EX-99.(C)(11) 13 d07256a1exv99wxcyx11y.txt APPRAISAL OF POINT WEST POINT WEST APARTMENTS & TOWNHOMES 415 PARKDALE DRIVE CHARLESTON, SOUTH CAROLINA MARKET VALUE - FEE SIMPLE ESTATE AS OF MAY 28, 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] Apartment Investment and Management JULY 3, 2003 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: POINT WEST APARTMENTS & TOWNHOMES 415 PARKDALE DRIVE CHARLESTON, CHARLESTON COUNTY, SOUTH CAROLINA 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 120 units with a total of 101,368 square feet of rentable area. The improvements were built in 1973. The improvements are situated on 8.82 acres. Overall, the improvements are in average condition. As of the date of this appraisal, the subject property is 89% 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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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 28, 2003 is: ($4,500,000) Respectfully submitted, AMERICAN APPRAISAL ASSOCIATES, INC. -s- Frank Fehribach ----------------------------------- July 3, 2003 Frank Fehribach, MAI #053272 Managing Principal, Real Estate Group South Carolina Temporary Practice Permit #095-03 Report By: Jimmy Pat James, MAI South Carolina Temporary Practice Permit #103-03 Assisted By: David Johnsen, MAI AMERICAN APPRAISAL ASSOCIATES, INC. TABLE OF CONTENTS PAGE 3 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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 ................................................. 37
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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA EXECUTIVE SUMMARY PART ONE - PROPERTY DESCRIPTION PROPERTY NAME: Point West Apartments & Townhomes LOCATION: 415 Parkdale Drive Charleston, South Carolina 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 28, 2003 DATE OF REPORT: July 3, 2003 PHYSICAL DESCRIPTION - SITE & IMPROVEMENTS: SITE: Size: 8.82 acres, or 384,199 square feet Assessor Parcel No.: 310-10-00-004 Floodplain: Community Panel No. 4554130291 G (July 15, 1988) Flood Zone C and B, an area inside the floodplain. Zoning: DR-1F (Residential) BUILDING: No. of Units: 120 Units Total NRA: 101,368 Square Feet Average Unit Size: 845 Square Feet Apartment Density: 13.6 units per acre Year Built: 1973 UNIT MIX AND MARKET RENT: GROSS RENTAL INCOME PROJECTION
Market Rent Square --------------------- Monthly Annual Unit Type Feet Per Unit Per SF Income Income --------- ------ -------- ------ ------ ------ 1Br/1Ba 648 $520 $0.80 $16,640 $199,680 2Br/1.5Ba 868 $600 $0.69 $42,000 $504,000 3Br/1.5Ba 1,104 $700 $0.63 $12,600 $151,200 ------------------------------------------ Total $71,240 $854,880 ==========================================
OCCUPANCY: 89% ECONOMIC LIFE: 45 Years EFFECTIVE AGE: 20 Years REMAINING ECONOMIC LIFE: 25 Years SUBJECT PHOTOGRAPHS AND LOCATION MAP:
AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 5 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA SUBJECT PHOTOGRAPHS [EXTERIOR - APARTMENT BUILDING PICTURE] [STREET SCENE FACING NORTH PICTURE] [AREA MAP] [MAP] AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 6 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA PART TWO - ECONOMIC INDICATORS INCOME CAPITALIZATION APPROACH
Amount $/Unit ------------ ------------- DIRECT CAPITALIZATION Potential Rental Income $854,880 $7,124 Effective Gross Income $870,490 $7,254 Operating Expenses $455,724 $3,798 52.4% of EGI Net Operating Income: $384,765 $3,206 Capitalization Rate 8.50% DIRECT CAPITALIZATION VALUE $4,500,000 * $37,500 / UNIT DISCOUNTED CASH FLOW ANALYSIS: Holding Period 10 years 2002 Economic Vacancy 14% Stabilized Vacancy & Collection Loss: 8% Lease-up / Stabilization Period N/A Terminal Capitalization Rate 10.00% Discount Rate 11.00% Selling Costs 2.00% Growth Rates: Income 3.00% Expenses: 3.00% DISCOUNTED CASH FLOW VALUE $4,500,000 * $37,500 / UNIT RECONCILED INCOME CAPITALIZATION VALUE $4,500,000 $37,500 / UNIT
SALES COMPARISON APPROACH PRICE PER UNIT: Range of Sales $/Unit (Unadjusted) $27,691 to $66,383 Range of Sales $/Unit (Adjusted) $38,075 to $41,250 VALUE INDICATION - PRICE PER UNIT $4,700,000 * $39,167 / UNIT EGIM ANALYSIS Range of EGIMs from Improved Sales 4.88 to 7.15 Selected EGIM for Subject 5.50 Subject's Projected EGI $870,490 EGIM ANALYSIS CONCLUSION $4,800,000 * $40,000 / UNIT NOI PER UNIT ANALYSIS CONCLUSION $4,600,000 * $38,333 / UNIT RECONCILED SALES COMPARISON VALUE $4,700,000 $39,167 / 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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA PART THREE - SUMMARY OF VALUE CONCLUSIONS SALES COMPARISON APPROACH: Price Per Unit $4,700,000 NOI Per Unit $4,600,000 EGIM Multiplier $4,800,000 INDICATED VALUE BY SALES COMPARISON $4,700,000 $39,167 / UNIT INCOME APPROACH: Direct Capitalization Method: $4,500,000 Discounted Cash Flow Method: $4,500,000 INDICATED VALUE BY THE INCOME APPROACH $4,500,000 $37,500 / UNIT RECONCILED OVERALL VALUE CONCLUSION: $4,500,000 $37,500 / UNIT
AMERICAN APPRAISAL ASSOCIATES, INC. INTRODUCTION PAGE 9 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA INTRODUCTION IDENTIFICATION OF THE SUBJECT The subject property is located at 415 Parkdale Drive, Charleston, Charleston County, South Carolina. Charleston identifies it as 310-10-00-004. SCOPE OF THE ASSIGNMENT The property, neighborhood, and comparables were inspected by David Johnsen, MAI on May 28, 2003. Jimmy Pat James, MAI and Frank Fehribach, MAI have not made a personal inspection of the subject property. David Johnsen, MAI assisted Jimmy Pat James, MAI with the research, valuation analysis and writing the report. Frank Fehribach, MAI reviewed the report and concurs with the value. Frank Fehribach, MAI, Jimmy Pat James, MAI, and David Johnsen, MAI 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 28, 2003. The date of the report is July 3, 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 & AMERICAN APPRAISAL ASSOCIATES, INC. INTRODUCTION PAGE 10 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA Income Approaches), subject to the existing short-term leases. A Fee Simple Estate is 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 Point West Associates, L.P. 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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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 Charleston, South Carolina. Overall, the neighborhood is characterized as an urban setting with the predominant land use being residential. The subject's neighborhood is generally defined by the following boundaries. NEIGHBORHOOD BOUNDARIES East - Ashley River West - Branchi Creek South - Stano River North - Savannah Highway (Route 17) MAJOR EMPLOYERS Major employers in the subject's area include Medical University of South Carolina, Charleston Air Force Base, US Navy, Charleston County School District, CareAlliance Health Services, Berkeley county School District and Westvaco Corporation. Downtown Charleston is located less than a fifteen minute drive from the subject property and provides a wide variety of employment options.. 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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA NEIGHBORHOOD DEMOGRAPHICS
AREA ----------------------------------------------- CATEGORY 1-MI. RADIUS 3-MI. RADIUS 5-MI. RADIUS MSA ----------------------------------------------------------------------------------------------------------- POPULATION TRENDS Current Population 4,879 36,292 80,035 555,374 5-Year Population 4,830 35,067 80,501 573,153 % Change CY-5Y -1.0% -3.4% 0.6% 3.2% Annual Change CY-5Y -0.2% -0.7% 0.1% 0.6% HOUSEHOLDS Current Households 2,169 15,634 33,373 213,507 5-Year Projected Households 2,212 15,621 34,730 225,969 % Change CY - 5Y 2.0% -0.1% 4.1% 5.8% Annual Change CY-5Y 0.4% 0.0% 0.8% 1.2% INCOME TRENDS Median Household Income $40,293 $34,887 $38,136 $ 37,645 Per Capita Income $23,955 $20,783 $22,089 $ 20,671 Average Household Income $54,150 $47,831 $52,899 $ 53,767
Source: Demographics Now The subject neighborhood's population is expected to show increases below that of the region. The immediate market offers superior 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 39.24% 44.88% 36.76% 29.38% 5-Year Projected % Renting 37.15% 44.03% 36.04% 28.21% % of Households Owning 55.79% 48.34% 57.13% 60.14% 5-Year Projected % Owning 57.89% 49.08% 58.02% 61.84%
Source: Demographics Now AMERICAN APPRAISAL ASSOCIATES, INC. AREA ANALYSIS PAGE 13 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA SURROUNDING IMPROVEMENTS The following uses surround the subject property: North - Single family South - Single family East - Single family West - Single family CONCLUSIONS The subject is well located within the city of Charleston. The neighborhood is characterized as being mostly urban 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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA MARKET ANALYSIS The subject property is located in the city of Charleston in Charleston County. The overall pace of development in the subject's market is more or less stable. No new construction has been noted in the subject neighborhood. The following table illustrates historical vacancy rates for the subject's market. HISTORICAL VACANCY RATE
Period Region Submarket ------------------------------------------------------------------------------- Dec. '00 8.5% 6.9% June '01 8.9% 6.4% Dec. '01 10.2% 9.1% June '02 8.9% 7.8% Dec. '02 8.9% 7.6%
Source: Carolina's Real Data Occupancy trends in the subject's market are stable. Historically speaking, the subject's submarket has outperformed the overall market. This market has been exhibiting an increase in the overall vacancy rate; however, it remains below the overall market as a whole. Market rents in the subject's market have been following an increasing trend. The following table illustrates historical rental rates for the subject's market. HISTORICAL AVERAGE RENT
Period Region % Change Submarket % Change ---------------------------------------------------------------------------------------------------------------- Dec. '00 $626 - $635 - June '01 $644 2.9% $643 1.3% Dec. '01 $654 1.6% $652 1.4% June '02 $672 2.8% $662 1.5% Dec/ '02 $678 0.9% $666 0.6%
Source: Carolina's Real Data The following table illustrates a summary of the subject's competitive set. AMERICAN APPRAISAL ASSOCIATES, INC. MARKET ANALYSIS PAGE 15 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA COMPETITIVE PROPERTIES
No. Property Name Units Ocpy. Year Built Proximity to subject -------------------------------------------------------------------------------------------------------------------------- R-1 Ashley Oaks 420 97% 1978 3 miles north of the subject R-2 Castlewood 614 93% 1989 1 mile north of the subject R-3 Melrose Park 156 N/A 1972 1 mile northwest of the subject R-4 Windjammer 188 94% 1973 2 miles northeast of the subject R-5 Palmetto Point 116 92% 1979 3 miles north of he subject Subject Point West Apartments & Townhomes 120 89% 1973
Overall, this market commands slightly lower rates than the overall Charleston market. AMERICAN APPRAISAL ASSOCIATES, INC. PROPERTY DESCRIPTION PAGE 16 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA PROPERTY DESCRIPTION SITE ANALYSIS Site Area 8.82 acres, or 384,199 square feet Shape Irregular Topography Level Utilities All necessary utilities are available to the site. Soil Conditions Stable Easements Affecting Site None other than typical utility easements Overall Site Appeal Good Flood Zone: Community Panel 4554130291 G, dated July 15, 1988 Flood Zone Zone C and B Zoning DR-1F, 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 ------------------------------------------------------------------------------------------------------------------------- 310-10-00-004 $397,000 $3,253,000 $3,650,000 0.01666 $60,821
IMPROVEMENT ANALYSIS Year Built 1973 Number of Units 120 Net Rentable Area 101,368 Square Feet Construction: Foundation Reinforced concrete slab Frame Heavy or light wood Exterior Walls Brick or masonry Roof Composition shingle over a wood truss structure Project Amenities Amenities at the subject include a swimming pool, laundry room, business office, and parking area. Unit Amenities Individual unit amenities include a balcony, cable TV connection, and washer dryer connection. Appliances available in each unit include a refrigerator, stove, dishwasher, water heater, garbage disposal, and oven. AMERICAN APPRAISAL ASSOCIATES, INC. PROPERTY DESCRIPTION PAGE 17 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA Unit Mix:
Unit Area Unit Type Number of Units (Sq. Ft.) ------------------------------------------------------ 1Br/1Ba 32 648 2Br/1.5Ba 70 868 3Br/1.5Ba 18 1,104
Overall Condition Average Effective Age 20 years Economic Life 45 years Remaining Economic Life 25 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 1973 and consist of a 120-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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA SUMMARY OF COMPARABLE SALES -IMPROVED
COMPARABLE COMPARABLE DESCRIPTION SUBJECT I - 1 I - 2 ----------- ------- ----- ----- Property Name Point West Apartments & Melrose Park Carrington Place Townhomes LOCATION: Address 415 Parkdale Drive 2494 Etiwan Avenue 1300 Park West Boulevard City, State Charleston, South Carolina Charleston, SC Mt. Pleasant, SC County Charleston Charleston Charleston PHYSICAL CHARATERISTICS: Net Rentable Area (SF) 101,368 141,024 236,128 Year Built 1973 1972 2000 Number of Units 120 156 244 Unit Mix: Type Total Type Total Type Total 1Br/1Ba 32 1Br/1Ba 102 1Br/1Ba 96 2Br/1.5Ba 70 2Br/1.5Ba 54 2Br/2Ba 128 3Br/1.5Ba 18 3Br/2Ba 20 Average Unit Size (SF) 845 904 968 Land Area (Acre) 8.8200 9.0000 19.0000 Density (Units/Acre) 13.6 17.3 12.8 Parking Ratio (Spaces/Unit) 0.00 N/A N/A Parking Type (Gr., Cov., etc.) Open Open Garages, Open CONDITION: Average Average Very Good APPEAL: Average Average Very Good AMENITIES: Pool/Spa Yes/No Yes/Yes Yes/Yes Gym Room No Yes Yes Laundry Room Yes Yes Yes Secured Parking No Yes Yes Sport Courts No Yes Yes Washer/Dryer Connection No No Yes Fireplaces No No No OCCUPANCY: 89% 95% N/A TRANSACTION DATA: Sale Date February, 2002 June, 2001 Sale Price ($) $6,202,410 $16,197,370 Grantor N/A The Spanos Corporation Grantee JRC JV Melrose LLC Town Place LP, LLC Sale Documentation Book K387, Page 564 Book A375, Page 699 Verification Real Data Confidential Telephone Number ESTIMATED PRO-FORMA: Total $ $/Unit $/SF Total $ $/Unit $/SF ---------- ------ ----- ---------- ------ ------ Potential Gross Income $1,050,840 $6,736 $7.45 $2,416,800 $9,905 $10.24 Vacancy/Credit Loss $ 52,542 $ 337 $0.37 $ 145,008 $ 594 $ 0.61 ---------- ------ ----- ---------- ------ ------ Effective Gross Income $ 998,298 $6,399 $7.08 $2,271,792 $9,311 $ 9.62 Operating Expenses $ 499,200 $3,200 $3.54 $ 942,748 $3,864 $ 3.99 ---------- ------ ----- ---------- ------ ------ Net Operating Income $ 499,098 $3,199 $3.54 $1,329,044 $5,447 $ 5.63 ---------- ------ ----- ---------- ------ ------ NOTES: None None PRICE PER UNIT $39,759 $66,383 PRICE PER SQUARE FOOT $ 43.98 $ 68.60 EXPENSE RATIO 50.0% 41.5% EGIM 6.21 7.13 OVERALL CAP RATE 8.05% 8.21% 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 Martin's Creek Peppertree Westbury Mews LOCATION: Address 700 Martin's Creek 4640 Forest Hills Drive 1425 Old Trolley Road Bouleavard City, State Summerville, SC N. Charleston, SC Summerville, SC County Dochester Charleston Dorchester PHYSICAL CHARATERISTICS: Net Rentable Area (SF) 195,200 302,168 118,536 Year Built 1985 1980 1988 Number of Units 200 353 132 Unit Mix: Type Total Type Total Type Total 1Br/1Ba 48 1Br/1Ba 122 1Br/1Ba 44 2Br/2Ba 128 2Br/2Ba 231 2Br/1Ba 12 3Br/12Ba 24 2Br/2Ba 60 3Br/2Ba 16 Average Unit Size (SF) 976 856 898 Land Area (Acre) N/A N/A N/A Density (Units/Acre) Parking Ratio (Spaces/Unit) N/A N/A N/A Parking Type (Gr., Cov., etc.) Open Open Open CONDITION: Average Average Good APPEAL: Average Average Good AMENITIES: Pool/Spa Yes/Yes Yes/Yes Yes/Yes Gym Room Yes No Yes Laundry Room Yes Yes Yes Secured Parking No No No Sport Courts No No No Washer/Dryer Connection Yes No No Fireplaces Yes No Yes OCCUPANCY: 96% 92% 98% TRANSACTION DATA: Sale Date December, 2000 March, 1999 September, 1998 Sale Price ($) $10,000,000 $9,775,000 $6,125,000 Grantor N/A N/A N/A Grantee Jupiter Realty Peppertree I, LLC High Associates, Ltd. Sale Documentation N/A Book F323, Page 772 N/A Verification Real Data Real Data Real Data Telephone Number ESTIMATED PRO-FORMA: Total $ $/Unit $/SF Total $ $/Unit $/SF Total $ $/Unit $/SF ---------- ------ ---- ---------- ------ ----- ------- ------ ----- Potential Gross Income $1,473,120 $7,366 $7.55 $2,163,648 $6,129 $7.16 $960,384 $7,276 $8.10 Vacancy/Credit Loss $ 73,656 $ 368 $0.38 $ 162,274 $ 460 $0.54 $ 48,019 $ 364 $0.41 ---------- ------ ---- ---------- ------ ----- ------- ------ ----- Effective Gross Income $1,399,464 $6,997 $7.17 $2,001,374 $5,670 $6.62 $912,365 $6,912 $7.70 Operating Expenses $ 600,000 $3,000 $3.07 $1,059,000 $3,000 $3.50 $396,000 $3,000 $3.34 ---------- ------ ---- ---------- ------ ----- ------- ------ ----- Net Operating Income $ 799,464 $3,997 $4.10 $ 942,374 $2,670 $3.12 $516,365 $3,912 $4.36 ---------- ------ ---- ---------- ------ ----- ------- ------ ----- NOTES: None None None PRICE PER UNIT $50,000 $27,691 $46,402 PRICE PER SQUARE FOOT $ 51.23 $ 32.35 $ 51.67 EXPENSE RATIO 42.9% 52.9% 43.4% EGIM 7.15 4.88 6.71 OVERALL CAP RATE 7.99% 9.64% 8.43% Cap Rate based on Pro Forma or Actual Income? PRO FORMA PRO FORMA PRO FORMA
AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 22 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA [IMPROVED SALES MAP] [MAP] IMPROVED SALES ANALYSIS The improved sales indicate a sales price range from $27,691 to $66,383 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 $38,075 to $41,250 per unit with a mean or average adjusted price of $39,317 per unit. The median adjusted price is $38,904 per unit. Based on the following analysis, we have concluded to a value of $39,000 per unit, which results in an "as is" value of $4,700,000 (rounded after necessary adjustment, if any). AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 23 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA SALES ADJUSTMENT GRID
COMPARABLE COMPARABLE DESCRIPTION SUBJECT I - 1 I - 2 --------------------------------------------------------------------------------------------------------------------------------- Property Name Point West Apartments & Melrose Park Carrington Place Townhomes Address 415 Parkdale Drive 2494 Etiwan Avenue 1300 Park West Boulevard City Charleston, South Charleston, SC Mt. Pleasant, SC Carolina Sale Date February, 2002 June, 2001 Sale Price ($) $6,202,410 $16,197,370 Net Rentable Area (SF) 101,368 141,024 236,128 Number of Units 120 156 244 Price Per Unit $39,759 $66,383 Year Built 1973 1972 2000 Land Area (Acre) 8.8200 9.0000 19.0000 VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION ADJ. DESCRIPTION ADJ. Property Rights Conveyed Fee Simple Estate Fee Simple Estate 0% Fee Simple Estate 0% Financing Cash To Seller 0% Cash To Seller 0% Conditions of Sale Arm's Length 0% Arm's Length 0% Date of Sale (Time) 02-2002 3% June, 2001 5% VALUE AFTER TRANS. ADJUST. ($/UNIT) $40,952 $69,702 Location Comparable 0% Comparable 0% Number of Units 120 156 0% 244 0% Quality / Appeal Average Comparable 0% Superior -20% Age / Condition 1973 1972 / Average 0% 2000 / Very Good -10% Occupancy at Sale 89% 95% 0% N/A 0% Amenities Average Superior -5% Superior -10% Average Unit Size (SF) 845 904 0% 968 -5% PHYSICAL ADJUSTMENT -5% -45% FINAL ADJUSTED VALUE ($/UNIT) $38,904 $38,336 COMPARABLE COMPARABLE COMPARABLE DESCRIPTION I - 3 I - 4 I - 5 --------------------------------------------------------------------------------------------------------------------------------- Property Name Martin's Creek Peppertree Westbury Mews Address 700 Martin's Creek 4640 Forest Hills 1425 Old Trolley Bouleavard Drive Road City Summerville, SC N. Charleston, SC Summerville, SC Sale Date December, 2000 March, 1999 September, 1998 Sale Price ($) $10,000,000 $9,775,000 $6,125,000 Net Rentable Area (SF) 195,200 302,168 118,536 Number of Units 200 353 132 Price Per Unit $50,000 $27,691 $46,402 Year Built 1985 1980 1988 Land Area (Acre) N/A N/A N/A VALUE ADJUSTMENTS DESCRIPTION ADJ. DESCRIPTION ADJ. DESCRIPTION ADJ. Property Rights Conveyed Fee Simple Estate 0% Fee Simple Estate 0% Fee Simple Estate 0% Financing Cash To Seller 0% Cash To Seller 0% Cash To Seller 0% Conditions of Sale Arm's Length 0% Arm's Length 0% Arm's Length 0% Date of Sale (Time) December, 2000 10% 03-1999 10% 09-1998 15% VALUE AFTER TRANS. ADJUST. ($/UNIT) $55,000 $30,460 $53,362 Location Comparable 0% Inferior 25% Comparable 0% Number of Units 200 0% 353 0% 132 0% Quality / Appeal Superior -10% Comparable 0% Superior -10% Age / Condition 1985 / Average -5% 1980 / Average 0% 1988 / Good -5% Occupancy at Sale 96% 0% 92% 0% 98% 0% Amenities Superior -10% Comparable 0% Superior -10% Average Unit Size (SF) 976 0% 856 0% 898 0% PHYSICAL ADJUSTMENT -25% 25% -25% FINAL ADJUSTED VALUE ($/UNIT) $41,250 $38,075 $40,021
SUMMARY VALUE RANGE (PER UNIT) $38,075 TO $41,250 MEAN (PER UNIT) $39,317 MEDIAN (PER UNIT) $38,904 VALUE CONCLUSION (PER UNIT) $39,000
VALUE INDICATED BY SALES COMPARISON APPROACH $4,680,000 ROUNDED $4,700,000
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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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-1 156 $ 6,202,410 8.05% $ 499,098 $384,765 1.002 $39,846 $ 39,759 $ 3,199 $ 3,206 I-2 244 $16,197,370 8.21% $1,329,044 $384,765 0.589 $39,077 $ 66,383 $ 5,447 $ 3,206 I-3 200 $10,000,000 7.99% $ 799,464 $384,765 0.802 $40,107 $ 50,000 $ 3,997 $ 3,206 I-4 353 $ 9,775,000 9.64% $ 942,374 $384,765 1.201 $33,259 $ 27,691 $ 2,670 $ 3,206 I-5 132 $ 6,125,000 8.43% $ 516,365 $384,765 0.820 $38,033 $ 46,402 $ 3,912 $ 3,206
PRICE/UNIT
Low High Average Median $33,259 $40,107 $38,064 $39,077
VALUE ANALYSIS BASED ON COMPARABLES NOI PER UNIT Estimated Price Per Unit $ 38,000 ---------- Number of Units 120 ---------- Value Based on NOI Analysis $4,560,000 Rounded $4,600,000
The adjusted sales indicate a range of value between $33,259 and $40,107 per unit, with an average of $38,064 per unit. Based on the subject's competitive position within the improved sales, a value of $38,000 per unit is estimated. This indicates an "as is" market value of $4,600,000 (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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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-1 156 $ 6,202,410 $ 998,298 $ 499,200 50.01% 6.21 $ 39,759 I-2 244 $16,197,370 $2,271,792 $ 942,748 41.50% 7.13 $ 66,383 I-3 200 $10,000,000 $1,399,464 $ 600,000 42.87% 52.35% 7.15 $ 50,000 I-4 353 $ 9,775,000 $2,001,374 $1,059,000 52.91% 4.88 $ 27,691 I-5 132 $ 6,125,000 $ 912,365 $ 396,000 43.40% 6.71 $ 46,402
EGIM
Low High Average Median --- ---- ------- ------ 4.88 7.15 6.42 6.71
VALUE ANALYSIS BASED ON EGIM'S OF COMPARABLE SALES Estimate EGIM 5.50 Subject EGI $ 870,490 ---------- Value Based on EGIM Analysis $4,787,693 Rounded $4,800,000 Value Per Unit $ 40,000
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 52.35% before reserves. The comparable sales indicate a range of expense ratios from 41.50% to 52.91%, while their EGIMs range from 4.88 to 7.15. Overall, we conclude to an EGIM of 5.50, which results in an "as is" value estimate in the EGIM Analysis of $4,800,000. 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 $4,700,000. Price Per Unit $4,700,000 NOI Per Unit $4,600,000 EGIM Analysis $4,800,000 Sales Comparison Conclusion $4,700,000
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 26 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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 ----------------------------------------------------------------------------------- 1Br/1Ba 648 $515 $0.79 87.5% 2Br/1.5Ba 868 $593 $0.68 90.0% 3Br/1.5Ba 1104 $700 $0.63 88.9%
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 28 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA RENT ANALYSIS
COMPARABLE RENTS ---------------------------------------------------------------- R-1 R-2 R-3 R-4 R-5 ---------------------------------------------------------------- Ashley Melrose Palmetto Oaks Castlewood Park Windjammer Point ---------------------------------------------------------------- SUBJECT SUBJECT COMPARISON TO SUBJECT SUBJECT UNIT ACTUAL ASKING ----------------------------------------------------------------- DESCRIPTION TYPE RENT RENT Similar Similar Similar Superior Similar ----------- ---- ---- ---- ------- ------- ------- -------- ------- Monthly Rent 1Br/1Ba $ 515 $ 529 $ 520 $ 550 $ 566 $ 510 Unit Area (SF) 648 648 650 800 659 742 Monthly Rent Per Sq. Ft. $ 0.79 $ 0.82 $ 0.80 $ 0.69 $ 0.86 $ 0.69 Monthly Rent 2Br/1.5Ba $ 593 $ 639 $ 605 $ 625 $ 630 $ 714 $ 600 Unit Area (SF) 868 868 950 1,080 1,100 1,044 912 Monthly Rent Per Sq. Ft. $ 0.68 $ 0.74 $ 0.64 $ 0.58 $ 0.57 $ 0.68 $ 0.66 Monthly Rent 3Br/1.5Ba $ 700 $ 749 $ 665 $ 810 $ 700 Unit Area (SF) 1,104 1,104 1,100 1,037 1,142 Monthly Rent Per Sq. Ft. $ 0.63 $ 0.68 $ 0.60 $ 0.78 $ 0.61 DESCRIPTION MIN MAX MEDIAN AVERAGE ----------- --- --- ------ ------- Monthly Rent $ 510 $ 566 $ 535 $ 537 Unit Area (SF) 650 800 701 713 Monthly Rent Per Sq. Ft. $ 0.69 $ 0.86 $ 0.74 $ 0.76 Monthly Rent $ 600 $ 714 $ 625 $ 635 Unit Area (SF) 912 1,100 1,044 1,017 Monthly Rent Per Sq. Ft. $ 0.57 $ 0.68 $ 0.64 $ 0.63 Monthly Rent $ 665 $ 810 $ 700 $ 725 Unit Area (SF) 1,037 1,142 1,100 1,093 Monthly Rent Per Sq. Ft. $ 0.60 $ 0.78 $ 0.61 $ 0.67
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 --------- --------------- --------- -------- ------ ------ ------ 1Br/1Ba 32 648 $520 $0.80 $16,640 $199,680 2Br/1.5Ba 70 868 $600 $0.69 $42,000 $504,000 3Br/1.5Ba 18 1,104 $700 $0.63 $12,600 $151,200 ---------------------- Total $71,240 $854,880 ======================
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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA SUMMARY OF HISTORICAL INCOME & EXPENSES
FISCAL YEAR 2000 FISCAL YEAR 2001 FISCAL YEAR 2002 FISCAL YEAR 2003 ---------------- ---------------- ---------------- ---------------- ACTUAL ACTUAL ACTUAL MANAGEMENT BUDGET ------ ------ ------ ----------------- DESCRIPTION TOTAL PER UNIT TOTAL PER UNIT TOTAL PER UNIT TOTAL PER UNIT ----------- ----- -------- ----- -------- ----- -------- ----- -------- Revenues Rental Income $775,251 $ 6,460 $830,320 $ 6,919 $829,190 $ 6,910 $831,900 $ 6,933 Vacancy $ 24,790 $ 207 $ 38,199 $ 318 $ 62,816 $ 523 $ 57,000 $ 475 Credit Loss/Concessions $ 13,455 $ 112 $ 29,314 $ 244 $ 56,850 $ 474 $ 25,800 $ 215 --------------------------------------------------------------------------------------------------- Subtotal $ 38,245 $ 319 $ 67,513 $ 563 $119,666 $ 997 $ 82,800 $ 690 Laundry Income $ 10,678 $ 89 $ 9,668 $ 81 $ 10,886 $ 91 $ 14,400 $ 120 Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 37,666 $ 314 $ 68,738 $ 573 $ 86,278 $ 719 $ 72,000 $ 600 --------------------------------------------------------------------------------------------------- Subtotal Other Income $ 48,344 $ 403 $ 78,406 $ 653 $ 97,164 $ 810 $ 86,400 $ 720 --------------------------------------------------------------------------------------------------- Effective Gross Income $785,350 $ 6,545 $841,213 $ 7,010 $806,688 $ 6,722 $835,500 $ 6,963 Operating Expenses Taxes $ 38,630 $ 322 $ 55,218 $ 460 $ 75,473 $ 629 $ 74,399 $ 620 Insurance $ 25,185 $ 210 $ 69,151 $ 576 $ 72,933 $ 608 $ 25,090 $ 209 Utilities $ 81,642 $ 680 $ 73,903 $ 616 $ 75,402 $ 628 $ 78,000 $ 650 Repair & Maintenance $ 58,889 $ 491 $ 66,655 $ 555 $ 58,927 $ 491 $ 71,600 $ 597 Cleaning $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Landscaping $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Security $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Marketing & Leasing $ 13,384 $ 112 $ 12,529 $ 104 $ 12,591 $ 105 $ 13,500 $ 113 General Administrative $105,162 $ 876 $100,593 $ 838 $101,895 $ 849 $ 99,050 $ 825 Management $ 39,484 $ 329 $ 45,003 $ 375 $ 43,044 $ 359 $ 41,760 $ 348 Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 --------------------------------------------------------------------------------------------------- Total Operating Expenses $362,376 $ 3,020 $423,052 $ 3,525 $440,265 $ 3,669 $403,399 $ 3,362 Reserves $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 --------------------------------------------------------------------------------------------------- Net Income $422,974 $ 3,525 $418,161 $ 3,485 $366,423 $ 3,054 $432,101 $ 3,601 ANNUALIZED 2003 --------------- PROJECTION AAA PROJECTION ---------- -------------- DESCRIPTION TOTAL PER UNIT TOTAL PER UNIT % ----------- ----- -------- ----- -------- ----- Revenues Rental Income $810,740 $ 6,756 $854,880 $ 7,124 100.0% Vacancy $ 89,316 $ 744 $ 51,293 $ 427 6.0% Credit Loss/Concessions $ 56,648 $ 472 $ 17,098 $ 142 2.0% ----------------------------------------------------------- Subtotal $145,964 $ 1,216 $ 68,390 $ 570 8.0% Laundry Income $ 11,792 $ 98 $ 12,000 $ 100 1.4% Garage Revenue $ 0 $ 0 $ 0 $ 0 0.0% Other Misc. Revenue $109,816 $ 915 $ 72,000 $ 600 8.4% ----------------------------------------------------------- Subtotal Other Income $121,608 $ 1,013 $ 84,000 $ 700 9.8% ----------------------------------------------------------- Effective Gross Income $786,384 $ 6,553 $870,490 $ 7,254 100.0% Operating Expenses Taxes $ 82,860 $ 691 $ 74,400 $ 620 8.5% Insurance $ 76,012 $ 633 $ 72,000 $ 600 8.3% Utilities $ 88,820 $ 740 $ 78,000 $ 650 9.0% Repair & Maintenance $ 99,884 $ 832 $ 72,000 $ 600 8.3% Cleaning $ 0 $ 0 $ 0 $ 0 0.0% Landscaping $ 0 $ 0 $ 0 $ 0 0.0% Security $ 0 $ 0 $ 0 $ 0 0.0% Marketing & Leasing $ 18,852 $ 157 $ 13,800 $ 115 1.6% General Administrative $127,640 $ 1,064 $102,000 $ 850 11.7% Management $ 36,908 $ 308 $ 43,524 $ 363 5.0% Miscellaneous $ 0 $ 0 $ 0 $ 0 0.0% ----------------------------------------------------------- Total Operating Expenses $530,976 $ 4,425 $455,724 $ 3,798 52.4% Reserves $ 0 $ 0 $ 30,000 $ 250 6.6% ----------------------------------------------------------- Net Income $255,408 $ 2,128 $384,765 $ 3,206 44.2%
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 8% based on the subject's historical performance, as well as the anticipated future market conditions. AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 30 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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 $250 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 $250 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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA SUMMARY OF OVERALL CAPITALIZATION RATES
COMP. NO. SALE DATE OCCUP. PRICE/UNIT OAR --------- --------- ------ ---------- --- I-1 Feb-02 95% $39,759 8.05% I-2 June, 2001 N/A $66,383 8.21% I-3 December, 2000 96% $50,000 7.99% I-4 Mar-99 92% $27,691 9.64% I-5 Sep-98 98% $46,402 8.43% High 9.64% Low 7.99% Average 8.46%
Based on this information, we have concluded the subject's overall capitalization rate should be 8.50%. 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 10.00%. 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 11.00%. 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 11.00% indicates a value of $4,500,000. In this instance, the reversion figure contributes AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 32 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA approximately 40% 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 CAPITALIZATION APPROACH PAGE 33 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA DISCOUNTED CASH FLOW ANALYSIS POINT WEST APARTMENTS & TOWNHOMES
YEAR APR-2004 APR-2005 APR-2006 APR-2007 APR-2008 APR-2009 FISCAL YEAR 1 2 3 4 5 6 ----------- ---------- ---------- ---------- ---------- ---------- ---------- REVENUE Base Rent $ 854,880 $ 880,526 $ 906,942 $ 934,150 $ 962,175 $ 991,040 Vacancy $ 51,293 $ 52,832 $ 54,417 $ 56,049 $ 57,730 $ 59,462 Credit Loss $ 17,098 $ 17,611 $ 18,139 $ 18,683 $ 19,243 $ 19,821 Concessions $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 ---------- ---------- ---------- ---------- ---------- ---------- Subtotal $ 68,390 $ 70,442 $ 72,555 $ 74,732 $ 76,974 $ 79,283 Laundry Income $ 12,000 $ 12,360 $ 12,731 $ 13,113 $ 13,506 $ 13,911 Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 72,000 $ 74,160 $ 76,385 $ 78,676 $ 81,037 $ 83,468 ---------- ---------- ---------- ---------- ---------- ---------- Subtotal Other Income $ 84,000 $ 86,520 $ 89,116 $ 91,789 $ 94,543 $ 97,379 ---------- ---------- ---------- ---------- ---------- ---------- EFFECTIVE GROSS INCOME $ 870,490 $ 896,604 $ 923,502 $ 951,207 $ 979,744 $1,009,136 OPERATING EXPENSES: Taxes $ 74,400 $ 76,632 $ 78,931 $ 81,299 $ 83,738 $ 86,250 Insurance $ 72,000 $ 74,160 $ 76,385 $ 78,676 $ 81,037 $ 83,468 Utilities $ 78,000 $ 80,340 $ 82,750 $ 85,233 $ 87,790 $ 90,423 Repair & Maintenance $ 72,000 $ 74,160 $ 76,385 $ 78,676 $ 81,037 $ 83,468 Cleaning $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Landscaping $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Security $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Marketing & Leasing $ 13,800 $ 14,214 $ 14,640 $ 15,080 $ 15,532 $ 15,998 General Administrative $ 102,000 $ 105,060 $ 108,212 $ 111,458 $ 114,802 $ 118,246 Management $ 43,524 $ 44,830 $ 46,175 $ 47,560 $ 48,987 $ 50,457 Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 ---------- ---------- ---------- ---------- ---------- ---------- TOTAL OPERATING EXPENSES $ 455,724 $ 469,396 $ 483,478 $ 497,982 $ 512,922 $ 528,310 Reserves $ 30,000 $ 30,900 $ 31,827 $ 32,782 $ 33,765 $ 34,778 ---------- ---------- ---------- ---------- ---------- ---------- NET OPERATING INCOME $ 384,765 $ 396,308 $ 408,197 $ 420,443 $ 433,057 $ 446,048 ========== ========== ========== ========== ========== ========== Operating Expense Ratio (% of EGI) 52.4% 52.4% 52.4% 52.4% 52.4% 52.4% Operating Expense Per Unit $ 3,798 $ 3,912 $ 4,029 $ 4,150 $ 4,274 $ 4,403 YEAR APR-2010 APR-2011 APR-2012 APR-2013 APR-2014 FISCAL YEAR 7 8 9 10 11 ----------- ---------- ---------- ---------- ---------- ---------- REVENUE Base Rent $1,020,771 $1,051,395 $1,082,936 $1,115,424 $1,148,887 Vacancy $ 61,246 $ 63,084 $ 64,976 $ 66,925 $ 68,933 Credit Loss $ 20,415 $ 21,028 $ 21,659 $ 22,308 $ 22,978 Concessions $ 0 $ 0 $ 0 $ 0 $ 0 ---------- ---------- ---------- ---------- ---------- Subtotal $ 81,662 $ 84,112 $ 86,635 $ 89,234 $ 91,911 Laundry Income $ 14,329 $ 14,758 $ 15,201 $ 15,657 $ 16,127 Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 85,972 $ 88,551 $ 91,207 $ 93,944 $ 96,762 ---------- ---------- ---------- ---------- ---------- Subtotal Other Income $ 100,300 $ 103,309 $ 106,409 $ 109,601 $ 112,889 ---------- ---------- ---------- ---------- ---------- EFFECTIVE GROSS INCOME $1,039,410 $1,070,592 $1,102,710 $1,135,791 $1,169,865 OPERATING EXPENSES: Taxes $ 88,837 $ 91,503 $ 94,248 $ 97,075 $ 99,987 Insurance $ 85,972 $ 88,551 $ 91,207 $ 93,944 $ 96,762 Utilities $ 93,136 $ 95,930 $ 98,808 $ 101,772 $ 104,825 Repair & Maintenance $ 85,972 $ 88,551 $ 91,207 $ 93,944 $ 96,762 Cleaning $ 0 $ 0 $ 0 $ 0 $ 0 Landscaping $ 0 $ 0 $ 0 $ 0 $ 0 Security $ 0 $ 0 $ 0 $ 0 $ 0 Marketing & Leasing $ 16,478 $ 16,972 $ 17,481 $ 18,006 $ 18,546 General Administrative $ 121,793 $ 125,447 $ 129,211 $ 133,087 $ 137,079 Management $ 51,971 $ 53,530 $ 55,136 $ 56,790 $ 58,493 Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 ---------- ---------- ---------- ---------- ---------- TOTAL OPERATING EXPENSES $ 544,159 $ 560,484 $ 577,298 $ 594,617 $ 612,456 Reserves $ 35,822 $ 36,896 $ 38,003 $ 39,143 $ 40,317 ---------- ---------- ---------- ---------- ---------- NET OPERATING INCOME $ 459,430 $ 473,213 $ 487,409 $ 502,031 $ 517,092 ========== ========== ========== ========== ========== Operating Expense Ratio (% of EGI) 52.4% 52.4% 52.4% 52.4% 52.4% Operating Expense Per Unit $ 4,535 $ 4,671 $ 4,811 $ 4,955 $ 5,104
Estimated Stabilized NOI $384,765 Sales Expense Rate 2.00% Months to Stabilized 0 Discount Rate 11.00% Stabilized Occupancy 94.0% Terminal Cap Rate 10.00%
Gross Residual Sale Price $5,170,921 Deferred Maintenance $ 0 Less: Sales Expense $ 103,418 Add: Excess Land $ 0 ---------- Other Adjustments $ 0 Net Residual Sale Price $5,067,503 ---------- PV of Reversion $1,784,696 Value Indicated By "DCF" $4,481,927 Add: NPV of NOI $2,697,231 Rounded $4,500,000 ---------- PV Total $4,481,927
"DCF" VALUE SENSITIVITY TABLE
DISCOUNT RATE ------------- TOTAL VALUE 10.50% 10.75% 11.00% 11.25% 11.50% 9.50% $4,727,711 $4,650,948 $4,575,858 $4,502,400 $4,430,531 9.75% $4,677,317 $4,601,680 $4,527,688 $4,455,301 $4,384,478 TERMINAL CAP RATE 10.00% $4,629,442 $4,554,875 $4,481,927 $4,410,558 $4,340,728 10.25% $4,583,903 $4,510,353 $4,438,398 $4,367,997 $4,299,112 10.50% $4,540,532 $4,467,951 $4,396,941 $4,327,463 $4,259,477
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 34 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA INCOME LOSS DURING LEASE-UP The subject is currently near or at a stabilized condition. Therefore, there is no income loss during lease-up at the subject property. CONCESSIONS Concessions have historically not been utilized at the subject property or in the subject's market. Therefore, no adjustment was included for concessions. 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. After considering the market transactions and the investor surveys, we previously conclude that an overall rate of 8.50% percent is applicable to the subject. The results of our direct capitalization analysis are as follows: AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 35 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA POINT WEST APARTMENTS & TOWNHOMES
TOTAL PER SQ. FT. PER UNIT %OF EGI ----- ----------- -------- ------- REVENUE Base Rent $ 854,880 $ 8.43 $ 7,124 Less: Vacancy & Collection Loss 8.00% $ 68,390 $ 0.67 $ 570 Plus: Other Income Laundry Income $ 12,000 $ 0.12 $ 100 1.38% Garage Revenue $ 0 $ 0.00 $ 0 0.00% Other Misc. Revenue $ 72,000 $ 0.71 $ 600 8.27% ---------- ------ ------- ----- Subtotal Other Income $ 84,000 $ 0.83 $ 700 9.65% EFFECTIVE GROSS INCOME $ 870,490 $ 8.59 $ 7,254 OPERATING EXPENSES: Taxes $ 74,400 $ 0.73 $ 620 8.55% Insurance $ 72,000 $ 0.71 $ 600 8.27% Utilities $ 78,000 $ 0.77 $ 650 8.96% Repair & Maintenance $ 72,000 $ 0.71 $ 600 8.27% Cleaning $ 0 $ 0.00 $ 0 0.00% Landscaping $ 0 $ 0.00 $ 0 0.00% Security $ 0 $ 0.00 $ 0 0.00% Marketing & Leasing $ 13,800 $ 0.14 $ 115 1.59% General Administrative $ 102,000 $ 1.01 $ 850 11.72% Management 5.00% $ 43,524 $ 0.43 $ 363 5.00% Miscellaneous $ 0 $ 0.00 $ 0 0.00% TOTAL OPERATING EXPENSES $ 455,724 $ 4.50 $ 3,798 52.35% Reserves $ 30,000 $ 0.30 $ 250 3.45% ---------- ------ ------- ----- NET OPERATING INCOME $ 384,765 $ 3.80 $ 3,206 44.20% "GOING IN" CAPITALIZATION RATE 8.50% VALUE INDICATION $4,526,648 $44.66 $37,722 "AS IS" VALUE INDICATION (DIRECT CAPITALIZATION APPROACH) $4,526,648 ROUNDED $4,500,000 $44.39 $37,500
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 36 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA DIRECT CAPITALIZATION VALUE SENSITIVITY TABLE
CAP RATE VALUE ROUNDED $/UNIT $/SF -------- ----- ------- ------ ---- 7.75% $4,964,711 $5,000,000 $41,667 $49.33 8.00% $4,809,564 $4,800,000 $40,000 $47.35 8.25% $4,663,820 $4,700,000 $39,167 $46.37 8.50% $4,526,648 $4,500,000 $37,500 $44.39 8.75% $4,397,316 $4,400,000 $36,667 $43.41 9.00% $4,275,168 $4,300,000 $35,833 $42.42 9.25% $4,159,623 $4,200,000 $35,000 $41.43
CONCLUSION BY THE DIRECT CAPITALIZATION METHOD Applying the capitalization rate to our estimated NOI results in an estimated value of $4,500,000. 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 $4,500,000 Direct Capitalization Method $4,500,000
Giving consideration to the indicated values provided by both techniques, we have concluded the estimated value by the income capitalization approach to be $4,500,000. AMERICAN APPRAISAL ASSOCIATES, INC. RECONCILIATION AND CONCLUSION PAGE 37 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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 $4,700,000 Income Approach $4,500,000 Reconciled Value $4,500,000
The Income 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 28, 2003 the market value of the fee simple estate in the property is: $4,500,000 AMERICAN APPRAISAL ASSOCIATES, INC. ADDENDA POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA ADDENDA AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA EXHIBIT A SUBJECT PHOTOGRAPHS AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA SUBJECT PHOTOGRAPHS [EXTERIOR - APARTMENT BUILDING PICTURE] [STREET SCENE FACING NORTH PICTURE] [SWIMMING POOL PICTURE] [EXTERIOR - APARTMENT BUILDING PICTURE] [EXTERIOR - PARKING LOT PICTURE] [EXTERIOR - APARTMENT BUILDINGS PICTURE] AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA SUBJECT PHOTOGRAPHS [INTERIOR - CLUBHOUSE PICTURE] [INTERIOR - LIVING ROOM PICTURE] [INTERIOR - KITCHEN PICTURE] [INTERIOR - BEDROOM PICTURE] [INTERIOR - BATHROOM PICTURE] [INTERIOR - LAUNDRY ROOM PICTURE] AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA EXHIBIT B SUMMARY OF RENT COMPARABLES AND PHOTOGRAPH OF COMPARABLES AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA PHOTOGRAPHS OF COMPARABLE SALE PROPERTIES COMPARABLE I-1 COMPARABLE I-2 COMPARABLE I-3 MELROSE PARK CARRINGTON PLACE MARTIN'S CREEK 2494 Etiwan Avenue 1300 Park West Boulevard 700 Martin's Creek Bouleavard Charleston, SC Mt. Pleasant, SC Summerville, SC [PICTURE] [PICTURE] [PICTURE] COMPARABLE I-4 COMPARABLE I-5 PEPPERTREE WESTBURY MEWS 4640 Forest Hills Drive 1425 Old Trolley Road N. Charleston, SC Summerville, SC [PICTURE] [PICTURE] AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA SUMMARY OF COMPARABLE RENTAL PROPERTIES
COMPARABLE DESCRIPTION SUBJECT R - 1 ----------- ------- ---------- Property Name Point West Apartments & Townhomes Ashley Oaks Management Company AIMCO Asset Management Consulting Services LOCATION: Address 415 Parkdale Drive 78 Ashley Hall Plantation Road City, State Charleston, South Carolina Charleston, South Carolina County Charleston Charleston Proximity to Subject 3 miles north of the subject PHYSICAL CHARATERISTICS: Net Rentable Area (SF) 101,368 402,600 Year Built 1973 1978 Effective Age 20 20 Building Structure Type Brick & wood siding walls; asphalt shingle roof Brick & wood siding walls; asphalt shingle roof Parking Type (Gr., Cov., etc.) Open Open Number of Units 120 420 Unit Mix: Type Unit Qty. Mo. Rent Type Unit Qty. Mo. 1 1Br/1Ba 648 32 $515 1 1BD/1BA 650 80 $520 2 2Br/1.5Ba 868 70 $593 2 2BD/2BA 950 176 $605 3 3Br/1.5Ba 1,104 18 $700 0 2BD/2.5BA 1,100 10 $690 3 3BD/2BA 1,100 144 $665 0 3BD/2.5BA 1,400 10 $770 Average Unit Size (SF) 845 959 Unit Breakdown: Efficiency 0% 2-Bedroom 58% Efficiency 0% 2-Bedroom 44% 1-Bedroom 27% 3-Bedroom 15% 1-Bedroom 19% 3-Bedroom 37% CONDITION: Good Good APPEAL: Average Average AMENITIES: Unit Amenities Attach. Garage Vaulted Ceiling Attach. Garage Vaulted Ceiling X Balcony X Balcony X Fireplace Fireplace X Cable TV Ready X Cable TV Ready Project Amenities X Swimming Pool X Swimming Pool Spa/Jacuzzi Car Wash Spa/Jacuzzi Car Wash Basketball Court BBQ Equipment X 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 X Tennis Court Secured Parking Racquet Ball X Laundry Room Racquet Ball X Laundry Room Jogging Track X Business Office Jogging Track X Business Office Gym Room Gym Room OCCUPANCY: 89% 97% LEASING DATA: Available Leasing Terms 6 to 15 Months 6 to 12 Months Concessions $40 off 1BR; $80 off 2BR & 3BR None Pet Deposit $400 $400 Utilities Paid by Tenant: X Electric X Natural Gas X Electric X Natural Gas X Water Trash Water Trash Confirmation May 28, 2003; Amy Bills (Property Manager) June 2, 2003; (Property Manager) Telephone Number (843) 556-8200 (843) 766-6369 NOTES: None COMPARISON TO SUBJECT: Similar COMPARABLE COMPARABLE DESCRIPTION R - 2 R - 3 ----------- ---------- ---------- Property Name Castlewood Melrose Park Management Company N/A Jupiter Communities LOCATION: Address 885 Castlewood Boulevard 2494 Etiwan Avenue City, State Charleston, South Carolina Charleston, South Carolina County Charleston Charleston Proximity to Subject PHYSICAL CHARATERISTICS: 1 mile north of the subject 1 mile northwest of the subject Net Rentable Area (SF) Year Built 698,118 141,024 Effective Age 1989 1972 Building Structure Type 10 20 Parking Type (Gr., Cov., etc.) Brick & wood siding walls; asphalt shingle roof Brick & wood siding walls; asphalt shingle roof Number of Units Open Garage, Open, Covered Unit Mix: 614 156 Type Unit Qty. Mo. Type Unit Qty. Mo. 2 2BR/1BA 1,080 46 $625 1 1BD/1BA 800 102 $550 0 2BR/2.5BA 1,120 416 $625 2 2BD/1.5BA 1,100 54 $630 0 2BR/2.5BA 1,200 152 $650 Average Unit Size (SF) 1,137 904 Unit Breakdown: Efficiency 0% 2-Bedroom 68% Efficiency 0% 2-Bedroom 15% 1-Bedroom 7% 3-Bedroom 25% 1-Bedroom 65% 3-Bedroom 0% CONDITION: Good Good APPEAL: Average Average AMENITIES: Unit Amenities Attach. Garage Vaulted Ceiling X Attach. Garage Vaulted Ceiling X Balcony X X Balcony Fireplace Fireplace X Cable TV Ready X Cable TV Ready Project Amenities X Swimming Pool X Swimming Pool Spa/Jacuzzi Car Wash Spa/Jacuzzi Car Wash X Basketball Court BBQ Equipment X Basketball Court BBQ Equipment Volleyball Court Theater Room X Volleyball Court Theater Room Sand Volley Ball Meeting Hall Sand Volley Ball Meeting Hall Tennis Court Secured Parking X Tennis Court Secured Parking Racquet Ball X Laundry Room Racquet Ball X Laundry Room Jogging Track X Business Office Jogging Track X Business Office X Gym Room Gym Room OCCUPANCY: 93% N/A LEASING DATA: Available Leasing Terms 6 to 12 Months 6, 9 & 12 Months Concessions 1 month free on 12 month lease N/A Pet Deposit $300 $300 Utilities Paid by Tenant: X Electric X Natural Gas X Electric X Natural Gas Water Trash Water Trash Confirmation Mel Spring 2003 (Brochure) Telephone Number (843) 556-2030 (843) 766-1330 NOTES: None Gated access COMPARISON TO SUBJECT: Similar Similar COMPARABLE COMPARABLE DESCRIPTION R - 4 R - 5 ----------- ---------- ---------- Property Name Windjammer Palmetto Point Management Company JMG Realty AMCS LOCATION: Address 1742 Sam Rittenberg Boulevard 1751 Dogwood Road City, State Charleston, South Carolina Charleston, South Carolina County Charleston Charleston Proximity to Subject PHYSICAL CHARATERISTICS: 2 miles northeast of the subject 3 miles north of he subject Net Rentable Area (SF) Year Built Effective Age 162,432 108,632 Building Structure Type 1973 1979 Parking Type (Gr., Cov., etc.) 20 20 Number of Units Brick & wood siding walls; asphalt shingle roof Brick & wood siding walls; asphalt shingle roof Unit Mix: Garage, Open, Covered Open 188 116 Type Unit Qty. Mo. Type Unit Qty. Mo. 0 Efficiency 550 28 $510 1 1BD/1BA 742 32 $510 1 1BD/1BA - Type 1 650 28 $550 2 2BD/1.5BA 912 48 $600 1 1BD/1BA - Type 2 670 24 $585 3 3BD/1.5BA 1,142 36 $700 2 2BD/1BH - Type 1 950 28 $695 2 2BD/1BA - Type 2 1,037 14 $745 2 2BD/1.5BA 1,097 52 $715 3 3BR/1BA 1,037 14 $810 Average Unit Size (SF) 864 936 Unit Breakdown: Efficiency 15% 2-Bedroom 50% Efficiency 0% 2-Bedroom 41% 1-Bedroom 28% 3-Bedroom 7% 1-Bedroom 28% 3-Bedroom 31% CONDITION: Good Good APPEAL: Average Average AMENITIES: Unit Amenities Attach. Garage Vaulted Ceiling Attach. Garage Vaulted Ceiling X Balcony X Balcony X Fireplace Fireplace X Cable TV Ready X Cable TV Ready Project Amenities X Swimming Pool X Swimming Pool Spa/Jacuzzi Car Wash Spa/Jacuzzi Car Wash Basketball Court X BBQ Equipment Basketball Court BBQ Equipment Volleyball Court Theater Room Volleyball Court Theater Room X Sand Volley Ball X 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 X Business Office Jogging Track X Business Office Gym Room Gym Room OCCUPANCY: 94% 92% LEASING DATA: Available Leasing Terms 6, 9 & 12 Months 6, 9 & 12 months Concessions $35 off 2BR/1.5BA floor plan None Pet Deposit $200 $250 Utilities Paid by Tenant: X Electric X Natural Gas X Electric X Natural Gas Water Trash Water Trash Confirmation June 3, 2003; (Property Manager) June 3, 2003; (Property Manager) Telephone Number (843) 571-0471 (843) 571-1900 NOTES: None None COMPARISON TO SUBJECT: Superior Similar
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA PHOTOGRAPHS OF COMPARABLE RENT PROPERTIES COMPARABLE R-1 COMPARABLE R-2 ASHLEY OAKS CASTLEWOOD 78 Ashley Hall Plantation Road 885 Castlewood Boulevard Charleston, South Carolina Charleston, South Carolina [PICTURE] [PICTURE] COMPARABLE R-3 COMPARABLE R-4 MELROSE PARK WINDJAMMER 2494 Etiwan Avenue 1742 Sam Rittenberg Boulevard Charleston, South Carolina Charleston, South Carolina [PICTURE] [PICTURE] COMPARABLE R-5 PALMETTO POINT 1751 Dogwood Road Charleston, South Carolina [PICTURE] AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA EXHIBIT C ASSUMPTIONS AND LIMITING CONDITIONS (3 PAGES) AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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 POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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. Jimmy Pat James, MAI and David Johnsen, MAI provided significant real property appraisal assistance in the preparation of this report. I am currently in compliance with the Appraisal Institute's continuing education requirements. -s- Frank Fehribach ------------------- Frank Fehribach, MAI Managing Principal, Real Estate Group South Carolina Temporary Practice Permit #095-03 AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA EXHIBIT E QUALIFICATIONS OF APPRAISER (2 PAGES) AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA FRANK A. FEHRIBACH, MAI MANAGING PRINCIPAL, REAL ESTATE GROUP POSITION Frank A. Fehribach is a Managing Principal for the Dallas Real Estate Group of American Appraisal Associates, Inc. ("AAA"). EXPERIENCE Valuation Mr. Fehribach has experience in valuations for resort hotels; Class A office buildings; Class A multifamily complexes; industrial buildings and distribution warehousing; multitract mixed-use vacant land; regional malls; residential subdivision development; and special-purpose properties such as athletic clubs, golf courses, manufacturing facilities, nursing homes, and medical buildings. Consulting assignments include development and feasibility studies, economic model creation and maintenance, and market studies. Mr. Fehribach also has been involved in overseeing appraisal and consulting assignments in Mexico and South America. Business Mr. Fehribach joined AAA as an engagement director in 1998. He was promoted to his current position in 1999. Prior to that, he was a manager at Arthur Andersen LLP. Mr. Fehribach has been in the business of real estate appraisal for over ten years. EDUCATION University of Texas - Arlington Master of Science - Real Estate University of Dallas Master of Business Administration - Industrial Management Bachelor of Arts - Economics STATE State of Arizona CERTIFICATIONS Certified General Real Estate Appraiser, #30828 State of Arkansas State Certified General Appraiser, #CG1387N State of Colorado Certified General Appraiser, #CG40000445 State of Georgia Certified General Real Property Appraiser, #218487 State of Michigan Certified General Appraiser, #1201008081 State of Texas Real Estate Salesman License, #407158 (Inactive) State of Texas State Certified General Real Estate Appraiser, #TX-1323954-G AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA PROFESSIONAL Appraisal Institute, MAI Designated Member AFFILIATIONS Candidate Member of the CCIM Institute pursuing Certified Commercial Investment Member (CCIM) designation PUBLICATIONS "An Analysis of the Determinants of Industrial Property -authored with Dr. Ronald C. Rutherford and Dr. Mark Eakin, The Journal of Real Estate Research, Vol. 8, No. 3, Summer 1993, p. 365. AMERICAN APPRAISAL ASSOCIATES, INC. POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA GENERAL SERVICE CONDITIONS AMERICAN APPRAISAL ASSOCIATES, INC. POINT WEST APARTMENTS & TOWNHOMES, CHARLESTON, SOUTH CAROLINA 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.