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Self Contained Appraisal Report Prepared For LA VENTANA State Highway 286 La Paz, La Paz County, Baja California Sur Mexico CBRE File No. 06-361HO-3163 Self Contained Appraisal Report Prepared for: Terresa Cordova Senior Loan Closing Coordinator REDWOD CAPITAL ADVISORS, LLC 4309 Hacienda Drive, Suite 480 Pleasanton, CA 94588 VALUATION & ADVISORY SERVICES © 2006 CB Richard Ellis, Inc. VALUATION & ADVISORY SERVICES 2700 Post Oak Blvd., Suite 250 Houston, Tx 77056 T (713) 840-6620 F (713) 840-6649 www.cbre.com November 2, 2006 Terresa Cordova Senior Loan Closing Coordinator REDWOD CAPITAL ADVISORS, LLC 4309 Hacienda Drive, Suite 480 Pleasanton, CA 94588 RE: Appraisal of La Ventana State Highway 286 La Paz County, Baja California Sur CBRE File No 06-361HO-3163 Dear Ms. Cordova: At your request and authorization, CB Richard Ellis (CBRE) has prepared an appraisal of the market value of the referenced property. Our analysis is presented in the following Self Contained Appraisal Report. The subject is a 597.326-acre tract of vacant land located approximately one mile north of State Highway 286 southeast of the City of La Paz. Unique property characteristics include the fact that the site contains extensive frontage along the Sea of Cortez, has a positive atypical frontage to depth ratio in comparison to other tracts and has utilities (electricity) available at a cost of $750,000. Additionally, the property is located in a recently designated Tourism Zone. The subject is more fully described, legally and physically, within the enclosed report. The subject is proposed to be developed with a master planned mixed use development consisting of single family (from low to medium density) and commercial. The site is located in a recently declared Tourism area which will have a positive impact on the property. Based on the analysis contained in the following report, the market value of the subject is concluded as follows: MARKET VALUE CONCLUSION Appraisal Premise Interest Appraised Date of Value Value Conclusion As Is Fee Simple Estate October 27, 2006 $45,000,000 Compiled by CBRE © 2006 CB Richard Ellis, Inc. Terresa Cordova November 2, 2006 Page 2 Data, information, and calculations leading to the value conclusion are incorporated in the report following this letter. The report, in its entirety, including all assumptions and limiting conditions, is an integral part of, and inseparable from, this letter. The following appraisal sets forth the most pertinent data gathered, the techniques employed, and the reasoning leading to the opinion of value. The analyses, opinions and conclusions were developed based on, and this report has been prepared in conformance with, our interpretation of the guidelines and recommendations set forth in the Uniform Standards of Professional Appraisal Practice (USPAP), the requirements of the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute, the Financial Institutions Reform, Recovery, and Enforcement Act of 1989 (FIRREA) and Title XI Regulations. The report is for the sole use of the client; however, client may provide only complete, final copies of the appraisal report in its entirety (but not component parts) to third parties who shall review such reports in connection with loan underwriting or securitization efforts. Appraiser is not required to explain or testify as to appraisal results other than to respond to the client for routine and customary questions. Please note that our consent to allow an appraisal report prepared by CBRE or portions of such report, to become part of or be referenced in any public offering, the granting of such consent will be at our sole discretion and, if given, will be on condition that we will be provided with an Indemnification Agreement and/or Non-Reliance letter, in a form and content satisfactory to us, by a party satisfactory to us. We do consent to your submission of the reports to rating agencies, loan participants or your auditors in its entirety (but not component parts) without the need to provide us with an Indemnification Agreement and/or Non-Reliance letter. CBRE hereby expressly granted to Client the right to copy this report and distribute it to other parties in the transaction for which this report has been prepared, including employees of Client, other lenders in the transaction, and the borrower, if any. It has been a pleasure to assist you in this assignment. If you have any questions concerning the analysis, or if CBRE can be of further service, please contact us. Respectfully submitted, CBRE - VALUATION & ADVISORY SERVICES Michael D. McAuliffe, MAI Senior Real Estate Analyst Texas Certification TX-1321367-G Phone: 713-888-4769 Fax: 713-840-6649 Email: [email protected] © 2006 CB Richard Ellis, Inc. LA VENTANA CERTIFICATION OF THE APPRAISAL CERTIFICATION OF THE APPRAISAL We certify to the best of our knowledge and belief: 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are our personal, impartial and unbiased professional analyses, opinions, and conclusions. 3. We have no present or prospective interest in or bias with respect to the property that is the subject of this report and have no personal interest in or bias with respect to the parties involved with this assignment. 4. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 5. Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. 6. This appraisal assignment was not based upon a requested minimum valuation, a specific valuation, or the approval of a loan. 7. Our analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal. 8. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and the Standards of Professional Appraisal Practice of the Appraisal Institute, which include the Uniform Standards of Professional Appraisal Practice. 9. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 10. As of the date of this report, Michael D. McAuliffe, MAI has completed the continuing education program of the Appraisal Institute. 11. Michael D. McAuliffe, MAI has made a personal inspection of the property that is the subject of this report. 12. Stephen D. Duplantis, MAI, has reviewed this appraisal report. 13. No one provided significant real property appraisal assistance to the persons signing this report. 14. Valuation & Advisory Services operates as an independent economic entity within CBRE. Although employees of other CBRE divisions may be contacted as a part of our routine market research investigations, absolute client confidentiality and privacy are maintained at all times with regard to this assignment without conflict of interest. Michael D. McAuliffe, MAI Texas Certification TX-1321367-G i © 2006 CB Richard Ellis, Inc. LA VENTANA SUBJECT PHOTOGRAPHS SUBJECT PHOTOGRAPHS TYPICAL VIEW OF THE SUBJECT TYPICAL VIEW OF THE SUBJECT ii © 2006 CB Richard Ellis, Inc. LA VENTANA SUBJECT PHOTOGRAPHS TYPICAL VIEW OF THESUBJECT VIEW OF THE ARROYO ON THE EAST OF THE SITE iii © 2006 CB Richard Ellis, Inc. LA VENTANA SUMMARY OF SALIENT FACTS SUMMARY OF SALIENT FACTS Property Name La Ventana Location State Highway 286, La Paz, La Paz, Baja California Sur Mexico Assessor’s Parcel Number Mulitple Highest and Best Use As Vacant Mixed Use Residential As Improved Mixed Use Residential Property Rights Appraised Fee Simple Estate Land Area 597.33 AC 26,019,503 SF Land Area 241.73 HECTARES 2,417 SQUARE METERS Estimated Exposure Time 12 Months VALUATION Total Per SF Land Value $45,000,000 $1.73 CONCLUDED MARKET VALUE Appraisal Premise Interest AppraisedDate of Value Value As Is Fee Simple EstateOctober 27, 2006 $45,000,000 Compiled by CBRE EXTRAORDINARY ASSUMPTIONS & HYPOTHETICAL CONDITIONS The value contained herein is predicated upon the following assumptions: • The subject property is located within a designated Tourism Area; • The property has adequate public electric service available at a cost of approximately $750,000; • The subject property has access via an access easement to a public road which is noted as being 50 meters wide; • The property rights represent fee simple estate; • Any adverse legal or governmental vents that preclude development of the site will likely have an adverse effect on the market value; • The property will have rights and permits to be developed with a mixed use residential development. iv © 2006 CB Richard Ellis, Inc. LA VENTANA TABLE OF CONTENTS TABLE OF CONTENTS CERTIFICATION OF THE APPRAISAL.............................................................................................i SUBJECT PHOTOGRAPHS ..........................................................................................................ii SUMMARY OF SALIENT FACTS................................................................................................... iv TABLE OF CONTENTS................................................................................................................v
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