INVOICE Date: 05/24/07 File No. APN 933-050-026 Prepared for: SHULMAN, HODGES & BASTIAN LLP 26632 TOWNE CENTER DRIVE #300 FOOTHILL RANCH, CA 92610 Property Appraised: BRIONES/KOKEE APN: 933-050-026 (VIA ESCALON) TEMECULA, CA 92590 Work Performed: APPRAISAL 350.00 Total Amount Due: 350.00 Please make checks payable to: 33094 Canopy Lane Lake Elsinore, CA 92532
33094 Canopy Lane Lake Elsinore, CA 92532 05/24/07 SHULMAN, HODGES & BASTIAN LLP 26632 TOWNE CENTER DRIVE #300 FOOTHILL RANCH, CA 92610 RE: BRIONES/KOKEE APN: 933-050-026 (VIA ESCALON) TEMECULA, CA 92590 Dear Mr. Contreras: In accordance with your request, I have personally inspected and prepared an appraisal report the real property located at: APN: 933-050-026 (VIA ESCALON), TEMECULA, CA 92590 The purpose this appraisal is to estimate the market value the property described in the body this appraisal report. Enclosed, please find the appraisal report which describes certain data gathered during our investigation the property. The methods approach and reasoning in the valuation the various physical and economic factors the subject property are contained in this report. An inspection the property and a study pertinent factors, including valuation trends and an analysis neighborhood data, led the appraiser to the conclusion that the market value, as 05/23/07 is: 550,000 The opinion value expressed in this report is contingent upon the limiting conditions attached to this report. It has been a pleasure to assist you. If I may be further service to you in the future, please let me know. Respectfully submitted, Signature: Daniel Louie - Socal
APPRAISAL REPORT OF APN: 933-050-026 (VIA ESCALON) TEMECULA, CA 92590 PREPARED FOR SHULMAN, HODGES & BASTIAN LLP 26632 TOWNE CENTER DRIVE #300 FOOTHILL RANCH, CA 92610 AS OF 05/23/07 PREPARED BY 33094 Canopy Lane Lake Elsinore, CA 92532
File No. APN 933-050-026 Table Contents Title Land Appraisal Extra Comps 4-5-6 Photo Subject Photos Photo Comparables 1-2-3 Photo Comparables 4-5-6 Plat Map Location Map Comments Limiting Conditions Appraiser's Certification # 1 2 3 4 5 6 7 8 9 10
NEIGHBORHOOD IDENTIFICATION LAND APPRAISAL REPORT Census Tract 432.24 Map Reference 957-C7 CA Zip Code 92590 Legal Description.17 ACRES NET IN PAR 2 PM 077/097 PM 12571 Sale Price N/A Date Sale Loan Term yrs. Property Rights Appraised Fee Leasehold De Minimis PUD Actual Real Estate Taxes 3,181 (yr) Loan Charges to be paid by seller Other Sales Concessions Address 26632 TOWNE CENTER DRIVE #300, FOOTHILL RANCH, CA 92610 Occupant VACANT Appraiser Daniel Louie Instructions to Appraiser ESTIMATE THE MARKET VALUE OF SUBJECT PROPERTY. Location Urban Suburban Rural Good Avg. Fair Poor Built Up Over 75% 25% to 75% Under 25% Employment Stability Growth Rate Fully Dev. Rapid Steady Slow Convenience to Employment Property Values Increasing Stable Declining Convenience to Shopping Demand/Supply Shortage In Balance Oversupply Convenience to Schools Marketing Time Under 3 Mos, 4-6 Mos. Over 6 Mos. Adequacy Public Transportation Present Land Use 30 %1 Family %2-4 Family % Apts % Condo 1 % Commercial Recreational Facilities %Industrial 69 % Vacant % Adequacy Utilities Change In Present Land Use Not Likely Likely(*) Taking Place (*) Property Compatibility (*) From VACANT To SINGLE FAMILY Protection from Detrimental Conditions Predominate Occupancy Owner Tenant 5 % Vacant Police and Fire Protection Single Family Price Range 850,000 to 1,500,000 Predominant Value 1,000,000 General Appearance Properties Single Family Age 0 yrs to 25 yrs. Predominant Age 5 yrs Appeal to Market Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools, view, noise): SEE ATTACHED ADDENDA. SITE Dimensions SEE PLAT MAP =.17 ACRES Corner Lot Zoning Classification R-A-10 / RESIDENTIAL ACREAGE Present Improvements do do not conform to zoning regulations Highest and best use Present use Other (specify) SINGLE FAMILY RESIDENCE Public Other (Describe) OFF SITE IMPROVEMENTS Topo LEVEL PAD WITH SLOPE Elec. Street Access Public Private Size TYPICAL Gas Surface Asphalt Shape IRREGULAR Water Maintenance Public Private View PANORAMIC MOUNTAINS San. Sewer Storm Sewer Curb/Gutter Drainage ADEQUATE Underground Elect. & Tel. Sidewalk Street Lights Is the property located in a HUD identified Special Flood Hazard Area? No Yes Comments (favorable or unfavorable including any apparent adverse easements, encroachments or other adverse conditions): SEE ATTACHED ADDENDA. MARKET DATA ANALYSIS The undersigned has recited three recent sales properties most similar and proximate to subject and has considered these in the market analysis. The description includes a dollar adjustment reflecting market reaction to those items significant variation between the subject and comparable properties. If a significant item in the comparable property is superior to or more favorable than the subject property, a minus (-) adjustment is made thus reducing the indicated value subject; if a significant item in the comparable is inferior to or less favorable than the subject property, a plus (+) adjustment is made thus increasing the indicated value the subject. SUBJECT PROPERTY COMPARABLE NO.1 COMPARABLE NO.2 COMPARABLE NO.3 Address APN: 933-050-026 (VIA ESCALON) APN: 931-400-005 (TENAJA RD) APN:932-380-004 (CALLE FLORECIDA) 7 CALLE DE CUERNO TEMECULA, CA 92590 MURRIETA, CA 92562 TEMECULA, CA 92590 TEMECULA, CA 92590 Proximity to Subject 2.00 miles 1.72 miles 4.14 miles Sales Price N/A 550,000 485,000 580,000 Price / Data Source REALIST/PUB REC REALIST/MLS/PUBLIC REC REALIST/MLS/PUBLIC REC REALIST/MLS/PUBLIC REC Date Sale and DESCRIPTION DESCRIPTION +(-) Adjustment DESCRIPTION +(-) Adjustment DESCRIPTION +(-) Adjustment Time Adjustment 07/14/06 03/07/07 10/06/06 Location TG 957-C7 TG 956-J4 TG 977-A1 958-B5 /SUPERIOR -25,000 Site/View.17 ACRES 12.26 AC/ -24,000 7.79 AC/ +74,000.13 AC/ PANORAMIC MOUNTAIN PANO HILLS/VALLEY VALLEY +25,000PANORAMIC MOUNTAIN TOPOGRAPHY FLAT PAD / SLOPE FLAT / GENTLE SLOPE FLAT / ROLLING SLOPE FLAT PAD/ SLOPE Sales or Financing Concessions Net Adj.(Total) Indicated Value Subject Comments on Market Data PRIVATE FINANCING NONE KNOWN Plus Minus Net=-4% Gross=4% SEE ATTACHED ADDENDA. -24,000 526,000 CONVENTIONAL NONE KNOWN Plus Minus Net=20% Gross=20% 99,000 584,000 CONVENTIONAL NONE KNOWN Plus Minus Net=-4% Gross=4% -25,000 555,000 Comments and Conditions Appraisal: SEE ATTACHED ADDENDA. RECONCILIATION Final Reconciliation: SEE ATTACHED ADDENDA. I ESTIMATE THE MARKET VALUE, AS DEFINED, OF SUBJECT PROPERTY AS OF 05/23/07 to be 550,000 Review Appraiser (if applicable) Appraiser(s) Did Did Not Physically Daniel Louie Inspect Property HOA CINDY TA Date Report Signed 05/24/07 Date Report Signed 05/24/07 Certification # Certification # Or License # AT038165 CA Or License # AL028652 Expiration Date License or Certification 08/30/2007 Expiration Date License or Certification 01/29/2008 1 CA
ETRA COMPARABLES 4-5-6 City TEMECULA CA Zip Code 92590 Address 26632 TOWNE CENTER DRIVE #300, FOOTHILL RANCH, CA 9261 MARKET DATA ANALYSIS The undersigned has recited three recent sales properties most similar and proximate to subject and has considered these in the market analysis. The description includes a dollar adjustment reflecting market reaction to those items significant variation between the subject and comparable properties. If a significant item in the comparable property is superior to or more favorable than the subject property, a minus (-) adjustment is made thus reducing the indicated value subject; if a significant item in the comparable is inferior to or less favorable than the subject property, a plus (+) adjustment is made thus increasing the indicated value the subject. SUBJECT PROPERTY COMPARABLE NO. 4 COMPARABLE NO. 5 COMPARABLE NO. 6 Address APN: 933-050-026 (VIA ESCALON) APN: 932-200-026 (VIA VOLCANO) TEMECULA, CA 92590 MURRIETA, CA 92562 Proximity to Subject 1.24 miles Sales Price N/A 524,000 Price Data Source REALIST/PUB REC REALIST/MLS/PUBLIC REC +(-) +(-) +(-) Date Sale and DESCRIPTION DESCRIPTION Adjustment DESCRIPTION Adjustment DESCRIPTION Adjustment Time Adjustment PENDING SALE Location TG 957-C7 TG 957-A6 Site/View.17 ACRES 9.45 AC/ +37,000 PANORAMIC MOUNTAIN PANORAMIC VALLEY TOPOGRAPHY FLAT PAD / SLOPE FLAT / GENTLE SLOPING Sales or Financing UNKNOWN Concessions NONE KNOWN Net Adj.(Total) Plus Minus Indicated Value Net=7% Subject Gross=7% Comments on Market Data SEE ATTACHED ADDENDA. 37,000 561,000 Plus Net=0% Gross=0% Minus 0 0 Plus Net=0% Gross=0% Minus 0 0 COMMENTS 2
SUBJECT PHOTO ADDENDUM CA Zip Code 92590 Address 26632 TOWNE CENTER DRIVE #300, FOOTHILL RANCH, CA 9261 FRONT OF SUBJECT PROPERTY APN: 933-050-026 (VIA ESCALON) TEMECULA, CA 92590 REAR OF SUBJECT PROPERTY STREET SCENE 3
CA Zip Code 92590 Address 26632 TOWNE CENTER DRIVE #300, FOOTHILL RANCH, CA 92610 AERIAL PHOTO FLAT PAD WITH VIEW 4
COMPARABLES 1-2-3 CA Zip Code 92590 Address 26632 TOWNE CENTER DRIVE #300, FOOTHILL RANCH, CA 92610 COMPARABLE SALE # 1 APN: 931-400-005 (TENAJA RD) MURRIETA, CA 92562 COMPARABLE SALE # 2 APN:932-380-004 (CALLE FLORECIDA) TEMECULA, CA 92590 COMPARABLE SALE # 7 CALLE DE CUERNO TEMECULA, CA 92590 3 5
COMPARABLES 4-5-6 CA Zip Code 92590 Address 26632 TOWNE CENTER DRIVE #300, FOOTHILL RANCH, CA 92610 COMPARABLE SALE # 4 APN: 932-200-026 (VIA VOLCANO) MURRIETA, CA 92562 COMPARABLE SALE # 5 COMPARABLE SALE # 6 6
PLAT MAP CA Zip Code 92590 Address 26632 TOWNE CENTER DRIVE #300, FOOTHILL RANCH, CA 92610 SUBJECT 7
LOCATION MAP ADDENDUM CA Zip Code 92590 Address 26632 TOWNE CENTER DRIVE #300, FOOTHILL RANCH, CA 92610 SALE 1 SALE 4 SUBJECT SALE 3 SALE 2 8
9 COMMENT ADDENDUM CA Zip Code 92590 Address 26632 TOWNE CENTER DRIVE #300, FOOTHILL RANCH, CA 92610 LAND SITE COMMENTS: The subject is located near the peak a mountain. There is a good level pad on the top the subject property. Around the level pad, the subject property slopes downward. Avacado trees are currently growing on the subject property. There is water running to the property. A public sewer system is not available in the immediate neighborhood. Other public utilities appear to be within close proximity as evidenced by neighboring single family residences on the same street. There is a panoramic view the mountains and city lights from the subject property. There were no adverse conditions noted at time inspection. The appraiser cannot guarantee that the property is free encroachments or easements and recommends further investigation and survey. Further, the appraiser's conclusion value is based upon the extraordinary assumption that there are no hidden or unapparent conditions the property that might impact the erection a dwelling upon the land. The appraiser recommends that due diligence investigation be conducted through the local building department or municipality to determine if the land is suitable for intended use. Lastly, the appraiser makes no representations, guarantees or warranties regarding the subject property, whether implied or not. LAND MARKET DATA: The subject area has seen stabilization real estate values over the past 12 months. We are beginning to experience certain segments within the broader market where values have declined slightly. Interest rates hit an all time low in July 2004 and have experienced a slow and gradual increase since then. Interest rates are still historically low and financing is still readily available in this market area. Marketing time for vacant land sales is generally within 3 to 6 months given proper exposure and marketing. Market trends are quantified by MLS and Dataquick. Comparables #1 and #3 are dated sales that were closed beyond six months ago, but less than one year. Due to the stabilizing real estate market, no time adjustment was made. Due to lack resale comparables, these comparables are the best available. LAND: FINAL RECONCILIATION The most persuasive approach is the sales comparison approach. The value conclusion is well bracketed by good market data and therefore well supported. Some weight given to all 3 comparables because similarities in location to the community, topography, condition the land, access to utilities, neighborhood and appeal to a typical buyer in this local market. The value the subject property is considered as the cash equivalent. Comparable lots with the subject are approximately 8 to 12 acres in size. Differences in acreage between subject and comparables was adjusted at 0.50/sf or 21,780 per acre on differences (Rounded to nearest 1,000) greater than 1.0 acres. This adjustment for lot size is less than the average cost per acre a parcel due to diminishing returns for excess land. The comparables used in the preparation this report are the best comparables available. All comparable sales are within close proximity to the subject property as practical and are located in the same or similar neighborhoods. THIS APPRAISAL WAS DELIVERED ELECTRONICALLY IN DIGITAL FORM. IT IS DEEMED A LEGAL DOCUMENT AS RECOGNIZED BY O.R.E.A. ALL ELECTRONIC SIGNATURE ON THIS REPORT HAS A SECURITY. NO PERSON CAN ALTER THE APPRAISAL WITHOUT THE ECEPTION OF THE ORIGINAL SIGNING APPRAISER(S).
File No. APN 933-050-026 DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation a sale as a specified date and the passing title from seller to buyer under conditions whereby: (1) buyer and seller are typically motivated; (2) both parties are well informed or well advised, and each acting in what he considers his own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms cash in U. S. dollars or in terms financial arrangements comparable thereto; and (5) the price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions* granted by anyone associated with the sale. *Adjustments to the comparables must be made for special or creative financing or sales concessions. No adjustments are necessary for those costs which are normally paid by sellers as a result tradition or law in a market; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms fered by a third party institutional lender that is not already involved in the property or transaction. Any adjustment should not be calculated on a mechanical dollar for dollar cost the financing or concession but the dollar amount any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's judgment. STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION CONTINGENT AND LIMITING CONDITIONS: subject to the following conditions: The appraiser's certification that appears in the appraisal report is 1. The appraiser will not be responsible for matters a legal nature that affect either the property being appraised or the title to it. The appraiser assumes that the title is good and marketable and, therefore, will not render any opinions about the title. The property is appraised on the basis it being under responsible ownership. 2. The appraiser has provided a sketch in the appraisal report to show approximate dimensions the improvements and the sketch is included only to assist the reader the report in visualizing the property and understanding the appraiser's determination its size. 3. The appraiser has examined the available flood maps that are provided by the Federal Emergency Management Agency (or other data sources) and has noted in the appraisal report whether the subject site is located in an identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination. 4. The appraiser will not give testimony or appear in court because he or she made an appraisal the property in question, unless specific arrangements to do so have been made beforehand. 5. The appraiser has estimated the value the land in the cost approach at its highest and best use and the improvements at their contributory value. These separate valuations the land and improvements must not be used in conjunction with any other appraisal and are invalid if they are so used. 6. The appraiser has noted in the appraisal report any adverse conditions (such as, needed repairs, depreciation, the presence hazard wastes, toxic substances, etc.) observed during the inspection the subject property or that he or she became aware during the normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge any hidden or unapparent conditions the property or adverse environmental conditions (including the presence hazardous wastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied, regarding the condition the property. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field environmental hazards, the appraisal report must not be considered as an environmental assessment the property. 7. The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy such items that were furnished by other parties. 8. The appraiser will not disclose the contents the appraisal report except as provided for in the Uniform Standards Pressional Appraisal Practice. 9. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or alterations on the assumption that completion the improvements will be performed in a workmanlike manner. 10. The appraiser must provide his or her prior written consent before the lender/client specified in the appraisal report can distribute the appraisal report (including conclusions about the property value, the appraiser's identity and pressional designations, and references to any pressional appraisal organizations or the firm with which the appraiser is associated) to anyone other than the borrower; the mortgagee or its successors and assigns; the mortgage insurer; consultants; pressional appraisal organizations; any state or federally approved financial institution; or any department, agency, or instrumentality the United s or any state or the District Columbia; except that the lender/client may distribute the property description section the report only to data collection or reporting service(s) without having to obtain the appraiser's prior written consent. The appraiser's written consent and approval must also be obtained before the appraisal can be conveyed by anyone to the public through advertising, public relations, news, sales, or other media. Freddie Mac Form 439 (6-93) Fannie Mae Form 1004B (6-93) 10
File No. APN 933-050-026 APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: 1. I have researched the subject market area and have selected a minimum three recent sales properties most similar and proximate to the subject property for consideration in the sales comparison analysis and have made a dollar adjustment when appropriate to reflect the market reaction to those items significant variation. If a significant item in a comparable property is superior to, or more favorable than, the subject property, I have made a negative adjustment to reduce the adjusted sales price the comparable and, if a significant item in a comparable property is inferior to, or less favorable than the subject property, I have made a positive adjustment to increase the adjusted sales price the comparable. 2. I have taken into consideration the factors that have an impact on value in my development the estimate market value in the appraisal report. I have not knowingly withheld any significant information from the appraisal report and I believe, to the best my knowledge, that all statements and information in the appraisal report are true and correct. 3. I stated in the appraisal report only my own personal, unbiased, and pressional analysis, opinions, and conclusions, which are subject only to the contingent and limiting conditions specified in this form. 4. I have no present or prospective interest in the property that is the subject to this report, and I have no present or prospective personal interest or bias with respect to the participants in the transaction. I did not base, either partially or completely, my analysis and/or the estimate market value in the appraisal report on the race, color, religion, sex, handicap, familial status, or national origin either the prospective owners or occupants the subject property or the present owners or occupants the properties in the vicinity the subject property. 5. I have no present or contemplated future interest in the subject property, and neither my current or future employment nor my compensation for performing this appraisal is contingent on the appraised value the property. 6. I was not required to report a predetermined value or direction in value that favors the cause the client or any related party, the amount the value estimate, the attainment a specific result, or the occurrence a subsequent event in order to receive my compensation and/or employment for performing the appraisal. I did not base the appraisal report on a requested minimum valuation, a specific valuation, or the need to approve a specific mortgage loan. 7. I performed this appraisal in conformity with the Uniform Standards Pressional Appraisal Practice that were adopted and promulgated by the Appraisal Standards Board The Appraisal Foundation and that were in place as the effective date this appraisal, with the exception the departure provision those Standards, which does not apply. I acknowledge that an estimate a reasonable time for exposure in the open market is a condition in the definition market value and the estimate I developed is consistent with the marketing time noted in the neighborhood section this report, unless I have otherwise stated in the reconciliation section. 8. I have personally inspected the interior and exterior areas the subject property and the exterior all properties listed as comparables in the appraisal report. I further certify that I have noted any apparent or known adverse conditions in the subject improvements, on the subject site, or on any site within the immediate vicinity the subject property which I am aware and have made adjustments for these adverse conditions in my analysis the property value to the extent that I had market evidence to support them. I have also commented about the effect the adverse conditions on the marketability the subject property. 9. I personally prepared all conclusions and opinions about the real estate that were set forth in the appraisal report. If I relied on significant pressional assistance from any individual or individuals in the performance the appraisal or the preparation the appraisal report, I have named such individual(s) and disclosed the specific tasks performed by them in the reconciliation section this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in the report; therefore, if an unauthorized change is made to the appraisal report, I will take no responsibility for it. SUPERVISORY APPRAISER'S CERTIFICATION: If a supervisory appraiser signed the appraiser report, he or she certifies and agrees that: I directly supervise the appraiser who prepared the appraisal report, have reviewed the appraisal report, agree with the statements and conclusions the appraiser, agree to be bound by the appraiser's certifications numbered 4 through 7 above, and am taking full responsibility for the appraisal and the appraisal report. ADDRESS OF PROPERTY APPRAISED: APN: 933-050-026 (VIA ESCALON), TEMECULA, CA 92590 APPRAISER: SUPERVISORY APPRAISER (only if required) Signature: Name: Daniel Louie Date Signed: 05/24/07 Certification #: or License #: AT038165 : CA Expiration Date Certification or License: 08/30/2007 Signature: Name: HOA CINDY TA Date Signed: 05/24/07 Certification #: or License #: AL028652 : CA Expiration Date Certification or License: Did Did Not Inspect Property 01/29/2008 Freddie Mac Form 439 6-93 Fannie Mae Form 1004B 6-93