ST. CHARLESTON
6501 W. CHARLESTON BLVD
LAS VEGAS, NEVADA
MARKET VALUE -
FEE SIMPLE ESTATE
AS OF MAY 8, 2003
PREPARED FOR:
APARTMENT INVESTMENT AND MANAGEMENT COMPANY
(AIMCO)
C/O LINER YANKELEVITZ SUNSHINE & REGENSTREIF LLP
&
LIEFF CABRASER HEIMANN & BERNSTEIN
ON BEHALF OF NUANES, ET. AL.
[AMERICAN APPRAISAL ASSOCIATES(R) LOGO]
[AMERICAN APPRAISAL ASSOCIATES(R) LOGO]
[AMERICAN APPRAISAL ASSOCIATES(R) LETTERHEAD]
JULY 14, 2003
Apartment Investment and Management
Company ("AIMCO") c/o
Mr. Steven A. Velkei, Esq.
Liner Yankelevitz Sunshine & Regenstreif LLP
1100 Glendon Avenue, 14th Floor
Los Angeles, California 90024-3503
Nuanes, et al.("Plaintiffs") c/o
Ms. Joy Kruse
Lieff Cabraser Heimann & Bernstein
Embarcadero Center West
275 Battery Street, 30th Floor
San Francisco, California 94111
RE: ST. CHARLESTON
6501 W. CHARLESTON BLVD
LAS VEGAS, CLARK COUNTY, NEVADA
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 312 units with a
total of 269,528 square feet of rentable area. The improvements were built in
1980. The improvements are situated on 13.78 acres. Overall, the improvements
are in good condition. As of the date of this appraisal, the subject property is
86% 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
ST. CHARLESTON, LAS VEGAS, NEVADA
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 8, 2003 is:
($14,500,000)
Respectfully submitted,
AMERICAN APPRAISAL ASSOCIATES, INC.
-s- Douglas Needham
July 14, 2003 Douglas Needham, MAI
#053272 Managing Principal, Real Estate Group
Report By:
Bryan Vick, MAI
Nevada Temporary Practice Permit #04685
Assisted By:
Ryan Tanaka
AMERICAN APPRAISAL ASSOCIATES, INC. TABLE OF CONTENTS PAGE 3
ST. CHARLESTON, LAS VEGAS, NEVADA
TABLE OF CONTENTS
Cover
Letter of Transmittal
Table of Contents
APPRAISAL DATA
Executive Summary................................................... 4
Introduction........................................................ 9
Area Analysis ...................................................... 11
Market Analysis..................................................... 14
Site Analysis....................................................... 16
Improvement Analysis................................................ 16
Highest and Best Use................................................ 17
VALUATION
Valuation Procedure................................................. 18
Sales Comparison Approach........................................... 20
Income Capitalization Approach...................................... 26
Reconciliation and Conclusion....................................... 38
ADDENDA
Exhibit A - Photographs of Subject Property
Exhibit B - Summary of Rent Comparables and Photograph of Comparables
Exhibit C - Assumptions and Limiting Conditions
Exhibit D - Certificate of Appraiser
Exhibit E - Qualifications
General Service Conditions
AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 4
ST. CHARLESTON, LAS VEGAS, NEVADA
EXECUTIVE SUMMARY
PART ONE - PROPERTY DESCRIPTION
PROPERTY NAME: St. Charleston
LOCATION: 6501 W. Charleston Blvd
Las Vegas, Nevada
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 8, 2003
DATE OF REPORT: July 14, 2003
PHYSICAL DESCRIPTION - SITE & IMPROVEMENTS:
SITE:
Size: 13.78 acres, or 600,257 square feet
Assessor Parcel No.: 163-02-104-004
Floodplain: Community Panel No. 32003C2165D (August 16,
1995)
Flood Zone X, an area outside the floodplain.
Zoning: R-3 (Medium to High Density Residential)
BUILDING:
No. of Units: 312 Units
Total NRA: 269,528 Square Feet
Average Unit Size: 864 Square Feet
Apartment Density: 22.6 units per acre
Year Built: 1980
UNIT MIX AND MARKET RENT:
GROSS RENTAL INCOME PROJECTION
MARKET RENT
----------------
UNIT TYPE NUMBER OF UNITS SQUARE FEET PER UNIT PER SF MONTHLY INCOME ANNUAL INCOME
- ----------------------------------------------------------------------------------------
1Br/1Ba 128 700 $ 570 $ 0.81 $ 72,960 $ 875,520
2Br/1Ba 56 816 $ 630 $ 0.77 $ 35,280 $ 423,360
2Br/2Ba 100 978 $ 660 $ 0.67 $ 66,000 $ 792,000
3Br/2Ba 16 1,194 $ 855 $ 0.72 $ 13,680 $ 164,160
3Br/2Ba 12 1,444 $ 940 $ 0.65 $ 11,280 $ 135,360
Totals $ 199,200 $ 2,390,400
OCCUPANCY: 86%
AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 5
ST. CHARLESTON, LAS VEGAS, NEVADA
ECONOMIC LIFE: 45 Years
EFFECTIVE AGE: 13 Years
REMAINING ECONOMIC LIFE: 32 Years
SUBJECT PHOTOGRAPHS AND LOCATION MAP:
SUBJECT PHOTOGRAPHS
[EXTERIOR - APARTMENT PICTURE] [EXTERIOR - WINDOW PANE PICTURE]
AREA MAP
[MAP]
AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 6
ST. CHARLESTON, LAS VEGAS, NEVADA
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
ST. CHARLESTON, LAS VEGAS, NEVADA
PART TWO - ECONOMIC INDICATORS
INCOME CAPITALIZATION APPROACH
DIRECT CAPITALIZATION Amount $/Unit
--------------------- ------ ------
Potential Rental Income $2,390,400 $7,662
Effective Gross Income $2,302,224 $7,379
Operating Expenses $934,867 $2,996 40.6% of EGI
Net Operating Income: $1,289,357 $4,133
Capitalization Rate 9.00%
DIRECT CAPITALIZATION VALUE $14,100,000 * $45,192 / UNIT
DISCOUNTED CASH FLOW ANALYSIS:
Holding Period 10 years
2002 Economic Vacancy 11%
Stabilized Vacancy & Collection Loss: 14%
Lease-up / Stabilization Period 12 months
Terminal Capitalization Rate 10.00%
Discount Rate 11.50%
Selling Costs 2.00%
Growth Rates:
Income 3.00%
Expenses: 3.00%
DISCOUNTED CASH FLOW VALUE $14,300,000 * $45,833 / UNIT
RECONCILED INCOME CAPITALIZATION VALUE $14,200,000 $45,513 / UNIT
SALES COMPARISON APPROACH
PRICE PER UNIT:
Range of Sales $/Unit (Unadjusted) $50,581 to $81,569
Range of Sales $/Unit (Adjusted) $44,512 to $49,242
VALUE INDICATION - PRICE PER UNIT $14,400,000 * $46,154 / UNIT
EGIM ANALYSIS
Range of EGIMs from Improved Sales 6.70 to 8.01
Selected EGIM for Subject 6.50
Subject's Projected EGI $2,302,224
EGIM ANALYSIS CONCLUSION $14,700,000 * $47,115 / UNIT
NOI PER UNIT ANALYSIS CONCLUSION $14,700,000 * $47,115 / UNIT
RECONCILED SALES COMPARISON VALUE $14,700,000 $47,115 / 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
ST. CHARLESTON, LAS VEGAS, NEVADA
PART THREE - SUMMARY OF VALUE CONCLUSIONS
SALES COMPARISON APPROACH:
Price Per Unit $14,400,000
NOI Per Unit $14,700,000
EGIM Multiplier $14,700,000
INDICATED VALUE BY SALES COMPARISON $14,700,000 $47,115 / UNIT
INCOME APPROACH:
Direct Capitalization Method: $14,100,000
Discounted Cash Flow Method: $14,300,000
INDICATED VALUE BY THE INCOME APPROACH $14,200,000 $45,513 / UNIT
RECONCILED OVERALL VALUE CONCLUSION: $14,500,000 $46,474 / UNIT
AMERICAN APPRAISAL ASSOCIATES, INC. INTRODUCTION PAGE 9
ST. CHARLESTON, LAS VEGAS, NEVADA
INTRODUCTION
IDENTIFICATION OF THE SUBJECT
The subject property is located at 6501 W. Charleston Blvd, Las Vegas, Clark
County, Nevada. Las Vegas identifies it as 163-02-104-004.
SCOPE OF THE ASSIGNMENT
The property, neighborhood, and comparables were inspected by Ryan Tanaka on May
8, 2003. Bryan Vick, MAI and Douglas Needham, MAI have not made a personal
inspection of the subject property. Ryan Tanaka assisted Bryan Vick, MAI with
the research, valuation analysis and writing the report. Douglas Needham, MAI
reviewed the report and concurs with the value. Douglas Needham, MAI, Bryan
Vick, MAI, and Ryan Tanaka 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 8, 2003. The
date of the report is July 14, 2003.
PURPOSE AND USE OF APPRAISAL
The purpose of the appraisal is to estimate the market value of the fee simple
interest in the subject property. It is understood that the appraisal is
intended to assist the clients in litigation settlement proceedings. The
appraisal was not based on a requested minimum valuation, a specific valuation,
or the approval of a loan.
PROPERTY RIGHTS APPRAISED
We have appraised the Fee Simple Estate in the subject property (as applied in
the Sales &
AMERICAN APPRAISAL ASSOCIATES, INC. INTRODUCTION PAGE 10
ST. CHARLESTON, LAS VEGAS, NEVADA
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 CPF XIV. 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
ST. CHARLESTON, LAS VEGAS, NEVADA
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 Las Vegas, Nevada. 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 - South Decature
West - South Rainbow
South - W Sahara
North - IH-95
MAJOR EMPLOYERS
Major employers in the subject's area include MGM Grand, Park Place
Entertainment, Clark County School District, Mandalay Bay/ Circus Circus Corp.,
Sierra Health Services, The Boyd Group, Nellis Air Force Base, International
Gaming Technology, Southwest Gas, and Agribio Tech, Inc. 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
ST. CHARLESTON, LAS VEGAS, NEVADA
NEIGHBORHOOD DEMOGRAPHICS
AREA
------------------------------------------
CATEGORY 1-Mi. RADIUS 3-Mi. RADIUS 5-Mi. RADIUS MSA
- -------------------------------------------------------------------------------------
POPULATION TRENDS
Current Population 19,985 193,985 461,191 1,698,839
5-Year Population 20,912 227,780 547,081 2,044,801
% Change CY-5Y 4.6% 17.4% 18.6% 20.4%
Annual Change CY-5Y 0.9% 3.5% 3.7% 4.1%
HOUSEHOLDS
Current Households 7,043 73,636 180,584 638,180
5-Year Projected Households 7,296 86,043 212,778 764,252
% Change CY - 5Y 3.6% 16.8% 17.8% 19.8%
Annual Change CY-5Y 0.7% 3.4% 3.6% 4.0%
INCOME TRENDS
Median Household Income $37,996 $ 41,128 $ 42,920 $ 40,882
Per Capita Income $19,457 $ 21,581 $ 24,788 $ 21,738
Average Household Income $54,983 $ 56,783 $ 63,375 $ 57,866
Source: Demographics Now
The subject neighborhood's population is expected to show increases below that
of the region. The immediate market offers inferior 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 41.35% 43.41% 42.47% 35.71%
5-Year Projected % Renting 38.73% 40.24% 39.73% 34.68%
% of Households Owning 54.04% 52.11% 51.99% 57.57%
5-Year Projected % Owning 56.31% 55.45% 55.12% 59.22%
Source: Demographics Now
AMERICAN APPRAISAL ASSOCIATES, INC. AREA ANALYSIS PAGE 13
ST. CHARLESTON, LAS VEGAS, NEVADA
SURROUNDING IMPROVEMENTS
The following uses surround the subject property:
North - Retail Center/Apartment Complexes
South - Apartment Complexes
East - Retail Center
West - Office Buildings
CONCLUSIONS
The subject is well located within the city of Las Vegas. The neighborhood is
characterized as being mostly suburban in nature and is currently in the growth
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
ST. CHARLESTON, LAS VEGAS, NEVADA
MARKET ANALYSIS
The subject property is located in the city of Las Vegas in Clark County. The
overall pace of development in the subject's market is more or less decreasing.
New construction in the area is a food court located east of property. The
following table illustrates historical vacancy rates for the subject's market.
HISTORICAL VACANCY RATE
Period Region Submarket
- ----------------------------
1997 4.7% N/A
1998 5.7% N/A
1999 4.6% N/A
2000 4.8% N/A
2001 6.1% 6.3%
2002 7.4% 7.1%
2003 6.5% N/A
Occupancy trends in the subject's market are decreasing. Historically speaking,
the subject's submarket has equated the overall market.
Market rents in the subject's market have been following an increasing trend.
The following table illustrates historical rental rates for the subject's
market.
HISTORICAL AVERAGE RENT
Period Region % Change Submarket % Change
- ------------------------------------------------
1997 $677 - N/A -
1998 $688 1.6% N/A N/A
1999 $699 1.6% N/A N/A
2000 $712 1.9% N/A N/A
2001 $728 2.2% $704 N/A
2002 $734 0.8% $748 6.3%
2003 $741 1.0% N/A N/A
The following table illustrates a summary of the subject's competitive set.
AMERICAN APPRAISAL ASSOCIATES, INC. MARKET ANALYSIS PAGE 15
ST. CHARLESTON, LAS VEGAS, NEVADA
COMPETITIVE PROPERTIES
No. Property Name Units Ocpy. Year Built Proximity to subject
- --------------------------------------------------------------------------------------
R-1 Alpine Village 560 95% 1978 .5-mile north of the subject
R-2 Tiffany Place 182 98% 1991 .5-mile north of the subject
R-3 Vista Del Rey 144 96% 1988 1-mile south of the subject
R-4 Sahara Palms 312 95% 1973 Within 5-mile radius
R-5 Silver Shadow 200 91% 1997 1 block from the subject
Subject St. Charleston 312 86% 1980
AMERICAN APPRAISAL ASSOCIATES, INC. PROPERTY DESCRIPTION PAGE 16
ST. CHARLESTON, LAS VEGAS, NEVADA
PROPERTY DESCRIPTION
SITE ANALYSIS
Site Area 13.78 acres, or 600,257 square feet
Shape Rectangular
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 32003C2165D, dated August 16, 1995
Flood Zone Zone X
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
- --------------------------------------------------------------------------------
163-02-104-004 $819,000 $3,453,070 $4,272,070 0.03271 $139,732
IMPROVEMENT ANALYSIS
Year Built 1980
Number of Units 312
Net Rentable Area 269,528 Square Feet
Construction:
Foundation Reinforced concrete slab
Frame Heavy or light wood
Exterior Walls Wood or vinyl siding
Roof Composition shingle over a wood truss structure
Project Amenities Amenities at the subject include a swimming pool,
spa/jacuzzi, tennis court, gym room, barbeque
equipment, meeting hall, laundry room, and parking
area.
Unit Amenities Individual unit amenities include a balcony, cable TV
connection, and washer dryer connection. Appliances
available in each unit include a refrigerator, stove,
dishwasher, water heater, garbage disposal, and oven.
AMERICAN APPRAISAL ASSOCIATES, INC. PROPERTY DESCRIPTION PAGE 17
ST. CHARLESTON, LAS VEGAS, NEVADA
Unit Mix:
Unit Area
Unit Type Number of Units (Sq. Ft.)
- ---------------------------------------
1Br/1Ba 128 700
2Br/1Ba 56 816
2Br/2Ba 100 978
3Br/2Ba 16 1,194
3Br/2Ba 12 1,444
Overall Condition Good
Effective Age 13 years
Economic Life 45 years
Remaining Economic Life 32 years
Deferred Maintenance None
HIGHEST AND BEST USE ANALYSIS
In accordance with the definition of highest and best use, an analysis of the
site relating to its legal uses, physical possibilities, and financial
feasibility is appropriate. The highest and best use as vacant is to hold for
future multi-family development. The subject improvements were constructed in
1980 and consist of a 312-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
ST. CHARLESTON, LAS VEGAS, NEVADA
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
ST. CHARLESTON, LAS VEGAS, NEVADA
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
ST. CHARLESTON, LAS VEGAS, NEVADA
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
ST. CHARLESTON, LAS VEGAS, NEVADA
SUMMARY OF COMPARABLE SALES -IMPROVED
COMPARABLE COMPARABLE
DESCRIPTION SUBJECT I - 1 I - 2
- ---------------------------------------------------------------------------------------------------------------------------------
Property Name St. Charleston San Michele Alicante Villa Apt Homes
LOCATION:
Address 6501 W. Charleston Blvd 5800 W. Lake Mead Blvd 4370 S. Grand Canyon Dr
City, State Las Vegas, Nevada Las Vegas, NV Las Vegas, NV
County Clark Clark Clark
PHYSICAL CHARACTERISTICS:
Net Rentable Area (SF) 269,528 174,152 253,432
Year Built 1980 1997 2001
Number of Units 312 216 232
Unit Mix: Type Total Type Total Type Total
1Br/1Ba 128 1Br 96 1Br 80
2Br/1Ba 56 2Br 120 2Br 128
2Br/2Ba 100 3Br 24
3Br/2Ba 16
3Br/2Ba 12
Average Unit Size (SF) 864 806 1,092
Land Area (Acre) 13.7800 8.5200 11.9200
Density (Units/Acre) 22.6 25.4 19.5
Parking Ratio (Spaces/Unit) 1.96 1.66 1.60
Parking Type (Gr., Cov., etc.) Garage, Open Covered Open, Covered Open, Covered
CONDITION: Good Good Very Good
APPEAL: Good Good Good
AMENITIES:
Pool/Spa Yes/Yes
Gym Room Yes
Laundry Room Yes
Secured Parking No
Sport Courts Yes
Washer/Dryer Connection Yes
OCCUPANCY: 86% 91% 92%
TRANSACTION DATA:
Sale Date November, 2002 September, 2002
Sale Price ($) $11,750,000 $18,924,000
Grantor Jack P. Libby Family Trust Grand Rochelle
Grantee San Michele Gary Alicante Villa Apartments LLC
Sale Documentation
Verification
Telephone Number
ESTIMATED PRO-FORMA: Total $ $/Unit $/SF Total $ $/Unit $/SF
Potential Gross Income $1,776,960 $ 8,227 $10.20 $2,566,696 $11,063 $10.13
Vacancy/Credit Loss $ 159,926 $ 740 $ 0.92 $ 205,336 $ 885 $ 0.81
Effective Gross Income $1,617,034 $ 7,486 $ 9.29 $2,361,360 $10,178 $ 9.32
Operating Expenses $ 486,131 $ 2,251 $ 2.79 $ 735,958 $ 3,172 $ 2.90
Net Operating Income $1,130,903 $ 5,236 $ 6.49 $1,625,402 $ 7,006 $ 6.41
NOTES: None None
PRICE PER UNIT $54,398 $81,569
PRICE PER SQUARE FOOT $ 67.47 $ 74.67
EXPENSE RATIO 30.1% 31.2%
EGIM 7.27 8.01
OVERALL CAP RATE 9.62% 8.59%
Cap Rate based on Pro Forma or Actual Income? PRO FORMA PRO FORMA
COMPARABLE COMPARABLE COMPARABLE
DESCRIPTION I - 3 I - 4 I - 5
- ---------------------------------------------------------------------------------------------------------------------------------
Property Name Pleasant Hills Villas Rancho Del Ray Apts Conejo Villas Apartments
LOCATION:
Address 5550 Pleasant Hill Ave 2701 N Decatur Blvd 5060 W. Hacienda Ave
City, State Las Vegas, NV Las Vegas, NV Las Vegas, NV
County Clark Clark Clark
PHYSICAL CHARACTERISTICS:
Net Rentable Area (SF) 165,992 163,840 213,624
Year Built 1988 1996 1999
Number of Units 172 192 252
Unit Mix: Type Total Type Total Type Total
1Br 60 1Br 80 1Br 72
2Br 112 2Br 96 2Br 180
3Br 16
Average Unit Size (SF) 965 853 848
Land Area (Acre) 8.3900 8.7500 13.2100
Density (Units/Acre) 20.5 21.9 19.1
Parking Ratio (Spaces/Unit) 2.16 1.78 1.50
Parking Type (Gr., Cov., etc.) Open, Covered Garage, Open, Covered Open, Covered
CONDITION: Very Good Very Good Very Good
APPEAL: Average Fair Very Good
AMENITIES:
Pool/Spa
Gym Room
Laundry Room
Secured Parking
Sport Courts
Washer/Dryer Connection
OCCUPANCY: 92% 92% 91%
TRANSACTION DATA:
Sale Date April, 2002 April, 2002 March, 2002
Sale Price ($) $8,700,000 $10,500,000 $15,550,000
Grantor Royal Pleasant Hill LLC Rancho Del Rey Conejo Apartments
Grantee Pleasant Hill Villas Rancho Del Ray Apartments Conejo Villas Apartments LP
Sale Documentation
Verification
Telephone Number
ESTIMATED PRO-FORMA: Total $ $/Unit $/SF Total $ $/Unit $/SF Total $ $/Unit $/SF
Potential Gross Income $1,360,000 $ 7,907 $8.19 $1,703,520 $ 8,873 $10.40 $2,257,200 $ 8,957 $10.57
Vacancy/Credit Loss $ 108,800 $ 633 $0.66 $ 136,282 $ 710 $ 0.83 $ 203,148 $ 806 $ 0.95
Effective Gross Income $1,251,200 $ 7,274 $7.54 $1,567,238 $ 8,163 $ 9.57 $2,054,052 $ 8,151 $ 9.62
Operating Expenses $ 533,200 $ 3,100 $3.21 $ 623,457 $ 3,247 $ 3.81 $ 718,918 $ 2,853 $ 3.37
Net Operating Income $ 718,000 $ 4,174 $4.33 $ 943,781 $ 4,916 $ 5.76 $1,335,134 $ 5,298 $ 6.25
NOTES: None None None
PRICE PER UNIT $50,581 $54,688 $61,706
PRICE PER SQUARE FOOT $ 52.41 $ 64.09 $ 72.79
EXPENSE RATIO 42.6% 39.8% 35.0%
EGIM 6.95 6.70 7.57
OVERALL CAP RATE 8.25% 8.99% 8.59%
Cap Rate based on Pro Forma or
Actual Income? PRO FORMA PRO FORMA PRO FORMA
AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 22
ST. CHARLESTON, LAS VEGAS, NEVADA
IMPROVED SALES MAP
[MAP]
IMPROVED SALES ANALYSIS
The improved sales indicate a sales price range from $50,581 to $81,569 per
unit. Adjustments have been made to the sales to reflect differences in
location, age/condition and quality/appeal. Generally speaking, larger
properties typically have a lower price per unit when compared to smaller
properties, all else being equal. Similarly, those projects with a higher
average unit size will generally have a higher price per unit. After appropriate
adjustments are made, the improved sales demonstrate an adjusted range for the
subject from $44,512 to $49,242 per unit with a mean or average adjusted price
of $46,936 per unit. The median adjusted price is $47,106 per unit. Based on the
following analysis, we have concluded to a value of $47,000 per unit, which
results in an "as is" value of $14,400,000 (rounded after necessary adjustment,
if any).
AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 23
ST. CHARLESTON, LAS VEGAS, NEVADA
COMPARABLE COMPARABLE
DESCRIPTION SUBJECT I - 1 I - 2
- ---------------------------------------------------------------------------------------------------------------
Property Name St. Charleston San Michele Alicante Villa Apt Homes
Address 6501 W. Charleston Blvd 5800 W. Lake Mead Blvd 4370 S. Grand Canyon Dr
City Las Vegas, Nevada Las Vegas, NV Las Vegas, NV
Sale Date November, 2002 September, 2002
Sale Price ($) $11,750,000 $18,924,000
Net Rentable Area (SF) 269,528 174,152 253,432
Number of Units 312 216 232
Price Per Unit $54,398 $81,569
Year Built 1980 1997 2001
Land Area (Acre) 13.7800 8.5200 11.9200
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 5% 09-2002 5%
VALUE AFTER TRANS. ADJUST. $57,118 $85,647
($/UNIT)
Location Inferior 10% Superior -15%
Number of Units 312 216 0% 232 0%
Quality / Appeal Good Superior -10% Superior -15%
Age / Condition 1980 1997 / Good 0% 2001 / Very Good 0%
Occupancy at Sale 86% 91% 0% 92% 0%
Amenities Good Superior -20% Superior -10%
Average Unit Size (SF) 864 806 0% 1,092 -5%
PHYSICAL ADJUSTMENT -20% -45%
FINAL ADJUSTED VALUE ($/UNIT) $45,694 $47,106
COMPARABLE COMPARABLE COMPARABLE
DESCRIPTION I - 3 I - 4 I - 5
- ----------------------------------------------------------------------------------------------------------------
Property Name Pleasant Hills Villas Rancho Del Ray Apts Conejo Villas Apartments
Address 5550 Pleasant Hill Ave 2701 N Decatur Blvd 5060 W. Hacienda Ave
City Las Vegas, NV Las Vegas, NV Las Vegas, NV
Sale Date April, 2002 April, 2002 March, 2002
Sale Price ($) $8,700,000 $10,500,000 $15,550,000
Net Rentable Area (SF) 165,992 163,840 213,624
Number of Units 172 192 252
Price Per Unit $50,581 $54,688 $61,706
Year Built 1988 1996 1999
Land Area (Acre) 8.3900 8.7500 13.2100
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) 04-2002 10% 04-2002 10% 03-2002 14%
VALUE AFTER TRANS. ADJUST. $55,640 $60,156 $70,345
($/UNIT)
Location Superior -20% Superior -20% Superior -15%
Number of Units 172 0% 192 0% 252 0%
Quality / Appeal Comparable 0% Comparable 0% Superior -10%
Age / Condition 1988 / Very Good 0% 1996 / Very Good 0% 1999 / Very Good 0%
Occupancy at Sale 92% 0% 92% 0% 91% 0%
Amenities Comparable 0% Comparable 0% Superior -5%
Average Unit Size (SF) 965 0% 853 0% 848 0%
PHYSICAL ADJUSTMENT -20% -20% -30%
FINAL ADJUSTED VALUE ($/UNIT) $44,512 $48,125 $49,242
SUMMARY
VALUE RANGE (PER UNIT) $44,512 TO $49,242
MEAN (PER UNIT) $46,936
MEDIAN (PER UNIT) $47,106
VALUE CONCLUSION (PER UNIT) $47,000
VALUE OF IMPROVEMENT & Main Site $14,664,000
LESS: LEASE-UP COST -$ 31,000
PV OF CONCESSIONS -$ 201,000
VALUE INDICATED BY SALES COMPARISON APPROACH $14,432,000
ROUNDED $14,400,000
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
ST. CHARLESTON, LAS VEGAS, NEVADA
NOI PER UNIT COMPARISON
SALE PRICE NOI/ SUBJECT NOI
COMPARABLE NO. OF ----------- ---------- -------------- ADJUSTMENT INDICATED
NO. UNITS PRICE/UNIT OAR NOI/UNIT SUBJ. NOI/UNIT FACTOR VALUE/UNIT
- ----------------------------------------------------------------------------------------------
I-1 216 $11,750,000 9.62% $1,130,903 $ 1,289,357 0.789 $42,937
----------- ---------------------------
$ 54,398 $ 5,236 $ 4,133
I-2 232 $18,924,000 8.59% $1,625,402 $ 1,289,357 0.590 $48,114
----------- ---------------------------
$ 81,569 $ 7,006 $ 4,133
I-3 172 $ 8,700,000 8.25% $ 718,000 $ 1,289,357 0.990 $50,074
----------- ---------------------------
$ 50,581 $ 4,174 $ 4,133
I-4 192 $10,500,000 8.99% $ 943,781 $ 1,289,357 0.841 $45,977
----------- ---------------------------
$ 54,688 $ 4,916 $ 4,133
I-5 252 $15,550,000 8.59% $1,335,134 $ 1,289,357 0.780 $48,131
----------- ---------------------------
$ 61,706 $ 5,298 $ 4,133
PRICE/UNIT
Low High Average Median
$42,937 $50,074 $47,047 $48,114
VALUE ANALYSIS BASED ON COMPARABLES NOI PER UNIT
Estimated Price Per Unit $ 48,000
------------
Number of Units 312
Value $14,976,000
Less: Lease-Up Cost -$ 31,000
PV of Concessions -$ 201,000
------------
Value Based on NOI Analysis $14,744,000
Rounded $14,700,000
The adjusted sales indicate a range of value between $42,937 and $50,074 per
unit, with an average of $47,047 per unit. Based on the subject's competitive
position within the improved sales, a value of $48,000 per unit is estimated.
This indicates an "as is" market value of $14,700,000 (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
ST. CHARLESTON, LAS VEGAS, NEVADA
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-1 216 $11,750,000 $ 1,617,034 $486,131 30.06% 7.27
-----------
$ 54,398
I-2 232 $18,924,000 $ 2,361,360 $735,958 31.17% 8.01
-----------
$ 81,569
I-3 172 $ 8,700,000 $ 1,251,200 $533,200 42.62% 6.95
-----------
$ 50,581 40.61%
I-4 192 $10,500,000 $ 1,567,238 $623,457 39.78% 6.70
-----------
$ 54,688
I-5 252 $15,550,000 $ 2,054,052 $718,918 35.00% 7.57
-----------
$ 61,706
EGIM
Low High Average Median
6.70 8.01 7.30 7.27
VALUE ANALYSIS BASED ON EGIM'S OF COMPARABLE SALES
Estimate EGIM 6.50
Subject EGI $ 2,302,224
Value $14,964,456
Less: Lease-Up Cost -$ 31,000
PV of Concessions -$ 201,000
------------
Value Based on EGIM Analysis $14,732,456
Rounded $14,700,000
Value Per Unit $ 47,115
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 40.61% before reserves. The comparable sales
indicate a range of expense ratios from 30.06% to 42.62%, while their EGIMs
range from 6.70 to 8.01. Overall, we conclude to an EGIM of 6.50, which results
in an "as is" value estimate in the EGIM Analysis of $14,700,000.
SALES COMPARISON CONCLUSION
The three valuation methods in the Sales Comparison Approach are shown below.
The overall value via the Sales Comparison Approach is estimated at $14,700,000.
Price Per Unit $14,400,000
NOI Per Unit $14,700,000
EGIM Analysis $14,700,000
Sales Comparison Conclusion $14,700,000
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 26
ST. CHARLESTON, LAS VEGAS, NEVADA
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
ST. CHARLESTON, LAS VEGAS, NEVADA
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 700 $549 $0.78 84.4%
2Br/1Ba 816 $627 $0.77 83.9%
2Br/2Ba 978 $655 $0.67 87.0%
3Br/2Ba 1194 $852 $0.71 93.8%
3Br/2Ba 1444 $933 $0.65 100.0%
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 28
ST. CHARLESTON, LAS VEGAS, NEVADA
RENT ANALYSIS
COMPARABLE RENTS
------------------------------------------------
R-1 R-2 R-3 R-4 R-5
------------------------------------------------
Alpine Tiffany Vista Del Sahara Silver
Village Place Rey Palms Shadow
------------------------------------------------
COMPARISON TO SUBJECT
SUBJECT SUBJECT ------------------------------------------------
SUBJECT UNIT ACTUAL ASKING Slightly
DESCRIPTION TYPE RENT RENT Superior Superior Superior Superior Superior
- ----------------------------------------------------------------------------------------------------------
Monthly Rent 1Br/1Ba $ 549 $ 580 $ 570 $ 665 $ 650 $ 580 $ 705
Unit Area (SF) 700 700 680 750 700 680 686
Monthly Rent Per Sq. Ft. $ 0.78 $ 0.83 $ 0.84 $ 0.89 $ 0.93 $ 0.85 $ 1.03
Monthly Rent 2Br/1Ba $ 627 $ 640 $ 640 $ 765 $ 750 $ 670
Unit Area (SF) 816 816 890 1,150 900 816
Monthly Rent Per Sq. Ft. $ 0.77 $ 0.78 $ 0.72 $ 0.67 $ 0.83 $ 0.82
Monthly Rent 2Br/2Ba $ 655 $ 670 $ 810 $ 900 $ 860 $ 690 $ 835
Unit Area (SF) 978 978 802 1,250 1,076 910 1,030
Monthly Rent Per Sq. Ft. $ 0.67 $ 0.69 $ 1.01 $ 0.72 $ 0.80 $ 0.76 $ 0.81
Monthly Rent 3Br/2Ba $ 852 $ 859 $ 900
Unit Area (SF) 1,194 1,194 1,194
Monthly Rent Per Sq. Ft. $ 0.71 $ 0.72 $ 0.75
Monthly Rent 3Br/2Ba $ 933 $ 959 $ 990 $ 935
Unit Area (SF) 1,444 1,444 1,444 1,113
Monthly Rent Per Sq. Ft. $ 0.65 $ 0.66 $ 0.69 $ 0.84
DESCRIPTION MIN MAX MEDIAN AVERAGE
- ---------------------------------------------------------
Monthly Rent $ 570 $ 705 $ 650 $ 634
Unit Area (SF) 680 750 686 699
Monthly Rent Per Sq. Ft. $ 0.84 $ 1.03 $ 0.89 $ 0.91
Monthly Rent $ 640 $ 765 $ 710 $ 706
Unit Area (SF) 816 1,150 895 939
Monthly Rent Per Sq. Ft. $ 0.67 $ 0.83 $ 0.77 $ 0.76
Monthly Rent $ 690 $ 900 $ 835 $ 819
Unit Area (SF) 802 1,250 1,030 1,014
Monthly Rent Per Sq. Ft. $ 0.72 $ 1.01 $ 0.80 $ 0.82
Monthly Rent $ 900 $ 450 $ 900
Unit Area (SF) 1,194 597 1,194
Monthly Rent Per Sq. Ft. $ 0.75 $ 0.75 $ 0.75 $ 0.75
Monthly Rent $ 935 $ 990 $ 963 $ 963
Unit Area (SF) 1,113 1,444 1,279 1,279
Monthly Rent Per Sq. Ft. $ 0.69 $ 0.84 $ 0.76 $ 0.76
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 128 700 $ 570 $ 0.81 $ 72,960 $ 875,520
2Br/1Ba 56 816 $ 630 $ 0.77 $ 35,280 $ 423,360
2Br/2Ba 100 978 $ 660 $ 0.67 $ 66,000 $ 792,000
3Br/2Ba 16 1,194 $ 855 $ 0.72 $ 13,680 $ 164,160
3Br/2Ba 12 1,444 $ 940 $ 0.65 $ 11,280 $ 135,360
Total $199,200 $2,390,400
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
ST. CHARLESTON, LAS VEGAS, NEVADA
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 $ 2,293,193 $ 7,350 $ 2,372,959 $ 7,606 $ 2,366,248 $ 7,584
Vacancy $ 159,445 $ 511 $ 154,880 $ 496 $ 190,262 $ 610
Credit Loss/Concessions $ 53,723 $ 172 $ 69,088 $ 221 $ 70,599 $ 226
-------------------------------------------------------------------
Subtotal $ 213,168 $ 683 $ 223,968 $ 718 $ 260,861 $ 836
Laundry Income $ 24,102 $ 77 $ 21,350 $ 68 $ 20,812 $ 67
Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0
Other Misc. Revenue $ 85,805 $ 275 $ 128,986 $ 413 $ 194,469 $ 623
-------------------------------------------------------------------
Subtotal Other Income $ 109,907 $ 352 $ 150,336 $ 482 $ 215,281 $ 690
-------------------------------------------------------------------
Effective Gross Income $ 2,189,932 $ 7,019 $ 2,299,327 $ 7,370 $ 2,320,668 $ 7,438
Operating Expenses
Taxes $ 139,055 $ 446 $ 136,257 $ 437 $ 141,520 $ 454
Insurance $ 20,956 $ 67 $ 61,506 $ 197 $ 47,404 $ 152
Utilities $ 164,577 $ 527 $ 170,613 $ 547 $ 169,517 $ 543
Repair & Maintenance $ 58,510 $ 188 $ 40,842 $ 131 $ 46,440 $ 149
Cleaning $ 80,721 $ 259 $ 86,186 $ 276 $ 93,393 $ 299
Landscaping $ 45,571 $ 146 $ 41,634 $ 133 $ 41,760 $ 134
Security $ 12,361 $ 40 $ 14,513 $ 47 $ 16,499 $ 53
Marketing & Leasing $ 49,876 $ 160 $ 40,744 $ 131 $ 45,072 $ 144
General Administrative $ 272,640 $ 874 $ 285,662 $ 916 $ 259,190 $ 831
Management $ 103,434 $ 332 $ 115,271 $ 369 $ 115,101 $ 369
Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 $ 0
-------------------------------------------------------------------
Total Operating Expenses $ 947,701 $ 3,038 $ 993,228 $ 3,183 $ 975,896 $ 3,128
Reserves $ 0 $ 0 $ 0 $ 0 $ 0 $ 0
-------------------------------------------------------------------
Net Income $ 1,242,231 $ 3,982 $ 1,306,099 $ 4,186 $ 1,344,772 $ 4,310
FISCAL YEAR 2003 ANNUALIZED 2003
--------------------- --------------------
MANAGEMENT BUDGET PROJECTION AAA PROJECTION
--------------------- -------------------- ----------------------------
DESCRIPTION TOTAL PER UNIT TOTAL PER UNIT TOTAL PER UNIT %
- -------------------------------------------------------------------------------------------------------
Revenues
Rental Income $ 2,340,816 $ 7,503 $2,371,120 $ 7,600 $2,390,400 $ 7,662 100.0%
Vacancy $ 155,000 $ 497 $ 322,512 $ 1,034 $ 262,944 $ 843 11.0%
Credit Loss/Concessions $ 58,500 $ 188 $ 151,160 $ 484 $ 71,712 $ 230 3.0%
------------------------------------------------------------------------
Subtotal $ 213,500 $ 684 $ 473,672 $ 1,518 $ 334,656 $ 1,073 14.0%
Laundry Income $ 27,200 $ 87 $ 20,456 $ 66 $ 20,280 $ 65 0.8%
Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 0.0%
Other Misc. Revenue $ 196,400 $ 629 $ 230,264 $ 738 $ 226,200 $ 725 9.5%
------------------------------------------------------------------------
Subtotal Other Income $ 223,600 $ 717 $ 250,720 $ 804 $ 246,480 $ 790 10.3%
------------------------------------------------------------------------
Effective Gross Income $ 2,350,916 $ 7,535 $2,148,168 $ 6,885 $2,302,224 $ 7,379 100.0%
Operating Expenses
Taxes $ 146,946 $ 471 $ 142,636 $ 457 $ 165,360 $ 530 7.2%
Insurance $ 52,281 $ 168 $ 51,040 $ 164 $ 48,360 $ 155 2.1%
Utilities $ 143,535 $ 460 $ 127,992 $ 410 $ 140,400 $ 450 6.1%
Repair & Maintenance $ 29,000 $ 93 $ 92,580 $ 297 $ 46,800 $ 150 2.0%
Cleaning $ 71,925 $ 231 $ 87,104 $ 279 $ 85,800 $ 275 3.7%
Landscaping $ 118,032 $ 378 $ 27,456 $ 88 $ 54,600 $ 175 2.4%
Security $ 0 $ 0 $ 16,416 $ 53 $ 17,160 $ 55 0.7%
Marketing & Leasing $ 42,000 $ 135 $ 41,360 $ 133 $ 42,120 $ 135 1.8%
General Administrative $ 254,450 $ 816 $ 303,872 $ 974 $ 265,200 $ 850 11.5%
Management $ 117,546 $ 377 $ 113,264 $ 363 $ 69,067 $ 221 3.0%
Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 0.0%
------------------------------------------------------------------------
Total Operating Expenses $ 975,715 $ 3,127 $1,003,720 $ 3,217 $ 934,867 $ 2,996 40.6%
Reserves $ 0 $ 0 $ 0 $ 0 $ 78,000 $ 250 8.3%
------------------------------------------------------------------------
Net Income $ 1,375,201 $ 4,408 $1,144,448 $ 3,668 $1,289,357 $ 4,133 56.0%
REVENUES AND EXPENSES
The subject's revenue and expense projections are displayed on the previous
chart. Rental income is based on the market analysis previously discussed. Other
income consists of forfeited deposits, laundry income, late rent payments, month
to month fees, pet fees, vending machine revenue, etc.
We forecasted the property's annual operating expenses after reviewing its
historical performance at the subject property. We analyzed each item of expense
and attempted to forecast amounts a typical informed investor would consider
reasonable.
VACANCY AND COLLECTION LOSS
An investor is primarily interested in the annual revenue an income property is
likely to produce over a specified period of time, rather than the income it
could produce if it were always 100% occupied and all tenants were paying their
rent in full and on time. An investor normally expects some income loss as
tenants vacate, fail to pay rent, or pay their rent late.
We have projected a stabilized vacancy and collection loss rate of 14% based on
the subject's historical performance, as well as the anticipated future market
conditions.
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 30
ST. CHARLESTON, LAS VEGAS, NEVADA
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
ST. CHARLESTON, LAS VEGAS, NEVADA
SUMMARY OF OVERALL
CAPITALIZATION RATES
COMP. NO. SALE DATE OCCUP. PRICE/UNIT OAR
- ----------------------------------------------------
I-1 Nov-02 91% $54,398 9.62%
I-2 Sep-02 92% $81,569 8.59%
I-3 Apr-02 92% $50,581 8.25%
I-4 Apr-02 92% $54,688 8.99%
I-5 Mar-02 91% $61,706 8.59%
High 9.62%
Low 8.25%
Average 8.81%
Based on this information, we have concluded the subject's overall
capitalization rate should be 9.00%. The terminal capitalization rate is applied
to the net operating income estimated for the year following the end of the
holding period. Based on the concluded overall capitalization rate, the age of
the property and the surveyed information, we have concluded the subject's
terminal capitalization rate to be 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 11.50%.
HOLDING PERIOD
The survey of investors indicates that most investors are completing either
10-year cash flows or extending the analysis to the end of the lease if it is
more than 10-years. A 10-year period has been used in the analysis of the
subject with the eleventh year stabilized NOI used to determine the reversion.
SELLING COSTS
Sales of similar size properties are typically accomplished with the aid of a
broker and will also incur legal and other transaction related cost. Based on
our survey of brokers and a review of institutional investor projections, an
allowance of 2.00% of the sale amount is applied.
DISCOUNTED CASH FLOW CONCLUSION
Discounting the annual cash flows and the equity reversion at the selected rate
of 11.50% indicates a value of $14,300,000. In this instance, the reversion
figure contributes
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 32
ST. CHARLESTON, LAS VEGAS, NEVADA
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
ST. CHARLESTON, LAS VEGAS, NEVADA
DISCOUNTED CASH FLOW ANALYSIS
ST. CHARLESTON
YEAR APR-2004 APR-2005 APR-2006 APR-2007 APR-2008
FISCAL YEAR 1 2 3 4 5
- ----------------------------------------------------------------------------------------------------
REVENUE
Base Rent $2,390,400 $2,462,112 $2,535,975 $2,612,055 $2,690,416
Vacancy $ 298,866 $ 270,832 $ 278,957 $ 287,326 $ 295,946
Credit Loss $ 71,712 $ 73,863 $ 76,079 $ 78,362 $ 80,712
Concessions $ 224,640 $ 0 $ 0 $ 0 $ 0
--------------------------------------------------------------
Subtotal $ 595,218 $ 344,696 $ 355,037 $ 365,688 $ 376,658
Laundry Income $ 20,280 $ 20,888 $ 21,515 $ 22,161 $ 22,825
Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0
Other Misc. Revenue $ 226,200 $ 232,986 $ 239,976 $ 247,175 $ 254,590
--------------------------------------------------------------
Subtotal Other Income $ 246,480 $ 253,874 $ 261,491 $ 269,335 $ 277,415
--------------------------------------------------------------
EFFECTIVE GROSS INCOME $2,041,662 $2,371,291 $2,442,429 $2,515,702 $2,591,173
OPERATING EXPENSES:
Taxes $ 165,360 $ 170,321 $ 175,430 $ 180,693 $ 186,114
Insurance $ 48,360 $ 49,811 $ 51,305 $ 52,844 $ 54,430
Utilities $ 140,400 $ 144,612 $ 148,950 $ 153,419 $ 158,021
Repair & Maintenance $ 46,800 $ 48,204 $ 49,650 $ 51,140 $ 52,674
Cleaning $ 85,800 $ 88,374 $ 91,025 $ 93,756 $ 96,569
Landscaping $ 54,600 $ 56,238 $ 57,925 $ 59,663 $ 61,453
Security $ 17,160 $ 17,675 $ 18,205 $ 18,751 $ 19,314
Marketing & Leasing $ 42,120 $ 43,384 $ 44,685 $ 46,026 $ 47,406
General Administrative $ 265,200 $ 273,156 $ 281,351 $ 289,791 $ 298,485
Management $ 61,250 $ 71,139 $ 73,273 $ 75,471 $ 77,735
Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0
--------------------------------------------------------------
TOTAL OPERATING EXPENSES $ 927,050 $ 962,913 $ 991,800 $1,021,554 $1,052,201
Reserves $ 78,000 $ 80,340 $ 82,750 $ 85,233 $ 87,790
--------------------------------------------------------------
NET OPERATING INCOME $1,036,612 $1,328,038 $1,367,879 $1,408,916 $1,451,183
Operating Expense Ratio (% of EGI) 45.4% 40.6% 40.6% 40.6% 40.6%
Operating Expense Per Unit $ 2,971 $ 3,086 $ 3,179 $ 3,274 $ 3,372
YEAR APR-2009 APR-2010 APR-2011 APR-2012 APR-2013 APR-2014
FISCAL YEAR 6 7 8 9 10 11
- -----------------------------------------------------------------------------------------------------------------
REVENUE
Base Rent $2,771,129 $2,854,263 $2,939,890 $3,028,087 $3,118,930 $3,212,498
Vacancy $ 304,824 $ 313,969 $ 323,388 $ 333,090 $ 343,082 $ 353,375
Credit Loss $ 83,134 $ 85,628 $ 88,197 $ 90,843 $ 93,568 $ 96,375
Concessions $ 0 $ 0 $ 0 $ 0 $ 0 $ 0
---------------------------------------------------------------------------
Subtotal $ 387,958 $ 399,597 $ 411,585 $ 423,932 $ 436,650 $ 449,750
Laundry Income $ 23,510 $ 24,215 $ 24,942 $ 25,690 $ 26,461 $ 27,255
Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0
Other Misc. Revenue $ 262,228 $ 270,095 $ 278,197 $ 286,543 $ 295,140 $ 303,994
---------------------------------------------------------------------------
Subtotal Other Income $ 285,738 $ 294,310 $ 303,139 $ 312,233 $ 321,600 $ 331,249
---------------------------------------------------------------------------
EFFECTIVE GROSS INCOME $2,668,909 $2,748,976 $2,831,445 $2,916,388 $3,003,880 $3,093,997
OPERATING EXPENSES:
Taxes $ 191,698 $ 197,448 $ 203,372 $ 209,473 $ 215,757 $ 222,230
Insurance $ 56,062 $ 57,744 $ 59,477 $ 61,261 $ 63,099 $ 64,992
Utilities $ 162,762 $ 167,645 $ 172,674 $ 177,855 $ 183,190 $ 188,686
Repair & Maintenance $ 54,254 $ 55,882 $ 57,558 $ 59,285 $ 61,063 $ 62,895
Cleaning $ 99,466 $ 102,450 $ 105,523 $ 108,689 $ 111,950 $ 115,308
Landscaping $ 63,296 $ 65,195 $ 67,151 $ 69,166 $ 71,241 $ 73,378
Security $ 19,893 $ 20,490 $ 21,105 $ 21,738 $ 22,390 $ 23,062
Marketing & Leasing $ 48,829 $ 50,293 $ 51,802 $ 53,356 $ 54,957 $ 56,606
General Administrative $ 307,439 $ 316,663 $ 326,163 $ 335,947 $ 346,026 $ 356,407
Management $ 80,067 $ 82,469 $ 84,943 $ 87,492 $ 90,116 $ 92,820
Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 $ 0
---------------------------------------------------------------------------
TOTAL OPERATING EXPENSES $1,083,767 $1,116,280 $1,149,768 $1,184,261 $1,219,789 $1,256,383
Reserves $ 90,423 $ 93,136 $ 95,930 $ 98,808 $ 101,772 $ 104,825
---------------------------------------------------------------------------
NET OPERATING INCOME $1,494,718 $1,539,560 $1,585,747 $1,633,319 $1,682,319 $1,732,788
Operating Expense Ratio (% of EGI) 40.6% 40.6% 40.6% 40.6% 40.6% 40.6%
Operating Expense Per Unit $ 3,474 $ 3,578 $ 3,685 $ 3,796 $ 3,910 $ 4,027
Estimated Stabilized NOI $1,289,357 Sales Expense Rate 2.00%
Months to Stabilized 12 Discount Rate 11.50%
Stabilized Occupancy 89.0% Terminal Cap Rate 10.00%
Gross Residual Sale Price $17,327,884 Deferred
Maintenance $ 0
Less: Sales Expense $ 346,558 Add: Excess Land $ 0
-----------
Net Residual Sale Price $16,981,326 Other Adjustments $ 0
-----------
PV of Reversion $ 5,717,721 Value Indicated By
"DCF" $14,319,207
Add: NPV of NOI $ 8,601,487 Rounded $14,300,000
-----------
PV Total $14,319,207
"DCF" VALUE SENSITIVITY TABLE
DISCOUNT RATE
------------------------------------------------------------------------
TOTAL VALUE 11.00% 11.25% 11.50% 11.75% 12.00%
- -------------------------------------------------------------------------------------------
TERMINAL CAP RATE 9.50% $15,106,113 $14,860,463 $14,620,140 $14,385,010 $14,154,943
9.75% $14,944,695 $14,702,636 $14,465,815 $14,234,103 $14,007,371
10.00% $14,791,347 $14,552,699 $14,319,207 $14,090,742 $13,867,178
10.25% $14,645,480 $14,410,077 $14,179,751 $13,954,374 $13,733,823
10.50% $14,506,558 $14,274,246 $14,046,935 $13,824,500 $13,606,819
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 34
ST. CHARLESTON, LAS VEGAS, NEVADA
INCOME LOSS DURING LEASE-UP
The subject is currently 86% occupied, below our stabilized occupancy
projection. We have estimated a 12-month lease-up period. An adjustment must be
made to bring the subject to a stabilized operating level. To account for this
income loss during lease-up, we have compared the current DCF analysis to an "as
stabilized" DCF analysis assuming the subject's occupancy were stabilized. The
difference in net operating income during the lease-up period is discounted to a
present value figure of $31,000 as shown in the following table.
DESCRIPTION YEAR 1
- ----------------------------------------------
"As Is" Net Operating Income $1,036,612
Stabilized Net Operating Income $1,071,456
----------
Difference $ 34,845
PV of Income Loss During Lease-Up $ 31,251
Rounded $ 31,000
----------
CONCESSIONS
Due to softness in the market, concessions have been utilized at the subject
property and within the market. Based on our discussions with the subject's
property manager and those at competing properties, these concessions are
expected to continue in the near term until the market returns to a stabilized
level. Concessions have been included as a line item deduction within the
discounted cash flow analysis. The present value of these concessions equates to
$201,000 (rounded). This amount has been deducted from the Direct Capitalization
analysis, as well as the Sales Comparison Approach value.
DIRECT CAPITALIZATION METHOD
After having projected the income and expenses for the property, the next step
in the valuation process is to capitalize the net income into an estimate of
value. The selected overall capitalization rate ("OAR") covers both return on
and return of capital. It is the overall rate of return an investor expects.
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 35
ST. CHARLESTON, LAS VEGAS, NEVADA
After considering the market transactions and the investor surveys, we
previously conclude that an overall rate of 9.00% percent is applicable to the
subject. The results of our direct capitalization analysis are as follows:
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 36
ST. CHARLESTON, LAS VEGAS, NEVADA
ST. CHARLESTON
TOTAL PER SQ. FT. PER UNIT %OF EGI
- -----------------------------------------------------------------------------------------------
REVENUE
Base Rent $ 2,390,400 $ 8.87 $ 7,662
Less: Vacancy & Collection Loss 14.00% $ 334,656 $ 1.24 $ 1,073
Plus: Other Income
Laundry Income $ 20,280 $ 0.08 $ 65 0.88%
Garage Revenue $ 0 $ 0.00 $ 0 0.00%
Other Misc. Revenue $ 226,200 $ 0.84 $ 725 9.83%
---------------------------------------------
Subtotal Other Income $ 246,480 $ 0.91 $ 790 10.71%
EFFECTIVE GROSS INCOME $ 2,302,224 $ 8.54 $ 7,379
OPERATING EXPENSES:
Taxes $ 165,360 $ 0.61 $ 530 7.18%
Insurance $ 48,360 $ 0.18 $ 155 2.10%
Utilities $ 140,400 $ 0.52 $ 450 6.10%
Repair & Maintenance $ 46,800 $ 0.17 $ 150 2.03%
Cleaning $ 85,800 $ 0.32 $ 275 3.73%
Landscaping $ 54,600 $ 0.20 $ 175 2.37%
Security $ 17,160 $ 0.06 $ 55 0.75%
Marketing & Leasing $ 42,120 $ 0.16 $ 135 1.83%
General Administrative $ 265,200 $ 0.98 $ 850 11.52%
Management 3.00% $ 69,067 $ 0.26 $ 221 3.00%
Miscellaneous $ 0 $ 0.00 $ 0 0.00%
TOTAL OPERATING EXPENSES $ 934,867 $ 3.47 $ 2,996 40.61%
Reserves $ 78,000 $ 0.29 $ 250 3.39%
---------------------------------------------
NET OPERATING INCOME $ 1,289,357 $ 4.78 $ 4,133 56.00%
"GOING IN" CAPITALIZATION RATE 9.00%
VALUE INDICATION $14,326,192 $ 53.15 $ 45,917
LESS: LEASE-UP COST ($ 31,000)
PV OF CONCESSIONS ($ 201,000)
"AS IS" VALUE INDICATION
(DIRECT CAPITALIZATION APPROACH) $14,094,192
ROUNDED $14,100,000 $ 52.31 $ 45,192
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 37
ST. CHARLESTON, LAS VEGAS, NEVADA
DIRECT CAPITALIZATION VALUE SENSITIVITY TABLE
CAP RATE VALUE ROUNDED $/UNIT $/SF
- ------------------------------------------------------
8.25% $15,396,573 $15,400,000 $49,359 $57.14
8.50% $14,936,909 $14,900,000 $47,756 $55.28
8.75% $14,503,512 $14,500,000 $46,474 $53.80
9.00% $14,094,192 $14,100,000 $45,192 $52.31
9.25% $13,706,998 $13,700,000 $43,910 $50.83
9.50% $13,340,182 $13,300,000 $42,628 $49.35
9.75% $12,992,177 $13,000,000 $41,667 $48.23
CONCLUSION BY THE DIRECT CAPITALIZATION METHOD
Applying the capitalization rate to our estimated NOI results in an estimated
value of $14,100,000.
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 $14,300,000
Direct Capitalization Method $14,100,000
Giving consideration to the indicated values provided by both techniques, we
have concluded the estimated value by the income capitalization approach to be
$14,200,000.
AMERICAN APPRAISAL ASSOCIATES, INC. RECONCILIATION AND CONCLUSION PAGE 38
ST. CHARLESTON, LAS VEGAS, NEVADA
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 $14,700,000
Income Approach $14,200,000
Reconciled Value $14,500,000
The Income Capitalization Method is considered a reliable indicator of value.
Income and expenses were estimated and projected based on historical operating
statements and market oriented expenses. This method is primarily used by
investors in their underwriting analysis. Furthermore, there was good support
for an overall rate in the Direct Capitalization Method.
The Sales Comparison Approach to value supported the value conclusion by the
Income Approach and was given secondary consideration. Investment-grade,
income-producing properties such as the subject are not typically traded based
on cost. Therefore, the Cost Approach has not been considered in our valuation.
FINAL VALUE - FEE SIMPLE ESTATE
Based on the investigation and premise outlined, it is our opinion that as of
May 8, 2003 the market value of the fee simple estate in the property is:
$14,500,000
AMERICAN APPRAISAL ASSOCIATES, INC. ADDENDA
ST. CHARLESTON, LAS VEGAS, NEVADA
ADDENDA
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A
ST. CHARLESTON, LAS VEGAS, NEVADA
EXHIBIT A
SUBJECT PHOTOGRAPHS
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A
ST. CHARLESTON, LAS VEGAS, NEVADA
SUBJECT PHOTOGRAPHS
[PICTURE] [PICTURE]
EXTERIOR - APARTMENT EXTERIOR - WINDOW PANE
[PICTURE] [PICTURE]
INTERIOR - FLOOR EXTERIOR - PARKING LOT
[PICTURE] [PICTURE]
EXTERIOR - SWIMMING POOL EXTERIOR - APARTMENT BUILDING
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A
ST. CHARLESTON, LAS VEGAS, NEVADA
SUBJECT PHOTOGRAPHS
[PICTURE] [PICTURE]
EXTERIOR - APARTMENT BUILDING INTERIOR- LIVING ROOM
[PICTURE] [PICTURE]
EXTERIOR - STAIR CASE EXTERIOR-APARTMENT BUILDING
[PICTURE] [PICTURE]
INTERIOR-LIVING ROOM INTERIOR-KITCHEN
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B
ST. CHARLESTON, LAS VEGAS, NEVADA
EXHIBIT B
SUMMARY OF RENT COMPARABLES
AND PHOTOGRAPH OF COMPARABLES
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B
ST. CHARLESTON, LAS VEGAS, NEVADA
PHOTOGRAPHS OF COMPARABLE SALE PROPERTIES
COMPARABLE I-1
SAN MICHELE
5800 W. Lake Mead Blvd
Las Vegas, NV
[PICTURE]
COMPARABLE I-2
ALICANTE VILLA APT HOMES
4370 S. Grand Canyon Dr
Las Vegas, NV
N/A
COMPARABLE I-3
PLEASANT HILLS VILLAS
5550 Pleasant Hill Ave
Las Vegas, NV
[PICTURE]
COMPARABLE I-4
RANCHO DEL RAY APTS
2701 N Decatur Blvd
Las Vegas, NV
[PICTURE]
COMPARABLE I-5
CONEJO VILLAS APARTMENTS
5060 W. Hacienda Ave
Las Vegas, NV
[PICTURE]
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B
ST. CHARLESTON, LAS VEGAS, NEVADA
SUMMARY OF COMPARABLE RENTAL PROPERTIES
COMPARABLE
DESCRIPTION SUBJECT R - 1
- ------------------------------ ---------------------------------------------- ------------------------------------------------
Property Name St. Charleston Alpine Village
Management Company
LOCATION:
Address 6501 W. Charleston Blvd 901 Brush St
City, State Las Vegas, Nevada Las Vegas, NV
County Clark Clark
Proximity to Subject .5-mile north of the subject
PHYSICAL CHARACTERISTICS:
Net Rentable Area (SF) 269,528 557,766
Year Built 1980 1978
Effective Age 13 5
Building Structure Type Brick & wood siding walls; asphalt shingle roof Brick & wood siding walls; asphalt shingle roof
Parking Type (Gr., Cov., etc.) Garage, Open Covered Open, Covered
Number of Units 312 560
Unit Mix: Type Unit Qty. Mo. Rent Type Unit Qty. Mo
1 1Br/1Ba 700 128 $549 1 1BD/1BH 680 $570
2 2Br/1Ba 816 56 $627 2 1BD/1BH 890 $640
3 2Br/2Ba 978 100 $655 3 2BD/2BH 960 $680
4 3Br/2Ba 1,194 16 $852 3 3BD/1BH $825
5 3Br/2Ba 1,444 12 $933 3 3BD/2BH 1,445 $925
Average Unit Size (SF) 864
Unit Breakdown: Efficiency 0% 2-Bedroom 39% Efficiency 0% 2-Bedroom 38%
1-Bedroom 61% 3-Bedroom 0% 1-Bedroom 31% 3-Bedroom 16%
CONDITION: Good Good
APPEAL: Average Good
AMENITIES:
Unit Amenities Attach. Garage Vaulted Ceiling X Attach. Garage X Vaulted Ceiling
X Balcony X Balcony X
Fireplace X Fireplace
X Cable TV Ready X Cable TV Ready
Project Amenities X Swimming Pool X Swimming Pool
X Spa/Jacuzzi Car Wash Spa/JacuzzX X Car Wash
Basketball Court X BBQ Equipment Basketball Court X BBQ Equipment
Volleyball Court Theater Room X Volleyball Court Theater Room
Sand Volley Ball X Meeting Hall Sand Volley Ball X Meeting Hall
X Tennis Court Secured Parking X Tennis Court Secured Parking
Racquet Ball X Laundry Room Racquet Ball X Laundry Room
Jogging Track Business Office X Jogging Track X X Business Office
X Gym Room X Gym Room
OCCUPANCY: 86% 95%
LEASING DATA:
Available Leasing Terms 6 to 15 Months 6 to 15 Months
Concessions 1 - 1 1/2 Months Free $399 move in special
Pet Deposit $300 - $500 $300 - $500
Utilities Paid by Tenant: X Electric X Natural Gas X Electric X Natural Gas
X Water Trash X Water Trash
Confirmation May 1 2003: Joseph Beard (Property Manager) Property Manager - Call Friday on this afternoon
Telephone Number (972)234-1231 702-870-3044
NOTES: None
COMPARISON TO SUBJECT: Slightly Superior
DESCRIPTION COMPARABLE COMPARABLE
R - 2 R - 3
- ------------------------------ ---------------------------------------------- ------------------------------------------------
Property Name Tiffany place Vista Del Rev
Management Company
LOCATION:
Address 5800 W. Charleston 6701 Del Rey Ave
City, State Las Vegas, NV Las Vegas, NV
County Clark Clarkc
Proximity to Subject .5-mile north of the subject 1-mile south of the subject
PHYSICAL CHARACTERISTICS:
Net Rentable Area (SF) 515,236 357,168
Year Built 1991 1988
Effective Age 5 6
Building Structure Type Brick & wood siding walls; asphalt shingle roof Brick & wood siding walls; asphalt shingle roof
Parking Type (Gr., Cov., etc.) Open, Covered Open, Covered
Number of Units 182 144
Unit Mix: Type Unit Qty. Mo. Type Unit Qty. Mo.
1 1BR/1BA 750 $665 1 1BR/1BA 700 32 $650
2 2BR/2BA 1,150 $765 2 2BR/2BA 900 80 $750
3 3BD/2BA 1,250 $900 3 3BR/2BA 1,076 32 $860
4
6
Average Unit Size (SF) 895
Unit Breakdown: Efficiency 0% 2-Bedroom 43% Efficiency 0% 2-Bedroom 56%
1-Bedroom 49% 3-Bedroom 8% 1-Bedroom 22% 3-Bedroom 22%
CONDITION: Very Good Very Good
APPEAL: Very Good Very Good
AMENITIES:
Unit Amenities X Attach. Garage X Vaulted Ceiling X Attach. Garage X Vaulted Ceiling
X Balcony X X Balcony X
X Fireplace X Fireplace
X Cable TV Ready X Cable TV Ready
Project Amenities X Swimming Pool X Swimming Pool
Spa/Jacuzzi X Car Wash Spa/Jacuzzi X Car Wash
X Basketball Court X BBQ Equipment X Basketball Court X BBQ Equipment
Volleyball Court Theater Room Volleyball Court Theater Room
X Sand Volley Ball X Meeting Hall X Sand Volley Ball X Meeting Hall
X Tennis Court Secured Parking X Tennis Court Secured Parking
Racquet Ball X Laundry Room Racquet Ball X Laundry Room
X Jogging Track X Business Office X Jogging Track X Business Office
X Gym Room X Gym Room
OCCUPANCY: 98% 96%
LEASING DATA:
Available Leasing Terms 6 to 15 Months 6 to 15 Months
Concessions 1 - 1 1/2 Months Free 1 - 1 1/2 Months Free
Pet Deposit $300 - $500 $300 - $500
Utilities Paid by Tenant: X Electric X Natural Gas X Electric X Natural Gas
Water Trash X Water Trash
Confirmation Property Manager - call Friday Allsion property Property Manager - call later this afternoon
Telephone Number 702-258-4404 702-258-7368
NOTES: None
COMPARISON TO SUBJECT: Superior Superior
DESCRIPTION COMPARABLE COMPARABLE
R - 4 R - 5
- ------------------------------ -------------------------------------------- --------------------------------------------------
Property Name Sahara Palms Silver Shadow
Management Company
LOCATION:
Address 2900 El Camino Ave 830 W. Charleston
City, State Las Vegas, NV Las Vegas, NV
County Clark Clarck
Proximity to Subject Within 5-mile radius 1 block from the subject
PHYSICAL CHARACTERISTICS:
Net Rentable Area (SF) 286,922 207,554
Year Built 1973 1997
Effective Age 7 6
Building Structure Type Brick & wood siding walls; asphalt shingle roof Brick & wood siding walls; asphalt shingle roof
Parking Type (Gr., Cov., etc.) Garage, Open, Covered Open, Covered
Number of Units 312 200
Unit Mix: Type Unit Qty. Mo. Type Unit Qty. Mo.
1 1BD/1BH 680 152 $580 1 1BD/1BH 686 32 $705
2 2BD/1BH 816 48 $670 3 2BD/2BH 1,030 104 $835
3 2BD/2BH 910 88 $690 5 3BD/2BH 1,113 64 $935
4 3BD/2BH 1,194 16 $900
5 3BD/2BH 1,444 8 $990
Average Unit Size (SF) 812 1,002
Unit Breakdown: Efficiency 0% 2-Bedroom 44% Efficiency 0% 2-Bedroom 52%
1-Bedroom 49% 3-Bedroom 8% 1-Bedroom 16% 3-Bedroom 32%
CONDITION: Very Good Very Good
APPEAL: Very Good Very Good
AMENITIES:
Unit Amenities X Attach. Garage X Vaulted Ceiling X Attach. Garage X Vaulted Ceiling
X Balcony X X Balcony X
X Fireplace X Fireplace
X Cable TV Ready X Cable TV Ready
Project Amenities X Swimming Pool X Swimming Pool
Spa/JacuzziX X Car Wash Spa/Jacuzzi X Car Wash
X Basketball Court X BBQ Equipment X Basketball Court X BBQ Equipment
Volleyball Court Theater Room Volleyball Court Theater Room
X Sand Volley Ball X Meeting Hall X Sand Volley Ball X Meeting Hall
X Tennis Court X Secured Parking X Tennis Court Secured Parking
Racquet Ball X Laundry Room Racquet Ball X Laundry Room
X Jogging Track X Business Office X Jogging Track X Business Office
X Gym Room X Gym Room
OCCUPANCY: 95% 91%
LEASING DATA:
Available Leasing Terms 6 to 15 Months 6 to 15 Months
Concessions 1 - 1 1/2 Months Free 1 - 1 1/2 Months Free
Pet Deposit $300 - $500 $300 - $500
Utilities Paid by Tenant: X Electric Natural Gas X Electric Natural Gas
X Water Trash Water Trash
Confirmation Property Manager Property Manager
Telephone Number 702-873-6887 702-254-7880
NOTES: None None
COMPARISON TO SUBJECT: Superior Superior
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B
ST. CHARLESTON, LAS VEGAS, NEVADA
PHOTOGRAPHS OF COMPARABLE RENT PROPERTIES
COMPARABLE R-1
ALPINE VILLAGE
901 Brush St
Las Vegas, NV
[PICTURE]
COMPARABLE R-2
TIFFANY PLACE
5800 W. Charleston
Las Vegas, NV
[PICTURE]
COMPARABLE R-3
VISTA DEL REY
6701 Del Rey Ave
Las Vegas, NV
[PICTURE]
COMPARABLE R-4
SAHARA PALMS
2900 El Camino Ave
Las Vegas, NV
[PICTURE]
COMPARABLE R-5
SILVER SHADOW
830 W. Charleston
Las Vegas, NV
[PICTURE]
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C
ST. CHARLESTON, LAS VEGAS, NEVADA
EXHIBIT C
ASSUMPTIONS AND LIMITING CONDITIONS
(3 PAGES)
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C
ST. CHARLESTON, LAS VEGAS, NEVADA
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
ST. CHARLESTON, LAS VEGAS, NEVADA
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
ST. CHARLESTON, LAS VEGAS, NEVADA
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
ST. CHARLESTON, LAS VEGAS, NEVADA
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. Bryan Vick, MAI and
Ryan Tanaka provided significant real property appraisal assistance in
the preparation of this report.
I am currently in compliance with the Appraisal Institute's continuing
education requirements.
/s/ Douglas Needham
--------------------------
Douglas Needham, MAI
Managing Principal, Real Estate Group
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E
ST. CHARLESTON, LAS VEGAS, NEVADA
EXHIBIT E
QUALIFICATIONS OF APPRAISER
(2 PAGES)
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E
ST. CHARLESTON, LAS VEGAS, NEVADA
DOUGLAS A. NEEDHAM, MAI
MANAGING PRINCIPAL, REAL ESTATE ADVISORY GROUP
POSITION Douglas A. Needham is a Managing Principal for the Irvine
Real Estate Advisory Group of American Appraisal
Associates, Inc. ("AAA").
EXPERIENCE
Valuation Mr. Needham has appraised all types of major commercial
real estate including apartments, hotels/motels, light and
heavy industrial facilities, self-storage facilities,
mobile home parks, offices, retail shopping centers,
service stations, special-use properties, and vacant land.
Business Mr. Needham joined AAA in 1998. Prior to joining AAA, he
was a senior associate at Koeppel Tener, a senior analyst
at Great Western Appraisal Group, and an associate
appraiser at R. L. McLaughlin & Associates.
EDUCATION Texas A&M University
Bachelor of Business Administration - Finance
STATE CERTIFICATIONS State of Arizona, Certified General Real Estate Appraiser,
#30943
State of California, Certified General Real Estate
Appraiser,
#AG025443
State of Colorado, Certified General Appraiser,
#CG40017035
State of Oregon, Certified General Appraiser, #C000686
State of Washington, Certified General Real Estate
Appraiser,
#1101111
PROFESSIONAL Appraisal Institute, MAI Designated Member
AFFILIATIONS
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E
ST. CHARLESTON, LAS VEGAS, NEVADA
VALUATION AND Appraisal Institute
Advanced Income Capitalization
SPECIAL COURSES Appraisal Principles
Appraisal Procedures
Basic Income Capitalization
Standards of Professional Practice
AMERICAN APPRAISAL ASSOCIATES, INC.
ST. CHARLESTON, LAS VEGAS, NEVADA
GENERAL SERVICE CONDITIONS
AMERICAN APPRAISAL ASSOCIATES, INC.
ST. CHARLESTON, LAS VEGAS, NEVADA
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.