CITADEL
9455 VISCOUNT BLVD
EL PASO, TEXAS
MARKET VALUE -
FEE SIMPLE ESTATE
AS OF MAY 11, 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 10, 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: CITADEL
9455 VISCOUNT BLVD
EL PASO, EL PASO COUNTY, TEXAS
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 261 units with a
total of 263,888 square feet of rentable area. The improvements were built in
1973. The improvements are situated on 11.383 acres. Overall, the improvements
are in average condition. As of the date of this appraisal, the subject property
is 92% 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
CITADEL, EL PASO, TEXAS
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 11, 2003 is:
($8,000,000)
Respectfully submitted,
AMERICAN APPRAISAL ASSOCIATES, INC.
-s- Frank Fehribach
--------------------------
July 10, 2003 Frank Fehribach, MAI
#053272 Managing Principal, Real Estate Group
Texas State Certified General Real Estate Appraiser
#TX-1323954-G
Report By:
Daniel Salcedo
Texas State Certified General Real Estate Appraiser
#TX-1331768-G
AMERICAN APPRAISAL ASSOCIATES, INC. TABLE OF CONTENTS PAGE 3
CITADEL, EL PASO, TEXAS
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
CITADEL, EL PASO, TEXAS
EXECUTIVE SUMMARY
PART ONE - PROPERTY DESCRIPTION
PROPERTY NAME: Citadel
LOCATION: 9455 Viscount Blvd
El Paso, Texas
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 11, 2003
DATE OF REPORT: July 10, 2003
PHYSICAL DESCRIPTION - SITE & IMPROVEMENTS:
SITE:
Size: 11.383 acres, or 495,843 square feet
Assessor Parcel No.: F175-999-0010-4900
Floodplain: Community Panel No. 4802140041B (October
15, 1982)
Flood Zone C, an area outside the floodplain.
Zoning: A-O (Medium to High Density Apartment District)
BUILDING:
No. of Units: 261 Units
Total NRA: 263,888 Square Feet
Average Unit Size: 1,011 Square Feet
Apartment Density: 22.9 units per acre
Year Built: 1973
UNIT MIX AND MARKET RENT:
GROSS RENTAL INCOME PROJECTION
Market Rent
Square ---------------- Monthly Annual
Unit Type Feet Per Unit Per SF Income Income
- ------------------------------------------------------------------
1Br/1Ba - EA10 430 $ 400 $0.93 $ 800 $ 9,600
1Br/1Ba - 1A10 600 $ 460 $0.77 $ 5,520 $ 66,240
1Br/1Ba - 1B10 650 $ 460 $0.71 $ 9,200 $ 110,400
1Br/1Ba - 1C15 750 $ 480 $0.64 $ 28,800 $ 345,600
2Br/1 Ba - 2A10 888 $ 620 $0.70 $ 620 $ 7,440
2Br/1.5Ba - 2A15 1,140 $ 615 $0.54 $ 20,910 $ 250,920
--------------------
Total $148,850 $1,786,200
====================
OCCUPANCY: 92%
ECONOMIC LIFE: 45 YEARS
AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 5
CITADEL, EL PASO, TEXAS
EFFECTIVE AGE: 25 Years
REMAINING ECONOMIC LIFE: 20 Years
PHOTOGRAPHS AND LOCATION MAP:
SUBJECT PHOTOGRAPHS
[PICTURE] [PICTURE]
UNIT TYPE FACADE UNIT TYPE
AREA MAP
[MAP]
AMERICAN APPRAISAL ASSOCIATES, INC. EXECUTIVE SUMMARY PAGE 6
CITADEL, EL PASO, TEXAS
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
CITADEL, EL PASO, TEXAS
PART TWO - ECONOMIC INDICATORS
INCOME CAPITALIZATION APPROACH
DIRECT CAPITALIZATION AMOUNT $/UNIT
- -------------------------------------------------------------------------------------------
Potential Rental Income $1,786,200 $6,844
Effective Gross Income $1,743,789 $6,681
Operating Expenses $923,694 $3,539 53.0% of EGI
Net Operating Income: $754,845 $2,892
Capitalization Rate 9.75%
DIRECT CAPITALIZATION VALUE $7,700,000 * $29,502 / UNIT
DISCOUNTED CASH FLOW ANALYSIS:
Holding Period 10 years
2002 Economic Vacancy 7%
Stabilized Vacancy & Collection Loss: 8%
Lease-up / Stabilization Period N/A
Terminal Capitalization Rate 10.75%
Discount Rate 12.00%
Selling Costs 2.00%
Growth Rates:
Income 3.00%
Expenses: 3.00%
DISCOUNTED CASH FLOW VALUE $8,000,000 * $30,651 / UNIT
RECONCILED INCOME CAPITALIZATION VALUE $8,000,000 $30,651 / UNIT
SALES COMPARISON APPROACH
PRICE PER UNIT:
Range of Sales $/Unit (Unadjusted) $22,837 to $36,222
Range of Sales $/Unit (Adjusted) $27,404 to $33,244
VALUE INDICATION - PRICE PER UNIT $7,800,000 * $29,885 / UNIT
EGIM ANALYSIS
Range of EGIMs from Improved Sales 4.33 to 6.84
Selected EGIM for Subject 4.50
Subject's Projected EGI $1,743,789
EGIM ANALYSIS CONCLUSION $7,800,000 * $29,885 / UNIT
NOI PER UNIT ANALYSIS CONCLUSION $7,800,000 * $29,885 / UNIT
RECONCILED SALES COMPARISON VALUE $7,800,000 $29,885 / 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
CITADEL, EL PASO, TEXAS
PART THREE - SUMMARY OF VALUE CONCLUSIONS
SALES COMPARISON APPROACH:
Price Per Unit $7,800,000
NOI Per Unit $7,800,000
EGIM Multiplier $7,800,000
INDICATED VALUE BY SALES COMPARISON $7,800,000 $29,885 / UNIT
INCOME APPROACH:
Direct Capitalization Method: $7,700,000
Discounted Cash Flow Method: $8,000,000
INDICATED VALUE BY THE INCOME APPROACH $8,000,000 $30,651 / UNIT
RECONCILED OVERALL VALUE CONCLUSION: $8,000,000 $30,651 / UNIT
AMERICAN APPRAISAL ASSOCIATES, INC. INTRODUCTION PAGE 9
CITADEL, EL PASO, TEXAS
INTRODUCTION
IDENTIFICATION OF THE SUBJECT
The subject property is located at 9455 Viscount Blvd, El Paso, EL Paso County,
Texas. El Paso identifies it as F175-999-0010-4900.
SCOPE OF THE ASSIGNMENT
The property, neighborhood, and comparables were inspected by Daniel Salcedo on
May 11, 2003. Frank Fehribach, MAI has not made a personal inspection of the
subject property. Daniel Salcedo performed the research, valuation analysis and
wrote the report. Frank Fehribach, MAI reviewed the report and concurs with the
value. Frank Fehribach, MAI and Daniel Salcedo 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 11, 2003. The
date of the report is July 10, 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
CITADEL, EL PASO, TEXAS
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 CCP 4. 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
CITADEL, EL PASO, TEXAS
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 El Paso, Texas. Overall, the neighborhood is
characterized as an urban setting with the predominant land use being
residential. The subject's neighborhood is generally defined by the following
boundaries.
NEIGHBORHOOD BOUNDARIES
East - Ranch 2316
West - Hawkins Ave
South - I-10
North - Hawkins Ave/Cosmos Street
MAJOR EMPLOYERS
Major employers in the subject's area include Fort Hood Military Base. 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
CITADEL, EL PASO, TEXAS
NEIGHBORHOOD DEMOGRAPHICS
AREA
----------------------------------------
CATEGORY 1-Mi. RADIUS 3-Mi. RADIUS 5-Mi. RADIUS MSA
- --------------------------------------------------------------------------------
POPULATION TRENDS
Current Population 16,655 117,781 245,969 694,549
5-Year Population 16,744 113,601 249,701 734,415
% Change CY-5Y 0.5% -3.5% 1.5% 5.7%
Annual Change CY-5Y 0.1% -0.7% 0.3% 1.1%
HOUSEHOLDS
Current Households 6,360 39,763 77,527 215,986
5-Year Projected Households 6,624 39,533 80,308 231,616
% Change CY - 5Y 4.2% -0.6% 3.6% 7.2%
Annual Change CY-5Y 0.8% -0.1% 0.7% 1.4%
INCOME TRENDS
Median Household Income $ 30,502 $ 28,733 $ 30,351 $ 29,212
Per Capita Income $ 17,080 $ 13,972 $ 13,568 $ 13,716
Average Household Income $ 44,664 $ 41,388 $ 43,073 $ 44,105
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 49.16% 39.67% 35.17% 34.03%
5-Year Projected % Renting 52.03% 39.73% 34.38% 32.34%
% of Households Owning 47.07% 56.02% 60.96% 61.63%
5-Year Projected % Owning 44.36% 55.91% 61.82% 63.53%
Source: Demographics Now
AMERICAN APPRAISAL ASSOCIATES, INC. AREA ANALYSIS PAGE 13
CITADEL, EL PASO, TEXAS
SURROUNDING IMPROVEMENTS
The following uses surround the subject property:
North - Viscount Blvd/residential/multifamily uses
South - Office business strip
East - Viscount Blvd/residential/multifamily uses
West - Vacant Land (El Paso Electric Power Station)
CONCLUSIONS
The subject is well located within the city of El Paso. The neighborhood is
characterized as being mostly urban 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
CITADEL, EL PASO, TEXAS
MARKET ANALYSIS
The subject property is located in the city of El Paso in EL Paso County. The
overall pace of development in the subject's market is more or less stable.
Based on our site inspection of the market area, there was no evidence of any
new development for multifamily use. The following table illustrates historical
vacancy rates for the subject's market
HISTORICAL VACANCY RATE
Period Region Submarket
- -------------------------
1Q-01 8.0% 8.0%
2Q-01 8.7% 8.7%
3Q-01 9.0% 9.0%
4Q-01 9.8% 9.8%
1Q-02 7.8% 7.8%
2Q-02 8.5% 8.5%
3Q-02 6.8% 6.8%
4Q-02 8.5% 8.5%
1Q-03 8.0% 8.0%
Source: El Paso Apartment Association
Occupancy trends in the subject's market are stable. Historically speaking, the
subject's submarket has equated the overall market. Occupancy in the subject's
market area is expected to remain around 92.0% on average. Any expected changes
are caused by the short time fluctuations derived from military household
demand. Overall, occupancy in the market area is considered stable.
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
- ---------------------------------------------
1Q-01 $497 - $497 -
2Q-01 $504 1.4% $504 1.4%
3Q-01 $500 -0.8% $500 -0.8%
4Q-01 $501 0.2% $501 0.2%
1Q-02 $501 0.0% $501 0.0%
2Q-02 $505 0.8% $501 0.0%
3Q-02 $512 1.4% $505 0.8%
4Q-02 $512 0.0% $512 1.4%
1Q-03 $506 -1.2% $506 -1.2%
Source: El Paso Apartment Association
AMERICAN APPRAISAL ASSOCIATES, INC. MARKET ANALYSIS PAGE 15
CITADEL, EL PASO, TEXAS
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-l La Plaza 129 92% 1969 one mile southeast of the subject
R-2 Shadow Ridge 352 93% 1985 less than 0.20 miles southeast of the subject
R-3 Spring Park 180 92% 1995 Approx. 0.50 miles southeast of the subject
R-4 Silverado 248 96% 1973 Approx. 0.40 miles northwest of the subject
R-5 Celina 289 94% 1974 Approx. 0.60 miles northwest of subject
Subject Citadel 261 92% 1973
AMERICAN APPRAISAL ASSOCIATES, INC. PROPERTY DESCRIPTION PAGE 16
CITADEL, EL PASO, TEXAS
PROPERTY DESCRIPTION
SITE ANALYSIS
Site Area 11.383 acres, or 495,843 square feet
Shape Irregular
Topography Moderate slope
Utilities All necessary utilities are available to the site.
Soil Conditions Stable
Easements Affecting Site None other than typical utility easements
Overall Site Appeal Average
Flood Zone:
Community Panel 4802140041B, dated October 15, 1982
Flood Zone Zone C
Zoning A-O, 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
- --------------------------------------------------------------------------------
F175-999-0010-4900 $743,764 $5,332,236 $6,076,000 0.03005 $182,576
IMPROVEMENT ANALYSIS
Year Built 1973
Number of Units 261
Net Rentable Area 263,888 Square Feet
Construction:
Foundation Concrete block wall
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,
gym room, barbeque equipment, meeting hall, laundry
room, and parking area.
Unit Amenities Individual unit amenities include a garage,
balcony, fireplace, cable TV connection, and washer
dryer connection. Appliances available in each unit
include a refrigerator, stove, dishwasher, water
heater,garbage
AMERICAN APPRAISAL ASSOCIATES, INC. PROPERTY DESCRIPTION PAGE 17
CITADEL, EL PASO, TEXAS
disposal, and oven.
Unit Mix:
Unit Area
Unit Type Number of Units (Sq. Ft.)
- -----------------------------------------------
1Br/1Ba - EA10 2 430
1Br/1Ba - 1A10 12 600
1Br/1Ba - 1B10 20 650
1 Br/1Ba - 1C15 60 750
2Br/1Ba - 2A10 1 888
2Br/1.5Ba - 2A15 34 1,140
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
1973 and consist of a 261-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
CITADEL, EL PASO, TEXAS
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
CITADEL, EL PASO, TEXAS
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
CITADEL, EL PASO, TEXAS
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
CITADEL, EL PASO, TEXAS
SUMMARY OF COMPARABLE SALES -IMPROVED
COMPARABLE COMPARABLE
DESCRIPTION SUBJECT I - 1 I - 2
- ------------------------------------------------------------------------------------------------------------------
Property Name Citadel La Plaza Shadow Ridge
LOCATION:
Address 9455 Viscount Blvd 9578 Sims Drive 9375 Viscount Blvd
City, State El Paso, Texas El Paso,TX El Paso, TX
County EL Paso El Paso El Paso
PHYSICAL CHARACTERISTICS:
Net Rentable Area (SF) 263,888 128,669 263,296
Year Built 1973 1969 1985
Number of Units 261 129 352
Unit Mix: Type Total Type Total Type Total
1Br/1Ba - EA10 2 1Br/1Ba 29 1Br/1Ba 80
1Br/1Ba -1A10 12 2Br/1Ba 50 2Br/1Ba 100
1Br/1Ba - 1B10 20 2Br/1.5Ba 35 2Br/1.5Ba 60
1 Br/1Ba-1C15 60 2Br/2Ba 15 2Br/2Ba 60
2 Br/1 Ba -2A10 1 3Br/2Ba 52
2Br/1.5Ba-2A15 34
2 Br/1.75Ba -2A20 8
2 Ba/2.5 Ba- 2A25 6
2Ba/1Ba -2B10 96
2Br/1.5Ba-2B15 12
3Br/2.5Br-3A25 8
4Br/2.5Ba-4A25 2
Average Unit Size (SF) 1,011 997 748
Land Area (Acre) 11.3830 8.7670 7.9526
Density (Units/Acre) 22.9 14.7 44.3
Parking Ratio (Spaces/Unit) 2.20 2.00 2.00
Parking Type (Gr., Cov., etc.) Open/ Garage Open Open
CONDITION: Good Average Good
APPEAL: Good Fair Good
AMENITIES:
Pool/Spa Yes/No Yes/No Yes/No
Gym Room Yes Yes Yes
Laundry Room Yes Yes No
Secured Parking No Yes Yes
Sport Courts Yes Yes Yes
Washer/Dryer Connection Yes No Yes
OCCUPANCY: 92% 92% 93%
TRANSACTION DATA:
Sale Date July, 2000 November, 1999
Sale Price ($) $4,150,000 $12,750,000
Grantor Dain Texas Partners N/A
Grantee American Opportunity for Case & Associates Properties
Housing-La Palza, LLC
Sale Documentation Deed- Vol 1402/Page 134 Deed- Vol 1817/Page 1645
Verification Confidential Confidential
Telephone Number
ESTIMATED PRO-FORMA: Total $ $/Unit $/SF Total $ $/Unit $/SF
Potential Gross Income $869,225 $6,738 $6.76 $2,003,382 $5,691 $7.61
Vacancy/Credit Loss $ 69,538 $ 539 $0.54 $ 140,236 $ 398 $0.53
Effective Gross Income $799,687 $6,199 $6.22 $1,863,146 $5,293 $7.08
Operating Expenses $339,867 $2,635 $2.64 $ 707,995 $2,011 $2.69
Net Operating Income $459,820 $3,564 $3.57 $1,155,151 $3,282 $4.39
NOTES: None None
PRICE PER UNIT $32,171 $36,222
PRICE PER SQUARE FOOT $ 32.25 $ 48.42
EXPENSE RATIO 42.5% 38.0%
EGIM 5.19 6.84
OVERALL CAP RATE 11.08% 9.06%
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 Spring Park Sand Pebble Celina
LOCATION:
Address 9535 Acer Avenue 11280 Pebble Hills Drive 8500 Viscount Blvd
City, State El Paso, TX El Paso, TX El Paso, TX
County El Paso El Paso El Paso
PHYSICAL CHARACTERISTICS:
Net Rentable Area (SF) 139,224 165,504 248,005
Year Built 1995 1983 1974
Number of Units 180 208 289
Unit Mix: Type Total Type Total Type Total
1Br/1Ba 60 1Br/1Ba 100 1Br/1Ba 119
2Br/1Ba 80 2Br/1Ba 88 2Br/1Ba 120
3Br/2Ba 40 3Br/2Ba 20 3Br/2Ba 50
Average Unit Size (SF) 773 796 858
Land Area (Acre) 9.8900 9.0460 11.6000
Density (Units/Acre) 18.2 23.0 24.9
Parking Ratio (Spaces/Unit) 2.20 2.01 2.09
Parking Type (Gr., Cov., etc.) Open Open Open
CONDITION: Good Average Average
APPEAL: Good Fair Fair
AMENITIES:
Pool/Spa Yes/Yes Yes/No Yes/No
Gym Room Yes No Yes
Laundry Room Yes Yes Yes
Secured Parking Yes No No
Sport Courts Yes No No
Washer/Dryer Connection Yes No Yes
OCCUPANCY: 92% 90% 92%
TRANSACTION DATA:
Sale Date March, 2002 November, 2002 January, 2001
Sale Price ($) $6,450,000 $4,750,000 $9,150,000
Grantor Property Trust of America Southwest Partners Westex Associates
Grantee Wolf CE & I AIMCO/Sand Pebble LP American Opportunity
Sale Documentation Deed- Vol 3140/Page 204 Deed-Vol. 3273/Page 1048 Deed- Vol 3916/Page 1278
Verification Confidential Confidential Confidential
Telephone Number
ESTIMATED PRO-FORMA: Total $ $/Unit $/SF Total $ $/Unit $/SF Total $ $/Unit $/SF
Potential Gross Income $1,128,869 $6,271 $8.11 $1,217,949 $5,856 $7.36 $1,566,398 $5,420 $6.32
Vacancy/Credit Loss $ 90,310 $ 502 $0.65 $ 121,795 $ 586 $0.74 $ 93,983 $ 325 $0.38
Effective Gross Income $1,038,559 $5,770 $7.46 $1,096,154 $5,270 $6.62 $1,472,415 $5,095 $5.94
Operating Expenses $ 425,809 $2,366 $3.06 $ 526,154 $2,530 $3.18 $ 575,715 $1,992 $2.32
Net Operating Income $ 612,750 $3,404 $4.40 $ 570,000 $2,740 $3.44 $ 896,700 $3,103 $3.62
NOTES: None None None
PRICE PER UNIT $35,833 $22,837 $31,661
PRICE PER SQUARE FOOT $ 46.33 $ 28.70 $ 36.89
EXPENSE RATIO 41.0% 48.0% 39.1%
EGIM 6.21 4.33 6.21
OVERALL CAP RATE 9.50% 12.00% 9.80%
Cap Rate based on Pro Forma or
Actual Income? PRO FORMA PRO FORMA PRO FORMA
AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 22
CITADEL, EL PASO, TEXAS
IMPROVED SALES MAP
[MAP]
IMPROVED SALES ANALYSIS
The improved sales indicate a sales price range from $22,837 to $36,222 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 $27,404 to $33,244 per unit with a mean or average adjusted price
of $30,455 per unit. The median adjusted price is $30,788 per unit. Based on the
following analysis, we have concluded to a value of $30,000 per unit, which
results in an "as is" value of $7,800,000 (rounded after necessary adjustment,
if any).
AMERICAN APPRAISAL ASSOCIATES, INC. SALES COMPARISON APPROACH PAGE 23
CITADEL, EL PASO, TEXAS
SALES ADJUSTMENT GRID
COMPARABLE COMPARABLE
DESCRIPTION SUBJECT I - 1 I - 2
- ----------------------------------------------------------------------------------------------------------
Property Name Citadel La Plaza Shadow Ridge
Address 9455 Viscount Blvd 9578 Sims Drive 9375 Viscount Blvd
City El Paso, Texas El Paso,TX El Paso, TX
Sale Date July, 2000 November, 1999
Sale Price ($) $4,150,000 $12,750,000
Net Rentable Area (SF) 263,888 128,669 263,296
Number of Units 261 129 352
Price Per Unit $32,171 $36,222
Year Built 1973 1969 1985
Land Area (Acre) 11.3830 8.7670 7.9526
VALUE ADJUSTMENTS DESCRIPTION DESCRIPTION ADJ. DESCRIPTION ADJ.
Property Rights Conveyed Fee Simple Estate Fee Simple Estate 0% Fee Simple Estate 0%
Financing Cash To Seller 0% Cash To Seller 0%
Conditions of Sale Arm's Length 0% Arm's Length 0%
Date of Sale (Time) 07-2000 0% 11-1999 0%
VALUE AFTER TRANS. ADJUST. ($/UNIT) $32,171 $36,222
Location Comparable 0% Comparable 0%
Number of Units 261 129 0% 352 0%
Quality / Appeal Good Superior -5% Superior -5%
Age / Condition 1973 1969 / Average 10% 1985 / Good -5%
Occupancy at Sale 92% 92% 0% 93% 0%
Amenities Good Comparable 0% Comparable 0%
Average Unit Size (SF) 1,011 997 -5% 748 -5%
PHYSICAL ADJUSTMENT 0% -15%
FINAL ADJUSTED VALUE ($/UNIT) $32,171 $30,788
COMPARABLE COMPARABLE COMPARABLE
DESCRIPTION I - 3 I - 4 I - 5
- ----------------------------------------------------------------------------------------------------------------
Property Name Spring Park Sand Pebble Celina
Address 9535 Acer Avenue 11280 Pebble Hills Drive 8500 Viscount Blvd
City El Paso, TX El Paso, TX El Paso, TX
Sale Date March, 2002 November, 2002 January, 2001
Sale Price ($) $6,450,000 $4,750,000 $9,150,000
Net Rentable Area (SF) 139,224 165,504 248,005
Number of Units 180 208 289
Price Per Unit $35,833 $22,837 $31,661
Year Built 1995 1983 1974
Land Area (Acre) 9.8900 9.0460 11.6000
VALUE ADJUSTMENTS DESCRIPTION ADJ. DESCRIPTION ADJ. DESCRIPTION ADJ.
Property Rights Conveyed Fee Simple Estate 0% Fee Simple Estate 0% Fee Simple Estate 0%
Financing Cash To Seller 0% Cash To Seller 0% Cash To Seller 0%
Conditions of Sale Arm's Length 0% Arm's Length 0% Arm's Length 0%
Date of Sale (Time) 03-2002 0% 11-2002 0% 01-2001 0%
VALUE AFTER TRANS. ADJUST. ($/UNIT) $35,833 $22,837 $31,661
Location Comparable 0% Inferior 10% Comparable 0%
Number of Units 180 0% 208 0% 289 0%
Quality / Appeal Superior -5% Inferior 20% Inferior 5%
Age / Condition 1995 / Good -10% 1983 / Average -5% 1974 / Average 5%
Occupancy at Sale 92% 0% 90% 0% 92% 0%
Amenities Comparable 0% Comparable 0% Comparable 0%
Average Unit Size (SF) 773 -5% 796 -5% 858 -5%
PHYSICAL ADJUSTMENT -20% 20% 5%
FINAL ADJUSTED VALUE ($/UNIT) $28,667 $27,404 $33,244
SUMMARY
VALUE RANGE (PER UNIT) $27,404 TO $ 33,244
MEAN (PER UNIT) $30,455
MEDIAN (PER UNIT) $30,788
VALUE CONCLUSION (PER UNIT) $30,000
VALUE INDICATED BY SALES COMPARISON APPROACH $7,830,000
ROUNDED $7,800,000
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
CITADEL, EL PASO, TEXAS
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-1 129 $ 4,150,000 11.08% $ 459,820 $754,845 0.811 $26,102
$ 32,171 $ 3,564 $ 2,892
I-2 352 $12,750,000 9.06% $1,155,151 $754,845 0.881 $31,922
$ 36,222 $ 3,282 $ 2,892
I-3 180 $ 6,450,000 9.50% $ 612,750 $754,845 0.850 $30,443
$ 35,833 $ 3,404 $ 2,892
I-4 208 $ 4,750,000 12.00% $ 570,000 $754,845 1.055 $24,101
$ 22,837 $ 2,740 $ 2,892
I-5 289 $ 9,150,000 9.80% $ 896,700 $754,845 0.932 $29,511
$ 31,661 $ 3,103 $ 2,892
PRICE/UNIT
Low High Average Median
$24,101 $31,922 $28,416 $29,511
VALUE ANALYSIS BASED ON COMPARABLES NOI PER UNIT
Estimated Price Per Unit $ 30,000
Number of Units 261
----------
Value Based on NOI Analysis $7,830,000
Rounded $7,800,000
The adjusted sales indicate a range of value between $24,101 and $31,922 per
unit, with an average of $28,416 per unit. Based on the subject's competitive
position within the improved sales, a value of $30,000 per unit is estimated.
This indicates an "as is" market value of $7,800,000 (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
CITADEL, EL PASO, TEXAS
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-1 129 $ 4,150,000 $ 799,687 $339,867 42.50% 5.19
$ 32,171
I-2 352 $12,750,000 $1,863,146 $707,995 38.00% 6.84
$ 36,222
I-3 180 $ 6,450,000 $1,038,559 $425,809 41.00% 6.21
$ 35,833 52.97%
I-4 208 $ 4,750,000 $1,096,154 $526,154 48.00% 4.33
$ 22,837
I-5 289 $ 9,150,000 $1,472,415 $575,715 39.10% 6.21
$ 31,661
EGIM
Low High Average Median
4.33 6.84 5.76 6.21
VALUE ANALYSIS BASED ON EGIM'S OF COMPARABLE SALES
Estimate EGIM 4.50
Subject EGI $1,743,789
----------
Value Based on EGIM Analysis $7,847,051
Rounded $7,800,000
Value Per Unit $ 29,885
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 52.97% before reserves. The comparable sales
indicate a range of expense ratios from 38.00% to 48.00%, while their EGIMs
range from 4.33 to 6.84. Overall, we conclude to an EGIM of 4.50, which results
in an "as is" value estimate in the EGIM Analysis of $7,800,000.
SALES COMPARISON CONCLUSION
The three valuation methods in the Sales Comparison Approach are shown below.
The overall value via the Sales Comparison Approach is estimated at $7,800,000.
Price Per Unit $7,800,000
NOI Per Unit $7,800,000
EGIM Analysis $7,800,000
Sales Comparison Conclusion $7,800,000
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 26
CITADEL, EL PASO, TEXAS
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
CITADEL, EL PASO, TEXAS
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 - EA10 430 $399 $0.93 100.0%
1Br/1Ba -1A10 600 $459 $0.77 91.7%
1Br/1Ba - 1B10 650 $459 $0.71 95.0%
1 Br/1Ba-1C15 750 $479 $0.64 91.7%
2 Br/1 Ba -2A10 888 $619 $0.70 100.0%
2Br/1.5Ba-2A15 1140 $614 $0.54 88.2%
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 28
CITADEL, EL PASO, TEXAS
RENT ANALYSIS
COMPARABLE RENTS
----------------------------------------------
R-1 R-2 R-3 R-4 R-5
----------------------------------------------
Shadow
La Plaza Ridge Spring Park Silverado Celina
----------------------------------------------
COMPARISON TO SUBJECT
SUBJECT SUBJECT ----------------------------------------------
SUBJECT UNIT ACTUAL ASKING Slightly Slightly
DESCRIPTION TYPE RENT RENT Superior Similar Superior Superior Similar MIN MAX MEDIAN AVERAGE
----------- -------------- ------- ------- -------- ------- -------- -------- ------- ------ ------ ------ -------
Monthly Rent 1BR/1BA - EA10 $ 399 $ 354 $ 389 $ 389 $ 389 $ 389 $ 389
Unit Area (SF) 430 430 494 494 494 494 494
Monthly Rent Per Sq. Ft. $ 0.93 $ 0.82 $ 0.79 $ 0.79 $ 0.79 $ 0.79 $ 0.79
Monthly Rent 1BR/1BA -1A10 $ 459 $ 431 $ 470 $ 515 $ 409 $ 409 $ 515 $ 470 $ 465
Unit Area (SF) 600 600 536 610 525 525 610 536 557
Monthly Rent Per Sq. Ft. $ 0.77 $ 0.72 $ 0.88 $ 0.84 $ 0.78 $ 0.78 $ 0.88 $ 0.84 $ 0.83
Monthly Rent 1BR/1BA - 1B10 $ 459 $ 442 $ 459 $ 520 $ 459 $ 520 $ 490 $ 490
Unit Area (SF) 650 650 684 644 644 684 664 664
Monthly Rent Per Sq. Ft. $ 0.71 $ 0.68 $ 0.67 $ 0.81 $ 0.67 $ 0.81 $ 0.74 $ 0.74
Monthly Rent 1 BR/1BA-1C15 $ 479 $ 461 $ 510 $ 469 $ 469 $ 510 $ 490 $ 490
Unit Area (SF) 750 750 707 754 707 754 731 731
Monthly Rent Per Sq. Ft. $ 0.64 $ 0.61 $ 0.72 $ 0.62 $ 0.62 $ 0.72 $ 0.67 $ 0.67
Monthly Rent 2 BR/1 BA -2A10 $ 619 $ 619 $ 670 $ 450 $ 650 $ 519 $ 450 $ 670 $ 585 $ 572
Unit Area (SF) 888 888 986 895 850 878 850 986 887 902
Monthly Rent Per Sq. Ft. $ 0.70 $ 0.70 $ 0.68 $ 0.50 $ 0.76 $ 0.59 $ 0.50 $ 0.76 $ 0.64 $ 0.63
Monthly Rent 2BR/1.5BA-2A15 $ 614 $ 606 $ 670 $ 640 $ 549 $ 770 $ 549 $ 770 $ 655 $ 657
Unit Area (SF) 1,140 1,140 1,150 950 979 1,058 950 1,150 1,019 1,034
Monthly Rent Per Sq. Ft. $ 0.54 $ 0.53 $ 0.58 $ 0.67 $ 0.56 $ 0.73 $ 0.56 $ 0.73 $ 0.63 $ 0.64
Monthly Rent 2 BR/1.75BA - $ 609 $ 625 $ 640 $ 639 $ 890 $ 639 $ 890 $ 640 $ 723
Unit Area (SF) 2A20 1,180 1,180 958 1,200 1,190 958 1,200 1,190 1,116
Monthly Rent Per Sq. Ft. $ 0.52 $ 0.53 $ 0.67 $ 0.53 $ 0.75 $ 0.53 $ 0.75 $ 0.67 $ 0.65
Monthly Rent 2 BA/2.5 BA- $ 689 $ 627 $ 620 $ 620 $ 620 $ 620 $ 620
Unit Area (SF) 2A25 1,350 1,350 1,375 1,375 1,375 1,375 1,375
Monthly Rent Per Sq. Ft. $ 0.51 $ 0.46 $ 0.45 $ 0.45 $ 0.45 $ 0.45 $ 0.45
Monthly Rent 2BA/1BA -2B10 $ 595 $ 562 $ 790 $ 790 $ 790 $ 790 $ 790
Unit Area (SF) 1,140 1,140 1,100 1,100 1,100 1,100 1,100
Monthly Rent Per Sq. Ft. $ 0.52 $ 0.49 $ 0.72 $ 0.72 $ 0.72 $ 0.72 $ 0.72
Monthly Rent 2BR/1.5BA-2B15 $ 659 $ 670 $ 569 $ 569 $ 569 $ 569 $ 569
Unit Area (SF) 1,200 1,200 1,028 1,028 1,028 1,028 1,028
Monthly Rent Per Sq. Ft. $ 0.55 $ 0.56 $ 0.55 $ 0.55 $ 0.55 $ 0.55 $ 0.55
Monthly Rent 3BR/2.5BR-3A25 $ 829 $ 790 $ 775 $ 649 $ 649 $ 775 $ 712 $ 712
Unit Area (SF) 1,640 1,640 1,036 1,350 1,036 1,350 1,193 1,193
Monthly Rent Per Sq. Ft. $ 0.51 $ 0.48 $ 0.75 $ 0.48 $ 0.48 $ 0.75 $ 0.61 $ 0.61
Monthly Rent 4BR/2.5BA-4A25 $ 909 $ 878
Unit Area (SF) 1,840 1,840
Monthly Rent Per Sq. Ft. $ 0.49 $ 0.48
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:
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 29
CITADEL, EL PASO, TEXAS
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 - EA10 2 430 $400 $0.93 $ 800 $ 9,600
1Br/1Ba -1A10 12 600 $460 $0.77 $ 5,520 $ 66,240
1Br/1Ba - 1B10 20 650 $460 $0.71 $ 9,200 $ 110,400
1 Br/1Ba-1C15 60 750 $480 $0.64 $ 28,800 $ 345,600
2 Br/1 Ba -2A10 1 888 $620 $0.70 $ 620 $ 7,440
2Br/1.5Ba-2A15 34 1,140 $615 $0.54 $ 20,910 $ 250,920
----------------------------
Total $148,850 $1,786,200
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 30
CITADEL, EL PASO, TEXAS
SUMMARY OF HISTORICAL INCOME & EXPENSES
FISCAL YEAR 2000 FISCAL YEAR 2001 FISCAL YEAR 2002 FISCAL YEAR 2003
---------------------------------------------------------------------------------------------
ACTUAL ACTUAL ACTUAL MANAGEMENT BUDGET
---------------------------------------------------------------------------------------------
DESCRIPTION TOTAL PER UNIT TOTAL PER UNIT TOTAL PER UNIT TOTAL PER UNIT
- -------------------------------------------------------------------------------------------------------------------------
Revenues
Rental Income $1,810,725 $ 6,938 $1,807,172 $ 6,924 $1,731,820 $ 6,635 $1,760,000 $ 6,743
Vacancy $ 159,904 $ 613 $ 137,006 $ 525 $ 107,812 $ 413 $ 96,000 $ 368
Credit Loss/Concessions $ 107,753 $ 413 $ 90,007 $ 345 $ 15,168 $ 58 $ 21,600 $ 83
---------------------------------------------------------------------------------------------
Subtotal $ 267,657 $ 1,026 $ 227,013 $ 870 $ 122,980 $ 471 $ 117,600 $ 451
Laundry Income $ 17,108 $ 66 $ 12,075 $ 46 $ 32,642 $ 125 $ 16,272 $ 62
Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0
Other Misc. Revenue $ 23,921 $ 92 $ 32,768 $ 126 $ 71,354 $ 273 $ 71,520 $ 274
---------------------------------------------------------------------------------------------
Subtotal Other Income $ 41,029 $ 157 $ 44,843 $ 172 $ 103,996 $ 398 $ 87,792 $ 336
---------------------------------------------------------------------------------------------
Effective Gross Income $1,584,097 $ 6,069 $1,625,002 $ 6,226 $1,712,836 $ 6,563 $1,730,192 $ 6,629
Operating Expenses
Taxes $ 136,491 $ 523 $ 205,130 $ 786 $ 208,186 $ 798 $ 185,609 $ 711
Insurance $ 17,349 $ 66 $ 42,338 $ 162 $ 60,141 $ 230 $ 68,118 $ 261
Utilities $ 137,831 $ 528 $ 153,913 $ 590 $ 151,309 $ 580 $ 152,300 $ 584
Repair & Maintenance $ 75,760 $ 290 $ 80,568 $ 309 $ 102,566 $ 393 $ 104,316 $ 400
Cleaning $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0
Landscaping $ 50,539 $ 194 $ 50,930 $ 195 $ 65,344 $ 250 $ 65,316 $ 250
Security $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0
Marketing & Leasing $ 26,065 $ 100 $ 18,969 $ 73 $ 26,462 $ 101 $ 24,444 $ 94
General Administrative $ 226,450 $ 868 $ 238,540 $ 914 $ 185,374 $ 710 $ 197,409 $ 756
Management $ 85,357 $ 327 $ 87,653 $ 336 $ 83,723 $ 321 $ 85,523 $ 328
Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0
---------------------------------------------------------------------------------------------
Total Operating Expenses $ 755,842 $ 2,896 $ 878,041 $ 3,364 $ 883,105 $ 3,384 $ 883,035 $ 3,383
Reserves $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0 $ 0
---------------------------------------------------------------------------------------------
Net Income $ 828,255 $ 3,173 $ 746,961 $ 2,862 $ 829,731 $ 3,179 $ 847,157 $ 3,246
ANNUALIZED 2003
------------------------------------------------------
PROJECTION AAA PROJECTION
------------------------------------------------------
DESCRIPTION TOTAL PER UNIT TOTAL PER UNIT %
- ----------------------------------------------------------------------------------
Revenues
Rental Income $1,716,356 $ 6,576 $1,786,200 $ 6,844 100.0%
Vacancy $ 138,928 $ 532 $ 107,172 $ 411 6.0%
Credit Loss/Concessions $ 8,340 $ 32 $ 35,724 $ 137 2.0%
-----------------------------------------------------
Subtotal $ 147,268 $ 564 $ 142,896 $ 547 8.0%
Laundry Income $ 28,516 $ 109 $ 28,710 $ 110 1.6%
Garage Revenue $ 0 $ 0 $ 0 $ 0 0.0%
Other Misc. Revenue $ 86,732 $ 332 $ 71,775 $ 275 4.0%
-----------------------------------------------------
Subtotal Other Income $ 115,248 $ 442 $ 100,485 $ 385 5.6%
-----------------------------------------------------
Effective Gross Income $1,684,336 $ 6,453 $1,743,789 $ 6,681 100.0%
Operating Expenses
Taxes $ 185,604 $ 711 $ 187,920 $ 720 10.8%
Insurance $ 68,040 $ 261 $ 67,860 $ 260 3.9%
Utilities $ 173,900 $ 666 $ 176,175 $ 675 10.1%
Repair & Maintenance $ 91,680 $ 351 $ 104,400 $ 400 6.0%
Cleaning $ 0 $ 0 $ 0 $ 0 0.0%
Landscaping $ 80,136 $ 307 $ 78,300 $ 300 4.5%
Security $ 0 $ 0 $ 0 $ 0 0.0%
Marketing & Leasing $ 26,772 $ 103 $ 26,100 $ 100 1.5%
General Administrative $ 216,428 $ 829 $ 195,750 $ 750 11.2%
Management $ 82,696 $ 317 $ 87,189 $ 334 5.0%
Miscellaneous $ 0 $ 0 $ 0 $ 0 0.0%
-----------------------------------------------------
Total Operating Expenses $ 925,256 $ 3,545 $ 923,694 $ 3,539 53.0%
Reserves $ 0 $ 0 $ 65,250 $ 250 7.1%
-----------------------------------------------------
Net Income $ 759,080 $ 2,908 $ 754,845 $ 2,892 43.3%
REVENUES AND EXPENSES
The subject's revenue and expense projections are displayed on the previous
chart. Rental income is based on the market analysis previously discussed. Other
income consists of forfeited deposits, laundry income, late rent payments, month
to month fees, pet fees, vending machine revenue, etc.
We forecasted the property's annual operating expenses after reviewing its
historical performance at the subject property. We analyzed each item of expense
and attempted to forecast amounts a typical informed investor would consider
reasonable.
VACANCY AND COLLECTION LOSS
An investor is primarily interested in the annual revenue an income property is
likely to produce over a specified period of time, rather than the income it
could produce if it were always 100% occupied and all tenants were paying their
rent in full and on time. An investor normally expects some income loss as
tenants vacate, fail to pay rent, or pay their rent late.
We have projected a stabilized vacancy and collection loss rate of 8% based on
the subject's historical performance, as well as the anticipated future market
conditions.
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 31
CITADEL, EL PASO, TEXAS
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 32
CITADEL, EL PASO, TEXAS
SUMMARY OF OVERALL
CAPITALIZATION RATES
COMP. NO. SALE DATE OCCUP. PRICE/UNIT OAR
- ------------------------------------------------
I-1 Jul-00 92% $32,171 11.08%
I-2 Nov-99 93% $36,222 9.06%
I-3 Mar-02 92% $35,833 9.50%
I-4 Nov-02 90% $22,837 12.00%
I-5 Jan-01 92% $31,661 9.80%
High 12.00%
Low 9.06%
Average 10.29%
Based on this information, we have concluded the subject's overall
capitalization rate should be 9.75%. 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 10.75%. 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 12.00%.
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 12.00% indicates a value of $8,000,000. In this instance, the reversion
figure contributes
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 33
CITADEL, EL PASO, TEXAS
approximately 37% 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 34
CITADEL, EL PASO, TEXAS
DISCOUNTED CASH FLOW ANALYSIS
CITADEL
YEAR APR-2004 APR-2005 APR-2006 APR-2007 APR-2008 APR-2009
FISCAL YEAR 1 2 3 4 5 6
- -----------------------------------------------------------------------------------------------------------------------
REVENUE
Base Rent $1,786,200 $1,839,786 $1,894,980 $1,951,829 $2,010,384 $2,070,695
Vacancy $ 119,903 $ 110,387 $ 113,699 $ 117,110 $ 120,623 $ 124,242
Credit Loss $ 35,724 $ 36,796 $ 37,900 $ 39,037 $ 40,208 $ 41,414
Concessions $ 0 $ 0 $ 0 $ 0 $ 0 $ 0
--------------------------------------------------------------------------------
Subtotal $ 155,627 $ 147,183 $ 151,598 $ 156,146 $ 160,831 $ 165,656
Laundry Income $ 28,710 $ 29,571 $ 30,458 $ 31,372 $ 32,313 $ 33,283
Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0 $ 0
Other Misc. Revenue $ 71,775 $ 73,928 $ 76,146 $ 78,430 $ 80,783 $ 83,207
--------------------------------------------------------------------------------
Subtotal Other Income $ 100,485 $ 103,500 $ 106,605 $ 109,803 $ 113,097 $ 116,490
--------------------------------------------------------------------------------
EFFECTIVE GROSS INCOME $1,731,058 $1,796,103 $1,849,986 $1,905,485 $1,962,650 $2,021,529
OPERATING EXPENSES:
Taxes $ 187,920 $ 193,558 $ 199,364 $ 205,345 $ 211,506 $ 217,851
Insurance $ 67,860 $ 69,896 $ 71,993 $ 74,152 $ 76,377 $ 78,668
Utilities $ 176,175 $ 181,460 $ 186,904 $ 192,511 $ 198,287 $ 204,235
Repair & Maintenance $ 104,400 $ 107,532 $ 110,758 $ 114,081 $ 117,503 $ 121,028
Cleaning $ 0 $ 0 $ 0 $ 0 $ 0 $ 0
Landscaping $ 78,300 $ 80,649 $ 83,068 $ 85,561 $ 88,127 $ 90,771
Security $ 0 $ 0 $ 0 $ 0 $ 0 $ 0
Marketing & Leasing $ 26,100 $ 26,883 $ 27,689 $ 28,520 $ 29,376 $ 30,257
General Administrative $ 195,750 $ 201,623 $ 207,671 $ 213,901 $ 220,318 $ 226,928
Management $ 86,553 $ 89,805 $ 92,499 $ 95,274 $ 98,132 $ 101,076
Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0 $ 0
--------------------------------------------------------------------------------
TOTAL OPERATING EXPENSES $ 923,058 $ 951,405 $ 979,947 $1,009,346 $1,039,626 $1,070,815
Reserves $ 65,250 $ 67,208 $ 69,224 $ 71,300 $ 73,439 $ 75,643
--------------------------------------------------------------------------------
NET OPERATING INCOME $ 742,750 $ 777,490 $ 800,815 $ 824,839 $ 849,584 $ 875,072
Operating Expense Ratio (% of EGI) 53.3% 53.0% 53.0% 53.0% 53.0% 53.0%
Operating Expense Per Unit $ 3,537 $ 3,645 $ 3,755 $ 3,867 $ 3,983 $ 4,103
YEAR APR-2010 APR-2011 APR-2012 APR-2013 APR-2014
FISCAL YEAR 7 8 9 10 11
- ---------------------------------------------------------------------------------------------------------
REVENUE
Base Rent $2,132,816 $2,196,801 $2,262,705 $2,330,586 $2,400,503
Vacancy $ 127,969 $ 131,808 $ 135,762 $ 139,835 $ 144,030
Credit Loss $ 42,656 $ 43,936 $ 45,254 $ 46,612 $ 48,010
Concessions $ 0 $ 0 $ 0 $ 0 $ 0
------------------------------------------------------------------
Subtotal $ 170,625 $ 175,744 $ 181,016 $ 186,447 $ 192,040
Laundry Income $ 34,281 $ 35,310 $ 36,369 $ 37,460 $ 38,584
Garage Revenue $ 0 $ 0 $ 0 $ 0 $ 0
Other Misc. Revenue $ 85,703 $ 88,274 $ 90,922 $ 93,650 $ 96,460
------------------------------------------------------------------
Subtotal Other Income $ 119,984 $ 123,584 $ 127,291 $ 131,110 $ 135,043
------------------------------------------------------------------
EFFECTIVE GROSS INCOME $2,082,175 $2,144,641 $2,208,980 $2,275,249 $2,343,507
OPERATING EXPENSES:
Taxes $ 224,386 $ 231,118 $ 238,051 $ 245,193 $ 252,549
Insurance $ 81,028 $ 83,459 $ 85,963 $ 88,542 $ 91,198
Utilities $ 210,362 $ 216,673 $ 223,173 $ 229,868 $ 236,764
Repair & Maintenance $ 124,659 $ 128,399 $ 132,251 $ 136,218 $ 140,305
Cleaning $ 0 $ 0 $ 0 $ 0 $ 0
Landscaping $ 93,494 $ 96,299 $ 99,188 $ 102,164 $ 105,229
Security $ 0 $ 0 $ 0 $ 0 $ 0
Marketing & Leasing $ 31,165 $ 32,100 $ 33,063 $ 34,055 $ 35,076
General Administrative $ 233,736 $ 240,748 $ 247,970 $ 255,409 $ 263,072
Management $ 104,109 $ 107,232 $ 110,449 $ 113,762 $ 117,175
Miscellaneous $ 0 $ 0 $ 0 $ 0 $ 0
------------------------------------------------------------------
TOTAL OPERATING EXPENSES $1,102,939 $1,136,028 $1,170,108 $1,205,212 $1,241,368
Reserves $ 77,912 $ 80,249 $ 82,657 $ 85,136 $ 87,691
------------------------------------------------------------------
NET OPERATING INCOME $ 901,324 $ 928,364 $ 956,214 $ 984,901 $1,014,448
Operating Expense Ratio (% of EGI) 53.0% 53.0% 53.0% 53.0% 53.0%
Operating Expense Per Unit $ 4,226 $ 4,353 $ 4,483 $ 4,618 $ 4,756
Estimated Stabilized NOI $754,845 Sales Expense Rate 2.00%
Months to Stabilized 0 Discount Rate 12.00%
Stabilized Occupancy 94.0% Terminal Cap Rate 10.75%
Gross Residual Sale Price $9,436,725 Deferred Maintenance $ 0
Less: Sales Expense $ 188,735 Add: Excess Land $ 0
----------
Net Residual Sale Price $9,247,991 Other Adjustments $ 0
----------
PV of Reversion $2,977,605 Value Indicated By "DCF" $8,016,430
Add: NPV of NOI $5,038,825 Rounded $8,000,000
----------
PV Total $8,016,430
"DCF" VALUE SENSITIVITY TABLE
DISCOUNT RATE
----------------------------------------------------------
TOTAL VALUE 11.50% 11.75% 12.00% 12.25% 12.50%
- -------------------------------------------------------------------------------------
10.25% $8,423,288 $8,291,071 $8,161,679 $8,035,045 $7,911,098
10.50% $8,345,532 $8,215,037 $8,087,326 $7,962,331 $7,839,984
TERMINAL CAP RATE 10.75% $8,271,393 $8,142,539 $8,016,430 $7,892,999 $7,772,177
11.00% $8,200,623 $8,073,337 $7,948,758 $7,826,818 $7,707,453
11.25% $8,132,999 $8,007,211 $7,884,092 $7,763,579 $7,645,605
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 35
CITADEL, EL PASO, TEXAS
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 9.75% 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
CITADEL, EL PASO, TEXAS
CITADEL
TOTAL PER SQ. FT. PER UNIT %OF EGI
- --------------------------------------------------------------------------------------------
REVENUE
Base Rent $1,786,200 $ 6.77 $ 6,844
Less: Vacancy & Collection Loss 8.00% $ 142,896 $ 0.54 $ 547
Plus: Other Income
Laundry Income $ 28,710 $ 0.11 $ 110 1.65%
Garage Revenue $ 0 $ 0.00 $ 0 0.00%
Other Misc. Revenue $ 71,775 $ 0.27 $ 275 4.12%
-------------------------------------------
Subtotal Other Income $ 100,485 $ 0.38 $ 385 5.76%
EFFECTIVE GROSS INCOME $1,743,789 $ 6.61 $ 6,681
OPERATING EXPENSES:
Taxes $ 187,920 $ 0.71 $ 720 10.78%
Insurance $ 67,860 $ 0.26 $ 260 3.89%
Utilities $ 176,175 $ 0.67 $ 675 10.10%
Repair & Maintenance $ 104,400 $ 0.40 $ 400 5.99%
Cleaning $ 0 $ 0.00 $ 0 0.00%
Landscaping $ 78,300 $ 0.30 $ 300 4.49%
Security $ 0 $ 0.00 $ 0 0.00%
Marketing & Leasing $ 26,100 $ 0.10 $ 100 1.50%
General Administrative $ 195,750 $ 0.74 $ 750 11.23%
Management 5.00% $ 87,189 $ 0.33 $ 334 5.00%
Miscellaneous $ 0 $ 0.00 $ 0 0.00%
TOTAL OPERATING EXPENSES $ 923,694 $ 3.50 $ 3,539 52.97%
Reserves $ 65,250 $ 0.25 $ 250 3.74%
-------------------------------------------
NET OPERATING INCOME $ 754,845 $ 2.86 $ 2,892 43.29%
"GOING IN" CAPITALIZATION RATE 9.75%
VALUE INDICATION $7,741,995 $ 29.34 $ 29,663
"AS IS" VALUE INDICATION
(DIRECT CAPITALIZATION APPROACH) $7,741,995
ROUNDED $7,700,000 $ 29.18 $ 29,502
AMERICAN APPRAISAL ASSOCIATES, INC. INCOME CAPITALIZATION APPROACH PAGE 37
CITADEL, EL PASO, TEXAS
DIRECT CAPITALIZATION VALUE SENSITIVITY TABLE
CAP RATE VALUE ROUNDED $/UNIT $/SF
- ----------------------------------------------------
9.00% $8,387,162 $8,400,000 $32,184 $31.83
9.25% $8,160,482 $8,200,000 $31,418 $31.07
9.50% $7,945,732 $7,900,000 $30,268 $29.94
9.75% $7,741,995 $7,700,000 $29,502 $29.18
10.00% $7,548,446 $7,500,000 $28,736 $28.42
10.25% $7,364,337 $7,400,000 $28,352 $28.04
10.50% $7,188,996 $7,200,000 $27,586 $27.28
CONCLUSION BY THE DIRECT CAPITALIZATION METHOD
Applying the capitalization rate to our estimated NOI results in an estimated
value of $7,700,000.
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 $8,000,000
Direct Capitalization Method $7,700,000
Giving consideration to the indicated values provided by both techniques, we
have concluded the estimated value by the income capitalization approach to be
$8,000,000.
AMERICAN APPRAISAL ASSOCIATES, INC. RECONCILIATION AND CONCLUSION PAGE 38
CITADEL, EL PASO, TEXAS
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 $7,800,000
Income Approach $8,000,000
Reconciled Value $8,000,000
The Income Capitalization Method is considered a reliable indicator of value.
Income and expenses were estimated and projected based on historical operating
statements and market oriented expenses. This method is primarily used by
investors in their underwriting analysis. Furthermore, there was good support
for an overall rate in the Direct Capitalization Method.
The Sales Comparison Approach to value supported the value conclusion by the
Income Approach and was given secondary consideration. Investment-grade,
income-producing properties such as the subject are not typically traded based
on cost. Therefore, the Cost Approach has not been considered in our valuation.
FINAL VALUE - FEE SIMPLE ESTATE
Based on the investigation and premise outlined, it is our opinion that as of
May 11, 2003 the market value of the fee simple estate in the property is:
$8,000,000
AMERICAN APPRAISAL ASSOCIATES, INC. ADDENDA
CITADEL, EL PASO, TEXAS
ADDENDA
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A
CITADEL, EL PASO, TEXAS
EXHIBIT A
SUBJECT PHOTOGRAPHS
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A
CITADEL, EL PASO, TEXAS
SUBJECT PHOTOGRAPHS
[PICTURE] [PICTURE]
UNIT TYPE FACADE UNIT TYPE
[PICTURE] [PICTURE]
BEDROOM BEDROOM
[PICTURE] [PICTURE]
KITCHEN AREA LIVING ROOM AREA
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT A
CITADEL, EL PASO, TEXAS
SUBJECT PHOTOGRAPHS
[PICTURE] [PICTURE]
POOL LANDSCAPING
[PICTURE] [PICTURE]
LAUNDRY ROOM PARKING
[PICTURE] [PICTURE]
VISCOUNT BLVD - NORTH VISCOUNT BLVD -SOUTH
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B
CITADEL, EL PASO, TEXAS
EXHIBIT B
SUMMARY OF RENT COMPARABLES
AND PHOTOGRAPH OF COMPARABLES
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B
CITADEL, EL PASO, TEXAS
PHOTOGRAPHS OF COMPARABLE SALE PROPERTIES
COMPARABLE I-1 COMPARABLE I-2 COMPARABLE I-3
LA PLAZA SHADOW RIDGE SPRING PARK
9578 Sims Drive 9375 Viscount Blvd 9535 Acer Avenue
El Paso, TX El Paso, TX El Paso, TX
[PICTURE] [PICTURE] [PICTURE]
COMPARABLE I-4 COMPARABLE I-5
SAND PEBBLE CELINA
11280 Pebble Hills Drive 8500 Viscount Blvd
El Paso, TX El Paso, TX
[PICTURE] [PICTURE]
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B
CITADEL, EL PASO, TEXAS
SUMMARY OF COMPARABLE RENTAL PROPERTIES
COMPARABLE
DESCRIPTION SUBJECT R - 1
- -----------------------------------------------------------------------------------------------------------------------------------
Property Name Citadel La Plaza
Management Company AIMCO The Lynd Company
LOCATION:
Address 9455 Viscount Blvd 9578 Sims Drive
City, State El Paso, Texas El Paso, TX
County EL Paso El Paso
Proximity to Subject one mile southeast of the subject
PHYSICAL CHARACTERISTICS:
Net Rentable Area (SF) 263,888 128,669
Year Built 1973 1969
Effective Age 25 20
Building Structure Type Brick & wood siding walls; asphalt shingle roof Brick & wood siding walls; asphalt shingle roof
Parking Type (Gr., Cov., etc.) Open/Garage Open, Covered
Number of Units 261 129
Unit Mix: Type Unit Qty. Mo. Rent Type Unit Qty. Mo.
1 1Br/1Ba - EA10 430 2 $399 4 1Br/1Ba 707 29 $510
2 1Br/1Ba-1A10 600 12 $459 5 2 Br/1Ba 986 50 $670
3 1Br/1Ba - 1B10 650 20 $459 6 2 Br/1.5 Ba 1,150 35 $670
4 1Br/1Ba-1C15 750 60 $479 8 2 Br/2Ba 1,375 15 $620
5 2Br/1 Ba -2A10 888 1 $619
6 2Br/1.5Ba-2A15 1,140 34 $614
7 2Br/1.75Ba -2A20 1,180 8 $609
8 2Ba/2.5 Ba- 2A25 1,350 6 $689
9 2Ba/1Ba -2B10 1,140 96 $595
10 2Br/1.5Ba-2B15 1,200 12 $659
11 3Br/2.5Br-3A25 1,640 8 $829
12 4Br/2.5Ba-4A25 1,840 2 $909
Average Unit Size (SF) 1,011 1,013
Unit Breakdown: Efficiency 0% 2-Bedroom 60% Efficiency 0% 2-Bedroom 78%
1-Bedroom 36% 3-Bedroom 3% 1-Bedroom 22% 3-Bedroom 0%
CONDITION: Good Slightly Superior
APPEAL: Average Slightly Superior
AMENITIES:
Unit Amenities X Attach. Garage Vaulted Ceiling Attach. Garage Vaulted Ceiling
X Balcony W/D Connection Balcony W/D Connection
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 Spa/Jacuzzi Car Wash
Basketball Court X 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 Tennis Court Secured Parking
Racquet Ball X Laundry Room Racquet Ball X Laundry Room
Jogging Track Business Office Jogging Track Business Office
X Gym Room X Gym Room
OCCUPANCY: 92% 92%
LEASING DATA:
Available Leasing Terms 12 months 12 months
Concessions 1 month 1 month
Pet Deposit $150 $150
Utilities Paid by Tenant: X Electric Natural Gas X Electric Natural Gas
X Water X Trash Water Trash
Confirmation Mary Myers/Property Manager Aeriel Romero/Assistant Manager
Telephone Number 915.591.3396 915.598.5477
NOTES: None
COMPARISON TO SUBJECT: Slightly Superior
COMPARABLE COMPARABLE
DESCRIPTION R - 2 R - 3
- -----------------------------------------------------------------------------------------------------------------------------------
Property Name Shadow Ridge Spring Park
Management Company Case & Associates BH Management Services
LOCATION:
Address 9375 Viscount Blvd 9535 Acer Avenue
City, State El Paso, TX El Paso, TX
County El Paso EL Paso
Proximity to Subject less than 0.20 miles southeast of the subject Approx. 0.50 miles southeast of the subject
PHYSICAL CHARACTERISTICS:
Net Rentable Area (SF) 263,296 139,224
Year Built 1985 1995
Effective Age 18 8
Building Structure Type Brick & wood siding walls; asphalt shingle roof Brick & wood siding walls; asphalt shingle roof
Parking Type (Gr., Cov., etc.)Open Open
Number of Units 352 180
Unit Mix: Type Unit Qty. Mo. Type Unit Qty. Mo.
2 1Br/1Ba 536 80 $470 2 1Br/1Ba 610 60 $515
5 2Br/1/Ba 895 100 $450 5 2Br/1Ba 850 80 $650
6 2 Br/1.5Ba 950 60 $640 11 3Br/2Ba 1,036 40 $775
7 2Br/2Ba 958 60 $640
9 3Br/2Ba 1,100 52 $790
Average Unit Size (SF) 864 811
Unit Breakdown: Efficiency 0% 2-Bedroom 63% Efficiency 0% 2-Bedroom 44%
1-Bedroom 23% 3-Bedroom 14% 1-Bedroom 33% 3-Bedroom 23%
CONDITION: Good Good
APPEAL: Average Good
AMENITIES:
Unit Amenities Attach. Garage Vaulted Ceiling Attach. Garage Vaulted Ceiling
Balcony X W/D Connection X Balcony X W/D Connection
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 X BBQ Equipment Basketball Court X BBQ Equipment
Volleyball Court Theater Room Volleyball Court Theater Room
Sand Volley Ball X Meeting Hall X Sand Volley Ball X Meeting Hall
Tennis Court Secured Parking Tennis Court Secured Parking
Racquet Ball X Laundry Room Racquet Ball X Laundry Room
Jogging Track Business Office Jogging Track X Business Office
X Gym Room X Gym Room
OCCUPANCY: 93% 92%
LEASING DATA:
Available Leasing Terms 12 months 12 months
Concessions 1 month 1 month
Pet Deposit $150 $150
Utilities Paid by Tenant: X Electric Natural Gas X Electric Natural Gas
Water Trash X Water Trash
Confirmation Sergio Valdez/Assistant Manager Lilia Anaya/Property Manager
Telephone Number 915.593.5250 915.594.7411
NOTES: None None
COMPARISON TO SUBJECT: Similar Slightly Superior
COMPARABLE COMPARABLE
DESCRIPTION R - 4 R - 5
- -----------------------------------------------------------------------------------------------------------------------------------
Property Name Silverado Celina
Management Company AIMCO The Lynd Company
LOCATION:
Address 9300 Viscount Blvd 8500 Viscount Blvd
City, State El Paso, TX El Paso, TX
County EL Paso El Paso
Proximity to Subject Approx. 0.40 miles northwest of the subject Approx. 0.60 miles northwest of subject
PHYSICAL CHARACTERISTICS:
Net Rentable Area (SF) 175,670 248,005
Year Built 1973 1974
Effective Age 15 18
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
Number of Units 248 289
Unit Mix: Type Unit Qty. Mo. Type Unit Qty. Mo.
1 1Br/1Ba 494 20 $389 3 1Br/1Ba 644 119 $520
2 1Br/1Ba 525 60 $409 6 2Br/2Ba 1,058 120 $770
4 1Br/1Ba 754 36 $469 7 3Br/2Ba 1,190 50 $890
3 1Br/1Ba 684 40 $459
5 1Br/1.5Ba 878 8 $519
6 2Br/1Ba 979 34 $549
7 2Br/1.5Ba 1,200 12 $639
10 2Br/2Ba 1,028 32 $569
11 3Br/2Ba 1,350 6 $649
Average Unit Size (SF) 773 910
Unit Breakdown: Efficiency 0% 2-Bedroom 60% Efficiency 0% 2-Bedroom 42%
1-Bedroom 36% 3-Bedroom 4% 1-Bedroom 41% 3-Bedroom 17%
CONDITION: Good Good
APPEAL: Average Average
AMENITIES:
Unit Amenities Attach. Garage Vaulted Ceiling Attach. Garage Vaulted Ceiling
X Balcony W/D Connection X Balcony X W/D Connection
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 Spa/Jacuzzi Car Wash
Basketball Court X BBQ Equipment Basketball Court X BBQ Equipment
Volleyball Court Theater Room Volleyball Court Theater Room
Sand Volley Ball Meeting Hall Sand Volley Ball X Meeting Hall
Tennis Court Secured Parking Tennis Court Secured Parking
Racquet Ball X Laundry Room Racquet Ball X Laundry Room
Jogging Track Business Office Jogging Track Business Office
X Gym Room X Gym Room
OCCUPANCY: 96% 94%
LEASING DATA:
Available Leasing Terms 12 months 12 months
Concessions 1 month 1 month
Pet Deposit $150 150
Utilities Paid by Tenant: X Electric Natural Gas X Electric Natural Gas
X Water Trash X Water Trash
Confirmation Elda Caro/Property Manager Denisse Valdez/Assiatant Manager
Telephone Number 915.591.3396 915.779.3741
NOTES: None None
COMPARISON TO SUBJECT: Superior Similar
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT B
CITADEL, EL PASO, TEXAS
PHOTOGRAPHS OF COMPARABLE RENT PROPERTIES
COMPARABLE R-1 COMPARABLE R-2 COMPARABLE R-3
LA PLAZA SHADOW RIDGE SPRING PARK
9578 Sims Drive 9375 Viscount Blvd 9535 Acer Avenue
El Paso, TX El Paso, TX El Paso, TX
[PICTURE] [PICTURE] [PICTURE]
COMPARABLE R-4 COMPARABLE R-5
SILVERADO CELINA
9300 Viscount Blvd 8500 Viscount Blvd
El Paso, TX El Paso, TX
[PICTURE] [PICTURE]
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C
CITADEL, EL PASO, TEXAS
EXHIBIT C
ASSUMPTIONS AND LIMITING CONDITIONS
(3 PAGES)
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT C
CITADEL, EL PASO, TEXAS
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
CITADEL, EL PASO, TEXAS
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
CITADEL, EL PASO, TEXAS
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
CITADEL, EL PASO, TEXAS
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. Daniel Salcedo
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
Texas State Certified General Real Estate
Appraiser #TX-1323954-G
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E
CITADEL, EL PASO, TEXAS
EXHIBIT E
QUALIFICATIONS OF APPRAISER
(2 PAGES)
AMERICAN APPRAISAL ASSOCIATES, INC. EXHIBIT E
CITADEL, EL PASO, TEXAS
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
CITADEL, EL PASO, TEXAS
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.
CITADEL, EL PASO, TEXAS
GENERAL SERVICE CONDITIONS
AMERICAN APPRAISAL ASSOCIATES, INC.
CITADEL, EL PASO, TEXAS
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.