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S UBJECT P HOTOGRAPHS
DISTEFANO COMPANY
Case 8:09-bk-21712-TA Doc 217-4 Filed 03/26/10 Entered 03/26/10 18:41:32 Desc
PROPERTY AND AREA DESCRIPTION Exhibit B - Part 3 Page 2 of 20 39
DISTEFANO COMPANY
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PROPERTY AND AREA DESCRIPTION Exhibit B - Part 3 Page 3 of 20 40
DISTEFANO COMPANY
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DISTEFANO COMPANY
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DISTEFANO COMPANY
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DISTEFANO COMPANY
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DISTEFANO COMPANY
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DISTEFANO COMPANY
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DISTEFANO COMPANY
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DISTEFANO COMPANY
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DISTEFANO COMPANY
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DISTEFANO COMPANY
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DISTEFANO COMPANY
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DISTEFANO COMPANY
Case 8:09-bk-21712-TA Doc 217-4 Filed 03/26/10 Entered 03/26/10 18:41:32 Desc
PROPERTY AND AREA DESCRIPTION Exhibit B - Part 3 Page 15 of 20 52
SUBJECT PROPERTY: LOOKING NORTH ACROSS PACIFIC COAST HWY FROM BOLSA CHICA STATE BEACH
The subject property is on the ridge on the horizon.
DISTEFANO COMPANY
Case 8:09-bk-21712-TA Doc 217-4 Filed 03/26/10 Entered 03/26/10 18:41:32 Desc
HIGHEST AND BEST USE Exhibit B - Part 3 Page 16 of 20 53
The highest and best use analysis applies the four tests—legally permissible,
physically possible, financially feasible, and most profitable—sequentially to
arrive at the highest and best use.
DISTEFANO COMPANY
Case 8:09-bk-21712-TA Doc 217-4 Filed 03/26/10 Entered 03/26/10 18:41:32 Desc
DESCRIPTION OF THE A P P R A I S A L P R O C E Exhibit
SS
B - Part 3 Page 17 of 20 54
The appraisal process includes three recognized approaches for estimating the
value of income-producing property: the cost approach, the income
capitalization approach, and the sales comparison approach, defined as
follows:
Cost Approach
A set of procedures through which a value indication is derived for the fee
simple interest in a property by estimating the current cost to construct a
reproduction of, or replacement for, the existing structure; by deducting
accrued depreciation from the reproduction or replacement costs; and by
adding the estimated land value plus an entrepreneurial profit. Adjustments
may then be made to the indicated fee simple value of the subject property to
reflect the value of the property interest being appraised.1
DISTEFANO COMPANY
Case 8:09-bk-21712-TA Doc 217-4 Filed 03/26/10 Entered 03/26/10 18:41:32 Desc
DESCRIPTION OF THE A P P R A I S A L P R O C E Exhibit
SS
B - Part 3 Page 18 of 20 55
DISTEFANO COMPANY
Case 8:09-bk-21712-TA Doc 217-4 Filed 03/26/10 Entered 03/26/10 18:41:32 Desc
VALUATION – BULK VALUE “AS IS” Exhibit B - Part 3 Page 19 of 20 56
The concept of bulk value is based on federal regulations which indicate that
“The sum of retail sales for a proposed development is not the market value of the
development. For proposed developments that involve the sale of individual houses,
units, or lots, the appraiser must analyze and report appropriate reductions and discounts
for holding costs, marketing costs, and entrepreneurial profit.”1
The bulk value is the value to a single buyer intending to resell the individual
units, taking into consideration appropriate reductions and discounts from
retail value. This appraisal values the subject property using the discounted
cash flow method (in the case of residential subdivisions, sometimes called the
development method) under the income capitalization approach.
The income capitalization approach involves the application of methods
that convert (capitalize) income into a value indication. Two methods are
commonly used: direct capitalization and yield capitalization (discounted cash
flow). The discounted cash flow method produces a value indication by
calculating the present value, using a market-derived discount rate, of forecast
periodic sales proceeds less costs during a holding period.
Appendix E contains the discounted cash flow spreadsheet showing the
forecast of revenue and expenses through sell-out of the entire subject project.
In general the model assumes that the worst of the recession is over and that
conditions will improve over time.
Forecast Revenue
Revenue for the discounted cash flow analysis in generated primarily by the
periodic sale of the individual homes to retail buyers plus a smaller increment
from sale of the models.
1 12 CFR 564.4(a)(9).
DISTEFANO COMPANY
Case 8:09-bk-21712-TA Doc 217-4 Filed 03/26/10 Entered 03/26/10 18:41:32 Desc
VALUATION – BULK VALUE “AS IS” Exhibit B - Part 3 Page 20 of 20 57
The retail value of the completed houses is estimated using the sales
comparison approach. The sales comparison approach produces a value
indication by comparing and contrasting the subject property with sales of
similar properties.
DISTEFANO COMPANY