741 40.00% 6.32 $ 41,282 32.63% I-4 216 $10,500,000 $1,684,981 $ 869,269 51.59% 6.23 $ 48,611 I-5 260 $18,565,000 $2,148,300 $ 751,000 34.96% 8.64 $ 71,404
EGIM
Low High Average Median --- ---- ------- ------ 6.23 8.64 7.51 7.85
VALUE ANALYSIS BASED ON EGIM'S OF COMPARABLE SALES Estimate EGIM 7.10 ------------ Subject EGI $ 2,105,264 Value $14,947,374 Less: Lease-Up Cost -$ 87,000 PV of Concessions -$ 468,000 ------------ Value Based on EGIM Analysis $14,392,374 Rounded $14,400,000 Value Per Unit $ 54,962
There is an inverse relationship, which generally holds among EGIMs and operating expenses. Properties, which have higher expense ratios, typically sell for relatively less and therefore produce a lower EGIM. As will be illustrated in the Income Capitalization Approach of this report, the subject's operating expense ratio (OER) is estimated at 32.63% before reserves. The comparable sales indicate a range of expense ratios from 34.96% to 51.59%, while their EGIMs range from 6.23 to 8.64. Overall, we conclude to an EGIM of 7.10, which results in an "as is" value estimate in the EGIM Analysis of $14,400,000. SALES COMPARISON CONCLUSION The three valuation methods in the Sales Comparison Approach are shown below. The overall value via the Sales Comparison Approach is estimated at $14,500,000. Price Per Unit $14,400,000 NOI Per Unit $15,200,000 EGIM Analysis $14,400,000 Sales Comparison Conclusion $14,500,000
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 26 THE KNOLLS, COLORADO SPRINGS, COLORADO INCOME CAPITALIZATION APPROACH The income capitalization approach is based on the premise that value is created by the expectation of future benefits. We estimated the present value of those benefits to derive an indication of the amount that a prudent, informed purchaser-investor would pay for the right to receive them as of the date of value. This approach requires an estimate of the NOI of a property. The estimated NOI is then converted to a value indication by use of either the direct capitalization or the discounted cash flow analysis (yield capitalization). Direct capitalization uses a single year's stabilized NOI as a basis for a value indication by dividing the income by a capitalization rate. The rate chosen accounts for a recapture of the investment by the investor and should reflect all factors that influence the value of the property, such as tenant quality, property condition, neighborhood change, market trends, interest rates, and inflation. The rate may be extracted from local market transactions or, when transaction evidence is lacking, obtained from trade sources. A discounted cash flow analysis focuses on the operating cash flows expected from the property and the proceeds of a hypothetical sale at the end of a holding period (the reversion). The cash flows and reversion are discounted to their present values using a market-derived discount rate and are added together to obtain a value indication. Because benefits to be received in the future are worth less than the same benefits received in the present, this method weights income in the early years more heavily than the income and the sale proceeds to be received later. The strength of the discounted cash flow method is its ability to recognize variations in projected net income, such as those caused by inflation, stepped leases, neighborhood change, or tenant turnover. Its weakness is that it requires many judgments regarding the actions of likely buyers and sellers of the property in the future. In some situations, both methods yield a similar result. The discounted cash flow method is typically more appropriate for the analysis of investment properties with multiple or long-term leases, particularly leases with cancellation clauses or renewal options. It is especially useful for multi-tenant properties in volatile markets. The direct capitalization AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 27 THE KNOLLS, COLORADO SPRINGS, COLORADO method is normally more appropriate for properties with relatively stable operating histories and expectations. A pro forma analysis for the first year of the investment is made to estimate a reasonable potential net operating income for the Subject Property. Such an analysis entails an estimate of the gross income the property should command in the marketplace. From this total gross income must be deducted an allowance for vacancy/collection loss and operating expenses as dictated by general market conditions and the overall character of the subject's tenancy and leased income to arrive at a projected estimate of net operating income. Conversion of the net operating income to an indication of value is accomplished by the process of capitalization, as derived primarily from market data. MARKET RENT ANALYSIS In order to determine a market rental rate for the subject, a survey of competing apartment communities was performed. This survey was displayed previously in the market analysis section of the report. Detailed information pertaining to each of the comparable rental communities, along with photographs, is presented in the Addenda of this report. The following charts display the subject's current asking and actual rent rates as well as a comparison with the previous referenced comparable rental properties. SUMMARY OF ACTUAL AVERAGE RENTS
Average Unit Area ------------------ Unit Type (Sq. Ft.) Per Unit Per SF %Occupied --------------------------------------------------------------------------- 1Bd/1Ba 717 $632 $0.88 91.7% 1Bd/1Ba 787 $661 $0.84 88.7% 2Bd/1Ba 950 $731 $0.77 75.0% 2Bd/2Ba 1012 $751 $0.74 65.9% 2Bd/1.5Ba 1085 $777 $0.72 91.7%
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 28 THE KNOLLS, COLORADO SPRINGS, COLORADO RENT ANALYSIS
-------------------------------------------------- COMPARABLE RENTS -------------------------------------------------- R-1 R-2 R-3 R-4 R-5 -------------------------------------------------- Park Falcon Broadmoor Broadmoor Terrace Pointe Altamira Terrace Villa -------------------------------------------------- COMPARISON TO SUBJECT SUBJECT SUBJECT -------------------------------------------------- SUBJECT UNIT ACTUAL ASKING Slightly Similar Similar Inferior DESCRIPTION TYPE RENT RENT Inferior Superior --------------------------------------------------------------------------------------------------------------- Monthly Rent 1Bd/1Ba $ 632 $ 635 $ 455 $ 628 $ 483 $ 500 $ 488 Unit Area (SF) 717 717 535 573 552 545 563 Monthly Rent Per Sq. Ft. $ 0.88 $ 0.89 $0.85 $1.10 $0.87 $0.92 $0.87 Monthly Rent 1Bd/1Ba $ 661 $ 665 $ 715 $ 535 $ 550 Unit Area (SF) 787 787 755 737 785 Monthly Rent Per Sq. Ft. $ 0.84 $ 0.84 $0.95 $0.73 $0.70 Monthly Rent 2Bd/1Ba $ 731 $ 735 $ 595 $ 675 $ 649 $ 623 Unit Area (SF) 950 950 820 750 872 920 Monthly Rent Per Sq. Ft. $ 0.77 $ 0.77 $0.73 $0.90 $0.74 $0.68 Monthly Rent 2Bd/2Ba $ 751 $ 755 $ 850 Unit Area (SF) 1,012 1,012 908 Monthly Rent Per Sq. Ft. $ 0.74 $ 0.75 $0.94 Monthly Rent 2Bd/1.5Ba $ 777 $ 765 Unit Area (SF) 1,085 1,085 Monthly Rent Per Sq. Ft. $ 0.72 $ 0.71 DESCRIPTION MIN MAX MEDIAN AVERAGE ---------------------------------------------------------- Monthly Rent $ 455 $ 628 $ 488 $ 511 Unit Area (SF) 535 573 552 553 Monthly Rent Per Sq. Ft. $0.85 $1.10 $0.87 $0.92 Monthly Rent $ 535 $ 715 $ 550 $ 600 Unit Area (SF) 737 785 755 759 Monthly Rent Per Sq. Ft. $0.70 $0.95 $0.73 $0.79 Monthly Rent $ 595 $ 675 $ 636 $ 635 Unit Area (SF) 750 920 846 841 Monthly Rent Per Sq. Ft. $0.68 $0.90 $0.73 $0.76 Monthly Rent $ 850 $ 850 $ 850 $ 850 Unit Area (SF) 908 908 908 908 Monthly Rent Per Sq. Ft. $0.94 $0.94 $0.94 $0.94 Monthly Rent Unit Area (SF) Monthly Rent Per Sq. Ft.
CONCLUDED MARKET RENTAL RATES AND TERMS Based on this analysis above, the subject's concluded market rental rates and gross rental income is calculated as follows: GROSS RENTAL INCOME PROJECTION
Market Rent Unit Area ---------------------- Monthly Annual Unit Type Number of Units (Sq. Ft.) Per Unit Per SF Income Income ------------------------------------------------------------------------------------------------------- 1Bd/1Ba 12 717 $ 630 $ 0.88 $ 7,560 $ 90,720 1Bd/1Ba 62 787 $ 650 $ 0.83 $ 40,300 $ 483,600 2Bd/1Ba 132 950 $ 675 $ 0.71 $ 89,100 $1,069,200 2Bd/2Ba 12 1,012 $ 800 $ 0.79 $ 9,600 $ 115,200 2Bd/1.5Ba 44 1,085 $ 810 $ 0.75 $ 35,640 $ 427,680 ---------------------------------- Total $ 182,200 $2,186,400 ----------------------------------
PRO FORMA ANALYSIS For purposes of this appraisal, we were provided with income and expense data for the subject property. A summary of this data is presented on the following page. AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 29 THE KNOLLS, COLORADO SPRINGS, COLORADO SUMMARY OF HISTORICAL INCOME & EXPENSES
FISCAL YEAR 2000 FISCAL YEAR 2001 FISCAL YEAR 2002 -------------------------------------------------------------------------------------- ACTUAL ACTUAL ACTUAL -------------------------------------------------------------------------------------- DESCRIPTION TOTAL PER UNIT TOTAL PER UNIT TOTAL PER UNIT ------------------------------------------------------------------------------------------------------------------ Revenues Rental Income $ 2,146,269 $ 8,192 $ 2,288,117 $ 8,733 $ 881,910 $ 3,366 Vacancy $ 88,933 $ 339 $ 101,086 $ 386 $ 114,493 $ 437 Credit Loss/Concessions $ 21,321 $ 81 $ 33,518 $ 128 $ 7,820 $ 30 ----------- ----------- ----------- ----------- ----------- ----------- Subtotal $ 110,254 $ 421 $ 134,604 $ 514 $ 122,313 $ 467 Laundry Income $ 33,813 $ 129 $ 49,987 $ 191 $ 12,510 $ 48 Garage Revenue $ 14,884 $ 57 $ 8,971 $ 34 $ 882 $ 3 Other Misc. Revenue $ 107,957 $ 412 $ 141,618 $ 541 $ 47,856 $ 183 ----------- ----------- ----------- ----------- ----------- ----------- Subtotal Other Income $ 156,654 $ 598 $ 200,576 $ 766 $ 61,248 $ 234 ----------- ----------- ----------- ----------- ----------- ----------- Effective Gross Income $ 2,192,669 $ 8,369 $ 2,354,089 $ 8,985 $ 820,845 $ 3,133 Operating Expenses Taxes $ 57,848 $ 221 $ 65,551 $ 250 $ 27,891 $ 106 Insurance $ 0 $ 0 $ 34,683 $ 132 $ 16,977 $ 65 Utilities $ 89,383 $ 341 $ 91,871 $ 351 $ 40,356 $ 154 Repair & Maintenance $ 22,590 $ 86 $ 40,688 $ 155 $ 11,353 $ 43 Cleaning $ 21,207 $ 81 $ 36,897 $ 141 $ 15,928 $ 61 Landscaping $ 27,989 $ 107 $ 28,441 $ 109 $ 11,351 $ 43 Security $ 3,465 $ 13 $ 4,720 $ 18 $ 0 $ 0 Marketing & Leasing $ 43,993 $ 168 $ 39,009 $ 149 $ 11,669 $ 45 General Administrative $ 242,047 $ 924 $ 222,294 $ 848 $ 72,430 $ 276 Management $ 111,576 $ 426 $ 125,291 $ 478 $ 40,785 $ 156 Miscellaneous ($ 20,828) -$ 79 ($ 9,258) -$ 35 $ 2,485 $ 9 ----------- ----------- ----------- ----------- ----------- ----------- Total Operating Expenses $ 599,270 $ 2,287 $ 680,187 $ 2,596 $ 251,225 $ 959 Reserves $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 ----------- ----------- ----------- ----------- ----------- ----------- Net Income $ 1,593,399 $ 6,082 $ 1,673,902 $ 6,389 $ 569,620 $ 2,174 FISCAL YEAR 2003 ANNUALIZED 2003 ----------------------------------------------------- MANAGEMENT BUDGET PROJECTION AAA PROJECTION ----------------------------------------------------- ------------------------------ DESCRIPTION TOTAL PER UNIT TOTAL PER UNIT TOTAL PER UNIT % ---------------------------------------------------------------------------------------------------------------------- Revenues Rental Income $ 2,211,304 $ 8,440 $ 2,200,860 $ 8,400 $ 2,186,400 $ 8,345 100.0% Vacancy $ 320,000 $ 1,221 $ 434,552 $ 1,659 $ 218,640 $ 835 10.0% Credit Loss/Concessions $ 0 $ 0 $ 60,176 $ 230 $ 32,796 $ 125 1.5% ----------- ----------- ----------- ----------- ----------- ----------- ----- Subtotal $ 320,000 $ 1,221 $ 494,728 $ 1,888 $ 251,436 $ 960 11.5% Laundry Income $ 44,388 $ 169 $ 37,844 $ 144 $ 39,300 $ 150 1.8% Garage Revenue $ 0 $ 0 $ 9,684 $ 37 $ 0 $ 0 0.0% Other Misc. Revenue $ 147,595 $ 563 $ 132,364 $ 505 $ 131,000 $ 500 6.0% ----------- ----------- ----------- ----------- ----------- ----------- ----- Subtotal Other Income $ 191,983 $ 733 $ 179,892 $ 687 $ 170,300 $ 650 7.8% ----------- ----------- ----------- ----------- ----------- ----------- ----- Effective Gross Income $ 2,083,287 $ 7,951 $ 1,886,024 $ 7,199 $ 2,105,264 $ 8,035 100.0% Operating Expenses Taxes $ 65,184 $ 249 $ 70,944 $ 271 $ 68,120 $ 260 3.2% Insurance $ 50,478 $ 193 $ 58,488 $ 223 $ 51,090 $ 195 2.4% Utilities $ 95,460 $ 364 $ 76,936 $ 294 $ 94,320 $ 360 4.5% Repair & Maintenance $ 27,720 $ 106 $ 51,488 $ 197 $ 32,750 $ 125 1.6% Cleaning $ 54,858 $ 209 $ 38,512 $ 147 $ 39,300 $ 150 1.9% Landscaping $ 88,196 $ 337 $ 3,392 $ 13 $ 28,820 $ 110 1.4% Security $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 0.0% Marketing & Leasing $ 42,920 $ 164 $ 48,728 $ 186 $ 44,540 $ 170 2.1% General Administrative $ 199,909 $ 763 $ 327,992 $ 1,252 $ 222,700 $ 850 10.6% Management $ 113,664 $ 434 $ 125,864 $ 480 $ 105,263 $ 402 5.0% Miscellaneous $ 0 $ 0 $ 19,284 $ 74 $ 0 $ 0 0.0% ----------- ----------- ----------- ----------- ----------- ----------- ----- Total Operating Expenses $ 738,389 $ 2,818 $ 821,628 $ 3,136 $ 686,903 $ 2,622 32.6% Reserves $ 0 $ 0 $ 0 $ 0 $ 52,400 $ 200 7.6% ----------- ----------- ----------- ----------- ----------- ----------- ----- Net Income $ 1,344,898 $ 5,133 $ 1,064,396 $ 4,063 $ 1,365,961 $ 5,214 64.9%
REVENUES AND EXPENSES The subject's revenue and expense projections are displayed on the previous chart. Rental income is based on the market analysis previously discussed. Other income consists of forfeited deposits, laundry income, late rent payments, month to month fees, pet fees, vending machine revenue, etc. We forecasted the property's annual operating expenses after reviewing its historical performance at the subject property. We analyzed each item of expense and attempted to forecast amounts a typical informed investor would consider reasonable. VACANCY AND COLLECTION LOSS An investor is primarily interested in the annual revenue an income property is likely to produce over a specified period of time, rather than the income it could produce if it were always 100% occupied and all tenants were paying their rent in full and on time. An investor normally expects some income loss as tenants vacate, fail to pay rent, or pay their rent late. We have projected a stabilized vacancy and collection loss rate of 11.5% based on the subject's historical performance, as well as the anticipated future market conditions. AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 30 THE KNOLLS, COLORADO SPRINGS, COLORADO RESERVES FOR REPLACEMENT "Reserves for replacements" is a contingency account allocated to the expenses of the property to provide for replacement of short-lived items and for unforeseen necessary capital expenditures. We have utilized the Korpacz Real Estate Investor Survey of the national apartment market, which reports a range of replacement reserves between $150 and $400 per unit. For purposes of this analysis, we have included an allowance of $200 per unit for reserves for replacement. CAPITAL EXPENDITURES Capital expenditures represent expenses for immediate repair or replacement of items that have average to long lives. Based on our inspection of the property as well as discussions with property management personnel, there are no major items remaining in need of repair or replacement that would require an expense beyond our reserves for replacement. Therefore an allowance of $200 per unit should be satisfactory in our reserves for replacement to cover future capital expenditures. DISCOUNTED CASH FLOW ANALYSIS As the subject is a multi-tenant income property, the Discounted Cash Flow Method is considered appropriate. This method is especially meaningful in that it isolates the timing of the annual cash flows and discounts them, along with the expected equity reversion, to a present value. The present value of the cash flow is added to the present value of the reversion, resulting in a total property value. INVESTMENT CRITERIA Appropriate investment criteria will be derived for the subject based upon analysis of comparable sales and a survey of real estate investors. The following table summarizes the findings of Korpacz National Investor Survey for the most recent period. KORPACZ NATIONAL INVESTOR SURVEY 1ST QUARTER 2003 NATIONAL APARTMENT MARKET
CAPITALIZATION RATES ---------------------------------------- GOING-IN TERMINAL ---------------------------------------- LOW HIGH LOW HIGH ---------------------------------------- RANGE 6.00% 10.00% 7.00% 10.00% AVERAGE 8.14% 8.47%
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 31 THE KNOLLS, COLORADO SPRINGS, COLORADO SUMMARY OF OVERALL CAPITALIZATION RATES
COMP. NO. SALE DATE OCCUP. PRICE/UNIT OAR ---------------------------------------------------------------------------- I-1 Jun-02 94% $85,514 8.28% I-2 Apr-02 90% $51,667 7.40% I-3 Jan-03 95% $41,282 9.49% I-4 Jul-01 93% $48,611 7.77% I-5 Dec-01 90% $71,404 8.20% High 9.49% Low 7.40% Average 8.23%
Based on this information, we have concluded the subject's overall capitalization rate should be 9.00%. The terminal capitalization rate is applied to the net operating income estimated for the year following the end of the holding period. Based on the concluded overall capitalization rate, the age of the property and the surveyed information, we have concluded the subject's terminal capitalization rate to be 9.50%. Finally, the subject's discount rate or yield rate is estimated based on the previous investor survey and an examination of returns available on alternative investments in the market. Based on this analysis, the subject's discount rate is estimated to be 11.50%. HOLDING PERIOD The survey of investors indicates that most investors are completing either 10-year cash flows or extending the analysis to the end of the lease if it is more than 10-years. A 10-year period has been used in the analysis of the subject with the eleventh year stabilized NOI used to determine the reversion. SELLING COSTS Sales of similar size properties are typically accomplished with the aid of a broker and will also incur legal and other transaction related cost. Based on our survey of brokers and a review of institutional investor projections, an allowance of 2.00% of the sale amount is applied. DISCOUNTED CASH FLOW CONCLUSION Discounting the annual cash flows and the equity reversion at the selected rate of 11.50% indicates a value of $14,200,000. In this instance, the reversion figure contributes AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 32 THE KNOLLS, COLORADO SPRINGS, COLORADO approximately 42% of the total value. Investors surveyed for this assignment indicated they would prefer to have the cash flow contribute anywhere from 50% to 60%. Overall, the blend seems reasonable. The cash flow and pricing matrix are located on the following pages. AMERICAN APPRAISAL ASSOCIATES, INC. INCOME APPROACH PAGE 33 THE KNOLLS, COLORADO SPRINGS, COLORADO DISCOUNTED CASH FLOW ANALYSIS THE KNOLLS
YEAR APR-2004 APR-2005 APR-2006 APR-2007 APR-2008 FISCAL YEAR 1 2 3 4 5 ------------------------------------------------------------------------------------------------------------------- REVENUE Base Rent $2,186,400 $2,186,400 $2,208,264 $2,274,512 $2,342,747 Vacancy $ 320,553 $ 218,640 $ 220,826 $ 227,451 $ 234,275 Credit Loss $ 32,796 $ 32,796 $ 33,124 $ 34,118 $ 35,141 Concessions $ 521,904 $ 0 $ 0 $ 0 $ 0 ---------------------------------------------------------------------- Subtotal $ 875,253 $ 251,436 $ 253,950 $ 261,569 $ 269,416 Laundry Income $ 39,300 $ 39,300 $ 39,693 $ 40,884 $ 42,110 Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 131,000 $ 131,000 $ 132,310 $ 136,279 $ 140,368 ---------------------------------------------------------------------- Subtotal Other Income $ 170,300 $ 170,300 $ 172,003 $ 177,163 $ 182,478 ---------------------------------------------------------------------- EFFECTIVE GROSS INCOME $1,481,447 $2,105,264 $2,126,317 $2,190,106 $2,255,809 OPERATING EXPENSES: Taxes $ 68,120 $ 70,164 $ 72,269 $ 74,437 $ 76,670 Insurance $ 51,090 $ 52,623 $ 54,201 $ 55,827 $ 57,502 Utilities $ 94,320 $ 97,150 $ 100,064 $ 103,066 $ 106,158 Repair & Maintenance $ 32,750 $ 33,733 $ 34,744 $ 35,787 $ 36,860 Cleaning $ 39,300 $ 40,479 $ 41,693 $ 42,944 $ 44,232 Landscaping $ 28,820 $ 29,685 $ 30,575 $ 31,492 $ 32,437 Security $ 0 $ 0 $ 0 $ 0 $ 0 Marketing & Leasing $ 44,540 $ 45,876 $ 47,252 $ 48,670 $ 50,130 General Administrative $ 222,700 $ 229,381 $ 236,262 $ 243,350 $ 250,651 Management $ 74,072 $ 105,263 $ 106,316 $ 109,505 $ 112,790 Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 ---------------------------------------------------------------------- TOTAL OPERATING EXPENSES $ 655,712 $ 704,352 $ 723,378 $ 745,079 $ 767,431 Reserves $ 52,400 $ 53,972 $ 55,591 $ 57,259 $ 58,977 ---------------------------------------------------------------------- NET OPERATING INCOME $ 773,335 $1,346,940 $1,347,348 $1,387,768 $1,429,401 Operating Expense Ratio (% of EGI) 44.3% 33.5% 34.0% 34.0% 34.0% Operating Expense Per Unit $ 2,503 $ 2,688 $ 2,761 $ 2,844 $ 2,929 YEAR APR-2009 APR-2010 APR-2011 APR-2012 APR-2013 APR-2014 FISCAL YEAR 6 7 8 9 10 11 ---------------------------------------------------------------------------------------------------------------------------------- REVENUE Base Rent $2,413,030 $2,485,421 $2,559,983 $2,636,783 $2,715,886 $2,797,363 Vacancy $ 241,303 $ 248,542 $ 255,998 $ 263,678 $ 271,589 $ 279,736 Credit Loss $ 36,195 $ 37,281 $ 38,400 $ 39,552 $ 40,738 $ 41,960 Concessions $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 ------------------------------------------------------------------------------------- Subtotal $ 277,498 $ 285,823 $ 294,398 $ 303,230 $ 312,327 $ 321,697 Laundry Income $ 43,374 $ 44,675 $ 46,015 $ 47,396 $ 48,817 $ 50,282 Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 144,579 $ 148,916 $ 153,384 $ 157,985 $ 162,725 $ 167,606 ------------------------------------------------------------------------------------- Subtotal Other Income $ 187,952 $ 193,591 $ 199,399 $ 205,381 $ 211,542 $ 217,888 ------------------------------------------------------------------------------------- EFFECTIVE GROSS INCOME $2,323,484 $2,393,188 $2,464,984 $2,538,933 $2,615,101 $2,693,554 OPERATING EXPENSES: Taxes $ 78,970 $ 81,339 $ 83,779 $ 86,292 $ 88,881 $ 91,548 Insurance $ 59,227 $ 61,004 $ 62,834 $ 64,719 $ 66,661 $ 68,661 Utilities $ 109,343 $ 112,623 $ 116,002 $ 119,482 $ 123,066 $ 126,758 Repair & Maintenance $ 37,966 $ 39,105 $ 40,278 $ 41,487 $ 42,731 $ 44,013 Cleaning $ 45,559 $ 46,926 $ 48,334 $ 49,784 $ 51,278 $ 52,816 Landscaping $ 33,410 $ 34,413 $ 35,445 $ 36,508 $ 37,604 $ 38,732 Security $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Marketing & Leasing $ 51,634 $ 53,183 $ 54,779 $ 56,422 $ 58,115 $ 59,858 General Administrative $ 258,170 $ 265,915 $ 273,893 $ 282,110 $ 290,573 $ 299,290 Management $ 116,174 $ 119,659 $ 123,249 $ 126,947 $ 130,755 $ 134,678 Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 ------------------------------------------------------------------------------------- TOTAL OPERATING EXPENSES $ 790,454 $ 814,168 $ 838,593 $ 863,751 $ 889,663 $ 916,353 Reserves $ 60,746 $ 62,568 $ 64,445 $ 66,379 $ 68,370 $ 70,421 ------------------------------------------------------------------------------------- NET OPERATING INCOME $1,472,283 $1,516,452 $1,561,945 $1,608,804 $1,657,068 $1,706,780 Operating Expense Ratio (% of EGI) 34.0% 34.0% 34.0% 34.0% 34.0% 34.0% Operating Expense Per Unit $ 3,017 $ 3,108 $ 3,201 $ 3,297 $ 3,396 $ 3,498
Estimated Stabilized NOI $1,365,961 Sales Expense Rate 2.00% Months to Stabilized 12 Discount Rate 11.50% Stabilized Occupancy 90.0% Terminal Cap Rate 9.50%
Gross Residual Sale Price $17,966,104 Less: Sales Expense $ 359,322 ----------- Net Residual Sale Price $17,606,782 PV of Reversion $ 5,928,315 Add: NPV of NOI $ 8,281,450 ----------- PV Total $14,209,766 Deferred Maintenance $ 0 Add: Excess Land $ 0 Other Adjustments $ 0 ----------- Value Indicated By "DCF" $14,209,766 Rounded $14,200,000
"DCF" VALUE SENSITIVITY TABLE
DISCOUNT RATE ----------------------------------------------------------------------------------------- TOTAL VALUE 11.00% 11.25% 11.50% 11.75% 12.00% ------------------------------------------------------------------------------------------------------------- 9.00% $15,032,217 $14,782,950 $14,539,116 $14,300,578 $14,067,204 9.25% $14,855,316 $14,609,985 $14,369,990 $14,135,198 $13,905,478 TERMINAL CAP 9.50% $14,687,726 $14,446,123 $14,209,766 $13,978,522 $13,752,264 RATE 9.75% $14,528,730 $14,290,664 $14,057,757 $13,829,880 $13,606,907 10.00% $14,377,684 $14,142,979 $13,913,350 $13,688,671 $13,468,819
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME APPROACH PAGE 34 THE KNOLLS, COLORADO SPRINGS, COLORADO INCOME LOSS DURING LEASE-UP The subject is currently 81% occupied, below our stabilized occupancy projection. We have estimated a 12-month lease-up period. An adjustment must be made to bring the subject to a stabilized operating level. To account for this income loss during lease-up, we have compared the current DCF analysis to an "as stabilized" DCF analysis assuming the subject's occupancy were stabilized. The difference in net operating income during the lease-up period is discounted to a present value figure of $87,000 as shown in the following table.
DESCRIPTION YEAR 1 ---------------------------------------------------- "As Is" Net Operating Income $773,335 Stabilized Net Operating Income $870,152 -------- Difference $ 96,817 PV of Income Loss During Lease-Up $ 86,832 -------- Rounded $ 87,000 --------
CONCESSIONS Due to softness in the market, concessions have been utilized at the subject property and within the market. Based on our discussions with the subject's property manager and those at competing properties, these concessions are expected to continue in the near term until the market returns to a stabilized level. Concessions have been included as a line item deduction within the discounted cash flow analysis. The present value of these concessions equates to $468,000 (rounded). This amount has been deducted from the Direct Capitalization analysis, as well as the Sales Comparison Approach value. DIRECT CAPITALIZATION METHOD After having projected the income and expenses for the property, the next step in the valuation process is to capitalize the net income into an estimate of value. The selected overall capitalization rate ("OAR") covers both return on and return of capital. It is the overall rate of return an investor expects. AMERICAN APPRAISAL ASSOCIATES, INC. INCOME APPROACH PAGE 35 THE KNOLLS, COLORADO SPRINGS, COLORADO After considering the market transactions and the investor surveys, we previously conclude that an overall rate of 9.00% percent is applicable to the subject. The results of our direct capitalization analysis are as follows: AMERICAN APPRAISAL ASSOCIATES, INC. INCOME APPROACH PAGE 36 THE KNOLLS, COLORADO SPRINGS, COLORADO THE KNOLLS
TOTAL PER SQ. FT. PER UNIT %OF EGI ----------------------------------------------------------------------------------------------------------------------- REVENUE Base Rent $ 2,186,400 $ 9.01 $ 8,345 Less: Vacancy & Collection Loss 11.50% $ 251,436 $ 1.04 $ 960 Plus: Other Income Laundry Income $ 39,300 $ 0.16 $ 150 1.87% Garage Revenue $ 0 $ 0.00 $ 0 0.00% Other Misc. Revenue $ 131,000 $ 0.54 $ 500 6.22% -------------------------------------------------------- Subtotal Other Income $ 170,300 $ 0.70 $ 650 8.09% EFFECTIVE GROSS INCOME $ 2,105,264 $ 8.67 $ 8,035 OPERATING EXPENSES: Taxes $ 68,120 $ 0.28 $ 260 3.24% Insurance $ 51,090 $ 0.21 $ 195 2.43% Utilities $ 94,320 $ 0.39 $ 360 4.48% Repair & Maintenance $ 32,750 $ 0.13 $ 125 1.56% Cleaning $ 39,300 $ 0.16 $ 150 1.87% Landscaping $ 28,820 $ 0.12 $ 110 1.37% Security $ 0 $ 0.00 $ 0 0.00% Marketing & Leasing $ 44,540 $ 0.18 $ 170 2.12% General Administrative $ 222,700 $ 0.92 $ 850 10.58% Management 5.00% $ 105,263 $ 0.43 $ 402 5.00% Miscellaneous $ 0 $ 0.00 $ 0 0.00% TOTAL OPERATING EXPENSES $ 686,903 $ 2.83 $ 2,622 32.63% Reserves $ 52,400 $ 0.22 $ 200 2.49% -------------------------------------------------------- NET OPERATING INCOME $ 1,365,961 $ 5.63 $ 5,214 64.88% -------------------------------------------------------- "GOING IN" CAPITALIZATION RATE 9.00% VALUE INDICATION $ 15,177,342 $ 62.54 $ 57,929 LESS: LEASE-UP COST ($ 87,000) PV OF CONCESSIONS ($ 468,000) "AS IS" VALUE INDICATION (DIRECT CAPITALIZATION APPROACH) $ 14,622,342 ROUNDED $ 14,600,000 $ 60.16 $ 55,725
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME APPROACH PAGE 37 THE KNOLLS, COLORADO SPRINGS, COLORADO DIRECT CAPITALIZATION VALUE SENSITIVITY TABLE
CAP RATE VALUE ROUNDED $/UNIT $/SF -------- ----------- ----------- ------- ------ 8.25% $16,002,101 $16,000,000 $61,069 $65.93 8.50% $15,515,127 $15,500,000 $59,160 $63.87 8.75% $15,055,981 $15,100,000 $57,634 $62.22 9.00% $14,622,342 $14,600,000 $55,725 $60.16 9.25% $14,212,144 $14,200,000 $54,198 $58.51 9.50% $13,823,535 $13,800,000 $52,672 $56.86 9.75% $13,454,854 $13,500,000 $51,527 $55.63
CONCLUSION BY THE DIRECT CAPITALIZATION METHOD Applying the capitalization rate to our estimated NOI results in an estimated value of $14,600,000. CORRELATION AND CONCLUSION BY THE INCOME APPROACH The two methods used to estimate the market value of the subject property by the income approach resulted in the following indications of value: Discounted Cash Flow Analysis $14,200,000 Direct Capitalization Method $14,600,000
Giving consideration to the indicated values provided by both techniques, we have concluded the estimated value by the income capitalization approach to be $14,400,000. AMERICAN APPRAISAL ASSOCIATES, INC. RECONCILIATION AND CONCLUSION PAGE 38 THE KNOLLS, COLORADO SPRINGS, COLORADO RECONCILIATION AND CONCLUSION This appraisal was made to express an opinion as of the Market Value of the fee simple estate in the property. AS IS MARKET VALUE OF THE FEE SIMPLE ESTATE Cost Approach Not Utilized Sales Comparison Approach $14,500,000 Income Approach $14,400,000 Reconciled Value $14,400,000
The Direct Capitalization Method is considered a reliable indicator of value. Income and expenses were estimated and projected based on historical operating statements and market oriented expenses. This method is primarily used by investors in their underwriting analysis. Furthermore, there was good support for an overall rate in the Direct Capitalization Method. The Sales Comparison Approach to value supported the value conclusion by the Income Approach and was given secondary consideration. Investment-grade, income-producing properties such as the subject are not typically traded based on cost. Therefore, the Cost Approach has not been considered in our valuation. FINAL VALUE - FEE SIMPLE ESTATE Based on the investigation and premise outlined, it is our opinion that as of May 15, 2003 the market value of the fee simple estate in the property is: $14,400,000 AMERICAN APPRAISAL ASSOCIATES, INC. ADDENDA THE KNOLLS, COLORADO SPRINGS, COLORADO ADDENDA AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A THE KNOLLS, COLORADO SPRINGS, COLORADO EXHIBIT A SUBJECT PHOTOGRAPHS AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A THE KNOLLS, COLORADO SPRINGS, COLORADO SUBJECT PHOTOGRAPHS [PICTURE] [PICTURE] EXTERIOR - APARTMENTS EXTERIOR - LANDSCAPE & PARKING [PICTURE] [PICTURE] INTERIOR - APARTMENT UNIT INTERIOR - APARTMENT UNIT [PICTURE] [PICTURE] INTERIOR - APARTMENT UNIT INTERIOR - APARTMENT UNIT AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A THE KNOLLS, COLORADO SPRINGS, COLORADO SUBJECT PHOTOGRAPHS [PICTURE] [PICTURE] INTERIOR - APARTMENT UNIT EXTERIOR - POOL AREA [PICTURE] [PICTURE] INTERIOR - GYM ROOM EXTERIOR - SPA DECK [PICTURE] [PICTURE] INTERIOR - CLUBHOUSE EXTERIOR - STREET VIEW AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B THE KNOLLS, COLORADO SPRINGS, COLORADO EXHIBIT B SUMMARY OF RENT COMPARABLES AND PHOTOGRAPH OF COMPARABLES AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B THE KNOLLS, COLORADO SPRINGS, COLORADO PHOTOGRAPHS OF COMPARABLE SALE PROPERTIES COMPARABLE I-1 COMPARABLE I-2 COMPARABLE I-3 CHEYENNE CREEK PARK MEADOWS CEDAR CREST 115 W Cheyenne Road 970 Mount Werner Circle 2010 Carmel Drive Colorado Springs, Colorado Colorado Springs, Colorado Colorado Springs, Colorado [PICTURE] [PICTURE] [PICTURE] COMPARABLE I-4 COMPARABLE I-5 COLONY HILLS WINDTREE APARTMENTS 3950 Patrick Drive 2530 Paragon Drive Colorado Springs, Colorado Colorado Springs, Colorado [PICTURE] [PICTURE]
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B THE KNOLLS, COLORADO SPRINGS, COLORADO SUMMARY OF COMPARABLE RENTAL PROPERTIES
COMPARABLE DESCRIPTION SUBJECT R - 1 ----------------------------------------------------------------------------------------------------------------------------- Property Name The Knolls Park Terrace Management Company AIMCO LOCATION: Address 1510 Gatehouse Circle 3210 N. Chestnut City, State Colorado Springs, Colorado Colorado Springs, Colorado County El Paso County El Paso County Proximity to Subject Approx. 2 miles north of subject PHYSICAL CHARACTERISTICS: Net Rentable Area (SF) 242,682 Year Built 1974 1968 Effective Age 23 30 Building Structure Type Parking Type (Gr., Cov., etc.) Open, Open Covered Open Number of Units 262 115 Unit Mix: Type Unit Qty. Mo. Type Unit Qty. Mo. 1 1Bd/1Ba 717 12 $632 1 1Bd/1Ba Jr. 410 $425 2 1Bd/1Ba 787 62 $661 1 1Bd/1Ba 660 $485 3 2Bd/1Ba 950 132 $731 3 2Bd/1Ba 820 $595 4 2Bd/2Ba 1,012 12 $751 5 2Bd/1.5Ba 1,085 44 $777 Average Unit Size (SF) 926 Unit Breakdown: Efficiency 2-Bedroom Efficiency 2-Bedroom 1-Bedroom 3-Bedroom 1-Bedroom 3-Bedroom CONDITION: Good Fair APPEAL: Good Fair AMENITIES: Unit Amenities Attach. Garage X Vaulted Ceiling Attach. Garage Vaulted Ceiling X Balcony Balcony X Fireplace Fireplace X Cable TV Ready X Cable TV Ready Project Amenities X Swimming Pool Swimming Pool X Spa/Jacuzzi Car Wash Spa/Jacuzzi Car Wash Basketball Court BBQ Equipment Basketball Court BBQ Equipment Volleyball Court Theater Room Volleyball Court Theater Room Sand Volley Ball Meeting Hall Sand Volley Ball Meeting Hall Tennis Court Secured Parking Tennis Court Secured Parking Racquet Ball X Laundry Room Racquet Ball X Laundry Room Jogging Track Business Office Jogging Track Business Office X Gym Room Gym Room OCCUPANCY: 81% 87% LEASING DATA: Available Leasing Terms 6-12 month leases 6-12 month leases Concessions $99 deposit, 1 month free 1/2 off first month with $99 deposit Pet Deposit $150 $300 Utilities Paid by Tenant: X Electric X Natural Gas X Electric X Natural Gas X Water X Trash X Water X Trash Confirmation Lucia Newell (Asst. manager) Leasing Agent Telephone Number 719-473-0322 NOTES: COMPARISON TO SUBJECT: Inferior COMPARABLE COMPARABLE DESCRIPTION R - 2 R - 3 ---------------------------------------------------------------------------------------------------------------------------------- Property Name Falcon Pointe Altamira Management Company LOCATION: Address 1844 Ralph's Ridge 2210 Skyview Lane City, State Colorado Springs, Colorado Colorado Springs, Colorado County El Paso County El Paso County Proximity to Subject Approx. 5 miles southeast of subject Approx. 2 miles southwest of subject PHYSICAL CHARACTERISTICS: Net Rentable Area (SF) Year Built 1987 1984 Effective Age 10 15 Building Structure Type Parking Type (Gr., Cov., etc.) Open, Open Covered Open Number of Units 280 360 Unit Mix: Type Unit Qty. Mo. Type Unit Qty. Mo. 1 1Bd/1Ba 497 $580 1 1Bd/1Ba Jr. 534 $460 1 1Bd/1Ba 649 $675 1 1Bd/1Ba 570 $505 2 1Bd/1.5 Ba Loft 755 $715 3 2Bd/1Ba 750 $675 4 2Bd/2Ba 908 $850 Average Unit Size (SF) Unit Breakdown: Efficiency 2-Bedroom Efficiency 2-Bedroom 1-Bedroom 3-Bedroom 1-Bedroom 3-Bedroom CONDITION: Good Good APPEAL: Good Good AMENITIES: Unit Amenities Attach. Garage Vaulted Ceiling Attach. Garage Vaulted Ceiling Balcony Balcony X Fireplace X Fireplace X Cable TV Ready Cable TV Ready Project Amenities X Swimming Pool X Swimming Pool X Spa/Jacuzzi Car Wash X Spa/Jacuzzi Car Wash Basketball Court X BBQ Equipment X Basketball Court X BBQ Equipment Volleyball Court Theater Room Volleyball Court Theater Room X Sand Volley Ball Meeting Hall X Sand Volley Ball Meeting Hall Tennis Court Secured Parking Tennis Court Secured Parking Racquet Ball X Laundry Room X Racquet Ball X Laundry Room Jogging Track Business Office Jogging Track Business Office X Gym Room X Gym Room OCCUPANCY: 87% 87% LEASING DATA: Available Leasing Terms 6-12 month leases 6-12 month leases Concessions $150 off each month with 6 month lease $100 off with 12 month, $50 with 6 month Pet Deposit $200 $300 Utilities Paid by Tenant: X Electric X Natural Gas X Electric Natural Gas X Water X Trash Water Trash Confirmation Leasing Agent Leasing Agent Telephone Number 719-578-8333 719-578-8073 NOTES: COMPARISON TO SUBJECT: Slightly Superior Similar COMPARABLE COMPARABLE DESCRIPTION R - 4 R - 5 ------------------------------------------------------------------------------------------------------------------------------- Property Name Broadmoor Terrace Broadmoor Villa Management Company LOCATION: Address 816 Oxford Lane 25 E. Sommerlyn Road City, State Colorado Springs, Colorado Colorado Springs, Colorado County El Paso County El Paso County Proximity to Subject Approx. 3 miles south of subject Approx. 3 miles south of subject PHYSICAL CHARACTERISTICS: Net Rentable Area (SF) Year Built 1975 1970 Effective Age 20 25 Building Structure Type Parking Type (Gr., Cov., etc.) Open Open Number of Units 153 102 Unit Mix: Type Unit Qty. Mo. Type Unit Qty. Mo. 2 1Bd/1Ba 737 $535 1 1Bd/1Ba 655 $495 1 1Bd/1Ba 632 $545 2 1Bd/1Ba 785 $550 1 1Bd/1Ba 680 $565 3 2Bd/1Ba 840 $600 1 Studio 430 $435 3 2Bd/1Ba 1,000 $645 1 Studio 436 $455 1 Studio 470 $480 3 2Bd/1Ba 852 $620 3 2Bd/1Ba 872 $640 3 2Bd/1Ba 872 $640 3 2Bd/1Ba 850 $655 3 2Bd/1Ba 914 $690 Average Unit Size (SF) Unit Breakdown: Efficiency 2-Bedroom Efficiency 2-Bedroom 1-Bedroom 3-Bedroom 1-Bedroom 3-Bedroom CONDITION: APPEAL: AMENITIES: Unit Amenities Attach. Garage Vaulted Ceiling Attach. Garage Vaulted Ceiling X Balcony Balcony X Fireplace Fireplace X Cable TV Ready Cable TV Ready Project Amenities X Swimming Pool X Swimming Pool Spa/Jacuzzi Car Wash Spa/Jacuzzi Car Wash Basketball Court BBQ Equipment Basketball Court BBQ Equipment Volleyball Court Theater Room Volleyball Court Theater Room Sand Volley Ball Meeting Hall Sand Volley Ball Meeting Hall Tennis Court Secured Parking Tennis Court Secured Parking Racquet Ball X Laundry Room Racquet Ball X Laundry Room Jogging Track Business Office Jogging Track Business Office Gym Room Gym Room OCCUPANCY: 87% 69% LEASING DATA: Available Leasing Terms 6-12 month leases 6-12 month leases Concessions $20 off each month with 12 month lease $150 off first month on 2 Bedroom Pet Deposit $100 non-refundable no pets Utilities Paid by Tenant: X Electric X Natural Gas X Electric X Natural Gas X Water X Trash Water Trash Confirmation Leasing Agent Leasing Agent Telephone Number 719-473-5359 719-635-7090 NOTES: COMPARISON TO SUBJECT: Similar Inferior
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B THE KNOLLS, COLORADO SPRINGS, COLORADO PHOTOGRAPHS OF COMPARABLE RENT PROPERTIES COMPARABLE R-1 COMPARABLE R-2 COMPARABLE R-3 PARK TERRACE FALCON POINTE ALTAMIRA 3210 N. Chestnut 1844 Ralph's Ridge 2210 Skyview Lane Colorado Springs, Colorado Colorado Springs, Colorado Colorado Springs, Colorado [PICTURE] [PICTURE] [PICTURE] COMPARABLE R-4 COMPARABLE R-5 BROADMOOR TERRACE BROADMOOR VILLA 816 Oxford Lane 25 E. Sommerlyn Road Colorado Springs, Colorado Colorado Springs, Colorado [PICTURE] [PICTURE]
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C THE KNOLLS, COLORADO SPRINGS, COLORADO EXHIBIT C ASSUMPTIONS AND LIMITING CONDITIONS (3 PAGES) AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C THE KNOLLS, COLORADO SPRINGS, COLORADO No responsibility is assumed for matters legal in nature. No investigation has been made of the title to or any liabilities against the property appraised. In this appraisal, it is presumed that, unless otherwise noted, the owner's claim is valid, the property rights are good and marketable, and there are no encumbrances which cannot be cleared through normal processes. To the best of our knowledge, all data set forth in this report are true and accurate. Although gathered from reliable sources, no guarantee is made nor liability assumed for the accuracy of any data, opinions, or estimates identified as being furnished by others which have been used in formulating this analysis. Land areas and descriptions used in this appraisal were obtained from public records and have not been verified by legal counsel or a licensed surveyor. No soil analysis or geological studies were ordered or made in conjunction with this report, nor were any water, oil, gas, or other subsurface mineral and use rights or conditions investigated. Substances such as asbestos, urea-formaldehyde foam insulation, other chemicals, toxic wastes, or other potentially hazardous materials could, if present, adversely affect the value of the property. Unless otherwise stated in this report, the existence of hazardous substance, which may or may not be present on or in the property, was not considered by the appraiser in the development of the conclusion of value. The stated value estimate is predicated on the assumption that there is no material on or in the property that would cause such a loss in value. No responsibility is assumed for any such conditions, and the client has been advised that the appraiser is not qualified to detect such substances, quantify the impact on values, or develop the remedial cost. No environmental impact study has been ordered or made. Full compliance with applicable federal, state, and local environmental regulations and laws is assumed unless otherwise stated, defined, and considered in the report. It is also assumed that all required licenses, consents, or other legislative or administrative authority from any local, state, or national government or private entity organization either have been or can be obtained or renewed for any use which the report covers. AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C THE KNOLLS, COLORADO SPRINGS, COLORADO 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. Further, it is assumed that the utilization of the land and improvements is within the boundaries of the property described and that no encroachment or trespass exists unless noted in the report. The Americans with Disabilities Act ("ADA") became effective January 26, 1992. We have not made a specific compliance survey and analysis of this property to determine whether or not it is in conformity with the various detailed requirements of the ADA. It is possible that a compliance survey of the property together with a detailed analysis of the requirements of the ADA could reveal that the property is not in compliance with one or more of the requirements of the act. If so, this fact could have a negative effect on the value of the property. Since we have no direct evidence relating to this issue, we did not consider the possible noncompliance with the requirements of ADA in estimating the value of the property. We have made a physical inspection of the property and noted visible physical defects, if any, in our report. This inspection was made by individuals generally familiar with real estate and building construction. However, these individuals are not architectural or structural engineers who would have detailed knowledge of building design and structural integrity. Accordingly, we do not opine on, nor are we responsible for, the structural integrity of the property including its conformity to specific governmental code requirements, such as fire, building and safety, earthquake, and occupancy, or any physical defects which were not readily apparent to the appraiser during the inspection. The value or values presented in this report are based upon the premises outlined herein and are valid only for the purpose or purposes stated. The date of value to which the conclusions and opinions expressed apply is set forth in this report. The value opinion herein rendered is based on the status of the national business economy and the purchasing power of the U.S. dollar as of that date. Testimony or attendance in court or at any other hearing is not required by reason of this appraisal unless arrangements are previously made within a reasonable time in advance for AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C THE KNOLLS, COLORADO SPRINGS, COLORADO such testimony, and then such testimony shall be at American Appraisal Associates, Inc.'s, prevailing per diem for the individuals involved. Possession of this report or any copy thereof does not carry with it the right of publication. No portion of this report (especially any conclusion to use, the identity of the appraiser or the firm with which the appraiser is connected, or any reference to the American Society of Appraisers or the designations awarded by this organization) shall be disseminated to the public through prospectus, advertising, public relations, news, or any other means of communication without the written consent and approval of American Appraisal Associates, Inc. AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT D THE KNOLLS, COLORADO SPRINGS, COLORADO EXHIBIT D CERTIFICATE OF APPRAISER (1 PAGE) AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT D CERTIFICATE OF APPRAISER I certify that, to the best of my 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 represent the unbiased professional analyses, opinions, and conclusions of American Appraisal Associates, Inc. American Appraisal Associates, Inc. and I personally, have no present or prospective interest in the property that is the subject of this report and have no personal interest or bias with respect to the parties involved. Compensation for American Appraisal Associates, Inc. is not contingent on an action or event resulting from the analyses, opinions, or conclusions in, or the use of, this report. The analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Uniform Standards of Professional Appraisal Practice and the Code of Professional Ethics and the Standards of Professional Practice of the Appraisal Institute. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. I personally did not inspect the subject property. James Newell provided significant real property appraisal assistance in the preparation of this report. I am currently in compliance with the Appraisal Institutes continuing education requirements. -s- Douglas Needham ---------------------------- Douglas Needham, MAI Managing Principal, Real Estate Group Colorado State Certified General Real Estate Appraiser #CG40017035 AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E THE KNOLLS, COLORADO SPRINGS, COLORADO EXHIBIT E QUALIFICATIONS OF APPRAISER (2 PAGES) AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E THE KNOLLS, COLORADO SPRINGS, COLORADO DOUGLAS A. NEEDHAM, MAI MANAGING PRINCIPAL, REAL ESTATE ADVISORY GROUP POSITION Douglas A. Needham is a Managing Principal for the Irvine Real Estate Advisory Group of American Appraisal Associates, Inc. ("AAA"). EXPERIENCE Valuation Mr. Needham has appraised all types of major commercial real estate including apartments, hotels/motels, light and heavy industrial facilities, self-storage facilities, mobile home parks, offices, retail shopping centers, service stations, special-use properties, and vacant land. Business Mr. Needham joined AAA in 1998. Prior to joining AAA, he was a senior associate at Koeppel Tener, a senior analyst at Great Western Appraisal Group, and an associate appraiser at R. L. McLaughlin & Associates. EDUCATION Texas A&M University Bachelor of Business Administration - Finance STATE CERTIFICATIONS State of Arizona, Certified General Real Estate Appraiser, #30943 State of California, Certified General Real Estate Appraiser, #AG025443 State of Colorado, Certified General Appraiser, #CG40017035 State of Oregon, Certified General Appraiser, #C000686 State of Washington, Certified General Real Estate Appraiser, #1101111 PROFESSIONAL Appraisal Institute, MAI Designated Member AFFILIATIONS AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E THE KNOLLS, COLORADO SPRINGS, COLORADO VALUATION AND Appraisal Institute SPECIAL COURSES Advanced Income Capitalization Appraisal Principles Appraisal Procedures Basic Income Capitalization Standards of Professional Practice AMERICAN APPRAISAL ASSOCIATES, INC. THE KNOLLS, COLORADO SPRINGS, COLORADO GENERAL SERVICE CONDITIONS AMERICAN APPRAISAL ASSOCIATES, INC. THE KNOLLS, COLORADO SPRINGS, COLORADO GENERAL SERVICE CONDITIONS The services(s) provided by AAA will be performed in accordance with professional appraisal standards. Our compensation is not contingent in any way upon our conclusions of value. We assume, without independent verification, the accuracy of all data provided to us. We will act as an independent contractor and reserve the right to use subcontractors. All files, workpapers or documents developed by us during the course of the engagement will be our property. We will retain this data for at least five years. Our report is to be used only for the specific purpose stated herein; and any other use is invalid. No reliance may be made by any third party without our prior written consent. You may show our report in its entirety to those third parties who need to review the information contained herein. No one should rely on our report as a substitute for their own due diligence. We understand that our reports will be described in public tender offer documents distributed to limited partners. We reserve the right to review the public tender offer documents prior to their issuance to confirm that disclosures of facts from the current appraisals are accurate. No reference to our name or our report, in whole or in part, in any other SEC filing or private placement memorandum you prepare and/or distribute to third parties may be made without our prior written consent. The Tender Offer Partnerships, as that term is defined in the Settlement Agreement, agree to indemnify and hold us harmless against and from any and all losses, claims, actions, damages, expenses or liabilities, including reasonable attorneys' fees, to which we may become subject in connection with this engagement except where such losses, claims, actions, damages, expenses or liabilities, including reasonable attorney's fees, arise or result from AAA's misconduct, bad faith or negligence. Co-Clients will not be liable for any of our acts or omissions. AAA is an equal opportunity employer.