BILAN PROMOTEUR - Sample-Development-Financial-Study PDF

Real Estate Financial Advisory
FIN A N C IA L S T U D Y
SAMPLE
Prepared for
C lient N am e
C lient C om pany N am e
Date
Private & Confidential

Client Company Name
Property Name / Address Financial Study
EXECUTIVE SUMMARY

Date
Client Company Name (“Client”)

Client Name (“Client Contact”)
Address
PURPOSE OF REPORT:
Ploutus Advisors, Inc. was commissioned by the Client, per engagement letter and agreement dated _____________, to
conduct a financial analysis for a proposed _______ unit apartment (for-rent) residential development project to be
located at __________________________. This report includes a detailed financial analysis of a potential development
scenario as presented by the Client to Ploutus Advisors, Inc. The development scenario analyzed as part of this report is
as follows:
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_____________ rentable square feet of total project area which includes _______ market-rate rental
apartments and __________ rentable square feet of retail
This report has been prepared for the Client as a development program financial assessment document to enable and/or
lay a roadmap for further discussion, refinement, and/or modification of the proposed development program.
OVERVIEW:
The following table summarizes a few of the key asset or project level results for the proposed development scenario:
KEY METRICS
Total Project Cost $________MM
Cost Per Unit $___________
Levered Project Level IRR (5-Year) _____%
Unlevered Project Level IRR (5-Year) _____%
Cash-on-Cash Yield at Stabilization _____%
Profit (Levered) $________MM
Multiple (Levered) ______x
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Client Company Name
EXECUTIVE SUMMARY

The total required equity is $______MM. During the development phase, $______MM is sourced via construction loan
draws, and $______MM is accrued in the form of construction interest. Post development, upon stabilization of the
project, the construction loan balance is repaid through permanent loan financing of $_______MM plus cash from
operations. The analysis assumes a five (5) year investment horizon from development to exit. Per the development
budget, approved by the Client, the land and pre-development cost accounts for _____% of the total budget. Hard and
soft cost account for ______% and ______% of the total budget, respectively.
The asset or project level cash flows are further distributed based on a joint-venture waterfall / partnership structure
(“JV”). The terms used for a potential JV with an equity partner are as follows:
Equity Contribution: Developer (“Sponsor”) _____% and Investors (“LP” or Limited Partners”) _____%
Distribution: First, all invested equity to earn an IRR of _____% distributed pro-rata (“Hurdle Rate”)
Thereafter, all invested equity to earn ______% of the remaining cash flow distributed pro-rata,
and Sponsor to earn ______% of the remaining cash flow (“Promote”)
All distributions are made pari-passu
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Based on the above proposed waterfall structure, the Limited Partners are projected to receive a five (5) year levered
IRR of ______% and multiple of ______x.
Results are on the following page and for detailed financial analysis refer to Appendix.
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Client Company Name
EXECUTIVE SUMMARY

CAPITALIZATION:
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KEY PERFORMANCE METRICS:
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Client Company Name
EXECUTIVE SUMMARY

STATIC FINANCIALS:
CASH FLOW:
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EXECUTIVE SUMMARY

BUILDING AREA AND BUDGET COST BREAKDOWN:
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MONTE CARLO SIMULATION (MCS) RESULT:
ASSUMPTIONS:
The analysis is based on the following general assumptions as outlined below:
1) Development Program The development program includes ______ apartment units with an average unit area of
approximately ______ SF. The unit breakdown is as follows: ____% are studios, ____%
are 1 bed / 1 bath, ____% are 2 bed / 2 bath and _____% are 3 bed / 3 bath.
The project also includes ______ SF of retail at the podium level. Parking provides for
____ stalls on two levels; ____ spaces at-grade and ____ spaces below-grade. The
total rentable area of the project is _______ SF, and estimated gross building area is
______ SF.
2) Project Timeline Land Acquisition and Development – First 2 Years (24 months)
Lease-Up – Year 3 (12 months)
First Fully Stabilized Period – Year 4
Reversion – Year 5
3) Development Budget The land acquisition cost is $______MM. The hard cost is estimated to be $_____/SF
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Client Company Name
EXECUTIVE SUMMARY

based on estimated gross building area. The total development cost pre-financing is
estimated to be $_____MM or $_____/SF based on estimated gross building area.
4) Rents Apartment – The weighted average monthly per square foot rent is projected to be
$_____. Based on the comparables, for-rent properties in the subject area currently
have an average monthly per square foot rent of $_____. For Q1 2015, the downtown
_________ apartment market measured an average rent of $_____ and occupancy of
_______%.
Retail – For the retail component, the analysis assumes a NNN monthly per square foot
rent of $______.
Other Income – Parking revenue of $_____ per month per unit at a pay rate of _____%,
plus a combined pet and/or cable fee of $_____ per month per unit at a pay rate of
______% are included in the analysis.
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Rents are projected to escalate at _____% per year.
5) Operating Expenses Operating expenses for the apartments stabilize at ______% of effective gross income
(“EGI”), equating to $_____ per month per unit. Operating expenses include a combined
annual property plus asset management fee _____% of EGI.
Operating expenses are projected to escalate at _____% per year and real estate taxes
escalate at _____% per year.
6) Absorption Pre-leasing is assumed to begin in Quarter 8. _____% of the units are projected to be
pre-leased. Thereafter, absorption is assumed at the rate of ____ apartment units per
quarter. Stabilized vacancy is assumed as ______%.
7) Capitalization (Cap) Rate Stabilized value for evaluation of permanent debt is determined using a cap rate of
_____%. The exit cap at reversion is assumed to be _____%.
8) Leverage The construction loan is assumed for a period of _____ months at an annual interest
rate of ____%. An operating reserve is assumed for shortfalls during the lease-up
phase.
Maximum permanent loan financing is determined as the lesser of loan amount based
on (i) loan-to-value of ______%, and (ii) debt service coverage ratio of _____x with an
annual interest rate of _____% based on a ____ year amortization period.
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Client Company Name
EXECUTIVE SUMMARY

RECOMMENDATIONS:
To further substantiate many of the key assumptions used herein, the Client is advised to explore the following steps:
(i) Conduct an in-depth review, and further value engineering, to refine and validate the development budget
based on drawings with input from the architect, project manager, and general contractor.
(ii) Conduct an apartment absorption study to ascertain current inventory level, competitive supply, absorption
trends, future demand projections, future rental and vacancy trends, and the ability of submarket to absorb
the planned project.
GENERAL METHODOLOGY:
This report includes an income-based analysis. In order to estimate the potential total return that may be generated by
the project, a reversion, or sale, of the project is assumed. The sale value is calculated by applying an exit cap rate to
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the total net operating income (NOI). Key development cost assumptions and market research information used to
conduct the financial feasibility analysis are complied from sources deemed reliable and/or provided by the Client.
REPORT CONTENT:
The financial analysis as part of this report comprises of the following components:
1. Result: Project level details such as:
a. Capitalization: Breakdown of sources and uses

b. Key Performance Metrics: Unlevered (without debt) and levered (with debt) - profit, invested equity,
multiple, and internal rate of return (IRR)
c. Cash Flow: Annual cash flows, unlevered, levered and cumulative with payback
d. Cost Breakdown: Distribution of land, hard, and soft costs
e. Static Financials: Summary of total project cost, stabilized value, and cash-on-cash yield
f. Monte Carlo Simulation (MCS)1: Estimate of probabilities for levered IRR based on a sample size of
1,000 IRR values either being less than, between, or greater than pre-defined IRR limits
2. Cash Flows: Annual and quarterly proforma cash flows, and monthly development cost distribution are
included. The annual proforma also shows the cash flows on both an unlevered and a levered basis.
3. Development Budget: Detailed budget with breakdown for each major cost category; land, hard and soft.
Further, the development budget also lists itemized costs for major cost categories.

1 Monte Carlo Simulation (MCS): The levered IRR output of the financial analysis is subjected to a simulation test. The model generates 1,000 random levered
IRR values based on the assumption that the levered IRR has a standard deviation of 20.0%. The result of the MCS is displayed on the Result page.
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Client Company Name
EXECUTIVE SUMMARY

4. Financial Highlights: Projected stabilized value, maximum permanent debt estimate, and sources and uses for
the development period.
5. Rent Roll & Comparables: Rent roll, breakdown of units by type, list of comparable rental properties, and data
on the downtown Los Angeles market-rate rental residential market.
6. Waterfall: Proposed partnership or JV structure showing equity contribution and distribution of cash flows
between prospective LP investors and the developer.
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Client Company Name
EXECUTIVE SUMMARY

BIO:
Adnan Tapia
Adnan began his real estate career in 1993 and has over a period of 20 years worked on 16+ million square feet or $2.5
billion worth of US and India focused real estate transactions across several product types including office, industrial,
retail, residential, hospitality, mixed-use, land, and life cycles in areas such as real estate private equity, financial
consulting, acquisitions, and development.
Currently, Adnan is a Principal at Ploutus Advisors; a boutique real estate investment and development advisory firm
based in Los Angeles where he helps identify, underwrite, and evaluate real estate investment and development
opportunities for investors and developers. Ploutus Advisors also facilitates and advises on cross-border US-India real
estate investment opportunities, and provides corporate real estate financial consulting services to owners and users of
real estate. At Ploutus Advisors, Adnan has helped clients with over $1.5 billion dollars in real estate projects. In
Downtown Los Angeles and other SoCal submarkets, Adnan has advised on several ground-up, and adaptive reuse,
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residential and mixed-use development projects totaling over 2,900 units.
Prior to Ploutus Advisors, Adnan co-managed the western US operations for UrbanAmerica; an institutional urban real
estate private equity firm that originated over $2.0 billion in commercial and residential transactions throughout the US.
During his tenure at UrbanAmerica, Adnan helped source, underwrite, evaluate, structure, and present to the investment
committee potential acquisition and development joint venture opportunities. He played a key role on several projects
including a $485 million acquisition of a 3.1 million square foot national office portfolio and $108 million acquisition of a
1,100-room resort hotel. Further, he also assisted senior management in the pursuit and development of strategic
business relationships as well as with internal fund operations. Prior to UrbanAmerica, Adnan worked at global real
estate services firm Cushman & Wakefield where he evaluated and structured complex transactions, and consulted on
acquisition, disposition, real estate development, corporate leasing and critical internal operation-related assignments.
Adnan has advised clients such as O’Melveny Myers, Alaska Airlines, Sempra Energy, Warner Bros., Washington
Mutual (now part of JP Morgan Chase) and City National Bank among several others. Adnan started his real estate
career in India, where he worked on over 550 acres of land transactions and 1.3 million square feet of real estate
development projects.
• Cornell University, Ithaca – Master in Engineering

• Case Western Reserve University, Cleveland – MBA in Banking and Finance
o Nominated to the Honor Society of Beta Gamma Sigma
• University of Pune, India – Bachelor in Civil Engineering
• California Real Estate Broker License
• Lecturer, UCLA Extension: Course - Real Estate Development, Construction, and Management
• Member ULI, Cornell Real Estate Council (CREC)
Specialties: Real Estate Investment, Acquisitions, Development, Private Equity, High-Net-Worth Advisory, Due
Diligence, Underwriting & Financial Modeling, Asset Management, Business Development & Transaction Origination,
Structuring & Negotiation, Joint Ventures, and Equity & Debt Financing.
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Client Company Name
EXECUTIVE SUMMARY

CONTACT:
Adnan Tapia
Principal
Ploutus Advisors, Inc. Tel: +1.424.274.3561
1875 Century Park East, Suite 700 Fax: +1.424.288.5624
Century City, CA 90067 Email: atapia@ploutusadvisors.com
DISCLAIMER:
This report is based on inputs from third parties and/or sources deemed reliable. This report and its contents are only for
informational purposes, and for use only by the intended recipient (“Client”). The information contained herein may be subject to
errors and/or omissions. The Client should not solely rely on information contained herein and is hereby advised to conduct its own
due diligence and consult with other advisors prior to making any investment decision. This analysis does not purport to be all-
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inclusive, or to contain all of the information that prospective investors, lenders, and/or other stakeholders may desire. Further, the
findings and recommendations of this report may be subject to changes due to supply, demand, cost, and/or other changes related
to the real estate product type, general macro and/or micro economic environment, and/or other parameters that are beyond the
scope of this assignment and/or control of Ploutus Advisors, Inc. It should be noted that all financial projections are provided for
general reference and informational purposes only in that they are based on assumptions relating to the general economy,
competition, and other factors beyond the control of Ploutus Advisors, Inc. and, therefore, are subject to material variation. There
may be other elements to the project not analyzed herein that have significant tax and accounting implications, in addition to other
factors that may impact the results of this report. Ploutus Advisors, Inc. urges the Client to consult with their auditors, legal and/or
tax advisors in order to fully evaluate and validate any such impact. Ploutus Advisors, Inc., and its officers, principals, owners,
representatives and/or employees (collectively, “Ploutus Advisors, Inc.”) do not make any representations, and do not provide any
guarantees and/or warranties, expressed or implied, as to the accuracy and/or completeness of the report, its financial analysis
and/or any of its contents. No independent demographic, econometric, market research, or development cost study was conducted
by Ploutus Advisors, Inc. as part of this analysis. No legal commitments and/or obligations shall arise by reason of this report or any
of its contents. This report should not be used as the sole investment decision-making tool, and is not meant to replace or substitute
an offering memorandum or private placement memorandum.
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Client Company Name
EXECUTIVE SUMMARY

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APPENDIX
DETAILED FINANCIALS
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CLIENT NAME
Property Name / Address
FINANCIAL HIGHLIGHTS
ESTIMATE OF PROFORMA STABILIZED VALUE Year 4 MAXIMUM DEBT LIMIT

Gross Potential Rent $12,384,720 Permanent Loan Terms
Less: Vacancy, Loss-to-Lease, Concessions $681,160 Interest Rate 5.000%
Plus: Other Income $133,488 Amortization Period 30 Years
Effective Gross Income (EGI) $11,837,048
Operating Expenses 33.8% $3,997,897 (i) Debt Based on Loan to Value (LTV)
Net Operating Income (NOI) - Apartments $7,839,152 Maximum LTV Percentage 70.00%
Net Operating Income (NOI) - Retail $698,649 Maximum Loan Based on LTV for Income Property $113,837,342
Net Operating Income (NOI) - Total $8,537,801
Capitalization Rate 5.25% (ii) Debt Based on Debt Coverage Ratio (DCR)
Stabilized Value of Income Property $162,624,774 Monthly NOI $711,483
Maximum DSCR 1.25
Maximum Monthly Payment (Annual NOI/DSCR/12) $569,187
Maximum Loan Based on DCR for Income Property $106,029,020
Maximum Loan = Lesser of (i) LTV Result or (ii) DCR Result

Maximum Loan for Income Property $106,029,020
SOURCES & USES - DEVELOPMENT PERIOD TOTAL Year 0 Year 1 Year 2

USES
Total Development Costs, Excluding Interest $126,359,752 $14,767,068 $40,635,153 $70,957,532
Plus: Construction Loan - Capitalized Interest $5,056,459 $0 $445,073 $4,611,386
Total Capital Costs $131,416,211 $14,767,068 $41,080,225 $75,568,918 (i)
Cash Flow from Operations

Net Operating Income (NOI) $0 $0 $0 $0
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Less: Construction Loan Interest Accrued During Operations $0 $0 $0 $0
Cash Flow from Operations After Interest $0 $0 $0 $0 (ii)
TOTAL USES $131,416,211 $14,767,068 $41,080,225 $75,568,918 (i) - (ii)
SOURCES
Construction Loan Funding
Construction Loan: Net Draws $97,356,026 $0 $26,398,495 $70,957,532
Plus: Construction Loan - Net Accrued Interest $5,056,459 $0 $445,073 $4,611,386
Net Construction Loan Funding $102,412,485 $0 $26,843,568 $75,568,918
Plus: Equity Sources $29,003,726 $14,767,068 $14,236,658 $0
Plus: Additional Equity Required $0 $0 $0 $0
Less: Positive Cash Flow After Interest - Distributed $0 $0 $0 $0
Less: Cash Proceeds from Construction Loan Takeout $0 $0 $0 $0
TOTAL SOURCES $131,416,211 $14,767,068 $41,080,225 $75,568,918
TOTAL NET PROJECT COST - INITIAL TO LEASE-UP EQUITY RECONCILIATION
Capital Costs Total Development Costs, Excluding Interest $126,359,752

Total Development Cost, Excluding Interest $126,359,752 Plus: Construction Loan - Net Accrued Interest $5,056,459
Interest Accrued During Construction $5,056,459 Total Project Cost (Capital Costs Plus Operating Reserve) $131,416,211
Total Capital Costs $131,416,211 (a) Less: Construction Loan Draws 74.1% $97,356,026
Less: Net Accrued Interest $5,056,459
Operating Reserve Equity Contribution Required $29,003,726
Operating Loss During Lease-Up $0
Interest Accrued During Operating Period $6,207,323
Interest Paid During Operating Period ($4,679,774)
Total Operating Reserve Funded by Construction Loan $1,527,549 (b)
Total Net Project Costs

Total Project Cost (Capital Costs Plus Operating Reserve) $132,943,760 (a) + (b)
Less: Positive Cash Flow After Interest $0
Net Project Cost (Through Lease-Up) $132,943,760
Appendix: Page 1
CLIENT NAME
WATERFALL / PARTNERSHIP STRUCTURE - DEVELOPER TEAM & LP INVESTOR
SUMMARY OF CONTRIBUTION & DISTRIBUTION

EQUITY Percent DISTRIBUTION Percent Percent PROFIT Percent Percent LP IRR
Development Team Equity Pro-Rata $2,900,373 10.00% $6,746,863 10.00% 9.33% $3,846,490 10.00% 8.88%
Limited Partner Equity Pro-Rata $26,103,353 90.00% $60,721,763 90.00% 83.99% $34,618,410 90.00% 79.96% 20.7%
Subtotal $29,003,726 100.00% $67,468,625 100.00% 93.32% $38,464,899 100.00% 88.85%
Development Team Promote $0 0.00% $4,828,670 6.68% $4,828,670 11.15%
Total $29,003,726 $72,297,295 100.00% $43,293,570 100.00%
PROFORMA SUMMARY Total Year 0 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7
Levered Cash Flow $43,293,570 ($14,767,068) ($14,236,658) $0 $814,411 $542,879 $70,940,005 $0 $0
Equity Invested $29,003,726 $14,767,068 $14,236,658 $0 $0 $0 $0 $0 $0
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Cash Available For Distribution $72,297,295 $0 $0 $0 $814,411 $542,879 $70,940,005 $0 $0
Multiple 2.5x
Levered Asset Level IRR 22.5%
CASH FLOW DISTRIBUTION Total Year 0 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7
Tier 1: IRR HURDLE 12.00%
Development Team Equity 10.00% ($1,476,707) ($1,423,666) $0 $81,441 $54,288 $4,679,665 $0 $0
Limited Partner Equity 90.00% ($13,290,361) ($12,812,992) $0 $732,970 $488,591 $42,116,989 $0 $0
Total 100.00% $19,150,219 ($14,767,068) ($14,236,658) $0 $814,411 $542,879 $46,796,654 $0 $0
Cash Flow For Next Tier $24,143,351 $0 $0 $0 $0 $0 $24,143,351 $0 $0
Tier 2: BALANCE SPLIT

Development Team Equity 8.00% 10.00% $0 $0 $0 $0 $0 $1,931,468 $0 $0
Limited Partner Equity 72.00% 90.00% $0 $0 $0 $0 $0 $17,383,213 $0 $0
Development Team Promote 20.00% $0 $0 $0 $0 $0 $4,828,670 $0 $0
Total 100.00% $24,143,351 $0 $0 $0 $0 $0 $24,143,351 $0 $0
Appendix: Page 2
CLIENT NAME
WATERFALL / PARTNERSHIP STRUCTURE - DEVELOPER TEAM & LP INVESTOR
SUMMARY OF CONTRIBUTION & DISTRIBUTION

EQUITY Percent DISTRIBUTION Percent Percent PROFIT Percent Percent LP IRR
Development Team Equity Pro-Rata $2,900,373 10.00% $6,746,863 10.00% 9.33% $3,846,490 10.00% 8.88%
Limited Partner Equity Pro-Rata $26,103,353 90.00% $60,721,763 90.00% 83.99% $34,618,410 90.00% 79.96% 20.7%
Subtotal $29,003,726 100.00% $67,468,625 100.00% 93.32% $38,464,899 100.00% 88.85%
Development Team Promote $0 0.00% $4,828,670 6.68% $4,828,670 11.15%
Total $29,003,726 $72,297,295 100.00% $43,293,570 100.00%
PROFORMA SUMMARY Total Year 0 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7
RESULT
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Limited Partner
Cash Flow Equity $34,618,410 ($13,290,361) ($12,812,992) $0 $732,970 $488,591 $59,500,202 $0 $0
Equity Draws $26,103,353 $13,290,361 $12,812,992 $0 $0 $0 $0 $0 $0
Distribution $60,721,763 $0 $0 $0 $732,970 $488,591 $59,500,202 $0 $0
Profit: $34,618,410 79.96%

Equity: $26,103,353 90.00%
Distribution $60,721,763 83.99%
Multiple: 2.3x
Levered IRR: 20.7% Share of Total
Development Team
Cash Flow Equity + Promote $8,675,160 ($1,476,707) ($1,423,666) $0 $81,441 $54,288 $11,439,804 $0 $0
Equity Draws $2,900,373 $1,476,707 $1,423,666 $0 $0 $0 $0 $0 $0
Equity Balance $1,476,707 $3,077,577 $3,446,887 $3,779,072 $4,178,273 $0 $0 $0
Distribution $11,575,533 $0 $0 $0 $81,441 $54,288 $11,439,804 $0 $0
Profit: $8,675,160 20.04%

Equity: $2,900,373 10.00%
Distribution $11,575,533 16.01%
Multiple: 4.0x
Levered IRR: 35.8% Share of Total
Appendix: Page 3
CLIENT NAME
RENT ROLL & COMPARABLES
RENT ROLL
Apartment Unit Pricing Number Percent of Area Per Unit Total Area Rent Per SF Monthly Rent Annual
Type of Units Total Units RSF / Unit RSF $/RSF/Month $/Unit/Month Rent
Studio Market 50 13.9% 400 20,000 $4.50 $1,800 $1,080,000
1 Bed / 1 Bath Market 100 27.8% 610 61,000 $4.10 $2,500 $3,000,000
2 Bed / 2 Bath (T1) Market 100 27.8% 775 77,500 $3.74 $2,900 $3,480,000
2 Bed / 2 Bath (T2) Market 60 16.7% 900 54,000 $3.56 $3,200 $2,304,000
3 Bed / 3 Bath Market 50 13.9% 1,250 62,500 $2.88 $3,600 $2,160,000
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Apartment - Subtotal / Average 360 100.0% 764 275,000 $3.64 $2,783 $12,024,000
Other
Retail 1 NNN 10 800 8,000 $3.50 $2,800 $336,000
Retail 2 NNN 10 900 9,000 $3.50 $3,150 $378,000
Other - Subtotal 20 17,000 $714,000
Total Rentable Area = 292,000 SF Annual Gross Rent = $12,738,000
Apartment Units By Type
50 50
60
100
100
Studio 1 Bed / 1 Bath 2 Bed / 2 Bath (T1) 2 Bed / 2 Bath (T2) 3 Bed / 3 Bath
Appendix: Page 4
CLIENT NAME
RENT ROLL & COMPARABLES
RENT COMPARABLES
Unit Type Address Property Name Unit Area SF Monthly Rent Weight * Rent / SF Proximity
1 Bed / 1 Bath (2 Beds) xxxx xxxx 689 $3,500 10.0% $5.08 0.20 Mi.
2 Bed / 2 Bath (4 Beds) 1,141 $4,000 10.0% $3.51
3 Bed / 3 Bath (6 Beds) 1,309 $5,500 10.0% $4.20
1 Bed / 1 Bath xxxx xxxx 695 $2,500 5.0% $3.60 1.20 Mi.
1 Bed / 1 Bath xxxx xxxx 773 $2,500 8.0% $3.24 1.60 Mi.
2 Bed / 2 Bath 1,027 $3,500 8.0% $3.41
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2 Bed / 2 Bath xxxx xxxx 1,125 $2,875 5.0% $2.56 0.90 Mi.
3 Bed / 2 Bath 1,535 $3,200 5.0% $2.08
Studio xxxx xxxx 450 $1,600 5.0% $3.56 0.80 Mi.
2 Bed / 2 Bath 1,200 $3,000 5.0% $2.50
2 Bed / 2 Bath 1,000 $3,000 5.0% $3.00
1 Bed / 1 Bath 700 $2,475 9.5% $3.54
Total / Avg 915 100.0% $3.49
Source: www.apartments.com as of July 2015
* Weight for each comparable is assigned based on potential tenant profile, proximity, size and quality of product
SUBMARKET - MARKET RATE RENTAL RESIDENTIAL

Item Q1 2015 Q1 2014 Item # of Units
Occupancy Rate 95.0% 95.0% Current Inventory 16,600
Rent / SF / Month $3.25 $3.00 Under Construction 7,860
Avg Rent / Month $3,185 $2,940 When Complete 24,460
Source: XYZ Co Proposed 8,810
Appendix: Page 5
CLIENT NAME
DEVELOPMENT BUDGET
ESTIMATED BUILDING GROSS AREA 365,000 SF COST

$ Amount
PRE-DEVELOPMENT COST
(1) Land / Existing Property
1 Land Value / Value of Existing Property $32.88 / SF $12,000,000
2 Real Estate Fees (Broker, Acquisition, Finder) None 0.00% $0.00 / SF $0
3 Title Policy Seller Pays 0.00% $0.00 / SF $0
4 Transfer Taxes Seller Pays 0.00% $0.00 / SF $0
5 Legal / Due Diligence 0.71% $0.23 / SF $85,000
6 Off-Site Improvements 0.28% $0.09 / SF $33,333
7 Miscellaneous Fees 0.14% $0.05 / SF $16,667
Subtotal 1.13% $33.25 / SF $12,135,000
(2) Eng Fees / Entitlement
1 Appraisal Fees $0.41 / SF $150,000
2 Demolition Cost $1.92 / SF $700,000
3 Market Study $0.27 / SF $100,000
4 Planning & Zoning Fee - PUD Approval $0.41 / SF $150,000
5 Lot Line Adjustment - Parcel Maps/Plats $0.27 / SF $100,000
6 Entitlement Consultant w/Planning & Zoning $0.00 / SF $0
7 Financial Consultant $0.07 / SF $25,000
8 Special Development Fees $0.00 / SF $0
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9 Traffic Study $0.07 / SF $25,000
10 Geotechnical Survey $0.02 / SF $7,000
11 Environmental Survey - Phase I $0.02 / SF $7,500
12 Environmental Survey - Phase II $0.02 / SF $7,500
13 ALTA Survey $0.03 / SF $10,000
14 Flood Certificate / Inspection Fee $0.00 / SF $0
15 Hazardous Material Remediation $0.00 / SF $0
Subtotal $3.51 / SF $1,282,000
PRE-DEVELOPMENT COSTS % Total: 10.6% $36.76 /SF $13,417,000
HARD COST
(1) Building
1 Foundations $19.18 / SF $7,000,000
2 Substructure (Slab on Grade; Basement Excavation; Basement Walls) $35.62 / SF $13,000,000
3 Superstructure (Floor & Roof Construction; Stair Construction) $82.19 / SF $30,000,000
4 Exterior Closure (Walls; Doors/Windows) $19.18 / SF $7,000,000
5 Roofing $2.05 / SF $750,000
6 Interior Construction (Partitions; Interior Finishes; Doors/Windows) $8.22 / SF $3,000,000
7 Elevators $2.14 / SF $780,000
8 Mechanical (Plumbing; HVAC; Fire Protection; Other) $7.40 / SF $2,700,000
9 Electrical $4.66 / SF $1,700,000
10 Equipment (Fixed/Movable Equipment; Furnishings) $1.85 / SF $675,000
Subtotal $182.48 / SF $66,605,000
(2) Parking
1 At Grade Parking 272 Stalls $15,000 / Stall = $4,080,000
2 Below Grade Parking 272 Stalls $35,000 / Stall = $9,520,000
Subtotal 544 Stalls $13,600,000
(3) Sitework
Sitework $4,500,000
(4) TIA (Retail / Commercial)
Tenant Improvement Allowance 17,000 SF x $20.00 / SF = $340,000
Subtotal $340,000
(5) Contingency
Hard Cost Contingency 10.0% $23.30 / SF $8,504,500
HARD COST - CONSTRUCTION % Total: 74.0% $256.30 /SF $93,549,500
Appendix: Page 6
CLIENT NAME
DEVELOPMENT BUDGET

$ Amount
SOFT COST
(1) Design & Consultants
1 Architect $4.11 / SF $1,500,000
2 MEP & Fire Protection $1.37 / SF $500,000
3 Structural $1.10 / SF $400,000
4 ADA $0.27 / SF $100,000
5 Surveyor $0.21 / SF $75,000
6 Civil $0.19 / SF $70,000
7 Exterior Skin $0.00 / SF $0
8 Landscaping $0.55 / SF $200,000
9 Restaurant & Kitchen $0.00 / SF $0
10 Roofing & Waterproofing $0.05 / SF $20,000
11 Swimming Pool & Equipment $0.04 / SF $15,000
12 Vertical Transportation $0.03 / SF $10,000
13 Parking $0.08 / SF $30,000
14 Acoustical $0.03 / SF $10,000
15 Audio Visual $0.01 / SF $5,000
16 Telecommunications / Data $0.04 / SF $15,000
17 Security $0.04 / SF $15,000
SAMPLE
18 Contingency 5.00% $0.41 / SF $148,250
Subtotal % of HC: 3.33% $8.53 / SF $3,113,250
(2) Miscellaneous Development Cost
1 Site Security During Construction $0.55 / SF $200,000
2 Utility Consumption $0.14 / SF $50,000
3 Drawing / Printing $0.03 / SF $10,000
4 Team Meeting / Catering $0.01 / SF $5,000
Subtotal % of HC: 0.28% $0.73 / SF $265,000
(3) Permits & Fees
1 Building Permit Fee 0.37% $0.96 / SF $349,936
2 Plan Check Fee 0.09% $0.24 / SF $87,484
3 Grading Permit 0.10% $0.26 / SF $93,316
4 Water & Sewer Tap Fees 0.00% $0.00 / SF $0
5 State Imposed Fees 0.00% $0.00 / SF $0
6 School Impact Fees 0.50% $1.28 / SF $466,582
7 Other Misc. Permits & Fees 0.25% $0.64 / SF $233,291
Subtotal % of HC: 1.32% $3.37 / SF $1,230,609
(4) Testing & Inspections
1 Soils Testing $0.05 / SF $20,000
2 Concrete Testing / Reinforcing Inspec $0.04 / SF $15,000
3 Masonry Testing / Inspection $0.04 / SF $15,000
4 Steel Testing / Inspections $0.10 / SF $35,000
5 Fireproofing Testing / Inspections $0.07 / SF $25,000
6 Building Envelope / Window Wall Testing $0.05 / SF $20,000
Subtotal % of HC: 0.14% $0.36 / SF $130,000
(5) Legal & Accounting
1 Due Diligence / Purchase Agreement $0.14 / SF $50,000
2 Development / Construction Agreement $0.08 / SF $30,000
3 Consultant / Broker Agrmt / CC&Rs $0.08 / SF $30,000
4 Real Estate Tax Consultant / Audits / Accounting $0.05 / SF $20,000
5 Miscellaneous $0.01 / SF $5,000
Subtotal % of HC: 0.14% $0.37 / SF $135,000
Appendix: Page 7
CLIENT NAME
DEVELOPMENT BUDGET

$ Amount
(6) Insurance During Construction

1 Builders Risk Insurance (Hard Cost) Based on HC $0.30 /$100/Yr x 24 Mths $561,297
2 Builders Risk Insurance (Soft Cost) Based on SC $0.35 /$100/Yr x 24 Mths $36,552
3 General Liablility Wrap-up Policy % of HC 1.50% $1,403,243
4 Earthquake Insurance % of HC 0.00% $0
5 Professional Insurance - e.g.: CPPIC $50,000
6 Commercial Umbrella w/Constructn $0
7 Force Majeure w/Owner $0
Subtotal % of HC: 2.19% $5.62 / SF $2,051,091
(7) Taxes During Construction
1 Property Taxes 1.25% $1.58 / SF $577,728
2 Sales Tax w/Constructn $0.00 / SF $0
Subtotal % of HC: 0.62% $1.58 / SF $577,728
(8) Marketing / Leasing Office
1 Leasing Office (Staff/Equip/Furn/Trailer) $0.14 / SF $50,000
2 Model Room Construction $0.21 / SF $75,000
3 Model Room Furniture $0.07 / SF $25,000
4 Marketing (Print/Media Advt/PR) $0.14 / SF $50,000
SAMPLE
5 Leasing Commissions (Retail/Commercial) 4.00% 60 Mths $0.39 / SF $142,800
6 Other $0.01 / SF $5,000
Subtotal % of HC: 0.37% $0.95 / SF $347,800
(9) Developer, Contractor, PM Fees & Escalations
1 Developer / Contractor Fee 6.0% $15.38 / SF $5,612,970
2 Project Management Fee (Hard Cost, Net of Contingency) 2.0% $4.66 / SF $1,700,900
3 Escalations 3.3% $9.06 / SF $3,305,416
Subtotal % of HC: 11.35% $29.09 / SF $10,619,286
(10) Soft Cost Contingency
Soft Cost Contingency 5.0% $2.53 / SF $923,488
SOFT COST % Total: 15.3% $53.13 /SF $19,393,252
TOTAL COST, PRE-FINANCING 100.0% $346.19 /SF $126,359,752
Appendix: Page 8
CLIENT NAME
PROFORMA
ANNUAL CASH FLOW TOTAL Year 0 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7
DEVELOPMENT PERIOD LEASE-UP OPERATING PERIOD
Stabilized Sale
DEVELOPMENT COST
Pre-Development Cost $13,417,000 $13,417,000 $0 $0 $0 $0 $0 $0 $0
Hard Cost $93,549,500 $7,800 $35,201,923 $58,339,776 $0 $0 $0 $0 $0
Soft Cost $19,393,252 $1,342,268 $5,433,229 $12,617,755 $0 $0 $0 $0 $0
Development Cost, Excluding Construction Loan Interest and Operating Reserves $126,359,752 $14,767,068 $40,635,153 $70,957,532 $0 $0 $0 $0 $0
OPERATING CASH FLOW Yr 5 Onwards Yr 4 - $/SF/Mo Yr 1-7 Total

Gross Potential Revenue 3.00% $3.53 $63,837,049 $0 $0 $0 $12,024,000 $12,384,720 $12,756,262 $13,138,949 $13,533,118
Less: Loss-to-Lease 0.25% $0.00 $98,571 $0 $0 $0 $0 $0 $31,891 $32,847 $33,833
Less: Vacancy 5.00% $0.18 $5,897,252 $0 $0 $0 $3,306,600 $619,236 $637,813 $656,947 $676,656
SAMPLE
Less: Concessions, Allowance, Bad Debt 0.50% $0.02 $319,185 $0 $0 $0 $60,120 $61,924 $63,781 $65,695 $67,666
Effective Rental Income $3.34 $57,522,040 $0 $0 $0 $8,657,280 $11,703,560 $12,022,777 $12,383,460 $12,754,964
Other Income 3.00% $0.04 $665,384 $0 $0 $0 $106,920 $133,488 $137,493 $141,617 $145,866
Effective Gross Income (EGI) $3.38 $58,187,424 $0 $0 $0 $8,764,200 $11,837,048 $12,160,269 $12,525,077 $12,900,830
Operating Expenses 3.00% $1.14 $20,513,374 $0 $0 $0 $3,787,665 $3,997,897 $4,117,834 $4,241,369 $4,368,610
Net Operating Income - Apartments $2.24 $37,674,051 $0 $0 $0 $4,976,535 $7,839,152 $8,042,436 $8,283,709 $8,532,220
Net Other Income - Retail 3.00% $0.20 $3,440,537 $0 $0 $0 $517,650 $698,649 $719,608 $741,197 $763,433
Net Operating Income (NOI) $2.44 $41,114,587 $0 $0 $0 $5,494,185 $8,537,801 $8,762,044 $9,024,905 $9,295,652
Less: Construction Interest Paid During Operations $4,679,774 $0 $0 $0 $4,679,774 $0 $0 $0 $0
Less: Annual Debt Service $13,391,342 $0 $0 $0 $0 $6,695,671 $6,695,671 $0 $0
Plus: Operating Reserve Funded by Construction Loan $0 $0 $0 $0 $0 $0 $0 $0 $0
Levered Cash Flow Before Tax - From Operations $4,722,914 $0 $0 $0 $814,411 $1,842,130 $2,066,373 $0 $0
Cash-on-Cash Yield 2.8% 6.4% 7.1%
EQUITY
Equity - Initial ($29,003,726) ($14,767,068) ($14,236,658) $0 $0 $0 $0 $0 $0
Equity - Additional Required $0 $0 $0 $0 $0 $0 $0 $0 $0
Equity - Initial and Additional Required ($29,003,726) ($14,767,068) ($14,236,658) $0 $0 $0 $0 $0 $0
CONSTRUCTION LOAN
Loan Draw - Net Funded $97,356,026 $0 $26,398,495 $70,957,532 $0 $0 $0 $0 $0
Interest Accrued - Net $6,584,008 $0 $445,073 $4,611,386 $1,527,549 $0 $0 $0 $0
Construction Loan Ending Balance $103,940,035 $0 $26,843,568 $102,412,485 $103,940,035 $0 $0 $0 $0
Net Cash Flow After Debt $814,411 $0 $0 $0 $814,411 $0 $0 $0 $0
Appendix: Page 9
CLIENT NAME
PROFORMA
ANNUAL CASH FLOW TOTAL Year 0 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7
DEVELOPMENT PERIOD LEASE-UP OPERATING PERIOD
Stabilized Sale
PERMANENT FINANCING Month Start 0 0 0 0 1 13 0 0

Max Loan Amount Per Stabilized Value $106,029,020 Month End 0 0 0 0 12 24 0 0
Construction Loan Ending Balance $103,940,035 Loan Draw $103,940,035 $0 $0 $0 $0 $103,940,035 $0 $0 $0
Permanent Loan Amount * $103,940,035 Loan Fees $1,299,250 $0 $0 $0 $0 $1,299,250 $0 $0 $0
* Minimum of Max Loan & Construction Loan Ending Bal. Debt Service / Year $13,391,342 $0 $0 $0 $0 $6,695,671 $6,695,671 $0 $0
Debt Service / Month $0 $0 $0 $0 $557,973 $557,973 $0 $0
Proceeds from Construction Takeout $0 Opening Loan Balance $0 $0 $0 $0 $103,940,035 $102,406,539 $0 $0
Interest Paid / Year $10,245,895 $0 $0 $0 $0 $5,162,176 $5,083,719 $0 $0
Interest Rate 5.00% Principal Paid / Year $3,145,447 $0 $0 $0 $0 $1,533,495 $1,611,952 $0 $0
Amortization 30.00 Yrs Closing Loan Balance $0 $0 $0 $0 $102,406,539 $100,794,588 $0 $0
SAMPLE
Loan Fees 1.25% Loan Payoff $100,794,588 $0 $0 $0 $0 $0 $100,794,588 $0 $0
Financing - Beginning of Year 4 Cash Proceeds from Refinancing $0 $0 $0 $0 $0 $0 $0 $0 $0
Debt Service Coverage 1.29x na na na 1.28x 1.31x na na
Debt Yield Ratio 8.4% na na 8.3% 8.6% na na
REVERSION Sale In Exit Cap Rate Price Per Unit

Sale Price Year 5 5.00% $501,384 $180,498,106 $0 $0 $0 $180,498,106 $0 $0
Less: Cost of Sale 6.00% $10,829,886 $0 $0 $0 $10,829,886 $0 $0
Adjusted Sale Price $169,668,220 $0 $0 $0 $169,668,220 $0 $0
Less: Loan Payoff / Remaining Mortgage Balance $100,794,588 $0 $0 $0 $100,794,588 $0 $0
Levered Cash Flow Before Tax - From Sale $68,873,632 $0 $0 $0 $68,873,632 $0 $0
Unlevered Cash Flow $66,102,497 ($14,767,068) ($40,635,153) ($70,957,532) $5,494,185 $8,537,801 $178,430,264 $0 $0
Levered Cash Flow $43,293,570 ($14,767,068) ($14,236,658) $0 $814,411 $542,879 $70,940,005 $0 $0
Appendix: Page 10
CLIENT NAME
PROFORMA
QUARTERLY CASH FLOW
Time 0 Quarter 1 Quarter 2 Quarter 3 Quarter 4 Quarter 5 Quarter 6 Quarter 7 Quarter 8
Year 1 Year 1 Year 1 Year 1 Year 2 Year 2 Year 2 Year 2
PRE-DEV DEVELOPMENT
DEVELOPMENT COSTS TOTAL
Land / Existing Property $12,135,000 $12,135,000 $0 $0 $0 $0 $0 $0 $0 $0
Eng Fees / Entitlement $1,282,000 $1,282,000 $0 $0 $0 $0 $0 $0 $0 $0
PRE-DEVELOPMENT COSTS $13,417,000 $13,417,000 $0 $0 $0 $0 $0 $0 $0 $0
Building $66,605,000 $0 $173,147 $647,126 $2,930,089 $11,056,738 $23,782,688 $19,506,141 $6,864,035 $1,645,036
Parking $13,600,000 $0 $5,036,023 $8,563,977 $0 $0 $0 $0 $0 $0
SAMPLE
Sitework $4,500,000 $0 $4,500,000 $0 $0 $0 $0 $0 $0 $0
TIA (Retail / Commercial) $340,000 $0 $0 $0 $0 $0 $0 $0 $34,144 $305,856
Contingency $8,504,500 $7,800 $27,047 $119,147 $495,488 $1,653,141 $3,026,751 $2,211,837 $769,626 $193,663
HARD COST - CONSTRUCTION $93,549,500 $7,800 $9,736,218 $9,330,249 $3,425,577 $12,709,879 $26,809,439 $21,717,978 $7,667,805 $2,144,555
Design & Consultants $3,113,250 $2,426 $9,629 $41,605 $174,702 $591,878 $1,108,554 $825,041 $287,619 $71,796
Miscellaneous Development Cost $265,000 $8,646 $25,959 $26,500 $28,713 $35,519 $43,595 $38,804 $30,325 $26,939
Permits & Fees $1,230,609 $1,230,609 $0 $0 $0 $0 $0 $0 $0 $0
Testing & Inspections $130,000 $10,000 $10,244 $1,730 $11,467 $31,213 $17,678 $10,631 $30,504 $6,535
Legal & Accounting $135,000 $80,000 $3,125 $3,125 $3,125 $3,125 $3,125 $18,125 $18,125 $3,125
Insurance During Construction $2,051,091 $0 $256,386 $256,386 $256,386 $256,386 $256,386 $256,386 $256,386 $256,386
Taxes During Construction $577,728 $0 $72,216 $72,216 $72,216 $72,216 $72,216 $72,216 $72,216 $72,216
Marketing / Leasing Office $347,800 $0 $625 $625 $625 $625 $86,325 $86,325 $86,325 $86,325
Developer, Contractor, PM Fees & Escalations $10,619,286 $9,740 $33,773 $148,774 $618,700 $2,064,222 $3,779,403 $2,761,847 $961,007 $241,820
Soft Cost Contingency $923,488 $847 $2,937 $12,938 $53,804 $179,512 $328,669 $240,179 $83,572 $21,029
SOFT COST $19,393,252 $1,342,268 $414,895 $563,900 $1,219,738 $3,234,696 $5,695,951 $4,309,554 $1,826,079 $786,172
TOTAL COST, PRE-FINANCING , EXCLUDING CONSTRUCTION

$126,359,752 $14,767,068 $10,151,113 $9,894,150 $4,645,315 $15,944,574 $32,505,390 $26,027,532 $9,493,883 $2,930,726
LOAN INTEREST AND OPERATING RESERVES
Appendix: Page 11
CLIENT NAME
PROFORMA
QUARTERLY CASH FLOW
Quarter 9 Quarter 10 Quarter 11 Quarter 12 Quarter 13 Quarter 14 Quarter 15 Quarter 16
LEASE-UP FIRST STABILIZED YEAR
DEVELOPMENT COSTS TOTAL
Land / Existing Property $12,135,000 $0 $0 $0 $0 $0 $0 $0 $0
Eng Fees / Entitlement $1,282,000 $0 $0 $0 $0 $0 $0 $0 $0
PRE-DEVELOPMENT COSTS $13,417,000 $0 $0 $0 $0 $0 $0 $0 $0
Building $66,605,000 $0 $0 $0 $0 $0 $0 $0 $0
Parking $13,600,000 $0 $0 $0 $0 $0 $0 $0 $0
SAMPLE
Sitework $4,500,000 $0 $0 $0 $0 $0 $0 $0 $0
TIA (Retail / Commercial) $340,000 $0 $0 $0 $0 $0 $0 $0 $0
Contingency $8,504,500 $0 $0 $0 $0 $0 $0 $0 $0
HARD COST - CONSTRUCTION $93,549,500 $0 $0 $0 $0 $0 $0 $0 $0
Design & Consultants $3,113,250 $0 $0 $0 $0 $0 $0 $0 $0

Miscellaneous Development Cost $265,000 $0 $0 $0 $0 $0 $0 $0 $0
Permits & Fees $1,230,609 $0 $0 $0 $0 $0 $0 $0 $0
Testing & Inspections $130,000 $0 $0 $0 $0 $0 $0 $0 $0
Legal & Accounting $135,000 $0 $0 $0 $0 $0 $0 $0 $0
Insurance During Construction $2,051,091 $0 $0 $0 $0 $0 $0 $0 $0
Taxes During Construction $577,728 $0 $0 $0 $0 $0 $0 $0 $0
Marketing / Leasing Office $347,800 $0 $0 $0 $0 $0 $0 $0 $0
Developer, Contractor, PM Fees & Escalations $10,619,286 $0 $0 $0 $0 $0 $0 $0 $0
Soft Cost Contingency $923,488 $0 $0 $0 $0 $0 $0 $0 $0
SOFT COST $19,393,252 $0 $0 $0 $0 $0 $0 $0 $0
TOTAL COST, PRE-FINANCING , EXCLUDING CONSTRUCTION

$126,359,752 $0 $0 $0 $0 $0 $0 $0 $0
LOAN INTEREST AND OPERATING RESERVES
Appendix: Page 12
CLIENT NAME
PROFORMA
QUARTERLY CASH FLOW
PRE-DEV DEVELOPMENT
OPERATING INCOME / (LOSS)
Total Number of Apartment Units 360 Units PreLease Start: Quarter 8 Pre Leasing
Apartments Leased Per Quarter 108 # PreLd Occ at Open: 30.00% 0 0 0 0 0 0 0 108
Cumulative Apartments Leased 84 Units/Qtr To Stabilization: 3 Quarters 0 0 0 0 0 0 0 108
Vacancy Due to Lease-Up (% of Gross Potential) - (Qtr-to-Qtr Avg) 85.0%
SAMPLE
Stabilized Vacancy (% of Gross Potential) 5.00% 0.0%
Overall Apartment Vacancy Rate (% of Gross Potential) 85.0%
Gross Potential Revenue

Gross Annual Rent Escalation
Less: Loss-to-Lease
Loss-to-Lease as % of Gross Potential Rent
Less: Vacancy
Vacancy as % of Gross Potential Rent
Less: Concessions, Allowance, Bad Debt
Other as % of Gross Potential Rent
Effective Rental Income
Other Income
Pet Fee & Cable Income $25.00/Mo Pay Rate = 30.00%
Parking Income $75.00/Mo Pay Rate = 30.00%
Miscellaneous Income
Other Income
Effective Gross Income (EGI)
Appendix: Page 13
CLIENT NAME
PROFORMA
QUARTERLY CASH FLOW
OPERATING INCOME / (LOSS)
Total Number of Apartment Units 360 Units PreLease Start: Quarter 8

Apartments Leased Per Quarter 108 # PreLd Occ at Open: 30.00% 84 84 84 0 0 0 0 0
Cumulative Apartments Leased 84 Units/Qtr To Stabilization: 3 Quarters 192 276 360 360 360 360 360 360
Vacancy Due to Lease-Up (% of Gross Potential) - (Qtr-to-Qtr Avg) 58.3% 35.0% 11.7% 0.0% 0.0% 0.0% 0.0% 0.0%
SAMPLE
Stabilized Vacancy (% of Gross Potential) 5.00% 0.0% 0.0% 0.0% 5.0% 5.0% 5.0% 5.0% 5.0%
Overall Apartment Vacancy Rate (% of Gross Potential) 58.3% 35.0% 11.7% 5.0% 5.0% 5.0% 5.0% 5.0%
Gross Potential Revenue $3,006,000 $3,006,000 $3,006,000 $3,006,000 $3,096,180 $3,096,180 $3,096,180 $3,096,180
Gross Annual Rent Escalation 0.00% 0.00% 0.00% 3.00% 0.00% 0.00% 0.00%
Less: Loss-to-Lease $0 $0 $0 $0 $0 $0 $0 $0
Loss-to-Lease as % of Gross Potential Rent 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00% 0.00%
Less: Vacancy $1,753,500 $1,052,100 $350,700 $150,300 $154,809 $154,809 $154,809 $154,809
Vacancy as % of Gross Potential Rent 58.3% 35.0% 11.7% 5.0% 5.0% 5.0% 5.0% 5.0%
Less: Concessions, Allowance, Bad Debt $15,030 $15,030 $15,030 $15,030 $15,481 $15,481 $15,481 $15,481
Other as % of Gross Potential Rent 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50% 0.50%
Effective Rental Income $1,237,470 $1,938,870 $2,640,270 $2,840,670 $2,925,890 $2,925,890 $2,925,890 $2,925,890
Other Income
Pet Fee & Cable Income $25.00/Mo Pay Rate = 30.00% $4,320 $6,210 $8,100 $8,100 $8,343 $8,343 $8,343 $8,343
Parking Income $75.00/Mo Pay Rate = 30.00% $12,960 $18,630 $24,300 $24,300 $25,029 $25,029 $25,029 $25,029
Miscellaneous Income $0 $0 $0 $0 $0 $0 $0 $0
Other Income $17,280 $24,840 $32,400 $32,400 $33,372 $33,372 $33,372 $33,372
Effective Gross Income (EGI) $1,254,750 $1,963,710 $2,672,670 $2,873,070 $2,959,262 $2,959,262 $2,959,262 $2,959,262
Appendix: Page 14
CLIENT NAME
PROFORMA
QUARTERLY CASH FLOW
PRE-DEV DEVELOPMENT
Operating Expenses
Controllable Expenses
Payroll $1,300 / Unit / Year
R&M $200 / Unit / Year
Turnover $210 / Unit / Year
Recreational Amenities $100 / Unit / Year
Contracts & Landscaping $1,250 / Unit / Year
Leasing / Marketing $200 / Unit / Year
SAMPLE
Admin (Office, Other G&A) $250 / Unit / Year
Utilities $600 / Unit / Year
Controllable - Subtotal
Non-Controllable
Real Estate Taxes 1.250% of Project Cost
Insurance - Property $800 / Unit / Year
Management Fees 4.00% of EGI - (Property + Asset Management)
Reserves $250 / Unit / Year
Non-Controllable - Subtotal
Total Operating Expenses
Operating Expenses as % of EGI
Net Operating Income (NOI) - Apartments
Other Income (NNN) - Retail
Retail Vacancy Rate
Net Income - Retail
Net Operating Income (NOI)
Net Cash Flow Before Debt - Initial to Stabilization ($14,767,068) ($10,151,113) ($9,894,150) ($4,645,315) ($15,944,574) ($32,505,390) ($26,027,532) ($9,493,883) ($2,930,726)
Appendix: Page 15
CLIENT NAME
PROFORMA
QUARTERLY CASH FLOW
Operating Expenses
Controllable Expenses
Payroll $1,300 / Unit / Year $117,000 $117,000 $117,000 $117,000 $120,510 $120,510 $120,510 $120,510
R&M $200 / Unit / Year $18,000 $18,000 $18,000 $18,000 $18,540 $18,540 $18,540 $18,540
Turnover $210 / Unit / Year $18,900 $18,900 $18,900 $18,900 $19,467 $19,467 $19,467 $19,467
Recreational Amenities $100 / Unit / Year $9,000 $9,000 $9,000 $9,000 $9,270 $9,270 $9,270 $9,270
Contracts & Landscaping $1,250 / Unit / Year $112,500 $112,500 $112,500 $112,500 $115,875 $115,875 $115,875 $115,875
Leasing / Marketing $200 / Unit / Year $18,000 $18,000 $18,000 $18,000 $18,540 $18,540 $18,540 $18,540
SAMPLE
Admin (Office, Other G&A) $250 / Unit / Year $22,500 $22,500 $22,500 $22,500 $23,175 $23,175 $23,175 $23,175
Utilities $600 / Unit / Year $54,000 $54,000 $54,000 $54,000 $55,620 $55,620 $55,620 $55,620
Controllable - Subtotal $369,900 $369,900 $369,900 $369,900 $380,997 $380,997 $380,997 $380,997
Non-Controllable
Real Estate Taxes 1.250% of Project Cost $394,874 $394,874 $394,874 $394,874 $402,772 $402,772 $402,772 $402,772
Insurance - Property $800 / Unit / Year $72,000 $72,000 $72,000 $72,000 $74,160 $74,160 $74,160 $74,160
Management Fees 4.00% of EGI - (Property + Asset Management) $50,190 $78,548 $106,907 $114,923 $118,370 $118,370 $118,370 $118,370
Reserves $250 / Unit / Year $22,500 $22,500 $22,500 $22,500 $23,175 $23,175 $23,175 $23,175
Non-Controllable - Subtotal $539,564 $567,923 $596,281 $604,297 $618,477 $618,477 $618,477 $618,477
Total Operating Expenses $909,464 $937,823 $966,181 $974,197 $999,474 $999,474 $999,474 $999,474
Operating Expenses as % of EGI 72.5% 47.8% 36.2% 33.9% 33.8% 33.8% 33.8% 33.8%
Net Operating Income (NOI) - Apartments $345,286 $1,025,887 $1,706,489 $1,898,873 $1,959,788 $1,959,788 $1,959,788 $1,959,788
Other Income (NNN) - Retail $178,500 $178,500 $178,500 $178,500 $183,855 $183,855 $183,855 $183,855
Retail Vacancy Rate 58.3% 35.0% 11.7% 5.0% 5.0% 5.0% 5.0% 5.0%
Net Income - Retail $74,375 $116,025 $157,675 $169,575 $174,662 $174,662 $174,662 $174,662
Net Operating Income (NOI) $419,661 $1,141,912 $1,864,164 $2,068,448 $2,134,450 $2,134,450 $2,134,450 $2,134,450
Net Cash Flow Before Debt - Initial to Stabilization $419,661 $1,141,912 $1,864,164 $2,068,448 $2,134,450 $2,134,450 $2,134,450 $2,134,450
Appendix: Page 16
CLIENT NAME
PROFORMA
QUARTERLY CASH FLOW
PRE-DEV DEVELOPMENT
TOTAL
A] Estimated Construction Interest
Max Construction Loan Estimate $106,029,020
Construction Interest - Annual Rate 6.00%
Construction Period 24 Months
Average Draw 60.00%
Est. Construction Loan Interest $7,634,089
Total Project Cost (Before Operating Reserve) (a) $133,993,842
SAMPLE
B] Estimated Operating Reserve (During Lease-Up)
Lease-Up Period (Months until Stabilization) 9 Months
Estimated EGI During Lease-Up $6,573,150
Estimated OpEx During Lease-Up $2,840,749
NOI During Lease-Up $3,732,401 (i)
Est. Construction Interest During Lease-Up $4,771,306 (ii)
Operating Reserve Required (During Lease-Up) (b) = (ii)-(i) $1,038,905
Estimated Total Project Costs (a) + (b) $135,032,746
Maximum Loan Balance $106,029,020
Equity Required $29,003,726 $14,767,068 $10,151,113 $4,085,545 $0 $0 $0 $0 $0 $0
C] Construction Loan Account and Interest Calculation

Beginning Balance (i) $0 $0 $5,852,170 $10,620,107 $26,843,568 $59,995,401 $87,118,071 $97,989,930
(a) Loan Draw & Releases
Construction Draw - Initial Request (ii) $97,356,026 $0 $0 $5,808,605 $4,645,315 $15,944,574 $32,505,390 $26,027,532 $9,493,883 $2,930,726
Operating Deficit (iii) $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Trial Balance (i)+(ii)+(iii) = (iv) $103,940,035 $0 $0 $5,808,605 $10,497,485 $26,564,682 $59,348,957 $86,022,933 $96,611,954 $100,920,656
Additional Equity Required (v) $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Construction Draw - Net Funded (iv)+(v)-(i) = $97,356,026 $0 $0 $5,808,605 $4,645,315 $15,944,574 $32,505,390 $26,027,532 $9,493,883 $2,930,726
Ending Balance Before Interest (iv) + (v) = (vi) $0 $0 $5,808,605 $10,497,485 $26,564,682 $59,348,957 $86,022,933 $96,611,954 $100,920,656
Avg Loan Balance Before Interest [(i)+(vi)] / 2 = (vii) $0 $0 $2,904,303 $8,174,827 $18,592,395 $43,096,262 $73,009,167 $91,865,013 $99,455,293
(b) Total Construction Loan Interest 6.00% $0 $0 $43,565 $122,622 $278,886 $646,444 $1,095,138 $1,377,975 $1,491,829
Interest Accrued During Construction Period (viii) $5,056,459 $0 $0 $43,565 $122,622 $278,886 $646,444 $1,095,138 $1,377,975 $1,491,829
Interest Accrued During Operating Period (ix) $6,207,323 $0 $0 $0 $0 $0 $0 $0 $0 $0
Interest Paid from Operations (x) ($4,679,774) $0 $0 $0 $0 $0 $0 $0 $0 $0
Trial Ending Balance (vi)+(viii)+(ix)+(x) = (xi) $103,940,035 $0 $0 $5,852,170 $10,620,107 $26,843,568 $59,995,401 $87,118,071 $97,989,930 $102,412,485
Additional Equity Required (xii) $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Interest Accrued - Net (viii)+(ix)+(x)+(xii) = (xiii) $6,584,008 $0 $0 $43,565 $122,622 $278,886 $646,444 $1,095,138 $1,377,975 $1,491,829
Ending Balance (xi)+(xii) = (xiv) $103,940,035 $0 $0 $5,852,170 $10,620,107 $26,843,568 $59,995,401 $87,118,071 $97,989,930 $102,412,485
Total Additional Equity Required (v)+(xii) = (xv) $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Net Cash Flow After Debt (Year 1 to Year 3) $814,411 $0 $0 $0 $0 $0 $0 $0 $0 $0
Appendix: Page 17
CLIENT NAME
PROFORMA
QUARTERLY CASH FLOW
TOTAL
A] Estimated Construction Interest
Max Construction Loan Estimate $106,029,020
Construction Interest - Annual Rate 6.00%
Construction Period 24 Months
Average Draw 60.00%
Est. Construction Loan Interest $7,634,089
Total Project Cost (Before Operating Reserve) (a) $133,993,842
SAMPLE
B] Estimated Operating Reserve (During Lease-Up)
Lease-Up Period (Months until Stabilization) 9 Months
Estimated EGI During Lease-Up $6,573,150
Estimated OpEx During Lease-Up $2,840,749
NOI During Lease-Up $3,732,401 (i)
Est. Construction Interest During Lease-Up $4,771,306 (ii)
Operating Reserve Required (During Lease-Up) (b) = (ii)-(i) $1,038,905
Estimated Total Project Costs (a) + (b) $135,032,746
Maximum Loan Balance $106,029,020
Equity Required $29,003,726 $0 $0 $0 $0
C] Construction Loan Account and Interest Calculation

Beginning Balance (i) $102,412,485 $103,529,012 $103,940,035 $103,940,035 Notes: Construction Loan Account and Interest Calculation
(a) Loan Draw & Releases
(i) Construction Draws are provided by the lender as construction
Construction Draw - Initial Request (ii) $97,356,026 $0 $0 $0 $0 progresses. In the event that the draw request, together with the
Operating Deficit (iii) $0 $0 $0 $0 $0 carried balance of the construction loan, exceeds the maximum
Trial Balance (i)+(ii)+(iii) = (iv) $103,940,035 $102,412,485 $103,529,012 $103,940,035 $103,940,035 draw limit, then additional equity is required to maintain the
Additional Equity Required (v) $0 $0 $0 $0 $0 construction loan balance at the maximum draw limit. The net
construction draw amount is the amount borrowed after
Construction Draw - Net Funded (iv)+(v)-(i) = $97,356,026 $0 $0 $0 $0
additional equity is contributed, if any. Also note that any
Ending Balance Before Interest (iv) + (v) = (vi) $102,412,485 $103,529,012 $103,940,035 $103,940,035 operating deficits that need to be funded by the lender are
requested and included as part of the draw.
Avg Loan Balance Before Interest [(i)+(vi)] / 2 = (vii) $102,412,485 $103,529,012 $103,940,035 $103,940,035
(ii) Accrued interest is added to the overall balance of the
(b) Total Construction Loan Interest 6.00% $1,536,187 $1,552,935 $1,559,101 $1,559,101 construction loan. In the event that the accrued interest, together
Interest Accrued During Construction Period (viii) $5,056,459 $0 $0 $0 $0 with the carried balance of the construction loan, exceeds the
Interest Accrued During Operating Period (ix) $6,207,323 $1,536,187 $1,552,935 $1,559,101 $1,559,101 maximum draw limit, then additional equity is required to maintain
Interest Paid from Operations (x) ($4,679,774) ($419,661) ($1,141,912) ($1,559,101) ($1,559,101) the construction loan balance at the maximum draw limit. The net
Trial Ending Balance (vi)+(viii)+(ix)+(x) = (xi) $103,940,035 $103,529,012 $103,940,035 $103,940,035 $103,940,035 accrued interest amount is the amount accrued after additional
equity is contributed, if any.
Additional Equity Required (xii) $0 $0 $0 $0 $0
Interest Accrued - Net (viii)+(ix)+(x)+(xii) = (xiii) $6,584,008 $1,116,527 $411,023 $0 $0
Ending Balance (xi)+(xii) = (xiv) $103,940,035 $103,529,012 $103,940,035 $103,940,035 $103,940,035
Total Additional Equity Required (v)+(xii) = (xv) $0 $0 $0 $0 $0
Net Cash Flow After Debt (Year 1 to Year 3) $814,411 $0 $0 $305,063 $509,347
Appendix: Page 18
CLIENT NAME
MONTHLY BUDGET
MONTHLY CASH FLOW - DEVELOPMENT BUDGET Total
TOTAL Month 0 Month 1 Month 2 Month 3 Month 4 Month 5 Month 6
1 1 Land Value / Value of Existing Property $12,000,000 $12,000,000 $0 $0 $0 $0 $0 $0
2 2 Real Estate Fees (Broker, Acquisition, Finder) None $0 $0 $0 $0 $0 $0 $0 $0
3 3 Title Policy Seller Pays $0 $0 $0 $0 $0 $0 $0 $0
5 4 Transfer Taxes Seller Pays $0 $0 $0 $0 $0 $0 $0 $0
7 5 Legal / Due Diligence $85,000 $85,000 $0 $0 $0 $0 $0 $0
8 6 Off-Site Improvements $33,333 $33,333 $0 $0 $0 $0 $0 $0
9 7 Miscellaneous Fees $16,667 $16,667 $0 $0 $0 $0 $0 $0
10 Subtotal $12,135,000 $12,135,000 $0 $0 $0 $0 $0 $0
11
12 (2) Eng Fees / Entitlement
13 1 Appraisal Fees $150,000 $150,000 $0 $0 $0 $0 $0 $0
14 2 Demolition Cost $700,000 $700,000 $0 $0 $0 $0 $0 $0
15 3 Market Study $100,000 $100,000 $0 $0 $0 $0 $0 $0
16 4 Planning & Zoning Fee - PUD Approval $150,000 $150,000 $0 $0 $0 $0 $0 $0
17 5 Lot Line Adjustment - Parcel Maps/Plats $100,000 $100,000 $0 $0 $0 $0 $0 $0
18 6 Entitlement Consultant w/Planning & Zoning $0 $0 $0 $0 $0 $0 $0 $0
19 7 Financial Consultant $25,000 $25,000 $0 $0 $0 $0 $0 $0
20 8 Special Development Fees $0 $0 $0 $0 $0 $0 $0 $0
21 9 Traffic Study $25,000 $25,000 $0 $0 $0 $0 $0 $0
22 10 Geotechnical Survey $7,000 $7,000 $0 $0 $0 $0 $0 $0
23 11 Environmental Survey - Phase I $7,500 $7,500 $0 $0 $0 $0 $0 $0
24 12 Environmental Survey - Phase II $7,500 $7,500 $0 $0 $0 $0 $0 $0
25 13 ALTA Survey $10,000 $10,000 $0 $0 $0 $0 $0 $0
26 14 Flood Certificate / Inspection Fee $0 $0 $0 $0 $0 $0 $0 $0
27 15 Hazardous Material Remediation $0 $0 $0 $0 $0 $0 $0 $0
28 Subtotal $1,282,000 $1,282,000 $0 $0 $0 $0 $0 $0
29
30 PRE-DEVELOPMENT COSTS $13,417,000 $13,417,000 $0 $0 $0 $0 $0 $0
31
32 HARD COST
33
34 (1) Building
## 1 Foundations $7,000,000 $0 $6,420 $4,391 $7,386 $12,410 $20,812 $34,789
SAMPLE
2 Substructure (Slab on Grade; Basement Excavation; Basement Walls) $13,000,000 $0 $11,923 $8,155 $13,717 $23,048 $38,651 $64,608
3 Superstructure (Floor & Roof Construction; Stair Construction) $30,000,000 $0 $27,516 $18,818 $31,655 $53,187 $89,193 $149,096
4 Exterior Closure (Walls; Doors/Windows) $7,000,000 $0 $6,420 $4,391 $7,386 $12,410 $20,812 $34,789
5 Roofing $750,000 $0 $688 $470 $791 $1,330 $2,230 $3,727
6 Interior Construction (Partitions; Interior Finishes; Doors/Windows) $3,000,000 $0 $2,752 $1,882 $3,165 $5,319 $8,919 $14,910
7 Elevators $780,000 $0 $715 $489 $823 $1,383 $2,319 $3,876
8 Mechanical (Plumbing; HVAC; Fire Protection; Other) $2,700,000 $0 $2,476 $1,694 $2,849 $4,787 $8,027 $13,419
9 Electrical $1,700,000 $0 $1,559 $1,066 $1,794 $3,014 $5,054 $8,449
10 Equipment (Fixed/Movable Equipment; Furnishings) $675,000 $0 $619 $423 $712 $1,197 $2,007 $3,355
## Subtotal $66,605,000 $0 $61,089 $41,779 $70,279 $118,083 $198,024 $331,018
##
## (2) Parking
## 1 At Grade Parking $4,080,000 $0 $3,742 $1,100,932 $2,975,326 $0 $0 $0
## 2 Below Grade Parking $9,520,000 $0 $8,732 $86,648 $860,644 $4,313,666 $3,651,824 $598,487
## Subtotal $13,600,000 $0 $12,474 $1,187,580 $3,835,969 $4,313,666 $3,651,824 $598,487
##
## (3) Sitework
## Sitework $4,500,000 $0 $4,127 $1,214,264 $3,281,609 $0 $0 $0
##
## (4) TIA (Retail / Commercial)
## Tenant Improvement Allowance $340,000 $0 $0 $0 $0 $0 $0 $0
## Subtotal $340,000 $0 $0 $0 $0 $0 $0 $0
(5) Contingency
Hard Cost Contingency $8,504,500 $7,800 $5,053 $8,317 $13,678 $22,455 $36,765 $59,926
##
## HARD COST - CONSTRUCTION $93,549,500 $7,800 $82,743 $2,451,940 $7,201,535 $4,454,204 $3,886,613 $989,432
##
Appendix: Page 19
CLIENT NAME
MONTHLY BUDGET
TOTAL Month 0 Month 1 Month 2 Month 3 Month 4 Month 5 Month 6
## SOFT COST
##
## (1) Design & Consultants
## 1 Architect $1,500,000 $1,376 $891 $1,467 $2,412 $3,961 $6,485 $10,570
## 2 MEP & Fire Protection $500,000 $459 $297 $489 $804 $1,320 $2,162 $3,523
## 3 Structural $400,000 $367 $238 $391 $643 $1,056 $1,729 $2,819
## 4 ADA $100,000 $92 $59 $98 $161 $264 $432 $705
## 5 Surveyor $75,000 $69 $45 $73 $121 $198 $324 $528
## 6 Civil $70,000 $64 $42 $68 $113 $185 $303 $493
## 7 Exterior Skin $0 $0 $0 $0 $0 $0 $0 $0
## 8 Landscaping $200,000 $0 $183 $125 $211 $355 $595 $994
## 9 Restaurant & Kitchen $0 $0 $0 $0 $0 $0 $0 $0
## 10 Roofing & Waterproofing $20,000 $0 $18 $13 $21 $35 $59 $99
## 11 Swimming Pool & Equipment $15,000 $0 $14 $9 $16 $27 $45 $75
## 12 Vertical Transportation $10,000 $0 $9 $6 $11 $18 $30 $50
## 13 Parking $30,000 $0 $28 $19 $32 $53 $89 $149
## 14 Acoustical $10,000 $0 $9 $6 $11 $18 $30 $50
## 15 Audio Visual $5,000 $0 $5 $3 $5 $9 $15 $25
## 16 Telecommunications / Data $15,000 $0 $14 $9 $16 $27 $45 $75
## 17 Security $15,000 $0 $14 $9 $16 $27 $45 $75
## 18 Contingency $148,250 $0 $136 $93 $156 $263 $441 $737
## Subtotal $3,113,250 $2,426 $2,001 $2,880 $4,748 $7,814 $12,827 $20,965
##
## (2) Miscellaneous Development Cost
## 1 Site Security During Construction $200,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000
## 2 Utility Consumption $50,000 $46 $30 $49 $80 $132 $216 $352
## 3 Drawing / Printing $10,000 $400 $400 $400 $400 $400 $400 $400
## 4 Team Meeting / Catering $5,000 $200 $200 $200 $200 $200 $200 $200
## Subtotal $265,000 $8,646 $8,630 $8,649 $8,680 $8,732 $8,816 $8,952
##
## (3) Permits & Fees
## 1 Building Permit Fee $349,936 $349,936 $0 $0 $0 $0 $0 $0
## 2 Plan Check Fee $87,484 $87,484 $0 $0 $0 $0 $0 $0
## 3 Grading Permit $93,316 $93,316 $0 $0 $0 $0 $0 $0
SAMPLE
## 4 Water & Sewer Tap Fees $0 $0 $0 $0 $0 $0 $0 $0
## 5 State Imposed Fees $0 $0 $0 $0 $0 $0 $0 $0
## 6 School Impact Fees $466,582 $466,582 $0 $0 $0 $0 $0 $0
## 7 Other Misc. Permits & Fees $233,291 $233,291 $0 $0 $0 $0 $0 $0
## Subtotal $1,230,609 $1,230,609 $0 $0 $0 $0 $0 $0
##
## (4) Testing & Inspections
## 1 Soils Testing $20,000 $10,000 $10,000 $0 $0 $0 $0 $0
## 2 Concrete Testing / Reinforcing Inspec $15,000 $0 $14 $14 $28 $57 $115 $227
## 3 Masonry Testing / Inspection $15,000 $0 $14 $14 $28 $57 $115 $227
## 4 Steel Testing / Inspections $35,000 $0 $32 $33 $66 $134 $268 $530
## 5 Fireproofing Testing / Inspections $25,000 $0 $0 $0 $0 $0 $0 $0
## 6 Building Envelope / Window Wall Testing $20,000 $0 $0 $0 $0 $0 $0 $0
## Subtotal $130,000 $10,000 $10,060 $61 $123 $248 $497 $984
##
## (5) Legal & Accounting
## 1 Due Diligence / Purchase Agreement $50,000 $50,000 $0 $0 $0 $0 $0 $0
## 2 Development / Construction Agreement $30,000 $30,000 $0 $0 $0 $0 $0 $0
## 3 Consultant / Broker Agrmt / CC&Rs $30,000 $0 $0 $0 $0 $0 $0 $0
## 4 Real Estate Tax Consultant / Audits / Accounting $20,000 $0 $833 $833 $833 $833 $833 $833
## 5 Miscellaneous $5,000 $0 $208 $208 $208 $208 $208 $208
## Subtotal $135,000 $80,000 $1,042 $1,042 $1,042 $1,042 $1,042 $1,042
##
## (6) Insurance During Construction
## 1 Builders Risk Insurance (Hard Cost) $561,297 $0 $23,387 $23,387 $23,387 $23,387 $23,387 $23,387
## 2 Builders Risk Insurance (Soft Cost) $36,552 $0 $1,523 $1,523 $1,523 $1,523 $1,523 $1,523
## 3 General Liablility Wrap-up Policy $1,403,243 $0 $58,468 $58,468 $58,468 $58,468 $58,468 $58,468
## 4 Earthquake Insurance $0 $0 $0 $0 $0 $0 $0 $0
## 5 Professional Insurance - e.g.: CPPIC $50,000 $0 $2,083 $2,083 $2,083 $2,083 $2,083 $2,083
## 6 Commercial Umbrella $0 $0 $0 $0 $0 $0 $0 $0
## 7 Force Majeure $0 $0 $0 $0 $0 $0 $0 $0
## Subtotal $2,051,091 $0 $85,462 $85,462 $85,462 $85,462 $85,462 $85,462
##
## (7) Taxes During Construction
## 1 Property Taxes $577,728 $0 $24,072 $24,072 $24,072 $24,072 $24,072 $24,072
## 2 Sales Tax $0 $0 $0 $0 $0 $0 $0 $0
## Subtotal $577,728 $0 $24,072 $24,072 $24,072 $24,072 $24,072 $24,072
##
## (8) Marketing / Leasing Office
## 1 Leasing Office (Staff/Equip/Furn/Trailer) $50,000 $0 $0 $0 $0 $0 $0 $0
## 2 Model Room Construction $75,000 $0 $0 $0 $0 $0 $0 $0
## 3 Model Room Furniture $25,000 $0 $0 $0 $0 $0 $0 $0
## 4 Marketing (Print/Media Advt/PR) $50,000 $0 $0 $0 $0 $0 $0 $0
## 5 Leasing Commissions (Retail/Commercial) $142,800 $0 $0 $0 $0 $0 $0 $0
## 6 Other $5,000 $0 $208 $208 $208 $208 $208 $208
## Subtotal $347,800 $0 $208 $208 $208 $208 $208 $208
##
## (9) Developer, Contractor, PM Fees & Escalations
## 1 Developer / Contractor Fee $5,612,970 $5,148 $3,335 $5,489 $9,027 $14,820 $24,265 $39,551
2 Project Management Fee (Hard Cost, Net of Contingency) $1,700,900 $1,560 $1,011 $1,663 $2,736 $4,491 $7,353 $11,985
## 3 Escalations $3,305,416 $3,032 $1,964 $3,233 $5,316 $8,728 $14,289 $23,291
## Subtotal $10,619,286 $9,740 $6,309 $10,386 $17,079 $28,039 $45,907 $74,828
##
## (10) Soft Cost Contingency
## 1 Soft Cost Contingency $923,488 $847 $549 $903 $1,485 $2,438 $3,992 $6,507
SOFT COST $19,393,252 $1,342,268 $138,332 $133,663 $142,900 $158,056 $182,824 $223,021
TOTAL COST, PRE-FINANCING $126,359,752 $14,767,068 $221,075 $2,585,604 $7,344,434 $4,612,260 $4,069,437 $1,212,453
Appendix: Page 20
CLIENT NAME
MONTHLY BUDGET
TOTAL Month 7 Month 8 Month 9 Month 10 Month 11 Month 12
1 Land Value / Value of Existing Property $12,000,000 $0 $0 $0 $0 $0 $0
2 Real Estate Fees (Broker, Acquisition, Finder) None $0 $0 $0 $0 $0 $0 $0
3 Title Policy Seller Pays $0 $0 $0 $0 $0 $0 $0
4 Transfer Taxes Seller Pays $0 $0 $0 $0 $0 $0 $0
5 Legal / Due Diligence $85,000 $0 $0 $0 $0 $0 $0
6 Off-Site Improvements $33,333 $0 $0 $0 $0 $0 $0
7 Miscellaneous Fees $16,667 $0 $0 $0 $0 $0 $0
Subtotal $12,135,000 $0 $0 $0 $0 $0 $0
1 Appraisal Fees $150,000 $0 $0 $0 $0 $0 $0
2 Demolition Cost $700,000 $0 $0 $0 $0 $0 $0
3 Market Study $100,000 $0 $0 $0 $0 $0 $0
4 Planning & Zoning Fee - PUD Approval $150,000 $0 $0 $0 $0 $0 $0
5 Lot Line Adjustment - Parcel Maps/Plats $100,000 $0 $0 $0 $0 $0 $0
6 Entitlement Consultant w/Planning & Zoning $0 $0 $0 $0 $0 $0 $0
7 Financial Consultant $25,000 $0 $0 $0 $0 $0 $0
8 Special Development Fees $0 $0 $0 $0 $0 $0 $0
9 Traffic Study $25,000 $0 $0 $0 $0 $0 $0
10 Geotechnical Survey $7,000 $0 $0 $0 $0 $0 $0
11 Environmental Survey - Phase I $7,500 $0 $0 $0 $0 $0 $0
12 Environmental Survey - Phase II $7,500 $0 $0 $0 $0 $0 $0
13 ALTA Survey $10,000 $0 $0 $0 $0 $0 $0
14 Flood Certificate / Inspection Fee $0 $0 $0 $0 $0 $0 $0
15 Hazardous Material Remediation $0 $0 $0 $0 $0 $0 $0
Subtotal $1,282,000 $0 $0 $0 $0 $0 $0
PRE-DEVELOPMENT COSTS $13,417,000 $0 $0 $0 $0 $0 $0
HARD COST
(1) Building
1 Foundations $7,000,000 $57,842 $95,317 $154,786 $245,473 $375,035 $541,525
SAMPLE
2 Substructure (Slab on Grade; Basement Excavation; Basement Walls) $13,000,000 $107,421 $177,017 $287,459 $455,878 $696,493 $1,005,689
3 Superstructure (Floor & Roof Construction; Stair Construction) $30,000,000 $247,894 $408,500 $663,367 $1,052,027 $1,607,291 $2,320,821
4 Exterior Closure (Walls; Doors/Windows) $7,000,000 $57,842 $95,317 $154,786 $245,473 $375,035 $541,525
5 Roofing $750,000 $6,197 $10,213 $16,584 $26,301 $40,182 $58,021
6 Interior Construction (Partitions; Interior Finishes; Doors/Windows) $3,000,000 $24,789 $40,850 $66,337 $105,203 $160,729 $232,082
7 Elevators $780,000 $6,445 $10,621 $17,248 $27,353 $41,790 $60,341
8 Mechanical (Plumbing; HVAC; Fire Protection; Other) $2,700,000 $22,310 $36,765 $59,703 $94,682 $144,656 $208,874
9 Electrical $1,700,000 $14,047 $23,148 $37,591 $59,615 $91,080 $131,513
10 Equipment (Fixed/Movable Equipment; Furnishings) $675,000 $5,578 $9,191 $14,926 $23,671 $36,164 $52,218
Subtotal $66,605,000 $550,366 $906,938 $1,472,785 $2,335,675 $3,568,454 $5,152,609
(2) Parking
1 At Grade Parking $4,080,000 $0 $0 $0 $0 $0 $0
2 Below Grade Parking $9,520,000 $0 $0 $0 $0 $0 $0
Subtotal $13,600,000 $0 $0 $0 $0 $0 $0
(3) Sitework
Sitework $4,500,000 $0 $0 $0 $0 $0 $0
Tenant Improvement Allowance $340,000 $0 $0 $0 $0 $0 $0
Subtotal $340,000 $0 $0 $0 $0 $0 $0
(5) Contingency
Hard Cost Contingency $8,504,500 $96,971 $155,085 $243,432 $371,109 $541,299 $740,732
HARD COST - CONSTRUCTION $93,549,500 $647,337 $1,062,024 $1,716,217 $2,706,784 $4,109,754 $5,893,341
Appendix: Page 21
CLIENT NAME
MONTHLY BUDGET
SOFT COST
1 Architect $1,500,000 $17,104 $27,354 $42,936 $65,455 $95,473 $130,648
2 MEP & Fire Protection $500,000 $5,701 $9,118 $14,312 $21,818 $31,824 $43,549
3 Structural $400,000 $4,561 $7,294 $11,450 $17,455 $25,459 $34,840
4 ADA $100,000 $1,140 $1,824 $2,862 $4,364 $6,365 $8,710
5 Surveyor $75,000 $855 $1,368 $2,147 $3,273 $4,774 $6,532
6 Civil $70,000 $798 $1,276 $2,004 $3,055 $4,455 $6,097
7 Exterior Skin $0 $0 $0 $0 $0 $0 $0
8 Landscaping $200,000 $1,653 $2,723 $4,422 $7,014 $10,715 $15,472
9 Restaurant & Kitchen $0 $0 $0 $0 $0 $0 $0
10 Roofing & Waterproofing $20,000 $165 $272 $442 $701 $1,072 $1,547
11 Swimming Pool & Equipment $15,000 $124 $204 $332 $526 $804 $1,160
12 Vertical Transportation $10,000 $83 $136 $221 $351 $536 $774
13 Parking $30,000 $248 $409 $663 $1,052 $1,607 $2,321
14 Acoustical $10,000 $83 $136 $221 $351 $536 $774
15 Audio Visual $5,000 $41 $68 $111 $175 $268 $387
16 Telecommunications / Data $15,000 $124 $204 $332 $526 $804 $1,160
17 Security $15,000 $124 $204 $332 $526 $804 $1,160
18 Contingency $148,250 $1,225 $2,019 $3,278 $5,199 $7,943 $11,469
Subtotal $3,113,250 $34,028 $54,609 $86,064 $131,840 $193,438 $266,601
1 Site Security During Construction $200,000 $8,000 $8,000 $8,000 $8,000 $8,000 $8,000
2 Utility Consumption $50,000 $570 $912 $1,431 $2,182 $3,182 $4,355
3 Drawing / Printing $10,000 $400 $400 $400 $400 $400 $400
4 Team Meeting / Catering $5,000 $200 $200 $200 $200 $200 $200
Subtotal $265,000 $9,170 $9,512 $10,031 $10,782 $11,782 $12,955
(3) Permits & Fees
1 Building Permit Fee $349,936 $0 $0 $0 $0 $0 $0
2 Plan Check Fee $87,484 $0 $0 $0 $0 $0 $0
3 Grading Permit $93,316 $0 $0 $0 $0 $0 $0
SAMPLE
4 Water & Sewer Tap Fees $0 $0 $0 $0 $0 $0 $0
5 State Imposed Fees $0 $0 $0 $0 $0 $0 $0
6 School Impact Fees $466,582 $0 $0 $0 $0 $0 $0
7 Other Misc. Permits & Fees $233,291 $0 $0 $0 $0 $0 $0
Subtotal $1,230,609 $0 $0 $0 $0 $0 $0
1 Soils Testing $20,000 $0 $0 $0 $0 $0 $0
2 Concrete Testing / Reinforcing Inspec $15,000 $439 $814 $1,393 $2,088 $2,583 $2,532
3 Masonry Testing / Inspection $15,000 $439 $814 $1,393 $2,088 $2,583 $2,532
4 Steel Testing / Inspections $35,000 $1,025 $1,899 $3,250 $4,872 $6,027 $5,908
5 Fireproofing Testing / Inspections $25,000 $0 $0 $0 $0 $0 $0
6 Building Envelope / Window Wall Testing $20,000 $0 $0 $0 $0 $0 $0
Subtotal $130,000 $1,904 $3,527 $6,035 $9,048 $11,193 $10,972
1 Due Diligence / Purchase Agreement $50,000 $0 $0 $0 $0 $0 $0
2 Development / Construction Agreement $30,000 $0 $0 $0 $0 $0 $0
3 Consultant / Broker Agrmt / CC&Rs $30,000 $0 $0 $0 $0 $0 $0
4 Real Estate Tax Consultant / Audits / Accounting $20,000 $833 $833 $833 $833 $833 $833
5 Miscellaneous $5,000 $208 $208 $208 $208 $208 $208
Subtotal $135,000 $1,042 $1,042 $1,042 $1,042 $1,042 $1,042

1 Builders Risk Insurance (Hard Cost) $561,297 $23,387 $23,387 $23,387 $23,387 $23,387 $23,387
2 Builders Risk Insurance (Soft Cost) $36,552 $1,523 $1,523 $1,523 $1,523 $1,523 $1,523
3 General Liablility Wrap-up Policy $1,403,243 $58,468 $58,468 $58,468 $58,468 $58,468 $58,468
4 Earthquake Insurance $0 $0 $0 $0 $0 $0 $0
5 Professional Insurance - e.g.: CPPIC $50,000 $2,083 $2,083 $2,083 $2,083 $2,083 $2,083
6 Commercial Umbrella $0 $0 $0 $0 $0 $0 $0
7 Force Majeure $0 $0 $0 $0 $0 $0 $0
Subtotal $2,051,091 $85,462 $85,462 $85,462 $85,462 $85,462 $85,462
1 Property Taxes $577,728 $24,072 $24,072 $24,072 $24,072 $24,072 $24,072
2 Sales Tax $0 $0 $0 $0 $0 $0 $0
Subtotal $577,728 $24,072 $24,072 $24,072 $24,072 $24,072 $24,072
1 Leasing Office (Staff/Equip/Furn/Trailer) $50,000 $0 $0 $0 $0 $0 $0
2 Model Room Construction $75,000 $0 $0 $0 $0 $0 $0
3 Model Room Furniture $25,000 $0 $0 $0 $0 $0 $0
4 Marketing (Print/Media Advt/PR) $50,000 $0 $0 $0 $0 $0 $0
5 Leasing Commissions (Retail/Commercial) $142,800 $0 $0 $0 $0 $0 $0
6 Other $5,000 $208 $208 $208 $208 $208 $208
Subtotal $347,800 $208 $208 $208 $208 $208 $208
1 Developer / Contractor Fee $5,612,970 $64,001 $102,356 $160,665 $244,932 $357,258 $488,883
2 Project Management Fee (Hard Cost, Net of Contingency) $1,700,900 $19,394 $31,017 $48,686 $74,222 $108,260 $148,146
3 Escalations $3,305,416 $37,689 $60,277 $94,614 $144,238 $210,385 $287,898
Subtotal $10,619,286 $121,085 $193,650 $303,965 $463,392 $675,903 $924,927
1 Soft Cost Contingency $923,488 $10,530 $16,840 $26,434 $40,298 $58,779 $80,435
SOFT COST $19,393,252 $287,502 $388,923 $543,314 $766,143 $1,061,879 $1,406,674
TOTAL COST, PRE-FINANCING $126,359,752 $934,839 $1,450,947 $2,259,530 $3,472,927 $5,171,633 $7,300,015
Appendix: Page 22
CLIENT NAME
MONTHLY BUDGET
Subtotal $12,135,000 $0 $0 $0 $0 $0 $0
1 Appraisal Fees $150,000 $0 $0 $0 $0 $0 $0
2 Demolition Cost $700,000 $0 $0 $0 $0 $0 $0
3 Market Study $100,000 $0 $0 $0 $0 $0 $0
9 Traffic Study $25,000 $0 $0 $0 $0 $0 $0
13 ALTA Survey $10,000 $0 $0 $0 $0 $0 $0
Subtotal $1,282,000 $0 $0 $0 $0 $0 $0
HARD COST
(1) Building
1 Foundations $7,000,000 $721,419 $864,482 $913,593 $845,814 $692,364 $511,864
SAMPLE
2 Substructure (Slab on Grade; Basement Excavation; Basement Walls) $13,000,000 $1,339,778 $1,605,467 $1,696,673 $1,570,797 $1,285,818 $950,604
3 Superstructure (Floor & Roof Construction; Stair Construction) $30,000,000 $3,091,795 $3,704,923 $3,915,400 $3,624,917 $2,967,272 $2,193,701
5 Roofing $750,000 $77,295 $92,623 $97,885 $90,623 $74,182 $54,843
7 Elevators $780,000 $80,387 $96,328 $101,800 $94,248 $77,149 $57,036
9 Electrical $1,700,000 $175,202 $209,946 $221,873 $205,412 $168,145 $124,310
Subtotal $66,605,000 $6,864,301 $8,225,546 $8,692,841 $8,047,920 $6,587,839 $4,870,382
(2) Parking
1 At Grade Parking $4,080,000 $0 $0 $0 $0 $0 $0
Subtotal $13,600,000 $0 $0 $0 $0 $0 $0
(3) Sitework
Sitework $4,500,000 $0 $0 $0 $0 $0 $0
Tenant Improvement Allowance $340,000 $0 $0 $0 $0 $0 $0
Subtotal $340,000 $0 $0 $0 $0 $0 $0
(5) Contingency
Hard Cost Contingency $8,504,500 $929,805 $1,048,473 $1,048,473 $929,805 $740,732 $541,299
HARD COST - CONSTRUCTION $93,549,500 $7,794,107 $9,274,019 $9,741,313 $8,977,725 $7,328,571 $5,411,682
Appendix: Page 23
CLIENT NAME
MONTHLY BUDGET
SOFT COST
1 Architect $1,500,000 $163,996 $184,927 $184,927 $163,996 $130,648 $95,473
3 Structural $400,000 $43,732 $49,314 $49,314 $43,732 $34,840 $25,459
4 ADA $100,000 $10,933 $12,328 $12,328 $10,933 $8,710 $6,365
5 Surveyor $75,000 $8,200 $9,246 $9,246 $8,200 $6,532 $4,774
6 Civil $70,000 $7,653 $8,630 $8,630 $7,653 $6,097 $4,455
7 Exterior Skin $0 $0 $0 $0 $0 $0 $0
8 Landscaping $200,000 $20,612 $24,699 $26,103 $24,166 $19,782 $14,625
10 Roofing & Waterproofing $20,000 $2,061 $2,470 $2,610 $2,417 $1,978 $1,462
11 Swimming Pool & Equipment $15,000 $1,546 $1,852 $1,958 $1,812 $1,484 $1,097
12 Vertical Transportation $10,000 $1,031 $1,235 $1,305 $1,208 $989 $731
13 Parking $30,000 $3,092 $3,705 $3,915 $3,625 $2,967 $2,194
14 Acoustical $10,000 $1,031 $1,235 $1,305 $1,208 $989 $731
15 Audio Visual $5,000 $515 $617 $653 $604 $495 $366
16 Telecommunications / Data $15,000 $1,546 $1,852 $1,958 $1,812 $1,484 $1,097
17 Security $15,000 $1,546 $1,852 $1,958 $1,812 $1,484 $1,097
18 Contingency $148,250 $15,279 $18,308 $19,349 $17,913 $14,663 $10,841
Subtotal $3,113,250 $337,438 $383,915 $387,200 $345,759 $276,691 $202,591
2 Utility Consumption $50,000 $5,467 $6,164 $6,164 $5,467 $4,355 $3,182
Subtotal $265,000 $14,067 $14,764 $14,764 $14,067 $12,955 $11,782
(3) Permits & Fees
2 Plan Check Fee $87,484 $0 $0 $0 $0 $0 $0
3 Grading Permit $93,316 $0 $0 $0 $0 $0 $0
SAMPLE
Subtotal $1,230,609 $0 $0 $0 $0 $0 $0
1 Soils Testing $20,000 $0 $0 $0 $0 $0 $0
2 Concrete Testing / Reinforcing Inspec $15,000 $1,975 $1,283 $738 $395 $203 $102
3 Masonry Testing / Inspection $15,000 $1,975 $1,283 $738 $395 $203 $102
4 Steel Testing / Inspections $35,000 $4,608 $2,994 $1,721 $921 $474 $239
5 Fireproofing Testing / Inspections $25,000 $23 $45 $134 $390 $1,091 $2,741
6 Building Envelope / Window Wall Testing $20,000 $18 $36 $107 $312 $873 $2,193
Subtotal $130,000 $8,599 $5,642 $3,437 $2,411 $2,843 $5,377
3 Consultant / Broker Agrmt / CC&Rs $30,000 $0 $0 $0 $0 $0 $15,000
5 Miscellaneous $5,000 $208 $208 $208 $208 $208 $208
Subtotal $135,000 $1,042 $1,042 $1,042 $1,042 $1,042 $16,042

7 Force Majeure $0 $0 $0 $0 $0 $0 $0
Subtotal $2,051,091 $85,462 $85,462 $85,462 $85,462 $85,462 $85,462
1 Property Taxes $577,728 $24,072 $24,072 $24,072 $24,072 $24,072 $24,072
2 Sales Tax $0 $0 $0 $0 $0 $0 $0
Subtotal $577,728 $24,072 $24,072 $24,072 $24,072 $24,072 $24,072
1 Leasing Office (Staff/Equip/Furn/Trailer) $50,000 $4,167 $4,167 $4,167 $4,167 $4,167 $4,167
2 Model Room Construction $75,000 $6,250 $6,250 $6,250 $6,250 $6,250 $6,250
3 Model Room Furniture $25,000 $2,083 $2,083 $2,083 $2,083 $2,083 $2,083
4 Marketing (Print/Media Advt/PR) $50,000 $4,167 $4,167 $4,167 $4,167 $4,167 $4,167
5 Leasing Commissions (Retail/Commercial) $142,800 $11,900 $11,900 $11,900 $11,900 $11,900 $11,900
6 Other $5,000 $208 $208 $208 $208 $208 $208
Subtotal $347,800 $28,775 $28,775 $28,775 $28,775 $28,775 $28,775
3 Escalations $3,305,416 $361,384 $407,506 $407,506 $361,384 $287,898 $210,385
Subtotal $10,619,286 $1,161,017 $1,309,193 $1,309,193 $1,161,017 $924,927 $675,903
SOFT COST $19,393,252 $1,761,437 $1,966,716 $1,967,797 $1,763,571 $1,437,201 $1,108,782
TOTAL COST, PRE-FINANCING $126,359,752 $9,555,544 $11,240,735 $11,709,111 $10,741,296 $8,765,772 $6,520,464
Appendix: Page 24
CLIENT NAME
MONTHLY BUDGET
Subtotal $12,135,000 $0 $0 $0 $0 $0 $0
1 Appraisal Fees $150,000 $0 $0 $0 $0 $0 $0
2 Demolition Cost $700,000 $0 $0 $0 $0 $0 $0
3 Market Study $100,000 $0 $0 $0 $0 $0 $0
9 Traffic Study $25,000 $0 $0 $0 $0 $0 $0
13 ALTA Survey $10,000 $0 $0 $0 $0 $0 $0
Subtotal $1,282,000 $0 $0 $0 $0 $0 $0
HARD COST
(1) Building
1 Foundations $7,000,000 $350,624 $227,804 $142,963 $87,776 $53,169 $31,944
SAMPLE
2 Substructure (Slab on Grade; Basement Excavation; Basement Walls) $13,000,000 $651,158 $423,065 $265,503 $163,012 $98,743 $59,324
3 Superstructure (Floor & Roof Construction; Stair Construction) $30,000,000 $1,502,673 $976,304 $612,699 $376,182 $227,868 $136,902
5 Roofing $750,000 $37,567 $24,408 $15,317 $9,405 $5,697 $3,423
7 Elevators $780,000 $39,069 $25,384 $15,930 $9,781 $5,925 $3,559
9 Electrical $1,700,000 $85,151 $55,324 $34,720 $21,317 $12,913 $7,758
Subtotal $66,605,000 $3,336,184 $2,167,558 $1,360,293 $835,186 $505,906 $303,944
(2) Parking
1 At Grade Parking $4,080,000 $0 $0 $0 $0 $0 $0
Subtotal $13,600,000 $0 $0 $0 $0 $0 $0
(3) Sitework
Sitework $4,500,000 $0 $0 $0 $0 $0 $0
Tenant Improvement Allowance $340,000 $312 $3,095 $30,737 $154,059 $130,422 $21,375
Subtotal $340,000 $312 $3,095 $30,737 $154,059 $130,422 $21,375
(5) Contingency
Hard Cost Contingency $8,504,500 $371,109 $243,432 $155,085 $96,971 $59,926 $36,765
HARD COST - CONSTRUCTION $93,549,500 $3,707,605 $2,414,084 $1,546,116 $1,086,217 $696,254 $362,084
Appendix: Page 25
CLIENT NAME
MONTHLY BUDGET
SOFT COST
1 Architect $1,500,000 $65,455 $42,936 $27,354 $17,104 $10,570 $6,485
3 Structural $400,000 $17,455 $11,450 $7,294 $4,561 $2,819 $1,729
4 ADA $100,000 $4,364 $2,862 $1,824 $1,140 $705 $432
5 Surveyor $75,000 $3,273 $2,147 $1,368 $855 $528 $324
6 Civil $70,000 $3,055 $2,004 $1,276 $798 $493 $303
7 Exterior Skin $0 $0 $0 $0 $0 $0 $0
8 Landscaping $200,000 $10,018 $6,509 $4,085 $2,508 $1,519 $913
10 Roofing & Waterproofing $20,000 $1,002 $651 $408 $251 $152 $91
11 Swimming Pool & Equipment $15,000 $751 $488 $306 $188 $114 $68
12 Vertical Transportation $10,000 $501 $325 $204 $125 $76 $46
13 Parking $30,000 $1,503 $976 $613 $376 $228 $137
14 Acoustical $10,000 $501 $325 $204 $125 $76 $46
15 Audio Visual $5,000 $250 $163 $102 $63 $38 $23
16 Telecommunications / Data $15,000 $751 $488 $306 $188 $114 $68
17 Security $15,000 $751 $488 $306 $188 $114 $68
18 Contingency $148,250 $7,426 $4,825 $3,028 $1,859 $1,126 $677
Subtotal $3,113,250 $138,874 $90,949 $57,797 $36,031 $22,194 $13,571
2 Utility Consumption $50,000 $2,182 $1,431 $912 $570 $352 $216
Subtotal $265,000 $10,782 $10,031 $9,512 $9,170 $8,952 $8,816
(3) Permits & Fees
2 Plan Check Fee $87,484 $0 $0 $0 $0 $0 $0
3 Grading Permit $93,316 $0 $0 $0 $0 $0 $0
SAMPLE
Subtotal $1,230,609 $0 $0 $0 $0 $0 $0
1 Soils Testing $20,000 $0 $0 $0 $0 $0 $0
2 Concrete Testing / Reinforcing Inspec $15,000 $0 $0 $0 $0 $0 $0
3 Masonry Testing / Inspection $15,000 $0 $0 $0 $0 $0 $0
4 Steel Testing / Inspections $35,000 $0 $0 $0 $0 $0 $0
5 Fireproofing Testing / Inspections $25,000 $5,349 $6,686 $4,911 $2,381 $923 $326
6 Building Envelope / Window Wall Testing $20,000 $4,279 $5,349 $3,929 $1,904 $739 $261
Subtotal $130,000 $9,629 $12,035 $8,840 $4,285 $1,662 $588
3 Consultant / Broker Agrmt / CC&Rs $30,000 $15,000 $0 $0 $0 $0 $0
5 Miscellaneous $5,000 $208 $208 $208 $208 $208 $208
Subtotal $135,000 $16,042 $1,042 $1,042 $1,042 $1,042 $1,042

7 Force Majeure $0 $0 $0 $0 $0 $0 $0
Subtotal $2,051,091 $85,462 $85,462 $85,462 $85,462 $85,462 $85,462
1 Property Taxes $577,728 $24,072 $24,072 $24,072 $24,072 $24,072 $24,072
2 Sales Tax $0 $0 $0 $0 $0 $0 $0
Subtotal $577,728 $24,072 $24,072 $24,072 $24,072 $24,072 $24,072
1 Leasing Office (Staff/Equip/Furn/Trailer) $50,000 $4,167 $4,167 $4,167 $4,167 $4,167 $4,167
2 Model Room Construction $75,000 $6,250 $6,250 $6,250 $6,250 $6,250 $6,250
3 Model Room Furniture $25,000 $2,083 $2,083 $2,083 $2,083 $2,083 $2,083
4 Marketing (Print/Media Advt/PR) $50,000 $4,167 $4,167 $4,167 $4,167 $4,167 $4,167
5 Leasing Commissions (Retail/Commercial) $142,800 $11,900 $11,900 $11,900 $11,900 $11,900 $11,900
6 Other $5,000 $208 $208 $208 $208 $208 $208
Subtotal $347,800 $28,775 $28,775 $28,775 $28,775 $28,775 $28,775
3 Escalations $3,305,416 $144,238 $94,614 $60,277 $37,689 $23,291 $14,289
Subtotal $10,619,286 $463,392 $303,965 $193,650 $121,085 $74,828 $45,907
SOFT COST $19,393,252 $817,324 $582,764 $425,990 $320,451 $253,495 $212,226
TOTAL COST, PRE-FINANCING $126,359,752 $4,524,929 $2,996,849 $1,972,106 $1,406,668 $949,749 $574,309
Appendix: Page 26

P lo u tu s A d viso rs, In c.
SAMPLE
1875 Century Park East, Suite 700
Century City
CA 90067
Tel: 424.274.3561
Fax: 424.288.5624
Email: info@ploutusadvisors.com
CalBRE License: 02032728

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Private & Confidential

Client Company Name (“Client”)

Total Project Cost $________MM

Cost Per Unit $___________

Levered Project Level IRR (5-Year) _____%

Unlevered Project Level IRR (5-Year) _____%

Cash-on-Cash Yield at Stabilization _____%

Profit (Levered) $________MM

Multiple (Levered) ______x

KEY PERFORMANCE METRICS:

The analysis is based on the following general assumptions as outlined below:

1. Result: Project level details such as:

a. Capitalization: Breakdown of sources and uses

• Cornell University, Ithaca – Master in Engineering

ESTIMATE OF PROFORMA STABILIZED VALUE Year 4 MAXIMUM DEBT LIMIT

Maximum Loan = Lesser of (i) LTV Result or (ii) DCR Result

SOURCES & USES - DEVELOPMENT PERIOD TOTAL Year 0 Year 1 Year 2

Cash Flow from Operations

TOTAL USES $131,416,211 $14,767,068 $41,080,225 $75,568,918 (i) - (ii)

TOTAL NET PROJECT COST - INITIAL TO LEASE-UP EQUITY RECONCILIATION

Capital Costs Total Development Costs, Excluding Interest $126,359,752

Total Net Project Costs

WATERFALL / PARTNERSHIP STRUCTURE - DEVELOPER TEAM & LP INVESTOR

SUMMARY OF CONTRIBUTION & DISTRIBUTION

Tier 2: BALANCE SPLIT

WATERFALL / PARTNERSHIP STRUCTURE - DEVELOPER TEAM & LP INVESTOR

SUMMARY OF CONTRIBUTION & DISTRIBUTION

Profit: $34,618,410 79.96%

Profit: $8,675,160 20.04%

RENT ROLL & COMPARABLES

Apartment Units By Type

RENT ROLL & COMPARABLES

SUBMARKET - MARKET RATE RENTAL RESIDENTIAL

ESTIMATED BUILDING GROSS AREA 365,000 SF COST

ESTIMATED BUILDING GROSS AREA 365,000 SF COST

ESTIMATED BUILDING GROSS AREA 365,000 SF COST

(6) Insurance During Construction

TOTAL COST, PRE-FINANCING 100.0% $346.19 /SF $126,359,752

OPERATING CASH FLOW Yr 5 Onwards Yr 4 - $/SF/Mo Yr 1-7 Total

PERMANENT FINANCING Month Start 0 0 0 0 1 13 0 0

REVERSION Sale In Exit Cap Rate Price Per Unit

TOTAL COST, PRE-FINANCING , EXCLUDING CONSTRUCTION

Design & Consultants $3,113,250 $0 $0 $0 $0 $0 $0 $0 $0

TOTAL COST, PRE-FINANCING , EXCLUDING CONSTRUCTION

OPERATING INCOME / (LOSS)

Gross Potential Revenue

OPERATING INCOME / (LOSS)

Total Number of Apartment Units 360 Units PreLease Start: Quarter 8

C] Construction Loan Account and Interest Calculation

C] Construction Loan Account and Interest Calculation

(6) Insurance During Construction

(6) Insurance During Construction

(6) Insurance During Construction

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