1 Exhibit 99.2 Addendum to Report Dated June 28, 1996 - -------------------------------------------------------------------------------------------------------------- PRIMARY MARKETS POPULATION Comp Ann Growth Rate ------------------------ County 1980 1990 1995 2000 1980-1990 1990-2000 ------ ---- ---- ---- ---- --------- --------- Santa Clara 1,295,073 1,497,577 1,594,900 1,711,988 1.5% 1.3% Alameda 1,105,379 1,276,702 1,349,600 1,403,233 1.5% 1.1% San Francisco 678,974 723,959 750,984 756,561 0.6% 0.7% San Mateo 587,329 649,623 681,200 714,625 1.0% 1.0% Total 3,666,755 4,147,861 4,376,684 4,586,406 1.2% 1.1% Absolute Change 481,106 479,739 % Change 13.1% 11.6% Sources: Historical-U.S. Census Bureau, Calculations & Forecasts-Rosen Consulting Group - -------------------------------------------------------------------------------------------------------------- - -------------------------------------------------------------------------------------------------------------- MEAN HOUSEHOLD INCOME BAY AREA VS. U.S. 1995e 1996e 1996 1997f ----- ----- ---- ----- Primary Markets n.a. 87,354 88,097 92,159 San Francisco Bay Area 80,432 84,040 84,185 88,524 U.S. 44,589 46,027 46,671 48,403 - -------------------------------------------------------------------------------------------------------------- Sources: historical data U.S. Census Bureau, forecasts and calculations Rosen Consulting Group Rosen Consulting Group 1 2 - -------------------------------------------------------------------------------- LIMITED SUPPLY MULTIFAMILY PERMITS ISSUED NINE-COUNTY BAY AREA Year Permits, Units ---- -------------- 1986 25,197 1987 18,452 1988 12,499 1989 11,924 1990 8,596 1991 6,738 1992 4,265 1993 4,158 1994 4,521 1995 4,098 1996 7,062 1997f 7,999 Sources: Historical data-U.S. Census Bureau, 1996e-RCG. - -------------------------------------------------------------------------------- - -------------------------------------------------------------------------------- PRIMARY MARKETS MULTIFAMILY PERMITS Year Multifamily Permits ---- ------------------- 80 6,915 81 4,810 82 4,639 83 7,540 84 9,366 85 12,031 86 14,548 87 13,391 88 8,224 89 7,723 90 5,404 91 4,750 92 3,171 93 3,206 94 4,158 95 2,798 96 5,743 97f 6,571 Sources: Historical-U.S. Census Bureau; 1996e-Rosen Consulting Group - -------------------------------------------------------------------------------- Rosen Consulting Group 2 3 - -------------------------------------------------------------------------------- RENTAL TENURE PERCENTAGE OF HOUSEHOLDS WHICH RENT 1990 ---- Primary Markets 47% 9-County Bay Area 44% U.S. 36% Sources: 1990 Census, calculations Rosen Consulting Group - -------------------------------------------------------------------------------- - -------------------------------------------------------------------------------- LIMITED HOME AFFORDABILITY PERCENTAGE OF HOUSEHOLDS ABLE TO AFFORD THE MEDIAN-PRICED HOME 1996 ---- Primary Markets 42% 9-County Bay Area 38% U.S. 55% Sources: U.S. Census Bureau, California Association of Realtors, Rosen Consulting Group - -------------------------------------------------------------------------------- Rosen Consulting Group 3 4 Existing Median Home Price MSA 1990 1991 1992 1993 1994 1995 Upd. 9/96 1996 1997f - --- ---- ---- ---- ---- ---- ---- --------- ---- ----- Oakland Price 259,000 262,420 259,250 256,200 255,600 254,400 263,050 265,258 277,051 Stock 534.7 538.7 544.3 549.0 554.9 560.3 566.3 566.2 573.1 San Francisco Price 259,000 262,420 259,250 256,200 255,600 254,400 263,813 265,258 276,134 Stock 340.5 341.5 342.2 342.9 343.9 345.1 346.1 346.2 347.4 San Jose Price 268,890 256,640 248,260 246,510 254,390 253,372 265,534 274,732 303,853 Stock 353.6 355.3 357.1 358.9 361.0 363.2 366.9 367.2 371.4 Santa Rosa Price 201,400 208,776 218,094 214,284 212,170 214,749 215,823 202,944 204,367 Stock 122.1 124.1 125.9 127.6 129.8 131.5 133.1 133.0 134.7 Vallejo-Fairfield-Napa Price 179,178 185,740 194,030 190,640 188,760 192,743 188,695 183,106 182,556 Stock 120.9 122.7 124.7 126.4 128.2 129.5 131.1 131.0 132.4 Total Bay Area-3 MSA 261,846 260,758 256,095 253,420 255,253 254,106 263,969 267,977 284,510 Total Bay Area-5 MSA 250,041 250,196 247,713 244,828 245,953 245,527 253,424 255,171 268,927 Note: Total Bay Area is a weighted average calculation based on single family stock for each of three or five metropolitan areas: Oakland (Alameda, Contra Costa Counties); San Francisco (Marin, SF, San Mateo Counties); San Jose (Santa Clara County); Santa Rosa (Sonoma County); Vallejo-Fairfield-Napa (Napa, Solano Counties) Sources: U.S. Census Bureau, National Association of Realtors, Rosen Consulting Group