EX-99.(C)(1) 3 d07254a2exv99wxcyx1y.txt APPRAISAL OF CEDAR RIM APARTMENTS CEDAR RIM APARTMENTS 7926 110TH AVENUE SE NEW CASTLE, WASHINGTON MARKET VALUE - FEE SIMPLE ESTATE AS OF MAY 21, 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 2, 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: CEDAR RIM APARTMENTS 7926 110TH AVENUE SE NEW CASTLE, KING COUNTY, WASHINGTON 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 104 units with a total of 109,200 square feet of rentable area. The improvements were built in 1980. The improvements are situated on 4.37 acres. Overall, the improvements are in average condition. As of the date of this appraisal, the subject property is 74% 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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 21, 2003 is: ($6,800,000) Respectfully submitted, AMERICAN APPRAISAL ASSOCIATES, INC. /s/ Douglas Needham July 2, 2003 Douglas Needham, MAI #053272 Managing Principal, Real Estate Group Washington State Certified General Real Estate Appraiser #1101111 Report By: Susan M. Kim AMERICAN APPRAISAL ASSOCIATES, INC. TABLE OF CONTENTS PAGE 3 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON TABLE OF CONTENTS Cover Letter of Transmittal Table of Contents APPRAISAL DATA Executive Summary ...................................................... 4 Introduction ........................................................... 9 Area Analysis .......................................................... 11 Market Analysis ........................................................ 14 Site Analysis .......................................................... 16 Improvement Analysis ................................................... 16 Highest and Best Use ................................................... 17 VALUATION Valuation Procedure .................................................... 18 Sales Comparison Approach .............................................. 20 Income Capitalization Approach ......................................... 26 Reconciliation and Conclusion .......................................... 38
ADDENDA Exhibit A - Photographs of Subject Property Exhibit B - Summary of Rent Comparables and Photograph of Comparables Exhibit C - Assumptions and Limiting Conditions Exhibit D - Certificate of Appraiser Exhibit E - Qualifications General Service Conditions AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 4 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON EXECUTIVE SUMMARY PART ONE - PROPERTY DESCRIPTION PROPERTY NAME: Cedar Rim Apartments LOCATION: 7926 110th Avenue SE New Castle, Washington 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 21, 2003 DATE OF REPORT: July 2, 2003 PHYSICAL DESCRIPTION - SITE & IMPROVEMENTS: SITE: Size: 4.37 acres, or 190,357 square feet Assessor Parcel No.: 3343300800 Floodplain: Community Panel No. 53033C0675F (November 8, 1999) Flood Zone X, an area outside the floodplain. Zoning: R-24 (Medium to High Density Apartment District) BUILDING: No. of Units: 104 Units Total NRA: 109,200 Square Feet Average Unit Size: 1,050 Square Feet Apartment Density: 23.8 units per acre Year Built: 1980 UNIT MIX AND MARKET RENT:
GROSS RENTAL INCOME PROJECTION -------------------------------------------------------------------------- Market Rent Square -------------------- Monthly Annual Unit Type Feet Per Unit Per SF Income Income -------------------------------------------------------------------------- 2Br/1Ba 1,050 $910 $0.87 $ 4,550 $ 54,600 2Br/2Ba 1,050 $920 $0.88 $91,080 $1,092,960 Total $95,630 $1,147,560
OCCUPANCY: 74% 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON SUBJECT PHOTOGRAPHS [PICTURE] [PICTURE] EXTERIOR - APARTMENT BUILDING EXTERIOR - APARTMENT BUILDING AREA MAP [MAP] AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 6 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON PART TWO - ECONOMIC INDICATORS INCOME CAPITALIZATION APPROACH
DIRECT CAPITALIZATION Amount $/Unit -------------------------------------- ------------------ -------------- Potential Rental Income $1,147,560 $11,034 Effective Gross Income $1,053,604 $10,131 Operating Expenses $479,496 $4,611 45.5% of EGI Net Operating Income: $548,108 $5,270 Capitalization Rate 8.00% DIRECT CAPITALIZATION VALUE $6,600,000 * $63,462 / UNIT DISCOUNTED CASH FLOW ANALYSIS: Holding Period 10 years 2002 Economic Vacancy 18% Stabilized Vacancy & Collection Loss: 10% Lease-up / Stabilization Period 24 months Terminal Capitalization Rate 8.50% Discount Rate 10.50% Selling Costs 2.00% Growth Rates: Income 3.00% Expenses: 3.00% DISCOUNTED CASH FLOW VALUE $6,900,000 * $66,346 / UNIT RECONCILED INCOME CAPITALIZATION VALUE $6,800,000 $65,385 / UNIT
SALES COMPARISON APPROACH PRICE PER UNIT: Range of Sales $/Unit (Unadjusted) $63,162 to $96,500 Range of Sales $/Unit (Adjusted) $63,162 to $69,169 VALUE INDICATION - PRICE PER UNIT $6,700,000 * $64,423 / UNIT EGIM ANALYSIS Range of EGIMs from Improved Sales 6.55 to 8.12 Selected EGIM for Subject 6.65 Subject's Projected EGI $1,053,604 EGIM ANALYSIS CONCLUSION $6,800,000 * $65,385 / UNIT NOI PER UNIT ANALYSIS CONCLUSION $6,600,000 * $63,462 / UNIT RECONCILED SALES COMPARISON VALUE $6,700,000 $64,423 / 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON PART THREE - SUMMARY OF VALUE CONCLUSIONS SALES COMPARISON APPROACH: Price Per Unit $6,700,000 NOI Per Unit $6,600,000 EGIM Multiplier $6,800,000 INDICATED VALUE BY SALES COMPARISON $6,700,000 $64,423 / UNIT INCOME APPROACH: Direct Capitalization Method: $6,600,000 Discounted Cash Flow Method: $6,900,000 INDICATED VALUE BY THE INCOME APPROACH $6,800,000 $65,385 / UNIT RECONCILED OVERALL VALUE CONCLUSION: $6,800,000 $65,385 / UNIT
AMERICAN APPRAISAL ASSOCIATES, INC. INTRODUCTION PAGE 9 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON INTRODUCTION IDENTIFICATION OF THE SUBJECT The subject property is located at 7926 110th Avenue SE, New Castle, King County, Washington. New Castle identifies it as 3343300800. SCOPE OF THE ASSIGNMENT The property, neighborhood, and comparables were inspected by Susan M. Kim on May 21, 2003. Douglas Needham, MAI has not made a personal inspection of the subject property. Susan M. Kim performed the research, valuation analysis and wrote the report. Douglas Needham, MAI reviewed the report and concurs with the value. Douglas Needham, MAI and Susan M. Kim 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 21, 2003. The date of the report is July 2, 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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 CCIP 3. 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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 New Castle, Washington. 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 - 116th Avenue SE West - Interstate 405 South - NE 31st Street North - NE 48th Street MAJOR EMPLOYERS Major employers in the subject's area include Boeing, Microsoft, and other various high-tech and biotech firms. 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON NEIGHBORHOOD DEMOGRAPHICS
AREA ------------------------------------------ CATEGORY 1-MI. RADIUS 3-MI. RADIUS 5-MI. RADIUS MSA -------------------------------------------------------------------------------------- POPULATION TRENDS Current Population 5,736 66,165 209,673 2,480,018 5-Year Population 6,135 69,675 221,146 2,656,373 % Change CY-5Y 7.0% 5.3% 5.5% 7.1% Annual Change CY-5Y 1.4% 1.1% 1.1% 1.4% HOUSEHOLDS Current Households 2,378 25,818 81,161 991,697 5-Year Projected Households 2,578 27,378 85,951 1,065,406 % Change CY - 5Y 8.4% 6.0% 5.9% 7.4% Annual Change CY-5Y 1.7% 1.2% 1.2% 1.5% INCOME TRENDS Median Household Income $ 98,554 $ 84,340 $ 68,735 $ 63,191 Per Capita Income $ 38,311 $ 39,548 $ 32,310 $ 28,774 Average Household Income $ 94,553 $ 101,321 $ 83,324 $ 71,954
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 18.90% 24.91% 31.73% 35.89% 5-Year Projected % Renting 19.80% 25.79% 31.81% 35.51% % of Households Owning 78.44% 71.60% 63.73% 59.13% 5-Year Projected % Owning 77.67% 70.88% 63.89% 59.78%
Source: Demographics Now AMERICAN APPRAISAL ASSOCIATES, INC. AREA ANALYSIS PAGE 13 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON SURROUNDING IMPROVEMENTS The following uses surround the subject property: North - Retail South - Residential East - Residential West - I-405 CONCLUSIONS The subject is well located within the city of New Castle. 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON MARKET ANALYSIS The subject property is located in the city of New Castle in King County. The overall pace of development in the subject's market is more or less stable. There is no new construction coming into the market. The overall economic downturn in the subject's market has limited new construction. The following table illustrates historical vacancy rates for the subject's market.
HISTORICAL VACANCY RATE ------------------------------------------------- Period Region Submarket ------------------------------------------------- Sep-98 4.2% 4.9% Mar-99 3.7% 4.0% Sep-99 4.0% 4.0% Mar-00 3.7% 4.2% Sep-00 3.5% 3.3% Mar-01 4.2% 4.8% Sep-01 5.1% 4.5% Mar-02 8.2% 6.7% Sep-03 8.2% 8.9% Mar-03 7.5% 8.4%
Source: Dupre & Scott Apartment Advisors Occupancy trends in the subject's market are increasing. Historically speaking, the subject's submarket has underperformed the overall market. Since 2001, vacancy rates have increased due to the general slowing in the economy. Boeing has downsized their current operations and anticipates more lay-offs in 2003. However, market participants anticipate that occupancy levels will stabilize by the end of 2003. Market rents in the subject's market have been following a decreasing trend. The following table illustrates historical rental rates for the subject's market. AMERICAN APPRAISAL ASSOCIATES, INC. MARKET ANALYSIS PAGE 15 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON
HISTORICAL AVERAGE RENT ----------------------------------------------------- Period Region % Change Submarket % Change ----------------------------------------------------- Sep-98 $ 760 - $ 895 - Mar-99 $ 769 1.2% $ 896 0.1% Sep-99 $ 798 3.8% $ 954 6.5% Mar-00 $ 812 1.8% $ 948 -0.6% Sep-00 $ 852 4.9% $ 1,002 5.7% Mar-01 $ 855 0.4% $ 997 -0.5% Sep-01 $ 884 3.4% $ 1,012 1.5% Mar-02 $ 881 -0.3% $ 1,025 1.3% Sep-02 $ 882 0.1% $ 1,059 3.3% Mar-03 $ 853 -3.3% $ 963 -9.1%
Source: Dupre & Scott Apartment Advisors 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 Marina Landing 186 99% 1987 5-miles south of subject R-2 Newport Crossing 192 94% 1990 5 miles east of subject R-3 Lexington Heights 252 96% 1999 7 miles south of subject R-4 Pinnacle Lake Washington 180 99% 2002 Within 5-mile radius Subject Cedar Rim Apartments 104 74% 1980
Rental rates have decreased over the past year due to the general slowing of the economy. Concessions and move-in specials are common in the market. However, occupancy rates are beginning to stabilize and rents are beginning to stabilize. AMERICAN APPRAISAL ASSOCIATES, INC. PROPERTY DESCRIPTION PAGE 16 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON PROPERTY DESCRIPTION SITE ANALYSIS Site Area 4.37 acres, or 190,357 square feet Shape Generally rectangular Topography Moderate 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 53033C0675F, dated November 8, 1999 Flood Zone Zone X Zoning R-24, 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 ---------------------------------------------------------------------------------------- 3343300800 $1,560,000 $6,478,000 $8,038,000 0.01073 $ 86,223
IMPROVEMENT ANALYSIS Year Built 1980 Number of Units 104 Net Rentable Area 109,200 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, spa/jacuzzi, and parking area. Unit Amenities Individual unit amenities include a balcony, and washer dryer connection. Appliances available in each unit include a refrigerator, stove, dishwasher, water heater, garbage disposal, washer/dryer, and oven. Unit Mix: AMERICAN APPRAISAL ASSOCIATES, INC. PROPERTY DESCRIPTION PAGE 17 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON
Unit Area Unit Type Number of Units (Sq. Ft.) --------------------------------------------------------- 2Br/1Ba 5 1,050 2Br/2Ba 99 1,050
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 1980 and consist of a 104-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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON SUMMARY OF COMPARABLE SALES -IMPROVED
COMPARABLE COMPARABLE DESCRIPTION SUBJECT I - 1 I - 2 ------------------------------------------------------------------------------------------------------------------- Property Name Cedar Rim Apartments Lake Fenwick Estates Highland Green LOCATION: Address 7926 110th Avenue SE 24849 45th Avenue S 10105 SE 236th Street City, State New Castle, Washington Kent, WA Kent, WA County King King King PHYSICAL CHARATERISTICS: Net Rentable Area (SF) 109,200 202,104 90,539 Year Built 1980 1988 1991 Number of Units 104 216 96 Unit Mix: Type Total Type Total Type Total 2Br/1Ba 5 1Br/1Ba 48 1Br/1Ba 6 2Br/2Ba 99 2Br/2Ba 138 2Br/2Ba 84 3Br/2Ba 30 3Br/2Ba 6 Average Unit Size (SF) 1,050 936 943 Land Area (Acre) 4.3700 14.1300 5.1000 Density (Units/Acre) 23.8 15.3 18.8 Parking Ratio (Spaces/Unit) 0.00 Adequate 1.96 Parking Type (Gr., Cov., etc.) Open Open, Covered Open, Covered CONDITION: Average Average Average APPEAL: Average Average Average AMENITIES: Pool/Spa Yes/Yes Yes/Yes Yes/No Gym Room No Yes Laundry Room No Secured Parking No No Sport Courts No No Washer/Dryer Connection Yes OCCUPANCY: 74% 92% 90% TRANSACTION DATA: Sale Date March, 2003 October, 2002 Sale Price ($) $13,643,016 $6,324,000 Grantor D. Shafran Investments Liberty Estates Grantee Meridian Ridge N/A Sale Documentation N/A N/A Verification N/A N/A Telephone Number ESTIMATED PRO-FORMA: Total $ $/Unit $/SF Total $ $/Unit $/SF Potential Gross Income $1,949,429 $9,025 $9.65 $1,073,424 $11,182 $11.86 Vacancy/Credit Loss $ 154,590 $ 716 $0.76 $ 107,342 $ 1,118 $ 1.19 Effective Gross Income $1,794,839 $8,309 $8.88 $ 966,082 $10,063 $10.67 Operating Expenses $ 775,444 $3,590 $3.84 $ 393,600 $ 4,100 $ 4.35 Net Operating Income $1,019,395 $4,719 $5.04 $ 572,482 $ 5,963 $ 6.32 NOTES: None None PRICE PER UNIT $63,162 $65,875 PRICE PER SQUARE FOOT $ 67.50 $ 69.85 EXPENSE RATIO 43.2% 40.7% EGIM 7.60 6.55 OVERALL CAP RATE 7.47% 9.05% Cap Rate based on Pro Forma or Actual Income? PRO FORMA PRO FORMA COMPARABLE COMPARABLE DESCRIPTION I - 3 I - 4 ----------------------------------------------------------------------------------------------------------- Property Name The Overlook at Lakemont Carlton Place LOCATION: Address 5305 Laakemont Blvd Se 3615 147th Place NE City, State Bellevue, WA Bellevue, WA County King King PHYSICAL CHARATERISTICS: Net Rentable Area (SF) 446,923 170,706 Year Built 1992 1977 Number of Units 400 209 Unit Mix: Type Total Type Total 1Br/1Ba 65 Studio 1 2Br/2Ba 234 1Br/1Ba 138 3Br/2Ba 101 2Br/2Ba 70 Average Unit Size (SF) 1,117 817 Land Area (Acre) 27.5800 9.4800 Density (Units/Acre) 14.5 22.0 Parking Ratio (Spaces/Unit) 2.08 2.57 Parking Type (Gr., Cov., etc.) Garage, Open, Covered Open, Covered CONDITION: Good Average APPEAL: Good Average AMENITIES: Pool/Spa Yes/Yes Yes/Yes Gym Room Yes Yes Laundry Room Secured Parking Yes Sport Courts Yes Washer/Dryer Connection OCCUPANCY: 95% 95% TRANSACTION DATA: Sale Date July, 2002 May, 2002 Sale Price ($) $38,600,000 $17,075,000 Grantor Trammel Crow Residential Calrton Place Associates Grantee Drever Multifamily Carton-Bellevue Opportunity Sale Documentation N/A N/A Verification N/A N/A Telephone Number ESTIMATED PRO-FORMA: Total $ $/Unit $/SF Total $ $/Unit $/SF Potential Gross Income $5,638,748 $14,097 $12.62 $2,213,760 $10,592 $12.97 Vacancy/Credit Loss $ 281,937 $ 705 $ 0.63 $ 110,688 $ 530 $ 0.65 Effective Gross Income $5,356,811 $13,392 $11.99 $2,103,072 $10,063 $12.32 Operating Expenses $1,671,301 $ 4,178 $ 3.74 $ 731,500 $ 3,500 $ 4.29 Net Operating Income $3,685,510 $ 9,214 $ 8.25 $1,371,572 $ 6,563 $ 8.03 NOTES: None None PRICE PER UNIT $96,500 $81,699 PRICE PER SQUARE FOOT $ 86.37 $100.03 EXPENSE RATIO 31.2% 34.8% EGIM 7.21 8.12 OVERALL CAP RATE 9.55% 8.03% Cap Rate based on Pro Forma or Actual Income? PRO FORMA PRO FORMA
AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 22 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON IMPROVED SALES MAP [MAP] IMPROVED SALES ANALYSIS The improved sales indicate a sales price range from $63,162 to $96,500 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 $63,162 to $69,169 per unit with a mean or average adjusted price of $66,705 per unit. The median adjusted price is $67,244 per unit. Based on the following analysis, we have concluded to a value of $66,000 per unit, which results in an "as is" value of $6,700,000 (rounded after necessary adjustment, if any). AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 23 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON SALES ADJUSTMENT GRID
COMPARABLE COMPARABLE DESCRIPTION SUBJECT I - 1 I - 2 --------------------------------------------------------------------------------------------------------------- Property Name Cedar Rim Apartments Lake Fenwick Estates Highland Green Address 7926 110th Avenue SE 24849 45th Avenue S 10105 SE 236th Street City New Castle, Washington Kent, WA Kent, WA Sale Date March, 2003 October, 2002 Sale Price ($) $13,643,016 $6,324,000 Net Rentable Area (SF) 109,200 202,104 90,539 Number of Units 104 216 96 Price Per Unit $63,162 $65,875 Year Built 1980 1988 1991 Land Area (Acre) 4.3700 14.1300 5.1000 VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION ADJ. DESCRIPTION ADJ. Property Rights Conveyed Fee Simple Estate Fee Simple Estate 0% Fee Simple Estate 0% Financing Cash To Seller 0% Cash To Seller 0% Conditions of Sale Arm's Length 0% Arm's Length 0% Date of Sale (Time) 03-2003 0% 10-2002 0% VALUE AFTER TRANS. ADJUST. ($/UNIT) $63,162 $65,875 Location Inferior 10% Inferior 10% Number of Units 104 216 5% 96 0% Quality / Appeal Average Superior -5% Inferior 5% Age / Condition 1980 1988 / Average -5% 1991 / Average -5% Occupancy at Sale 74% 92% -5% 90% -5% Amenities Average Superior -5% Superior -5% Average Unit Size (SF) 1,050 936 5% 943 5% PHYSICAL ADJUSTMENT 0% 5% FINAL ADJUSTED VALUE ($/UNIT) $63,162 $69,169 COMPARABLE COMPARABLE DESCRIPTION I - 3 I - 4 --------------------------------------------------------------------------------------- Property Name The Overlook at Lakemont Carlton Place Address 5305 Laakemont Blvd Se 3615 147th Place NE City Bellevue, WA Bellevue, WA Sale Date July, 2002 May, 2002 Sale Price ($) $38,600,000 $17,075,000 Net Rentable Area (SF) 446,923 170,706 Number of Units 400 209 Price Per Unit $96,500 $81,699 Year Built 1992 1977 Land Area (Acre) 27.5800 9.4800 VALUE ADJUSTMENTS DESCRIPTION ADJ. DESCRIPTION ADJ. Property Rights Conveyed Fee Simple Estate 0% Fee Simple Estate 0% Financing Cash To Seller 0% Cash To Seller 0% Conditions of Sale Arm's Length 0% Arm's Length 0% Date of Sale (Time) 07-2002 5% 05-2002 5% VALUE AFTER TRANS. ADJUST. ($/UNIT) $101,325 $85,783 Location Superior -10% Superior -10% Number of Units 400 10% 209 5% Quality / Appeal Superior -10% Superior -5% Age / Condition 1992 / Good -5% 1977 /Average 0% Occupancy at Sale 95% -10% 95% -10% Amenities Superior -10% Superior -5% Average Unit Size (SF) 1,117 0% 817 5% PHYSICAL ADJUSTMENT -35% -20% FINAL ADJUSTED VALUE ($/UNIT) $65,861 $68,627
SUMMARY VALUE RANGE (PER UNIT) $63,162 TO $69,169 MEAN (PER UNIT) $66,705 MEDIAN (PER UNIT) $67,244 VALUE CONCLUSION (PER UNIT) $66,000
VALUE OF IMPROVEMENT & MAIN SITE $6,864,000 LESS: LEASE-UP COST -$ 181,000 PV OF CONCESSIONS -$ 29,000 VALUE INDICATED BY SALES COMPARISON APPROACH $6,654,000 ROUNDED $6,700,000
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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON NOI PER UNIT COMPARISON
COMPARABLE NO. OF SALE PRICE NOI/ SUBJECT NOI ADJUSTMENT INDICATED NO. UNITS PRICE/UNIT OAR NOI/UNIT SUBJ. NOI/UNIT FACTOR VALUE/UNIT ------------------------------------------------------------------------------------------------- I-1 216 $13,643,016 7.47% $1,019,395 $548,108 1.117 $70,534 $ 63,162 $ 4,719 $ 5,270 I-2 96 $ 6,324,000 9.05% $ 572,482 $548,108 0.884 $58,219 $ 65,875 $ 5,963 $ 5,270 I-3 400 $38,600,000 9.55% $3,685,510 $548,108 0.572 $55,198 $ 96,500 $ 9,214 $ 5,270 I-4 209 $17,075,000 8.03% $1,371,572 $548,108 0.803 $65,611 $ 81,699 $ 6,563 $ 5,270
PRICE/UNIT ------------------------------------------------- Low High Average Median ------- ------- ------- ------- $55,198 $70,534 $62,390 $61,915
VALUE ANALYSIS BASED ON COMPARABLES NOI PER UNIT ------------------------------------------------------ Estimated Price Per Unit $ 65,000 Number of Units 104 Value $6,760,000 Less: Lease-Up Cost -$ 181,000 PV of Concessions -$ 29,000 ---------- Value Based on NOI Analysis $6,550,000 Rounded $6,600,000
The adjusted sales indicate a range of value between $55,198 and $70,534 per unit, with an average of $62,390 per unit. Based on the subject's competitive position within the improved sales, a value of $65,000 per unit is estimated. This indicates an "as is" market value of $6,600,000 (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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON EFFECTIVE GROSS INCOME MULTIPLIER COMPARISON
COMPARABLE NO. OF SALE PRICE EFFECTIVE OPERATING SUBJECT NO. UNITS PRICE/UNIT GROSS INCOME EXPENSE OER PROJECTED OER EGIM ----------------------------------------------------------------------------------------------- I-1 216 $13,643,016 $1,794,839 $ 775,444 43.20% 7.60 $ 63,162 I-2 96 $ 6,324,000 $ 966,082 $ 393,600 40.74% 6.55 $ 65,875 45.51% I-3 400 $38,600,000 $5,356,811 $1,671,301 31.20% 7.21 $ 96,500 I-4 209 $17,075,000 $2,103,072 $ 731,500 34.78% 8.12 $ 81,699
EGIM ------------------------------------------------- Low High Average Median ---- ---- ------- ------ 6.55 8.12 7.37 7.40
VALUE ANALYSIS BASED ON EGIM'S OF COMPARABLE SALES ------------------------------------------------------ Estimate EGIM 6.65 Subject EGI $1,053,604 Value $7,006,467 Less: Lease-Up Cost -$ 181,000 PV of Concessions -$ 29,000 ----------- Value Based on EGIM Analysis $6,796,467 Rounded $6,800,000 Value Per Unit $ 65,385
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 45.51% before reserves. The comparable sales indicate a range of expense ratios from 31.20% to 43.20%, while their EGIMs range from 6.55 to 8.12. Overall, we conclude to an EGIM of 6.65, which results in an "as is" value estimate in the EGIM Analysis of $6,800,000. 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 $6,700,000. Price Per Unit $6,700,000 NOI Per Unit $6,600,000 EGIM Analysis $6,800,000 Sales Comparison Conclusion $6,700,000
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 26 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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 ---------------------------------------------------------------------------- 2Br/1Ba 1050 $949 $0.90 80.0% 2Br/2Ba 1050 $936 $0.89 73.7%
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 28 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON RENT ANALYSIS
COMPARABLE RENTS ----------------------------------------- R-1 R-2 R-3 R-4 ----------------------------------------- Pinnacle Marina Newport Lexington Lake Landing Crossing Heights Washington ----------------------------------------- COMPARISON TO SUBJECT SUBJECT SUBJECT ----------------------------------------- SUBJECT UNIT ACTUAL ASKING Slightly Slightly DESCRIPTION TYPE RENT RENT Superior Superior Superior Superior MIN MAX MEDIAN AVERAGE ---------------------------------------------------------------------------------------------------------------------------------- Monthly Rent 2Br/1Ba $ 949 $ 949 $ 915 $ 925 $1,025 $ 915 $1,025 $ 925 $ 955 Unit Area (SF) 1,050 1,050 889 913 926 889 926 913 909 Monthly Rent Per Sq. Ft. $ 0.90 $ 0.90 $1.03 $1.01 $ 1.11 $1.01 $ 1.11 $ 1.03 $ 1.05 Monthly Rent 2Br/2Ba $ 936 $ 949 $ 935 $ 907 $1,110 $1,182 $ 907 $1,182 $1,023 $1,033 Unit Area (SF) 1,050 1,050 975 933 990 1,220 933 1,220 983 1,030 Monthly Rent Per Sq. Ft. $ 0.89 $ 0.90 $0.96 $0.97 $ 1.12 $ 0.97 $0.96 $ 1.12 $ 0.97 $ 1.01
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 ---------------------------------------------------------------------------------------- 2Br/1Ba 5 1,050 $910 $0.87 $ 4,550 $ 54,600 2Br/2Ba 99 1,050 $920 $0.88 $91,080 $1,092,960 Total $95,630 $1,147,560
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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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 $1,187,319 $11,417 $1,239,745 $11,921 $1,149,321 $11,051 $1,150,000 $11,058 Vacancy $ 83,368 $ 802 $ 122,709 $ 1,180 $ 147,986 $ 1,423 $ 80,000 $ 769 Credit Loss/Concessions $ 3,519 $ 34 $ 54,527 $ 524 $ 62,445 $ 600 $ 44,500 $ 428 Subtotal $ 86,887 $ 835 $ 177,236 $ 1,704 $ 210,431 $ 2,023 $ 124,500 $ 1,197 Laundry Income $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 1,020 $ 10 Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 24,906 $ 239 $ 59,640 $ 573 $ 22,978 $ 221 $ 16,248 $ 156 Subtotal Other Income $ 24,906 $ 239 $ 59,640 $ 573 $ 22,978 $ 221 $ 17,268 $ 166 Effective Gross Income $1,125,338 $10,821 $1,122,149 $10,790 $ 961,868 $ 9,249 $1,042,768 $10,027 Operating Expenses Taxes $ 81,834 $ 787 $ 95,611 $ 919 $ 92,400 $ 888 $ 96,264 $ 926 Insurance $ 13,726 $ 132 $ 15,647 $ 150 $ 18,573 $ 179 $ 20,846 $ 200 Utilities $ 73,282 $ 705 $ 75,161 $ 723 $ 96,121 $ 924 $ 88,800 $ 854 Repair & Maintenance $ 13,382 $ 129 $ 19,607 $ 189 $ 18,263 $ 176 $ 17,300 $ 166 Cleaning $ 17,306 $ 166 $ 21,643 $ 208 $ 29,050 $ 279 $ 28,000 $ 269 Landscaping $ 32,474 $ 312 $ 37,058 $ 356 $ 46,199 $ 444 $ 41,000 $ 394 Security $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Marketing & Leasing $ 16,498 $ 159 $ 18,726 $ 180 $ 25,964 $ 250 $ 23,400 $ 225 General Administrative $ 94,129 $ 905 $ 123,120 $ 1,184 $ 105,303 $ 1,013 $ 102,428 $ 985 Management $ 57,253 $ 551 $ 59,196 $ 569 $ 55,463 $ 533 $ 53,841 $ 518 Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Total Operating Expenses $ 399,884 $ 3,845 $ 465,769 $ 4,479 $ 487,336 $ 4,686 $ 471,879 $ 4,537 Reserves $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Net Income $ 725,454 $ 6,976 $ 656,380 $ 6,311 $ 474,532 $ 4,563 $ 570,889 $ 5,489 ANNUALIZED 2003 --------------------- PROJECTION AAA PROJECTION --------------------- ---------------------------- DESCRIPTION TOTAL PER UNIT TOTAL PER UNIT % -------------------------------------------------------------------------------- Revenues Rental Income $1,147,980 $11,038 $1,147,560 $11,034 100.0% Vacancy $ 326,968 $ 3,144 $ 91,805 $ 883 8.0% Credit Loss/Concessions $ 11,480 $ 110 $ 22,951 $ 221 2.0% Subtotal $ 338,448 $ 3,254 $ 114,756 $ 1,103 10.0% Laundry Income $ 0 $ 0 $ 0 $ 0 0.0% Garage Revenue $ 0 $ 0 $ 0 $ 0 0.0% Other Misc. Revenue ($ 5,428) -$ 52 $ 20,800 $ 200 1.8% Subtotal Other Income ($ 5,428) -$ 52 $ 20,800 $ 200 1.8% Effective Gross Income $ 804,104 $ 7,732 $1,053,604 $10,131 100.0% Operating Expenses Taxes $ 98,956 $ 952 $ 86,216 $ 829 8.2% Insurance $ 19,820 $ 191 $ 20,800 $ 200 2.0% Utilities $ 163,480 $ 1,572 $ 104,000 $ 1,000 9.9% Repair & Maintenance $ 2,144 $ 21 $ 18,200 $ 175 1.7% Cleaning $ 12,340 $ 119 $ 28,600 $ 275 2.7% Landscaping $ 19,968 $ 192 $ 41,600 $ 400 3.9% Security $ 0 $ 0 $ 0 $ 0 0.0% Marketing & Leasing $ 14,308 $ 138 $ 23,400 $ 225 2.2% General Administrative $ 50,980 $ 490 $ 104,000 $ 1,000 9.9% Management $ 29,420 $ 283 $ 52,680 $ 507 5.0% Miscellaneous $ 0 $ 0 $ 0 $ 0 0.0% Total Operating Expenses $ 411,416 $ 3,956 $ 479,496 $ 4,611 45.5% Reserves $ 0 $ 0 $ 26,000 $ 250 5.4% Net Income $ 392,688 $ 3,776 $ 548,108 $ 5,270 52.0%
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 10% based on the subject's historical performance, as well as the anticipated future market conditions. AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 30 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON SUMMARY OF OVERALL CAPITALIZATION RATES
COMP. NO. SALE DATE OCCUP. PRICE/UNIT OAR ---------------------------------------------------------- I-1 Mar-03 92% $63,162 7.47% I-2 Oct-02 90% $65,875 9.05% I-3 Jul-02 95% $96,500 9.55% I-4 May-02 95% $81,699 8.03% I-5 Jan-00 0% N/A High 9.55% Low 7.47% Average 8.53%
Based on this information, we have concluded the subject's overall capitalization rate should be 8.00%. 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 8.50%. 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 10.50%. 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 10.50% indicates a value of $6,900,000. In this instance, the reversion figure contributes AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 32 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON approximately 45% 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON DISCOUNTED CASH FLOW ANALYSIS CEDAR RIM APARTMENTS
YEAR APR-2004 APR-2005 APR-2006 APR-2007 APR-2008 APR-2009 FISCAL YEAR 1 2 3 4 5 6 ----------- ------------ ------------ ------------ ------------ ------------ ------------ REVENUE Base Rent $ 1,147,560 $ 1,181,987 $ 1,217,446 $ 1,253,970 $ 1,291,589 $ 1,330,337 Vacancy $ 250,689 $ 152,058 $ 97,396 $ 100,318 $ 103,327 $ 106,427 Credit Loss $ 22,951 $ 23,640 $ 24,349 $ 25,079 $ 25,832 $ 26,607 Concessions $ 16,848 $ 16,848 $ 0 $ 0 $ 0 $ 0 ------------ ------------ ------------ ------------ ------------ ------------ Subtotal $ 290,488 $ 192,546 $ 121,745 $ 125,397 $ 129,159 $ 133,034 Laundry Income $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 20,800 $ 21,424 $ 22,067 $ 22,729 $ 23,411 $ 24,113 ------------ ------------ ------------ ------------ ------------ ------------ Subtotal Other Income $ 20,800 $ 21,424 $ 22,067 $ 22,729 $ 23,411 $ 24,113 ------------ ------------ ------------ ------------ ------------ ------------ EFFECTIVE GROSS INCOME $ 877,872 $ 1,010,865 $ 1,117,768 $ 1,151,302 $ 1,185,841 $ 1,221,416 OPERATING EXPENSES: Taxes $ 86,216 $ 88,802 $ 91,467 $ 94,211 $ 97,037 $ 99,948 Insurance $ 20,800 $ 21,424 $ 22,067 $ 22,729 $ 23,411 $ 24,113 Utilities $ 104,000 $ 107,120 $ 110,334 $ 113,644 $ 117,053 $ 120,565 Repair & Maintenance $ 18,200 $ 18,746 $ 19,308 $ 19,888 $ 20,484 $ 21,099 Cleaning $ 28,600 $ 29,458 $ 30,342 $ 31,252 $ 32,190 $ 33,155 Landscaping $ 41,600 $ 42,848 $ 44,133 $ 45,457 $ 46,821 $ 48,226 Security $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Marketing & Leasing $ 23,400 $ 24,102 $ 24,825 $ 25,570 $ 26,337 $ 27,127 General Administrative $ 104,000 $ 107,120 $ 110,334 $ 113,644 $ 117,053 $ 120,565 Management $ 43,894 $ 50,543 $ 55,888 $ 57,565 $ 59,292 $ 61,071 Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 ------------ ------------ ------------ ------------ ------------ ------------ TOTAL OPERATING EXPENSES $ 470,710 $ 490,164 $ 508,698 $ 523,958 $ 539,677 $ 555,868 Reserves $ 26,000 $ 26,780 $ 27,583 $ 28,411 $ 29,263 $ 30,141 ------------ ------------ ------------ ------------ ------------ ------------ NET OPERATING INCOME $ 381,162 $ 493,921 $ 581,488 $ 598,932 $ 616,900 $ 635,407 ============ ============ ============ ============ ============ ============ Operating Expense Ratio (% of EGI) 53.6% 48.5% 45.5% 45.5% 45.5% 45.5% Operating Expense Per Unit $ 4,526 $ 4,713 $ 4,891 $ 5,038 $ 5,189 $ 5,345 ============ ============ ============ ============ ============ ============ YEAR APR-2010 APR-2011 APR-2012 APR-2013 APR-2014 FISCAL YEAR 7 8 9 10 11 ----------- ------------ ------------ ------------ ------------ ------------ REVENUE Base Rent $ 1,370,247 $ 1,411,354 $ 1,453,695 $ 1,497,306 $ 1,542,225 Vacancy $ 109,620 $ 112,908 $ 116,296 $ 119,784 $ 123,378 Credit Loss $ 27,405 $ 28,227 $ 29,074 $ 29,946 $ 30,844 Concessions $ 0 $ 0 $ 0 $ 0 $ 0 ------------ ------------ ------------ ------------ ------------ Subtotal $ 137,025 $ 141,135 $ 145,369 $ 149,731 $ 154,222 Laundry Income $ 0 $ 0 $ 0 $ 0 $ 0 Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 24,836 $ 25,581 $ 26,349 $ 27,139 $ 27,953 ------------ ------------ ------------ ------------ ------------ Subtotal Other Income $ 24,836 $ 25,581 $ 26,349 $ 27,139 $ 27,953 ------------ ------------ ------------ ------------ ------------ EFFECTIVE GROSS INCOME $ 1,258,058 $ 1,295,800 $ 1,334,674 $ 1,374,714 $ 1,415,956 OPERATING EXPENSES: Taxes $ 102,946 $ 106,035 $ 109,216 $ 112,492 $ 115,867 Insurance $ 24,836 $ 25,581 $ 26,349 $ 27,139 $ 27,953 Utilities $ 124,181 $ 127,907 $ 131,744 $ 135,696 $ 139,767 Repair & Maintenance $ 21,732 $ 22,384 $ 23,055 $ 23,747 $ 24,459 Cleaning $ 34,150 $ 35,174 $ 36,230 $ 37,317 $ 38,436 Landscaping $ 49,673 $ 51,163 $ 52,698 $ 54,279 $ 55,907 Security $ 0 $ 0 $ 0 $ 0 $ 0 Marketing & Leasing $ 27,941 $ 28,779 $ 29,642 $ 30,532 $ 31,448 General Administrative $ 124,181 $ 127,907 $ 131,744 $ 135,696 $ 139,767 Management $ 62,903 $ 64,790 $ 66,734 $ 68,736 $ 70,798 Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 ------------ ------------ ------------ ------------ ------------ TOTAL OPERATING EXPENSES $ 572,544 $ 589,720 $ 607,411 $ 625,634 $ 644,403 Reserves $ 31,045 $ 31,977 $ 32,936 $ 33,924 $ 34,942 ------------ ------------ ------------ ------------ ------------ NET OPERATING INCOME $ 654,469 $ 674,103 $ 694,327 $ 715,156 $ 736,611 ============ ============ ============ ============ ============ Operating Expense Ratio (% of EGI) 45.5% 45.5% 45.5% 45.5% 45.5% Operating Expense Per Unit $ 5,505 $ 5,670 $ 5,840 $ 6,016 $ 6,196 ============ ============ ============ ============ ============
Gross Residual Sale Price $8,666,012 Deferred Maintenance $ 0 Estimated Stabilized NOI $548,108 Sales Expense Rate 2.00% Less: Sales Expense $ 173,320 Add: Excess Land $ 0 ---------- Months to Stabilized 24 Discount Rate 10.50% Net Residual Sale Price $8,492,692 Other Adjustments $ 0 ---------- Stabilized Occupancy 92.0% Terminal Cap Rate 8.50% PV of Reversion $3,129,123 Value Indicated By Add: NPV of NOI $3,726,078 "DCF" $6,855,201 ---------- PV Total $6,855,201 Rounded $6,900,000
"DCF" VALUE SENSITIVITY TABLE
DISCOUNT RATE ------------------------------------------------------------------------- TOTAL VALUE 10.00% 10.25% 10.50% 10.75% 11.00% ----------------- ---------- ---------- ---------- ---------- ---------- TERMINAL CAP RATE 8.00% $7,300,015 $7,173,988 $7,050,771 $6,930,291 $6,812,480 8.25% $7,194,593 $7,070,932 $6,950,023 $6,831,794 $6,716,179 8.50% $7,095,371 $6,973,938 $6,855,201 $6,739,091 $6,625,543 8.75% $7,001,820 $6,882,486 $6,765,797 $6,651,686 $6,540,086 9.00% $6,913,466 $6,796,115 $6,681,361 $6,569,136 $6,459,377
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 34 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON INCOME LOSS DURING LEASE-UP The subject is currently 74% occupied, below our stabilized occupancy projection. We have estimated a 24-month lease-up period. An adjustment must be made to bring the subject to a stabilized operating level. To account for this income loss during lease-up, we have compared the current DCF analysis to an "as stabilized" DCF analysis assuming the subject's occupancy were stabilized. The difference in net operating income during the lease-up period is discounted to a present value figure of $181,000 as shown in the following table.
DESCRIPTION YEAR 1 YEAR 2 ----------- ------ ------ "As Is" Net Operating Income $381,162 $493,921 Stabilized Net Operating Income $532,102 $548,545 -------- -------- Difference $150,940 $ 54,624 PV of Income Loss During Lease-Up $181,334 -------- Rounded $181,000 ========
CONCESSIONS Due to softness in the market, concessions have been utilized at the subject property and within the market. Based on our discussions with the subject's property manager and those at competing properties, these concessions are expected to continue in the near term until the market returns to a stabilized level. Concessions have been included as a line item deduction within the discounted cash flow analysis. The present value of these concessions equates to $29,000 (rounded). This amount has been deducted from the Direct Capitalization analysis, as well as the Sales Comparison Approach value. DIRECT CAPITALIZATION METHOD After having projected the income and expenses for the property, the next step in the valuation process is to capitalize the net income into an estimate of value. The selected overall capitalization rate ("OAR") covers both return on and return of capital. It is the overall rate of return an investor expects. AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 35 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON After considering the market transactions and the investor surveys, we previously conclude that an overall rate of 8.00% percent is applicable to the subject. The results of our direct capitalization analysis are as follows: AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 36 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON CEDAR RIM APARTMENTS
TOTAL PER SQ. FT. PER UNIT %OF EGI ----- ----------- -------- ------- REVENUE Base Rent $1,147,560 $10.51 $11,034 Less: Vacancy & Collection Loss 10.00% $ 114,756 $ 1.05 $ 1,103 Plus: Other Income Laundry Income $ 0 $ 0.00 $ 0 0.00% Garage Revenue $ 0 $ 0.00 $ 0 0.00% Other Misc. Revenue $ 20,800 $ 0.19 $ 200 1.97% ---------- ------ ------- ----- Subtotal Other Income $ 20,800 $ 0.19 $ 200 1.97% EFFECTIVE GROSS INCOME $1,053,604 $ 9.65 $10,131 OPERATING EXPENSES: Taxes $ 86,216 $ 0.79 $ 829 8.18% Insurance $ 20,800 $ 0.19 $ 200 1.97% Utilities $ 104,000 $ 0.95 $ 1,000 9.87% Repair & Maintenance $ 18,200 $ 0.17 $ 175 1.73% Cleaning $ 28,600 $ 0.26 $ 275 2.71% Landscaping $ 41,600 $ 0.38 $ 400 3.95% Security $ 0 $ 0.00 $ 0 0.00% Marketing & Leasing $ 23,400 $ 0.21 $ 225 2.22% General Administrative $ 104,000 $ 0.95 $ 1,000 9.87% Management 5.00% $ 52,680 $ 0.48 $ 507 5.00% Miscellaneous $ 0 $ 0.00 $ 0 0.00% TOTAL OPERATING EXPENSES $ 479,496 $ 4.39 $ 4,611 45.51% Reserves $ 26,000 $ 0.24 $ 250 2.47% ---------- ------ ------- ----- NET OPERATING INCOME $ 548,108 $ 5.02 $ 5,270 52.02% ========== ====== ======= ===== "GOING IN" CAPITALIZATION RATE 8.00% VALUE INDICATION $6,851,348 $62.74 $65,878 LESS: LEASE-UP COST ($ 181,000) PV OF CONCESSIONS ($ 29,000) "AS IS" VALUE INDICATION (DIRECT CAPITALIZATION APPROACH) $6,641,348 ROUNDED $6,600,000 $60.44 $63,462 ========== ====== =======
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 37 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON DIRECT CAPITALIZATION VALUE SENSITIVITY TABLE
CAP RATE VALUE ROUNDED $/UNIT $/SF -------- ----- ------- ------ ---- 7.25% $7,350,108 $7,400,000 $71,154 $67.77 7.50% $7,098,104 $7,100,000 $68,269 $65.02 7.75% $6,862,359 $6,900,000 $66,346 $63.19 8.00% $6,641,348 $6,600,000 $63,462 $60.44 8.25% $6,433,731 $6,400,000 $61,538 $58.61 8.50% $6,238,327 $6,200,000 $59,615 $56.78 8.75% $6,054,089 $6,100,000 $58,654 $55.86
CONCLUSION BY THE DIRECT CAPITALIZATION METHOD Applying the capitalization rate to our estimated NOI results in an estimated value of $6,600,000. CORRELATION AND CONCLUSION BY THE INCOME APPROACH The two methods used to estimate the market value of the subject property by the income approach resulted in the following indications of value: Discounted Cash Flow Analysis $6,900,000 Direct Capitalization Method $6,600,000
Giving consideration to the indicated values provided by both techniques, we have concluded the estimated value by the income capitalization approach to be $6,800,000. AMERICAN APPRAISAL ASSOCIATES, INC. RECONCILIATION AND CONCLUSION PAGE 38 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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 $6,700,000 Income Approach $6,800,000 Reconciled Value $6,800,000
The Direct Capitalization Method is considered a reliable indicator of value. Income and expenses were estimated and projected based on historical operating statements and market oriented expenses. This method is primarily used by investors in their underwriting analysis. Furthermore, there was good support for an overall rate in the Direct Capitalization Method. The Sales Comparison Approach to value supported the value conclusion by the Income Approach and was given secondary consideration. Investment-grade, income-producing properties such as the subject are not typically traded based on cost. Therefore, the Cost Approach has not been considered in our valuation. FINAL VALUE - FEE SIMPLE ESTATE Based on the investigation and premise outlined, it is our opinion that as of May 21, 2003 the market value of the fee simple estate in the property is: $6,800,000 AMERICAN APPRAISAL ASSOCIATES, INC. ADDENDA CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON ADDENDA AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON EXHIBIT A SUBJECT PHOTOGRAPHS AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON SUBJECT PHOTOGRAPHS [EXTERIOR - APARTMENT BUILDING PICTURE] [EXTERIOR - APARTMENT BUILDING PICTURE] [EXTERIOR - LEASING OFFICE PICTURE] [EXTERIOR - PARKING PICTURE] [EXTERIOR - DRIVEWAY ENTRANCE PICTURE] [EXTERIOR - STREET SCENE PICTURE] AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON SUBJECT PHOTOGRAPHS [EXTERIOR - SWIMMING POOL PICTURE] [INTERIOR - APARTMENT UNIT PICTURE] [INTERIOR - APARTMENT UNIT PICTURE] [INTERIOR - APARTMENT UNIT PICTURE] [INTERIOR - LEASING OFFICE PICTURE] [INTERIOR - LEASING OFFICE PICTURE] AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON EXHIBIT B SUMMARY OF RENT COMPARABLES AND PHOTOGRAPH OF COMPARABLES AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON PHOTOGRAPHS OF COMPARABLE SALE PROPERTIES COMPARABLE I-1 COMPARABLE I-2 COMPARABLE I-3 LAKE FENWICK ESTATES HIGHLAND GREEN THE OVERLOOK AT LAKEMONT 24849 45th Avenue S 10105 SE 236th Street 5305 Laakemont Blvd Se Kent, WA Kent, WA Bellevue, WA [PICTURE] [PICTURE] [PICTURE] COMPARABLE I-4 CARLTON PLACE 3615 147th Place NE Bellevue, WA [PICTURE] N/A
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON SUMMARY OF COMPARABLE RENTAL PROPERTIES
COMPARABLE DESCRIPTION SUBJECT R - 1 ----------- ------- ---------- Property Name Cedar Rim Apartments Marina Landing Management Company AIMCO HSC Real Estate, Inc. LOCATION: Address 7926 110th Avenue SE 1300 N. 20th Street City, State New Castle, Washington Renton, WA County King King Proximity to Subject 5-miles south of subject PHYSICAL CHARATERISTICS: Net Rentable Area (SF) 109,200 148,029 Year Built 1980 1987 Effective Age 20 15 Building Structure Type Wood siding walls; asphalt shingle roof Wood siding walls; asphalt shingle roof Parking Type (Gr., Cov., etc.) Open Open, Covered Number of Units 104 186 Unit Mix: Type Unit Qty. Mo. Rent Type Unit Qty. Mo. 1 2Br/1Ba 1,050 5 $949 1BD/1BH 650 93 $755 2 2Br/2Ba 1,050 99 $936 1 2BD/1BH 889 36 $915 2 2BD/2BH 975 57 $935 Average Unit Size (SF) 1,050 796 Unit Breakdown: Efficiency 0% 2-Bedroom 100% Efficiency 0% 2-Bedroom 50% 1-Bedroom 0% 3-Bedroom 0% 1-Bedroom 50% 3-Bedroom 0% CONDITION: Average Average APPEAL: Average Average AMENITIES: Unit Amenities Attach. Garage Vaulted Ceiling Attach. Garage Vaulted Ceiling X Balcony X W/D Connect. X Balcony X W/D Connect. Fireplace X Fireplace 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 Basketball Court BBQ Equipment Basketball Court BBQ Equipment Volleyball Court Theater Room Volleyball Court Theater Room Sand Volley Ball Meeting Hall Sand Volley Ball Meeting Hall Tennis Court Secured Parking Tennis Court Secured Parking Racquet Ball Laundry Room Racquet Ball Laundry Room Jogging Track Business Office Jogging Track X Business Office Gym Room X Gym Room OCCUPANCY: 74% 99% LEASING DATA: Available Leasing Terms 6 to 12 Months 6 to 12 Months Concessions $150 to $190 off 1st months rent None Pet Deposit N/A Utilities Paid by Tenant: X Electric X Natural Gas X Electric X Natural Gas X Water Trash X Water Trash Confirmation May 2003, Property Manager May 2003, Property Manager Telephone Number (425) 271-1356 (425)-255-0212 NOTES: None COMPARISON TO SUBJECT: Slightly Superior COMPARABLE COMPARABLE DESCRIPTION R - 2 R - 3 ----------- ---------- ---------- Property Name Newport Crossing Lexington Heights Management Company Archstone Metric Realty LOCATION: Address 7311 Coal Creek Parkway SE 300 Vuemont Place NE City, State Newcastle, WA Renton, WA County King King Proximity to Subject 5 miles east of subject 7 miles south of subject PHYSICAL CHARATERISTICS: Net Rentable Area (SF) 158,880 242,122 Year Built 1990 1999 Effective Age 10 3 Building Structure Type Wood siding walls; asphalt shingle roof Wood siding walls; asphalt shingle roof Parking Type (Gr., Cov., etc.) Open, Covered Garage, open, Covered Number of Units 192 252 Unit Mix: Type Unit Qty. Mo. Type Unit Qty. Mo. 1BD/1BH 669 24 $ 730 1BD/1BH 743 74 $ 890 1BD/1BH 693 72 $ 750 1 2BD/1BH 926 42 $1,025 1 2BD/1BH 884 12 $ 875 2 2BD/2BH 990 73 $1,110 1 2BD/1BH 928 24 $ 950 3BD/2BH 1,206 63 $1,280 2 2BD/2BH 908 12 $ 890 2 2BD/2BH 930 24 $ 900 2 2BD/2BH 971 10 $ 945 3BD/2BH 1,223 14 $1,280 Average Unit Size (SF) 828 961 Unit Breakdown: Efficiency 0% 2-Bedroom 43% Efficiency 0% 2-Bedroom 46% 1-Bedroom 50% 3-Bedroom 7% 1-Bedroom 29% 3-Bedroom 25% CONDITION: Good Very Good APPEAL: Good Very Good AMENITIES: Unit Amenities Attach. Garage Vaulted Ceiling X Attach. Garage X Vaulted Ceiling X Balcony X W/D Connect. X Balcony X W/D Connect. X Fireplace X 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 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 Tennis Court Secured Parking Racquet Ball Laundry Room Racquet Ball Laundry Room Jogging Track Business Office Jogging Track X Business Office X Gym Room X Gym Room OCCUPANCY: 94% 96% LEASING DATA: Available Leasing Terms 6 to 12 Months 6 to 12 Months Concessions None $200 off 2/2 & 3/2 units Pet Deposit N/A $200 Utilities Paid by Tenant: X Electric X Natural Gas X Electric X Natural Gas X Water Trash X Water Trash Confirmation May 2003, Property Manager May 2003. Property Manger Telephone Number (425)-228-7368 (425) - 228-8888 NOTES: None None COMPARISON TO SUBJECT: Slightly Superior Superior COMPARABLE DESCRIPTION R - 4 ----------- ---------- Property Name Pinnacle Lake Washington Management Company BRE Properties LOCATION: Address 1400 Lake Washington Blvd. North City, State Renton, WA County King Proximity to Subject Within 5-mile radius PHYSICAL CHARATERISTICS: Net Rentable Area (SF) 190,908 Year Built 2002 Effective Age 1 Building Structure Type Wood siding walls; asphalt shingle roof Parking Type (Gr., Cov., etc.) Garage, Open, Covered Number of Units 180 Unit Mix: Type Unit Qty. Mo. 1BD/1BH 828 88 $ 810 2 2BD/2BH 1,166 16 $1,175 2 2BD/2BH 1,215 48 $1,140 2 2BD/2BH 1,233 8 $1,335 2 2BD/2BH 1,305 12 $1,255 3BD/2BH 1,943 8 $2,090 Average Unit Size (SF) 1,061 Unit Breakdown: Efficiency 0% 2-Bedroom 47% 1-Bedroom 49% 3-Bedroom 4% CONDITION: Slightly Superior APPEAL: Good AMENITIES: Unit Amenities X Attach. Garage X Vaulted Ceiling X Balcony X W/D Connect. X Fireplace X Cable TV Ready Project Amenities X Swimming Pool X Spa/Jacuzzi Car Wash X Basketball Court BBQ Equipment Volleyball Court Theater Room Sand Volley Ball Meeting Hall Tennis Court Secured Parking Racquet Ball Laundry Room Jogging Track X Business Office X Gym Room OCCUPANCY: 99% LEASING DATA: Available Leasing Terms 6 to 12 Months Concessions None Pet Deposit N/A Utilities Paid by Tenant: X Electric X Natural Gas X Water Trash Confirmation May 2003, Property Manager Telephone Number (425) 204-0400 NOTES: None COMPARISON TO SUBJECT: Superior
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON PHOTOGRAPHS OF COMPARABLE RENT PROPERTIES COMPARABLE R-1 COMPARABLE R-2 COMPARABLE R-3 MARINA LANDING NEWPORT CROSSING LEXINGTON HEIGHTS 1300 N. 20th Street 7311 Coal Creek Parkway SE 300 Vuemont Place NE Renton, WA Newcastle, WA Renton, WA [PICTURE] [PICTURE] [PICTURE] COMPARABLE R-4 PINNACLE LAKE WASHINGTON 1400 Lake Washington Blvd. North Renton, WA [PICTURE] N/A
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON EXHIBIT C ASSUMPTIONS AND LIMITING CONDITIONS (3 PAGES) AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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 CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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. Susan M. Kim 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- Douglas Needham ------------------- Douglas Needham, MAI Managing Principal, Real Estate Group Washington State Certified General Real Estate Appraiser #1101111 AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON EXHIBIT E QUALIFICATIONS OF APPRAISER (2 PAGES) AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON DOUGLAS A. NEEDHAM, MAI MANAGING PRINCIPAL, REAL ESTATE ADVISORY GROUP POSITION Douglas A. Needham is a Managing Principal for the Irvine Real Estate Advisory Group of American Appraisal Associates, Inc. ("AAA"). EXPERIENCE Valuation Mr. Needham has appraised all types of major commercial real estate including apartments, hotels/motels, light and heavy industrial facilities, self-storage facilities, mobile home parks, offices, retail shopping centers, service stations, special-use properties, and vacant land. Business Mr. Needham joined AAA in 1998. Prior to joining AAA, he was a senior associate at Koeppel Tener, a senior analyst at Great Western Appraisal Group, and associate appraiser at R. L. McLaughlin & Associates. EDUCATION Texas A&M University Bachelor of Business Administration - Finance STATE CERTIFICATIONS State of Arizona, Certified General Real Estate Appraiser, #30943 State of California, Certified General Real Estate Appraiser, #AG025443 State of Colorado, Certified General Appraiser, #CG40017035 State of Oregon, Certified General Appraiser, #C000686 State of Washington, Certified General Real Estate Appraiser, #1101111 PROFESSIONAL Appraisal Institute, MAI Designated Member AFFILIATIONS AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON VALUATION AND Appraisal Institute Advanced Income Capitalization SPECIAL COURSES Appraisal Principles Appraisal Procedures Basic Income Capitalization Standards of Professional Practice AMERICAN APPRAISAL ASSOCIATES, INC. CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON GENERAL SERVICE CONDITIONS AMERICAN APPRAISAL ASSOCIATES, INC. CEDAR RIM APARTMENTS, NEW CASTLE, WASHINGTON 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.