APPRAISAL OF REAL PROPERTY VOLUME I OF II HERITGAGE FIELDS MASTER-PLAN (formerly Marine Corp Air Station El Toro) Irvine, California 92618 IN A SELF-CONTAINED APPRAISAL REPORT As of July 1, 2007 Prepared For: Lehman Brothers Real Estate Mezzanine Partners 399 Park Avenue, 11th Floor New York, New York 10022 Prepared By: Cushman & Wakefield of California, Inc. Valuation Services, Capital Markets Group 1750 Fifth Avenue, 4th Floor San Diego, California 92101 C&W File ID: 07-31028-9175 VALUATION SERVICES FOIA CONFIDENTIAL TREATMENT REQUESTED BY LBEX-DOCID 2501688 LEHMAN BROTHERS HOLDINGS INC. Cushman & Wakefield of California, Inc. 1750 Fifth Avenue, 4th Floor San Diego, California 92101 619.744.4040 x2002, x3008, Tel 619.744.4041 Fax
[email protected] [email protected] July 20, 2007 Mr. Andrew Dillenburg Lehman Brothers Real Estate Private Equity 399 Park Avenue, 11th Floor New York, New York 10022 RE: Heritage Fields Master-plan (2,107± Gross Acres) Irvine, California 92618 C&W File ID. 07-31028-9175 Dear Mr. Dillenburg: Pursuant to your request, we performed a real property appraisal of the Heritage Fields master-plan project (formerly Marine Corp Air Station El Toro) in El Toro, California as more particularly described in the self-contained narrative appraisal report to follow. The appraisal was prepared to estimate the market value “as is” of the subject property. The intended use of this report is for the client, Lehman Brothers, for loan underwriting. It may be used in connection with the acquisition, disposition, and financing of the sale of the property. As currently proposed, Heritage Fields will consist primarily of residential, parks/recreation, and R&D land uses.