EX-99.(C)(2) 4 d07282a2exv99wxcyx2y.txt APPRAISAL OF GEORGETOWN GEORGETOWN 4315 WIMBLETON COURT SOUTH BEND, INDIANA MARKET VALUE - FEE SIMPLE ESTATE AS OF MAY 9, 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] JULY 14, 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: GEORGETOWN 4315 WIMBLETON COURT SOUTH BEND, ST. JOSEPH COUNTY, INDIANA 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 200 units with a total of 193,600 square feet of rentable area. The improvements were built in 1973. The improvements are situated on 18.331 acres. Overall, the improvements are in average condition. As of the date of this appraisal, the subject property is 94% 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 GEORGETOWN, SOUTH BEND, INDIANA 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 9, 2003 is: ($10,000,000) Respectfully submitted, AMERICAN APPRAISAL ASSOCIATES, INC. /s/ Kenneth W. Kapecki July 14, 2003 Ken Kapecki, MAI #053272 Managing Principal, Real Estate Group State of Indiana, Certified General Appraiser, #CG49600008 Report By: John Nolan AMERICAN APPRAISAL ASSOCIATES, INC. TABLE OF CONTENTS PAGE 3 GEORGETOWN, SOUTH BEND, INDIANA 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 GEORGETOWN, SOUTH BEND, INDIANA EXECUTIVE SUMMARY PART ONE - PROPERTY DESCRIPTION PROPERTY NAME: Georgetown LOCATION: 4315 Wimbleton Court South Bend, Indiana 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 9, 2003 DATE OF REPORT: July 14, 2003 PHYSICAL DESCRIPTION - SITE & IMPROVEMENTS: SITE: Size: 18.331 acres, or 798,498 square feet Assessor Parcel No.: 02-1015-030503 Floodplain: Community Panel No. 180224 0040 B (February 17, 1988) Flood Zone X, an area outside the floodplain. Zoning: A-3 (Residential-Single and Multi-Family) BUILDING: No. of Units: 200 Units Total NRA: 193,600 Square Feet Average Unit Size: 968 Square Feet Apartment Density: 10.9 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 - 1A10 820 $610 $ 0.74 $ 41,480 $ 497,760 2Br/1.5Ba - 2A15 1,020 $720 $ 0.71 $ 66,240 $ 794,880 2Br/1.5Ba - 2B20 1,100 $770 $ 0.70 $ 30,800 $ 369,600 Total $138,520 $1,662,240
OCCUPANCY: 94% ECONOMIC LIFE: 45 Years EFFECTIVE AGE: 15 Years REMAINING ECONOMIC LIFE: 30 Years
SUBJECT PHOTOGRAPHS AND LOCATION MAP: AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 5 GEORGETOWN, SOUTH BEND, INDIANA SUBJECT PHOTOGRAPHS [EXTERIOR - CLUBHOUSE PICTURE] [EXTERIOR - APARTMENT BUILDING PICTURE] [AREA MAP] AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 6 GEORGETOWN, SOUTH BEND, INDIANA [NEIGHBORHOOD 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 GEORGETOWN, SOUTH BEND, INDIANA PART TWO - ECONOMIC INDICATORS INCOME CAPITALIZATION APPROACH
DIRECT CAPITALIZATION Amount $/Unit --------------------- ------------ ------- Potential Rental Income $ 1,662,240 $ 8,311 Effective Gross Income $ 1,621,178 $ 8,106 Operating Expenses $ 664,689 $ 3,323 41.0% of EGI Net Operating Income: $ 896,489 $ 4,482 Capitalization Rate 9.00% DIRECT CAPITALIZATION VALUE $ 9,900,000* $49,500 / UNIT DISCOUNTED CASH FLOW ANALYSIS: Holding Period 10 years 2002 Economic Vacancy 6% Stabilized Vacancy & Collection Loss: 7% Lease-up / Stabilization Period N/A 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 $ 10,300,000* $51,500 / UNIT RECONCILED INCOME CAPITALIZATION VALUE $ 10,100,000 $50,500 / UNIT
SALES COMPARISON APPROACH PRICE PER UNIT: Range of Sales $/Unit (Unadjusted) $ 42,540 to $47,619 Range of Sales $/Unit (Adjusted) $ 44,667 to $50,000 VALUE INDICATION - PRICE PER UNIT $ 9,700,000* $48,500 / UNIT EGIM ANALYSIS Range of EGIMs from Improved Sales 4.62 to 6.02 Selected EGIM for Subject 6.00 Subject's Projected EGI $ 1,621,178 EGIM ANALYSIS CONCLUSION $ 9,700,000* $48,500 / UNIT NOI PER UNIT ANALYSIS CONCLUSION $ 9,900,000* $49,500 / UNIT RECONCILED SALES COMPARISON VALUE $ 9,800,000 $49,000 / 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 GEORGETOWN, SOUTH BEND, INDIANA PART THREE - SUMMARY OF VALUE CONCLUSIONS SALES COMPARISON APPROACH: Price Per Unit $ 9,700,000 NOI Per Unit $ 9,900,000 EGIM Multiplier $ 9,700,000 INDICATED VALUE BY SALES COMPARISON $ 9,800,000 $49,000 / UNIT INCOME APPROACH: Direct Capitalization Method: $ 9,900,000 Discounted Cash Flow Method: $ 10,300,000 INDICATED VALUE BY THE INCOME APPROACH $ 10,100,000 $50,500 / UNIT RECONCILED OVERALL VALUE CONCLUSION: $ 10,000,000 $50,000 / UNIT
AMERICAN APPRAISAL ASSOCIATES, INC. INTRODUCTION PAGE 9 GEORGETOWN, SOUTH BEND, INDIANA INTRODUCTION IDENTIFICATION OF THE SUBJECT The subject property is located at 4315 Wimbleton Court, South Bend, St. Joseph County, Indiana. South Bend identifies it as 02-1015-030503. SCOPE OF THE ASSIGNMENT The property, neighborhood, and comparables were inspected by John Nolan on May 9, 2003. Ken Kapecki, MAI has not made a personal inspection of the subject property. John Nolan performed the research, valuation analysis and wrote the report. Ken Kapecki, MAI reviewed the report and concurs with the value. Ken Kapecki, MAI and John Nolan 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 9, 2003. The date of the report is July 14, 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 GEORGETOWN, SOUTH BEND, INDIANA 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 AILP II. 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 GEORGETOWN, SOUTH BEND, INDIANA 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 South Bend, Indiana. 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 - Grape Rd. West - U.S. 33 South - Cleveland Road North - Adams Rd./Ontario Rd. MAJOR EMPLOYERS Major employers in t he subject's area include Univ. Notre Dame, St. Joseph Reg. Med Center, Memorial Health System Diocese of Fort Wayne/South Bend, South Bend Community School Corp, Memorial Hospital of South Bend, Honeywell Aircraft Landing Systems, St. Joseph County, Bayer Corporation, and City of South Bend. 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 GEORGETOWN, SOUTH BEND, INDIANA NEIGHBORHOOD DEMOGRAPHICS
AREA -------------------------------------------- CATEGORY 1-MI. RADIUS 3-MI. RADIUS 5-MI. RADIUS MSA -------- ------------ ------------ ------------ ------------ POPULATION TRENDS Current Population 7,154 52,086 134,231 268,228 5-Year Population 7,080 53,651 138,220 275,863 % Change CY-5Y -1.0% 3.0% 3.0% 2.8% Annual Change CY-5Y -0.2% 0.6% 0.6% 0.6% HOUSEHOLDS Current Households 3,023 17,948 50,808 102,230 5-Year Projected Households 3,026 19,087 53,069 106,244 % Change CY - 5Y 0.1% 6.3% 4.5% 3.9% Annual Change CY-5Y 0.0% 1.3% 0.9% 0.8% INCOME TRENDS Median Household Income $ 57,111 $ 48,924 $ 36,407 $ 38,583 Per Capita Income $ 24,554 $ 21,211 $ 19,817 $ 20,257 Average Household Income $ 57,011 $ 61,546 $ 52,369 $ 53,150
Source: Demographics Now The subject neighborhood's population is expected to show increases above 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 27.64% 25.31% 33.10% 26.72% 5-Year Projected % Renting 26.69% 25.20% 33.45% 26.93% % of Households Owning 66.64% 70.35% 60.32% 67.38% 5-Year Projected % Owning 67.62% 70.71% 60.31% 67.46%
Source: Demographics Now AMERICAN APPRAISAL ASSOCIATES, INC. AREA ANALYSIS PAGE 13 GEORGETOWN, SOUTH BEND, INDIANA SURROUNDING IMPROVEMENTS The following uses surround the subject property: North - Single-Family Residential South - Single-Family Residential East - Single-Family Residential West - Shopping Center CONCLUSIONS The subject is well located within the city of South Bend. 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 GEORGETOWN, SOUTH BEND, INDIANA MARKET ANALYSIS The subject property is located in the city of South Bend in St. Joseph County. The overall pace of development in the subject's market is more or less stable. No new construction on multi-unit properties were noticed. All new construction consisted of medium-sized single-family dwellings. The following table illustrates historical vacancy rates for the subject's market. HISTORICAL VACANCY RATE
Period Region Submarket ------ ------ --------- 2002 9.3% N/A 2001 9.4% N/A 2000 8.8% N/A 1999 7.8% N/A 1998 7.9% N/A 1997 7.8% N/A 1996 7.7% N/A 1995 7.7% N/A 1994 7.7% N/A
Occupancy trends in the subject's market are stable. Historically speaking, the subject's submarket has equated the overall market. Vacancy rates in the area have been increasing for the past three years due primarily to the US recession and decreasing mortgage rates. Low mortgage rates have enticed many former renters to purchase homes. To encourage leasing activity, apartment managers have decreased rents, and offered rent concessions such as free rent or waiving security deposits. In addition, many properties have added/improved amenities such as swimming pools, tennis courts, fitness rooms, and clubhouses. While the South Bend economy has been affected by the recession of the early 2000's, its economy is strong relative to the U.S. economy in general. 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. AMERICAN APPRAISAL ASSOCIATES, INC. MARKET ANALYSIS PAGE 15 GEORGETOWN, SOUTH BEND, INDIANA HISTORICAL AVERAGE RENT
Period Region % Change Submarket % Change ------ ------ -------- --------- -------- 1993 $609 - N/A - 1994 $637 4.6% N/A N/A 1995 $659 3.5% N/A N/A 1996 $684 3.8% N/A N/A 1997 $703 2.8% N/A N/A 1998 $730 3.8% N/A N/A 1999 $747 2.3% N/A N/A 2000 $767 2.7% N/A N/A 2001 $779 1.6% N/A N/A 2002 $787 1.0% N/A N/A
Source:CB Richard Ellis The following table illustrates a summary of the subject's competitive set. COMPETITIVE PROPERTIES
No. Property Name Units Ocpy. Year Built Proximity to subject --- ------------- ----- ----- ---------- -------------------- R-1 Indian Lakes 924 0% 1988 3.0-mile southeast of subject R-2 Remington 164 93% 1990 4.0-mile southeast of subject R-3 River Side North 146 93% 1967 2.0-mile south of subject R-4 Runaway Bay 264 96% 1986 4.0-mile southeast of subject R-5 Candlewood Unk. 91% 1987 3.5-mile southeast of subject Subject Georgetown 200 94% 1973
The current trend toward low interest rates has increased the percentage of homeowners to renters. Consequently, the market has worsened for rental properties with rents dropping and vacancies increasing. AMERICAN APPRAISAL ASSOCIATES, INC. PROPERTY DESCRIPTION PAGE 16 GEORGETOWN, SOUTH BEND, INDIANA PROPERTY DESCRIPTION SITE ANALYSIS Site Area 18.331 acres, or 798,498 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 Good Flood Zone: Community Panel 180224 0040 B, dated February 17, 1988 Flood Zone Zone X Zoning A-3, 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 ------------- -------- ---------- ---------- --------- -------- 02-1015-030503 $366,600 $3,764,610 $4,131,210 0.03712 $153,367
IMPROVEMENT ANALYSIS Year Built 1973 Number of Units 200 Net Rentable Area 193,600 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, tennis court, gym room, billiards table, barbeque equipment, meeting hall, and secured parking. Unit Amenities Individual unit amenities include a balcony, fireplace, cable TV connection, and washer dryer connection. Appliances available in each unit include a refrigerator, stove, dishwasher, water heater, garbage disposal, washer/dryer, and oven. AMERICAN APPRAISAL ASSOCIATES, INC. PROPERTY DESCRIPTION PAGE 17 GEORGETOWN, SOUTH BEND, INDIANA Unit Mix:
Unit Area Unit Type Number of Units (Sq. Ft.) --------- --------------- --------- 1Br/1Ba - 1A10 68 820 2Br/1.5Ba - 2A15 92 1,020 2Br/1.5Ba - 2B20 40 1,100
Overall Condition Average Effective Age 15 years Economic Life 45 years Remaining Economic Life 30 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 200-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 GEORGETOWN, SOUTH BEND, INDIANA 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 GEORGETOWN, SOUTH BEND, INDIANA 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 GEORGETOWN, SOUTH BEND, INDIANA 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 GEORGETOWN, SOUTH BEND, INDIANA SUMMARY OF COMPARABLE SALES -IMPROVED
COMPARABLE COMPARABLE DESCRIPTION SUBJECT I - 1 I - 2 ----------------------------------------------------------------------------------------------------------- Property Name Georgetown Candlewood Apartments Candlewood Apartments LOCATION: Address 4315 Wimbleton Court 3902 St. Andrews 3902 St. Andrews City, State South Bend, Indiana Mishawaka, IN Mishawaka, IN County St. Joseph St. Joseph St. Joseph PHYSICAL CHARACTERISTICS: Net Rentable Area (SF) 193,600 309,380 309,380 Year Built 1973 1986 1986 Number of Units 200 315 315 Unit Mix: Type Total Type Total Type Total 1Br/1Ba - 1A10 68 1Br/1Ba 1Br/1Ba 2Br/1.5Ba - 2A15 92 2Br/2Ba 2Br/2Ba 2Br/1.5Ba - 2B20 40 3Br/2Ba 3Br/2Ba Average Unit Size (SF) 968 982 982 Land Area (Acre) 18.3310 0.0000 0.0000 Density (Units/Acre) 10.9 Parking Ratio (Spaces/Unit) 1.50 2.00 2.00 Parking Type (Gr., Cov., Garage, Open Covered Open, Covered Open, Covered etc.) CONDITION: Good Good Good APPEAL: Good Good Good AMENITIES: Pool/Spa Yes/Yes Yes/Yes Yes/Yes Gym Room Yes Yes Yes Laundry Room No Yes Yes Secured Parking Yes Yes Yes Sport Courts Yes Yes Yes Washer/Dryer Connection Yes Yes Yes OCCUPANCY: 94% 94% 94% TRANSACTION DATA: Sale Date January, 2003 January, 1998 Sale Price ($) $15,000,000 $13,900,000 Grantor Home Properties Grantee The Clover Group Home Properties Sale Documentation Verification Telephone Number ESTIMATED PRO-FORMA: Total $ $/Unit $/SF Total $ $/Unit $/SF Potential Gross Income $3,100,000 $9,841 $10.02 $3,100,000 $9,841 $10.02 Vacancy/Credit Loss $ 93,000 $ 295 $ 0.30 $ 93,000 $ 295 $ 0.30 ------------------------ ------------------------ Effective Gross Income $3,007,000 $9,546 $ 9.72 $3,007,000 $9,546 $ 9.72 Operating Expenses $1,503,500 $4,773 $ 4.86 $1,503,500 $4,773 $ 4.86 ------------------------ ------------------------ Net Operating Income $1,503,500 $4,773 $ 4.86 $1,503,500 $4,773 $ 4.86 ------------------------ ------------------------ NOTES: None None PRICE PER UNIT $47,619 $44,127 PRICE PER SQUARE FOOT $ 48.48 $ 44.93 EXPENSE RATIO 50.0% 50.0% EGIM 4.99 4.62 OVERALL CAP RATE 10.02% 10.82% 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 Maple Lane Apartments Pointe Inverness Willows of Coventry LOCATION: Address 2909 Sugar Maple North 7051 Pointe Inverness Way 4499 Coventry Parkway City, State South Bend, IN Fort Wayne, IN Fort Wayne, IN County St. Joseph Allen Allen PHYSICAL CHARACTERISTICS: Net Rentable Area (SF) 383,328 186,248 350,336 Year Built 1985 1986 1986 Number of Units 396 248 448 Unit Mix: Type Total Type Total Type Total 1Br/1Ba 1Br/1Ba 1Br/1Ba 2Br/2Ba 2Br/2Ba 2Br/2Ba 3Br/2Ba 3Br/2Ba 3Br/2Ba Average Unit Size (SF) 968 751 782 Land Area (Acre) 0.0000 0.0000 0.0000 Density (Units/Acre) Parking Ratio (Spaces/Unit) 2.00 2.00 2.00 Parking Type (Gr., Cov., etc.) Open, Covered Open, Covered Open, Covered CONDITION: Good Good Good APPEAL: Good Good Good AMENITIES: Pool/Spa Yes/Yes Yes/Yes Yes/Yes Gym Room Yes Yes Yes Laundry Room Yes Yes Yes Secured Parking Yes Yes Yes Sport Courts Yes Yes Yes Washer/Dryer Connection Yes Yes Yes OCCUPANCY: 97% 90% 92% TRANSACTION DATA: Sale Date July, 1999 May, 2002 May, 2002 Sale Price ($) $17,400,000 $10,550,000 $20,817,000 Grantor Kensington Realty Kensington Realty Partners Partners Grantee Home Properties Harbor Group Harbor Group Sale Documentation Verification Telephone Number ESTIMATED PRO-FORMA: Total $ $/Unit $/SF Total $ $/Unit $/SF Total $ $/Unit $/SF Potential Gross Income $3,800,000 $ 9,596 $ 9.91 $1,985,448 $8,006 $10.66 $3,774,352 $8,425 $10.77 Vacancy/Credit Loss $ 114,000 $ 288 $ 0.30 $ 204,303 $ 824 $ 1.10 $ 313,649 $ 700 $ 0.90 ------------------------- ------------------------ ------------------------ Effective Gross Income $3,686,000 $ 9,308 $ 9.62 $1,781,145 $7,182 $ 9.56 $3,460,703 $7,725 $ 9.88 Operating Expenses $1,843,000 $ 4,654 $ 4.81 $ 923,472 $3,724 $ 4.96 $1,553,879 $3,468 $ 4.44 ------------------------- ------------------------ ------------------------ Net Operating Income $1,843,000 $ 4,654 $ 4.81 $ 857,673 $3,458 $ 4.61 $1,906,824 $4,256 $ 5.44 ------------------------- ------------------------ ------------------------ NOTES: None None None PRICE PER UNIT $43,939 $42,540 $46,467 PRICE PER SQUARE FOOT $ 45.39 $ 56.64 $ 59.42 EXPENSE RATIO 50.0% 51.8% 44.9% EGIM 4.72 5.92 6.02 OVERALL CAP RATE 10.59% 8.13% 9.16% Cap Rate based on Pro Forma or Actual Income? PRO FORMA PRO FORMA ACTUAL
AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 22 GEORGETOWN, SOUTH BEND, INDIANA IMPROVED SALES MAP [MAP] IMPROVED SALES ANALYSIS The improved sales indicate a sales price range from $42,540 to $47,619 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 $44,667 to $50,000 per unit with a mean or average adjusted price of $47,649 per unit. The median adjusted price is $48,650 per unit. Based on the following analysis, we have concluded to a value of $49,000 per unit, which results in an "as is" value of $9,700,000 (rounded after necessary adjustment, if any). AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 23 GEORGETOWN, SOUTH BEND, INDIANA SALES ADJUSTMENT GRID
COMPARABLE COMPARABLE DESCRIPTION SUBJECT I - 1 I - 2 ------------------------------------------------------------------------------------------------ Property Name Georgetown Candlewood Candlewood Apartments Apartments Address 4315 Wimbleton 3902 St. Andrews 3902 St. Andrews Court City South Bend, Indiana Mishawaka, IN Mishawaka, IN Sale Date January, 2003 January, 1998 Sale Price ($) $15,000,000 $13,900,000 Net Rentable Area (SF) 193,600 309,380 309,380 Number of Units 200 315 315 Price Per Unit $47,619 $44,127 Year Built 1973 1986 1986 Land Area (Acre) 18.3310 VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION ADJ. DESCRIPTION ADJ. Property Rights Conveyed Fee Simple Fee Simple 0% Fee Simple 0% Estate Estate Estate Financing Cash To Seller 0% Cash To Seller 0% Conditions of Sale Arm's Length 0% Arm's Length 0% Date of Sale (Time) 01-2003 0% 01-1998 5% VALUE AFTER TRANS. ADJUST. $47,619 $46,333 ($/UNIT) Location Comparable 0% Comparable 0% Number of Units 200 315 5% 315 5% Quality / Appeal Good Comparable 0% Comparable 0% Age / Condition 1973 1986 / Good -5% 1986 / Good -5% Occupancy at Sale 94% 94% 0% 94% 0% Amenities Good Inferior 5% Inferior 5% Average Unit Size (SF) 968 982 0% 982 0% PHYSICAL ADJUSTMENT 5% 5% FINAL ADJUSTED VALUE ($/UNIT) $50,000 $48,650 COMPARABLE COMPARABLE COMPARABLE DESCRIPTION I - 3 I - 4 I - 5 ----------------------------------------------------------------------------------------------- Property Name Maple Lane Pointe Willows of Apartments Inverness Coventry Address 2909 Sugar Maple 7051 Pointe 4499 Coventry North Inverness Way Parkway City South Bend, IN Fort Wayne, IN Fort Wayne, IN Sale Date July, 1999 May, 2002 May, 2002 Sale Price ($) $17,400,000 $10,550,000 $20,817,000 Net Rentable Area (SF) 383,328 186,248 350,336 Number of Units 396 248 448 Price Per Unit $43,939 $42,540 $46,467 Year Built 1985 1986 1986 Land Area (Acre) VALUE ADJUSTMENTS DESCRIPTION ADJ. DESCRIPTION ADJ. DESCRIPTION ADJ. Property Rights Conveyed Fee Simple 0% Fee Simple 0% Fee Simple 0% Estate Estate Estate 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) 07-1999 0% 05-2002 0% 05-2002 0% VALUE AFTER TRANS. ADJUST. $43,939 $42,540 $46,467 ($/UNIT) Location Comparable 0% Superior -10% Superior -10% Number of Units 396 10% 248 0% 448 10% Quality / Appeal Comparable 0% Comparable 0% Comparable 0% Age / Condition 1985 / Good -5% 1986 / Good -5% 1986 / Good -5% Occupancy at Sale 97% -5% 90% 10% 92% 0% Amenities Inferior 5% Comparable 0% Comparable 0% Average Unit Size (SF) 968 0% 751 10% 782 10% PHYSICAL ADJUSTMENT 5% 5% 5% FINAL ADJUSTED VALUE ($/UNIT) $46,136 $44,667 $48,790
SUMMARY VALUE RANGE (PER UNIT) $44,667 TO $50,000 MEAN (PER UNIT) $47,649 MEDIAN (PER UNIT) $48,650 VALUE CONCLUSION (PER UNIT) $49,000
VALUE OF IMPROVEMENT & MAIN SITE $9,800,000 PV OF CONCESSIONS -$ 57,000 VALUE INDICATED BY SALES COMPARISON APPROACH $9,743,000 ROUNDED $9,700,000
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 GEORGETOWN, SOUTH BEND, INDIANA 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-1 315 $15,000,000 10.02% $1,503,500 $896,489 0.939 $44,720 $ 47,619 $ 4,773 $ 4,482 I-2 315 $13,900,000 10.82% $1,503,500 $896,489 0.939 $41,441 $ 44,127 $ 4,773 $ 4,482 I-3 396 $17,400,000 10.59% $1,843,000 $896,489 0.963 $42,319 $ 43,939 $ 4,654 $ 4,482 I-4 248 $10,550,000 8.13% $ 857,673 $896,489 1.296 $55,137 $ 42,540 $ 3,458 $ 4,482 I-5 448 $20,817,000 9.16% $1,906,824 $896,489 1.053 $48,935 $ 46,467 $ 4,256 $ 4,482
PRICE/UNIT
Low High Average Median $41,441 $ 55,137 $46,511 $ 44,720
VALUE ANALYSIS BASED ON COMPARABLES NOI PER UNIT Estimated Price Per Unit $ 50,000 Number of Units 200 Value $10,000,000 PV of Concessions -$ 57,000 ------------ Value Based on NOI Analysis $ 9,943,000 Rounded $ 9,900,000
The adjusted sales indicate a range of value between $41,441 and $55,137 per unit, with an average of $46,511 per unit. Based on the subject's competitive position within the improved sales, a value of $50,000 per unit is estimated. This indicates an "as is" market value of $9,900,000 (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 GEORGETOWN, SOUTH BEND, INDIANA 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-1 315 $15,000,000 $3,007,000 $1,503,500 50.00% 4.99 $ 47,619 I-2 315 $13,900,000 $3,007,000 $1,503,500 50.00% 4.62 $ 44,127 I-3 396 $17,400,000 $3,686,000 $1,843,000 50.00% 4.72 41.00% $ 43,939 I-4 248 $10,550,000 $1,781,145 $ 923,472 51.85% 5.92 $ 42,540 I-5 448 $20,817,000 $3,460,703 $1,553,879 44.90% 6.02 $ 46,467
EGIM
Low High Average Median --- ---- ------- ------ 4.62 6.02 5.25 4.99
VALUE ANALYSIS BASED ON EGIM'S OF COMPARABLE SALES Estimate EGIM 6.00 Subject EGI $1,621,178 Value $9,727,070 PV of Concessions -$ 57,000 ---------- Value Based on EGIM Analysis $9,670,070 Rounded $9,700,000 Value Per Unit $ 48,500
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 41.00% before reserves. The comparable sales indicate a range of expense ratios from 44.90% to 51.85%, while their EGIMs range from 4.62 to 6.02. Overall, we conclude to an EGIM of 6.00, which results in an "as is" value estimate in the EGIM Analysis of $9,700,000. 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 $9,800,000. Price Per Unit $9,700,000 NOI Per Unit $9,900,000 EGIM Analysis $9,700,000 Sales Comparison Conclusion $9,800,000
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 26 GEORGETOWN, SOUTH BEND, INDIANA 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 GEORGETOWN, SOUTH BEND, INDIANA 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 - 1A10 820 $629 $0.77 89.7% 2Br/1.5Ba - 2A15 1020 $729 $0.71 95.7% 2Br/1.5Ba - 2B20 1100 $819 $0.74 95.0%
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 28 GEORGETOWN, SOUTH BEND, INDIANA RENT ANALYSIS
COMPARABLE RENTS ----------------------------------------------- R-1 R-2 R-3 R-4 R-5 ----------------------------------------------- Indian River Side Runaway Lakes Remington North Bay Candlewood ----------------------------------------------- COMPARISON TO SUBJECT SUBJECT SUBJECT ----------------------------------------------- SUBJECT UNIT ACTUAL ASKING Slightly DESCRIPTION TYPE RENT RENT Similar Superior Similar Similar Similar MIN MAX MEDIAN AVERAGE ----------------------------------------------------------------------------------------------------------------------------------- Monthly Rent 1Br/1Ba - 1A10 $ 629 $ 629 $ 547 $ 583 $ 574 $ 625 $ 638 $ 547 $ 638 $ 583 $ 593 Unit Area (SF) 820 820 742 673 805 816 818 673 818 805 771 Monthly Rent Per Sq. Ft. $ 0.77 $ 0.77 $ 0.74 $ 0.87 $ 0.71 $ 0.77 $ 0.78 $ 0.71 $ 0.87 $ 0.77 $ 0.77 Monthly Rent 2Br/1.5Ba - $ 729 $ 729 $ 653 $ 764 $ 675 $ 680 $ 710 $ 653 $ 764 $ 680 $ 696 Unit Area (SF) 2A15 1,020 1,020 938 1,021 1,000 1,000 950 938 1,021 1,000 982 Monthly Rent Per Sq. Ft. $ 0.71 $ 0.71 $ 0.70 $ 0.75 $ 0.68 $ 0.68 $ 0.75 $ 0.68 $ 0.75 $ 0.70 $ 0.71 Monthly Rent 2Br/1.5Ba - 2B20 $ 819 $ 819 $ 859 $ 717 $ 717 $ 859 $ 788 $ 788 Unit Area (SF) 1,100 1,100 1,328 1,122 1,122 1,328 1,225 1,225 Monthly Rent Per Sq. Ft. $ 0.74 $ 0.74 $ 0.65 $ 0.64 $ 0.64 $ 0.65 $ 0.64 $ 0.64
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 - 1A10 68 820 $610 $ 0.74 $ 41,480 $ 497,760 2Br/1.5Ba - 2A15 92 1,020 $720 $ 0.71 $ 66,240 $ 794,880 2Br/1.5Ba - 2B20 40 1,100 $770 $ 0.70 $ 30,800 $ 369,600 -------- ---------- Total $138,520 $1,662,240 ======== ==========
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 GEORGETOWN, SOUTH BEND, INDIANA 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 $1,590,556 $ 7,953 $1,646,169 $ 8,231 $1,635,420 $ 8,177 Vacancy $ 62,912 $ 315 $ 66,622 $ 333 $ 70,455 $ 352 Credit Loss/Concessions $ 18,448 $ 92 $ 20,607 $ 103 $ 22,825 $ 114 ---------------------------------------------------------------------- Subtotal $ 81,360 $ 407 $ 87,229 $ 436 $ 93,280 $ 466 Laundry Income $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Garage Revenue $ 20 $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 59,416 $ 297 $ 90,719 $ 454 $ 73,102 $ 366 ---------------------------------------------------------------------- Subtotal Other Income $ 59,436 $ 297 $ 90,719 $ 454 $ 73,102 $ 366 ---------------------------------------------------------------------- Effective Gross Income $1,568,632 $ 7,843 $1,649,659 $ 8,248 $1,615,242 $ 8,076 Operating Expenses Taxes $ 104,046 $ 520 $ 156,463 $ 782 $ 153,403 $ 767 Insurance $ 28,343 $ 142 $ 37,759 $ 189 $ 40,782 $ 204 Utilities $ 57,605 $ 288 $ 64,074 $ 320 $ 57,689 $ 288 Repair & Maintenance $ 40,395 $ 202 $ 27,652 $ 138 $ 25,808 $ 129 Cleaning $ 41,914 $ 210 $ 45,619 $ 228 $ 38,558 $ 193 Landscaping $ 20,499 $ 102 $ 21,509 $ 108 $ 19,023 $ 95 Security $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Marketing & Leasing $ 15,884 $ 79 $ 13,624 $ 68 $ 14,458 $ 72 General Administrative $ 207,060 $ 1,035 $ 221,797 $ 1,109 $ 159,042 $ 795 Management $ 79,285 $ 396 $ 85,334 $ 427 $ 81,646 $ 408 Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 ---------------------------------------------------------------------- Total Operating Expenses $ 595,031 $ 2,975 $ 673,831 $ 3,369 $ 590,409 $ 2,952 Reserves $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 ---------------------------------------------------------------------- Net Income $ 973,601 $ 4,868 $ 975,828 $ 4,879 $1,024,833 $ 5,124 FISCAL YEAR 2003 ANNUALIZED 2003 ------------------------------------------------ MANAGEMENT BUDGET PROJECTION AAA PROJECTION --------------------------------------------------------------------------------- DESCRIPTION TOTAL PER UNIT TOTAL PER UNIT TOTAL PER UNIT % ------------------------------------------------------------------------------------------------------------ Revenues Rental Income $1,684,483 $ 8,422 $1,618,084 $ 8,090 $1,662,240 $ 8,311 100.0% Vacancy $ 72,569 $ 363 $ 103,152 $ 516 $ 83,112 $ 416 5.0% Credit Loss/Concessions $ 23,510 $ 118 $ 28,568 $ 143 $ 33,245 $ 166 2.0% --------------------------------------------------------------------------------- Subtotal $ 96,078 $ 480 $ 131,720 $ 659 $ 116,357 $ 582 7.0% Laundry Income $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 0.0% Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 0.0% Other Misc. Revenue $ 75,295 $ 376 $ 58,012 $ 290 $ 75,295 $ 376 4.5% --------------------------------------------------------------------------------- Subtotal Other Income $ 75,295 $ 376 $ 58,012 $ 290 $ 75,295 $ 376 4.5% --------------------------------------------------------------------------------- Effective Gross Income $1,663,699 $ 8,318 $1,544,376 $ 7,722 $1,621,178 $ 8,106 100.0% Operating Expenses Taxes $ 158,005 $ 790 $ 203,960 $ 1,020 $ 158,005 $ 790 9.7% Insurance $ 42,005 $ 210 $ 43,444 $ 217 $ 42,005 $ 210 2.6% Utilities $ 59,420 $ 297 $ 68,568 $ 343 $ 59,420 $ 297 3.7% Repair & Maintenance $ 26,582 $ 133 $ 50,436 $ 252 $ 40,000 $ 200 2.5% Cleaning $ 39,715 $ 199 $ 29,204 $ 146 $ 39,715 $ 199 2.4% Landscaping $ 19,594 $ 98 $ 0 $ 0 $ 19,594 $ 98 1.2% Security $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 0.0% Marketing & Leasing $ 14,892 $ 74 $ 11,840 $ 59 $ 14,892 $ 74 0.9% General Administrative $ 163,813 $ 819 $ 146,064 $ 730 $ 210,000 $ 1,050 13.0% Management $ 84,095 $ 420 $ 80,352 $ 402 $ 81,059 $ 405 5.0% Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 0.0% --------------------------------------------------------------------------------- Total Operating Expenses $ 608,121 $ 3,041 $ 633,868 $ 3,169 $ 664,689 $ 3,323 41.0% Reserves $ 0 $ 0 $ 0 $ 0 $ 60,000 $ 300 9.0% --------------------------------------------------------------------------------- Net Income $1,055,578 $ 5,278 $ 910,508 $ 4,553 $ 896,489 $ 4,482 55.3%
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 7% based on the subject's historical performance, as well as the anticipated future market conditions. AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 30 GEORGETOWN, SOUTH BEND, INDIANA 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 $300 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 $300 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 GEORGETOWN, SOUTH BEND, INDIANA SUMMARY OF OVERALL CAPITALIZATION RATES
COMP. NO. SALE DATE OCCUP. PRICE/UNIT OAR --------------------------------------------------------------------------- I-1 Jan-03 94% $47,619 10.02% I-2 Jan-98 94% $44,127 10.82% I-3 Jul-99 97% $43,939 10.59% I-4 May-02 90% $42,540 8.13% I-5 May-02 92% $46,467 9.16% High 10.82% Low 8.13% Average 9.74%
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 $10,300,000. In this instance, the reversion figure contributes AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 32 GEORGETOWN, SOUTH BEND, INDIANA approximately 41% 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 GEORGETOWN, SOUTH BEND, INDIANA DISCOUNTED CASH FLOW ANALYSIS GEORGETOWN
YEAR APR-2004 APR-2005 APR-2006 APR-2007 APR-2008 APR-2009 FISCAL YEAR 1 2 3 4 5 6 ------------------------------------------------------------------------------------------------------------------ REVENUE Base Rent $1,662,240 $1,712,107 $1,763,470 $1,816,375 $1,870,866 $1,926,992 Vacancy $ 83,112 $ 85,605 $ 88,174 $ 90,819 $ 93,543 $ 96,350 Credit Loss $ 33,245 $ 34,242 $ 35,269 $ 36,327 $ 37,417 $ 38,540 Concessions $ 63,000 $ 0 $ 0 $ 0 $ 0 $ 0 --------------------------------------------------------------------------- Subtotal $ 179,357 $ 119,848 $ 123,443 $ 127,146 $ 130,961 $ 134,889 Laundry Income $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 75,295 $ 77,554 $ 79,881 $ 82,277 $ 84,745 $ 87,288 --------------------------------------------------------------------------- Subtotal Other Income $ 75,295 $ 77,554 $ 79,881 $ 82,277 $ 84,745 $ 87,288 --------------------------------------------------------------------------- EFFECTIVE GROSS INCOME $1,558,178 $1,669,814 $1,719,908 $1,771,505 $1,824,650 $1,879,390 OPERATING EXPENSES: Taxes $ 158,005 $ 162,745 $ 167,628 $ 172,656 $ 177,836 $ 183,171 Insurance $ 42,005 $ 43,266 $ 44,564 $ 45,901 $ 47,278 $ 48,696 Utilities $ 59,420 $ 61,202 $ 63,038 $ 64,929 $ 66,877 $ 68,884 Repair & Maintenance $ 40,000 $ 41,200 $ 42,436 $ 43,709 $ 45,020 $ 46,371 Cleaning $ 39,715 $ 40,906 $ 42,133 $ 43,397 $ 44,699 $ 46,040 Landscaping $ 19,594 $ 20,182 $ 20,787 $ 21,411 $ 22,053 $ 22,714 Security $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Marketing & Leasing $ 14,892 $ 15,338 $ 15,799 $ 16,273 $ 16,761 $ 17,264 General Administrative $ 210,000 $ 216,300 $ 222,789 $ 229,473 $ 236,357 $ 243,448 Management $ 77,909 $ 83,491 $ 85,995 $ 88,575 $ 91,233 $ 93,969 Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 --------------------------------------------------------------------------- TOTAL OPERATING EXPENSES $ 661,539 $ 684,630 $ 705,169 $ 726,324 $ 748,114 $ 770,557 Reserves $ 60,000 $ 61,800 $ 63,654 $ 65,564 $ 67,531 $ 69,556 --------------------------------------------------------------------------- NET OPERATING INCOME $ 836,639 $ 923,384 $ 951,085 $ 979,618 $1,009,006 $1,039,276 --------------------------------------------------------------------------- Operating Expense Ratio (% of EGI) 42.5% 41.0% 41.0% 41.0% 41.0% 41.0% Operating Expense Per Unit $ 3,308 $ 3,423 $ 3,526 $ 3,632 $ 3,741 $ 3,853 --------------------------------------------------------------------------- YEAR APR-2010 APR-2011 APR-2012 APR-2013 APR-2014 FISCAL YEAR 7 8 9 10 11 ---------------------------------------------------------------------------------------------------- REVENUE Base Rent $1,984,801 $2,044,346 $2,105,676 $2,168,846 $2,233,912 Vacancy $ 99,240 $ 102,217 $ 105,284 $ 108,442 $ 111,696 Credit Loss $ 39,696 $ 40,887 $ 42,114 $ 43,377 $ 44,678 Concessions $ 0 $ 0 $ 0 $ 0 $ 0 -------------------------------------------------------------- Subtotal $ 138,936 $ 143,104 $ 147,397 $ 151,819 $ 156,374 Laundry Income $ 0 $ 0 $ 0 $ 0 $ 0 Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 89,906 $ 92,603 $ 95,382 $ 98,243 $ 101,190 -------------------------------------------------------------- Subtotal Other Income $ 89,906 $ 92,603 $ 95,382 $ 98,243 $ 101,190 -------------------------------------------------------------- EFFECTIVE GROSS INCOME $1,935,772 $1,993,845 $2,053,660 $2,115,270 $2,178,728 OPERATING EXPENSES: Taxes $ 188,666 $ 194,326 $ 200,156 $ 206,161 $ 212,346 Insurance $ 50,157 $ 51,661 $ 53,211 $ 54,808 $ 56,452 Utilities $ 70,950 $ 73,079 $ 75,271 $ 77,529 $ 79,855 Repair & Maintenance $ 47,762 $ 49,195 $ 50,671 $ 52,191 $ 53,757 Cleaning $ 47,421 $ 48,844 $ 50,309 $ 51,819 $ 53,373 Landscaping $ 23,396 $ 24,098 $ 24,821 $ 25,565 $ 26,332 Security $ 0 $ 0 $ 0 $ 0 $ 0 Marketing & Leasing $ 17,782 $ 18,315 $ 18,864 $ 19,430 $ 20,013 General Administrative $ 250,751 $ 258,274 $ 266,022 $ 274,002 $ 282,222 Management $ 96,789 $ 99,692 $ 102,683 $ 105,763 $ 108,936 Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 -------------------------------------------------------------- TOTAL OPERATING EXPENSES $ 793,674 $ 817,484 $ 842,009 $ 867,269 $ 893,287 Reserves $ 71,643 $ 73,792 $ 76,006 $ 78,286 $ 80,635 -------------------------------------------------------------- NET OPERATING INCOME $1,070,455 $1,102,568 $1,135,645 $1,169,715 $1,204,806 -------------------------------------------------------------- Operating Expense Ratio (% of EGI) 41.0% 41.0% 41.0% 41.0% 41.0% Operating Expense Per Unit $ 3,968 $ 4,087 $ 4,210 $ 4,336 $ 4,466 --------------------------------------------------------------
Gross Residual Sale Price $12,682,170 Deferred Maintenance $ 0 Estimated Stabilized NOI $896,489 Sales Expense Rate 2.00% Less: Sales Expense $ 253,643 Add: Excess Land $ 0 ----------- Months to Stabilized 1 Discount Rate 11.50% Net Residual Sale Price $12,428,527 Other Adjustments $ 0 ----------- Stabilized Occupancy 95.0% Terminal Cap Rate 9.50% PV of Reversion $ 4,184,764 Value Indicated By "DCF" $10,269,302 Add: NPV of NOI $ 6,084,538 Rounded $10,300,000 ----------- PV Total $10,269,302
"DCF" VALUE SENSITIVITY TABLE
TOTAL VALUE DISCOUNT RATE ------------------------------------------------------------------------------------------------------------- 11.00% 11.25% 11.50% 11.75% 12.00% -------------------------------------------------------------------------- 9.00% $10,850,841 $10,674,396 $10,501,789 $10,332,921 $10,167,700 9.25% $10,725,968 $10,552,301 $10,382,403 $10,216,180 $10,053,539 TERMINAL CAP RATE 9.50% $10,607,667 $10,436,632 $10,269,302 $10,105,583 $ 9,945,386 9.75% $10,495,433 $10,326,894 $10,162,000 $10,000,658 $ 9,842,780 10.00% $10,388,810 $10,222,644 $10,060,064 $ 9,900,979 $ 9,745,304
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 34 GEORGETOWN, SOUTH BEND, INDIANA 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 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 $57,000 (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. 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 CAPITALIZATION APPROACH PAGE 35 GEORGETOWN, SOUTH BEND, INDIANA GEORGETOWN
TOTAL PER SQ. FT. PER UNIT %OF EGI ---------------------------------------------------------------------------------------- REVENUE Base Rent $1,662,240 $ 8.59 $ 8,311 Less: Vacancy & Collection Loss 7.00% $ 116,357 $ 0.60 $ 582 Plus: Other Income Laundry Income $ 0 $ 0.00 $ 0 0.00% Garage Revenue $ 0 $ 0.00 $ 0 0.00% Other Misc. Revenue $ 75,295 $ 0.39 $ 376 4.64% ----------------------------------------- Subtotal Other Income $ 75,295 $ 0.39 $ 376 4.64% EFFECTIVE GROSS INCOME $1,621,178 $ 8.37 $ 8,106 OPERATING EXPENSES: Taxes $ 158,005 $ 0.82 $ 790 9.75% Insurance $ 42,005 $ 0.22 $ 210 2.59% Utilities $ 59,420 $ 0.31 $ 297 3.67% Repair & Maintenance $ 40,000 $ 0.21 $ 200 2.47% Cleaning $ 39,715 $ 0.21 $ 199 2.45% Landscaping $ 19,594 $ 0.10 $ 98 1.21% Security $ 0 $ 0.00 $ 0 0.00% Marketing & Leasing $ 14,892 $ 0.08 $ 74 0.92% General Administrative $ 210,000 $ 1.08 $ 1,050 12.95% Management 5.00% $ 81,059 $ 0.42 $ 405 5.00% Miscellaneous $ 0 $ 0.00 $ 0 0.00% TOTAL OPERATING EXPENSES $ 664,689 $ 3.43 $ 3,323 41.00% Reserves $ 60,000 $ 0.31 $ 300 3.70% ----------------------------------------- NET OPERATING INCOME $ 896,489 $ 4.63 $ 4,482 55.30% ----------------------------------------- "GOING IN" CAPITALIZATION RATE 9.00% VALUE INDICATION $9,960,988 $51.45 $49,805 PV OF CONCESSIONS ($ 57,000) "AS IS" VALUE INDICATION (DIRECT CAPITALIZATION APPROACH) $9,903,988 ROUNDED $9,900,000 $51.14 $49,500
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 36 GEORGETOWN, SOUTH BEND, INDIANA DIRECT CAPITALIZATION VALUE SENSITIVITY TABLE
CAP RATE VALUE ROUNDED $/UNIT $/SF ------------------------------------------------------------------------------------- 8.25% $10,809,533 $10,800,000 $54,000 $55.79 8.50% $10,489,929 $10,500,000 $52,500 $54.24 8.75% $10,188,588 $10,200,000 $51,000 $52.69 9.00% $ 9,903,988 $ 9,900,000 $49,500 $51.14 9.25% $ 9,634,773 $ 9,600,000 $48,000 $49.59 9.50% $ 9,379,726 $ 9,400,000 $47,000 $48.55 9.75% $ 9,137,759 $ 9,100,000 $45,500 $47.00
CONCLUSION BY THE DIRECT CAPITALIZATION METHOD Applying the capitalization rate to our estimated NOI results in an estimated value of $9,900,000. 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 $10,300,000 Direct Capitalization Method $ 9,900,000
Giving consideration to the indicated values provided by both techniques, we have concluded the estimated value by the income capitalization approach to be $10,100,000. AMERICAN APPRAISAL ASSOCIATES, INC. RECONCILIATION AND CONCLUSION PAGE 37 GEORGETOWN, SOUTH BEND, INDIANA 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 $ 9,800,000 Income Approach $10,100,000 Reconciled Value $10,000,000
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 9, 2003 the market value of the fee simple estate in the property is: $10,000,000 AMERICAN APPRAISAL ASSOCIATES, INC. ADDENDA GEORGETOWN, SOUTH BEND, INDIANA ADDENDA AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A GEORGETOWN, SOUTH BEND, INDIANA EXHIBIT A SUBJECT PHOTOGRAPHS AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A GEORGETOWN, SOUTH BEND, INDIANA SUBJECT PHOTOGRAPHS [PICTURE] [PICTURE] EXTERIOR - CLUBHOUSE EXTERIOR - APARTMENT BUILDING [PICTURE] [PICTURE] EXTERIOR - APARTMENT BUILDING INTERIOR - GARAGE UNITS [PICTURE] [PICTURE] EXTERIOR - TENNIS COURT EXTERIOR - ENTRANCE GATE AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A GEORGETOWN, SOUTH BEND, INDIANA SUBJECT PHOTOGRAPHS [PICTURE] [PICTURE] INTERIOR - LIVING ROOM INTERIOR - BEDROOM [PICTURE] [PICTURE] INTERIOR - BATHROOM INTERIOR - KITCHEN [PICTURE] [PICTURE] INTERIOR - CLUBHOUSE EXTERIOR - POOL AREA AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B GEORGETOWN, SOUTH BEND, INDIANA EXHIBIT B SUMMARY OF RENT COMPARABLES AND PHOTOGRAPH OF COMPARABLES AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B GEORGETOWN, SOUTH BEND, INDIANA PHOTOGRAPHS OF COMPARABLE SALE PROPERTIES COMPARABLE I-1 COMPARABLE I-2 COMPARABLE I-3 CANDLEWOOD APARTMENTS CANDLEWOOD APARTMENTS MAPLE LANE APARTMENTS 3902 St. Andrews 3902 St. Andrews 2909 Sugar Maple North Mishawaka, IN Mishawaka, IN South Bend, IN [PICTURE] N/A N/A COMPARABLE I-4 COMPARABLE I-5 POINTE INVERNESS WILLOWS OF COVENTRY 7051 Pointe Inverness Way 4499 Coventry Parkway Fort Wayne, IN Fort Wayne, IN N/A N/A AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B GEORGETOWN, SOUTH BEND, INDIANA SUMMARY OF COMPARABLE RENTAL PROPERTIES
COMPARABLE DESCRIPTION SUBJECT R - 1 ---------------------------------------------------------------------------------------------------------------------------------- Property Name Georgetown Indian Lakes Management Company AIMCO LOCATION: Address 4315 Wimbleton Court 5726 Seneca Dr. City, State South Bend, Indiana Mishawaka, IN County St. Joseph St. Joseph Proximity to Subject 3.0-mile southeast of subject PHYSICAL CHARACTERISTICS: Net Rentable Area (SF) 193,600 756,805 Year Built 1973 1988 Effective Age 15 20 Building Structure Type Brick & wood siding walls; asphalt shingle roof Brick & wood siding walls; asphalt shingle roof Parking Type (Gr., Cov., etc.) Garage, Open Covered Open, Covered Number of Units 200 924 Unit Mix: Type Unit Qty. Mo. Rent Type Unit Qty. Mo. 1 1Br/1Ba - 1A10 820 68 $629 1 1BD/1BH 730 120 $535 2 2Br/1.5Ba - 2A15 1,020 92 $729 1 1BD/1BH 770 40 $540 3 2Br/1.5Ba - 2B20 1,100 40 $819 1 1BD/1BH 730 40 $525 1 1BD/1BH 705 122 $535 1 1BD/1BH 815 120 $580 1 1BD/1BH 715 120 $550 2 2BD/2BH 965 181 $670 2 2BD/2BH 910 181 $635 Average Unit Size (SF) 968 819 Unit Breakdown: Efficiency 0% 2-Bedroom 39% Efficiency 0% 2-Bedroom 39% 1-Bedroom 61% 3-Bedroom 0% 1-Bedroom 61% 3-Bedroom 0% CONDITION: Good Average APPEAL: Average Average AMENITIES: Unit Amenities Attach. Garage Vaulted Ceiling Attach. Garage Vaulted Ceiling X Balcony X Wash/Dryer X Balcony Wash/Dryer X Fireplace Fireplace X Cable TV Ready X Cable TV Ready Project Amenities X Swimming Pool X Swimming Pool X Spa/Jacuzzi Car Wash Spa/Jacuzzi Car Wash Basketball Court X BBQ Equipment Basketball Court X BBQ Equipment Volleyball Court Theater Room Volleyball Court Theater Room Sand Volley Ball X Meeting Hall X Sand Volley Ball Meeting Hall X Tennis Court X Secured Parking Tennis Court Secured Parking Racquet Ball Laundry Room Racquet Ball X Laundry Room Jogging Track Business Office Jogging Track Business Office X Gym Room Gym Room X Billiards Table Billiards Table OCCUPANCY: 94% 0% LEASING DATA: Available Leasing Terms 6 to 12 Months 6 to 12 Months Concessions None None Pet Deposit $100 - $200 $100 - $200 Utilities Paid by Tenant: X Electric Natural Gas X Electric Natural Gas X Water Trash X Water Trash Confirmation Telephone Number NOTES: None COMPARISON TO SUBJECT: Similar COMPARABLE COMPARABLE DESCRIPTION R - 2 R - 3 ---------------------------------------------------------------------------------------------------------------------------------- Property Name Remington River Side North Management Company LOCATION: Address 212 Remington Ct. North 1671 Riverside Drive City, State Mishawaka, IN South Bend, IN County St. Joseph St. Joseph Proximity to Subject 4.0-mile southeast of subject 2.0-mile south of subject PHYSICAL CHARACTERISTICS: Net Rentable Area (SF) 127,838 151,130 Year Built 1990 1967 Effective Age 10 25 Building Structure Type Brick & wood siding walls; asphalt shingle roof Brick & wood siding walls; asphalt shingle roof Parking Type (Gr., Cov., etc.) Open, Covered Garage, Open, Covered Number of Units 164 146 Unit Mix: Type Unit Qty. Mo. Type Unit Qty. Mo. 1 1BD/1BH 468 12 $520 1 1BD/1BH 700 29 $545 1 1BD/1BH 576 10 $492 1 2BD/1BH 900 32 $600 1 1BD/1BH 506 20 $514 2 2BD/1BH 1,000 33 $675 1 1BD/1BH 554 16 $519 3 2BD/2BH 1,200 18 $805 1 1BD/1BH 664 20 $605 3 3BD/2BH 1,380 17 $865 1 1BD/1BH 920 36 $685 3 3BD/2BH 1,410 17 $910 2 2BD/2BH 970 18 $750 2 2BD/2BH 1,050 32 $772 Average Unit Size (SF) 779 1,035 Unit Breakdown: Efficiency 0% 2-Bedroom 30% Efficiency 0% 2-Bedroom 57% 1-Bedroom 70% 3-Bedroom 0% 1-Bedroom 20% 3-Bedroom 23% CONDITION: Good Good APPEAL: Good Good AMENITIES: Unit Amenities Attach. Garage Vaulted Ceiling X Attach. Garage Vaulted Ceiling X Balcony X Wash /Dryer X Balcony X Wash /Dryer Fireplace Fireplace X Cable TV Ready X Cable TV Ready Project Amenities X Swimming Pool X Swimming Pool Spa/Jacuzzi Car Wash Spa/Jacuzzi X Car Wash Basketball Court X BBQ Equipment Basketball Court X BBQ Equipment Volleyball Court Theater Room Volleyball Court Theater Room Sand Volley Ball Meeting Hall X Sand Volley Ball Meeting Hall Tennis Court Secured Parking Tennis Court Secured Parking Racquet Ball Laundry Room Racquet Ball Laundry Room Jogging Track Business Office Jogging Track X Business Office Gym Room Gym Room Billiards Table Billiards Table OCCUPANCY: 93% 93% LEASING DATA: Available Leasing Terms 6 to 12 Months 6 to 12 Months Concessions None None Pet Deposit $100 - $200 $150 Utilities Paid by Tenant: X Electric X Natural Gas X Electric Natural Gas Water Trash X Water Trash Confirmation Telephone Number NOTES: None None COMPARISON TO SUBJECT: Slightly Superior Similar COMPARABLE COMPARABLE DESCRIPTION R - 4 R - 5 -------------------------------------------------------------------------------------------------------------------------------- Property Name Runaway Bay Candlewood Management Company LOCATION: Address 302 Runaway Bay Circle 3902 St. Andrews Circle City, State Mishawaka, IN Mishawaka, IN County St. Joseph St. Joseph Proximity to Subject 4.0-mile southeast of subject 3.5-mile southeast of subject PHYSICAL CHARACTERISTICS: Net Rentable Area (SF) 235,435 Unk. Year Built 1986 1987 Effective Age 15 15 Building Structure Type Brick & wood siding walls; asphalt shingle roof Brick & wood siding walls; asphalt shingle roof Parking Type (Gr., Cov., etc.) Garage, Open, Covered Garage, Open, Covered Number of Units 264 Unk. Unit Mix: Type Unit Qty. Mo. Type Unit Qty. Mo. 1 1BD/1BH 676 28 $560 1 1BD/1BH 710 20 $ 610 1 1BD/1BH 841 27 $620 1 1BD/1BH 925 20 $ 665 1 2BD/1BH 848 100 $645 2 2BD/1.5BH 950 71 $ 710 2 2BD/2BH 1,000 109 $680 3 2BD/1.5BH 1,100 71 $ 700 3 2BD/1.5BH 1,150 54 $ 740 3 3BD/2BH 1,160 0 $ 880 3 3BD/2.5BH 1,430 0 $1,025 2BD/1.5BH Furn 950 0 $1,400 Average Unit Size (SF) 892 1,018 Unit Breakdown: Efficiency 0% 2-Bedroom 55% Efficiency 0% 2-Bedroom 41% 1-Bedroom 29% 3-Bedroom 16% 1-Bedroom 50% 3-Bedroom 8% CONDITION: Good Good APPEAL: Good Good AMENITIES: Unit Amenities X Attach. Garage Vaulted Ceiling X Attach. Garage Vaulted Ceiling X Balcony X Wash /Dryer X Balcony X Wash /Dryer X Fireplace Fireplace X Cable TV Ready X Cable TV Ready Project Amenities X Swimming Pool X Swimming Pool X Spa/Jacuzzi Car Wash X Spa/Jacuzzi Car Wash X Basketball Court X BBQ Equipment Basketball Court X BBQ Equipment X Volleyball Court Theater Room Volleyball Court Theater Room X Sand Volley Ball X Meeting Hall X Sand Volley Ball X Meeting Hall X Tennis Court Secured Parking Tennis Court Secured Parking Racquet Ball Laundry Room Racquet Ball Laundry Room Jogging Track X Business Office X Jogging Track Business Office X Gym Room X Gym Room Billiards Table Billiards Table OCCUPANCY: 96% 91% LEASING DATA: Available Leasing Terms 6 to 12 Months 6 to 12 Months Concessions None None Pet Deposit $100 - $200 $250 Utilities Paid by Tenant: X Electric Natural Gas X Electric Natural Gas X Water Trash X Water Trash Confirmation Telephone Number NOTES: None None COMPARISON TO SUBJECT: Similar Similar
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B GEORGETOWN, SOUTH BEND, INDIANA PHOTOGRAPHS OF COMPARABLE RENT PROPERTIES COMPARABLE R-1 COMPARABLE R-2 COMPARABLE R-3 INDIAN LAKES REMINGTON RIVER SIDE NORTH 5726 Seneca Dr. 212 Remington Ct North 1671 Riverside Drive Mishawaka, IN Mishawaka, IN South Bend, IN [PICTURE] [PICTURE] N/A COMPARABLE R-4 COMPARABLE R-5 RUNAWAY BAY CANDLEWOOD 302 Runaway Bay Circle 3902 St. Andrews Circle Mishawaka, IN Mishawaka, IN [PICTURE] [PICTURE] AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C GEORGETOWN, SOUTH BEND, INDIANA EXHIBIT C ASSUMPTIONS AND LIMITING CONDITIONS (3 PAGES) AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C GEORGETOWN, SOUTH BEND, INDIANA 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 GEORGETOWN, SOUTH BEND, INDIANA 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 GEORGETOWN, SOUTH BEND, INDIANA 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 Appraisal Institute 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 GEORGETOWN, SOUTH BEND, INDIANA 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. John Nolan 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- Kenneth W. Kapecki ------------------------------------- Ken Kapecki, MAI Managing Principal, Real Estate Group State of Indiana, Certified General Appraiser, #CG49600008 AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E GEORGETOWN, SOUTH BEND, INDIANA EXHIBIT E QUALIFICATIONS OF APPRAISER (3 PAGES) AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E GEORGETOWN, SOUTH BEND, INDIANA KENNETH W. KAPECKI, MAI MANAGING PRINCIPAL, REAL ESTATE GROUP POSITION Kenneth W. Kapecki is the Managing Principal for the Chicago Real Estate Group of American Appraisal Associates, Inc. ("AAA"). EXPERIENCE Valuation Mr. Kapecki has over 17 years of experience in providing valuation services to clients worldwide. He has a diversified background with considerable expertise in the valuation of special-purpose properties, large multilocational holdings, and investment-grade real estate. He has appraised steel mills, chemical plants, food processing facilities, airports, mines, railroad rights-of-way, hotels, and a variety of commercial and manufacturing facilities. Mr. Kapecki's experience further extends to highest and best use studies, feasibility studies, lease valuation analyses, cost segregation analyses, and insurable value analyses. His reports are most frequently prepared for acquisition, ad valorem tax, divestiture, financing, allocation of purchase price, litigation support, and value reporting. Over the years, he has completed appraisals in 50 states representing over $10 billion in value. Mr. Kapecki has developed a core competency in the valuation of hospitality property. He has appraised more than 150 hotels in the last two years alone for financing, acquisition due diligence, cost segregation, and feasibility. These properties consisted of a mixture of limited-service, full-service, and resort hotels located throughout the United States as well as in the Bahamas, Belize, and Guam. AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E GEORGETOWN, SOUTH BEND, INDIANA Court Mr. Kapecki has testified as an expert witness in state and federal district courts and by deposition statements and interrogatory communications. Business Prior to joining AAA in 2001, Mr. Kapecki was a senior manager in the Chicago Valuation Service Group of Arthur Andersen, where he served as the central regional team leader for real estate staff training, hospitality consulting, and the valuation of real estate. Prior to his employment with Arthur Andersen, Mr. Kapecki served as the manager of real estate valuations for Lloyd-Thomas Coats and Burchard Co. EDUCATION University of Wisconsin - La Crosse Bachelor of Science - Geography STATE CERTIFICATIONS State of Illinois, Certified General Real Estate Appraiser, #153000331 State of Indiana, Certified General Appraiser, #CG49600008 State of Michigan, Certified General Appraiser, #1201003145 State of Wisconsin, Certified General Appraiser and Licensed Appraiser, #641 PROFESSIONAL Appraisal Institute, MAI Designated Member AFFILIATIONS Chicago Chapter, Admissions Committee Member, 1997 - Present AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E GEORGETOWN, SOUTH BEND, INDIANA VALUATION AND Appraisal Institute SPECIAL COURSES Appraisal Principles Case Studies in Real Estate Valuation Fair Lending and the Appraiser Highest & Best Use and Market Analysis Income Capitalization, Parts A and B Litigation Support: The Appraiser as an Expert Witness Partial Interest Valuation Real Estate Disclosure Report Writing Standards of Professional Practice Valuation of Detrimental Conditions Valuation Theory and Techniques Arthur Andersen, Course Developer Income Capitalization Theory and Techniques Introduction to the Cost Approach Property Inspection and Market Data Collection AMERICAN APPRAISAL ASSOCIATES, INC. GEORGETOWN, SOUTH BEND, INDIANA GENERAL SERVICE CONDITIONS AMERICAN APPRAISAL ASSOCIATES, INC. GEORGETOWN, SOUTH BEND, INDIANA 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.