EX-99.(C)(1) 3 d07264a2exv99wxcyx1y.txt APPRAISAL OF CEDAR BROOKE CEDAR BROOKE APARTMENTS 3100 QUAIL CREEK DRIVE INDEPENDENCE, MISSOURI MARKET VALUE - FEE SIMPLE ESTATE AS OF MAY 9, 2003 PREPARED FOR: APARTMENT INVESTMENT AND MANAGEMENT COMPANY (AIMCO) C/O LINER YANKELEVITZ SUNSHINE & REGENSTREIF LLP & LIEFF CABRASER HEIMANN & BERNSTEIN ON BEHALF OF NUANES, ET. AL. [AMERICAN APPRAISAL ASSOCIATES(R) LOGO] [AMERICAN APPRAISAL ASSOCIATES(R) LOGO] [AMERICAN APPRAISAL ASSOCIATES(R) LETTERHEAD] 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 BROOKE APARTMENTS 3100 QUAIL CREEK DRIVE INDEPENDENCE, JACKSON COUNTY, MISSOURI 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 158 units with a total of 148,008 square feet of rentable area. The improvements were built in 1972. The improvements are situated on 10.56000918 acres. Overall, the improvements are in average condition. As of the date of this appraisal, the subject property is 96% 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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI The opinions expressed in this appraisal cover letter can only be completely understood by reading the narrative report, addenda, and other data, which is attached. The appraisal is subject to the attached general assumptions and limiting conditions and general service conditions. As a result of our investigation, it is our opinion that the fee simple market value of the subject, effective May 9, 2003 is: ($6,100,000) Respectfully submitted, AMERICAN APPRAISAL ASSOCIATES, INC. -s- Frank Fehribach July 9, 2003 Frank Fehribach, MAI #053272 Managing Principal, Real Estate Group Missouri Temporary Practice Permit Report By: Kim Cook AMERICAN APPRAISAL ASSOCIATES, INC. TABLE OF CONTENTS PAGE 3 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI EXECUTIVE SUMMARY PART ONE - PROPERTY DESCRIPTION PROPERTY NAME: Cedar Brooke Apartments LOCATION: 3100 Quail Creek Drive Independence, Missouri INTENDED USE OF ASSIGNMENT: Court Settlement PURPOSE OF APPRAISAL: "As Is" Market Value of the Fee Simple Estate INTEREST APPRAISED: Fee simple estate DATE OF VALUE: May 9, 2003 DATE OF REPORT: July 9, 2003 PHYSICAL DESCRIPTION - SITE & IMPROVEMENTS: SITE: Size: 10.5600091827365 acres, or 459,994 square feet Assessor Parcel No.: 33-610-01-31-00-0-00-000; Floodplain: Community Panel No. 290172 0035E (March 21, 2000) Flood Zone X (see comments), an area outside the floodplain. Zoning: R-3 (Moderate Density Residential) BUILDING: No. of Units: 158 Units Total NRA: 148,008 Square Feet Average Unit Size: 937 Square Feet Apartment Density: 15.0 units per acre Year Built: 1972 UNIT MIX AND MARKET RENT: GROSS RENTAL INCOME PROJECTION
Market Rent Square ------------------------ Monthly Annual Unit Type Feet Per Unit Per SF Income Income ---------------------------------------------------------------------------------------------------------- 1Br/1Ba - 1A10 802 $560 $0.70 $22,400 $ 268,800 1Br/1Ba - 1B10 842 $570 $0.68 $22,800 $ 273,600 2Br/1Ba - 2A15 1,032 $660 $0.64 $25,740 $ 308,880 2Br/1Ba - 2B15 1,072 $700 $0.65 $24,500 $ 294,000 2Br/1Ba - 2C15 1,120 $720 $0.64 $ 2,880 $ 34,560 ------- --------- Total $98,320 $1,179,840
OCCUPANCY: 96% ECONOMIC LIFE: 45 Years EFFECTIVE AGE: 25 Years
AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 5 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI REMAINING ECONOMIC LIFE: 20 Years SUBJECT PHOTOGRAPHS AND LOCATION MAP: SUBJECT PHOTOGRAPHS [ENTRANCE TO SUBJECT PICTURE] [EXTERIOR - TYPICAL VIEW OF BUILDINGS PICTURE] AREA MAP [MAP] AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 6 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI PART TWO - ECONOMIC INDICATORS INCOME CAPITALIZATION APPROACH
Amount $/Unit ------ ------ DIRECT CAPITALIZATION Potential Rental Income $1,179,840 $7,467 Effective Gross Income $1,203,901 $7,620 Operating Expenses $506,545 $3,206 42.1% of EGI Net Operating Income: $657,856 $4,164 Capitalization Rate 11.00% DIRECT CAPITALIZATION VALUE $6,000,000 * $37,975 / UNIT DISCOUNTED CASH FLOW ANALYSIS: Holding Period 10 years 2002 Economic Vacancy 5% Stabilized Vacancy & Collection Loss: 7% Lease-up / Stabilization Period N/A Terminal Capitalization Rate 12.00% Discount Rate 13.00% Selling Costs 2.00% Growth Rates: Income 3.00% Expenses: 3.00% DISCOUNTED CASH FLOW VALUE $6,200,000 * $39,241 / UNIT RECONCILED INCOME CAPITALIZATION VALUE $6,100,000 $38,608 / UNIT SALES COMPARISON APPROACH PRICE PER UNIT: Range of Sales $/Unit (Unadjusted) $21,053 to $53,438 Range of Sales $/Unit (Adjusted) $33,937 to $42,814 VALUE INDICATION - PRICE PER UNIT $6,100,000 * $38,608 / UNIT EGIM ANALYSIS Range of EGIMs from Improved Sales 4.08 to 6.59 Selected EGIM for Subject 5.00 Subject's Projected EGI $1,203,901 EGIM ANALYSIS CONCLUSION $6,000,000 * $37,975 / UNIT NOI PER UNIT ANALYSIS CONCLUSION $6,000,000 * $37,975 / UNIT RECONCILED SALES COMPARISON VALUE $6,000,000 $37,975 / 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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI PART THREE - SUMMARY OF VALUE CONCLUSIONS SALES COMPARISON APPROACH: Price Per Unit $6,100,000 NOI Per Unit $6,000,000 EGIM Multiplier $6,000,000 INDICATED VALUE BY SALES COMPARISON $6,000,000 $37,975 / UNIT INCOME APPROACH: Direct Capitalization Method: $6,000,000 Discounted Cash Flow Method: $6,200,000 INDICATED VALUE BY THE INCOME APPROACH $6,100,000 $38,608 / UNIT RECONCILED OVERALL VALUE CONCLUSION: $6,100,000 $38,608 / UNIT
AMERICAN APPRAISAL ASSOCIATES, INC. INTRODUCTION PAGE 9 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI INTRODUCTION IDENTIFICATION OF THE SUBJECT The subject property is located at 3100 Quail Creek Drive, Independence, Jackson County, Missouri. Independence identifies it as 33-610-01-31-00-0-00-000; . SCOPE OF THE ASSIGNMENT The property, neighborhood, and comparables were inspected by Kim Cook on May 9, 2003. Frank Fehribach, MAI has not made a personal inspection of the subject property. Kim Cook performed the research, valuation analysis and wrote the report. Frank Fehribach, MAI reviewed the report and concurs with the value. Frank Fehribach, MAI and Kim Cook have extensive experience in appraising similar properties and meet the USPAP competency provision. The scope of this investigation comprises the inspection of the property and the collection, verification, and analysis of general and specific data pertinent to the subject property. We have researched current improved sales and leases of similar properties, analyzing them as to their comparability, and adjusting them accordingly. We completed the Sales Comparison and Income Capitalization Approaches to value. From these approaches to value, a concluded overall value was made. DATE OF VALUE AND REPORT This appraisal was made to express the opinion of value as of May 9, 2003. The date of the report is July 9, 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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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 JCIP. 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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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 Independence, Missouri. 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 - Lee's Summit Road West - Noland Road South - US Highway 40 North - Interstate 70 MAJOR EMPLOYERS Major employers in the subject's area include Sprint (17,922 employees), Health Midwest (8,735 employees), Hallmark Cards (5,600 employees), Ford Motor Company (5,594 employees), Honeywell International (4,820 employees), Southwestern Bell (4,600 employees), AT&T (4,023 employees), and DST (4,000 employees). 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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI NEIGHBORHOOD DEMOGRAPHICS
AREA ------------------------------------------ CATEGORY 1-Mi. RADIUS 3-Mi. RADIUS 5-Mi. RADIUS MSA -------------------------------------------------------------------------------------- POPULATION TRENDS Current Population 6,627 54,118 136,792 1,807,569 5-Year Population 6,652 55,458 138,656 1,892,507 % Change CY-5Y 0.4% 2.5% 1.4% 4.7% Annual Change CY-5Y 0.1% 0.5% 0.3% 0.9% HOUSEHOLDS Current Households 2,875 23,128 57,692 709,949 5-Year Projected Households 2,980 24,087 59,297 750,540 % Change CY - 5Y 3.7% 4.1% 2.8% 5.7% Annual Change CY-5Y 0.7% 0.8% 0.6% 1.1% INCOME TRENDS Median Household Income $ 54,676 $ 46,767 $ 40,215 $ 49,518 Per Capita Income $ 27,281 $ 24,454 $ 23,137 $ 24,363 Average Household Income $ 63,258 $ 57,573 $ 54,851 $ 62,029
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 21.38% 21.05% 27.22% 29.10% 5-Year Projected % Renting 22.93% 22.54% 27.45% 28.33% % of Households Owning 75.55% 75.06% 67.08% 62.84% 5-Year Projected % Owning 74.10% 73.72% 67.04% 64.03%
Source: Demographics Now AMERICAN APPRAISAL ASSOCIATES, INC. AREA ANALYSIS PAGE 13 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI SURROUNDING IMPROVEMENTS The following uses surround the subject property: North - Creek and good quality residential subdivision South - Quail Creek Apartments East - Creek and low, wet vacant land, residential development West - Church, residential development CONCLUSIONS The subject is well located within the city of Independence. 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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI MARKET ANALYSIS The subject property is located in the city of Independence in Jackson County. The overall pace of development in the subject's market is more or less stable. No units are currently being added to this submarket, according to the REIS report. The following table illustrates historical vacancy rates for the subject's market. HISTORICAL VACANCY RATE
Period Region Submarket ------------------------------------------------------------------------------------- 1st Quarter 2003 7.0% 6.4% 4th Quarter 2002 6.4% 4.4% Average Per Ending 12/31/02 5.5% 4.0%
Source: REIS, Subtrend Futures, Kansas City Apartment, Independence, 1st Quarter 2003 Occupancy trends in the subject's market are decreasing. Historically speaking, the subject's submarket has outperformed the overall market. Market rents in the subject's market have been following a stable trend. The following table illustrates historical rental rates for the subject's market. HISTORICAL AVERAGE RENT
Period Region % Change Submarket % Change ------------------------------------------------------------------------------------- 1st Qtr 2003 NA NA $523 - YE 2002 NA NA $531 1.5% YE 2001 NA NA $527 -0.8% YE 2000 NA NA $543 3.0%
Source: REIS, Subtrend Futures, Kansas City Apartment, Independence, 1st Quarter 2003 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 Williamsburg Square 144 96% 1989 1.8 miles NW of subject R-2 Quail Creek 180 99% 1981 Just S of subject R-3 Cliffside Apartments 100 98% 1990 2 miles E of subject R-4 Coventry Park 155 94% 1975 3 miles NE of subject R-5 The Mansions 550 89% 1990 4 miles N of subject Subject Cedar Brooke Apartments 158 96% 1972
AMERICAN APPRAISAL ASSOCIATES, INC. MARKET ANALYSIS PAGE 15 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI Overall, the Independence submarket has lower vacancy rates than the surrounding region. The submarket will have little expansion of the existing inventory during the next few years. AMERICAN APPRAISAL ASSOCIATES, INC. PROPERTY DESCRIPTION PAGE 16 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI PROPERTY DESCRIPTION SITE ANALYSIS Site Area 10.5600091827365 acres, or 459,994 square feet Shape Irregular Topography Slightly slope Utilities All necessary utilities are available to the site. Soil Conditions Stable Easements Affecting Site None other than typical utility easements Overall Site Appeal Good Flood Zone: Community Panel 290172 0035E, dated March 21, 2000 Flood Zone Zone X (see comments) Zoning R-3, the subject improvements represent a legal conforming use of the site. REAL ESTATE TAXES
ASSESSED VALUE - 2002 ----------------------------------- TAX RATE / PROPERTY PARCEL NUMBER LAND BUILDING TOTAL MILL RATE TAXES ------------------------------------------------------------------------------------------------ 33-610-01-31-00- 0-00-000; $ 0 $1,065,493 $1,065,493 0.07113 $75,793
IMPROVEMENT ANALYSIS Year Built 1972 Number of Units 158 Net Rentable Area 148,008 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, meeting hall, 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 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI Unit Mix:
Unit Area Unit Type Number of Units (Sq. Ft.) --------------------------------------------------- 1Br/1Ba - 1A10 40 802 1Br/1Ba - 1B10 40 842 2Br/1Ba - 2A15 39 1,032 2Br/1Ba - 2B15 35 1,072 2Br/1Ba - 2C15 4 1,120
Overall Condition Average Effective Age 25 years Economic Life 45 years Remaining Economic Life 20 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 1972 and consist of a 158-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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI SUMMARY OF COMPARABLE SALES -IMPROVED
COMPARABLE COMPARABLE DESCRIPTION SUBJECT I - 1 I - 2 --------------------------------------------------------------------------------------------------------------------- Property Name Cedar Brooke Apartments Stoneybrooke of Raytown Grandboro Arms Apartments LOCATION: Address 3100 Quail Creek Drive 9805 East 61st Street 13902 Grandboro Lane City, State Independence, Missouri Raytown, MO Grandview, MO County Jackson Jackson Jackson PHYSICAL CHARACTERISTICS: Net Rentable Area (SF) 148,008 97,277 115,585 Year Built 1972 1972 1976 Number of Units 158 119 114 Unit Mix: Type Total Type Total Type Total 1Br/1Ba - 1A10 40 1Br/1Ba 15 1Br/1Ba - 1B10 40 2Br/1Ba 58 2Br/1Ba - 2A15 39 3Br/1.5Ba 21 2Br/1Ba - 2B15 35 3Br/1.5Ba, TH 8 2Br/1Ba - 2C15 4 4Br/1.5Ba TH 12 Average Unit Size (SF) 937 817 1,014 Land Area (Acre) 10.5600 4.2200 9.1000 Density (Units/Acre) 15.0 28.2 12.5 Parking Ratio (Spaces/Unit) 1.90 NA 2.11 Parking Type (Gr., Cov., etc.) Open Open, carports Open CONDITION: Average Fair Fair APPEAL: Average Fair Fair AMENITIES: Pool/Spa Yes/No No/No Yes/No Gym Room No No No Laundry Room Yes Yes Yes Secured Parking No No No Sport Courts Yes No Yes Washer/Dryer Connection Yes (in 2&3 Br units) No No OCCUPANCY: 96% 80% 98% TRANSACTION DATA: Sale Date November, 2002 December, 2001 Sale Price ($) $3,700,000 $3,860,000 Grantor Midland-Missouri Real Estate Monopoly Acquisitions Grantee Stoneybrook Apartments LTD David Jones, et al Sale Documentation Book 2640, Page 1 Book 2001K/0075927 Verification Broker Contract/Grantee Telephone Number ESTIMATED PRO-FORMA: Total $ $/Unit $/SF Total $ $/Unit $/SF Potential Gross Income $818,724 $6,880 $8.42 $830,114 $7,282 $7.18 Vacancy/Credit Loss $ 40,936 $ 344 $0.42 $ 40,722 $ 357 $0.35 Effective Gross Income $777,788 $6,536 $8.00 $789,392 $6,924 $6.83 Operating Expenses $367,067 $3,085 $3.77 $372,201 $3,265 $3.22 Net Operating Income $410,721 $3,451 $4.22 $417,191 $3,660 $3.61 NOTES: Renovated in 1995 Sale price includes $110,000 Seller financed $400,000 at in deferred maintenance prime rate. Inferior location Former HUD project conv and age/condition to market rate project PRICE PER UNIT $31,092 $33,860 PRICE PER SQUARE FOOT $ 38.04 $ 33.40 EXPENSE RATIO 47.2% 47.2% EGIM 4.76 4.89 OVERALL CAP RATE 11.10% 10.81% Cap Rate based on Pro Forma or Actual Income? PRO FORMA ACTUAL COMPARABLE COMPARABLE COMPARABLE DESCRIPTION I - 3 I - 4 I - 5 ------------------------------------------------------------------------------------------------------------------------- Property Name Broadway Village Apartments Candlelite Apartments The Pines Apartments LOCATION: Address 209 NW 63rd Street 6522 East 125th Street 9530 Mission Road City, State Gladstone, MO Grandview, MO Overland Park, KS County Clay Jackson Jackson PHYSICAL CHARACTERISTICS: Net Rentable Area (SF) 83,500 108,156 43,092 Year Built 1972 1973 1965 Number of Units 97 152 40 Unit Mix: Type Total Type Total Type Total 1Br/1Ba 30 1Br/1Ba 20 2Br/1Ba 56 1Br/1Ba 40 3Br/2Ba 11 2Br/1Ba 4 2Br/1.5Ba 24 2Br/1.5Ba 64 Average Unit Size (SF) 861 712 1,077 Land Area (Acre) 4.8000 10.1100 2.7000 Density (Units/Acre) 20.2 15.0 14.8 Parking Ratio (Spaces/Unit) 1.87 1.97 1.40 Parking Type (Gr., Cov., etc.) Open Open Open CONDITION: Fair Fair Average APPEAL: Fair Fair Average AMENITIES: Pool/Spa Yes/No Yes/No Yes/No Gym Room No No No Laundry Room Yes Yes Yes Secured Parking No No No Sport Courts Yes Yes No Washer/Dryer Connection No Yes No OCCUPANCY: 94% 94% 93% TRANSACTION DATA: Sale Date July, 2001 August, 2001 January, 2001 Sale Price ($) $2,750,000 $3,200,000 $2,137,500 Grantor Broadway East, Ltd Jacobson and Jones, Inc. Wendel Peterson Grantee Joseph and Mary Candelosi Malcom Petty The Pines of Overalnd Park, LLC Sale Documentation Book 3376, Page 295 2001K/0019041 Document No. 184156 Verification Grantor Grantor Grantor Telephone Number ESTIMATED PRO-FORMA: Total $ $/Unit $/SF Total $ $/Unit $/SF Total $ $/Unit $/SF Potential Gross Income $583,536 $6,016 $6.99 $885,000 $5,822 $8.18 $350,400 $8,760 $8.13 Vacancy/Credit Loss $ 28,071 $ 289 $0.34 $100,800 $ 663 $0.93 $ 26,100 $ 653 $0.61 Effective Gross Income $555,465 $5,726 $6.65 $784,200 $5,159 $7.25 $324,300 $8,108 $7.53 Operating Expenses $268,298 $2,766 $3.21 $405,384 $2,667 $3.75 $112,931 $2,823 $2.62 Net Operating Income $287,167 $2,960 $3.44 $378,816 $2,492 $3.50 $211,369 $5,284 $4.91 NOTES: Inferior location and Prior to sale 25, units under This property was age/condition contract w/ HUD. Buyer chosen based on its opted out of HUD and age and condition occupancy dropped to 82% PRICE PER UNIT $28,351 $21,053 $53,438 PRICE PER SQUARE FOOT $ 32.93 $ 29.59 $49.60 EXPENSE RATIO 48.3% 51.7% 34.8% EGIM 4.95 4.08 6.59 OVERALL CAP RATE 10.44% 11.84% 9.89% Cap Rate based on Pro Forma or Actual Income? ACTUAL PRO FORMA PRO FORMA
AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 22 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI IMPROVED SALES MAP [MAP] IMPROVED SALES ANALYSIS The improved sales indicate a sales price range from $21,053 to $53,438 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 $33,937 to $42,814 per unit with a mean or average adjusted price of $38,399 per unit. The median adjusted price is $38,735 per unit. Based on the following analysis, we have concluded to a value of $38,500 per unit, which results in an "as is" value of $6,100,000 (rounded after necessary adjustment, if any). AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 23 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI SALES ADJUSTMENT GRID
COMPARABLE COMPARABLE DESCRIPTION SUBJECT I - 1 I - 2 ------------------------------------------------------------------------------------------------------------------ Property Name Cedar Brooke Apartments Stoneybrooke of Raytown Grandboro Arms Apartments Address 3100 Quail Creek Drive 9805 East 61st Street 13902 Grandboro Lane City Independence, Missouri Raytown, MO Grandview, MO Sale Date November, 2002 December, 2001 Sale Price ($) $3,700,000 $3,860,000 Net Rentable Area (SF) 148,008 97,277 115,585 Number of Units 158 119 114 Price Per Unit $31,092 $33,860 Year Built 1972 1972 1976 Land Area (Acre) 10.5600 4.2200 9.1000 VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION ADJ. DESCRIPTION ADJ. Property Rights Conveyed Fee Simple Estate Fee Simple Estate 0% Fee Simple Estate 0% Financing Cash To Seller 0% Cash To Seller 0% Conditions of Sale Arm's Length 0% Arm's Length 0% Date of Sale (Time) 11-2002 2% 12-2001 4% VALUE AFTER TRANS. ADJUST. ($/UNIT) $31,714 $35,214 Location Inferior 5% Inferior 5% Number of Units 158 119 -5% 114 -5% Quality / Appeal Fair Inferior 10% Comparable 0% Age / Condition 1972 1972 / Fair 5% 1976 / Fair 10% Occupancy at Sale 96% 80% 10% 98% 0% Amenities Fair Inferior 5% Comparable 0% Average Unit Size (SF) 937 817 5% 1,014 0% PHYSICAL ADJUSTMENT 35% 10% FINAL ADJUSTED VALUE ($/UNIT) $42,814 $38,735 COMPARABLE COMPARABLE COMPARABLE DESCRIPTION I - 3 I - 4 I - 5 ------------------------------------------------------------------------------------------------------------------- Property Name Broadway Village Apartments Candlelite Apartments The Pines Apartments Address 209 NW 63rd Street 6522 East 125th Street 9530 Mission Road City Gladstone, MO Grandview, MO Overland Park, KS Sale Date July, 2001 August, 2001 January, 2001 Sale Price ($) $2,750,000 $3,200,000 $2,137,500 Net Rentable Area (SF) 83,500 108,156 43,092 Number of Units 97 152 40 Price Per Unit $28,351 $21,053 $53,438 Year Built 1972 1973 1965 Land Area (Acre) 4.8000 10.1100 2.7000 VALUE ADJUSTMENTS DESCRIPTION ADJ. DESCRIPTION ADJ. DESCRIPTION ADJ. Property Rights Conveyed Fee Simple Estate 0% Fee Simple Estate 0% Fee Simple Estate 0% Financing Cash To Seller 0% Cash To Seller 0% Cash To Seller 0% Conditions of Sale Arm's Length 0% Arm's Length 0% Arm's Length 0% Date of Sale (Time) 07-2001 4% 08-2001 4% 01-2001 6% VALUE AFTER TRANS. ADJUST. ($/UNIT) $29,485 $21,895 $56,644 Location Inferior 10% Inferior 10% Superior -10% Number of Units 97 -5% 152 0% 40 -10% Quality / Appeal Comparable 0% Inferior 15% Superior -10% Age / Condition 1972 / Fair 15% 1973 / Fair 15% 1965 / Average 0% Occupancy at Sale 94% 0% 94% 0% 93% 0% Amenities Comparable 0% Inferior 5% Inferior 5% Average Unit Size (SF) 861 5% 712 10% 1,077 -5% PHYSICAL ADJUSTMENT 25% 55% -30% FINAL ADJUSTED VALUE ($/UNIT) $36,856 $33,937 $39,651
SUMMARY VALUE RANGE (PER UNIT) $33,937 TO $42,814 MEAN (PER UNIT) $38,399 MEDIAN (PER UNIT) $38,735 VALUE CONCLUSION (PER UNIT) $38,500
VALUE INDICATED BY SALES COMPARISON APPROACH $6,083,000 ROUNDED $6,100,000
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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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-1 119 $3,700,000 11.10% $410,721 $657,856 1.206 $37,508 $ 31,092 $ 3,451 $ 4,164 I-2 114 $3,860,000 10.81% $417,191 $657,856 1.138 $38,524 $ 33,860 $ 3,660 $ 4,164 I-3 97 $2,750,000 10.44% $287,167 $657,856 1.406 $39,872 $ 28,351 $ 2,960 $ 4,164 I-4 152 $3,200,000 11.84% $378,816 $657,856 1.671 $35,172 $ 21,053 $ 2,492 $ 4,164 I-5 40 $2,137,500 9.89% $211,369 $657,856 0.788 $42,105 $ 53,438 $ 5,284 $ 4,164
PRICE/UNIT
Low High Average Median $35,172 $42,105 $38,636 $ 38,524
VALUE ANALYSIS BASED ON COMPARABLES NOI PER UNIT Estimated Price Per Unit $ 38,000 Number of Units 158 ---------- Value Based on NOI Analysis $6,004,000 Rounded $6,000,000
The adjusted sales indicate a range of value between $35,172 and $42,105 per unit, with an average of $38,636 per unit. Based on the subject's competitive position within the improved sales, a value of $38,000 per unit is estimated. This indicates an "as is" market value of $6,000,000 (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 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI EFFECTIVE GROSS INCOME MULTIPLIER COMPARISON
SALE PRICE COMPARABLE NO. OF ---------- EFFECTIVE OPERATING SUBJECT NO. UNITS PRICE/UNIT GROSS INCOME EXPENSE OER PROJECTED OER EGIM ---------------------------------------------------------------------------------------------------------- I-1 119 $3,700,000 $777,788 $367,067 47.19% 4.76 $ 31,092 I-2 114 $3,860,000 $789,392 $372,201 47.15% 4.89 $ 33,860 I-3 97 $2,750,000 $555,465 $268,298 48.30% 4.95 42.08% $ 28,351 I-4 152 $3,200,000 $784,200 $405,384 51.69% 4.08 $ 21,053 I-5 40 $2,137,500 $324,300 $112,931 34.82% 6.59 $ 53,438
EGIM
Low High Average Median 4.08 6.59 5.05 4.89
VALUE ANALYSIS BASED ON EGIM'S OF COMPARABLE SALES Estimate EGIM 5.00 Subject EGI $1,203,901 Value $6,019,506 $ 0 ---------- Value Based on EGIM Analysis $6,019,506 Rounded $6,000,000 Value Per Unit $ 37,975
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 42.08% before reserves. The comparable sales indicate a range of expense ratios from 34.82% to 51.69%, while their EGIMs range from 4.08 to 6.59. Overall, we conclude to an EGIM of 5.00, which results in an "as is" value estimate in the EGIM Analysis of $6,000,000. 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 $6,000,000. Price Per Unit $6,100,000 NOI Per Unit $6,000,000 EGIM Analysis $6,000,000 Sales Comparison Conclusion $6,000,000
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 26 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI method is normally more appropriate for properties with relatively stable operating histories and expectations. A pro forma analysis for the first year of the investment is made to estimate a reasonable potential net operating income for the Subject Property. Such an analysis entails an estimate of the gross income the property should command in the marketplace. From this total gross income must be deducted an allowance for vacancy/collection loss and operating expenses as dictated by general market conditions and the overall character of the subject's tenancy and leased income to arrive at a projected estimate of net operating income. Conversion of the net operating income to an indication of value is accomplished by the process of capitalization, as derived primarily from market data. MARKET RENT ANALYSIS In order to determine a market rental rate for the subject, a survey of competing apartment communities was performed. This survey was displayed previously in the market analysis section of the report. Detailed information pertaining to each of the comparable rental communities, along with photographs, is presented in the Addenda of this report. The following charts display the subject's current asking and actual rent rates as well as a comparison with the previous referenced comparable rental properties. SUMMARY OF ACTUAL AVERAGE RENTS
Average Unit Area ------------------- Unit Type (Sq. Ft.) Per Unit Per SF % Occupied ------------------------------------------------------------------------ 1Br/1Ba - 1A10 802 $552 $0.69 97.5% 1Br/1Ba - 1B10 842 $568 $0.67 97.5% 2Br/1Ba - 2A15 1032 $660 $0.64 89.7% 2Br/1Ba - 2B15 1072 $695 $0.65 100.0% 2Br/1Ba - 2C15 1120 $676 $0.60 100.0%
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 28 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI RENT ANALYSIS
COMPARABLE RENTS -------------------------------------------------------- R-1 R-2 R-3 R-4 R-5 -------------------------------------------------------- Williamsburg Cliffside Coventry The Square Quail Creek Apartments Park Mansions -------------------------------------------------------- COMPARISON TO SUBJECT SUBJECT SUBJECT -------------------------------------------------------- SUBJECT UNIT ACTUAL ASKING Slightly Slightly Slightly DESCRIPTION TYPE RENT RENT Superior Inferior Superior Superior Superior -------------------------------------------------------------------------------------------------------------------- Monthly Rent 1Br/1Ba - 1A10 $ 552 $ 559 $ 610 $ 509 $ 515 $ 630 $ 630 Unit Area (SF) 802 802 720 753 720 722 722 Monthly Rent Per Sq. Ft. $0.69 $ 0.70 $0.85 $ 0.68 $ 0.72 $0.87 $ 0.87 Monthly Rent 1Br/1Ba - 1B10 $ 568 $ 569 $ 695 $ 519 $ 555 $ 675 $ 710 Unit Area (SF) 842 842 950 753 815 853 917 Monthly Rent Per Sq. Ft. $0.67 $ 0.68 $0.73 $ 0.69 $ 0.68 $0.79 $ 0.77 Monthly Rent 2Br/1Ba - 2A15 $ 660 $ 699 $ 629 $ 615 $ 635 $ 675 Unit Area (SF) 1,032 1,032 938 922 917 853 Monthly Rent Per Sq. Ft. $0.64 $ 0.68 $ 0.67 $ 0.67 $0.69 $ 0.79 Monthly Rent 2Br/1Ba - 2B15 $ 695 $ 719 $ 625 $ 683 Unit Area (SF) 1,072 1,072 922 945 Monthly Rent Per Sq. Ft. $0.65 $ 0.67 $ 0.68 $0.72 Monthly Rent 2Br/1Ba - 2C15 $ 676 $ 749 $ 729 $ 865 Unit Area (SF) 1,120 1,120 1,115 1,157 Monthly Rent Per Sq. Ft. $0.60 $ 0.67 $ 0.65 $ 0.75 DESCRIPTION MIN MAX MEDIAN AVERAGE --------------------------------------------------------- Monthly Rent $ 509 $ 630 $ 610 $ 579 Unit Area (SF) 720 753 722 727 Monthly Rent Per Sq. Ft. $ 0.68 $ 0.87 $ 0.85 $ 0.80 Monthly Rent $ 519 $ 710 $ 675 $ 631 Unit Area (SF) 753 950 853 858 Monthly Rent Per Sq. Ft. $ 0.68 $ 0.79 $ 0.73 $ 0.73 Monthly Rent $ 615 $ 675 $ 632 $ 639 Unit Area (SF) 853 938 920 908 Monthly Rent Per Sq. Ft. $ 0.67 $ 0.79 $ 0.68 $ 0.71 Monthly Rent $ 625 $ 683 $ 654 $ 654 Unit Area (SF) 922 945 934 934 Monthly Rent Per Sq. Ft. $ 0.68 $ 0.72 $ 0.70 $ 0.70 Monthly Rent $ 729 $ 865 $ 797 $ 797 Unit Area (SF) 1,115 1,157 1,136 1,136 Monthly Rent Per Sq. Ft. $ 0.65 $ 0.75 $ 0.70 $ 0.70
CONCLUDED MARKET RENTAL RATES AND TERMS Based on this analysis above, the subject's concluded market rental rates and gross rental income is calculated as follows: GROSS RENTAL INCOME PROJECTION
Market Rent Unit Area ----------------- Monthly Annual Unit Type Number of Units (Sq. Ft.) Per Unit Per SF Income Income ---------------------------------------------------------------------------------------------- 1Br/1Ba - 1A10 40 802 $560 $0.70 $22,400 $ 268,800 1Br/1Ba - 1B10 40 842 $570 $0.68 $22,800 $ 273,600 2Br/1Ba - 2A15 39 1,032 $660 $0.64 $25,740 $ 308,880 2Br/1Ba - 2B15 35 1,072 $700 $0.65 $24,500 $ 294,000 2Br/1Ba - 2C15 4 1,120 $720 $0.64 $ 2,880 $ 34,560 ------------------------------- Total $98,320 $1,179,840
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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI SUMMARY OF HISTORICAL INCOME & EXPENSES
FISCAL YEAR 2000 FISCAL YEAR 2001 FISCAL YEAR 2002 ---------------------------------------------------------------------- ACTUAL ACTUAL ACTUAL ---------------------------------------------------------------------- DESCRIPTION TOTAL PER UNIT TOTAL PER UNIT TOTAL PER UNIT ------------------------------------------------------------------------------------------------- Revenues Rental Income $1,124,733 $ 7,119 $1,162,124 $ 7,355 $1,177,168 $ 7,450 Vacancy $ 22,710 $ 144 $ 46,625 $ 295 $ 46,200 $ 292 Credit Loss/Concessions $ 5,134 $ 32 $ 7,242 $ 46 $ 18,388 $ 116 ---------------------------------------------------------------------- Subtotal $ 27,844 $ 176 $ 53,867 $ 341 $ 64,588 $ 409 Laundry Income $ 14,589 $ 92 $ 11,567 $ 73 $ 10,609 $ 67 Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 40,574 $ 257 $ 72,719 $ 460 $ 83,718 $ 530 ---------------------------------------------------------------------- Subtotal Other Income $ 55,163 $ 349 $ 84,286 $ 533 $ 94,327 $ 597 ---------------------------------------------------------------------- Effective Gross Income $1,152,052 $ 7,291 $1,192,543 $ 7,548 $1,206,907 $ 7,639 Operating Expenses Taxes $ 68,046 $ 431 $ 67,979 $ 430 $ 77,864 $ 493 Insurance $ 39,446 $ 250 $ 65,637 $ 415 $ 24,709 $ 156 Utilities $ 55,685 $ 352 $ 59,697 $ 378 $ 58,007 $ 367 Repair & Maintenance $ 32,444 $ 205 $ 16,825 $ 106 $ 18,100 $ 115 Cleaning $ 5,333 $ 34 $ 5,000 $ 32 $ 5,459 $ 35 Landscaping $ 19,870 $ 126 $ 19,860 $ 126 $ 19,860 $ 126 Security $ 1,200 $ 8 $ 2,400 $ 15 $ 1,600 $ 10 Marketing & Leasing $ 32,201 $ 204 $ 32,645 $ 207 $ 35,461 $ 224 General Administrative $ 180,330 $ 1,141 $ 184,278 $ 1,166 $ 150,346 $ 952 Management $ 58,304 $ 369 $ 61,542 $ 390 $ 58,884 $ 373 Miscellaneous $ 17,386 $ 110 $ 25,362 $ 161 $ 27,892 $ 177 ---------------------------------------------------------------------- Total Operating Expenses $ 510,245 $ 3,229 $ 541,225 $ 3,425 $ 478,182 $ 3,026 Reserves $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 ---------------------------------------------------------------------- Net Income $ 641,807 $ 4,062 $ 651,318 $ 4,122 $ 728,725 $ 4,612 ---------------------------------------------------------------------- FISCAL YEAR 2003 ANNUALIZED 2003 ---------------------------------------------- MANAGEMENT BUDGET PROJECTION AAA PROJECTION ---------------------------------------------- -------------------------------- DESCRIPTION TOTAL PER UNIT TOTAL PER UNIT TOTAL PER UNIT % ----------------------------------------------------------------------------------------------------------- Revenues Rental Income $1,186,704 $ 7,511 $1,186,852 $ 7,512 $1,179,840 $ 7,467 100.0% Vacancy $ 40,980 $ 259 $ 38,504 $ 244 $ 47,194 $ 299 4.0% Credit Loss/Concessions $ 10,000 $ 63 $ 51,244 $ 324 $ 35,395 $ 224 3.0% ------------------------------------------------------------------------------- Subtotal $ 50,980 $ 323 $ 89,748 $ 568 $ 82,589 $ 523 7.0% Laundry Income $ 34,700 $ 220 $ 27,564 $ 174 $ 19,750 $ 125 1.7% Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 0.0% Other Misc. Revenue $ 63,600 $ 403 $ 113,848 $ 721 $ 86,900 $ 550 7.4% ------------------------------------------------------------------------------- Subtotal Other Income $ 98,300 $ 622 $ 141,412 $ 895 $ 106,650 $ 675 9.0% ------------------------------------------------------------------------------- Effective Gross Income $1,234,024 $ 7,810 $1,238,516 $ 7,839 $1,203,901 $ 7,620 100.0% Operating Expenses Taxes $ 66,136 $ 419 $ 73,132 $ 463 $ 74,260 $ 470 6.2% Insurance $ 25,456 $ 161 $ 49,816 $ 315 $ 27,650 $ 175 2.3% Utilities $ 51,300 $ 325 $ 65,824 $ 417 $ 59,250 $ 375 4.9% Repair & Maintenance $ 55,008 $ 348 $ 26,928 $ 170 $ 20,540 $ 130 1.7% Cleaning $ 0 $ 0 $ 5,280 $ 33 $ 5,530 $ 35 0.5% Landscaping $ 0 $ 0 $ 19,860 $ 126 $ 20,540 $ 130 1.7% Security $ 0 $ 0 $ 0 $ 0 $ 1,580 $ 10 0.1% Marketing & Leasing $ 46,700 $ 296 $ 49,156 $ 311 $ 39,500 $ 250 3.3% General Administrative $ 175,944 $ 1,114 $ 183,436 $ 1,161 $ 173,800 $ 1,100 14.4% Management $ 60,620 $ 384 $ 63,384 $ 401 $ 60,195 $ 381 5.0% Miscellaneous $ 24,620 $ 156 $ 22,652 $ 143 $ 23,700 $ 150 2.0% ------------------------------------------------------------------------------- Total Operating Expenses $ 505,784 $ 3,201 $ 559,468 $ 3,541 $ 506,545 $ 3,206 42.1% Reserves $ 0 $ 0 $ 0 $ 0 $ 39,500 $ 250 7.8% ------------------------------------------------------------------------------- Net Income $ 728,240 $ 4,609 $ 679,048 $ 4,298 $ 657,856 $ 4,164 54.6% -------------------------------------------------------------------------------
REVENUES AND EXPENSES The subject's revenue and expense projections are displayed on the previous chart. Rental income is based on the market analysis previously discussed. Other income consists of forfeited deposits, laundry income, late rent payments, month to month fees, pet fees, vending machine revenue, etc. We forecasted the property's annual operating expenses after reviewing its historical performance at the subject property. We analyzed each item of expense and attempted to forecast amounts a typical informed investor would consider reasonable. VACANCY AND COLLECTION LOSS An investor is primarily interested in the annual revenue an income property is likely to produce over a specified period of time, rather than the income it could produce if it were always 100% occupied and all tenants were paying their rent in full and on time. An investor normally expects some income loss as tenants vacate, fail to pay rent, or pay their rent late. We have projected a stabilized vacancy and collection loss rate of 7% based on the subject's historical performance, as well as the anticipated future market conditions. AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 30 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI SUMMARY OF OVERALL CAPITALIZATION RATES
COMP. NO. SALE DATE OCCUP. PRICE/UNIT OAR ---------------------------------------------------- I-1 Nov-02 80% $31,092 11.10% I-2 Dec-01 98% $33,860 10.81% I-3 Jul-01 94% $28,351 10.44% I-4 Aug-01 94% $21,053 11.84% I-5 Jan-01 93% $53,438 9.89% High 11.84% Low 9.89% Average 10.82%
Based on this information, we have concluded the subject's overall capitalization rate should be 11.00%. 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 12.00%. 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 13.00%. 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 13.00% indicates a value of $6,200,000. In this instance, the reversion figure contributes AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 32 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI approximately 34% 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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI DISCOUNTED CASH FLOW ANALYSIS CEDAR BROOKE 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 $1,179,840 $1,203,437 $1,239,540 $1,276,726 $1,315,028 $1,354,479 Vacancy $ 47,194 $ 48,137 $ 49,582 $ 51,069 $ 52,601 $ 54,179 Credit Loss $ 35,395 $ 36,103 $ 37,186 $ 38,302 $ 39,451 $ 40,634 Concessions $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 --------------------------------------------------------------------------- Subtotal $ 82,589 $ 84,241 $ 86,768 $ 89,371 $ 92,052 $ 94,814 Laundry Income $ 19,750 $ 20,145 $ 20,749 $ 21,372 $ 22,013 $ 22,673 Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 86,900 $ 88,638 $ 91,297 $ 94,036 $ 96,857 $ 99,763 --------------------------------------------------------------------------- Subtotal Other Income $ 106,650 $ 108,783 $ 112,046 $ 115,408 $ 118,870 $ 122,436 --------------------------------------------------------------------------- EFFECTIVE GROSS INCOME $1,203,901 $1,227,979 $1,264,819 $1,302,763 $1,341,846 $1,382,101 OPERATING EXPENSES: Taxes $ 74,260 $ 76,488 $ 78,782 $ 81,146 $ 83,580 $ 86,088 Insurance $ 27,650 $ 28,480 $ 29,334 $ 30,214 $ 31,120 $ 32,054 Utilities $ 59,250 $ 61,028 $ 62,858 $ 64,744 $ 66,686 $ 68,687 Repair & Maintenance $ 20,540 $ 21,156 $ 21,791 $ 22,445 $ 23,118 $ 23,811 Cleaning $ 5,530 $ 5,696 $ 5,867 $ 6,043 $ 6,224 $ 6,411 Landscaping $ 20,540 $ 21,156 $ 21,791 $ 22,445 $ 23,118 $ 23,811 Security $ 1,580 $ 1,627 $ 1,676 $ 1,727 $ 1,778 $ 1,832 Marketing & Leasing $ 39,500 $ 40,685 $ 41,906 $ 43,163 $ 44,458 $ 45,791 General Administrative $ 173,800 $ 179,014 $ 184,384 $ 189,916 $ 195,613 $ 201,482 Management $ 60,195 $ 61,399 $ 63,241 $ 65,138 $ 67,092 $ 69,105 Miscellaneous $ 23,700 $ 24,411 $ 25,143 $ 25,898 $ 26,675 $ 27,475 --------------------------------------------------------------------------- TOTAL OPERATING EXPENSES $ 506,545 $ 521,139 $ 536,774 $ 552,877 $ 569,463 $ 586,547 Reserves $ 39,500 $ 40,685 $ 41,906 $ 43,163 $ 44,458 $ 45,791 --------------------------------------------------------------------------- NET OPERATING INCOME $ 657,856 $ 666,155 $ 686,139 $ 706,724 $ 727,925 $ 749,763 Operating Expense Ratio (% of EGI) 42.1% 42.4% 42.4% 42.4% 42.4% 42.4% Operating Expense Per Unit $ 3,206 $ 3,298 $ 3,397 $ 3,499 $ 3,604 $ 3,712 YEAR APR-2010 APR-2011 APR-2012 APR-2013 APR-2014 FISCAL YEAR 7 8 9 10 11 ---------------------------------------------------------------------------------------------------- REVENUE Base Rent $1,395,113 $1,436,966 $1,480,075 $1,524,478 $1,570,212 Vacancy $ 55,805 $ 57,479 $ 59,203 $ 60,979 $ 62,808 Credit Loss $ 41,853 $ 43,109 $ 44,402 $ 45,734 $ 47,106 Concessions $ 0 $ 0 $ 0 $ 0 $ 0 -------------------------------------------------------------- Subtotal $ 97,658 $ 100,588 $ 103,605 $ 106,713 $ 109,915 Laundry Income $ 23,354 $ 24,054 $ 24,776 $ 25,519 $ 26,285 Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 Other Misc. Revenue $ 102,756 $ 105,838 $ 109,014 $ 112,284 $ 115,652 -------------------------------------------------------------- Subtotal Other Income $ 126,109 $ 129,893 $ 133,789 $ 137,803 $ 141,937 -------------------------------------------------------------- EFFECTIVE GROSS INCOME $1,423,564 $1,466,271 $1,510,260 $1,555,567 $1,602,234 OPERATING EXPENSES: Taxes $ 88,670 $ 91,330 $ 94,070 $ 96,892 $ 99,799 Insurance $ 33,016 $ 34,006 $ 35,026 $ 36,077 $ 37,159 Utilities $ 70,748 $ 72,870 $ 75,056 $ 77,308 $ 79,627 Repair & Maintenance $ 24,526 $ 25,262 $ 26,019 $ 26,800 $ 27,604 Cleaning $ 6,603 $ 6,801 $ 7,005 $ 7,215 $ 7,432 Landscaping $ 24,526 $ 25,262 $ 26,019 $ 26,800 $ 27,604 Security $ 1,887 $ 1,943 $ 2,001 $ 2,062 $ 2,123 Marketing & Leasing $ 47,165 $ 48,580 $ 50,037 $ 51,539 $ 53,085 General Administrative $ 207,526 $ 213,752 $ 220,165 $ 226,770 $ 233,573 Management $ 71,178 $ 73,314 $ 75,513 $ 77,778 $ 80,112 Miscellaneous $ 28,299 $ 29,148 $ 30,022 $ 30,923 $ 31,851 -------------------------------------------------------------- TOTAL OPERATING EXPENSES $ 604,143 $ 622,268 $ 640,936 $ 660,164 $ 679,969 Reserves $ 47,165 $ 48,580 $ 50,037 $ 51,539 $ 53,085 -------------------------------------------------------------- NET OPERATING INCOME $ 772,256 $ 795,424 $ 819,286 $ 843,865 $ 869,181 Operating Expense Ratio (% of EGI) 42.4% 42.4% 42.4% 42.4% 42.4% Operating Expense Per Unit $ 3,824 $ 3,938 $ 4,057 $ 4,178 $ 4,304
Estimated Stabilized NOI $657,856 Sales Expense Rate 2.00% Months to Stabilized 1 Discount Rate 13.00% Stabilized Occupancy 96.0% Terminal Cap Rate 12.00%
Gross Residual Sale Price $7,243,174 Deferred Maintenance $ 0 Less: Sales Expense $ 144,863 Add: Excess Land $ 0 ---------- ---------- Net Residual Sale Price $7,098,310 Other Adjustments $ 0 PV of Reversion $2,091,080 Value Indicated By "DCF" $6,234,516 Add: NPV of NOI $4,143,436 Rounded $6,200,000 ---------- PV Total $6,234,516
"DCF" VALUE SENSITIVITY TABLE
DISCOUNT RATE ---------------------------------------------------------- TOTAL VALUE 12.50% 12.75% 13.00% 13.25% 13.50% ------------------------------------------------------------------------------------- 11.50% $6,519,162 $6,421,275 $6,325,432 $6,231,584 $6,139,681 11.75% $6,470,631 $6,373,810 $6,279,007 $6,186,173 $6,095,260 TERMINAL CAP RATE 12.00% $6,424,123 $6,328,323 $6,234,516 $6,142,654 $6,052,691 12.25% $6,379,513 $6,284,692 $6,191,841 $6,100,912 $6,011,859 12.50% $6,336,687 $6,242,806 $6,150,873 $6,060,839 $5,972,660
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 34 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI INCOME LOSS DURING LEASE-UP The subject is currently near or at a stabilized condition. Therefore, there is no income loss during lease-up at the subject property. CONCESSIONS Concessions have historically not been utilized at the subject property or in the subject's market. Therefore, no adjustment was included for concessions. DIRECT CAPITALIZATION METHOD After having projected the income and expenses for the property, the next step in the valuation process is to capitalize the net income into an estimate of value. The selected overall capitalization rate ("OAR") covers both return on and return of capital. It is the overall rate of return an investor expects. After considering the market transactions and the investor surveys, we previously conclude that an overall rate of 11.00% percent is applicable to the subject. The results of our direct capitalization analysis are as follows: AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 35 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI CEDAR BROOKE APARTMENTS
TOTAL PER Sq. Ft. PER UNIT % OF EGI -------------------------------------------- Revenue Base Rent $1,179,840 $ 7.97 $ 7,467 Less: Vacancy & Collection Loss 7.00% $ 82,589 $ 0.56 $ 523 Plus: Other Income Laundry Income $ 19,750 $ 0.13 $ 125 1.64% Garage Revenue $ 0 $ 0.00 $ 0 0.00% Other Misc. Revenue $ 86,900 $ 0.59 $ 550 7.22% Subtotal Other Income $ 106,650 $ 0.72 $ 675 8.86% EFFECTIVE GROSS INCOME $1,203,901 $ 8.13 $ 7,620 OPERATING EXPENSES: Taxes $ 74,260 $ 0.50 $ 470 6.17% Insurance $ 27,650 $ 0.19 $ 175 2.30% Utilities $ 59,250 $ 0.40 $ 375 4.92% Repair & Maintenance $ 20,540 $ 0.14 $ 130 1.71% Cleaning $ 5,530 $ 0.04 $ 35 0.46% Landscaping $ 20,540 $ 0.14 $ 130 1.71% Security $ 1,580 $ 0.01 $ 10 0.13% Marketing & Leasing $ 39,500 $ 0.27 $ 250 3.28% General Administrative $ 173,800 $ 1.17 $ 1,100 14.44% Management 5.00% $ 60,195 $ 0.41 $ 381 5.00% Miscellaneous $ 23,700 $ 0.16 $ 150 1.97% TOTAL OPERATING EXPENSES $ 506,545 $ 3.42 $ 3,206 42.08% Reserves $ 39,500 $ 0.27 $ 250 3.28% NET OPERATING INCOME $ 657,856 $ 4.44 $ 4,164 54.64% "GOING IN" CAPITALIZATION RATE 11.00% VALUE INDICATION $5,980,510 $40.41 $37,851 {OTHER VALUE ADJUSTMENTS} "AS IS" VALUE INDICATION (DIRECT CAPITALIZATION APPROACH) $5,980,510 ROUNDED $6,000,000 $40.54 $37,975
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 36 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI DIRECT CAPITALIZATION VALUE SENSITIVITY TABLE
CAP RATE VALUE ROUNDED $/UNIT $/SF ----------------------------------------------------------- 10.25% $6,418,109 $6,400,000 $ 40,506 $ 43.24 10.50% $6,265,297 $6,300,000 $ 39,873 $ 42.57 10.75% $6,119,592 $6,100,000 $ 38,608 $ 41.21 11.00% $5,980,510 $6,000,000 $ 37,975 $ 40.54 11.25% $5,847,610 $5,800,000 $ 36,709 $ 39.19 11.50% $5,720,488 $5,700,000 $ 36,076 $ 38.51 11.75% $5,598,776 $5,600,000 $ 35,443 $ 37.84
CONCLUSION BY THE DIRECT CAPITALIZATION METHOD Applying the capitalization rate to our estimated NOI results in an estimated value of $6,000,000. 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 $6,200,000 Direct Capitalization Method $6,000,000
Giving consideration to the indicated values provided by both techniques, we have concluded the estimated value by the income capitalization approach to be $6,100,000. AMERICAN APPRAISAL ASSOCIATES, INC. RECONCILIATION AND CONCLUSION PAGE 37 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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 $6,000,000 Income Approach $6,100,000 Reconciled Value $6,100,000
The Income Capitalization Method is considered a reliable indicator of value. Income and expenses were estimated and projected based on historical operating statements and market oriented expenses. This method is primarily used by investors in their underwriting analysis. Furthermore, there was good support for an overall rate in the Direct Capitalization Method. The Sales Comparison Approach to value supported the value conclusion by the Income Approach and was given secondary consideration. Investment-grade, income-producing properties such as the subject are not typically traded based on cost. Therefore, the Cost Approach has not been considered in our valuation. FINAL VALUE - FEE SIMPLE ESTATE Based on the investigation and premise outlined, it is our opinion that as of May 9, 2003 the market value of the fee simple estate in the property is: $6,100,000 AMERICAN APPRAISAL ASSOCIATES, INC. ADDENDA CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI ADDENDA AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI EXHIBIT A SUBJECT PHOTOGRAPHS AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI SUBJECT PHOTOGRAPHS [PICTURE] [PICTURE] ENTRANCE TO SUBJECT EXTERIOR - TYPICAL VIEW OF BUILDINGS [PICTURE] [PICTURE] VIEW OF COURTYARD POOL [PICTURE] [PICTURE] VIEW OF LAUNDRY TYPICAL INTERIOR VIEW - CLUBHOUSE AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI SUBJECT PHOTOGRAPHS [PICTURE] [PICTURE] INTERIOR VIEW - CLUBHOUSE INTERIOR VIEW - MODEL UNIT [PICTURE] [PICTURE] INTERIOR - MODEL UNIT INTERIOR -MODEL UNIT [PICTURE] [PICTURE] INTERIOR -MODEL UNIT INTERIOR - VACANT UNIT AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI EXHIBIT B SUMMARY OF RENT COMPARABLES AND PHOTOGRAPH OF COMPARABLES AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI PHOTOGRAPHS OF COMPARABLE SALE PROPERTIES COMPARABLE I-1 COMPARABLE I-2 COMPARABLE I-3 STONEYBROOKE OF RAYTOWN GRANDBORO ARMS APARTMENTS BROADWAY VILLAGE APARTMENTS 9805 East 61st Street 13902 Grandboro Lane 209 NW 63rd Street Raytown, MO Grandview, MO Gladstone, MO [PICTURE] [PICTURE] [PICTURE] COMPARABLE I-4 COMPARABLE I-5 CANDLELITE APARTMENTS THE PINES APARTMENTS 6522 East 125th Street 9530 Mission Road Grandview, MO Overland Park, KS [PICTURE] [PICTURE] AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI SUMMARY OF COMPARABLE RENTAL PROPERTIES
COMPARABLE DESCRIPTION SUBJECT R - 1 ----------------------------------------------------------------------------------------------------------------------------------- Property Name Cedar Brooke Apartments Williamsburg Square Management Company AIMCO Laramar Properties LOCATION: Address 3100 Quail Creek Drive 4430 South Liberty Ave City, State Independence, Missouri Independence, MO County Jackson Jackson Proximity to Subject 1.8 miles NW of subject PHYSICAL CHARACTERISTICS: Net Rentable Area (SF) 148,008 NA Year Built 1972 1989 Effective Age 25 14 Building Structure Type Vinyl siding, flat roofs Wood siding, brick,composition shingle roofs Parking Type (Gr., Cov., etc.) Open Open, carports Number of Units 158 144 Unit Mix: Type Unit Qty. Mo. Rent Type Unit Qty. Mo. 1 1Br/1Ba - 1A10 802 40 $552 1 1Br/1Ba 720 NA $610 2 1Br/1Ba - 1B10 842 40 $568 2 2Br/1Ba 950 NA $680 3 2Br/1Ba - 2A15 1,032 39 $660 2 2Br/1Ba 950 NA $710 4 2Br/1Ba - 2B15 1,072 35 $695 5 2Br/1Ba - 2C15 1,120 4 $676 Average Unit Size (SF) 937 NA Unit Breakdown: Efficiency 0% 2-Bedroom 39% Efficiency 0% 2-Bedroom 0% 1-Bedroom 61% 3-Bedroom 0% 1-Bedroom 0% 3-Bedroom 0% CONDITION: Average Average APPEAL: Good Good AMENITIES: Unit Amenities Attach. Garage Vaulted Ceiling Attach. Garage Vaulted Ceiling X Balcony X W/D Connect. X Balcony X W/D Connect. X Fireplace Other X Fireplace Other X Cable TV Ready X Cable TV Ready Project Amenities X Swimming Pool X Swimming Pool 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 X Meeting Hall Sand Volley Ball Meeting Hall 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 Gym Room X Gym Room OCCUPANCY: 96% 96% LEASING DATA: Available Leasing Terms 6 to 12 Months 6 or 12 months Concessions 1 mo free with 18 month lease None Pet Deposit $200 $300 Utilities Paid by Tenant: X Electric Natural Gas X Electric Natural Gas Water Trash Water Trash Confirmation May 9, 2003; Susan Smith (Property Manager) May 28, 2003; (Leasing Agent) Telephone Number (816)373-8500 (816)373-7254 NOTES: COMPARISON TO SUBJECT: Slightly Superior COMPARABLE COMPARABLE DESCRIPTION R - 2 R - 3 ----------------------------------------------------------------------------------------------------------------------------------- Property Name Quail Creek Cliffside Apartments Management Company Tarantino NA LOCATION: Address 4610 Brentwood 17401 East US Highway 40 City, State Independence, MO Independence, MO County Jackson Jackson Proximity to Subject Just S of subject 2 miles E of subject PHYSICAL CHARACTERISTICS: Net Rentable Area (SF) NA NA Year Built 1981 1990 Effective Age 22 13 Building Structure Type Wood siding, brick veneer, pitched comp roofs Wood siding, brick veneer, pitched comp roofs Parking Type (Gr., Cov., etc.) Open, garages is townhome units Open Number of Units 180 100 Unit Mix: Type Unit Qty. Mo. Type Unit Qty. Mo. 1 1Br/1Ba 753 NA $509 1 1Br/1Ba 720 NA $515 2 1Br/1Ba 753 NA $519 2 1Br/1Ba 815 NA $555 3 2Br/1Ba 938 NA $629 3 2Br/1Ba 922 NA $615 5 2Br/1.5Ba TH 1,115 NA $729 4 2Br/1Ba 922 NA $625 Average Unit Size (SF) NA NA Unit Breakdown: Efficiency 0% 2-Bedroom 0% Efficiency 0% 2-Bedroom 0% 1-Bedroom 0% 3-Bedroom 0% 1-Bedroom 0% 3-Bedroom 0% CONDITION: Average Average APPEAL: Average Good AMENITIES: Unit Amenities Attach. Garage Vaulted Ceiling Attach. Garage Vaulted Ceiling Balcony W/D Connect. X Balcony W/D Connect. Fireplace Other X Fireplace Other X Cable TV Ready X Cable TV Ready Project Amenities Swimming Pool X Swimming Pool 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 X Tennis Court Secured Parking Tennis Court Secured Parking Racquet Ball Laundry Room Racquet Ball X Laundry Room Jogging Track X Business Office Jogging Track X Business Office Gym Room Gym Room OCCUPANCY: 99% 98% LEASING DATA: Available Leasing Terms 3, 6 or 12 months 12 months Concessions None None Pet Deposit $300 $300 Utilities Paid by Tenant: X Electric Natural Gas X Electric Natural Gas Water Trash Water Trash Confirmation May 27, 2003; (Leasing Agent) May 27, 2003; (Leasing Agent) Telephone Number (816)373-7666 (816)373-8510 NOTES: Located opposite the subject COMPARISON TO SUBJECT: Slightly Inferior Slightly Superior COMPARABLE COMPARABLE DESCRIPTION R - 4 R - 5 ------------------------------------------------------------------------------------------------------------------------------------ Property Name Coventry Park The Mansions Management Company CRES Whitney LOCATION: Address 3926 Redwood 2905 Lee's Summit Road City, State Independence, MO Independence, MO County Jackson Jackson Proximity to Subject 3 miles NE of subject 4 miles N of subject PHYSICAL CHARACTERISTICS: Net Rentable Area (SF) NA NA Year Built 1975 1990 Effective Age 28 13 Building Structure Type Stucco, flat and mansard roof Brick, siding, composition shingle roofs Parking Type (Gr., Cov., etc.) Open, carports Open Number of Units 155 550 Unit Mix: Type Unit Qty. Mo. Type Unit Qty. Mo. 1 1Br/1Ba 722 NA $630 1 1Br/1Ba 722 NA $630 2 2Br/1Ba 853 NA $675 3 2Br/1Ba 853 NA $675 3 2Br/2Ba 917 NA $635 2 2Br/2Ba 917 NA $710 4 2Br/1Ba 945 NA $675 5 3Br/2Ba 1,157 NA $865 4 2Br/1.5Ba 945 NA $690 Average Unit Size (SF) NA Unit Breakdown: Efficiency 0% 2-Bedroom 0% Efficiency 0% 2-Bedroom 0% 1-Bedroom 0% 3-Bedroom 0% 1-Bedroom 0% 3-Bedroom 0% CONDITION: Good Good APPEAL: Good Good AMENITIES: Unit Amenities Attach. Garage Vaulted Ceiling Attach. Garage X Vaulted Ceiling X Balcony W/D Connect. X Balcony X W/D Connect. Fireplace Other X Fireplace Other X Cable TV Ready X Cable TV Ready Project Amenities X Swimming Pool X Swimming Pool 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 X Meeting Hall Sand Volley Ball X Meeting Hall Tennis Court Secured Parking X Tennis Court Secured Parking Racquet Ball X Laundry Room X Racquet Ball X Laundry Room Jogging Track X Business Office Jogging Track X Business Office Gym Room X Gym Room OCCUPANCY: 94% 89% LEASING DATA: Available Leasing Terms 6 to 12 Months 6 or 12 months Concessions $99 move in $100 off 6-month lease; $200 off 12-month Pet Deposit $300 $350 Utilities Paid by Tenant: X Electric Natural Gas X Electric Natural Gas Water Trash Water Trash Confirmation May 27, 2003; (Leasing Agent) May 27, 2003; (Leasing Agent) Telephone Number (816)373-6239 (816)478-2100 NOTES: COMPARISON TO SUBJECT: Superior Superior
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI PHOTOGRAPHS OF COMPARABLE RENT PROPERTIES [PICTURE] [PICTURE] [PICTURE] COMPARABLE R-1 COMPARABLE R-2 COMPARABLE R-3 WILLIAMSBURG SQUARE QUAIL CREEK CLIFFSIDE APARTMENTS 4430 South Liberty Ave 4610 Brentwood 17401 East US Highway 40 Independence, MO Independence, MO Independence, MO [PICTURE] [PICTURE] COMPARABLE R-4 COMPARABLE R-5 COVENTRY PARK THE MANSIONS 3926 Redwood 2905 Lee's Summit Road Independence, MO Independence, MO AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI EXHIBIT C ASSUMPTIONS AND LIMITING CONDITIONS (3 PAGES) AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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 BROOKE APARTMENTS, INDEPENDENCE, MISSOURI such testimony, and then such testimony shall be at American Appraisal Associates, Inc.'s, prevailing per diem for the individuals involved. Possession of this report or any copy thereof does not carry with it the right of publication. No portion of this report (especially any conclusion to use, the identity of the appraiser or the firm with which the appraiser is connected, or any reference to the Appraisal Institute or the designations awarded by this organization) shall be disseminated to the public through prospectus, advertising, public relations, news, or any other means of communication without the written consent and approval of American Appraisal Associates, Inc. AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT D CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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. Kim Cook provided significant real property appraisal assistance in the preparation of this report. I am currently in compliance with the Appraisal Institute's continuing education requirements. -s- Frank Fehribach -------------------------------- Frank Fehribach, MAI Managing Principal, Real Estate Group Missouri Temporary Practice Permit AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI EXHIBIT E QUALIFICATIONS OF APPRAISER (2 PAGES) AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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 CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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 Valuation," Co-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. CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI GENERAL SERVICE CONDITIONS AMERICAN APPRAISAL ASSOCIATES, INC. CEDAR BROOKE APARTMENTS, INDEPENDENCE, MISSOURI 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.