5931 Maple Ave., 63112

Narrative Appraisal Report APPRAISAL REPORT On 5572 Clemens Avenue St. Louis, Missouri 63112 Prepared For FCB Banks As Of December 21, 2018 Prepared By William A. Krodinger William A. Krodinger Appraisal Services 2901 Sutton Boulevard St. Louis, Missouri 63143 314-647-7788 or 314-645-0999 December 27, 2018 Ms. Linda Eggleston FCB Banks 12000 Tesson Ferry St. Louis, Missouri 63116 Dear Ms. Eggleston: As requested, I have personally inspected and appraised the property located at 5572 Clemens Avenue St. Louis, Missouri 63112. The purpose of the appraisal was to estimate the "as-is" market value of the fee simple interest (subject to leases) as of December 21, 2018. The function of the appraisal will be for lending and other internal decision-making purposes. It is my opinion and conclusion that the market value of the property herein described as of December 21, 2018, in an “as is” condition would be $500,000.00. This transmittal letter is followed by the certification of the appraisal and the narrative appraisal report, further describing the subject property and containing the reasoning and pertinent data leading to the estimated value. Your attention is directed to the general underlying assumptions and limiting conditions, which are considered typical for this type of assignment and have been included in the addendum of this report. Respectfully submitted, William A. Krodinger, IFA Table of Contents SUMMARY OF FUNDAMENTAL DATA ............................................................................................................... 1 ASSUMPTIONS AND LIMITING CONDITIONS.................................................................................................. 2 SCOPE OF WORK ..................................................................................................................................................... 3 ADDITIONAL LIMITING CONDITIONS .............................................................................................................. 4 EXTRAORDINARY ASSUMPTIONS ...................................................................................................................... 5 HYPOTHETICAL CONDITIONS ............................................................................................................................ 5 IDENTIFICATION OF PROPERTY ........................................................................................................................ 6 OWNERSHIP .............................................................................................................................................................. 6 SALES HISTORY ....................................................................................................................................................... 6 TYPE OF VALUE APPRAISED ............................................................................................................................... 6 FUNCTION OF THE APPRAISAL .......................................................................................................................... 6 CLIENT ........................................................................................................................................................................ 6 NAME OF APPRAISER ............................................................................................................................................. 7 PROPERTY RIGHTS APPRAISED ......................................................................................................................... 7 DEFINITION OF LEASED FEE INTEREST .......................................................................................................... 7 DATE OF APPRAISAL .............................................................................................................................................. 8 DEFINITION OF VALUE.......................................................................................................................................... 8 REGIONAL ANALYSIS ............................................................................................................................................ 9 NEIGHBORHOOD AND TREND ANALYSIS ..................................................................................................... 18 MARKETING TIME ................................................................................................................................................ 20 SITE DESCRIPTION ............................................................................................................................................... 21 LOCATION MAP ..................................................................................................................................................... 22 PLAT MAP ................................................................................................................................................................ 23 AERIAL PHOTOGRAPH ........................................................................................................................................ 23 LEGAL DESCRIPTION........................................................................................................................................... 24 ZONING ..................................................................................................................................................................... 24 UTILITIES ................................................................................................................................................................. 25 CENSUS TRACT ...................................................................................................................................................... 25 TAXES ........................................................................................................................................................................ 25 PERSONAL PROPERTY......................................................................................................................................... 25 FLOOD PLAIN.......................................................................................................................................................... 26 FLOOD MAP ............................................................................................................................................................. 26 CONSTRUCTION SPECIFICATIONS .................................................................................................................. 27 PHOTOGRAPHS OF SUBJECT ............................................................................................................................. 28 BUILDING SKETCH ............................................................................................................................................... 35 HIGHEST AND BEST USE ..................................................................................................................................... 36 APPROACHES TO VALUE .................................................................................................................................... 38 COST APPROACH ................................................................................................................................................... 39 INCOME APPROACH ............................................................................................................................................. 40 MARKET APPROACH ............................................................................................................................................ 46 LOCATION MAP ..................................................................................................................................................... 50 CORRELATION AND FINAL CONCLUSION OF VALUE ............................................................................... 53 PRIVACY POLICY .................................................................................................................................................. 54 CERTIFICATION OF THE APPRAISAL ............................................................................................................. 55 QUALIFICATIONS OF APPRAISER, WILLIAM A. KRODINGER, IFA ....................................................... 56 ENVIRONMENTAL ADDENDUM ........................................................................................................................ 57 ENGAGEMENT LETTER ....................................................................................................................................... 58 SUMMARY INDEX FOR THE APPRAISAL STANDARDS Page Location 55 Conform to uniform standards and professional appraisal practices N/A Disclose any steps necessary or appropriate to comply with the competency provision of the USPAP 8 Based on the definition of market value as set forth in 12 CFR part 34 section 34.42 of the office of the comptroller rules and regulations Nar. Be written in narrative format or acceptable form. 6 Disclose sales history of the subject property 40 Disclose realistic revenues, expenses and vacancies of the property under appraisal. 20 Estimate the marketing period required to achieve the appraised value 18 Analyze the market conditions and trends that will affect the value of the subject property N/A Disclose and analyze deductions and discounts that affect

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