EX-99.(C)(2) 4 d07250a2exv99wxcyx2y.txt APPRAISAL OF COOPER'S POINTE APARTMENTS COOPER'S POINTE APARTMENTS 2225 GREENRIDGE ROAD NORTH CHARLESTON, SOUTH CAROLINA MARKET VALUE - FEE SIMPLE ESTATE AS OF MAY 28, 2003 PREPARED FOR: APARTMENT INVESTMENT AND MANAGEMENT COMPANY (AIMCO) C/O LINER YANKELEVITZ SUNSHINE & REGENSTREIF LLP & LIEFF CABRASER HEIMANN & BERNSTEIN ON BEHALF OF NUANES, ET. AL. [LETTER OF American Appraisal Associates (R)] [American Appraisal Associates (R) LOGO] JULY 3, 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: COOPER'S POINTE APARTMENTS 2225 GREENRIDGE ROAD NORTH CHARLESTON, CHARLESTON COUNTY, SOUTH CAROLINA In accordance with your authorization, we have completed the appraisal of the above-referenced property. This complete appraisal is intended to report our analysis and conclusions in a summary format. The subject property consists of an apartment project having 192 units with a total of 161,664 square feet of rentable area. The improvements were built in 1986. The improvements are situated on 14.48 acres. Overall, the improvements are in average condition. As of the date of this appraisal, the subject property is 99% 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 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA The opinions expressed in this appraisal cover letter can only be completely understood by reading the narrative report, addenda, and other data, which is attached. The appraisal is subject to the attached general assumptions and limiting conditions and general service conditions. As a result of our investigation, it is our opinion that the fee simple market value of the subject, effective May 28, 2003 is: ($9,900,000) Respectfully submitted, AMERICAN APPRAISAL ASSOCIATES, INC. /s/ Frank Fehribach July 3, 2003 Frank Fehribach, MAI #053272 Managing Principal, Real Estate Group South Carolina Temporary Practice Permit #095-03 Report By: Jimmy Pat James, MAI South Carolina Temporary Practice Permit #103-03 Assisted By: David Johnsen, MAI AMERICAN APPRAISAL ASSOCIATES, INC. TABLE OF CONTENTS PAGE 3 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA TABLE OF CONTENTS Cover Letter of Transmittal Table of Contents APPRAISAL DATA Executive Summary 4 Introduction 9 Area Analysis 11 Market Analysis 14 Site Analysis 16 Improvement Analysis 16 Highest and Best Use 17 VALUATION Valuation Procedure 18 Sales Comparison Approach 20 Income Capitalization Approach 26 Reconciliation and Conclusion 37 ADDENDA Exhibit A - Photographs of Subject Property Exhibit B - Summary of Rent Comparables and Photograph of Comparables Exhibit C - Assumptions and Limiting Conditions Exhibit D - Certificate of Appraiser Exhibit E - Qualifications General Service Conditions
AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 4 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA EXECUTIVE SUMMARY PART ONE - PROPERTY DESCRIPTION PROPERTY NAME: Cooper's Pointe Apartments LOCATION: 2225 Greenridge Road North Charleston, South Carolina INTENDED USE OF ASSIGNMENT: Court Settlement PURPOSE OF APPRAISAL: "As Is" Market Value of the Fee Simple Estate INTEREST APPRAISED: Fee simple estate DATE OF VALUE: May 28, 2003 DATE OF REPORT: July 3, 2003 PHYSICAL DESCRIPTION - SITE & IMPROVEMENTS: SITE: Size: 14.48 acres, or 630,749 square feet Assessor Parcel No.: 484-00-00-075 Floodplain: Community Panel No. 4500420005 C (November 5, 1096) Flood Zone C, an area outside the floodplain. Zoning: R-2 (Multi-family residential) BUILDING: No. of Units: 192 Units Total NRA: 161,664 Square Feet Average Unit Size: 842 Square Feet Apartment Density: 13.3 units per acre Year Built: 1986 UNIT MIX AND MARKET RENT: GROSS RENTAL INCOME PROJECTION
Square Market Rent Monthly Annual Unit Type Feet Per Unit Per SF Income Income --------- ------ -------- ------ -------- ---------- 1Br/1Ba 697 $599 $0.86 $ 45,524 $ 546,288 2Br/2Ba 937 $699 $0.75 $ 81,084 $ 973,008 ----- -------- ---------- Total $126,608 $1,519,296
OCCUPANCY: 99% 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 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA SUBJECT PHOTOGRAPHS [PICTURE ENTRANCE INTO PROJECT] [PICTURE INTERIOR OF CLUBHOUSE] AREA MAP [MAP] AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 6 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA NEIGHBORHOOD MAP [MAP] HIGHEST AND BEST USE: As Vacant: Hold for future multi-family development As Improved: Continuation as its current use METHOD OF VALUATION: In this instance, the Sales Comparison and Income Approaches to value were utilized. AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 7 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA PART TWO - ECONOMIC INDICATORS INCOME CAPITALIZATION APPROACH
DIRECT CAPITALIZATION Amount $/Unit --------------------- -------------- -------------- Potential Rental Income $ 1,519,296 $ 7,913 Effective Gross Income $ 1,547,178 $ 8,058 Operating Expenses $ 661,039 $ 3,443 42.7% of EGI Net Operating Income: $ 838,139 $ 4,365 Capitalization Rate 8.50% DIRECT CAPITALIZATION VALUE $ 9,900,000 * $51,563 / UNIT DISCOUNTED CASH FLOW ANALYSIS: Holding Period 10 years 2002 Economic Vacancy 12% Stabilized Vacancy & Collection Loss: 6% Lease-up / Stabilization Period N/A Terminal Capitalization Rate 10.00% Discount Rate 11.00% Selling Costs 2.00% Growth Rates: Income 3.00% Expenses: 3.00% DISCOUNTED CASH FLOW VALUE $ 9,800,000 * $51,042 / UNIT RECONCILED INCOME CAPITALIZATION VALUE $ 9,900,000 $51,563 / UNIT SALES COMPARISON APPROACH PRICE PER UNIT: Range of Sales $/Unit (Unadjusted) $27,691 to $66,383 Range of Sales $/Unit (Adjusted) $47,214 to $53,362 VALUE INDICATION - PRICE PER UNIT $ 9,600,000 * $50,000 / UNIT EGIM ANALYSIS Range of EGIMs from Improved Sales 4.88 to 7.15 Selected EGIM for Subject 6.50 Subject's Projected EGI $1,547,178 EGIM ANALYSIS CONCLUSION $ 10,100,000 * $52,604 / UNIT NOI PER UNIT ANALYSIS CONCLUSION $ 10,000,000 * $52,083 / UNIT RECONCILED SALES COMPARISON VALUE $ 10,000,000 $52,083 / 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 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA PART THREE - SUMMARY OF VALUE CONCLUSIONS SALES COMPARISON APPROACH: Price Per Unit $ 9,600,000 NOI Per Unit $10,000,000 EGIM Multiplier $10,100,000 INDICATED VALUE BY SALES COMPARISON $10,000,000 $52,083 / UNIT INCOME APPROACH: Direct Capitalization Method: $ 9,900,000 Discounted Cash Flow Method: $ 9,800,000 INDICATED VALUE BY THE INCOME APPROACH $ 9,900,000 $51,563 / UNIT RECONCILED OVERALL VALUE CONCLUSION: $ 9,900,000 $51,563 / UNIT
AMERICAN APPRAISAL ASSOCIATES, INC. INTRODUCTION PAGE 9 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA INTRODUCTION IDENTIFICATION OF THE SUBJECT The subject property is located at 2225 Greenridge Road, North Charleston, Charleston County, South Carolina. North Charleston identifies it as 484-00-00-075. SCOPE OF THE ASSIGNMENT The property, neighborhood, and comparables were inspected by David Johnsen, MAI on May 28, 2003. Jimmy Pat James, MAI and Frank Fehribach, MAI have not made a personal inspection of the subject property. David Johnsen, MAI assisted Jimmy Pat James, MAI in the research, valuation analysis and writing the report. Frank Fehribach, MAI reviewed the report and concurs with the value. Frank Fehribach, MAI, Jimmy Pat James, MAI, and David Johnsen, MAI have extensive experience in appraising similar properties and meet the USPAP competency provision. The scope of this investigation comprises the inspection of the property and the collection, verification, and analysis of general and specific data pertinent to the subject property. We have researched current improved sales and leases of similar properties, analyzing them as to their comparability, and adjusting them accordingly. We completed the Sales Comparison and Income Capitalization Approaches to value. From these approaches to value, a concluded overall value was made. DATE OF VALUE AND REPORT This appraisal was made to express the opinion of value as of May 28, 2003. The date of the report is July 3, 2003. PURPOSE AND USE OF APPRAISAL The purpose of the appraisal is to estimate the market value of the fee simple interest in the subject property. It is understood that the appraisal is intended to assist the clients in litigation settlement proceedings. The appraisal was not based on a requested minimum valuation, a specific valuation, or the approval of a loan. PROPERTY RIGHTS APPRAISED We have appraised the Fee Simple Estate in the subject property (as applied in the Sales & AMERICAN APPRAISAL ASSOCIATES, INC. INTRODUCTION PAGE 10 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA Income Approaches), subject to the existing short-term leases. A Fee Simple Estate is defined in The Dictionary of Real Estate Appraisal, 3rd ed. (Chicago: Appraisal Institute, 1993), as: "Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat." MARKETING/EXPOSURE PERIOD MARKETING PERIOD: 6 to 12 months EXPOSURE PERIOD: 6 to 12 months HISTORY OF THE PROPERTY Ownership in the subject property is currently vested in Century Properties Growth Fund XXII. 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 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA AREA / NEIGHBORHOOD ANALYSIS NEIGHBORHOOD ANALYSIS A neighborhood is a group of complementary land uses. The function of the neighborhood analysis is to describe the immediate surrounding environs. The subject is located in the city of North Charleston, South Carolina. 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 - US-52 West - Interstate Highway 26 South - US-52 Connector North - University Boulevard MAJOR EMPLOYERS Major employers in the subject's area include Trident Regional Hospital, Charleston Southern University, and the Charleston International Airport.. 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 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA NEIGHBORHOOD DEMOGRAPHICS
AREA ---------------------------------------------- CATEGORY 1-MI. RADIUS 3-MI. RADIUS 5-MI. RADIUS MSA --------------------------- ------------ ------------ ------------ ------- POPULATION TRENDS Current Population 6,808 42,433 103,689 555,374 5-Year Population 7,450 43,187 105,069 573,153 % Change CY-5Y 9.4% 1.8% 1.3% 3.2% Annual Change CY-5Y 1.9% 0.4% 0.3% 0.6% HOUSEHOLDS Current Households 3,161 16,585 37,973 213,507 5-Year Projected Households 3,629 17,370 39,219 225,969 % Change CY - 5Y 14.8% 4.7% 3.3% 5.8% Annual Change CY-5Y 3.0% 0.9% 0.7% 1.2% INCOME TRENDS Median Household Income $38,671 $35,708 $37,117 $37,645 Per Capita Income $20,453 $18,131 $17,494 $20,671 Average Household Income $48,384 $46,704 $48,172 $53,767 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 49.57% 43.34% 39.88% 29.38% 5-Year Projected % Renting 48.50% 42.25% 37.35% 28.21% % of Households Owning 45.02% 49.62% 52.78% 60.14% 5-Year Projected % Owning 46.62% 50.93% 55.52% 61.84%
Source: Demographics Now AMERICAN APPRAISAL ASSOCIATES, INC. AREA ANALYSIS PAGE 13 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA SURROUNDING IMPROVEMENTS The following uses surround the subject Property: North - Single Family South - Farrington Place Apartments East - Commercial West - Jamison Park Apartments CONCLUSIONS The subject is well located within the city of North Charleston. 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 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA MARKET ANALYSIS The subject property is located in the city of North Charleston in Charleston County. The overall pace of development in the subject's market is more or less decreasing. The most recent apartment construction in the area is Jamison Park (YOC 2001), which borders the subject property to the west. The following table illustrates historical vacancy rates for the subject's market. HISTORICAL VACANCY RATE
Period Region Submarket ----------------------------- ------ --------- Dec. '00 8.5% 5.7% June '01 8.9% 7.9% Dec. '01 10.2% 8.4% June '02 8.9% 6.4% Dec. '02 8.9% 7.7% Source: Carolina's Real Data
Occupancy trends in the subject's market are an increasing. Historically speaking, the subject's submarket has outperformed the overall market. This market has been exhibiting an increase in the overall vacancy rate; however, it remains below. the overall market as a whole. Market rents in the subject's market have been following increasing trend. The following table illustrates historical rental rates for the subject's market. HISTORICAL AVERAGE RENT
Period Region % Change Submarket % Change ---------------------------- ------ -------- --------- -------- Dec. '00 $626 - $528 - June '01 $644 2.9% $538 1.9% Dec. '01 $654 1.6% $548 1.9% June '02 $672 2.8% $556 1.5% Dec/ '02 $678 0.9% $558 0.4% Source: Carolina's Real Data
The following table illustrates a summary of the subject's competitive set. AMERICAN APPRAISAL ASSOCIATES, INC. MARKET ANALYSIS PAGE 15 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA COMPETITIVE PROPERTIES
No. Property Name Units Ocpy. Year Built Proximity to subject ------- -------------------------- ----- ----- ---------- --------------------------- R-1 Deer Run 152 95% 1985 1 mile north of the subject R-2 Farrington Place 168 97% 1989 Right next to the subject R-3 Jamison Park 216 94% 2001 Right next to the subject R-4 Springhouse Apartments 248 90% 1985 1 block south of the subject R-5 Audubon Park 228 93% 1991 1 mile east of the subject Subject Cooper's Pointe Apartments 192 99% 1986
reflection of the increasing vacancy rates. Overall, this market commands slightly lower rates than the overall Charleston market. AMERICAN APPRAISAL ASSOCIATES, INC. PROPERTY DESCRIPTION PAGE 16 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA PROPERTY DESCRIPTION SITE ANALYSIS Site Area 14.48 acres, or 630,749 square feet Shape Irregular Topography Level Utilities All necessary utilities are available to the site. Soil Conditions Stable Easements Affecting Site None other than typical utility easements Overall Site Appeal Good Flood Zone: Community Panel 4500420005 C, dated November 5, 1096 Flood Zone Zone C Zoning R-2, 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 ------------- -------- ---------- ---------- --------- -------- 484-00-00-075 $652,000 $7,066,000 $7,718,000 0.01577 $121,692
IMPROVEMENT ANALYSIS Year Built 1986 Number of Units 192 Net Rentable Area 161,664 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, tennis court, laundry room, business office, and parking area. 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, and oven. AMERICAN APPRAISAL ASSOCIATES, INC. PROPERTY DESCRIPTION PAGE 17 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA Unit Mix:
Unit Area Unit Type Number of Units (Sq. Ft.) --------- --------------- --------- 1Br/1Ba 76 697 2Br/2Ba 116 937
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 1986 and consist of a 192-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 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA THE VALUATION PROCEDURE There are three traditional approaches, which can be employed in establishing the market value of the subject property. These approaches and their applicability to the valuation of the subject are summarized as follows: THE COST APPROACH The application of the Cost Approach is based on the principle of substitution. This principle may be stated as follows: no one is justified in paying more for a property than that amount by which he or she can obtain, by purchase of a site and construction of a building, without undue delay, a property of equal desirability and utility. In the case of a new building, no deficiencies in the building should exist. In the case of income-producing real estate, the cost of construction plays a minor and relatively insignificant role in determining market value. The Cost Approach is typically only a reliable indicator of value for: (a) new properties; (b) special use properties; and (c) where the cost of reproducing the improvements is easily and accurately quantified and there is no economic obsolescence. In all instances, the issue of an appropriate entrepreneurial profit - the reward for undertaking the risk of construction, remains a highly subjective factor especially in a market lacking significant speculative development. THE SALES COMPARISON APPROACH The Sales Comparison Approach is an estimate of value based upon a process of comparing recent sales of similar properties in the surrounding or competing areas to the subject property. Inherent in this approach is the principle of substitution. The application of this approach consists of comparing the subject property with similar properties of the same general type which have been sold recently or currently are available for sale in competing areas. This comparative process involves judgment as to the similarity of the subject property and the comparable sale with respect to many value factors such as location, contract rent levels, quality of construction, reputation and prestige, age and condition, among others. The estimated value through this approach represents the probable price at which a willing seller would sell the subject property to a willing and knowledgeable buyer as of the date of value. AMERICAN APPRAISAL ASSOCIATES, INC. VALUATION PROCEDURE PAGE 19 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA THE INCOME CAPITALIZATION APPROACH The theory of the Income Capitalization Approach is based on the premise that present value is the value of the cash flow and reversionary value the property will produce over a reasonable holding (ownership) period. The Discounted Cash Flow Analysis will convert equity cash flows (including cash flows and equity reversion) into a present value utilizing an internal rate of return (or discount rate). The Internal Rate of Return (IRR) will be derived from a comparison of alternate investments, a comparative analysis of IRR's used by recent buyers of similar properties, and a review of published industry surveys. The Direct Capitalization Analysis converts one year of income into an overall value using overall capitalization rates from similar sales. The overall rates take into consideration buyers assumptions of the market over the long-term. The results of the Income Capitalization Analysis are usually the primary value indicator for income producing properties. Investors expect a reasonable rate of return on their equity investment based on the ownership risks involved; this approach closely parallels the investment decision process. RECONCILIATION In this instance, we have completed the Sales Comparison and Income Capitalization Approaches to value. As an income producing property, the income approach is a primary approach to value. The Sales Comparison Approach is also considered reliable as investors are buying similar buildings in the market. Our research indicates that market participants are generally not buying, selling, investing, or lending with reliance placed on the methodology of the Cost Approach to establish the value. Therefore, we have decided that the Cost Approach is not a reliable indicator of value for the subject, and this approach has not been utilized. AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 20 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA SALES COMPARISON APPROACH Use of market or comparable sales requires the collection and analysis of comparable sales data. Similar properties recently sold are compared to the subject and adjusted based on any perceived differences. This method is based on the premise that the costs of acquiring a substitute property would tend to establish a value for the subject property. The premise suggests that if a substitute is unavailable in the market, the reliability of the approach may be subordinate to the other approaches. The reliance on substitute properties produces shortcomings in the validity of this approach. Geographic and demographic characteristics from each submarket restrict which sales may be selected. Recent sales with a similar physical characteristics, income levels, and location are usually limited. The sales we have identified, however, do establish general valuation parameters as well as provide support to our conclusion derived through the income approach method. The standard unit of comparison among similar properties is the sales price per unit and price per square foot of net rentable area. To accurately adjust prices to satisfy the requirements of the sales comparison approach, numerous calculations and highly subjective judgments would be required including consideration of numerous income and expense details for which information may be unreliable or unknown. The sales price per unit and square foot are considered relevant to the investment decision, but primarily as a parameter against which value estimates derived through the income approach can be judged and compared. In examining the comparable sales, we have applied a subjective adjustment analysis, which includes specific adjustments derived from our experience and consulting with the market participants. SALES COMPARISON ANALYSIS Detailed on the following pages are sales transactions involving properties located in the subject's competitive investment market. Photographs of the sale transactions are located in the Addenda. Following the summary of sales is an adjustment grid that is used to arrive at a value. AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 21 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA SUMMARY OF COMPARABLE SALES -IMPROVED
COMPARABLE COMPARABLE COMPARABLE DESCRIPTION SUBJECT I - 1 I -2 I - 3 ----------- ------- ----------- ---------- ---------- Property Name Cooper's Pointe Melrose Park Carrington Place Martin's Creek Apartments LOCATION: Address 2225 Greenridge 2494 Etiwan 1300 Park West 700 Martin's Road Avenue Boulevard Creek Blvd. City, State North Charleston, Charleston, SC Mt. Pleasant SC Summerville, SC South Carolina County Charleston Charleston Charleston Dorchester PHYSICAL CHARATERISTICS: Net Rentable Area (SF) 161,664 141,024 236,128 195,200 Year Built 1986 1972 2000 1985 Number of Units 192 156 244 200 Unit Mix: Type Total Type Total Type Total Type Total 1Br/1Ba 76 1Br/1Ba 102 1Br/1Ba 96 1Br/1Ba 48 2Br/2Ba 116 2Br/1.5Ba 54 2Br/2Ba 128 2Br/2Ba 128 3Br/2Ba 20 3Br/2Ba 24 Average Unit Size (SF) 842 904 968 976 Land Area (Acre) 14.4800 9.0000 19.0000 N/A Density (Units/Acre) 13.3 17.3 12.8 Parking Ratio (Spaces/Unit) 0.00 N/A N/A N/A Parking Type (Gr., Cov., etc.) Open Open Garages, Open Open CONDITION: Good Average Very Good Average APPEAL: Good Average Very Good Average AMENITIES: Pool/Spa Yes/Yes Yes/Yes Yes/Yes Yes/Yes Gym Room No Yes Yes Yes Laundry Room Yes Yes Yes Yes Secured Parking No Yes Yes No Sport Courts No Yes Yes No Washer/Dryer Connection Yes No Yes Yes Fireplaces No No No Yes OCCUPANCY: 99% 95% N/A 96% TRANSACTION DATA: Sale Date February, 2002 June, 2001 December, 2000 Sale Price ($) $6,202,410 $16,197,370 $10,000,000 Grantor N/A The Spanos N/A Corporation Grantee JRC JV Town Place Limited Jupiter Realty Melrose, LLC Partnership, LLC Sale Book K387, Book A375, N/A Documentation Page 564 Page 699 Verification Real Data Confidential Real Data Telephone Number ESTIMATED PRO-FORMA: Total $ $/Unit $/SF Total $ $/Unit $/SF Total $ $/Unit $/SF Potential Gross Income $1,050,840 $6,736 $7.45 $2,416,800 $9,905 $10.24 $1,473,120 $7,366 $7.55 Vacancy/Credit Loss $ 52,542 $ 337 $0.37 $ 145,008 $ 594 $ 0.61 $ 73,656 $ 368 $0.38 Effective Gross Income $ 998,298 $6,399 $7.08 $2,271,792 $9,311 $ 9.62 $1,399,464 $6,997 $7.17 Operating Expenses $ 499,200 $3,200 $3.54 $ 942,748 $3,864 $ 3.99 $ 600,000 $3,000 $3.07 Net Operating Income $ 499,098 $3,199 $3.54 $1,329,044 $5,447 $ 5.63 $ 799,464 $3,997 $4.10 NOTES: None None None PRICE PER UNIT $39,759 $66,383 $50,000 PRICE PER SQUARE FOOT $ 43.98 $ 68.60 $ 51.23 EXPENSE RATIO 50.0% 41.5% 42.9% EGIM 6.21 7.13 7.15 OVERALL CAP RATE 8.05% 8.21% 7.99% Cap Rate based on Pro Forma or Actual Income? PRO FORMA PRO FORMA PRO FORMA COMPARABLE COMPARABLE DESCRIPTION I - 4 I - 5 ----------- ---------- ---------- Property Name Peppertree Westbury Mews LOCATION: Address 4640 Forest 1425 Old Trolley Hills Drive Road City, State N. Charleston, SC Summerville, SC County Charleston Dorchester PHYSICAL CHARATERISTICS: Net Rentable Area (SF) 302,168 118,536 Year Built 1980 1988 Number of Units 353 132 Unit Mix: Type Total Type Total 1Br/1Ba 122 1Br/1Ba 44 2Br/2Ba 231 2Br/1Ba 12 2Br/2Ba 60 3Br/2Ba 16 Average Unit Size (SF) 856 898 Land Area (Acre) N/A N/A Density (Units/Acre) Parking Ratio (Spaces/Unit) N/A N/A Parking Type (Gr., Cov., etc.) Open Open CONDITION: Average Good APPEAL: Average Good AMENITIES: Pool/Spa Yes/Yes Yes/Yes Gym Room No Yes Laundry Room Yes Yes Secured Parking No No Sport Courts No No Washer/Dryer Connection No No Fireplaces No Yes OCCUPANCY: 92% 98% TRANSACTION DATA: Sale Date March, 1999 September, 1998 Sale Price ($) $9,775,000 $6,125,000 Grantor N/A N/A Grantee Peppertree High Associates, I, LLC Ltd. Sale Book F323, N/A Documentation Page 772 Verification Real Data Real Data Telephone Number ESTIMATED PRO-FORMA: Total $ $/Unit $/SF Total $ $/Unit $/SF Potential Gross Income $2,163,648 $6,129 $7.16 $960,384 $7,276 $8.10 Vacancy/Credit Loss $ 162,274 $ 460 $0.54 $ 48,019 $ 364 $0.41 Effective Gross Income $2,001,374 $5,670 $6.62 $912,365 $6,912 $7.70 Operating Expenses $1,059,000 $3,000 $3.50 $396,000 $3,000 $3.34 Net Operating Income $ 942,374 $2,670 $3.12 $516,365 $3,912 $4.36 NOTES: None None PRICE PER UNIT $27,691 $46,402 PRICE PER SQUARE FOOT $ 32.35 $ 51.67 EXPENSE RATIO 52.9% 43.4% EGIM 4.88 6.71 OVERALL CAP RATE 9.64% 8.43% Cap Rate based on Pro Forma or Actual Income? PRO FORMA PRO FORMA
AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 22 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA [PICTURE IMPROVED SALES ANALYSIS] [MAP] IMPROVED SALES ANALYSIS The improved sales indicate a sales price range from $27,691 to $66,383 per unit. Adjustments have been made to the sales to reflect differences in location, age/condition and quality/appeal. Generally speaking, larger properties typically have a lower price per unit when compared to smaller properties, all else being equal. Similarly, those projects with a higher average unit size will generally have a higher price per unit. After appropriate adjustments are made, the improved sales demonstrate an adjusted range for the subject from $47,214 to $53,362 per unit with a mean or average adjusted price of $50,971 per unit. The median adjusted price is $52,250 per unit. Based on the following analysis, we have concluded to a value of $50,000 per unit, which results in an "as is" value of $9,600,000 (rounded after necessary adjustment, if any). AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 23 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA SALES ADJUSTMENT GRID
COMPARABLE COMPARABLE DESCRIPTION SUBJECT I - 1 I - 2 ----------- ------- ---------- ---------- Property Name Cooper's Pointe Apartments MelrosePark Carrington Place Address 2225 Greenridge Road 2494 Etiwan Avenue 1300 Park West Boulevard City North Charleston, South Carolina Charleston, SC Mt. Pleasant, SC Sale Date February, 2002 June, 2001 Sale Price ($) $6,202,410 $16,197,370 Net Rentable Area (SF) 161,664 141,024 236,128 Number of Units 192 156 244 Price Per Unit $39,759 $66,383 Year Built 1986 1972 2000 Land Area (Acre) 14.4800 9.0000 19.0000 VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION ADJ. DESCRIPTION ADJ. Property Rights Conveyed Fee Simple Estate Fee Simple Estate 0% Fee Simple Estate 0% Financing Cash To Seller 0% Cash To Seller 0% Conditions of Sale Arm's Length 0% Arm's Length 0% Date of Sale (Time) 02-2002 3% June, 2001 5% VALUE AFTER TRANS. ADJUST. ($/UNIT) $40,952 $69,702 Location Comparable 0% Comparable 0% Number of Units 192 156 0% 244 0% Quality / Appeal Good Inferior 20% Superior -10% Age / Condition 1986 1972 / Average 10% 2000 / Very Good -10% Occupancy at Sale 99% 95% 0% N/A 0% Amenities Good Comparable 0% Superior -10% Average Unit Size (SF) 842 904 0% 968 0% PHYSICAL ADJUSTMENT 30% -30% FINAL ADJUSTED VALUE ($/UNIT) $53,237 $48,791 COMPARABLE COMPARABLE COMPARABLE DESCRIPTION I - 3 I - 4 I - 5 ----------- ---------- ---------- ---------- Property Name Martin's Creek Peppertree Westbury Mews Address 700 Martin's Creek Blvd. 4640 Forest Hills Drive 1425 Old Trolley Road City Summerville, SC N. Charleston, SC Summerville, SC Sale Date December, 2000 March, 1999 September, 1998 Sale Price ($) $10,000,000 $9,775,000 $6,125,000 Net Rentable Area (SF) 195,200 302,168 118,536 Number of Units 200 353 132 Price Per Unit $50,000 $27,691 $46,402 Year Built 1985 1980 1988 Land Area (Acre) N/A N/A N/A VALUE ADJUSTMENTS DESCRIPTION ADJ. DESCRIPTION ADJ. DESCRIPTION ADJ. Property Rights Conveyed Fee Simple Estate 0% Fee Simple Estate 0% Fee Simple Estate 0% Financing Cash To Seller 0% Cash To Seller 0% Cash To Seller 0% Conditions of Sale Arm's Length 0% Arm's Length 0% Arm's Length 0% Date of Sale (Time) December, 2000 10% 03-1999 10% 09-1998 15% VALUE AFTER TRANS. ADJUST. ($/UNIT) $55,000 $30,460 $53,362 Location Comparable 0% Inferior 25% Comparable 0% Number of Units 200 0% 353 0% 132 0% Quality / Appeal Comparable 0% Inferior 20% Comparable 0% Age / Condition 1985 / Average 0% 1980 / Average 10% 1988 / Good 0% Occupancy at Sale 96% 0% 92% 0% 98% 0% Amenities Comparable 0% Comparable 0% Comparable 0% Average Unit Size (SF) 976 -5% 856 0% 898 0% PHYSICAL ADJUSTMENT -5% 55% 0% FINAL ADJUSTED VALUE ($/UNIT) $52,250 $47,214 $53,362
SUMMARY VALUE RANGE (PER UNIT) $47,214 TO $53,362 MEAN (PER UNIT) $50,971 MEDIAN (PER UNIT) $52,250 VALUE CONCLUSION (PER UNIT) $50,000
VALUE INDICATED BY SALES COMPARISON APPROACH $9,600,000 ROUNDED $9,600,000
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 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA 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-1 156 $ 6,202,410 8.05% $ 499,098 $838,139 1.364 $54,249 $ 39,759 $ 3,199 $ 4 ,365 I-2 244 $16,197,370 8.21% $1,329,044 $838,139 0.801 $53,201 $ 66,383 $ 5,447 $ 4,365 I-3 200 $10,000,000 7.99% $ 799,464 $838,139 1.092 $54,603 $ 50,000 $ 3,997 $ 4,365 I-4 353 $ 9,775,000 9.64% $ 942,374 $838,139 1.635 $45,280 $ 27,691 $ 2,670 $ 4,365 I-5 132 $ 6,125,000 8.43% $ 516,365 $838,139 1.116 $51,780 $ 46,402 $ 3,912 $ 4,365
PRICE/UNIT VALUE ANALYSIS BASED ON COMPARABLES NOI PER UNIT ---------- ------------------------------------------------ Low High Average Median Estimated Price Per Unit $ 52,000 Number of Units 192 $45,280 $54,603 $51,823 $53,201 ----------- Value Based on NOI Analysis $ 9,984,000 Rounded $10,000,000
The adjusted sales indicate a range of value between $45,280 and $54,603 per unit, with an average of $51,823 per unit. Based on the subject's competitive position within the improved sales, a value of $52,000 per unit is estimated. This indicates an "as is" market value of $10,000,000 (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 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA 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-1 156 $ 6,202,410 $ 998,298 $ 499,200 50.01% 6.21 $ 39,759 I-2 244 $16,197,370 $2,271,792 $ 942,748 41.50% 7.13 $ 66,383 I-3 200 $10,000,000 $1,399,464 $ 600,000 42.87% 7.15 $ 50,000 42.73% I-4 353 $ 9,775,000 $2,001,374 $1,059,000 52.91% 4.88 $ 27,691 I-5 132 $ 6,125,000 $ 912,365 $ 396,000 43.40% 6.71 $ 46,402
EGIM VALUE ANALYSIS BASED ON EGIM'S OF COMPARABLE SALES ---- -------------------------------------------------- Low High Average Median Estimate EGIM 6.50 Subject EGI $ 1,547,178 4.88 7.15 6.42 6.71 ----------- Value Based on EGIM Analysis $10,056,659 Rounded $10,100,000 Value Per Unit $ 52,604
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 42.73% before reserves. The comparable sales indicate a range of expense ratios from 41.50% to 52.91%, while their EGIMs range from 4.88 to 7.15. Overall, we conclude to an EGIM of 6.50, which results in an "as is" value estimate in the EGIM Analysis of $10,100,000. 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 $10,000,000. Price Per Unit $ 9,600,000 NOI Per Unit $10,000,000 EGIM Analysis $10,100,000 Sales Comparison Conclusion $10,000,000
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 26 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA INCOME CAPITALIZATION APPROACH The income capitalization approach is based on the premise that value is created by the expectation of future benefits. We estimated the present value of those benefits to derive an indication of the amount that a prudent, informed purchaser-investor would pay for the right to receive them as of the date of value. This approach requires an estimate of the NOI of a property. The estimated NOI is then converted to a value indication by use of either the direct capitalization or the discounted cash flow analysis (yield capitalization). Direct capitalization uses a single year's stabilized NOI as a basis for a value indication by dividing the income by a capitalization rate. The rate chosen accounts for a recapture of the investment by the investor and should reflect all factors that influence the value of the property, such as tenant quality, property condition, neighborhood change, market trends, interest rates, and inflation. The rate may be extracted from local market transactions or, when transaction evidence is lacking, obtained from trade sources. A discounted cash flow analysis focuses on the operating cash flows expected from the property and the proceeds of a hypothetical sale at the end of a holding period (the reversion). The cash flows and reversion are discounted to their present values using a market-derived discount rate and are added together to obtain a value indication. Because benefits to be received in the future are worth less than the same benefits received in the present, this method weights income in the early years more heavily than the income and the sale proceeds to be received later. The strength of the discounted cash flow method is its ability to recognize variations in projected net income, such as those caused by inflation, stepped leases, neighborhood change, or tenant turnover. Its weakness is that it requires many judgments regarding the actions of likely buyers and sellers of the property in the future. In some situations, both methods yield a similar result. The discounted cash flow method is typically more appropriate for the analysis of investment properties with multiple or long-term leases, particularly leases with cancellation clauses or renewal options. It is especially useful for multi-tenant properties in volatile markets. The direct capitalization AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 27 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA method is normally more appropriate for properties with relatively stable operating histories and expectations. A pro forma analysis for the first year of the investment is made to estimate a reasonable potential net operating income for the Subject Property. Such an analysis entails an estimate of the gross income the property should command in the marketplace. From this total gross income must be deducted an allowance for vacancy/collection loss and operating expenses as dictated by general market conditions and the overall character of the subject's tenancy and leased income to arrive at a projected estimate of net operating income. Conversion of the net operating income to an indication of value is accomplished by the process of capitalization, as derived primarily from market data. MARKET RENT ANALYSIS In order to determine a market rental rate for the subject, a survey of competing apartment communities was performed. This survey was displayed previously in the market analysis section of the report. Detailed information pertaining to each of the comparable rental communities, along with photographs, is presented in the Addenda of this report. The following charts display the subject's current asking and actual rent rates as well as a comparison with the previous referenced comparable rental properties. SUMMARY OF ACTUAL AVERAGE RENTS
Average ----------------- Unit Type Unit Area (Sq.Ft.) Per Unit Per SF %Occupied ----------- ------------------ -------- -------- --------- 1Br/1Ba 697 $588 $0.84 100.0% 2Br/2Ba 937 $686 $0.73 98.0%
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 28 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA RENT ANALYSIS
COMPARABLE RENTS -------------------------------------------------------- R-1 R-2 R-3 R-4 R-5 -------------------------------------------------------- Deer Farrington Jamison Springhouse Audubon Run Place Park Apartments Park SUBJECT SUBJECT SUBJECT -------------------------------------------------------- UNIT ACTUAL ASKING DESCRIPTION TYPE RENT RENT COMPARISON TO SUBJECT -------------- ------- ------- ------- -------------------------------------------------------- Similar Superior Superior Inferior Similar -------- ---------- -------- ----------- ------- Monthly Rent 1BR/1BA $ 588 $ 599 $ 580 $ 625 $ 625 $ 542 $ 627 Unit Area (SF) 697 697 780 738 692 718 775 Monthly Rent Per Sq. Ft. $0.84 $0.86 $ 0.74 $ 0.85 $ 0.90 $ 0.75 $ 0.81 Monthly Rent 2BR/2BA $ 686 $ 699 $ 660 $ 730 $ 755 $ 659 $ 725 Unit Area (SF) 937 937 960 988 1,000 934 970 Monthly Rent Per Sq. Ft. $0.73 $0.75 $ 0.69 $ 0.74 $ 0.76 $ 0.71 $ 0.75
DESCRIPTION MIN MAX MEDIAN AVERAGE -------------- ------- ------- ------- -------- Monthly Rent $ 542 $ 627 $ 625 $ 600 Unit Area (SF) 692 780 738 741 Monthly Rent Per Sq. Ft. $0.74 $ 0.90 $ 0.81 $ 0.81 Monthly Rent $ 659 $ 755 $ 725 $ 706 Unit Area (SF) 934 1,000 970 970 Monthly Rent Per Sq. Ft. $0.69 $ 0.76 $ 0.74 $ 0.73
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 76 697 $599 $0.86 $ 45,524 $ 546,288 2Br/2Ba 116 937 $699 $0.75 $ 81,084 $ 973,008 Total $ 126,608 $1,519,296
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 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA SUMMARY OF HISTORICAL INCOME & EXPENSES
FISCAL YEAR 2000 FISCAL YEAR 2001 FISCAL YEAR 2002 ------------ ------------ ------------ ------------ ------------ ------------ DESCRIPTION ACTUAL ACTUAL ACTUAL TOTAL PER UNIT TOTAL PER UNIT TOTAL PER UNIT --------------------------- ------------ ------------ ------------ ------------ ------------ ------------ Revenues Rental Income $ 1,518,195 $ 7,907 $ 1,557,528 $ 8,112 $ 1,482,750 $ 7,723 Vacancy $ 68,484 $ 357 $ 152,502 $ 794 $ 113,354 $ 590 Credit Loss/Concessions $ 57,412 $ 299 $ 125,499 $ 654 $ 65,031 $ 339 ------------ ------------ ------------ ------------ ------------ ------------ Subtotal $ 125,896 $ 656 $ 278,001 $ 1,448 $ 178,385 $ 929 Laundry Income $ 2,607 $ 14 $ 3,950 $ 21 $ 1,617 $ 8 Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 93,696 $ 488 $ 90,335 $ 470 $ 143,707 $ 748 ------------ ------------ ------------ ------------ ------------ ------------ Subtotal Other Income $ 96,303 $ 502 $ 94,285 $ 491 $ 145,324 $ 757 ------------ ------------ ------------ ------------ ------------ ------------ Effective Gross Income $ 1,488,602 $ 7,753 $ 1,373,812 $ 7,155 $ 1,449,689 $ 7,550 Operating Expenses Taxes $ 105,946 $ 552 $ 105,131 $ 548 $ 148,277 $ 772 Insurance $ 19,868 $ 103 $ 43,907 $ 229 $ 43,970 $ 229 Utilities $ 78,837 $ 411 $ 74,212 $ 387 $ 83,165 $ 433 Repair & Maintenance $ 131,403 $ 684 $ 127,963 $ 666 $ 134,948 $ 703 Cleaning $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Landscaping $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Security $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Marketing & Leasing $ 38,342 $ 200 $ 16,827 $ 88 $ 16,784 $ 87 General Administrative $ 150,301 $ 783 $ 164,798 $ 858 $ 145,806 $ 759 Management $ 75,711 $ 394 $ 74,463 $ 388 $ 76,204 $ 397 Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 ------------ ------------ ------------ ------------ ------------ ------------ Total Operating Expenses $ 600,408 $ 3,127 $ 607,301 $ 3,163 $ 649,154 $ 3,381 Reserves $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 ------------ ------------ ------------ ------------ ------------ ------------ Net Income $888,194 $ 4,626 $ 766,511 $ 3,992 $ 800,535 $ 4,169 ------------ ------------ ------------ ------------ ------------ ------------
FISCAL YEAR 2003 ANNUALIZED 2003 AAA PROJECTION ------------ ------------ ------------ ------------ ------------------------------------- MANAGEMENT BUDGET PROJECTION DESCRIPTION TOTAL PER UNIT TOTAL PER UNIT TOTAL PER UNIT % --------------------------- ------------ ------------ ------------ ------------ ------------ ------------ ------ Revenues Rental Income $ 1,471,500 $ 7,664 $ 1,479,120 $ 7,704 $ 1,519,296 $ 7,913 100.0% Vacancy $ 86,500 $ 451 $ 53,468 $ 278 $ 75,965 $ 396 5.0% Credit Loss/Concessions $ 33,180 $ 173 $ 46,556 $ 242 $ 15,193 $ 79 1.0% ------------ ------------ ------------ ------------ ------------ ------------ ------ Subtotal $ 119,680 $ 623 $ 100,024 $ 521 $ 91,158 $ 475 6.0% Laundry Income $ 8,400 $ 44 $ 5,992 $ 31 $ 3,840 $ 20 0.3% Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 0.0% Other Misc. Revenue $ 117,000 $ 609 $ 119,024 $ 620 $ 115,200 $ 600 7.6% ------------ ------------ ------------ ------------ ------------ ------------ ------ Subtotal Other Income $ 125,400 $ 653 $ 125,016 $ 651 $ 119,040 $ 620 7.8% ------------ ------------ ------------ ------------ ------------ ------------ ------ Effective Gross Income $ 1,477,220 $ 7,694 $ 1,504,112 $ 7,834 $ 1,547,178 $ 8,058 100.0% Operating Expenses Taxes $ 143,123 $ 745 $ 156,440 $ 815 $ 153,600 $ 800 9.9% Insurance $ 44,396 $ 231 $ 42,340 $ 221 $ 44,160 $ 230 2.9% Utilities $ 78,000 $ 406 $ 81,320 $ 424 $ 80,640 $ 420 5.2% Repair & Maintenance $ 138,500 $ 721 $ 139,656 $ 727 $ 139,200 $ 725 9.0% Cleaning $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 0.0% Landscaping $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 0.0% Security $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 0.0% Marketing & Leasing $ 17,100 $ 89 $ 18,636 $ 97 $ 17,280 $ 90 1.1% General Administrative $ 141,274 $ 736 $ 149,052 $ 776 $ 148,800 $ 775 9.6% Management $ 74,061 $ 386 $ 78,516 $ 409 $ 77,359 $ 403 5.0% Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 0.0% Total Operating Expenses $ 636,454 $ 3,315 $ 665,960 $ 3,469 $ 661,039 $ 3,443 42.7% ------------ ------------ ------------ ------------ ------------ ------------ ------ Reserves $ 0 $ 0 $ 0 $ 0 $ 48,000 $ 250 7.3% ------------ ------------ ------------ ------------ ------------ ------------ ------ Net Income $ 840,766 $ 4,379 $ 838,152 $ 4,365 $ 838,139 $ 4,365 54.2% ------------ ------------ ------------ ------------ ------------ ------------ ------
REVENUES AND EXPENSES The subject's revenue and expense projections are displayed on the previous chart. Rental income is based on the market analysis previously discussed. Other income consists of forfeited deposits, laundry income, late rent payments, month to month fees, pet fees, vending machine revenue, etc. We forecasted the property's annual operating expenses after reviewing its historical performance at the subject property. We analyzed each item of expense and attempted to forecast amounts a typical informed investor would consider reasonable. VACANCY AND COLLECTION LOSS An investor is primarily interested in the annual revenue an income property is likely to produce over a specified period of time, rather than the income it could produce if it were always 100% occupied and all tenants were paying their rent in full and on time. An investor normally expects some income loss as tenants vacate, fail to pay rent, or pay their rent late. We have projected a stabilized vacancy and collection loss rate of 6% based on the subject's historical performance, as well as the anticipated future market conditions. AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 30 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA RESERVES FOR REPLACEMENT "Reserves for replacements" is a contingency account allocated to the expenses of the property to provide for replacement of short-lived items and for unforeseen necessary capital expenditures. We have utilized the Korpacz Real Estate Investor Survey of the national apartment market, which reports a range of replacement reserves between $150 and $400 per unit. For purposes of this analysis, we have included an allowance of $250 per unit for reserves for replacement. CAPITAL EXPENDITURES Capital expenditures represent expenses for immediate repair or replacement of items that have average to long lives. Based on our inspection of the property as well as discussions with property management personnel, there are no major items remaining in need of repair or replacement that would require an expense beyond our reserves for replacement. Therefore an allowance of $250 per unit should be satisfactory in our reserves for replacement to cover future capital expenditures. DISCOUNTED CASH FLOW ANALYSIS As the subject is a multi-tenant income property, the Discounted Cash Flow Method is considered appropriate. This method is especially meaningful in that it isolates the timing of the annual cash flows and discounts them, along with the expected equity reversion, to a present value. The present value of the cash flow is added to the present value of the reversion, resulting in a total property value. INVESTMENT CRITERIA Appropriate investment criteria will be derived for the subject based upon analysis of comparable sales and a survey of real estate investors. The following table summarizes the findings of Korpacz National Investor Survey for the most recent period. KORPACZ NATIONAL INVESTOR SURVEY 1ST QUARTER 2003 NATIONAL APARTMENT MARKET CAPITALIZATION RATES
GOING-IN TERMINAL LOW HIGH LOW HIGH RANGE 6.00% 10.00% 7.00% 10.00% AVERAGE 8.14% 8.47%
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 31 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA SUMMARY OF OVERALL CAPITALIZATION RATES
COMP. NO. SALE DATE OCCUP. PRICE/UNIT OAR I-1 Feb-02 95% $39,759 8.05% I-2 June, 2001 N/A $66,383 8.21% I-3 December, 2000 96% $50,000 7.99% I-4 Mar-99 92% $27,691 9.64% I-5 Sep-98 98% $46,402 8.43% High 9.64% Low 7.99% Average 8.46%
Based on this information, we have concluded the subject's overall capitalization rate should be 8.50%. The terminal capitalization rate is applied to the net operating income estimated for the year following the end of the holding period. Based on the concluded overall capitalization rate, the age of the property and the surveyed information, we have concluded the subject's terminal capitalization rate to be 10.00%. Finally, the subject's discount rate or yield rate is estimated based on the previous investor survey and an examination of returns available on alternative investments in the market. Based on this analysis, the subject's discount rate is estimated to be 11.00%. HOLDING PERIOD The survey of investors indicates that most investors are completing either 10-year cash flows or extending the analysis to the end of the lease if it is more than 10-years. A 10-year period has been used in the analysis of the subject with the eleventh year stabilized NOI used to determine the reversion. SELLING COSTS Sales of similar size properties are typically accomplished with the aid of a broker and will also incur legal and other transaction related cost. Based on our survey of brokers and a review of institutional investor projections, an allowance of 2.00% of the sale amount is applied. DISCOUNTED CASH FLOW CONCLUSION Discounting the annual cash flows and the equity reversion at the selected rate of 11.00% indicates a value of $9,800,000. In this instance, the reversion figure contributes AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 32 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA approximately 40% of the total value. Investors surveyed for this assignment indicated they would prefer to have the cash flow contribute anywhere from 50% to 60%. Overall, the blend seems reasonable. The cash flow and pricing matrix are located on the following pages. AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 33 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA DISCOUNTED CASH FLOW ANALYSIS COOPER'S POINTE 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 $1,519,296 $1,564,875 $1,611,821 $1,660,176 $1,709,981 $1,761,280 Vacancy $ 75,965 $ 78,244 $ 80,591 $ 83,009 $ 85,499 $ 88,064 Credit Loss $ 15,193 $ 15,649 $ 16,118 $ 16,602 $ 17,100 $ 17,613 Concessions $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 --------------------------------------------------------------------------------------- Subtotal $ 91,158 $ 93,892 $ 96,709 $ 99,611 $ 102,599 $ 105,677 Laundry Income $ 3,840 $ 3,955 $ 4,074 $ 4,196 $ 4,322 $ 4,452 GarageRevenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 115,200 $ 118,656 $ 122,216 $ 125,882 $ 129,659 $ 133,548 --------------------------------------------------------------------------------------- Subtotal Other Income $ 119,040 $ 122,611 $ 126,290 $ 130,078 $ 133,981 $ 138,000 EFFECTIVE GROSS INCOME $1,547,178 $1,593,594 $1,641,401 $1,690,643 $1,741,363 $1,793,604 OPERATING EXPENSES: Taxes $ 153,600 $ 158,208 $ 162,954 $ 167,843 $ 172,878 $ 178,064 Insurance $ 44,160 $ 45,485 $ 46,849 $ 48,255 $ 49,702 $ 51,194 Utilities $ 80,640 $ 83,059 $ 85,551 $ 88,118 $ 90,761 $ 93,484 Repair & Maintenance $ 139,200 $ 143,376 $ 147,677 $ 152,108 $ 156,671 $ 161,371 Cleaning $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Landscaping $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Security $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Marketing & Leasing $ 17,280 $ 17,798 $ 18,332 $ 18,882 $ 19,449 $ 20,032 GeneralAdministrative $ 148,800 $ 153,264 $ 157,862 $ 162,598 $ 167,476 $ 172,500 Management $ 77,359 $ 79,680 $ 82,070 $ 84,532 $ 87,068 $ 89,680 Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 --------------------------------------------------------------------------------------- TOTAL OPERATING EXPENSES $ 661,039 $ 680,870 $ 701,296 $ 722,335 $ 744,005 $ 766,325 Reserves $ 48,000 $ 49,440 $ 50,923 $ 52,451 $ 54,024 $ 55,645 --------------------------------------------------------------------------------------- NET OPERATING INCOME $ 838,139 $ 863,284 $ 889,182 $ 915,857 $ 943,333 $ 971,633 ======================================================================================= Operating Expense Ratio (% of EGI) 42.7% 42.7% 42.7% 42.7% 42.7% 42.7% Operating Expense Per Unit $ 3,443 $ 3,546 $ 3,653 $ 3,762 $ 3,875 $ 3,991 ======================================================================================= YEAR APR-2010 APR-2011 APR-2012 APR-2013 APR-2014 FISCAL YEAR 7 8 9 10 11 --------------------------------------------------------------------------------------------------------------------------- REVENUE Base Rent $1,814,119 $1,868,542 $1,924,599 $1,982,337 $2,041,807 Vacancy $ 90,706 $ 93,427 $ 96,230 $ 99,117 $ 102,090 Credit Loss $ 18,141 $ 18,685 $ 19,246 $ 19,823 $ 20,418 Concessions $ 0 $ 0 $ 0 $ 0 $ 0 -------------------------------------------------------------------------- Subtotal $ 108,847 $ 112,113 $ 115,476 $ 118,940 $ 122,508 Laundry Income $ 4,585 $ 4,723 $ 4,864 $ 5,010 $ 5,161 GarageRevenue $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 137,555 $ 141,681 $ 145,932 $ 150,310 $ 154,819 -------------------------------------------------------------------------- Subtotal Other Income $ 142,140 $ 146,404 $ 150,796 $ 155,320 $ 159,980 EFFECTIVE GROSS INCOME $1,847,412 $1,902,834 $1,959,919 $2,018,717 $2,079,278 OPERATING EXPENSES: Taxes $ 183,406 $ 188,909 $ 194,576 $ 200,413 $ 206,426 Insurance $ 52,729 $ 54,311 $ 55,941 $ 57,619 $ 59,347 Utilities $ 96,288 $ 99,177 $ 102,152 $ 105,217 $ 108,373 Repair & Maintenance $ 166,212 $ 171,198 $ 176,334 $ 181,624 $ 187,073 Cleaning $ 0 $ 0 $ 0 $ 0 $ 0 Landscaping $ 0 $ 0 $ 0 $ 0 $ 0 Security $ 0 $ 0 $ 0 $ 0 $ 0 Marketing & Leasing $ 20,633 $ 21,252 $ 21,890 $ 22,546 $ 23,223 GeneralAdministrative $ 177,675 $ 183,005 $ 188,495 $ 194,150 $ 199,975 Management $ 92,371 $ 95,142 $ 97,996 $ 100,936 $ 103,964 Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 -------------------------------------------------------------------------- TOTAL OPERATING EXPENSES $ 789,315 $ 812,994 $ 837,384 $ 862,506 $ 888,381 Reserves $ 57,315 $ 59,034 $ 60,805 $ 62,629 $ 64,508 -------------------------------------------------------------------------- NET OPERATING INCOME $1,000,782 $1,030,806 $1,061,730 $1,093,582 $1,126,389 ========================================================================== Operating Expense Ratio (% of EGI) 42.7% 42.7% 42.7% 42.7% 42.7% Operating Expense Per Unit $ 4,111 $ 4,234 $ 4,361 $ 4,492 $ 4,627 ==========================================================================
"DCF" VALUE ANALYSIS Gross Residual Sale Price $11,263,892 Deferred Maintenance $ 0 Estimated Stabilized NOI $838,139 Sales Expense Rate 2.00% Less: Sales Expense $ 225,278 Add: Excess Land $ 0 ----------- Months to Stabilized 1 Discount Rate 11.00% Net Residual Sale Price $11,038,614 Other Adjustments $ 0 ---------- Stabilized Occupancy 95.0% Terminal Cap Rate 10.00% PV of Reversion $ 3,887,628 Value Indicated By "DCF" $9,763,045 Add: NPV of NOI $ 5,875,416 Rounded $9,800,000 ----------- PV Total $ 9,763,045
"DCF" VALUE SENSITIVITY TABLE
TOTAL VALUE DISCOUNT RATE ----------------------------------------------------------------------------------------- TERMINAL CAP RATE 10.50% 10.75% 11.00% 11.25% 11.50% 9.50% $10,298,440 $10,131,226 $9,967,657 $9,807,641 $9,651,089 9.75% $10,188,665 $10,023,904 $9,862,728 $9,705,046 $9,550,771 10.00% $10,084,379 $ 9,921,948 $9,763,045 $9,607,581 $9,455,469 10.25% $ 9,985,180 $ 9,824,966 $9,668,225 $9,514,870 $9,364,816 10.50% $ 9,890,705 $ 9,732,601 $9,577,920 $9,426,574 $9,278,480
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 34 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA INCOME LOSS DURING LEASE-UP The subject is currently near or at a stabilized condition. Therefore, there is no income loss during lease-up at the subject property. CONCESSIONS Concessions have historically not been utilized a the subject property or in the subject's market. Therefore, no adjustment was included for concessions. DIRECT CAPITALIZATION METHOD After having projected the income and expenses for the property, the next step in the valuation process is to capitalize the net income into an estimate of value. The selected overall capitalization rate ("OAR") covers both return on and return of capital. It is the overall rate of return an investor expects. After considering the market transactions and the investor surveys, we previously conclude that an overall rate of 8.50% percent is applicable to the subject. The results of our direct capitalization analysis are as follows: AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 35 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA COOPER'S POINTE APARTMENTS
TOTAL PER SQ. FT. PER UNIT %OF EGI ------------------------------------------------------------------------------------------------------------------------------ REVENUE Base Rent $1,519,296 $9.40 $ 7,913 Less: Vacancy & Collection Loss 6.00% $ 91,158 $0.56 $ 475 Plus: Other Income Laundry Income $ 3,840 $0.02 $ 20 0.25% Garage Revenue $ 0 $0.00 $ 0 0.00% Other Misc. Revenue $ 115,200 $0.71 $ 600 7.45% -------------------------------------------------------------- Subtotal Other Income $ 119,040 $0.74 $ 620 7.69% EFFECTIVE GROSS INCOME $1,547,178 $9.57 $ 8,058 OPERATING EXPENSES: Taxes $ 153,600 $0.95 $ 800 9.93% Insurance $ 44,160 $0.27 $ 230 2.85% Utilities $ 80,640 $0.50 $ 420 5.21% Repair & Maintenance $ 139,200 $0.86 $ 725 9.00% Cleaning $ 0 $0.00 $ 0 0.00% Landscaping $ 0 $0.00 $ 0 0.00% Security $ 0 $0.00 $ 0 0.00% Marketing & Leasing $ 17,280 $0.11 $ 90 1.12% General Administrative $ 148,800 $0.92 $ 775 9.62% Management 5.00% $ 77,359 $0.48 $ 403 5.00% Miscellaneous $ 0 $0.00 $ 0 0.00% TOTAL OPERATING EXPENSES $ 661,039 $4.09 $ 3,443 42.73% Reserves $ 48,000 $0.30 $ 250 3.10% -------------------------------------------------------------- NET OPERATING INCOME $ 838,139 $5.18 $ 4,365 54.17% -------------------------------------------------------------- "GOING IN" CAPITALIZATION RATE 8.50% VALUE INDICATION $9,860,463 $60.99 $51,357 "AS IS" VALUE INDICATION (DIRECT CAPITALIZATION APPROACH) $9,860,463 ROUNDED $9,900,000 $61.24 $51,563
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 36 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA DIRECT CAPITALIZATION VALUE SENSITIVITY TABLE CAP RATE VALUE ROUNDED $/UNIT $/SF 7.75% $10,814,701 $10,800,000 $ 56,250 $ 66.81 8.00% $10,476,742 $10,500,000 $ 54,688 $ 64.95 8.25% $10,159,265 $10,200,000 $ 53,125 $ 63.09 8.50% $ 9,860,463 $ 9,900,000 $ 51,563 $ 61.24 8.75% $ 9,578,735 $ 9,600,000 $ 50,000 $ 59.38 9.00% $ 9,312,659 $ 9,300,000 $ 48,438 $ 57.53 9.25% $ 9,060,966 $ 9,100,000 $ 47,396 $ 56.29
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 $9,800,000 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 $9,900,000. AMERICAN APPRAISAL ASSOCIATES, INC. RECONCILIATION AND CONCLUSION PAGE 37 COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA RECONCILIATION AND CONCLUSION This appraisal was made to express an opinion as of the Market Value of the fee simple estate in the property. AS IS MARKET VALUE OF THE FEE SIMPLE ESTATE Cost Approach Not Utilized Sales Comparison Approach $10,000,000 Income Approach $ 9,900,000 Reconciled Value $ 9,900,000
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 Income Capitalization Method. The Sales Comparison Approach to value supported the value conclusion by the Income Approach and was given secondary consideration. Investment-grade, income-producing properties such as the subject are not typically traded based on cost. Therefore, the Cost Approach has not been considered in our valuation. FINAL VALUE - FEE SIMPLE ESTATE Based on the investigation and premise outlined, it is our opinion that as of May 28, 2003 the market value of the fee simple estate in the property is: $9,900,000 AMERICAN APPRAISAL ASSOCIATES, INC. ADDENDA COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA ADDENDA AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CARLINA EXHIBIT A SUBJECT PHOTOGRAPHS AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA SUBJECT PHOTOGRAPHS [ENTRANCE INTO PROJECT PICTURE] [INTERIOR OF CLUBHOUSE PICTURE] [POOL AND SPA PICTURE] [INTERIOR - APARTMENT UNIT PICTURE] [EXTERIOR - APARTMENT UNITS PICTURE] [EXTERIOR - APARTMENT UNITS PICTURE] AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA SUBJECT PHOTOGRAPHS [INTERIOR - LIVING ROOM PICTURE] [INTERIOR - KITCHEN PICTURE] [INTERIOR - BATHROOM PICTURE] [INTERIOR - BEDROOM PICTURE] [EXTERIOR - BALCONY PICTURE] [EXTERIOR - STORAGE CLOSET AND LANDING AREA PICTURE] AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA EXHIBIT B SUMMARY OF RENT COMPARABLES AND PHOTOGRAPH OF COMPARABLES AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA PHOTOGRAPHS OF COMPARABLE SALE PROPERTIES COMPARABLE I-1 COMPARABLE I-2 COMPARABLE I-3 MELROSE PARK CARRINGTON PLACE MARTIN'S CREEK 2494 Etiwan Avenue 1300 Park West Boulevard 700 Martin's Creek Blvd. Charleston, SC Mt. Pleasant, SC Summerville, SC [PICTURE] [PICTURE] [PICTURE]
COMPARABLE I-4 COMPARABLE I-5 PEPPERTREE WESTBURY MEWS 4640 Forest Hills Drive 1425 Old Trolley Road N. Charleston, SC Summerville, SC [PICTURE] [PICTURE]
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA SUMMARY OF COMPARABLE RENTAL PROPERTIES
COMPARABLE DESCRIPTION SUBJECT R - 1 ----------------------------------------------------------------------------------------------------------------------------------- Property Name Cooper's Pointe Apartments Deer Run Management Company AIMCO Churchill Forge Properties LOCATION: Address 2225 Greenridge Road 8755 Jenny Lind Street City, State North Charleston, South Carolina North Charleston, South Carolina County Charleston Charleston Proximity to Subject 1 mile north of the subject PHYSICAL CHARATERISTICS: Net Rentable Area (SF) 161,664 138,080 Year Built 1986 1985 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.) Open Open Number of Units 192 152 Unit Mix: Type Unit Qty. Mo. Rent Type Unit Qty. Mo. 1 1Br/1Ba 697 76 $588 1 1BD/1BH 780 56 $580 2 2Br/2Ba 937 116 $686 2 2BD/2BH 960 80 $660 0 3BD/2BH 1,100 16 $790 Average Unit Size (SF) 842 908 Unit Breakdown: Efficiency 0% 2-Bedroom 60% Efficiency 0% 2-Bedroom 53% 1-Bedroom 40% 3-Bedroom 0% 1-Bedroom 37% 3-Bedroom 10% CONDITION: Good Good APPEAL: Good Good AMENITIES: Unit Amenities Attach. Garage Vaulted Ceiling Attach. Garage X Vaulted Ceiling X Balcony X W/D Connect. X Balcony X W/D Connect. X Fireplace X Fireplace X X Cable TV Ready X Cable TV Ready Full-size washer/dryer Project Amenities X Swimming Pool X Swimming Pool X Spa/Jacuzzi Car Wash Spa/Jacuzzi Car Wash Basketball Court BBQ Equipment X Basketball Court BBQ Equipment Volleyball Court Theater Room Volleyball Court Theater Room Sand Volley Ball Meeting Hall X Sand Volley Ball Meeting Hall X Tennis Court Secured Parking X Tennis Court Secured Parking Racquet Ball X Laundry Room Racquet Ball Laundry Room Jogging Track X Business Office Jogging Track X Business Office Gym Room X Gym Room OCCUPANCY: 99% 95% LEASING DATA: Available Leasing Terms 6 to 15 Months 6, 9 & 12 Months Concessions None $40.00 off per month for 1BR units Pet Deposit $300 - $500 $200 Utilities Paid by Tenant: X Electric X Natural Gas X Electric X Natural Gas X Water Trash Water Trash Confirmation May 20, 2003; Karen Burk (Property Manager) May 20, 2003; Renee (Property Manager) Telephone Number (843) 572-1716 (843) 553-5310 NOTES: A $10.00 premium is charged for fireplaces. The rental rates included in this analysis reflect units with fireplaces. COMPARISON TO SUBJECT: Similar COMPARABLE COMPARABLE DESCRIPTION R - 2 R - 3 ---------------------------------------------------------------------------------------------------------------------------------- Property Name Farrington Place Jamison Park Management Company HVM Management Company Pendergraph Management LOCATION: Address 7927 St. ives Road 2245 Greenridge Road City, State North Charleston, South Carolina North Charleston, South Carolina County Charleston Charleston Proximity to Subject Right next to the subject Right next to the subject PHYSICAL CHARATERISTICS: Net Rentable Area (SF) 156,272 208,143 Year Built 1989 2001 Effective Age 10 1 Building Structure Type Brick & wood siding walls; asphalt shingle roof Brick & wood siding walls; asphalt shingle roof Parking Type (Gr., Cov., etc.) Open Garages, Open Number of Units 168 216 Unit Mix: Type Unit Qty. Mo. Type Unit Qty. Mo. 1 1BR/1BA 738 64 $625 1 1BD/1BH 692 54 $625 2 2BR/2BA 988 80 $730 2 2BD/2BH - Type 1 1,000 63 $755 0 3BR/3BA 1,250 24 $890 0 2BD/2BH - Type 2 1,009 63 $765 0 3BD/2BH 1,228 36 $905 Average Unit Size (SF) 930 964 Unit Breakdown: Efficiency 0% 2-Bedroom 48% Efficiency 0% 2-Bedroom 58% 1-Bedroom 38% 3-Bedroom 14% 1-Bedroom 25% 3-Bedroom 17% CONDITION: Good Good APPEAL: Good 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 Fireplace X Cable TV Ready X Cable TV Ready Project Amenities X Swimming Pool X Swimming Pool X Spa/Jacuzzi Car Wash Spa/Jacuzzi X Car Wash X Basketball Court X BBQ Equipment Basketball Court BBQ Equipment Volleyball Court Theater Room Volleyball Court Theater Room Sand Volley Ball Meeting Hall Sand Volley Ball Meeting Hall X Tennis Court Secured Parking Tennis Court Secured Parking Racquet Ball X Laundry Room Racquet Ball Laundry Room Jogging Track X Business Office Jogging Track X Business Office X Gym Room X Gym Room OCCUPANCY: 97% 94% LEASING DATA: Available Leasing Terms 6 to 24 Months 6, 9 & 13 Months Concessions 1 - 1 1/2 Months Free 1 - 1 1/2 Months Free Pet Deposit $300 $200 Utilities Paid by Tenant: X Electric X Natural Gas X Electric X Natural Gas Water Trash X Water Trash Confirmation May 20, 2003; (Property Manager) May 20, 2003; Tracy (Property Manager) Telephone Number (843) 569-3509 (843) 797-5100 NOTES: Project is located immediately south of the Garages are an additional $69 per month, while subject and includes a controlled access storage units are an additional $25 per month. gate. COMPARISON TO SUBJECT: Superior Superior COMPARABLE COMPARABLE DESCRIPTION R - 4 R - 5 ---------------------------------------------------------------------------------------------------------------------------------- Property Name Springhouse Apartments Audubon Park Management Company AIMCO Steven D. Bell & Company LOCATION: Address 7930 St. Ives Road 1700 Eagle Landing Boulevard City, State North Charleston Hanahan, South Carolina County Charleston Charleston Proximity to Subject 1 block south of the subject 1 mile east of the subject PHYSICAL CHARATERISTICS: Net Rentable Area (SF) 214,848 207,554 Year Built 1985 1991 Effective Age 15 10 Building Structure Type Brick & wood siding walls; asphalt shingle roof Brick & wood siding walls; asphalt shingle roof Parking Type (Gr., Cov., etc.) Open Open Number of Units 248 228 Unit Mix: Type Unit Qty. Mo. Type Unit Qty. Mo. 1 1BD/1BH - Type 1 680 68 $529 1 1BD/1BA 690 12 $565 1 1BD/1BH - Type 2 826 24 $579 1 1BD/1BA 800 40 $645 0 2BD/1BH 837 24 $639 2 2BD/2BA 960 72 $715 2 2BD/2BH - Type 1 934 92 $659 2 2BD/2BA 1,000 24 $755 0 2BD/2BH - Type 2 1,048 24 $709 0 2BR/2BA 1,070 40 $770 0 3BR/3BA 1,101 16 $849 0 3BD/2BA 1,220 40 $905 Average Unit Size (SF) 866 987 Unit Breakdown: Efficiency 0% 2-Bedroom 56% Efficiency 0% 2-Bedroom 60% 1-Bedroom 37% 3-Bedroom 7% 1-Bedroom 23% 3-Bedroom 17% CONDITION: Good Good APPEAL: Good 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 Spa/Jacuzzi Car Wash Spa/Jacuzzi X Car Wash X 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 X Tennis Court Secured Parking X Tennis Court Secured Parking Racquet Ball X Laundry Room Racquet Ball X Laundry Room Jogging Track X Business Office Jogging Track X Business Office X Gym Room X Gym Room OCCUPANCY: 90% 93% LEASING DATA: Available Leasing Terms 6 to 13 Months Flexible Concessions 1 - 1 1/2 Months Free None Pet Deposit $250 375 Utilities Paid by Tenant: X Electric X Natural Gas X Electric X Natural Gas Water Trash Water Trash Confirmation May 20, 2003; (Property Manager) May 20, 2003; (Property Manager) Telephone Number (972)234-1231 (843) 569-0055 NOTES: None Garages are an additional $75 per month, while storage units are an additional $45 per month. COMPARISON TO SUBJECT: Inferior Similar
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA PHOTOGRAPHS OF COMPARABLE RENT PROPERTIES COMPARABLE R-1 COMPARABLE R-2 COMPARABLE R-3 DEER RUN FARRINGTON PLACE JAMISON PARK 8755 Jenny Lind Street 7927 St. ives Road 2245 Greenridge Road North Charleston, South Carolina North Charleston, South Carolina North Charleston, South Carolina [PICTURE] [PICTURE] [PICTURE]
COMPARABLE R-4 COMPARABLE R-5 SPRINGHOUSE APARTMENTS AUDUBON PARK 7930 St. Ives Road 1700 Eagle Landing Boulevard North Charleston Hanahan, South Carolina [PICTURE] [PICTURE]
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA EXHIBIT C ASSUMPTIONS AND LIMITING CONDITIONS (3 PAGES) AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA No responsibility is assumed for matters legal in nature. No investigation has been made of the title to or any liabilities against the property appraised. In this appraisal, it is presumed that, unless otherwise noted, the owner's claim is valid, the property rights are good and marketable, and there are no encumbrances which cannot be cleared through normal processes. To the best of our knowledge, all data set forth in this report are true and accurate. Although gathered from reliable sources, no guarantee is made nor liability assumed for the accuracy of any data, opinions, or estimates identified as being furnished by others which have been used in formulating this analysis. Land areas and descriptions used in this appraisal were obtained from public records and have not been verified by legal counsel or a licensed surveyor. No soil analysis or geological studies were ordered or made in conjunction with this report, nor were any water, oil, gas, or other subsurface mineral and use rights or conditions investigated. Substances such as asbestos, urea-formaldehyde foam insulation, other chemicals, toxic wastes, or other potentially hazardous materials could, if present, adversely affect the value of the property. Unless otherwise stated in this report, the existence of hazardous substance, which may or may not be present on or in the property, was not considered by the appraiser in the development of the conclusion of value. The stated value estimate is predicated on the assumption that there is no material on or in the property that would cause such a loss in value. No responsibility is assumed for any such conditions, and the client has been advised that the appraiser is not qualified to detect such substances, quantify the impact on values, or develop the remedial cost. No environmental impact study has been ordered or made. Full compliance with applicable federal, state, and local environmental regulations and laws is assumed unless otherwise stated, defined, and considered in the report. It is also assumed that all required licenses, consents, or other legislative or administrative authority from any local, state, or national government or private entity organization either have been or can be obtained or renewed for any use which the report covers. AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA It is assumed that all applicable zoning and use regulations and restrictions have been complied with unless a nonconformity has been stated, defined, and considered in the appraisal report. Further, it is assumed that the utilization of the land and improvements is within the boundaries of the property described and that no encroachment or trespass exists unless noted in the report. The Americans with Disabilities Act ("ADA") became effective January 26, 1992. We have not made a specific compliance survey and analysis of this property to determine whether or not it is in conformity with the various detailed requirements of the ADA. It is possible that a compliance survey of the property together with a detailed analysis of the requirements of the ADA could reveal that the property is not in compliance with one or more of the requirements of the act. If so, this fact could have a negative effect on the value of the property. Since we have no direct evidence relating to this issue, we did not consider the possible noncompliance with the requirements of ADA in estimating the value of the property. We have made a physical inspection of the property and noted visible physical defects, if any, in our report. This inspection was made by individuals generally familiar with real estate and building construction. However, these individuals are not architectural or structural engineers who would have detailed knowledge of building design and structural integrity. Accordingly, we do not opine on, nor are we responsible for, the structural integrity of the property including its conformity to specific governmental code requirements, such as fire, building and safety, earthquake, and occupancy, or any physical defects which were not readily apparent to the appraiser during the inspection. The value or values presented in this report are based upon the premises outlined herein and are valid only for the purpose or purposes stated. The date of value to which the conclusions and opinions expressed apply is set forth in this report. The value opinion herein rendered is based on the status of the national business economy and the purchasing power of the U.S. dollar as of that date. Testimony or attendance in court or at any other hearing is not required by reason of this appraisal unless arrangements are previously made within a reasonable time in advance for AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA such testimony, and then such testimony shall be at American Appraisal Associates, Inc.'s, prevailing per diem for the individuals involved. Possession of this report or any copy thereof does not carry with it the right of publication. No portion of this report (especially any conclusion to use, the identity of the appraiser or the firm with which the appraiser is connected, or any reference to the American Society of Appraisers or the designations awarded by this organization) shall be disseminated to the public through prospectus, advertising, public relations, news, or any other means of communication without the written consent and approval of American Appraisal Associates, Inc. AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT D COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA EXHIBIT D CERTIFICATE OF APPRAISER (1 PAGE) AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT D CERTIFICATE OF APPRAISER I certify that, to the best of my knowledge and belief: The statements of fact contained in this report are true and correct. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and represent the unbiased professional analyses, opinions, and conclusions of American Appraisal Associates, Inc. American Appraisal Associates, Inc. and I personally, have no present or prospective interest in the property that is the subject of this report and have no personal interest or bias with respect to the parties involved. Compensation for American Appraisal Associates, Inc. is not contingent on an action or event resulting from the analyses, opinions, or conclusions in, or the use of, this report. The analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Uniform Standards of Professional Appraisal Practice and the Code of Professional Ethics and the Standards of Professional Practice of the Appraisal Institute. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. I personally did not inspect the subject property. David Johnsen, MAI and Jimmy Pat James, MAI provided significant real property appraisal assistance in the preparation of this report. I am currently in compliance with the Appraisal Institute's continuing education requirements. -s- Frank Fehribach MAI ------------------------------- Frank Fehribach, MAI Managing Principal, Real Estate Group South Carolina Temporary Practice Permit #095-03 AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA EXHIBIT E QUALIFICATIONS OF APPRAISER (2 PAGES) AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA FRANK A. FEHRIBACH, MAI MANAGING PRINCIPAL, REAL ESTATE GROUP POSITION Frank A. Fehribach is a Managing Principal for the Dallas Real Estate Group of American Appraisal Associates, Inc. ("AAA"). EXPERIENCE Valuation Mr. Fehribach has experience in valuations for resort hotels; Class A office buildings; Class A multifamily complexes; industrial buildings and distribution warehousing; multitract mixed-use vacant land; regional malls; residential subdivision development; and special-purpose properties such as athletic clubs, golf courses, manufacturing facilities, nursing homes, and medical buildings. Consulting assignments include development and feasibility studies, economic model creation and maintenance, and market studies. Mr. Fehribach also has been involved in overseeing appraisal and consulting assignments in Mexico and South America. Business Mr. Fehribach joined AAA as an engagement director in 1998. He was promoted to his current position in 1999. Prior to that, he was a manager at Arthur Andersen LLP. Mr. Fehribach has been in the business of real estate appraisal for over ten years. EDUCATION University of Texas - Arlington Master of Science - Real Estate University of Dallas Master of Business Administration - Industrial Management Bachelor of Arts - Economics STATE State of Arizona CERTIFICATIONS Certified General Real Estate Appraiser, #30828 State of Arkansas State Certified General Appraiser, #CG1387N State of Colorado Certified General Appraiser, #CG40000445 State of Georgia Certified General Real Property Appraiser, #218487 State of Michigan Certified General Appraiser, #1201008081 State of Texas Real Estate Salesman License, #407158 (Inactive) State of Texas State Certified General Real Estate Appraiser, #TX-1323954-G AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA PROFESSIONAL Appraisal Institute, MAI Designated Member AFFILIATIONS Candidate Member of the CCIM Institute pursuing Certified Commercial Investment Member (CCIM) designation PUBLICATIONS "An Analysis of the Determinants of Industrial Property -authored with Dr. Ronald C. Rutherford and Dr. Mark Eakin, The Journal of Real Estate Research, Vol. 8, No. 3, Summer 1993, p. 365. AMERICAN APPRAISAL ASSOCIATES, INC. COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA GENERAL SERVICE CONDITIONS AMERICAN APPRAISAL ASSOCIATES, INC. COOPER'S POINTE APARTMENTS, NORTH CHARLESTON, SOUTH CAROLINA GENERAL SERVICE CONDITIONS The services(s) provided by AAA will be performed in accordance with professional appraisal standards. Our compensation is not contingent in any way upon our conclusions of value. We assume, without independent verification, the accuracy of all data provided to us. We will act as an independent contractor and reserve the right to use subcontractors. All files, workpapers or documents developed by us during the course of the engagement will be our property. We will retain this data for at least five years. Our report is to be used only for the specific purpose stated herein; and any other use is invalid. No reliance may be made by any third party without our prior written consent. You may show our report in its entirety to those third parties who need to review the information contained herein. No one should rely on our report as a substitute for their own due diligence. We understand that our reports will be described in public tender offer documents distributed to limited partners. We reserve the right to review the public tender offer documents prior to their issuance to confirm that disclosures of facts from the current appraisals are accurate. No reference to our name or our report, in whole or in part, in any other SEC filing or private placement memorandum you prepare and/or distribute to third parties may be made without our prior written consent. The Tender Offer Partnerships, as that term is defined in the Settlement Agreement, agree to indemnify and hold us harmless against and from any and all losses, claims, actions, damages, expenses or liabilities, including reasonable attorneys' fees, to which we may become subject in connection with this engagement except where such losses, claims, actions, damages, expenses or liabilities, including reasonable attorney's fees, arise or result from AAA's misconduct, bad faith or negligence. Co-Clients will not be liable for any of our acts or omissions. AAA is an equal opportunity employer.