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2023-10-05 Council Agenda Packet
Thursday, October 5, 2023 9:00 AM City of Fresno 2600 Fresno Street Fresno, CA 93721 www.fresno.gov Council Chambers (In Person and/or Electronic) City Council President - Tyler Maxwell Vice President - Annalisa Perea Councilmembers: Mike Karbassi, Miguel Angel Arias, Luis Chavez, Garry Bredefeld, Nelson Esparza City Manager - Georgeanne A. White City Attorney - Andrew Janz City Clerk - Todd Stermer, CMC Meeting Agenda - Final-revised Regular Meeting 10/05/2023 MA/MK 7-0 APPROVED AS AMENDED October 5, 2023City Council Meeting Agenda - Final-revised PUBLIC PARTICIPATION – Public participation during Fresno City Council meetings is always encouraged and can occur in one of the two following ways: 1) Participate In Person: Council Chambers, City Hall, 2nd Floor, 2600 Fresno Street, Fresno, CA 93721 a) To speak during a City Council meeting in person: fill out a speaker card (available in the Council Chamber) and place it in the speaker card collection basket at the front of the Council Chamber. You may also approach the speaker podium upon the Council President’s call for public comment. 2) Participate Remotely via Zoom: https://fresno-gov.zoom.us/webinar/register/WN_F4kph9IJSRujjuH5oOLKvg a) The above link will allow you to register in advance for remote participation in the meeting via the Zoom platform. After registering, you will receive a confirmation email containing additional details about joining the meeting. b) To speak during a City Council meeting while attending remotely: while in the Zoom application, click on the icon labeled “Participants” at the bottom of the screen. Then select “RaiseHand” at the bottom of the Participants window. Your digital hand will now be raised. You will be asked to “unmute” when your name is called to speak. You will not be visible via video and there will be no opportunity to share your screen. All public speakers will have up to 3 minutes to address Council pursuant to Rule No. 10 of the Rules of Procedure for the City Council of the City of Fresno (available in the City Clerk’s Office). SUBMIT DOCUMENTS / WRITTEN COMMENTS - Pursuant to Rule 11 (c) of the Rules of Procedure, no documents shall be accepted for Council review unless submitted to the City Clerk at least 24 hours prior to the Council Agenda item be heard. Documents / written comments related to an agenda item can be submitted by one of the following methods: 1) eComment – eComment allows the public to submit agenda related comments through a website prior to the meeting. Submitted comments are limited to 1440 characters and will be a part of the official record. Page 2 City of Fresno ***Subject to Mayoral Veto October 5, 2023City Council Meeting Agenda - Final-revised a) Submit an e-Comment by visiting https://fresno.legistar.com/Calendar.aspx and selecting the “eComment” link. b) e-Comment is available for use upon publication of the agenda and closes 24 hours prior to the meeting start time [pursuant to Rule 11(c)]. c) e-Comment is not permitted for Land use or CEQA items d) The e-Comment Electronic User Agreement can be viewed at: https://www.fresno.gov/cityclerk/ 2) E-mail – Agenda related documents and comments can be e-mailed to the Office of the City Clerk at least 24 hours prior to the agenda item being heard, pursuant to Rule 11(c). a) E-mail the Clerk’s Office at clerk@fresno.gov b) E-mails should include the agenda date, and the related agenda item number. VIEWING CITY COUNCIL MEETINGS (non-participatory) - For your convenience, there are several ways to view Fresno City Council meetings live: 1) City of Fresno website: https://fresno.legistar.com/Calendar.aspx (click “In Progress” to view the live meeting). 2) Community Media Access Collaborative website: https://cmac.tv/ 3) YouTube - City of Fresno Council, Boards and Commissions Channel: https://www.youtube.com/channel/UC3ld83D8QGn1YBDw6aD5dZA/videos 4) Facebook: https://www.facebook.com/FresnoCA/videos 5) Cable Television: Comcast Channel 96 and AT&T Channel 99 Should any of the five viewing methods listed above experience technical difficulties, the Council meeting will continue uninterrupted. Council meetings will only be paused to address verifiable technical difficulties for all users participating via Zoom or in the Council Chamber. The City of Fresno’s goal is to comply with the Americans with Disabilities Act (ADA). Anyone requiring reasonable ADA accommodations, including sign language interpreters, or other reasonable accommodations such as language translation, should contact the office of the City Clerk at (559) 621-7650 or clerk@fresno.gov. To help ensure availability of these services, you are advised to make your request a minimum of three business days prior to the scheduled meeting. Page 3 City of Fresno ***Subject to Mayoral Veto October 5, 2023City Council Meeting Agenda - Final-revised 9:09 A.M. ROLL CALL Invocation by Dr. El Sayed Ramadan Imam of Masjid Fresno Islamic Center Pledge of Allegiance to the Flag APPROVE AGENDA CEREMONIAL PRESENTATIONS ID 23-1071 Proclamation for “Domestic Violence Awareness Month” Sponsors:Council President Maxwell and Office of Mayor & City Manager ID 23-1295 Proclamation for “Code Enforcement Officer Appreciation Week” Sponsors:Vice President Perea and Council President Maxwell ID 23-1400 Proclamation for “Frank Ramos Day” Sponsors:Councilmember Arias ID 23-1394 Proclamation for “Phil Roman Day” Sponsors:Councilmember Arias ID 23-1401 Proclamation for “Indigenous Peoples' Day” Sponsors:Councilmember Esparza ID 23-1384 “Celebrating Health Literacy Awareness Month” Sponsors:Office of Mayor & City Manager COUNCILMEMBER REPORTS AND COMMENTS MAYOR/MANAGER REPORTS AND COMMENTS CITY CLERK AND CITY ATTORNEY REPORTS AND COMMENTS UNSCHEDULED COMMUNICATION PLEASE NOTE: UNSCHEDULED COMMUNICATION IS NOT SCHEDULED FOR A SPECIFIC TIME AND MAY BE HEARD ANY TIME DURING THE MEETING Page 4 City of Fresno ***Subject to Mayoral Veto October 5, 2023City Council Meeting Agenda - Final-revised 1. CONSENT CALENDAR 1.-A.ID 23-1430 Approval of Minutes for September 28, 2023, Regular Meeting Sponsors:Office of the City Clerk 1.-B.ID 23-1444 Actions pertaining to the California For All Animals Shelter Assistance Program Off-Cycle Grant 1. Authorize the City Manager to accept $350,400 in grant funding for the Animal Center from the Regents of the University of California on behalf of its Davis Campus School of Veterinary Medicine on behalf of its Koret Shelter Medicine Program in connection with the California for All Animals statewide animal shelter assistance program. 2. Authorize the City Manager or his designee to execute the Shelter Services Agreement and any related documents, for the California For All Animals Shelter Assistance Program Off-Cycle Grant. 3. ***RESOLUTION - Adopt the 22nd Amendment to the Annual Appropriation Resolution (AAR) No. 2023-185 appropriating $350,400 for the Animal Center from the California for All Animals Shelter Assistant Program Off-Cycle Grant (requires five affirmative votes) (subject to Mayor’s veto). Sponsors:Animal Center Department 1.-C.ID 23-1402 Approve the award of a citywide requirements contract to Knight’s Site Services, Inc. of Fresno, California for two years with three optional one-year extensions for the rental, delivery, regular maintenance, and removal of portable toilets, handwashing stations, and 250-gallon waste tanks in an amount not to exceed $250,000 per year plus annual CPI increases (Bid File 9670) Sponsors:General Services Department 1.-D.ID 23-1417 Actions pertaining to the California Department of Toxic Control Substances Equitable Community Revitalization Grant, Round 2 (Council District 3): 1. ***RESOLUTION - Authorizing and directing submission of a grant application to the California Department of Toxic Control Substances Equitable Community Revitalization Grant, Round 2, for up to $10,000,000 in a funding request for the remediation of 1457 H Street; and authorizing the City Manager, or designee, to sign all required applying documents. (Subject to Mayor’s Veto) 2. Approve the Standard Voluntary Agreement between the City of Page 5 City of Fresno ***Subject to Mayoral Veto October 5, 2023City Council Meeting Agenda - Final-revised Fresno and the California Department of Toxic Control Substances in the amount of $143,750 for voluntary oversight of the remediation of 1457 H Street. Sponsors:Planning and Development Department 1.-E.ID 23-1418 Approve the first amendment to the agreement with Poverello House for Village of Hope Emergency Shelter services increasing funding for tiny home pre-development costs by $75,578.60 for a total amount of $4,738,133.39. Sponsors:Planning and Development Department 1.-F.ID 23-1459 ***RESOLUTION: Adopt the Fourth Amendment to Fiscal Year 2024 Salary Resolution No. 2023-183, amending Exhibit 13-1, Unit 13, Exempt Supervisory and Professional (CFPEA) by adding the new classifications of Registered Veterinary Technician and Animal Programs Coordinator, and providing a salary step plan range for the respective classifications; effective October 9, 2023 (Subject to Mayor’s Veto). Sponsors:Personnel Services Department 1.-G.ID 23-1454 Approve the First Amendment to the consultant services agreement with Carollo Engineers Inc., to expand the scope of services and increase the contract amount by $2,300,406, for a total amount of $3,111,279, for the Downtown Area Water and Wastewater Infrastructure Improvements Study (Council District 3) Sponsors:Department of Public Utilities 1.-H.ID 23-1365 Award a requirements contract to ACCO Engineered Systems, Inc. for one year with four optional one-year extensions in the amount up to $165,900.00 per year to provide annual backflow assembly testing and certification for various facilities and parks (Bid File 12301639) (City Wide) Sponsors:Public Works Department 1.-I.ID 23-1442 RESOLUTION- Authorizing the submission of grant applications to United States Department of Transportation (DOT) Strengthening Mobility and Revolutionizing Transportation (SMART) Grants Program for Smart City or Community Technologies and Systems Projects totaling up to $2 million in requests of grant application funding and authorizing the execution of grant application and grant agreement documents by the Public Works Director or Designee(s). Page 6 City of Fresno ***Subject to Mayoral Veto October 5, 2023City Council Meeting Agenda - Final-revised Sponsors:Public Works Department 1.-J.ID 23-1388 Actions pertaining to the Butler Avenue and 8th Street and Orange Avenue and Lowe Avenue Signalization Project - Bid File 12301153 (Councils District 5) 1. Adopt a finding of Categorical Exemption per staff’s determination pursuant to Section 15301/Class 1 and 15302/Class 2 of the California Environmental Quality Act (CEQA) Guidelines 2. Award a construction contract in the amount of $1,774,274 to American Paving Company, Fresno, California Sponsors:Capital Projects Department and Public Works Department 1.-K.ID 23-1407 Award a construction contract in the amount of $4,809,694 to Agee Construction Corporation of Clovis, California for the Peach Avenue Widening Project from Butler Avenue to Florence Avenue (Phase 1) - Bid File No. 12301971 (Council District 5). Sponsors:Capital Projects Department and Public Works Department 1.-L.ID 23-1356 Actions related to the California State of Good Repair (SGR) Program for funding to conduct FAX maintenance facility improvements: 1. Adopt a finding of Class 1 Categorical Exemption for Existing Facilities pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15301. 2. ***RESOLUTION - Authorizing submission of a project description for and acceptance of funding from the California State of Good Repair (SGR) program, approving the associated FY 2023-24 project list, and authorizing execution of grant documents. (Subject to Mayor’s veto) Sponsors:Department of Transportation 1.-M.ID 23-1448 ***BILL B-33 (Intro’d September 28, 2023) (For Adoption) Adding Section 9-110 to Chapter 9 of the Fresno Municipal Code, Adding the Infectious Disease Lab Accountability and Transparency Ordinance. (Subject to Mayor’s Veto) Sponsors:Councilmember Bredefeld, Councilmember Arias and Councilmember Esparza 1.-N.ID 23-1461 RESOLUTION - Directing the City Attorney to Draft the Workforce Housing Affordability Act, an Ordinance to Dissolve Community Facilities District No. 18 (Public Safety Services) Sponsors:Councilmember Karbassi 1.-O.ID 23-1465 ***RESOLUTION - Affirming Solidarity with the North American Sikh Page 7 City of Fresno ***Subject to Mayoral Veto October 5, 2023City Council Meeting Agenda - Final-revised Community in the Face of International Threats (Subject to Mayor’s Veto) Sponsors:Councilmember Esparza 1.-P.ID 23-1475 ***RESOLUTION - Directing the Administration to Prepare an Annual Appropriations Resolution Amendment Relating to the Payment of Fees Associated with the Initiation of a Plan Amendment and Rezone within District 4 (Subject to Mayor’s Veto) Sponsors:Council President Maxwell CONTESTED CONSENT CALENDAR 2. SCHEDULED COUNCIL HEARINGS AND MATTERS 10:25 A.M. ID 23-1463 Consideration of an appeal filed regarding Vesting Tentative Tract Map No. 6366, Planned Development Permit Application No. P22-04877, and related Environmental Assessment No. T-6366/P22-04877 for approximately 7.94 acres of property located on the west side of North Bliss Avenue between East Shields and East Princeton Avenues (Council District 7). 1. ADOPT Environmental Assessment No. T-6366/P22-04877 dated July 12, 2023, an Addendum to Environmental Assessment No. P22-01202, in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines. 2. DENY the appeal and UPHOLD the action of the Planning Commission in the approval of Vesting Tentative Tract Map No. 6366 proposing to subdivide approximately 7.94 acres of the subject property into a 71-lot single-family residential development subject to the following: a. Development shall take place in accordance with the Conditions of Approval for Vesting Tentative Tract Map No. 6366 dated August 2, 2023. 3. DENY the appeal and UPHOLD the action of the Planning Commission in the approval of Planned Development Permit Application No. P22-04877 proposing to modify the RS-5 (Single-Family Residential, Medium Density) zone district development standards to allow for a reduction in the garage setback, rear yard setback, garage to façade setback, minimum lot size, minimum lot depth, an increase in maximum lot coverage, and gated private streets subject to the following: Page 8 City of Fresno ***Subject to Mayoral Veto October 5, 2023City Council Meeting Agenda - Final-revised a. Development shall take place in accordance with the Conditions of Approval for Planned Development Permit Application No. P22-04877 dated August 2, 2023. Sponsors:Planning and Development Department 3:00 P.M. ID 23-1436 Actions pertaining to proposed Harmony Communities’ proposed closure of La Hacienda Mobile Estates: 1. HEARING on sufficiency of Conversion Impact Report and Relocation Plan (the Report). 2. ADOPT findings required by Government Code Section 65863.7. 3. Take one of the following actions: i. APPROVE the Report OR ii. APPROVE the Report subject to conditions of approval OR iii. DENY the Report Sponsors:City Attorney's Office 3. GENERAL ADMINISTRATION 3.-A.ID 23-1435 Progress of Code Enforcement, including ASET Quarterly report. Sponsors:City Attorney's Office 4. CITY COUNCIL 5. CLOSED SESSION 5.-A.ID 23-1426 CONFERENCE WITH LEGAL COUNSEL-EXISTING LITIGATION Government Code Section 54956.9, subdivision (d)(1) Sharon Jackson v. City of Fresno; Fresno Superior Court Case No.: 20CECG03206 Sponsors:City Attorney's Office 5.-B.ID 23-1406 CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION Government Code Section 54956.9, subdivision (d)(4): 1 potential case Sponsors:City Attorney's Office Page 9 City of Fresno ***Subject to Mayoral Veto October 5, 2023City Council Meeting Agenda - Final-revised 5.-C.ID 23-1453 CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION Government Code Section 54956.9, subdivision (d)(4): 1 potential case Sponsors:City Attorney's Office 5.-D.ID 23-1457 CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION Government Code Section 54956.9, subdivision (d)(4): 1 potential case. Sponsors:City Attorney's Office 5.-E.ID 23-1445 PUBLIC EMPLOYEE PERFORMANCE EVALUATION 1. Government Code Section 54957(b): consider the appointment, employment, evaluation of performance, discipline, or dismissal of a public employee. Title: City Attorney 2. Government Code Section 54957.6: conference with labor negotiator. City Negotiator: Council President Tyler Maxwell. Unrepresented Employee: City Attorney Sponsors:Council President Maxwell ADJOURNMENT UPCOMING SCHEDULED COUNCIL HEARINGS AND MATTERS OCTOBER 19, 2023 10:00 A.M. - Actions pertaining to the acquisition of a permanent street easement and right of way to benefit the Tract 6162 Development Project for the widening of West Ashlan Avenue between North Polk Avenue and North Hayes Avenue (Council District 1) 10:05 A.M. - Consideration of Conditional Use Permit Application P22-03146, and related Environmental Assessment P22-03146 pertaining to ±1.38 acres of property located on the south side of West Bullard Avenue, between North Van Ness Boulevard and North Forkner Avenue (Council Page 10 City of Fresno ***Subject to Mayoral Veto October 5, 2023City Council Meeting Agenda - Final-revised District 2) UPCOMING EMPLOYEE CEREMONIES EMPLOYEE OF THE QUARTER - 9:00 A.M. • October 18, 2023 (Wednesday) - Employee of the Fall Quarter EMPLOYEE SERVICE AWARDS - 10:00 A.M. • November 15, 2023 (Wednesday) - Employee Service Awards 2023 CITY COUNCIL MEETING SCHEDULE October 19, 2023 - 9:00 A.M. November 2, 2023 - 9:00 A.M. November 16, 2023 - 9:00 A.M. December 7, 2023 - 9:00 A.M. December 14, 2023 - 9:00 A.M. Page 11 City of Fresno ***Subject to Mayoral Veto City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1071 Agenda Date:10/5/2023 Agenda #: REPORT TO THE CITY COUNCIL FROM:TYLER MAXWELL, Council President District 4 SUBJECT Proclamation for “Domestic Violence Awareness Month” Attachment: Proclamation City of Fresno Printed on 10/16/2023Page 1 of 1 powered by Legistar™ 10/05/2023 PRESENTED CITY OF FRESNO ____________________________________________ __________________________________________ JERRY P. DYER, Honorable Mayor TYLER MAXWELL, Council President _____________________________________________ __________________________________________ ANNALISA PEREA, Council Vice President MIKE KARBASSI, Councilmember, District 2 _____________________________________________ __________________________________________ MIGUEL ARIAS, Councilmember, District 3 LUIS CHAVEZ, Councilmember, District 5 _____________________________________________ __________________________________________ GARRY BREDEFELD, Councilmember, District 6 NELSON ESPARZA, Councilmember, District 7 byy|vxá Éy `tçÉÜ ]xÜÜç WçxÜ 9VÉâÇv|Ä cÜxá|wxÇà gçÄxÜ `tåãxÄÄ Hereby Recognizes: `tÜ}tÜxx `táÉÇ VxÇàxÜ WHEREAS, October is Domestic Violence Awareness Month, which through education allows the community to acknowledge and support survivors and advocates in ending the cycle of abuse; and WHEREAS, Domestic violence is widespread and annually affects more than 12 million people in the United States, without regard to age, race, religion, or economic status. On average, one in three women is killed each day as a result of domestic violence. In the City of Fresno since 2017 there have been nearly 20 domestic violence-related deaths; and WHEREAS, Nearly 9,000 domestic violence calls were received by City of Fresno law enforcement agencies in 2022. As Fresno’s only dedicated provider of domestic violence safe housing and comprehensive support services, the Marjaree Mason Center in the past year has served more than 7,539 adults and children affected by domestic violence and has also provided services to those who cause harm; and WHEREAS, The Marjaree Mason Center actively partners with the City of Fresno Police and Planning and Development departments to ensure survivors have access to safe housing, receive support with restraining orders and other services; and WHEREAS, October 19th is known as Purple Thursday, a nationwide day dedicated to remembering domestic violence victims, supporting survivors, and raising awareness of local resources available to end the cycle of domestic violence; and WHEREAS, A partnership of organizations has emerged to directly confront this crisis and is achieving results. The Marjaree Mason Center, along with law enforcement, health care providers, clergy, and concerned citizens, are helping to end domestic violence. We must recognize the compassion and dedication of these volunteers and professionals while increasing the public understanding of this crucial issue. NOW, THEREFORE BE IT RESOLVED that we, Mayor Jerry P. Dyer, and the Fresno City Council, do hereby proclaim October 2023 to be: ÂWÉÅxáà|v i|ÉÄxÇvx TãtÜxÇxáá `ÉÇà{Ê in the City of Fresno IN WITNESS WHEREOF, we have hereunto set our hands and affixed the Great Seal of the City of Fresno, California, this 5th day of October of the Year Two Thousand and Twenty-Three. City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1295 Agenda Date:10/5/2023 Agenda #: CEREMONIAL PRESENTATION Proclamation for “Code Enforcement Officer Appreciation Week” City of Fresno Printed on 10/16/2023Page 1 of 1 powered by Legistar™ 10/05/2023 PRESENTED CITY OF FRESNO byy|vxá Éy VÉâÇv|Ä cÜxá|wxÇà gçÄxÜ `tåãxÄÄ 9 VÉâÇv|Ä i|vx cÜxá|wxÇà TÇÇtÄ|át cxÜxt Is hereby presented to: City Attorney’s Office Code Enforcement Division WHEREAS, Code Enforcement Officers provide for the safety, health, and welfare of residents in communities throughout the City of Fresno through the diligent enforcement of local, state, and federal laws and ordinances dealing with various issues of building, zoning, housing, animal control environmental health and life safety; and WHEREAS, Code Enforcement Officers have challenging and demanding roles and often do not receive recognition for the job they do in improving the quality of life for residents and businesses of Fresno; and WHEREAS, the role of Code Enforcement Officers has tremendously expanded in recent years with increased reliance on their expertise and training; and WHEREAS, Code Enforcement Officers are certified, dedicated, and highly qualified professionals who share the goals of preventing neighborhood deterioration, enhancing communities, ensuring safety, and preserving property values through knowledge, training, and application of housing, zoning, and nuisance laws; and WHEREAS, Code Enforcement Officers often have a highly visible role in the community and interact with the public daily as well as with other government agencies; and WHEREAS, the City of Fresno takes this time to recognize, thank, and honor Code Enforcement Officers and acknowledge their role in leading the way to improving the quality of life for the residents of Fresno. NOW, THEREFORE BE IT RESOLVED, that we, Council President Tyler Maxwell, Council Vice President Annalisa Perea, Mayor Jerry P. Dyer, and the Fresno City Councilmembers, do hereby recognize the week of October 5th-12th, 2023 to be: “Code Enforcement Officer Appreciation Week” in the City of Fresno. IN WITNESS WHEREOF, we have hereunto set our hands and affixed the seal of the City of Fresno, California, on this 5th day of October 2023. __________________________________________ JERRY P. DYER, Honorable Mayor __________________________________________ ANNALISA PEREA, Council Vice President District 1 __________________________________________ GARRY BREDEFELD, Councilmember District 6 __________________________________________ NELSON ESPARZA, Councilmember District 7 __________________________________________ TYLER MAXWELL, Council President District 4 __________________________________________ MIKE KARBASSI, Councilmember District 2 __________________________________________ MIGUEL ARIAS, Councilmember District 3 __________________________________________ LUIS CHAVEZ, Councilmember District 5 City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1400 Agenda Date:10/5/2023 Agenda #: CEREMONIAL PRESENTATION Proclamation for “Frank Ramos Day” City of Fresno Printed on 10/16/2023Page 1 of 1 powered by Legistar™ 10/05/2023 PRESENTED WHEREAS, Frank Ramos, a resident of West Fresno, a graduate of San Joaquin High School, and a 1960 Fresno State College graduate began his illustrious career with the U.S. Treasury Department, Internal Revenue Service (IRS); and WHEREAS, Frank Ramos, over the course of his employment with the IRS, held crucial positions in the Tax Compliance, Tax Processing, Tax Accounts, Collection, and Taxpayer Information Divisions in California, Arizona, and West Virginia. Mr. Ramos paved the way for Latinos to hold high-level positions; and WHEREAS, in 1971, Mr. Ramos was a member of a handpicked national IRS team tasked to plan and execute the startup operation of a new 8,000-employee IRS Tax Return Processing Center in Fresno; the largest employer in the Fresno community at the time; and WHEREAS, in 1989 Mr. Ramos was recruited for a senior executive position in the U.S. Small Business Administration (SBA) during the George H. W. Bush Administration where he was the only Latino Senior Executive to serve on the SBA in the nation; and WHEREAS, in 1999, Mr. Ramos was recruited to serve as the Chief Deputy Director for the Department of Minority Business Enterprise during the Administration of Governor James Gilmore III in Richmond, Virginia. During his second year in this position, Mr. Ramos was recruited by the Department of Defense Transition Team for then-President George W. Bush’s Administration. Mr. Ramos served as the Director of Small Business Programs for all the Department of Defense military branches for which he was awarded the Secretary of Defense Medal for Exceptional Public Service for his great leadership; and WHEREAS, we celebrate Frank Ramos for his remarkable leadership, his countless accomplishments, and his unwavering dedication to public service. NOW, THEREFORE, BE IT RESOLVED, that we, Fresno City Council and Mayor Jerry Dyer, do hereby proclaim the 5th of October 2023 to be: “Frank Ramos Day” in the City of Fresno. IN WITNESS WHEREOF, we have hereunto set our hands and affixed the Great Seal of the City of Fresno, California, on this 5th day of October 2023. City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1394 Agenda Date:10/5/2023 Agenda #: CEREMONIAL PRESENTATION Proclamation for “Phil Roman Day” City of Fresno Printed on 10/16/2023Page 1 of 1 powered by Legistar™ 10/05/2023 PRESENTED WHEREAS, Phil Roman, a resident of West Fresno and a graduate of San Joaquin High School is a gifted Mexican-American artist who is known worldwide for his outstanding career in animation that has earned him six Emmy awards; and WHEREAS, Phil Roman, who at the age of eleven first saw Walt Disney’s “Bambi” at a local Fresno theater, and decided to be an artist who could bring drawings to life. Mr. Roman worked as an usher at Warnors Theater and in September 1949, Mr. Roman boarded a bus to Los Angeles with sixty dollars in his pockets to attend a cartoon and animation school; and WHEREAS, Phil Roman left to serve in the Air Force during the Korean War for four years and returned in January 1955 to continue his artistic education; and WHEREAS, Phil Roman was hired by Disney to work as an assistant animator on “Sleeping Beauty” in 1955. This adventure led Mr. Roman to San Francisco to work with Imagination, Inc and to Hollywood to work for Warnor Bros., MGM, and UPA. In 1984, Mr. Roman formed his own studio, Film Roman, Inc.; and WHEREAS, Phil Roman has won numerous honors and awards over the course of his career for various films and TV specials, including You’re a Good Sport, Charlie Brown (1975), Life is a Circus, Charlie Brown (1980), Garfield on the Town (1983), Garfield in the Rough (1984), The Garfield Halloween Special (1985), Garfield’s Babes & Bullets (1989), and The Simpsons TV Series (1992-1999). Mr. Roman most recently received the Pobladores Award from La Plaza de Cultura y Artes in 2021; and WHEREAS, beyond animation, Phil Roman is engaged and committed to the larger community as he has served on several boards and committees, including the U.S. Senate Republican Task Force on Hispanic Affairs and the Academy of Television Arts & Sciences; and WHEREAS, we celebrate Phil Roman for his outstanding contributions to the animation industry, his countless accomplishments, and his unwavering dedication to the arts & culture that has brought joy to many worldwide. NOW, THEREFORE, BE IT RESOLVED, that we, Fresno City Council and Mayor Jerry Dyer, do hereby proclaim the 5th of October 2023 to be: “Phil Roman Day” in the City of Fresno. IN WITNESS WHEREOF, we have hereunto set our hands and affixed the Great Seal of the City of Fresno, California, on this 5th day of October 2023. City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1401 Agenda Date:10/5/2023 Agenda #: CEREMONIAL PRESENTATION Proclamation for “Indigenous Peoples' Day” City of Fresno Printed on 10/16/2023Page 1 of 1 powered by Legistar™ 10/05/2023 PRESENTED CITY OF FRESNO T he F resno City Council Indigenous Peoples’Day WHEREAS:We deeply honor and celebrate the rich heritage and invaluable contributions of Indigenous Peoples,especially paying homage to the Yokuts and Mono communities,the original peoples of the Central Valley;and WHEREAS:In moments where society might attempt to spotlight our differences,we in Fresno and the surrounding area recognize our true strength lies in the rich diversity of our collective histories. WHEREAS:The Tribes of the Central Valley have faced challenges through generations but have stood firm against the structure of settler colonialism.Their brilliance in land stewardship and ecological knowledge created a land rich in natural resources.This land we call the Central Valley and Sierra Foothills has housed and fed millions. WHEREAS:We are thankful for all First Nations and their contributions and unequivocally support the sovereignty and self-determination of the Yokuts and Mono tribes recognizing they have the right to self-governance,protect their sacred lands,and practice their lifeways;and WHEREAS:On Indigenous Peoples'Day,we honor the resilience and immense contributions Yokuts and Mono peoples have made to the state of California.We reaffirm our commitment to upholding our solemn trust and treaty responsibilities to Tribal Nations,further strengthening our Nation-to-Nation tires;and WHEREAS:On this day,we reflect on the attempted genocide of California Natives,understanding that Tribal peoples challenge all of us to confront our past and do better.We must commit to understanding our colonial history,the broken treaties,and forced assimilation policies,ensuring a brighter future for the 7th Generation and Beyond;and WHEREAS:Embracing the spirit of Indigenous freedom,we urge every resident to pause,reflect,and truly appreciate the tenacity and spirit of all First Nations. NOW THEREFORE BE IT RESOLVED:that Councilmember Nelson Esparza,the Fresno City Council,and Mayor Jerry P.Dyer do hereby proclaim,5th of October 2023,as: “Indigenous Peoples’Day” in the City of Fresno. IN WITNESS WHEREOF,we have hereunto set our hands and affixed the Seal of The City of Fresno,California,on this 5th day of October 2023. City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1384 Agenda Date:10/5/2023 Agenda #: CEREMONIAL PRESENTATION “Celebrating Health Literacy Awareness Month” See Attached City of Fresno Printed on 10/16/2023Page 1 of 1 powered by Legistar™ 10/05/2023 PRESENTED CITY OF FRESNO byy|vx Éy `tçÉÜ ]xÜÜç cA WçxÜ _________________________________ ________________________________ JERRY P. DYER, Honorable Mayor TYLER MAXWELL, Council President _________________________________ ANNALISA PEREA, Vice President MIKE KARBASSI, Councilmember District 2 _________________________________ MIGUEL ARIAS, Councilmember District 3 LUIS CHAVEZ, Councilmember District 5 _________________________________ GARRY BREDEFELD, Councilmember District 6 NELSON ESPARZA, Council District 7 WHEREAS, health literacy is the ability to understand basic information and the services needed to make important health decisions. The Centers for Disease Control and Prevention says 90 percent of Americans lack the health literacy skills necessary to prevent and manage disease and chronic conditions and to effectively navigate the complex healthcare system; and WHEREAS, unequal access to clear and understandable health information creates health disparities and results in unnecessary emergency room visits and hospitalizations, as well as negative health outcomes – up to and including death; and WHEREAS, taking action to improve health literacy locally is of great value. Groups like the Cultural Community Wellness Coalition (CCWC) – a collaboration of local community-based organizations – are committed to enhancing equitable outcomes for Fresno residents; and WHEREAS, the CCWC is making a difference through the Advancing Health Literacy Initiative. This initiative mobilizes trained, culturally competent community health workers to address health disparities among high risk, underserved racial and minority populations, while increasing their understanding of health- related concepts. This in turn improves communication between adults and their health care providers, which allows them to be more involved in their health and well-being decisions; and WHEREAS, bringing together community-based organizations and health providers/professionals where participants may exchange ideas, collaborate and promote actionable strategies is improving health literacy in Fresno. NOW, THEREFORE BE IT RESOLVED that we, Mayor Jerry Dyer and Members of the Fresno City Council, do hereby proclaim October 2023 to be: “Health Literacy Awareness Month” In the City of Fresno. IN WITNESS WHEREOF, we have hereunto set our hands and affixed the seal of the City of Fresno, California, this 5th day of October 2023. [ÉÇÉÜ|Çz [xtÄà{ _|àxÜtvç TãtÜxÇxáá `ÉÇà{ City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1430 Agenda Date:10/5/2023 Agenda #: 1.-A. REPORT TO THE CITY COUNCIL FROM:TODD STERMER, City Clerk Office of the City Clerk SUBJECT Approval of Minutes for September 28, 2023, Regular Meeting Attachment: Draft Minutes for September 28, 2023, Regular Meeting City of Fresno Printed on 9/29/2023Page 1 of 1 powered by Legistar™ 10/05/2023 MOVED TO 10/19/2023 NEW FILE ID 23-1507 City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1444 Agenda Date:10/5/2023 Agenda #: 1.-B. FROM:GEORGEANNE A. WHITE, City Manager Office of Mayor and City Manager BY:ALMA TORRES, Deputy City Manager Office of Mayor and City Manager COURTNEY ESPINOZA, Business Manager Finance Department SUBJECT Actions pertaining to the California For All Animals Shelter Assistance Program Off-Cycle Grant 1. Authorize the City Manager to accept $350,400 in grant funding for the Animal Center from the Regents of the University of California on behalf of its Davis Campus School of Veterinary Medicine on behalf of its Koret Shelter Medicine Program in connection with the California for All Animals statewide animal shelter assistance program. 2. Authorize the City Manager or his designee to execute the Shelter Services Agreement and any related documents, for the California For All Animals Shelter Assistance Program Off- Cycle Grant. 3. ***RESOLUTION - Adopt the 22 nd Amendment to the Annual Appropriation Resolution (AAR) No. 2023-185 appropriating $350,400 for the Animal Center from the California for All Animals Shelter Assistant Program Off-Cycle Grant (requires five affirmative votes) (subject to Mayor’s veto). RECOMMENDATION Staff recommends Council approves all actions related to the acceptance of the California for All Animals Shelter Assistance Program Off-Cycle Grant for the Fresno Animal Center. EXECUTIVE SUMMARY In June of 2022 the University of California, Davis Campus, Koret Shelter Program with funding from the California for All Animals Shelter Assistance Program, announced the award of a $600,000 grant to the Animal Center operator, Fresno Humane Animal Services (FHAS). In April of 2023, FHAS notified the City of Fresno of its intent to not renew the operating agreement. Through the approval of these actions, Council will authorize the transfer of the $350,400 in remaining grant fund balances from Fresno Humane Animal Services to the City of Fresno Animal Center. BACKGROUND In June of 2022 the University of California, Davis Campus, Koret Shelter Program with funding from City of Fresno Printed on 10/16/2023Page 1 of 2 powered by Legistar™ 10/05/2023 MK/AP 7-0 R. 2023-267 APPROVED ON CONSENT File #:ID 23-1444 Agenda Date:10/5/2023 Agenda #: 1.-B. the California for All Animals Shelter Assistance Program, announced the award of a $600,000 grant to the Animal Center operator, Fresno Humane Animal Services (FHAS) with the intent to become a hub for the community, offering resources, and assistance, to help keep, animals in their homes, reduce the community cat population, increase spay/neuter, and offer overall support to the people and pets in the community that need it most. In April of 2023, FHAS notified the City of Fresno of its intent to not renew the operating agreement. This has created the need to reallocate the remaining $350,400 in grant funds from the operator, FHAS, to the new City of Fresno Animal Center Department. Through discussions with the granting agencies funding will be allocated to provide veterinary access to care - the limited availability of veterinarians in the community and high cost can create barriers for families to keep their pets. Research suggests that having access to veterinary care improves the lives of owned and community pets; Community Cat (Trap-Neuter- Return) Partnerships to provide stipends, supplies, and resources to community organizations that are currently focused on TNR program with the goal of providing strategic and targeted focus on the communities most at risk throughout the city; free microchip program strategically focused on high intake areas to increase return-to-owner rates and reduce length of stay for the animals entering the kennels and distribution of microchip readers in various sectors of the community to assist with reuniting owners with their pets and limiting the need for lost animals to enter the Animal Center; expansion of the Foster Program to assist with keeping the animals out of the kennel environment and in homes; and lastly, but most importantly, continuing to provide public spay and neuter for the prevention of unwanted litters. ENVIRONMENTAL FINDINGS By the definition provided in CEQA Guidelines Section 15378,this is not a “project”for the purposes of CEQA. LOCAL PREFERENCE Local preference was not considered because accepting grant funds does not include a bid or award of a construction or service contract. FISCAL IMPACT The acceptance of the grant does not generate an impact to the General Fund. Attachments: Shelter Services Agreement with KSMP 22nd Amendment to Annual Appropriations Resolution No. 2023-185 City of Fresno Printed on 10/16/2023Page 2 of 2 powered by Legistar™ UCD #_______ 1 of 4 UC Davis Agreement #_______ SHELTER SERVICES AGREEMENT (City of Fresno) THIS SHELTER SERVICES AGREEMENT (“Agreement”) is made and entered into as of the date last signed below by and between THE REGENTS OF THE UNIVERSITY OF CALIFORNIA (“University”) on behalf of its Davis Campus School of Veterinary Medicine on behalf of its Koret Shelter Medicine Program (“Facility”) and CITY OF FRESNO (“Shelter”) in connection with the California for All Animals statewide animal shelter assistance program (“Program”). The parties agree as follows: 1.Shelter Services. Shelter shall adhere to the scope of work described in “Exhibit A”, attached hereto and by this reference made a part hereof (collectively the “Services”). University shall reimburse Shelter for costs (“Expenses”) pursuant to Section 2 below and as outlined in Exhibit A.“Deliverables” shall consist of report(s) and photographs, as applicable, as more fully described in Exhibit A. Additional work shall be performed only if authorized in advance by written amendment to this Agreement executed by both parties. To the extent that any provision of Exhibit A is inconsistent with this Agreement, this Agreement shall take precedence. 2.Payment by University. In consideration of Shelter’s Expenses as described in Exhibit A, Facility shall pay Shelter an amount not to exceed $350,400 upon invoice from Shelter and final signature of this Agreement. Payment questions should be addressed to Nancy Bei at telephone number (530) 754-9183 or at e-mail address nmbei@ucdavis.edu. 3.Term. Services shall be rendered from September 15, 2023 through September 14, 2024. 4.Endorsement Disclaimer. Nothing in this agreement shall be interpreted to indicate, imply, or otherwise suggest (i) that University supports, endorses, favors, or advances, any product or service offered, connected, or affiliated with Shelter; or (ii) that University endorses, favors, supports, or opposes, any proposal, measure, program of action, campaign, or public appeal that is advocated, promoted, advanced, or opposed by any other person or entity with respect to the subject matter presented by Shelter. 5.Amendment. This Agreement may be amended at any time by amendment in writing and signed by the parties, and no other change in any term or condition shall be valid or binding unless made by amendment. 6.Mutual Indemnification. The parties agree to defend, indemnify and hold one another harmless from and against any and all liability, loss, expense, attorneys' fees, or claims for injury or damages arising from the performance of this agreement, but only in proportion to and to the extent such liability, loss, expense, attorneys' fees, or claims for injury or damages are caused by or result from the negligent or intentional acts or omissions of the indemnifying party, its officers, agents, students, or employees. UCD #______ Page 2 of 4 7.Insurance. The parties at their own respective costs shall carry sufficient insurance, or programs of self-insurance (general liability, workers’ compensation, and auto liability), adequate to cover any claims arising from their respective activities under this Agreement. 8.Force Majeure. Neither party shall be liable for damages suffered by the other party because of University’s or Shelter’s failure to perform if failure is due to any cause beyond that party’s control. 9.Relationship of the Parties. The parties to this Agreement shall be and remain at all times independent contractors, neither being the employee, agent, or representative of the other in their relationship under this Agreement. 10.Use of University’s Name. Shelter shall not use the name or mark of University in any form or manner in advertisements, reports, or other information released to the public without the prior written approval of University. 11.Contract Compliance. As applicable, if this Agreement is funded wholly or in part with by a grant or contract from an agency of any state or federal government, Shelter shall comply with all terms and conditions applicable to recipients of such funds and their contractors. 12.Notice. Any notice, request, or inquiry regarding the provisions of this Agreement, its termination, or similar matters shall be directed to the appropriate party at the following address: UNIVERSITY (regarding contracts) SHELTER (regarding contracts) Alma Torres Business & Revenue Contracts Deputy City Manager University of California, Davis City of Fresno One Shields Ave. 2600 Fresno St, Davis, CA 95616 Fresno, CA 93721 E-mail:E-mail: alma.torres@fresno.gov UNIVERSITY (regarding project) Karol Tapias School of Veterinary Medicine University of California, Davis One Shields Ave. Davis, CA 95616 E-mail: ketapias@ucdavis.edu 13.University's Right to Use Data. University shall have the unrestricted right to use for its own purposes, including publication, any data or information which may be developed, provided by or arising in connection with the performance of this Agreement. 14.Governing Law. This Agreement shall be construed pursuant to California law. UCD #______ Page 3 of 4 15.Federal Exclusion Warranty. Shelter warrants that it is not excluded from participation in any governmental sponsored program, including, without limitation, the Medicare, Medicaid, or Champus programs (http://exclusions.oig.hhs.gov/search.html) and the Federal Procurement and Nonprocurement Programs (https://www.sam.gov/index.html/##11#1). This agreement shall be subject to immediate termination in the event that Shelter is excluded from participation in any federal healthcare or procurement program. 16.Audit Requirements. The Agreement, and any pertinent records involving activities related to the services provided pursuant to the terms and conditions of this Agreement, shall be subject to the examination and audit of the California State Auditor and any other duly authorized agents of the State of California for a period of three (3) years after the date of final payment hereunder. Shelter hereby agrees to make all such records available during normal business hours to inspection, audit and reproduction by University and any duly authorized local, state and/or federal agencies. Any and all examinations and audits conducted hereunder shall be strictly confined to those matters connected with the performance of this Agreement, including, without limitation, the costs associated with the administration of this Agreement. 17.Termination. University may terminate this Agreement at any time by giving Shelter thirty (30) calendar days’ written notice of such action. If this Agreement is terminated, Shelter shall retain any funds expended or committed for the purposes of this Agreement and will return any unexpended funds. 18.Entire Agreement. This Agreement constitutes the entire understanding of the parties respecting the subject matter hereof and supersedes any prior understanding or agreement between them, written or oral, regarding the same subject matter. AGREED: CITY OF FRESNO THE REGENTS OF THE UNIVERSITY OF CALIFORNIA By: By: (authorized signature) Print name: UC Davis Title: Date: Date: UCD #_______ 4 of 4 Exhibit A Scope of Work 1. Purpose of the work: The City of Fresno Animal Center will become a hub for their community, offering resources and assistance to help keep animals in their homes, reduce their community cat population, increase spay/neuter, and overall support the people and pets in their community that need it most. 2. Roles and responsibilities of each party: The City of Fresno Animal Center will become a hub of resources and support for their community. No university equipment will be used. 3.Dates and times will the work be completed: Work will be completed during the contract period of September 15, 2023 and September 14, 2024. 4. Location where work will be performed: 5277 E. Airways Blvd, Fresno, CA 93727 5.Required deliverables: One final report will be required upon completion of the program. Additional touch points during the grant will be discussed with project officer. 6.Project milestones: Program pilot to be completed by September 14, 2024. 7.Total cost of the services: Total of services not to exceed $350,400. No construction costs will be funded through this grant. a.Access to Care (sponsored veterinary services for city residents) $25,000 b.Community Cat (TNR) Partnerships (s/n, stipends, supplies for groups) $75,000 c.Free microchip program $20,000 d.Foster Program marketing and promotion and supplies $30,400 e.Public Spay & Neuter $200,000 Total expenses: $350,400 8.Payment schedule: Payment will be upon execution of the agreement. 9. Anticipated additional work: Additional work is not anticipated at this time. Date Adopted: 1 of 3 Date Approved: Effective Date: Resolution No. RESOLUTION NO. ___________ A RESOLUTION OF THE COUNCIL OF THE CITY OF FRESNO ADOPTING THE 22nd AMENDMENT TO THE ANNUAL APPROPRIATION RESOLUTION NO. 2023-185 TO APPROPRIATE $350,400 IN OFF-CYCLE GRANT FUNDING FOR THE ANIMAL CENTER FROM THE CALIFORNIA FOR ALL ANIMALS SHELTER ASSISTANCE PROGRAM BE IT RESOLVED BY THE COUNCIL OF THE CITY OF FRESNO: THAT PART III of the Annual Appropriation Resolution No. 2023-185 be and is hereby amended as follows: Increase/(Decrease) TO: ANIMAL CENTER DEPARTMENT UCDavis Grant-AnimalCenterOps $ 350,400 THAT account titles and numbers requiring adjustment by this Resolution are as follows: UCDavis Grant-AnimalCenterOps Revenues: Account String: 2070-2093-2303-103-433401-23-1-0000-0000- $ 125,400 2070-2093-2304-104-433401-23-1-0000-0000- 225,000 Total Revenues $ 350,400 Appropriations: Account String: 2070-2093-2303-103-651101-23-1-0000-0000- $ 2,000 Project String: 23GR24001-ACMCHIP Total Appropriations $ 2,000 Appropriations: Account String: 2070-2093-2303-103-653303-23-1-0000-0000- $ 30,400 Project String: 23GR24001-ACFOSTER Total Appropriations $ 30,400 2 of 3 Increase/(Decrease) Appropriations: Account String: 2070-2093-2303-103-658002-23-1-0000-0000- $ 75,000 Project String: 23GR24001-ACTNR Total Appropriations $ 75,000 Appropriations: Account String: 2070-2093-2303-103-658004-23-1-0000-0000- $ 18,000 Project String: 23GR24001-ACMCHIP Total Appropriations $ 18,000 Appropriations: Account String: 2070-2093-2304-104-653402-23-1-0000-0000- $ 200,000 Project String: 23GR24001-ACSNP Total Appropriations $ 200,000 Appropriations: Account String: 2070-2093-2304-104-658002-23-1-0000-0000- $ 25,000 Project String: 23GR24001-ACA2C Total Appropriations $ 25,000 THAT the purpose is to appropriate $350,400 in off-cycle grant funding for the Animal Center from the California For All Animals Shelter Assistance Program with the intent of the Animal Center becoming a service hub for the community. 3 of 3 CLERK’S CERTIFICATION STATE OF CALIFORNIA} COUNTY OF FRESNO } ss. CITY OF FRESNO } I, TODD STERMER, City Clerk of the City of Fresno, certify that the foregoing Resolution was adopted by the Council of the City of Fresno, California, at a regular meeting thereof, held on the Day of , 2023 AYES: NOES: ABSENT: ABSTAIN: Mayor Approval: , 2023 Mayor Approval/No Return: , 2023 Mayor Veto: , 2023 Council Override Veto: , 2023 TODD STERMER, CMC City Clerk BY: ____________________________ Deputy City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1402 Agenda Date:10/5/2023 Agenda #: 1.-C. REPORT TO THE CITY COUNCIL FROM:BRIAN BARR, Director General Services Department BY:MELISSA PERALES, Purchasing Manager General Services Department, Purchasing Division SUBJECT Approve the award of a citywide requirements contract to Knight’s Site Services, Inc. of Fresno, California for two years with three optional one-year extensions for the rental, delivery, regular maintenance, and removal of portable toilets, handwashing stations, and 250-gallon waste tanks in an amount not to exceed $250,000 per year plus annual CPI increases (Bid File 9670) RECOMMENDATION Staff recommends Council approve the award of a citywide requirements contract to Knight’s Site Services, Inc. of Fresno, California for two years with three optional one-year extensions for the rental, delivery, regular maintenance, and removal of portable toilets, handwashing stations, and 250- gallon waste tanks in an amount not to exceed $250,000 per year plus annual CPI increases. EXECUTIVE SUMMARY The General Services Department, Purchasing Division solicited proposals through the Request for Proposals (RFP) process for the rental, delivery, regular maintenance, and removal of portable toilets, handwashing stations, and 250-gallon waste tanks for events and on an as-needed basis. A few examples include PARCS for summer activities (i.e., concerts) at various parks, the Fire Department for large fires, and Public Works for landscape maintenance crews. Several departments, at locations throughout City, utilize toilet rentals for various events and as needed, justifying the formation of a citywide agreement. BACKGROUND The General Services Department, Purchasing Division is responsible for administering the citywide agreement for the rental, delivery, regular maintenance, and removal of portable toilets, handwashing stations, and 250-gallon waste tanks for events and on an as-needed basis. This requirements contract will be used by City departments for ongoing services and additional services as needed. Examples of current services include: ·The City Attorney Office, Code Enforcement Division, utilizes toilet rentals daily for the City of Fresno Printed on 10/16/2023Page 1 of 2 powered by Legistar™ 10/05/2023 MK/AP 7-0 APPROVED ON CONSENT File #:ID 23-1402 Agenda Date:10/5/2023 Agenda #: 1.-C. ·The City Attorney Office,Code Enforcement Division,utilizes toilet rentals daily for the Abatement Team. ·The Department of Public Utilities,Solid Waste Management Division,uses toilet rentals to support employees assigned to Operation Clean Up. ·The PARCS Department utilizes toilet and handwashing station rentals at various parks, complexes, and other locations year-round including special events. ·The Fire Department uses toilet rentals to support firefighters at large fires and training events. ·The Department of Public Works utilizes numerous rentals for landscape maintenance,street maintenance, and similar operations throughout the year. The Request for Proposals was advertised in the Business Journal and published on PlanetBids on May 5,2023.Subsequently,the RFP documents were downloaded by 8 potential proposers and 5 exchanges.One proposal was received from Knight’s Site Services,Inc.of Fresno,California by the June 6, 2023 deadline. The proposed services ensure the availability of clean and functional sanitation facilities.Staff recommends an award to Kight’s based on their experience in portable toilet and handwashing station rentals and maintenance. The City Attorney has reviewed and approved the contract to form. ENVIRONMENTAL FINDINGS By the definition provided in the California Environmental Quality Act (CEQA)Guidelines Section 15378, the award of this contract does not qualify as a “project” as defined by CEQA. LOCAL PREFERENCE Local preference was considered during the evaluation. Knight’s Site Services, Inc. is a local business as defined in the Fresno Municipal Code. FISCAL IMPACT The funding has been included in each departments’line-item budget as part of the FY2024 adopted budget to cover the cost of rental,delivery,regular maintenance,and removal of portable toilets, handwashing stations, and 250-gallon waste tank. Services utilizing this contract cannot be fulfilled using any federal funds. Attachments: Bid Evaluation Evaluation Committee Report City of Fresno Printed on 10/16/2023Page 2 of 2 powered by Legistar™ DESCRIPTION Trailer Mounted Portable Toilet Rental Standard Portable Toilets ADA Compliant Portable Toilets Handwashing Stations (as needed) Daily Rentals (As needed) 250 Gal Waste Tank Rental & Service Charge Emergency Rental and/or Service (One Time Charge Per Emergency Service Call) Monthly Portable Restroom Service Monthly ADA Compliant Portable Toilet Service Charge Monthly Hand Washing Station Service Charge Miscellaneous Service Charge (Delivery, Installation, etc.) SUMMARY RECOMMENDATION UNIT COST $20 $10 $10 $10 $200 $395 $500 $95 $190 $100 $150/hr City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1417 Agenda Date:10/5/2023 Agenda #: 1.-D. REPORT TO THE CITY COUNCIL FROM:JENNIFER CLARK, Director Planning and Development Department PHILIP SKEI, Assistant Director Planning and Development Department BY:JENNIFER DAVIS, Sr. Management Analyst Housing Finance Division SUBJECT Actions pertaining to the California Department of Toxic Control Substances Equitable Community Revitalization Grant, Round 2 (Council District 3): 1. ***RESOLUTION - Authorizing and directing submission of a grant application to the California Department of Toxic Control Substances Equitable Community Revitalization Grant, Round 2, for up to $10,000,000 in a funding request for the remediation of 1457 H Street; and authorizing the City Manager, or designee, to sign all required applying documents. (Subject to Mayor’s Veto) 2. Approve the Standard Voluntary Agreement between the City of Fresno and the California Department of Toxic Control Substances in the amount of $143,750 for voluntary oversight of the remediation of 1457 H Street. RECOMMENDATIONS It is recommended that Council approve a resolution authorizing and directing submission of a grant application to the California Department of Toxic Control Substances Equitable Community Revitalization Grant, Round 2, for up to $10,000,000 in a request for funding for the remediation of 1457 H Street; authorize the City Manager, or designee, to sign all required application documents; and approve the Standard Voluntary Agreement between the City of Fresno and the California Department of Toxic Control Substances in the amount of $143,750 for voluntary oversight of the remediation of 1457 H Street. EXECUTIVE SUMMARY On August 14, 2023, the California Department of Toxic Substances Control (DTSC) issued an Equitable Community Revitalization Grant (ECRG) Round 2 Guidelines soliciting applications for grant funding. The City of Fresno (City) is eligible and intends to apply for ECRG Round 2 funding, by no later than October 9, 2023. Staff requests authorization to finalize and submit an ECRG application to DTSC for grant funding in an amount up to $10,000,000. If awarded, the ECRG grant City of Fresno Printed on 10/16/2023Page 1 of 3 powered by Legistar™ 10/05/2023 MA/AP 7-0 R. 2023-268 File #:ID 23-1417 Agenda Date:10/5/2023 Agenda #: 1.-D. application to DTSC for grant funding in an amount up to $10,000,000.If awarded,the ECRG grant funds will be used for the remediation of City-owned property located at 1457 H Street (Site)with the intent of developing a future affordable micro housing project at the location. Regulatory oversight is a requirement for applications to ECRG for grant funding. DTSC has agreed to provide regulatory oversight,should the City be awarded grant funding,during the Site remediation and associated tasks and has provided the Standard Voluntary Agreement between the City and DTSC.If approved,the Standard Voluntary Agreement would allow for $143,750 to be spent to obtain the regulatory oversight from DTSC that is necessary for the City to submit an application for ECRG funding. BACKGROUND The California Department of Toxic Substances Control (DTSC)issued an Equitable Community Revitalization Grant (ECRG)Round 2 Guidelines soliciting applications on August 14,2023,to implement the Cleanup in Vulnerable Communities Initiative under Senate Bill 158 (Chapter 73, Statutes of 2021)allocating $500 million to DTSC to expedite the cleanup and beneficial reuse of contaminated properties,with priority given to properties in historically vulnerable and disadvantaged communities.There is approximately $85 million available for funding through Round 2 of the ECRG application,which closes on October 9,2023.The City of Fresno (City)is an eligible entity and intends to apply for up to $10 million to facilitate the remediation of City-owned property located at 1457 H Street (Site), to allow for a revitalizing reuse of the Site. The Site is located within the Fulton Corridor and is bordered by Stanislaus Street to the northwest,H Street to the northeast,Tuolumne Street to the southeast,and railroad tracks to the southwest.The Site consists of approximately 2.98 acres of primarily vacant land with a communications transmission facility located on the northeast corner.Historically,the Site was part of the central rail corridor and was owned by the Southern Pacific Railroad.From about 1898 through 1987,the Site was occupied by railroad tracks and associated facilities,such as storage buildings,loading platforms,and freight structures.From at least 1918 until 1970,the Site contained 12 tracks/spurs and during this timeframe it was a common practice to treat the tracks/spurs with environmentally persistent metal-containing pesticides and herbicides to maintain track integrity.Additional adverse impacts may have resulted during this time due to the extended presence of diesel fuels and lubricants from spills and/or accumulated engine drip-related releases,diesel fuel exhaust,and contaminants derived from the presence of rail ties treated with creosote. The Site meets the federal definition of a “brownfield site”-real property,the reuse of which may be complicated by the presence or potential presence of hazardous substances,pollutants,or contaminants.Further,the Site is located within a census tract area with the highest pollution burden (97 percentile)and disproportionate exposure to cumulative impacts,including socioeconomic factors and environmental effects.The Site,if left in its current state,has the potential to negatively affect the health and quality of life for this already vulnerable community. In 2002,City Council adopted Resolution No.2002-10,determining the existence of an immediate need to acquire the subject property for public purposes and having the power of eminent domain in accordance with Article I,Section 19 of the California Constitution and Code of Civil Procedure Section 1240.010,deemed it necessary and in the public interest and the greatest public good to acquire the Site.On December 23,2002,the City was granted title to and ownership of the Site by a City of Fresno Printed on 10/16/2023Page 2 of 3 powered by Legistar™ File #:ID 23-1417 Agenda Date:10/5/2023 Agenda #: 1.-D. acquire the Site.On December 23,2002,the City was granted title to and ownership of the Site by a Quitclaim Deed from Union Pacific Railroad Company and recorded in the Fresno County Recorder's Office as Instrument No. 2002-0231709. The Site is located within the Fulton Corridor and the Fulton Corridor Specific Plan (FCSP)for Downtown Fresno. As part of the vision for the revitalization of the area,a substantial objective of the FCSP is to add 6,300 residential units through various high-density housing options,including infill development of vacant land.The City’s purpose of applying for ECRG funding is to facilitate the assessment, investigation,and implementation of the remediation of the Site for a revitalizing reuse that will include 100%Extremely Low-Income housing (30%AMI or below).This application is an opportunity for the future development of this under-utilized and vacant land into affordable housing for the most vulnerable members of our community,thereby improving neighborhood quality and advancing the health and overall well-being of the community in this disadvantaged area. Pending approval,staff intends to apply for up to $10,000,000 in ECRG Round 2 funding,by no later than October 9, 2023, to be used for the remediation of 1457 H Street. The City Attorney has reviewed the resolution and agreement and approved both as to form. ENVIRONMENTAL FINDINGS By the definition provided in the California Environmental Quality Act Guidelines Section 15378 this item does not qualify as a “project”and is therefore exempt from the California Environmental Quality Act Requirements. LOCAL PREFERENCE Local preference is not applicable because this item does not involve public contracting or bidding with the City of Fresno. FISCAL IMPACT There is no impact on the City’s General Fund as a result of this action. Attachments: Resolution Authorizing Application to ECRG Standard Voluntary Agreement with DTSC City of Fresno Printed on 10/16/2023Page 3 of 3 powered by Legistar™ 1 Standard Voluntary Agreement Model July 30, 2020 In the Matter of: 1457 H Street 1457 H Street Fresno, California 93721 Proponent: City of Fresno 2600 Fresno Street, Room 3065 Fresno, California 93721 Docket No. [Docket Number] Standard Voluntary Agreement Health and Safety Code Section 25355.5(a)(1)(C) The California Department of Toxic Substances Control (DTSC) and City of Fresno (Proponent) enter into this Standard Voluntary Agreement (Agreement) and agree as follows: 1.Site. This Agreement applies to the Site located at 1457 H Street, Fresno, in Fresno County, California 93721 (Site), identified by Fresno County Assessor's Parcel Number(s) 465-040-38ST, and any off-site area to which hazardous substances have or may have migrated from the Site. The Site is approximately 2.98 acres in size and is bordered by Stanislaus Street to the northwest, H Street to the northeast, T uolumne Street to the southeast, and railroad tracks to the southwest. The Site consists of primarily vacant land with a communications transmission facility. Historically, the Site was a portion of the Southern Pacific Railroad central rail corridor consisting of railroad tracks and associated facilities, such as loading platform and freight building. A Site location map and a Site diagram are attached as Exhibits A and B. 2.Jurisdiction. This Agreement is entered into by DTSC and Proponent pursuant to Health and Safety Code section 25355.5(a)(1)(C), which authorizes DTSC to enter into an enforceable agreement to oversee investigation and/or remediation of a release or a threatened release of any hazardous substance at or from the Site. 3.Purpose. The purpose of this Agreement is for Proponent to investigate, remediate, and/or evaluate a release, a threatened release, or a potential release of any hazardous substance at or from the Site under the oversight of DTSC. The purpose of this Agreement is also for DTSC to obtain reimbursement from Proponent for DTSC's oversight costs incurred pursuant to this Agreement. 4.Ownership and Notification. 4.1. The Site is owned by City of Fresno. 4.2. Prior to DTSC providing oversight or review or comment on any document, Proponent shall provide DTSC with all of the following: (a) proof of the identity of all 2 Standard Voluntary Agreement Model July 30, 2020 current record owners of fee title to the Site and their mailing addresses; (b) written evidence that the owners of record have been sent a notice that describes the actions completed or proposed by Proponent; and (c) an acknowledgment of the receipt of the notice required in subparagraph (b) from the property owners or proof that Proponent has made reasonable efforts to deliver the notice to the property owner and was unable to do so. 4.3. Proponent shall notify DTSC of any changes in ownership of the Site subsequent to the Effective Date of this Agreement and provide written evidence that Proponent notified the new owner(s) of record of the actions completed or proposed by Proponent under this Agreement. 5.Substances Found at the Site. Based on the information available to DTSC and Proponent, the Site is or may be contaminated with hazardous substances, including pesticides/herbicide, petroleum, volatile organic compounds (VOCs), semi-volatile organic compounds (SVOCs), and metals. 6.Scope of Work and DTSC Oversight. DTSC shall review and provide Proponent with written comments on all Proponent’s deliverables as described in Exhibit C (Scope of Work) and other documents applicable to the scope of the project. DTSC shall provide oversight of field activities, includ ing sampling and remedial activities, as appropriate. Proponent agrees to perform all the work required by this Agreement. Proponent shall perform the work in accordance with applicable local, state and federal statutes, regulations, ordinances, rules and guidance documents, in particular, Health and Safety Code section 25300 et seq., as amended. 7.Additional Activities. DTSC and Proponent may amend this Agreement to include additional activities in accordance with Paragraph 1 8 of this Agreement. If DTSC expects to incur additional oversight costs for these additional activities, it will provide an estimate of the additional oversight costs to Proponent. 8.Endangerment During Implementation. 8.1 Proponent shall notify DTSC’s Project Manager immediately upon learning of any condition that may pose an immediate threat to public health or safety or the environment. Within seven days of the onset of such a condition, Proponent shall furnish a report to DTSC, signed by Proponent’s Project Manager, setting forth the conditions and events that occurred and the measures taken in response thereto. 8.2 In the event DTSC determines that any activity (whether or not pursued in compliance with this Agreement) ma y pose an imminent or substantial endangerment to the health or safety of people on the Site or in the surrounding area or to the environment, DTSC may order Proponent to conduct additional activities in accordance with Paragraph 7 of this Agreement or to stop further implementation of this Agreement for such period 3 Standard Voluntary Agreement Model July 30, 2020 of time as may be needed to abate the endangerment. DTSC may request that Proponent implement interim measures to address any immediate threat or imminent or substantial endangerment. 9.Access. Proponent shall provide, and/or obtain access to the Site and take all reasonable efforts to obtain access to offsite areas to which access is necessary to implement the Agreement. Such access shall be provided to DTSC's employees, contractors, and consultants at all reasonable times. Nothing in this paragraph is intended or shall be construed to limit in any way the right of entry or inspection that DTSC or any other agency may otherwise have by operation of law. 10.Sampling, Data and Document Availability. When requested by DTSC, Proponent shall make available for DTSC’s inspection, and shall provide copies of, all data and information concerning contamination at or from the Site, including technical records and contractual documents, sampling and monitoring information and photographs and maps, whether or not such data and information was developed pursuant to this Agreement. For all final reports, Proponent shall submit one hard (paper) copy and one electronic copy with all applicable signatures and c ertification stamps as a text-readable Portable Document Formatted (pdf) file compatible with Adobe Acrobat or a formatted file compatible with Microsoft Word. Proponent shall provide the electronic copy via EnviroStor’s Electronic Submittal of Information (ESI) portal unless otherwise instructed by DTSC. Additionally, Proponent shall upload sampling data to the ESI portal in the Electronic Deliverable Format (EDF). 11.Photographs and Drawings. Upon request by DTSC, Proponent shall provide DTSC with photographs Proponent has in its possession of the Site and activities at the Site, as well as drawings Proponent has in its possession in connection with redevelopment plans for the Site. Proponent shall allow DTSC to take photographs of the Site, including activities at the Site, whenever DTSC accesses the Site pursuant to Paragraph 9. Proponent grants DTSC the right to distribute, transmit, publish, or copy, in any medium, either in whole or in p art, the photographs or drawings DTSC obtains pursuant to this paragraph for any use, including, but not limited to, project documentation, public outreach, web and social media content, and marketing materials. This paragraph does not apply to drawings that contain confidential business information. 12.Record Preservation. Proponent shall retain, during the implementation of this Agreement and for a minimum of six years after its termination, all data, reports, and other documents that relate to the performa nce of this Agreement. If DTSC requests that some or all of these documents be preserved for a longer period of time, Proponent shall either comply with the request, deliver the documents to DTSC, or permit DTSC to copy the documents at Proponent’s expense prior to destruction. 4 Standard Voluntary Agreement Model July 30, 2020 13.Notification of Field Activities. Proponent shall inform DTSC at least seven days in advance of all field activities pursuant to this Agreement and shall allow DTSC and its authorized representatives to take duplicates of any sampl es collected by Proponent pursuant to this Agreement. 14.Project Managers. Within 14 days of the effective date of this Agreement, DTSC and Proponent shall each designate a Project Manager and shall notify each other in writing of the Project Manager selecte d. The Proponent's Project Manager shall have the technical expertise in project management, regulatory compliance, and hazardous substance site investigation and remediation sufficient to fulfill his or her responsibilities. Each Project Manager shall be responsible for overseeing the implementation of this Agreement and for designating a person to act in his/her absence. All communications between DTSC and Proponent, and all notices, documents and correspondence concerning the activities performed pursuant to this Agreement shall be directed through the Project Managers. Each party may change its Project Manager with at least seven days prior written notice. 15.Proponent’s Consultant and Contractor . All engineering work performed pursuant to this Agreement shall be under the direction and supervision of a registered professional engineer licensed in California, with expertise in hazardous substance site investigation and remediation. All geological work performed pursuant to this Agreement shall be under the direction and supervision of a registered professional geologist licensed in California, with expertise in hazardous substance site investigation and remediation. Proponent's contractors and consultants shall have the technical expertise sufficient to fulfill his or her responsibilities. Within 14 days of the effective date of this Agreement, Proponent shall notify DTSC’s Project Manager in writing of the name, title, and qualifications of the registered professional engineer and/or professional geo logist and of any contractors or consultants and their personnel to be used in carrying out the work under this Agreement in conformance with applicable state law, including but not limited to, Business and Professions Code sections 6735 and 7835. 16. DTSC Review and Approval. All work performed pursuant to this Agreement is subject to DTSC’s review and approval. If DTSC determines that any report, plan, schedule or other document submitted for approval pursuant to this Agreement fails to comply with this Agreement or fails to protect public health or safety or the environment, DTSC may (a) return comments to Proponent with recommended changes and a date by which the Proponent must submit to DTSC a revised document incorporating or addressing the recommended c hanges; or (b) modify the document in consultation with Proponent and approve the document as modified. All DTSC approvals and decisions made regarding submittals and notifications will be communicated to Proponent in writing by DTSC's Branch Chief or hi s/her designee. No informal advice, guidance, suggestions or comments by DTSC regarding reports, plans, specifications, 5 Standard Voluntary Agreement Model July 30, 2020 schedules or any other writings by the Proponent shall be construed to relieve Proponent of the obligation to obtain such written appro vals. 17.Payment. 17.1 Proponent is required to pay (a) all costs incurred by DTSC in association with preparation of this Agreement, and for oversight activities, including review of documents, conducted prior to the effective date of this Agreement; and (b) a ll costs incurred by DTSC in providing oversight pursuant to this Agreement, including review of the documents and activities described in Exhibit C and associated documents, and oversight of field activities. Costs incurred include interest on unpaid amounts that are billed and outstanding more than 60 days from the date of the invoice. 17.2 An estimate of DTSC's oversight costs is attached as Exhibit D. It is understood by the parties that Exhibit D is an estimate and cannot be relied upon as the final cost figure. DTSC may provide an adjusted cost estimate as the work progresses. Prior to adjusting the cost estimate, DTSC will provide Proponent with a written notice and a detailed explanation of the change to the cost estimate. DTSC will bill Proponent quarterly. Proponent agrees to make payment within 30 days of receipt of DTSC's billing. Such billings will reflect any amounts that have been advanced to DTSC by Proponent. 17.3 Advance payments are not required for any projects funded through the Equitable Community Revitalization Grant (ECRG). If Proponent does not receive ECRG funding and retains this agreement, Proponent shall make an advance payment equal to 50% of anticipated costs for the current fiscal year. The advance payment shall be made to DTSC no later than 10 days after receiving notice from DTSC. It is expressly understood and agreed that DTSC's receipt of the entire advance payment as provided in this paragraph is a condition precedent to DTSC's obligation to provide oversight, review of or comment on documents. DTSC will draw-down from the advance payment, which will be documented in DTSC’s invoice. When the advance payment is depleted, DTSC will continue to request payment through the invoice process . 17.4 All payments made by Proponent pursuant to this Agreement shall be by check payable to the "Department of Toxic Substances Control” and bearing on its face the project code for the Site (Site # [Site Code]-11) and the docket number [docket number] of this Agreement. Upon request by Proponent, DTSC may accept payments made by credit cards or electronic funds transfer. Payments by check shall be sent to: Accounting Office Department of Toxic Substances Control P.O. Box 806 Sacramento, California 95812-0806 A photocopy of the check shall be sent concurrently to DTSC's Project Manager. 6 Standard Voluntary Agreement Model July 30, 2020 17.5 DTSC shall retain all cost records associated with the work performed under this Agreement as may be required by state law. DTSC will make all documents that support DTSC's cost determination available for inspection upon request in accordance with the Public Records Act, Government Code section 6250 et seq. 17.6 In addition to direct costs incurred by DTSC, DTSC also bills its indirect costs associated with direct staff costs. Such indirect costs are only applied to DTSC direct labor costs and not to DTSC contractor costs or DTSC staff travel costs. DTSC calculates separate indirect cost rates (salary/benefits and general operating costs) for each of its major programs (Site Mitigation and Restoration, Hazardous Waste Management, and Safer Products and Workplaces Programs). Because the ratio of direct to indirect costs varies among DTSC’s various programs, the indirect cost rates associated with those programs will also vary. Pursuant to Health and Safety Code section 25269.4, the Department calculates and updates its indirect cost rates every six months. These indirect rates are reflected in the Cost Estimate in Exhibit D. 18.Amendments. This Agreement may be amended in writing by mutual agreement of DTSC and Proponent. Such amendment shall be effective the third business day following the day the last party signing the amendment sends its notification of signing to the other party. The parties may agree to a different effective date. 19.Termination for Convenience. 19.1 Except as otherwise provided in this paragraph, each party to this Agreement reserves the right to unilaterally terminate this Agreement for any reason. Termination may be accomplished by giving a 30 -day advance written notice of the election to terminate this Agreement to the other party. In the event that this Agreement is terminated under Paragraph 1 9.1, Proponent shall be responsible for DTSC costs through the effective date of termination. 19.2 If operation and maintenance activities are required for the final remedy, Proponent may not terminate the Agreement under Paragraph 1 9.1 upon DTSC’s approval of an Operation and Maintenance Plan as proposed by Proponent, unless an Operation and Maintenance Agreement is entered into between DTSC and Proponent or between DTSC and a party responsible for the required operation and maintenance activities. 20.Calendar of Tasks and Schedules. The attached Exhibit E (Calendar of Tasks and Schedules) is merely for the convenience of listing in one location the submittals required by this Agreement. The Calendar of Tasks and Schedules lists activities specific to this project based on the available information. DTSC and Proponent shall make a reasonable effort to compl ete the activity within the schedule outlined in Exhibit E. A schedule for each related activity shall be established as part of this Agreement. 7 Standard Voluntary Agreement Model July 30, 2020 If Proponent is unable to meet the activity’s schedule, Proponent will notify DTSC’s Project Manager 10 days prior to the scheduled action or submittal date. If DTSC is unable to meet the activity’s schedule, DTSC will notify Proponent 10 days prior to the scheduled action or submittal date. 21.Incorporation of Exhibits, Plans and Reports. All exhibits are incorporated into this Agreement by reference. All plans, schedules and reports that require DTSC’s approval and are submitted by Proponent pursuant to this Agreement are incorporated in this Agreement upon DTSC’s approval. 22.Reservation of Rights. DTSC reserves all of its statutory and regulatory powers, authorities, rights, and remedies under applicable laws to protect public health or the environment, including the right to recover its costs incurred therefor. Proponent reserves all of its statutory and regulatory rights, defenses and remedies available to the Proponent under applicable laws. 23.Non-Admission of Liability. By entering into this Agreement, Proponent does not admit to any finding of fact or conclusion of law set forth in this Agreement or any fault or liability under applicable laws. 24.Proponent Liabilities. Nothing in this Agreement shall constitute or be considered a covenant not to sue, release or satisfaction from liability by DTSC for any condition or claim arising as a result of Proponent's past, current, or future operations or ownership of the Site. 25.Government Liabilities. The State of California or DTSC shall not be liable for any injuries or damages to persons or the Site resulting from acts or omissions by Proponent or by related partie s in carrying out activities pursuant to this Agreement, nor shall the State of California or DTSC be held as a party to any contract entered into by Proponent or its agents in carrying out the activities pursuant to this Agreement. 26.Third Party Actions. In the event that Proponent is a party to any suit or claim for damages or contribution relating to the Site to which DTSC is not a party, Proponent shall notify DTSC in writing within 10 days after service of the complaint in the third-party action. Proponent shall pay all costs incurred by DTSC relating to such third- party actions, including but not limited to responding to subpoenas. 27. California Law. This Agreement shall be governed, performed and interpreted under the laws of the State of California . 28.Severability. If any portion of this Agreement is ultimately determined not to be enforceable, that portion will be severed from the Agreement and the severability shall not affect the enforceability of the remaining provisions of the Agreement. 8 Standard Voluntary Agreement Model July 30, 2020 29. Parties Bound. This Agreement applies to and is binding, jointly and severally, upon Proponent and its agents, receivers, trustees, successors and assignees, and upon DTSC and any successor agency that may have responsibility for and jurisdiction over the subject matter of this Agreement. Proponent shall ensure that its contractors, subcontractors and agents receive a copy of this Agreement and comply with this Agreement. 30. Effective Date. The effective date of this Agreement is the date of signature by DTSC’s authorized representative after this Agreement is first signed by Proponent’s authorized representative. Except as otherwise specified, “days” means calendar days. 31. Representative Authority. Each undersigned representative of the party to this Agreement certifies that she or he is fully authorized to enter into the terms and conditions of this Agreement and to execute and legally bind the party to this Agreement. 32. Counterparts. This Agreement may be executed and delivered in any number of counterparts, each of which when executed and delivered shall be deemed to be an original, but such counterparts shall together constitute one and the same document. This Agreement and documents related to it may be executed and transmitted by facsimile or pdf copy, which copies shall be deemed to be, and utilized in all respects as, an original. However, Proponent must provide the wet -inked signed original of each counterpart to DTSC by mail within 14 calendar days of signing. _____________________________________ Date: _________________________ A. Edward Morelan, PG, CEG Branch Chief Site Mitigation and Restoration Program Department of Toxic Substances Control ______________________________________ Date: _________________________ Georgeanne A. White, City Manager City of Fresno 9 Standard Voluntary Agreement Model July 30, 2020 APPROVED AS TO FORM: ANDREW JANZ City Attorney By: Tracy N. Parvanian Date Supervising Deputy City Attorney ATTEST: TODD STERMER, CMC City Clerk By: Date Deputy 10 Standard Voluntary Agreement Model July 30, 2020 LIST OF EXHIBITS TO THE AGREEMENT EXHIBIT A: SITE LOCATION MAP EXHIBIT B: SITE DIAGRAM EXHIBIT C: SCOPE OF WORK EXHIBIT D: COST ESTIMATE FOR DTSC OVERSIGHT SERVICES EXHIBIT E: CALENDAR OF TASKS AND SCHEDULE 11 Standard Voluntary Agreement Model July 30, 2020 EXHIBIT A SITE LOCATION MAP 12 Standard Voluntary Agreement Model July 30, 2020 EXHIBIT B SITE DIAGRAM 13 Standard Voluntary Agreement Model July 30, 2020 EXHIBIT C SCOPE OF WORK In the event that DTSC determines that further action is needed upon completion of Task 13, additional tasks may be requested. Additional tasks will be included as a new cost estimate and scope of work to this Agreement. The following tasks will be completed as part of this Agreement: TASK 1 Document Review Proponent will submit to DTSC available background information, environmental assessment reports, and any other information pertinent to the hazardous substance management, release, characterization, and/or cleanup of the Site. DTSC may review some or all the information to identify areas and media of concern and to determine the additional work, if any, required to complete the investigation (which includes assessment/evaluation activities not requiring field sampling) and/or remediation of the Site. Proponent may also provide environmental investigation and/or cleanup -related documents for a specific review to determine if actions conducted without DTSC oversight were protective of human health a nd the environment. The information submitted by Proponent shall be reviewed for conformance with DTSC standards for quality assurance/quality control, investigation, and remediation. Based on DTSC’s review, these documents may be considered to be Preli minary Endangerment Assessment equivalent documents. Subsequent to its review, DTSC may issue correspondence to the Proponent describing deficiencies of the environmental investigation or cleanup, indicate a limited concurrence with the findings, or make a different determination based on specific circumstances and documents included in the review. For projects where the scope of work is limited to document review only, a formal scoping meeting may not be required, based on mutual agreement between DTSC and the Proponent. Documents included in this task are: 1. Phase I Environmental Site Assessment, Proposed Housing Project 1457 H Street APN 465-040-38ST Fresno, California 93721, Krazan & Associates, Inc., December 23, 2022 2. Phase II Limited Site Assessment, Poverello Property South corner of H and Stanislaus Street APN: 045-040-38 Fresno, California 93706, Krazan & Associates, Inc., December 23, 2022 14 Standard Voluntary Agreement Model July 30, 2020 TASK 2 Scoping Meeting Scoping meetings are required for all voluntary projects where investigation or cleanup is an anticipated aspect of the scope of work; th ese are conducted shortly after the agreement has been executed, or depending on specific circumstances, may be held during the agreement-negotiation period. During the scoping meeting, potential issues, concerns, opportunities to optimize and expedite th e investigation (which includes assessment/evaluation activities not requiring field sampling) and cleanup process, as applicable, and end-points/exit criteria will be discussed. An abbreviated version of the scoping meeting is recommended prior to submi ttal of work plans, reports and cleanup plans to ensure that both the Proponent and DTSC are moving forward with clear and well-defined expectations. The following elements may be addressed during the Scoping Meeting: a) Site Objectives: current and proposed future land uses and redevelopment plans and timetables, etc. b) Site History: historic operations and land uses, chemical uses, hazardous substance releases, permits, etc. c) Conceptual Site Model: identification of size, location, geology, lithology, hydrogeology, areas of concern, contaminants of concern, recognized environmental conditions, historic sampling locations and results, data gaps, risk assessments, offsite concerns, etc. d) Scope of Work: scope of work (phases) as specified in the Agreement based on the available information and preliminary document review; may include discussion about the cleanup determination (e.g., “No Further Action”) and decision document proposed for the Site, e.g., Preliminary Endangerment Assessment, Removal Action Work Plan for removal action with costs below $2 million, or Remedial Action Plan for projects exceeding $2 million in capital costs, or proposing innovative technologies, etc. e) Data Quality Objectives and Remedial Action Objectives: discussion of specific Data Quality Objectives to ensure that appropriate data of sufficient quality is collected to facilitate decision-making; discussion of potential cleanup goals and objectives. f) Risk Assessment and Models: evaluation of published screening levels, if available and appropriate, or use of project-specific risk assessments; discuss risk management and risk communication strategies. g) California Environmental Quality Act (CEQA) requirements : identification of project-specific requirements where applicable, e.g., cultural resources, traffic concerns, ecological resource protection, etc.; identify what DTSC’s CEQA role is 15 Standard Voluntary Agreement Model July 30, 2020 predicted to be, which documents will be developed, and how to integrate CEQA needs within the overall schedule. h) Public Participation & Tribal Outreach : discussion of community and tribal involvement and public outreach process, methods, translation needs, and schedule. i) Schedule: agreed-upon submittal and review dates and timelines for work plans , fact sheets, reports and other key documents; development of optimal sequencing of activities to efficiently reach project goals. j) Resources: Review checklists, quick reference sheets, and templates are available for use by those developing documents for DTSC review and approval. (These tools will be periodically updated and may be made available to Proponents by the DTSC Project Manager) k) Exit Strategy & Completion of Agreement : proposed future land use, Site acquisition and construction dates, funding limitations or requirements, approval for occupancy, etc. to ensure alignment of Proponent and DTSC goals. l) Site Visit: A visit to the Site will be conducted to verify and confirm current conditions and project discussions; the visit may take pl ace on the same date as the scoping meeting. Subsequent visits may be needed if Site conditions change, if new staff are assigned, or for field oversight. TASK 3 Preliminary Endangerment Assessment (PEA) Proponent shall conduct a PEA or utilize PEA-equivalent documentation to determine whether a release or threatened release of hazardous substances exists at the Site, which poses a threat to human health or the environment. The PEA shall be conducted in accordance with the most current DTSC guidance manu al for evaluating hazardous substance release sites titled, Preliminary Endangerment Assessment Guidance Manual, State of California, Environmental Protection Agency, Department of Toxic Substances Control. Specific requirements of the PEA that are not typically required for other types of investigations include the site-specific human health and ecological screening evaluations, public participation requirements, data collection, and scoping activities. Documents are required as part of the PEA are: 3.1 PEA Work Plan. This work plan shall include a sampling plan designed to determine the type and general extent of contamination at the Property; a health and safety plan addressing health and safety issues and safe work practices; and a quality assurance/quality control plan to produce data of known quality. 3.2 PEA Report. This report will document whether a relea se has occurred, or threatened release exists, the threat the Site poses to human health and the environment, and whether further action is necessary. 16 Standard Voluntary Agreement Model July 30, 2020 3.3 PEA with a Land Use Covenant. If a Land Use Covenant (LUC) is being implemented during the PEA phase as a final remedy, Proponent, under the direction of DTSC, will comply with applicable public notice requirements and requirements to notify the current and adjacent property owners. TASK 4 Supplemental Site Investigation (SSI) 4.1 SSI Work Plan. Proponent will submit a work plan that describes the activities proposed to further characterize soil, soil gas, surface water and/or groundwater. The work plan should also include a health and safety plan, quality assurance/quality control plan, sampling plan, and implementation schedule. Proponent will begin implementation of the approved work plan in accordance with the approved implementation schedule. DTSC may provide oversight of work plan implementation. 4.2 SSI Report. Proponent will submit an SSI Report that, at a minimum, presents the data, summarizes the findings of the investigation, validates the data, and includes recommendations and conclusions. TASK 5 Health Risk Assessment Proponent will conduct a risk evaluation consistent with U.S. EPA Risk Assessment Guidance for Superfund and the most current version of the applicable DTSC guidance documents. This evaluation must identify chemicals of concern and potential routes of exposure; characterize the potential risk and/or non -cancer hazard; evaluate potential threats to environmental receptors; consider existing and contemplate uses; and identify cleanup goals. TASK 6 Remedy Selection Document 6.1 Removal Action Work Plan. If DTSC determines a removal action is appropriate, Proponent will prepare a Removal Action Work Plan (RAW) in accordance with Health and Safety Code sections 25323.1 and 25356.1. The Removal Action Work Plan will include: • A description of the onsite contamination; • The goals to be achieved by the removal action; • An analysis of the alternative options considered and rejected and the basis for that rejection. This should include a discussion for each alternative which covers its effectiveness, implementability and cost; • A description of the recommended alternative (including any required land use covenants, financial assurance, and operation and maintenance plan and agreement requirements). 17 Standard Voluntary Agreement Model July 30, 2020 • Administrative record list; • Sampling and Analysis Plan with corresponding Quality Assurance Plan to confirm the effectiveness of the RAW, if applicable; and • Health and Safety Plan describing methods that will be employed during the removal action to ensure the health and safety of workers and the public during the removal action. A detailed community air monitoring plan shall be included if requested by DTSC. 6.2 Remedial Action Plan. If the proposed removal action does not meet the requirements of Health and Safety Code section 25356.1(h), Proponent will prepare a Remedial Action Plan (RAP) in accordance with Health and Safety Code section 25356.1(c) for DTSC review and approval. The RAP summarizes the results of the site characterization, risk evaluation and feasibility study and sets forth in detail appropriate steps t o remedy soil, surface water and groundwater contamination at the Site and adjacent areas. In addition, the RAP shall contain a schedule for implementation of all proposed removal and remedial actions. TASK 7 California Environmental Quality Act (CEQA) In order to meet CEQA obligations, DTSC will prepare the necessary CEQA documents. If required, the Proponent shall submit the information necessary for DTSC to prepare these documents. TASK 8 Remedial Design and Implementation Plan Proponent will either (a) prepare and submit a Remedial Design and Implementation Plan (RDIP) in accordance with the agreed upon schedule contained in the approved Remedy Selection Document; or (b) depending on the complexity of the proposed removal or remedial action, incorporate the factors typically addressed in a RDIP into the Remedy Selection Document. The factors typically addressed in a RDIP are: a) technical and operational plans and engineering designs for implementation of the approved remedial or removal action alternative(s); b) a schedule for implementing the construction phase; c) a description of the construction equipment to be employed; d) a site specific hazardous waste transportation plan (if necessary); e) any required registration requirements for contractors, transporters and other persons conducting the removal and remedial activities for the Site; 18 Standard Voluntary Agreement Model July 30, 2020 f) post-remedial sampling and monitoring procedures for air, soil, surface water and groundwater; g) operation and maintenance procedures and schedules; h) a health and safety plan; and i) a community air monitoring plan, if required by DTSC. TASK 9 Implementation of Remedy Upon DTSC approval of the final RAW or RAP and RDIP (if required), the Proponent shall implement the remedy, as approved. TASK 10 Remedial Action Completion Report Proponent shall submit a report documenting the implementation of the final RAW or RAP and RDIP and noting any deviations from the approved plan. During implementation of the final RAW or RAP and RDIP, DTSC may specify such additions, modifications and revisions to the RAW or RDIP as deemed necessary to protect human health and safety or the environment or to implement the RAW or RAP. TASK 11 Public Participation DTSC requires that specific public engagement activities be conducted for projects undergoing a PEA, RAW, or RAP. However, based on the level of c ommunity interest, media interest, sensitive land uses, demographics and other factors, as determined by DTSC, public engagement activities may be requested for other projects types as well. Proponent will be responsible for all costs associated with the t ranslation and/or interpretation of public participation content required under DTSC’s policies, procedures, guidance documents, and state and federal law. The following tasks apply only if a RAW or RAP is being required by DTSC: 11.1 Proponent shall conduct appropriate public participation activities given the nature of the community surrounding the Site and the level of community interest, if needed. Proponent shall work cooperatively with DTSC to ensure that the affected and interested public and community are involved in DTSC's decision -making process. Any such public participation activities shall be conducted in accordance with Health and Safety Code sections 25358.7 (and 25356.1(e), if conducting a RAP) and with DTSC's review and approval. 11.2 A scoping meeting regarding the RAW or RAP will include a discussion on the appropriate activities that will be conducted to address public participation. 11.3 DTSC may conduct an assessment of community interest in the Site, which may include, but will not be limited to, the development of a survey, outreach to local 19 Standard Voluntary Agreement Model July 30, 2020 elected and public officials and community members, distribution of the survey through mail and/or social media, analysis of survey results, and community interviews. Results of the survey will be shared with the Proponent and should be included in the community profile. 11.4 Proponent, working collaboratively with DTSC, shall prepare a community profile to examine the level of the community's knowledge of the Site; the types of communit y concerns; the proximity of the Site to homes and/or schools, day care facilities, churches, etc.; the current and proposed use of the Site; media interest; surrounding land uses; demographic profile and languages; CalEnviroScreen results; information repositories; recommended public engagement activities; and involvement of community groups and elected officials. The community profile may also include a quarter-mile radius mailing list for the Site, a list of applicable elected officials, and any known community members who may have expressed an interest in the Site. 11.5 Proponent, working collaboratively with DTSC, shall develop and submit fact sheets or community updates to DTSC for review and approval when specifically requested by DTSC. Proponent may be responsible for printing and distribution of fact sheets or community updates upon DTSC approval using the approved community mailing list. 11.6 Proponent, as directed by DTSC, shall publish, in a major local newspaper(s), a public notice announcing the availability of the RAW/RAP for public review and comment. The public comment period shall last a minimum of thirty (30) days. 11.7 DTSC may require that Proponent hold a public meeting to inform the public of the proposed activities and to receive public comments on the RAW/RAP. 11.8 After the close of the public comment period, DTSC will prepare a response to the public comments received. If required, Proponent shall submit the information necessary for DTSC to prepare this document. 11.9 If appropriate, Proponent will re vise the RAW/RAP on the basis of comments received from the public and submit the revised RAW/RAP to DTSC for review and approval. If significant or fundamental changes are required, additional public participation activities, including an additional review and comment period, may be required. Proponent will also notify the public of any significant changes from the action proposed in the RAW/RAP. TASK 12 Tribal Outreach and Consultation DTSC’s assigned Project Manager will coordinate with DTSC’s Offic e of Environmental Equity to ensure compliance with DTSC’s Tribal Consultation Policy. This process may include consultation with California tribes to determine whether or not they have an interest in Site activities. 20 Standard Voluntary Agreement Model July 30, 2020 TASK 13 Land Use Covenant A land use covenant (LUC) pursuant to California Code of Regulations, title 22, section 67391.1 may be necessary to ensure full protection of th e environment and human health. DTSC may require such a LUC in a DTSC -approved remedy based on a RAW, RAP, PEA, or other decision document. If Proponent is the owner of the Site, Proponent agrees to record the LUC as approved by DTSC within ten (10) days of receipt of a fully executed original. If the Proponent is not the owner of the Site and a LUC is required, Proponent will work with the owner to provide DTSC with written confirmation that the owner will cooperate in implementing the DTSC-approved remedy, which may include a LUC. The Proponent must provide DTSC with the owner’s written confirmation prior to the date the draft decision document is to be circulated for public notice and comment. If the Proponent is unable to provide DTSC with written co nfirmation from the owner, a LUC may not be executed for the Site and the proposed remedy will be reevaluated. In the event that DTSC determines that further action is needed upon completion of Task 13, the following additional tasks may be requested. Additional tasks will be included as a new cost estimate and scope of work to this Agreement. TASK 14 Operation and Maintenance (O&M) Proponent shall comply with any and all operation and maintenance requirements in accordance with the final RAW, final RAP, or a DTSC-approved RDIP or O&M Plan. If deemed necessary, DTSC may require Proponent to enter into an O&M Agreement with DTSC. TASK 15 Financial Assurance Proponent shall establish and maintain a financial assurance mechanism pursuant to California Health and Safety Code section 25355.2 and DTSC’s costs incurred in overseeing these activities prior to implementing any required O&M activities, LUC-related activities, and five-year review activities. Proponent shall demonstrate and maintain one or more of the financial assurance mechanisms set forth in subdivisions (a) to (e), inclusive, of Section 66265.143 of Title 22 of the California Code of Regulations. TASK 16 Discontinuation of Remedial Technology Any remedial technology employed in implementation of the final RAP/RAW shall be left in place and operated by Proponent until and except t o the extent that DTSC authorized 21 Standard Voluntary Agreement Model July 30, 2020 Proponent in writing to discontinue, move or modify some or all of the remedial technology because Proponent has met the criteria specified in the final RAW/RAP for its discontinuance, or because the modifications would be tter achieve the goals of the final RAW/RAP. TASK 17 Health and Safety Plan The Proponent will submit a Site Health and Safety Plan in accordance with California Code of Regulations, Title 8, section 5192. The Health and Safety Plan shall be submitted before field activities begin. TASK 18 Quality Assurance/Quality Control (QA/QC) Plan All sampling and analysis conducted by Proponent under this Agreement shall be performed in accordance with a QA/QC Plan submitted by Proponent and approved by DTSC. The QA/QC Plan will describe: a) The procedures for the collection, identification, preservation and transport of samples; b) The calibration and maintenance of instruments; c) The processing, verification, storage and reporting of data, including chain of custody procedures and identification of qualified person(s) conducting the sampling and of a laboratory certified or approved by DTSC pursuant to Health and Safety Code section 25198; and d) How the data obtained pursuant to this Agreement will be managed and preserved in accordance with the Preservation of Documentation section of this Agreement. 22 Standard Voluntary Agreement Model July 30, 2020 EXHIBIT D COST ESTIMATE 23 Standard Voluntary Agreement Model July 30, 2020 EXHIBIT E CALENDAR OF TASKS AND SCHEDULE Activity Schedule Scoping Meeting During Agreement negotiation, or shortly after Agreement execution based on DTSC evaluation of project needs Advance Payment Within 10 days of Agreement execution Submit existing data Within 10 days of Agreement execution, or as requested by DTSC DTSC Completion of Document Review Within 30-45 days of receipt of documents included in review and/or completion of Scoping Meeting Submit investigation work plan Within 30 days of scoping meeting, or as decided during scoping meeting DTSC decision on investigation work plan Within 75 days of date received by DTSC1 Submit investigation report Within 45 days of completion of field work2 DTSC decision on investigation report Within 100 days of receipt by DTSC1. May include recommendation for further investigation or cleanup, no further action, or no further action with conditions. Submit draft cleanup plan As directed by DTSC Submit Community Profile Within 30 days of DTSC’s request Submit CEQA documentation Concurrent with the cleanup plan 1 Note that DTSC approvals in the target timeframes are contingent upon receiving documents that meet industry standards, comply with DTSC’s direction, and that responses to DTSC questions and/or comments are received in a timely manner. 2 If workplan activities are not initiated within six months of the date of DTSC approval, DTSC may require additional investigation, public participation activities, and/or revision to the document. 24 Standard Voluntary Agreement Model July 30, 2020 Public Review/Comment Period, mailing of fact sheet to site mailing list and placement of public notice. Upon DTSC’s approval of cleanup plan for public review and comment. DTSC decision on cleanup plan DTSC to approve cleanup plan, if appropriate, after addressing public comments, within ~150 days of receipt of draft. Implement cleanup Within 90 days of DTSC approval of cleanup plan, or as directed by DTSC in conjunction with Proponent3 Submit cleanup completion report Within 90 days from the date of implementation of cleanup plan DTSC decision on cleanup completion report Within 100 days of received by DTSC1. May include recommendation for no further action, or no further action with conditions. Submit Operation and Maintenance Plan As directed by DTSC Operations and Maintenance Agreement As directed by DTSC Land Use Covenant As directed by DTSC Invoices DTSC issues quarterly Cost estimate and Scope of Work Updates and Amendments DTSC updates the scope and cost estimate annually, or as needed, based on work needed to complete the Agreement. Amendments are issued on an as-need basis. 3 If cleanup plan activities are not initiated within one year of the date of DTSC approval, DTSC may require additional investigation, public participation activities, or revision to the document. City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1418 Agenda Date:10/5/2023 Agenda #: 1.-E. REPORT TO THE CITY COUNCIL FROM:JENNIFER CLARK, Director Planning and Development Department PHIL SKEI, Assistant Director Planning and Development Department BY:DYLAN MCCULLY, Senior Management Analyst, Homeless Services Division SUBJECT Approve the first amendment to the agreement with Poverello House for Village of Hope Emergency Shelter services increasing funding for tiny home pre-development costs by $75,578.60 for a total amount of $4,738,133.39. RECOMMENDATION Staff recommends the City Council approve an amendment to the agreement with Poverello House (Poverello) for Village of Hope Triage Center Emergency Shelter services increasing Encampment Resolution Fund Round 1 (ERF-1) funding by $75,578.60 for a total contract amount of $4,738,133.39, and authorize the City Manager to sign all implementing documents. EXECUTIVE SUMMARY The City of Fresno (City) has an existing agreement with Poverello House (Poverello) to provide triage center emergency shelter services at Village of Hope at 412 F Street, funded through ERF-1. This agreement also supports the development of permanent shared housing for those served through the encampment resolution activities. Poverello has incurred necessary pre-development costs associated with the analysis of two potential sites for development of the tiny home shared housing project, a project that is continuing to advance. These costs were not included in the original agreement budget. In order to reimburse these costs, the Department recommends amending the agreement to increase the contract amount by $75,578.60 for pre-development costs for a total contract amount of $4,738,133.39.Cost savings in the ERF-1 grant administration budget will be utilized to offset the pre-development costs. BACKGROUND On October 29, 2021, the California Interagency Council on Homelessness issued a Request for Applications for the ERF-1 Program. The ERF-1 Program is designed to assist local jurisdictions in City of Fresno Printed on 10/16/2023Page 1 of 2 powered by Legistar™ 10/05/2023 MA/NE 7-0 File #:ID 23-1418 Agenda Date:10/5/2023 Agenda #: 1.-E. Applications for the ERF-1 Program.The ERF-1 Program is designed to assist local jurisdictions in ensuring the wellness and safety of people experiencing homelessness in encampments,including their immediate physical and mental wellness and safety needs arising from unsheltered homelessness and their longer-term needs addressed through a path to safe and stable housing throughout the State. On December 9,2021,Council approved the City’s application for funds through the ERF-1 program with the promise that staff would return to Council in early 2022 with a request to accept and appropriate the ERF-1 Program funding if awarded the grant.The City submitted an application and on March 1,2022,was notified by Cal ICH that it had been awarded an ERF grant in the amount of $5,070,057.68. On April 28,2022,Council approved an agreement with Poverello for 65 Triage emergency shelter beds at Village of Hope provided under the Encampment Resolution Funding Program as part of the Project Downtown Hope.In addition to the shelter services provided at Village of Hope through this agreement,Poverello House will purchase prefabricated tiny homes to be utilized as permanent shared housing for those served in the encampment resolution activities.It is anticipated that at least 26 permanent housing units will be made available through these acquisitions.Poverello House will operate these units permanently as shared housing for tenants being provided services through the ERF-1 project. The recommended amendment will utilize $75,578.60 in ERF-1 grant administration savings to increase the total contract award and authorize the use of ERF-1 funds to support pre-development costs incurred by Poverello associated with the ERF-1 tiny homes development,including construction consulting and site supervision,environmental testing,site planning,and project management. ENVIRONMENTAL FINDINGS This item is not a project as defined by the California Environmental Quality Act. LOCAL PREFERENCE Local preference is not applicable because of the use of state funds. FISCAL IMPACT This amendment would be funded through ERF-1 funds that were appropriated to the Planning and Development Department as part of its fiscal year 2024 Budget. Attachments: 1.First Amendment to the Agreement with Poverello House - Village of Hope 2.Agreement with Poverello House - Village of Hope City of Fresno Printed on 10/16/2023Page 2 of 2 powered by Legistar™ FIRST AMENDMENT TO AGREEMENT THIS FIRST AMENDMENT TO AGREEMENT (Amendment) is made and effective upon execution by both parties on ___________________ (the Effective Date), by and between the City of Fresno, a municipal corporation (City), and Poverello House, a California non-profit Corporation (Service Provider). RECITALS WHEREAS, City and Service Provider entered into an Agreement, dated April 1, 2022 (Agreement), for professional TRIAGE CENTER SERVICES FOR PROJECT DOWNTOWN HOPE (Project) funded through the ENCAMPMENT RESOLUTION FUND PROGRAM (ERF-1) for a total fee of $4,662,554.80; and WHEREAS, City and Service Provider desire to enter into a First Amendment to the Agreement to provide pre-development services for 26 permanent housing units associated with Project Downtown Hope. The Service Provider’s compensation for services will be increased by $75,578.60 using Encampment Resolution Fund (ERF-1) program funds for a total fee of $4,738,133.39. AGREEMENT NOW, THEREFORE, in consideration of the above recitals, which recitals are contractual in nature, the mutual premises herein contained, and for other good and valuable consideration hereby acknowledged, the parties agree that the Agreement shall be amended as follows: 1. The Service Provider’s sole compensation for satisfactory performance of all services required or rendered pursuant to the Agreement shall be increased by $75,578.60 and shall be paid using ERF-1 funds for a total fee of $4,738,133.39. 2. Services provided through this Amendment shall include pre-development services for 26 permanent housing units. 3. Exhibit A is deleted in its entirety and shall be replaced with the “Revised Exhibit A” attached hereto to reflect the changes in Scope of Work and Budget. 4. In the event of any conflict between the body of this Amendment and the Agreement, the terms, and conditions of the body of this Amendment shall control and take precedence over the terms and conditions expressed within the Agreement. Furthermore, any terms or conditions contained within the Agreement which purport to modify the allocation of risk between the parties, provided for within the body of this Amendment, shall be null and void. [Signatures follow on the next page.] DocuSign Envelope ID: B954B137-807F-4A1B-8527-3B2F68DAD1B3 IN WITNESS WHEREOF, the Parties have executed this Amendment at Fresno, California, the day, and year first above written. CITY OF FRESNO, A California municipal corporation By: Georgeanne A. White Date City Manager APPROVED AS TO FORM: ANDREW JANZ City Attorney By: Tracy N. Parvanian Date Supervising Deputy City Attorney ATTEST: TODD STERMER, CMC City Clerk By: Date Deputy Poverello House, a California non-profit corporation By: Name: Title: (If corporation or LLC., Board Chair, Pres. or Vice Pres.) By: Name: Title: (If corporation or LLC., CFO., Treasurer, Secretary or Assistant Secretary) Attachments: 1. Revised Exhibit A – Scope of Services and Budget DocuSign Envelope ID: B954B137-807F-4A1B-8527-3B2F68DAD1B3 CEO Zachary Darrah 9/22/2023 REVISED EXHIBIT A SCOPE OF SERVICES & BUDGET Service Agreement between City of Fresno and Poverello House Project Downtown Hope Project Description Project Downtown Hope will see 100 individuals transition off the streets, into 30 air conditioned and heated sleeping cabins making up a “Village of Hope” community. The Village of Hope will include navigation, case management services, meals, and supportive services. These services will ultimately provide a pathway to viable housing options such as shared housing, rapid rehousing, and permanent supportive housing. Target Populations Chronically homeless and unsheltered individuals, families and veterans located in the ERF identified encampment area. Services to be Provided Poverello House is Project Downtown Hope’s primary CBO partner, providing the outreach component of the HART as well as operating the Village of Hope community. Poverello House’s Village of Hope community will provide 24-hour staff, security, and navigation services to those with a bed in a Pallet Shelter, also referred to as sleeping cabins. Sleeping Cabins are prefabricated structures used throughout California and the United States as a quick, cost-effective way to provide safe, humane emergency shelter for people experiencing homelessness. Number of Participants to be Served Provide at least one linkage or service to 100% of the homeless individuals engaged with on the street. Project Downtown Hope will see 100 individuals transition off the streets, into 30 air conditioned and heated sleeping cabins making up a “Village of Hope” community. Poverello House will also provide shared (permanent) housing for up to 26 individuals from the encampment. Project Schedule The project timeline is from April 1, 2022, to June 30, 2024. Project Budget DocuSign Envelope ID: B954B137-807F-4A1B-8527-3B2F68DAD1B3 Administrative – City of Fresno The City of Fresno will be responsible for administrative services throughout the duration of the program to include, monitoring service providers, reporting all metrics and data as required by the program and will oversee all functions of the program. In addition, the City's grant administrator has lived experience at an emergency shelter previously providing an invaluable perspective. Restoration of Site – City of Fresno The City of Fresno is committed to fully restoring the areas impacted by the Downtown Fresno Encampment. Grant funding will be used to replace 28 streetlights in the project area. Complete replacement is required due to breakage of the original light fixtures and dismantling of the internal components. Other local funding available to the City of Fresno will provide the restoration of sidewalks, curb and gutter and street repair as well as the removal of long-standing debris and trash. Personnel – Poverello House Chief Programs Officer (.10 FTE @ $85,000 annual salary) Year 1 (14 months) $9,917; Year 2 (12 months) $8,500 Chief Programs Officer will provide oversight to the entire program to ensure that outcomes are being met and that the program design is being implemented. Director of Facilities (.10 FTE @ $50,000 annual salary) Year 1 (14 months) $6,200; Year 2 (12 months) $5,000 Facilities Manager will oversee all facilities functions to ensure that electrical, plumbing, and other maintenance issues are resolved as needed. Director of Mental Health Services (.10 FTE @ $85,000 annual salary) Year 1 (14 months) $9,917; Year 2 (12 months) $8,500 Director of Mental Health Services will provide direct services and oversight for clinical mental health supports for those served at the Village of Hope. Information/Technology (IT) Coordinator (.10 FTE @ $24.00/hour) Year 1 (14 months) $8,737.20; Year 2 (12 months) $7,488 IT Coordinator will be directly responsible for the effective use and repair of technology equipment (computers/internet/copier/etc.), phones, the security camera system, and anything related to IT. Director of Client Services (.30 FTE @ $25.00/hour) Year 1 (14 months) $18,202.50; Year 2 (12 months) $15,600 Client Services Manager will serve as the day-to-day supervisor of the overall project. DocuSign Envelope ID: B954B137-807F-4A1B-8527-3B2F68DAD1B3 They will be directly responsible for reporting, managing the budget, supervising staff, and resolving any issues related to the overall project. Program Coordinator (1.0 FTE @ $19.00/hour) Year 1 (14 months) $46,113; Year 2 (12 months) $39,520 Program Coordinator will serve as the on-site coordinator of the Village of Hope. They will be directly responsible for coordinating the staff, working with higher-level needs for clients, ensuring that the facility is functioning appropriately, and implementing shelter policies/procedures. Client Navigator (4.0 FTE @ $18.00/hour) Year 1 (14 months) $174,744; Year 2 (12 months) $149,760 Client Navigators work directly with the clients to navigate them out of the shelter into permanent housing. They will each have a client caseload of 20. Client navigators will continue to provide services to their entire caseload once housed or in the emergency shelter. Client Services Specialist (9.0 FTE @ $16.00/hour) Year 1 (14 months) $349,488; Year 2 (12 months) $299,520 Monitors provide 24/7 staffing support and are the direct service providers daily for clients served at the Village of Hope. They will coordinate appointments, ensure that shelter rules are followed, maintain a sanitary environment, assist with intake, conduct room checks, resolve client conflicts, coordinate services at the facility (showers/laundry/etc.), serve daily hot meals, and more. Encampment Outreach Specialist (2.0 FTE @ $17.50/hour) Year 1 (14 months) $84,945; Year 2 (12 months) $72,800 Encampment Outreach Specialists will provide direct street outreach to clients in the encampment area as described in the proposal. Clients who may display transient behaviors will continue to engage clients to help transition them into shelter or back into the shelter during the performance period. Housing Stability Case Manager (2.0 FTE @ $18.00/hour) Year 1 (14 months) $87,372; Year 2 (12 months) $74,880 Housing Stability Case Managers will work directly with clients that are permanently housed in the shared housing network or otherwise. They will work with clients to assist with any challenges to staying in permanent housing. Year 1 (14 months) Employee Benefits @ 20% - $159,127.14 Year 2 (12 months) Employee Benefits @ 20% - $136,313.60 Benefits cover fringe benefits including health insurance for employees. DocuSign Envelope ID: B954B137-807F-4A1B-8527-3B2F68DAD1B3 Year 1 (14 months) Taxes @ 8.65% - $82,586.99 Year 2 (12 months) Taxes @ 8.65% - $70,746.76 Taxes cover employment taxes associated with payroll costs for employees related to the project. Non-Personnel – Poverello House Program Supplies - Year 1 (14 months) $21,700; Year 2 (12 months) $18,600 Covers costs associated with daily program supplies related to direct service support. Expenses include (but are not limited to) bus tokens, clothing, hygiene items, blankets, enrichment items, and more. Office Equipment associated with program includes computers, scanners, technology and radios - Year 1 (14 months) $8,076.92; Year 2 (12 months) $6,923.08 Communications - Year 1 (14 months) $20,000; Year 2 (12 months) $16,000 Covers costs associated with phone lines at the shelter location, cell phones for staff, and internet services for staff. Office Supplies/Office Furniture - Year 1 (14 months) $5,384.62; Year 2 (12 months) $4,615.38 Covers monthly regular office supplies for staff use. This line item will also cover the costs for the furniture for setting up the office. These costs include (but are not limited to) desks, chairs, locking filing cabinets, and other items such as these. Utilities - Year 1 (14 months) $14,000; Year 2 (12 months) $12,000 Anticipated utility costs associated with operating the shelter are $1,000 monthly. These costs include (but are not limited to) electricity, water/sewage, and trash expenses at the shelter site. Travel (200 miles monthly @ .56 per mile + Fuel for transport vehicle @ $500/monthly), Year 1 (14 months) $8,568; Year 2 (12 months) $7,344 Service delivery for clients in the program will require travel for staff to transport clients, search for permanent housing, and assist clients with support services (such as medical appointments). Mileage will be used for the staff using personal vehicles, and fuel expenditures will be used for the transport vehicle. Copy Machine Lease ($650/month), Year 1 (14 months) $6,300; Year 2 (12 months) $5,400 DocuSign Envelope ID: B954B137-807F-4A1B-8527-3B2F68DAD1B3 A copy machine will be leased for the on-site office location at the emergency shelter. The copy machine will be used to copy client documents for case management activities, scan essential files, and generally operate the shelter. Meal Services ($4.75 per meal, three hot meals daily, 100 meals per day), Year 1 (14 months) $421,021.73; Year 2 (12 months) $360,875.77 - calculated based on a bell curve. Poverello House will prepare, deliver, and serve three hot meals daily for all clients served at the shelter. The per-meal cost covers all associated expenses related to providing these meals as a support service. The organization provides hot meals in all of its own shelters, other emergency shelters in the City of Fresno, and several other service providers that provide meals for participants. Laundry Services ($3.00 per load, 100 loads per week), Year 1 (14 months) $11,818.15; Year 2 (12 months) $10,129.85 - calculations based on a bell curve Poverello House operates a commercial laundry facility on their main campus. This facility will be utilized to provide laundry services for all who are staying at the Village of Hope. Laundry will be picked up from the shelter, transported to the laundry facility, washed, dried, folded, and returned to clients. Costs in this line item cover all associated costs with this activity. Indirect Costs @ 5%, Year 1 (14 months) $77,962.94; Year 2 (12 months) $66,825.38 Line item will cover indirect costs associated with the program's administration. Expenditures will include (but will not be limited to) financial administration, oversite, and other activities not directly covered through a line item in the budget but necessary for the program's implementation. Other Costs – Poverello House Transport Vehicle - Year 1 (14 months) $50,000 Transport vehicle will be used for encampment resolution activities, transportation of client belongings, transportation of clients themselves for navigation activities, transportation of laundry/meals/supplies, and other reasonable activities associated with the Village of Hope shelter. Vehicle Insurance and Maintenance - Year 1 (14 months) $5,939.66; Year 2 (12 months) $5,091.13 Site Lease - Village of Hope site leased for use of fully functional and operational facility (beds/shower/bathrooms/etc.) - Year 1 (14 months) $168,000; Year 2 (12 months) $144,000. Contracted Security Services - Year 1 (14 months) $140,000; Year 2 (12 months) $120,000 DocuSign Envelope ID: B954B137-807F-4A1B-8527-3B2F68DAD1B3 Poverello House operates a residential drug rehabilitation program for men. Participants in the program provide security to the main campus, two additional emergency shelter programs, and overnight security to the property's perimeter. The organization would provide 24-hour security services as a contracted service for the Village of Hope. Shared Housing Acquisition - Year 1 (14 months) $1,000,000 As part of the innovative program design, Poverello House will purchase real estate assets to be utilized as permanent shared housing for those served in the encampment resolution activities. It is anticipated that at least 26 permanent shared housing beds will be made available through these acquisitions. Poverello House will operate these units permanently as shared housing for tenants being provided services through this project. Shared Housing Pre-Development - Year 1 (14 months) $75,578.60 Poverello House will provide pre-development services for the shared housing sites, including project management, environmental site assessment, and other related services. Year 1 Year 2 Total Personnel Chief Programs Officer (.10 FTE) $ 9,917.00 $ 8,500.00 $ 18,417.00 Director of Facilities (.10 FTE) $ 6,200.00 $ 5,000.00 $ 11,200.00 Director of Mental Health Services (.10 FTE) $ 9,917.00 $ 8,500.00 $ 18,417.00 IT Coordinator (.15 FTE @ $24.00/hour) $ 8,737.20 $ 7,488.00 $ 16,225.20 Client Services Manager (.30 FTE @ $25.00/hr) $ 18,202.50 $ 15,600.00 $ 33,802.50 Program Coordinator (1.0 FTE @ $19.00/hour) $ 46,113.00 $ 39,520.00 $ 85,633.00 Client Navigator (4.0 FTE @ $18.00/hour) $ 174,744.00 $ 149,760.00 $ 324,504.00 Client Services Specialist (9.0 FTE @ $16.00/hour) $ 349,488.00 $ 299,520.00 $ 649,008.00 Encampment Outreach Specialist (2.0 FTE @ $17.50/hr.) $ 84,945.00 $ 72,800.00 $ 157,745.00 Housing Stability Case Manager (2.0 FTE @ $18/hr.) $ 87,372.00 $ 74,880.00 $ 162,252.00 Benefits @ 20% $ 159,127.14 $ 136,313.60 $ 295,440.74 Taxes @ 8.65% $ 82,586.99 $ 70,746.76 $ 153,333.74 Total Personnel $ 1,037,349.83 $ 888,628.36 $ 1,925,978.18 Non-Personnel Operating Costs DocuSign Envelope ID: B954B137-807F-4A1B-8527-3B2F68DAD1B3 Program Supplies $ 21,700.00 $ 18,600.00 $ 40,300.00 Office Equipment $ 8,076.92 $ 6,923.08 $ 15,000.00 Communications (Phone line/internet/cell phones) $ 20,000.00 $ 16,000.00 $ 36,000.00 Office Supplies/Furniture $ 5,384.62 $ 4,615.38 $ 10,000.00 Utilities $ 14,000.00 $ 12,000.00 $ 26,000.00 Travel (200 miles monthly X .56 per mile X 14 months) + Fuel $ 8,568.00 $ 7,344.00 $ 15,912.00 Copy Machine Lease ($650/month) $ 6,300.00 $ 5,400.00 $ 11,700.00 Meal Services ($4.50/meal) $ 421,021.73 $ 360,875.77 $ 781,897.50 Laundry Services ($3.00/load, dry, fold, deliver) $ 11,818.15 $ 10,129.85 $ 21,948.00 Vehicle Insurance $ 5,939.66 $ 5,091.13 $ 11,030.79 Leasing (Village of Hope) $ 168,000.00 $ 144,000.00 $ 312,000.00 Total Non-Personnel $ 690,809.07 $ 590,979.22 $ 1,281,788.29 Direct Costs $ 1,728,158.90 $ 1,479,607.57 $ 3,207,766.47 Indirect Costs @ 5% $ 77,962.94 $ 66,825.38 $ 144,788.32 Total Direct and Indirect $ 1,806,121.84 $ 1,546,432.95 $ 3,352,554.79 Other Costs/Ongoing Costs Transport Vehicle $ 50,000.00 $ 50,000.00 Contracted Security Services (Poverello House) $ 140,000.00 $ 120,000.00 $ 260,000.00 Shared Housing Acquisition $ 1,000,000.00 $ 1,000,000.00 Shared Housing Pre-Development $ 75,578.60 $ 75,578.60 Total Other Costs $ 1,342,000.00 $ 120,000.00 $ 1,462,000.00 Grand Total $ 3,071,700.44 $ 1,666,432.95 $ 4,738,133.39 DocuSign Envelope ID: B954B137-807F-4A1B-8527-3B2F68DAD1B3 ALL-B GSP Agt Total Fee (03-2022) -1- SERVICE AGREEMENT CITY OF FRESNO, CALIFORNIA THIS AGREEMENT is made and entered into, effective on April 1, 2022, by and between the CITY OF FRESNO, a California municipal corporation (City), and Poverello House, a California non-profit Corporation (Service Provider). RECITALS WHEREAS, City desires to obtain professional triage center services for Project Downtown Hope (Project); and WHEREAS, Service Provider is engaged in the business of furnishing such services as a triage center services and hereby represents that it desires to and is professionally and legally capable of performing the services called for by this Agreement; and WHEREAS, Service Provider acknowledges that this Agreement is subject to the requirements of Fresno Municipal Code Section 4-107; and WHEREAS, this Agreement will be administered for City by its Planning Development Director (Administrator) or designee. AGREEMENT NOW, THEREFORE, in consideration of the foregoing and of the covenants, conditions, and premises hereinafter contained to be kept and performed by the respective parties, it is mutually agreed as follows: 1. Scope of Services. Service Provider shall perform to the satisfaction of City the services described in Exhibit A, including all work incidental to, or necessary to perform, such services even though not specifically described in Exhibit A. 2. Term of Agreement and Time for Performance. This Agreement shall be effective from the date first set forth above (Effective Date) and shall continue in full force and effect through June 30, 2024, subject to any earlier termination in accordance with this Agreement. The services of Service Provider as described in Exhibit A are to commence upon the Effective Date and shall be completed in a sequence assuring expeditious completion, but in any event, all such services shall be completed prior to expiration of this Agreement and in accordance with any performance schedule set forth in Exhibit A. 3. Compensation. (a) Service Provider’s sole compensation for satisfactory performance of all services required or rendered pursuant to this Agreement shall be a total fee not to exceed $4,662,554.80, paid on the basis of the rates set forth in the schedule of fees and expenses contained in Exhibit A. Such fee includes all expenses incurred by Service Provider in performance of the services. (b) Detailed statements shall be rendered monthly for services performed in the preceding month and will be payable in the normal course of City business. City shall not be obligated to reimburse any expense for which it has not DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 ALL-B GSP Agt Total Fee (03-2022) -2- received a detailed invoice with applicable copies of representative and identifiable receipts or records substantiating such expense. (c) The parties may modify this Agreement to increase or decrease the scope of services or provide for the rendition of services not required by this Agreement, which modification shall include an adjustment to Service Provider’s compensation. Any change in the scope of services must be made by written amendment to the Agreement signed by an authorized representative for each party. Service Provider shall not be entitled to any additional compensation if services are performed prior to a signed written amendment. 4. Termination, Remedies, and Force Majeure. (a) This Agreement shall terminate without any liability of City to Service Provider upon the earlier of : (i) Service Provider’s filing for protection under the federal bankruptcy laws, or any bankruptcy petition or petition for receiver commenced by a third party against Service Provider; (ii) seven calendar days’ prior written notice with or without cause by City to Service Provider; (iii) City’s non-appropriation of funds sufficient to meet its obligations hereunder during any City fiscal year of this Agreement, or insufficient funding for the Project; or (iv) expiration of this Agreement. (b) Immediately upon any termination or expiration of this Agreement, Service Provider shall (i) immediately stop all work hereunder; (ii) immediately cause any and all of its subcontractors to cease work; and (iii) return to City any and all unearned payments and all properties and materials in the possession of Service Provider that are owned by City. Subject to the terms of this Agreement, Service Provider shall be paid compensation for services satisfactorily performed prior to the effective date of termination. Service Provider shall not be paid for any work or services performed or costs incurred which reasonably could have been avoided. (c) In the event of termination due to failure of Service Provider to satisfactorily perform in accordance with the terms of this Agreement, City may withhold an amount that would otherwise be payable as an offset to, but not in excess of, City’s damages caused by such failure. In no event shall any payment by City pursuant to this Agreement constitute a waiver by City of any breach of this Agreement which may then exist on the part of Service Provider, nor shall such payment impair or prejudice any remedy available to City with respect to the breach. (d) Upon any breach of this Agreement by Service Provider, City may (i) exercise any right, remedy (in contract, law or equity), or privilege which may be available to it under applicable laws of the State of California or any other applicable law; (ii) proceed by appropriate court action to enforce the terms of the Agreement; and/or (iii) recover all direct, indirect, consequential, economic and incidental damages for the breach of the Agreement. If it is determined that City improperly terminated this Agreement for default, such termination shall be deemed a termination for convenience. DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 ALL-B GSP Agt Total Fee (03-2022) -3- (e) Service Provider shall provide City with adequate written assurances of future performance, upon Administrator’s request, in the event Service Provider fails to comply with any terms or conditions of this Agreement. (f) Service Provider shall be liable for default unless nonperformance is caused by an occurrence beyond the reasonable control of Service Provider and without its fault or negligence such as, acts of God or the public enemy, acts of City in its contractual capacity, fires, floods, epidemics, quarantine restrictions, strikes, unusually severe weather, and delays of common carriers. Service Provider shall notify Administrator in writing as soon as it is reasonably possible after the commencement of any excusable delay, setting forth the full particulars in connection therewith, and shall remedy such occurrence with all reasonable dispatch, and shall promptly give written notice to Administrator of the cessation of such occurrence. 5. Confidential Information and Ownership of Documents. (a) Any reports, information, or other data prepared or assembled by Service Provider pursuant to this Agreement shall not be made available to any individual or organization by Service Provider without the prior written approval of the Administrator. During the term of this Agreement, and thereafter, Service Provider shall not, without the prior written consent of City, disclose to anyone any Confidential Information. The term Confidential Information for the purposes of this Agreement shall include all proprietary and confidential information of City, including but not limited to business plans, marketing plans, financial information, materials, compilations, documents, instruments, models, source or object codes and other information disclosed or submitted, orally, in writing, or by any other medium or media. All Confidential Information shall be and remain confidential and proprietary in City. (b) Any and all writings and documents prepared or provided by Service Provider pursuant to this Agreement are the property of City at the time of preparation and shall be turned over to City upon expiration or termination of the Agreement. Service Provider shall not permit the reproduction or use thereof by any other person except as otherwise expressly provided herein. (c) If Service Provider should subcontract all or any portion of the services to be performed under this Agreement, Service Provider shall cause each subcontractor to also comply with the requirements of this Section 5. (d) This Section 5 shall survive expiration or termination of this Agreement. 6. Level of Skill. It is further mutually understood and agreed by and between the parties hereto that inasmuch as Service Provider represents to City that Service Provider and its subcontractors, if any, are skilled in the profession and shall perform in accordance with the standards of said industry necessary to perform the services agreed to be done by it under this Agreement, City relies upon the skill of Service Provider and its subcontractors, if any, to do and perform such services in a skillful manner and Service Provider agrees to thus perform the services and require the same of any subcontractors. Therefore, any acceptance DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 ALL-B GSP Agt Total Fee (03-2022) -4- of such services by City shall not operate as a release of Service Provider or any subcontractors from said industry and professional standards. 7. Indemnification. To the furthest extent allowed by law, SERVICE PROVIDER shall indemnify, hold harmless and defend CITY and each of its officers, officials, employees, agents and volunteers from any and all loss, liability, fines, penalties, forfeitures, costs and damages (whether in contract, tort or strict liability, including but not limited to personal injury, death at any time and property damage) incurred by CITY, SERVICE PROVIDER or any other person, and from any and all claims, demands and actions in law or equity (including reasonable attorney's fees, litigation expenses and cost to enforce this agreement), arising or alleged to have arisen directly or indirectly out of perform ance of this Agreement. SERVICE PROVIDER'S obligations under the preceding sentence shall apply regardless of whether CITY or any of its officers, officials, employees, agents or volunteers are negligent, but shall not apply to any loss, liability, fines, penalties, forfeitures, costs or damages caused solely by the gross negligence, or caused by the willful misconduct, of CITY or any of its officers, officials, employees, agents or volunteers. If SERVICE PROVIDER should subcontract all or any portion of the work to be performed under this Agreement, SERVICE PROVIDER shall require each subcontractor to indemnify, hold harmless and defend CITY and each of its officers, officials, employees, agents and volunteers in accordance with the terms of the preceding paragraph. This section shall survive termination or expiration of this Agreement. 8. Insurance. (a) Throughout the life of this Agreement, Service Provider shall pay for and maintain in full force and effect all insurance as required in Exhibit B, which is incorporated into and part of this Agreement, with an insurance company(ies) either (i) admitted by the California Insurance Commissioner to do business in the State of California and rated no less than “A-VII” in the Best’s Insurance Rating Guide, or (ii) as may be authorized in writing by City’s Risk Manager or designee at any time and in its sole discretion. The required policies of insurance as stated in Exhibit B shall maintain limits of liability of not less than those amounts stated therein. However, the insurance limits available to City, its officers, officials, employees, agents, and volunteers as additional insureds, shall be the greater of the minimum limits specified therein or the full limit of any insurance proceeds to the named insured. (b) If at any time during the life of the Agreement or any extension, Service Provider or any of its subcontractors fail to maintain any required insurance in full force and effect, all services and work under this Agreement shall be discontinued immediately, and all payments due or that become due to Service Provider shall be withheld until notice is received by City that the required insurance has been restored to full force and effect and that the premiums therefore have been paid for a period satisfactory to City. Any DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 ALL-B GSP Agt Total Fee (03-2022) -5- failure to maintain the required insurance shall be sufficient cause for City to terminate this Agreement. No action taken by City pursuant to this section shall in any way relieve Service Provider of its responsibilities under this Agreement. The phrase “fail to maintain any required insurance” shall include, without limitation, notification received by City that an insurer has commenced proceedings, or has had proceedings commenced against it, indicating that the insurer is insolvent. (c) The fact that insurance is obtained by Service Provider shall not be deemed to release or diminish the liability of Service Provider, including, without limitation, liability under the indemnity provisions of this Agreement. The duty to indemnify City shall apply to all claims and liability regardless of whether any insurance policies are applicable. The policy limits do not act as a limitation upon the amount of indemnification to be provided by Service Provider. Approval or purchase of any insurance contracts or policies shall in no way relieve from liability nor limit the liability of Service Provider, its principals, officers, agents, employees, or persons under the supervision of Service Provider, vendors, suppliers, invitees, consultants, sub-consultants, subcontractors, or anyone employed directly or indirectly by any of them. (d) Upon request of City, Service Provider shall immediately furnish City with a complete copy of any insurance policy required under this Agreement, including all endorsements, with said copy certified by the underwriter to be a true and correct copy of the original policy. This requirement shall survive expiration or termination of this Agreement. (e) If Service Provider should subcontract all or any portion of the services to be performed under this Agreement, Service Provider shall require each subcontractor/sub-consultant to provide insurance protection, as an additional insured, to the City and each of its officers, officials, employees, agents, and volunteers in accordance with the terms of this section, except that any required certificates and applicable endorsements shall be on file with Service Provider and City prior to the commencement of any services by the subcontractor. Service Provider and any subcontractor/sub- consultant shall establish additional insured status for City, its officers, officials, employees, agents, and volunteers by using Insurance Service Office (ISO) Form CG 20 10 11 85 or both CG 20 10 10 01 and CG 20 37 10 01 or by an executed manuscript company endorsement providing additional insured status as broad as that contained in ISO Form CG 20 10 11 85. 9. Conflict of Interest and Non-Solicitation. (a) Prior to City’s execution of this Agreement, Service Provider shall complete a City of Fresno conflict of interest disclosure statement in the form as set forth in Exhibit C. During the term of this Agreement, Service Provider shall have the obligation and duty to immediately notify City in writing of any change to the information provided by Service Provider in such statement. (b) Service Provider shall comply, and require its subcontractors to comply, with all applicable (i) professional canons and requirements governing DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 ALL-B GSP Agt Total Fee (03-2022) -6- avoidance of impermissible client conflicts; and (ii) federal, state, and local conflict of interest laws and regulations including, without limitation, California Government Code Section 1090 et. seq., the California Political Reform Act (California Government Code Section 87100 et. seq.) and the regulations of the Fair Political Practices Commission concerning disclosure and disqualification (2 California Code of Regulations Section 18700 et. seq.). At any time, upon written request of City, Service Provider shall provide a written opinion of its legal counsel and that of any subcontractor that, after a due diligent inquiry, Service Provider and the respective subcontractor(s) are in full compliance with all laws and regulations. Service Provider shall take, and require its subcontractors to take , reasonable steps to avoid any appearance of a conflict of interest. Upon discovery of any facts giving rise to the appearance of a conflict of interest, Service Provider shall immediately notify City of these facts in writing. (c) In performing the work or services to be provided hereunder, Service Provider shall not employ or retain the services of any person while such person either is employed by City or is a member of any City council, commission, board, committee, or similar City body. This requirement may be waived in writing by the City Manager, if no actual or potential conflict is involved. (d) Service Provider represents and warrants that it has not paid or agreed to pay any compensation, contingent or otherwise, direct or indirect, to solicit , or procure this Agreement or any rights/benefits hereunder. (e) Service Provider and any of its subcontractors shall have no interest, direct or indirect, in any other contract with a third party in connection with this Project unless such interest is in accordance with all applicable law and fully disclosed to and approved by the City Manager, in advance and in writing. Notwithstanding any approval given by the City Manager under this provision, Service Provider shall remain responsible for complying with Section 9(a), above. (f) If Service Provider should subcontract all or any portion of the work to be performed or services to be provided under this Agreement, Service Provider shall include the provisions of this Section 9 in each subcontract and require its subcontractors to comply therewith. (g) This Section 9 shall survive expiration or termination of this Agreement. 10. Recycling Program. In the event Service Provider maintains an office or operates a facility(ies), or is required herein to maintain or operate same, within the incorporated limits of the City of Fresno, Service Provider at its sole cost and expense shall: (a) Immediately establish and maintain a viable and ongoing recycling program, approved by City’s Solid Waste Management Division, for each office and facility. Literature describing City recycling programs is available from City’s Solid Waste Management Division and by calling City of Fresno Recycling Hotline at (559) 621-1111. DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 ALL-B GSP Agt Total Fee (03-2022) -7- (b) Immediately contact City’s Solid Waste Management Division at (559) 621- 1452 and schedule a free waste audit and cooperate with such Division in their conduct of the audit for each office and facility. (c) Cooperate with and demonstrate to the satisfaction of City’s Solid Waste Management Division the establishment of the recycling program in paragraph (i) above and the ongoing maintenance thereof. 11. General Terms. (a) Except as otherwise provided by law, all notices expressly required of City within the body of this Agreement, and not otherwise specifically provided for, shall be effective only if signed by the Administrator or designee. (b) Records of Service Provider’s expenses pertaining to the Project shall be kept on a generally recognized accounting basis and shall be available to City or its authorized representatives upon request during regular business hours throughout the life of this Agreement and for a period of three years after final payment or, if longer, for any period required by law. In addition, all books, documents, papers, and records of Service Provider pertaining to the Project shall be available for the purpose of making audits, examinations, excerpts, and transcriptions for the same period of time. If any litigation, claim, negotiations, audit or other action is commenced before the expiration of said time period, all records shall be retained and made available to City until such action is resolved, or until the end of said time period whichever shall later occur. If Service Provider should subcontract all or any portion of the services to be performed under this Agreement, Service Provider shall cause each subcontractor to also comply with the requirements of this paragraph. This Section 11(b) shall survive expiration or termination of this Agreement. (c) Prior to execution of this Agreement by City, Service Provider shall have provided evidence to City that Service Provider is licensed to perform the services called for by this Agreement (or that no license is required). If Service Provider should subcontract all or any portion of the work or services to be performed under this Agreement, Service Provider shall require each subcontractor to provide evidence to City that subcontractor is licensed to perform the services called for by this Agreement (or that no license is required) before beginning work. 12. Nondiscrimination. To the extent required by controlling federal, state and local law, Service Provider shall not employ discriminatory practices in the provision of services, employment of personnel, or in any other respect on the basis of race, religious creed, color, national origin, ancestry, physical disability, mental disability, medical condition, marital status, sex, age, sexual orientation, ethnicity, status as a disabled veteran or veteran of the Vietnam era. Subject to the foregoing and during the performance of this Agreement, Service Provider agrees as follows: (a) Service Provider will comply with all applicable laws and regulations providing that no person shall, on the grounds of race, religious creed, color, national origin, ancestry, physical disability, mental disability, medical condition, marital status, sex, age, sexual orientation, eth nicity, status as a DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 ALL-B GSP Agt Total Fee (03-2022) -8- disabled veteran or veteran of the Vietnam era be excluded from participation in, be denied the benefits of, or be subject to discrimination under any program or activity made possible by or resulting from this Agreement. (b) Service Provider will not discriminate against any employee or applicant for employment because of race, religious creed, color, national origin, ancestry, physical disability, mental disability, medical condition, marital status, sex, age, sexual orientation, ethnicity, status as a disabled veteran or veteran of the Vietnam era. Service Provider shall ensure that applicants are employed, and the employees are treated during employment, without regard to their race, religious creed, color, national origin, ancestry, physical disability, mental disability, medical condition, marital status, sex, age, sexual orientation, ethnicity, status as a disabled veteran or veteran of the Vietnam era. Such requirement shall apply to Service Provider’s employment practices including, but not be limited to, the following: employment, upgrading, demotion or transfer; recruitment or recruitment advertising; layoff or termination; rates of pay or other forms of compensation; and selection for training, including apprenticeship. Service Provider agrees to post in conspicuous places, available to employees and applicants for employment, notices setting forth the provision of this nondiscrimination clause. (c) Service Provider will, in all solicitations or advertisements for employees placed by or on behalf of Service Provider in pursuit hereof, state that all qualified applicants will receive consideration for employment without regard to race, religious creed, color, national origin, ancestry, physical disability, mental disability, medical condition, marital status, sex, age, sexual orientation, ethnicity, status as a disabled veteran or veteran of the Vietnam era. (d) Service Provider will send to each labor union or representative of workers with which it has a collective bargaining agreement or other contract or understanding, a notice advising such labor union or workers' representatives of Service Provider’s commitment under this section and shall post copies of the notice in conspicuous places available to employees and applicants for employment. (e) If Service Provider should subcontract all or any portion of the services to be performed under this Agreement, Service Provider shall cause each subcontractor to also comply with the requirements of this Section 12. 13. Independent Contractor. (a) In the furnishing of the services provided for herein, Service Provider is acting solely as an independent contractor. Neither Service Provider, nor any of its officers, agents, or employees shall be deemed an officer, agent, employee, joint venturer, partner, or associate of City for any purpose. City shall have no right to control or supervise or direct the manner or method by which Service Provider shall perform its work and functions. However, City shall retain the right to administer this Agreement so as to verify that DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 ALL-B GSP Agt Total Fee (03-2022) -9- Service Provider is performing its obligations in accordance with the terms and conditions thereof. (b) This Agreement does not evidence a partnership or joint venture between Service Provider and City. Service Provider shall have no authority to bind City absent City’s express written consent. Except to the extent otherwise provided in this Agreement, Service Provider shall bear its own costs and expenses in pursuit thereof. (c) Because of its status as an independent contractor, Service Provider and its officers, agents, and employees shall have absolutely no right to employment rights and benefits available to City employees. Service Provider shall be solely liable and responsible for all payroll and tax withholding and for providing to, or on behalf of, its employees all employee benefits including, without limitation, health, welfare and retirement benefits. In addition, together with its other obligations under this Agreement, Service Provider shall be solely responsible, indemnify, defend and save City harmless from all matters relating to employment and tax withholding for and payment of Service Provider’s employees, including, without limitation, (i) compliance with Social Security and unemployment insurance withholding, payment of workers compensation benefits, and all other laws and regulations governing matters of employee withholding, taxes and payment; and (ii) any claim of right or interest in City employment benefits, entitlements, programs and/or funds offered employees of City whether arising by reason of any common law, de facto, leased, or co- employee rights or other theory. It is acknowledged that during the term of this Agreement, Service Provider may be providing services to others unrelated to City or to this Agreement. 14. Notices. Any notice required or intended to be given to either party under the terms of this Agreement shall be in writing and shall be deemed to be duly given if delivered personally, transmitted by facsimile followed by telephone confirmation of receipt, or sent by United States registered or certified mail, with postage prepaid, return receipt requested, addressed to the party to which notice is to be given at the party's address set forth on the signature page of this Agreement or at such other address as the parties may from time to time designate by written notice. Notices served by United States mail in the manner above described shall be deemed sufficiently served or given at the time of the mailing thereof. 15. Binding. Subject to Section 16, below, once this Agreement is signed by all parties, it shall be binding upon, and shall inure to the benefit of, all parties, and each parties' respective heirs, successors, assigns, transferees, agents, servants, employees, and representatives. 16. Assignment. (a) This Agreement is personal to Service Provider and there shall be no assignment by Service Provider of its rights or obligations under this Agreement without the prior written approval of the City Manager or designee. Any attempted assignment by Service Provider, its successors DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 ALL-B GSP Agt Total Fee (03-2022) -10- or assigns, shall be null and void unless approved in writing by the City Manager or designee. (b) Service Provider hereby agrees not to assign the payment of any monies due Service Provider from City under the terms of this Agreement to any other individual(s), corporation(s) or entity(ies). City retains the right to pay any and all monies due Service Provider directly to Service Provider. 17. Compliance With Law. In providing the services required under this Agreement, Service Provider shall at all times comply with all applicable laws of the United States, the State of California and City, and with all applicable regulations promulgated by federal, state, regional, or local administrative and regulatory agencies, now in force and as they may be enacted, issued, or amended during the term of this Agreement. 18. Waiver. The waiver by either party of a breach by the other of any provision of this Agreement shall not constitute a continuing waiver or a waiver of any subsequent breach of either the same or a different provision of this Agreement. No provisions of this Agreement may be waived unless in writing and signed by all parties to this Agreement. Waiver of any one provision herein shall not be deemed to be a waiver of any other provision herein. 19. Governing Law and Venue. This Agreement shall be governed by, and construed and enforced in accordance with, the laws of the State of California, excluding, however, any conflict of laws rule which would apply the law of another jurisdiction. Venue for purposes of the filing of any action regarding the enforcement or interpretation of this Agreement and any rights and duties hereunder shall be Fresno County, California. 20. Headings. The section headings in this Agreement are for convenience and reference only and shall not be construed or held in any way to explain, modify or add to the interpretation or meaning of the provisions of this Agreement. 21. Severability. The provisions of this Agreement are severable. The invalidity, or unenforceability of any one provision in this Agreement shall not affect the other provisions. 22. Interpretation. The parties acknowledge that this Agreement in its final form is the result of the combined efforts of the parties and that, shoul d any provision of this Agreement be found to be ambiguous in any way, such ambiguity shall not be resolved by construing this Agreement in favor of or against either party, but rather by construing the terms in accordance with their generally accepted meaning. 23. Attorney's Fees. If either party is required to commence any proceeding or legal action to enforce or interpret any term, covenant or condition of this Agreement, the prevailing party in such proceeding or action shall be entitled to recover fro m the other party its reasonable attorney's fees and legal expenses. 24. Exhibits. Each exhibit and attachment referenced in this Agreement is, by the reference, incorporated into and made a part of this Agreement. 25. Precedence of Documents. In the event of any conflict between the body of this Agreement and any exhibit or attachment hereto, the terms and conditions of the body of this Agreement shall control and take precedence over the terms and DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 ALL-B GSP Agt Total Fee (03-2022) -11- conditions expressed within the exhibit or attachment. Furthermore, any terms or conditions contained within any exhibit or attachment hereto which purport to modify the allocation of risk between the parties, provided for within the body of this Agreement, shall be null and void. 26. Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies at law or in equity. 27. No Third-Party Beneficiaries. The rights, interests, duties, and obligations defined within this Agreement are intended for the specific parties hereto as identified in the preamble of this Agreement. Notwithstanding anything stated to the contrary in this Agreement, it is not intended that any rights or interests in this Agreement benefit or flow to the interest of any third parties. 28. Extent of Agreement. Each party acknowledges that they have read and fully understand the contents of this Agreement. This Agreement represents the entire and integrated agreement between the parties with respect to the subject matter hereof and supersedes all prior negotiations, representations or agreements, either written or oral. This Agreement may be modified only by written instrument duly authorized and executed by both City and Service Provider. 29. The City Manager, or designee, is hereby authorized and directed to execute and implement this Agreement. [SIGNATURES FOLLOW ON THE NEXT PAGE.] DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 ALL-B GSP Agt Total Fee (03-2022) -12- IN WITNESS WHEREOF, the parties have executed this Agreement at Fresno, California, the day and year first above written. CITY OF FRESNO, a California municipal corporation By: Georgeanne White, City Manager APPROVED AS TO FORM: RINA M. GONZALES Interim City Attorney By: Tracy N. Parvanian Date Supervising Deputy City Attorney ATTEST: TODD STERMER, CMC City Clerk By: Date Deputy Addresses: CITY: City of Fresno Attention: Karen Jenks, Housing and Neighborhood Revitalization Manager 2600 Fresno Street, CH3N 3065 Fresno, CA 93721 Phone: (559) 621-8057 FAX: (559) [#] Poverello House, California Non-profit Corporation By: Name: Title: (If corporation or LLC., Board Chair, Pres. or Vice Pres.) By: Name: Title: (If corporation or LLC., CFO, Treasurer, Secretary or Assistant Secretary) Service Provider: Poverello House Attention: Zachary D. Darrah, Executive Director 412 F Street Fresno, CA 93706 Phone: 559-498-6988 ex. 110 FAX: [area code and #] Attachments: 1. Exhibit A - Scope of Services 2. Exhibit B - Insurance Requirements 3. Exhibit C - Conflict of Interest Disclosure Form DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 CEO Zachary Darrah CFO Linda Bowman Page 1 of 1 EXHIBIT A SCOPE OF SERVICES Service Agreement between City of Fresno and Poverello House Project Downtown Hope Project Description Project Downtown Hope will see 100 individuals transition off the streets, into 30 air conditioned and heated sleeping cabins making up a “Village of Hope” community. The Village of Hope will include navigation, case management services, meals, and supportive services. These services will ultimately provide a pathway to viable housing options such as shared housing, rapid rehousing, and permanent supportive housing. Target Populations Chronically homeless and unsheltered individuals, families and veterans located in the ERF identified encampment area. Services to be Provided Poverello House is Project Downtown Hope’s primary CBO partner, providing the outreach component of the HART as well as operating the Village of Hope community. Poverello House’s Village of Hope community will provide 24-hour staff, security, and navigation services to those with a bed in a Pallet Shelter, also referred to as sleeping cabins. Sleeping Cabins are prefabricated structures used throughout California and the United States as a quick, cost-effective way to provide safe, humane emergency shelter for people experiencing homelessness. Number of Participants to be Served Provide at least one linkage or service to 100% of the homeless individiuals engaged with on the street. Project Downtown Hope will see 100 individuals transition off the streets, into 30 air conditioned and heated sleeping cabins making up a “Village of Hope” community. Poverello House will also provide shared (permanent) housing for up to 26 individuals from the encampment. Project Schedule The project timeline is from April 1, 2022, to June 30, 2024. Project Budget Administrative – City of Fresno DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 Page 2 of 3 The City of Fresno will be responsible for administrative services throughout the duration of the program to include, monitoring service providers, reporting all metrics and data as required by the program and will oversee all functions of the program. In addition, the City's grant administrator has lived experience at an emergency shelter previously providing an invaluable perspective. Restoration of Site – City of Fresno The City of Fresno is committed to fully restoring the areas impacted by the Downtown Fresno Encampment. Grant funding will be used to replace 28 streetlights in the project area. Complete replacement is required due to breakage of the original light fixtures and dismantling of the internal components. Other local funding available to the City of Fresno will provide the restoration of sidewalks, curb and gutter and street repair as well as the removal of long-standing debris and trash. Personnel – Poverello House Chief Programs Officer (.10 FTE @ $85,000 annual salary) Year 1 (14 months) $9,917; Year 2 (12 months) $8,500 Chief Programs Officer will provide oversight to the entire program to ensure that outcomes are being met and that the program design is being implemented. Director of Facilities (.10 FTE @ $50,000 annual salary) Year 1 (14 months) $6,200; Year 2 (12 months) $5,000 Facilities Manager will oversee all facilities functions to ensure that electrical, plumbing, and other maintenance issues are resolved as needed. Director of Mental Health Services (.10 FTE @ $85,000 annual salary) Year 1 (14 months) $9,917; Year 2 (12 months) $8,500 Director of Mental Health Services will provide direct services and oversight for clinical mental health supports for those served at the Village of Hope . Information/Technology (IT) Coordinator (.10 FTE @ $24.00/hour) Year 1 (14 months) $8,737.20; Year 2 (12 months) $7,488 IT Coordinator will be directly responsible for the effective use and repair of technology equipment (computers/internet/copier/etc.), phones, the security camera system, and anything related to IT. Director of Client Services (.30 FTE @ $25.00/hour) Year 1 (14 months) $18,202.50; Year 2 (12 months) $15,600 Client Services Manager will serve as the day-to-day supervisor of the overall project. They will be directly responsible for reporting, managing the budget, supervising sta ff, and resolving any issues related to the overall project. Program Coordinator (1.0 FTE @ $19.00/hour) Year 1 (14 months) $46,113; Year 2 (12 months) $39,520 Program Coordinator will serve as the on-site coordinator of the Village of Hope. They will be directly responsible for coordinating the staff, working with higher-level needs for DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 Page 3 of 3 clients, ensuring that the facility is functioning appropriately, and implementing shelter policies/procedures. Client Navigator (4.0 FTE @ $18.00/hour) Year 1 (14 months) $174,744; Year 2 (12 months) $149,760 Client Navigators work directly with the clients to navigate them out of the shelter into permanent housing. They will each have a client caseload of 20. Client navigators will continue to provide services to their entire caseload once housed or in the emergency shelter. Client Services Specialist (9.0 FTE @ $16.00/hour) Year 1 (14 months) $349,488; Year 2 (12 months) $299,520 Monitors provide 24/7 staffing support and are the direct service providers daily for clients served at the Village of Hope. They will coordinate appointments, ensure that shelter rules are followed, maintain a sanitary environment, assist with intake, conduct room checks, resolve client conflicts, coordinate services at the facility (showe rs/laundry/etc.), serve daily hot meals, and more. Encampment Outreach Specialist (2.0 FTE @ $17.50/hour) Year 1 (14 months) $84,945; Year 2 (12 months) $72,800 Encampment Outreach Specialists will provide direct street outreach to clients in the encampment area as described in the proposal. Clients who may display transient behaviors will continue to engage clients to help transition them into shelter or back into the shelter during the performance period. Housing Stability Case Manager (2.0 FTE @ $18.00/hour) Year 1 (14 months) $87,372; Year 2 (12 months) $74,880 Housing Stability Case Managers will work directly with clients that are permanently housed in the shared housing network or otherwise. They will work with clients to assist with any challenges to staying in permanent housing. Year 1 (14 months) Employee Benefits @ 20% - $159,127.14 Year 2 (12 months) Employee Benefits @ 20% - $136,313.60 Benefits cover fringe benefits including health insurance for employees. Year 1 (14 months) Taxes @ 8.65% - $82,586.99 Year 2 (12 months) Taxes @ 8.65% - $70,746.76 Taxes cover employment taxes associated with payroll costs for employees related to the project. Non-Personnel – Poverello House Program Supplies - Year 1 (14 months) $21,700; Year 2 (12 months) $18,600 Covers costs associated with daily program supplies related to direct service support. Expenses include (but are not limited to) bus tokens, clothing, hygiene items, blankets, enrichment items, and more. DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 Page 4 of 3 Office Equipment associated with program includes computers, scanners, technology and radios - Year 1 (14 months) $8,076.92; Year 2 (12 months) $6,923.08 Communications - Year 1 (14 months) $20,000; Year 2 (12 months) $16,000 Covers costs associated with phone lines at the shelter location, cell phones for staff, and internet services for staff. Office Supplies/Office Furniture - Year 1 (14 months) $5,384.62; Year 2 (12 months) $4,615.38 Covers monthly regular office supplies for staff use. This line item will also cover the costs for the furniture for setting up the office. These costs include (but are not limited to) desks, chairs, locking filing cabinets, and other items such as these. Utilities - Year 1 (14 months) $14,000; Year 2 (12 months) $12,000 Anticipated utility costs associated with operating the shelter are $1,000 monthly. These costs include (but are not limited to) electricity, water/sewage, and trash expenses at the shelter site. Travel (200 miles monthly @ .56 per mile + Fuel for transport vehicle @ $500/monthly), Year 1 (14 months) $8,568; Year 2 (12 months) $7,344 Service delivery for clients in the program will require travel for staff to transport clients, search for permanent housing, and assist clients with support services (such as medical appointments). Mileage will be used for the staff using personal vehicles, and fuel expenditures will be used for the transport vehicle. Copy Machine Lease ($650/month), Year 1 (14 months) $6,300; Year 2 (12 months) $5,400 A copy machine will be leased for the on-site office location at the emergency shelter. The copy machine will be used to copy client documents for case management activities, scan essential files, and generally operate the shelter. Meal Services ($4.75 per meal, three hot meals daily, 100 meals per day), Year 1 (14 months) $421,021.73; Year 2 (12 months) $360,875.77 - calculated based on a bell curve Poverello House will prepare, deliver, and serve three hot meals daily for all clients served at the shelter. The per-meal cost covers all associated expenses related to providing these meals as a support service. The organization provides hot meals in all of its own shelters, other emergency shelters in the City of Fresno, and several other service providers that provide meals for participants. Laundry Services ($3.00 per load, 100 loads per week), Year 1 (14 months) $1 1,818.15; Year 2 (12 months) $10,129.85 - calculations based on a bell curve Poverello House operates a commercial laundry facility on their main campus. This facility will be utilized to provide laundry services for all who are staying at the Village of Hope . Laundry will be picked up from the shelter, transported to the laundry facility, washed, dried, folded, and returned to clients. Costs in this line item cover all associated costs with this activity. DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 Page 5 of 3 Indirect Costs @ 5%, Year 1 (14 months) $77,962.94; Year 2 (12 months) $66,825.38 Line item will cover indirect costs associated with the program's administration. Expenditures will include (but will not be limited to) financial administration, oversite, and other activities not directly covered through a line item in the budget but necessary for the program's implementation. Other Costs – Poverello House Transport Vehicle - Year 1 (14 months) $50,000 Transport vehicle will be used for encampment resolution activities, transportation of client belongings, transportation of clients themselves for navigation activities, transportation of laundry/meals/supplies, and othe r reasonable activities associated with the Village of Hope shelter. Vehicle Insurance and Maintenance - Year 1 (14 months) $5,939.66; Year 2 (12 months) $5,091.13 Site Lease - Village of Hope site leased for use of fully functional and operational faci lity (beds/shower/bathrooms/etc.) - Year 1 (14 months) $168,000; Year 2 (12 months) $144,000. Contracted Security Services - Year 1 (14 months) $140,000; Year 2 (12 months) $120,000 Poverello House operates a residential drug rehabilitation program for men . Participants in the program provide security to the main campus, two additional emergency shelter programs, and overnight security to the property's perimeter. The organization would provide 24-hour security services as a contracted service for the Village of Hope. Shared Housing Acquisition - Year 1 (14 months) $1,000,000 As part of the innovative program design, Poverello House will purchase real estate assets to be utilized as permanent shared housing for those served in the encampment resolution activities. It is anticipated that at least 26 permanent shared housing beds will be made available through these acquisitions. Poverello House will operate these units permanently as shared housing for tenants being provided services through this project. DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 Page 6 of 3 Year 1 Year 2 Total Personnel Chief Programs Officer (.10 FTE)9,917.00$ 8,500.00$ 18,417.00$ Director of Facilities (.10 FTE)6,200.00$ 5,000.00$ 11,200.00$ Director of Mental Health Services (.10 FTE)9,917.00$ 8,500.00$ 18,417.00$ IT Coordinator (.15 FTE @ $24.00/hour)8,737.20$ 7,488.00$ 16,225.20$ Client Services Manager (.30 FTE @ $25.00/hr)18,202.50$ 15,600.00$ 33,802.50$ Program Coordinator (1.0 FTE @ $19.00/hour)46,113.00$ 39,520.00$ 85,633.00$ Client Navigator (4.0 FTE @ $18.00/hour)174,744.00$ 149,760.00$ 324,504.00$ Client Services Specialist (9.0 FTE @ $16.00/hour)349,488.00$ 299,520.00$ 649,008.00$ Encampment Outreach Specialist (2.0 FTE @ $17.50/hr.)84,945.00$ 72,800.00$ 157,745.00$ Housing Stability Case Manager (2.0 FTE @ $18/hr.)87,372.00$ 74,880.00$ 162,252.00$ Benefits @ 20%159,127.14$ 136,313.60$ 295,440.74$ Taxes @ 8.65% 82,586.99$ 70,746.76$ 153,333.74$ Total Personnel 1,037,349.83$ 888,628.36$ 1,925,978.18$ Non-Personnel Operating Costs Program Supplies 21,700.00$ 18,600.00$ 40,300.00$ Office Equipment 8,076.92$ 6,923.08$ 15,000.00$ Communications (Phone line/internet/cell phones)20,000.00$ 16,000.00$ 36,000.00$ Office Supplies/Furniture 5,384.62$ 4,615.38$ 10,000.00$ Utilities 14,000.00$ 12,000.00$ 26,000.00$ Travel (200 miles monthly X .56 per mile X 14 months) + Fuel 8,568.00$ 7,344.00$ 15,912.00$ Copy Machine Lease ($650/month)6,300.00$ 5,400.00$ 11,700.00$ Meal Services ($4.50/meal)421,021.73$ 360,875.77$ 781,897.50$ Laundry Services ($3.00/load,dry, fold, deliver)11,818.15$ 10,129.85$ 21,948.00$ Vehicle Insurance 5,939.66$ 5,091.13$ 11,030.79$ Leasing (Village of Hope)168,000.00$ 144,000.00$ 312,000.00$ Total Non-Personnel 690,809.07$ 590,979.22$ 1,281,788.29$ Direct Costs 1,728,158.90$ 1,479,607.57$ 3,207,766.47$ Indirect Costs @ 5% 77,962.94$ 66,825.38$ 144,788.32$ Total Direct and Indirect 1,806,121.84$ 1,546,432.95$ 3,352,554.79$ Other Costs/Ongoing Costs Transport Vehicle 50,000.00$ 50,000.00$ Contracted Security Services (Poverello House)140,000.00$ 120,000.00$ 260,000.00$ Shared Housing Acquisition 1,000,000.00$ 1,000,000.00$ Total Other Costs 1,190,000.00$ 120,000.00$ 1,310,000.00$ Grand Total 2,996,121.84$ 1,666,432.95$ 4,662,554.8$ DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 Page 1 of 5 EXHIBIT B INSURANCE REQUIREMENTS Service Agreement between City of Fresno (City) and Poverello House (Service Provider) Project Downtown Hope MINIMUM SCOPE OF INSURANCE Coverage shall be at least as broad as: 1. The most current version of Insurance Services Office (ISO) Commercial General Liability Coverage Form CG 00 01, providing liability coverage arising out of your business operations. The Commercial General Liability policy shall be written on an occurrence form and shall provide coverage for “bodily injury,” “property damage” and “personal and advertising injury” with coverage for premises and operations (including the use of owned and non- owned equipment), products and completed operations, and contractual liability (including, without limitation, indemnity obligations under the Agreement) with limits of liability not less than those set forth under “Minimum Limits of Insurance.” 2. The most current version of ISO *Commercial Auto Coverage Form CA 00 01, providing liability coverage arising out of the ownership, maintenance or use of automobiles in the course of your business operations. The Automobile Policy shall be written on an occurrence form and shall provide coverage for all owned, hired, and non-owned automobiles or other licensed vehicles (Code 1- Any Auto). If personal automobile coverage is used, the CITY, its officers, officials, employees, agents and volunteers are to be listed as additional insureds. 3. Workers’ Compensation insurance as required by the State of California and Employer’s Liability Insurance. 4. Professional Liability (Abuse & Molestation) Insurance that insures against liability arising out of the bodily injury, personal injury, and third -party property damage occurring because of the wrongful or negligent acts attributable to the institution. This coverage should protect against a wide range of potential claims, including but not limited to athletics, alcohol, assault, verbal or physical abuse, campus crime, sexual molestation and other sexual misconducts. MINIMUM LIMITS OF INSURANCE SERVICE PROVIDER, or any party the SERVICE PROVIDER subcontracts with, shall maintain limits of liability of not less than those set forth below. However, insurance limits available to CITY, its officers, officials, employees, agents and volunteers as additional insureds, shall be the greater of the minimum limits specified herein or the full limit of any insurance proceeds available to the named insured: DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 Page 2 of 5 1. COMMERCIAL GENERAL LIABILITY: (i) $1,000,000 per occurrence for bodily injury and property damage; (ii) $1,000,000 per occurrence for personal and advertising injury; (iii) $2,000,000 aggregate for products and completed operations; and, (iv) $2,000,000 general aggregate applying separately to the work performed under the Agreement. 2. COMMERCIAL AUTOMOBILE LIABILITY: $1,000,000 per accident for bodily injury and property damage. 3. WORKERS’ COMPENSATION INSURANCE as required by the State of California with statutory limits. 4. EMPLOYER’S LIABILITY: (i) $1,000,000 each accident for bodily injury; (ii) $1,000,000 disease each employee; and, (iii) $1,000,000 disease policy limit. 5. Professional Liability (Abuse & Molestation): (i) $1,000,000 per claim/occurrence; and, (ii) $2,000,000 policy aggregate. UMBRELLA OR EXCESS INSURANCE In the event SERVICE PROVIDER purchases an Umbrella or Excess insurance policy(ies) to meet the “Minimum Limits of Insurance,” this insurance policy(ies) shall “follow form” and afford no less coverage than the primary insurance policy(ies). In addition, such Umbrella or Excess insurance policy(ies) shall also apply on a primary and non-contributory basis for the benefit of the CITY, its officers, officials, employees, agents and volunteers. DEDUCTIBLES AND SELF-INSURED RETENTIONS SERVICE PROVIDER shall be responsible for payment of any deductibles contained in any insurance policy(ies) required herein and SERVICE PROVIDER shall also be responsible for payment of any self-insured retentions. Any deductibles or self-insured retentions must be declared to on the Certificate of Insurance, and approved by, the CITY’S Risk Manager or his/her designee. At the option of the CITY’S Risk Manager or his/her designee, either: DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 Page 3 of 5 (i) The insurer shall reduce or eliminate such deductibles or self-insured retentions as respects CITY, its officers, officials, employees, agents and volunteers; or (ii) SERVICE PROVIDER shall provide a financial guarantee, satisfactory to CITY’S Risk Manager or his/her designee, guaranteeing payment of losses and related investigations, claim administration and defense expenses. At no time shall CITY be responsible for the payment of any deductibles or self -insured retentions. OTHER INSURANCE PROVISIONS/ENDORSEMENTS The General Liability and Automobile Liability insurance policies are to contain, or be endorsed to contain, the following provisions: 1. CITY, its officers, officials, employees, agents and volunteers are to be covered as additional insureds. SERVICE PROVIDER shall establish additional insured status for the City and for all ongoing and completed operations by use of ISO Form CG 20 10 11 85 or both CG 20 10 10 01 and CG 20 37 10 01 or by an executed manuscript insurance company endorsement providing additional insured status as broad as that contained in ISO Form CG 20 10 11 85. 2. The coverage shall contain no special limitations on the scope of protection afforded to CITY, its officers, officials, employees, agents and volunteers. Any available insurance proceeds in excess of the specified minimum limits and coverage shall be available to the Additional Insured. 3. For any claims relating to this Agreement, SERVICE PROVIDER’S insurance coverage shall be primary insurance with respect to the CITY, its officers, officials, employees, agents and volunteers. Any insurance or self - insurance maintained by the CITY, its officers, officials, employees, agents and volunteers shall be excess of SERVICE PROVIDER’S insurance and shall not contribute with it. SERVICE PROVIDER shall establish primary and non-contributory status by using ISO Form CG 20 01 04 13 or by an executed manuscript insurance company endorsement that provides primary and non-contributory status as broad as that contained in ISO Form CG 20 01 04 13. 4. Should any of these policies provide that the defense costs are paid within the Limits of Liability, thereby reducing the available limits by defense costs, then the requirement for the Limits of Liability of these polices will be twice the above stated limits. DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 Page 4 of 5 The Workers’ Compensation insurance policy is to contain, or be endorsed to contain, the following provision: SERVICE PROVIDER and its insurer shall waive any right of subrogation against CITY, its officers, officials, employees, agents and volunteers. If the Professional Liability (Abuse & Molestation) insurance policy is written on a claims- made form: 1. The retroactive date must be shown and must be before the effective date of the Agreement or the commencement of work by SERVICE PROVIDER. 2. Insurance must be maintained and evidence of insurance must be provided for at least five (5) years after completion of the Agreement work or termination of the Agreement, whichever occurs first, or, in the alternative, the policy shall be endorsed to provide not less than a five (5) year discovery period. 3. If coverage is canceled or non-renewed, and not replaced with another claims-made policy form with a retroactive date prior to the effective date of the Agreement or the commencement of work by SERVICE PROVIDER, SERVICE PROVIDER must purchase “extended reporting” coverage for a minimum of five (5) years completion of the Agreement work or termination of the Agreement, whichever occurs first. 4. A copy of the claims reporting requirements must be submitted to CITY for review. 5. These requirements shall survive expiration or termination of the Agreement. All policies of insurance required herein shall be endorsed to provide that the coverage shall not be cancelled, non-renewed, reduced in coverage or in limits except after thirty (30) calendar days written notice by certified mail, return receipt requested, has been given to CITY. SERVICE PROVIDER is also responsible for providing written notice to the CITY under the same terms and conditions. Upon issuance by the insurer, broker, or agent of a notice of cancellation, non-renewal, or reduction in coverage or in limits, SERVICE PROVIDER shall furnish CITY with a new certificate and applicable endorsements for such policy(ies). In the event any policy is due to expire during the work to be performed for CITY, SERVICE PROVIDER shall provide a new certificate, and applicable endorsements, evidencing renewal of such policy not less than fifteen (15) calendar days prior to the expiration date of the expiring policy. Should any of the required policies provide that the defense costs are paid within the Limits of Liability, thereby reducing the available limits by any defense costs, then the requirement for the Limits of Liability of these polices will be twice the above stated limits. DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 Page 5 of 5 The fact that insurance is obtained by SERVICE PROVIDER shall not be deemed to release or diminish the liability of SERVICE PROVIDER, including, without limitation, liability under the indemnity provisions of this Agreement. The policy limits do not act as a limitation upon the amount of indemnification to be provided by SERVICE PROVIDER. Approval or purchase of any insurance contracts or policies shall in no way relieve from liability nor limit the liability of SERVICE PROVIDER, its principals, officers, agent s, employees, persons under the supervision of SERVICE PROVIDER, vendors, suppliers, invitees, consultants, sub-consultants, subcontractors, or anyone employed directly or indirectly by any of them. VERIFICATION OF COVERAGE SERVICE PROVIDER shall furnish CITY with all certificate(s) and applicable endorsements effecting coverage required hereunder. All certificates and applicable endorsements are to be received and approved by the CITY’S Risk Manager or his/her designee prior to CITY’S execution of the Agreement and before work commences. All non-ISO endorsements amending policy coverage shall be executed by a licensed and authorized agent or broker. Upon request of CITY, SERVICE PROVIDER shall immediately furnish City with a complete copy of any insurance policy required under this Agreement, including all endorsements, with said copy certified by the underwriter to be a true and correct copy of the original policy. This requirement shall survive expiration or termination of this Agreement. SUBCONTRACTORS - If SERVICE PROVIDER subcontracts any or all of the services to be performed under this Agreement, SERVICE PROVIDER shall require, at the discretion of the CITY Risk Manager or designee, subcontractor(s) to enter into a separate Side Agreement with the City to provide required indemnification and insurance protection. Any required Side Agreement(s) and associated insurance documents for the subcontractor must be reviewed and preapproved by CITY Risk Manager or designee. If no Side Agreement is required, SERVICE PROVIDER will be solely responsible for ensuring that its subcontractors maintain insurance coverage at levels no less than those required by applicable law and is customary in the relevant industry. DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 EXHIBIT C DISCLOSURE OF CONFLICT OF INTEREST Project Downtown Hope for the Encampment Resolution Funding (ERF) Program YES* NO 1 Are you currently in litigation with the City of Fresno or any of its agents? 2 Do you represent any firm, organization, or person who is in litigation with the City of Fresno? 3 Do you currently represent or perform work for any clients who do business with the City of Fresno? 4 Are you or any of your principals, managers, or professionals, owners or investors in a business which does business with the City of Fresno, or in a business which is in litigation with the City of Fresno? 5 Are you or any of your principals, managers, or professionals, related by blood or marriage to any City of Fresno employee who has any significant role in the subject matter of this service? 6 Do you or any of your subcontractors have, or expect to have, any interest, direct or indirect, in any other contract in connection with this Project? * If the answer to any question is yes, please explain in full below. Explanation: Signature Date Name Company Address Additional page(s) attached. City, State, Zip DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 6/15/2022 Zachary Darrah N/A 412 F Street Fresno, CA 93706 Zachary Darrah Poverello House DocuSign Envelope ID: E44D3C98-86F5-428F-B3ED-52C67EFE2944 City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1459 Agenda Date:10/5/2023 Agenda #:1.-F. REPORT TO THE CITY COUNCIL FROM:TJ MILLER, Interim Director Personnel Services Department BY:SANDRA CHAVEZ MARTIN, Human Resources Manager Personnel Services Department SUBJECT ***RESOLUTION: Adopt the Fourth Amendment to Fiscal Year 2024 Salary Resolution No. 2023-183, amending Exhibit 13-1, Unit 13, Exempt Supervisory and Professional (CFPEA) by adding the new classifications of Registered Veterinary Technician and Animal Programs Coordinator, and providing a salary step plan range for the respective classifications; effective October 9, 2023 (Subject to Mayor’s Veto). RECOMMENDATION It is recommended that Council adopt the Fourth Amendment to the Fiscal Year 2024 Salary Resolution No. 2023-183 effective October 9,2023 to amend Exhibit 13-1, Unit 13, Exempt Supervisory and Professional (CFPEA) by adding two new classifications and the respective monthly salary step plan ranges as follows: Registered Veterinary Technician (Step A - Step E: $4,836 - $5,879); and Animal Programs Coordinator (Step A - Step E: $4,304 - $5,207). EXECUTIVE SUMMARY On September 14, 2023, Council approved actions pertaining to the creation of the Animal Center within the City of Fresno, including adding 77 positions to staff the center. At that time, the City advised Council that Personnel Services Staff in collaboration with the Animal Center would continue to return to Council to recommend the addition of new Animal Center focused job classifications, positions, and respective salary ranges in order to adequately recruit and fill positions at the Center. Adopting the Fourth Amendment to the Salary Resolution will create a Registered Veterinary Technician classification and an Animal Programs Coordinator classification. This action will not require additional funding or an increase in total positions to the Animal Center Department. BACKGROUND Council adopted the 2 nd Amendment to the Position Authorization Resolution (PAR) No. 2023-184 which included the transfer of 2 existing total positions and the addition of 75 new positions for a total City of Fresno Printed on 10/16/2023Page 1 of 3 powered by Legistar™ 10/05/2023 MK/AP 7-0 R. 2023-269 APPROVED ON CONSENT File #:ID 23-1459 Agenda Date:10/5/2023 Agenda #:1.-F. which included the transfer of 2 existing total positions and the addition of 75 new positions for a total of 77 positions allocated to the newly created Animal Center Department.At that time,the Council was advised that the City needed time to allow for developing the organizational structure,the job classifications,and respective salary ranges to continue providing mandated animal control services. As classifications are identified,the Personnel Services Department would bring those classifications forth for approval. In collaboration with the Animal Center Department,two new classifications are recommended.First is the Registered Veterinary Technician.This classification will assist the Veterinarian in the medical care and treatment of animals;provide medical and surgical pre-operative and post-operative procedures for animals;and administer medications,examinations,and vaccines as directed by the veterinarian.This classification will be assigned to Exhibit 13-1,Unit 13,Exempt Supervisory and Professional (CFPEA). The second classification recommended for approval is the Animal Programs Coordinator.This classification will be responsible for developing,organizing and coordinating community outreach activities,events and programs in support of the Animal Center including adoptions,foster,rescue, volunteers,donations and fundraising.Incumbents will provide education and awareness to the community on pet care responsibilities,licensing,spay/neuter,vaccinations and other resources available to support the successful adoption and placement of animals.They will develop public relations and social media campaigns;promote volunteer service opportunities;collaborate with organizations,rescue groups and other stakeholders;and compile data and review outcomes in order to measure successes or opportunities for improvement.This classification will be assigned to Exhibit 13-1, Unit 13, Exempt Supervisory and Professional (CFPEA). The City has provided notice to the respective bargaining units and will follow the meet and confer process where applicable. The City Attorney’s Office has approved the Fourth Amendment to Fiscal Year 2024 Salary Resolution No. 2023-183 as to form. ENVIRONMENTAL FINDINGS By the definition provided in the California Environmental Quality Act Guidelines Section 15378 this item does not qualify as a “project”and is therefore exempt from the California Environmental Quality Act requirements. LOCAL PREFERENCE Local preference is not implicated because this item does not involve public contracting or bidding with the City of Fresno. FISCAL IMPACT Amending Exhibit 13-1 will not require additional appropriations. Attachments: Resolution City of Fresno Printed on 10/16/2023Page 2 of 3 powered by Legistar™ File #:ID 23-1459 Agenda Date:10/5/2023 Agenda #:1.-F. Salary Tables-Redline Salary Tables-Final City of Fresno Printed on 10/16/2023Page 3 of 3 powered by Legistar™ City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1454 Agenda Date:10/5/2023 Agenda #: 1.-G. REPORT TO THE CITY COUNCIL FROM:BROCK D. BUCHE, PE, PLS, Director Department of Public Utilities BY:PETER A. MARACCINI PE, PhD, Licensed Engineer Manager Department of Public Utilities - Utilities Planning & Engineering ROBERT A. DIAZ, Supervising Engineering Technician Department of Public Utilities - Utilities Planning & Engineering SUBJECT Approve the First Amendment to the consultant services agreement with Carollo Engineers Inc., to expand the scope of services and increase the contract amount by $2,300,406, for a total amount of $3,111,279, for the Downtown Area Water and Wastewater Infrastructure Improvements Study (Council District 3) RECOMMENDATION Staff recommends City Council approve the First Amendment to the consultant services agreement with Carollo Engineers, Inc. (Carollo), to expand the scope of services and increase the compensation amount by $2,000,406 and the contingency amount by $300,000, for an total amended fee not to exceed amount of $2,737,279, and an amended contingency amount not to exceed $374,000, for the Downtown Area Water and Wastewater Infrastructure Improvements Study (Project); and authorize the Director of Public Utilities, or designee, to sign the First Amendment on behalf of the City of Fresno (City). EXECUTIVE SUMMARY The Department of Public Utilities (DPU) has contracted with Carollo to conduct a study to evaluate relocation options and capacity improvements to water and wastewater infrastructure in the Downtown area. Since the award of this contract, the City has become the recipient of: $43.7 million from the California Department of Housing and Community Development Infill Infrastructure Grant - Catalytic Program, of which approximately $31.1 million is for water and wastewater infrastructure improvements; and another $250 million from the State of California General Fund for infrastructure improvements, of which $20 million is additionally identified for water and wastewater improvements. It is critical that the City move swiftly to utilize these funds in a timely manner. To expedite design efforts for the various identified water and wastewater infrastructure improvements, the First Amendment to the consultant services agreement expands contracted services to include design, bidding support, and construction support services for water and wastewater projects in the City of Fresno Printed on 10/16/2023Page 1 of 3 powered by Legistar™ 10/5/2023 MK/AP 7-0 APPROVED ON CONSENT File #:ID 23-1454 Agenda Date:10/5/2023 Agenda #: 1.-G. bidding support,and construction support services for water and wastewater projects in the prioritized downtown area bounded by Van Ness Avenue,Ventura Avenue,E Street,and Tuolumne Street.The expanded services will increase the Agreement amount by $2,300,406,for an amended total not to exceed amount of $3,111,279,inclusive of an increased contingency amount not to exceed $374,000. BACKGROUND The downtown area has some of the oldest water and wastewater infrastructure in the City,which has reached the end of its service life.Recognizing the uniqueness of zero lot line construction in the downtown area,DPU hired Carollo to review the entire area to determine whether the installation of renewal water and wastewater infrastructure is best suited in alleyways or in the wider street alignments.Inclusive of this evaluation is the review of system capacities to ensure the renewal infrastructure meets current design standards.The resulting document(s)will guide design and phasing of renewal capital improvement projects,as well as,assist in establishing conditions of approval for infrastructure improvements needed for future development projects. The First Amendment for expanded professional engineering services is now necessary following an award of approximately $31,100,000 of IIGC funding and $20,000,000 of State General Funding for utilities infrastructure to strengthen housing infrastructure that is intended to promote infill affordable and mixed-income housing in the downtown area.The expanded services will include design, bidding,and construction support services for a subset of projects located within the prioritized downtown area bounded by Van Ness Avenue,Ventura Avenue,E Street,and Tuolumne Street.The expanded services will allow for expedited preparation of water and wastewater infrastructure construction documents.The target is to have the first round of needed improvement projects bid and to City Council for award prior to the end of Fiscal Year 2024.The First Amendment will increase the original contract amount by $2,300,406,for an amended total not to exceed amount of $3,111,279, inclusive of an increased contingency not to exceed $374,000. The City Attorney’s Office has reviewed and approved as to form this First Amendment to the Agreement.Upon approval by the City Council,the First Amendment to Agreement will be executed by the Director of Public Utilities, or designee. ENVIRONMENTAL FINDINGS By the definition provided in CEQA Guidelines Section 15378,this is not a “project”for the purposes of CEQA. LOCAL PREFERENCE Local preference was not implemented because this is an amendment to an existing consultant services agreement. FISCAL IMPACT There is no impact to the General Fund.Funding for the expanded consultant services is included in prior appropriations of received IIGC and State General Fund funding sources by the 6th and 21st Amendments to the Annual Appropriations Resolution No.2023-185.The Project is located in City of Fresno Printed on 10/16/2023Page 2 of 3 powered by Legistar™ File #:ID 23-1454 Agenda Date:10/5/2023 Agenda #: 1.-G. Amendments to the Annual Appropriations Resolution No.2023-185.The Project is located in Council District 3. Attachments: First Amendment to Agreement Consultant Services Agreement City of Fresno Printed on 10/16/2023Page 3 of 3 powered by Legistar™ 1 FIRST AMENDMENT TO AGREEMENT THIS FIRST AMENDMENT TO AGREEMENT (Amendment) made and entered into as of this ______ day of _______________, 2023, (Effective Date) amends the Agreement entered into between the CITY OF FRESNO, a California municipal corporation (City), and Carollo Engineers Inc., a Delaware Corporation (Consultant). RECITALS WHEREAS, City and Consultant entered into a Consultant Services Agreement on May 31, 2023, (Agreement) to provide professional engineering services for the Downtown Area Water and Wastewater Infrastructure Improvement Study (Project); and WHEREAS, the City and the Consultant now desire to expand the scope of services to include design, bidding support, and construction support services related to the Project; and WHEREAS, the expanded scope of services will also require an increase in Consultant’s compensation, as well as an increase in contingency, increasing the total fee by $2,000,406 for an increased total fee not to exceed $2,737,279 and increasing the contingency by $300,000 for an increased contingency amount not to exceed $374,000; and WHEREAS, with entry into this Agreement, the Consultant agrees the Consultant has no claim, demand, or dispute against the City. AGREEMENT NOW, THEREFORE, the City and the Consultant agree that the aforesaid Agreement be amended as follows: 1. Exhibit A of the Agreement is amended to expand the scope of services as indicated in Exhibit A2 attached hereto and incorporated herein by reference. 2. Section 3(a) of the Agreement amended in its entirety to read as follows: “(a) The Consultant’s sole compensation for satisfactory performance of all services required or rendered pursuant to this Agreement shall be a total fee not exceed $2,737,279 (Two-million, Seven-hundred thirty-seven Thousand, Two-hundred Seventy-nine Dollars) paid on a time and materials basis in accordance with the schedule of fees contained in Exhibit A, and a contingency amount not to exceed $374,000 (Three-hundred Seventy- four Thousand Dollars) for any additional work rendered pursuant to Subsection (c) below and authorized in writing by the Director.” 3. Except as otherwise provided herein, the Agreement entered into by the City and the Consultant on May 31, 2023, remains in full force and effect. [SIGNATURES FOLLOW ON THE NEXT PAGE.] DocuSign Envelope ID: 38896250-314D-46D2-A8A2-28FCCBFBFF00 2 IN WITNESS WHEREOF, the City and the Consultant have executed this Amendment at Fresno, California, the day and year first above written. CITY OF FRESNO, a California municipal corporation By: Brock D. Buche, PE, PLS Director of Public Utilities APPROVED AS TO FORM: ANDREW JANZ City Attorney By: Jennifer M. Quintanilla Date Senior Deputy City Attorney ATTEST: TODD STERMER, CMC City Clerk By: Date Deputy Carollo Engineers, Inc., a Delaware Corporation By: Name: Title: (If corporation or LLC, Board Chair, Pres. or Vice Pres.) By: Name: Title: (If corporation or LLC, CFO, Treasurer, Secretary or Assistant Secretary) Attachment: Exhibit A2 – Expanded Scope of Services DocuSign Envelope ID: 38896250-314D-46D2-A8A2-28FCCBFBFF00 Paul Amico 9/29/2023 Vice President Michael Barnes 9/29/2023 Secretary 9/29/2023 Clerk Attesting Exhibit A2 Page 1 of 9 EXPANDED SCOPE OF SERVICES Consultant Service Agreement between City of Fresno (City) and Carollo Engineers, Inc., a Delaware Corporation (Consultant) Downtown Area Water and Wastewater Infrastructure Improvements Study The expanded scope of services are in addition to those in the original agreement, with effective date of May 31, 2023, and are necessary for development of construction documents and construction awards in response to the recent City receipt of California Department of Housing and Community Development Infill Infrastructure Grant Catalytics Program (IIGC) and State General Funding. Amendment No. 1 Understanding The City requests that Carollo expedite planning and design of both the water and sewer infrastructure within the on-going Phase I feasibility study area to encumber construction and soft cost by the end of this current 2023-2024 fiscal year. This scope of work describes three additional task orders, with their respective sub tasks, for the expedited design of the water and sewer improvements within the Phase I boundary of the project. • Task 10 includes water and sewer design of the improvements identified in the Phase I study area per tasks 2 – 5 of the original contract scope of work. As of 9/20/2023, the improvements have yet to be identified. This work is expected to be funded by the earmarked State Budget consisting of $10 million for each water and wastewater improvements. • Task 11 includes the water and sewer design of the improvements provided by the City as shown in Exhibits 1 and 2 attached to this scope of work document. This work is expected to be funded by the IIGC grant. • Task 12 provides CEQA Environmental Permitting support to be completed by Carollo’s Subconsultant Rincon Consultants. The construction of these projects must fall within Fiscal Year 2023-2024 and the design needs to be completed no later than April 10th, 2024, to allow time for project bidding, purchasing administration, and council award before the June 6th, 2024 council meeting. It should be noted that several of the projects to be delivered under this State funding have not been identified at this time. Carollo is working with the City to model the wastewater collection system and water distribution system improvements to identify the necessary projects. To achieve the timeline identified above, the projects need to be identified by the City and Carollo by October 30, 2023. Assumptions associated with each task are listed at the end of each respective task section. As the project water and sewer improvements are further identified in tasks 2-5, Carollo will provide a revised scope and fee reflecting the actual work to be completed. As stated, the water and sewer improvements have not been identified, therefore the task 11 scope items are based on the Carollo’s best assessment on an anticipated scope of work. DocuSign Envelope ID: 38896250-314D-46D2-A8A2-28FCCBFBFF00 Exhibit A2 Page 2 of 9 Task 10 Water and Sewer Design of the State Funded Phase 1 Improvements The water and sewer improvements to be funded by the State budget have not yet been identified and are expected to be based on the Phase I findings identified in Tasks 2 through 5 of the original Feasibility Study contract. Given the expedited schedule, the following scope of work is included in Task 10. Carollo will prepare 30% conceptual design submittals for acceptance by City of Fresno and then the plans shall be directly progressed to a 60% and 90% deliverable. Carollo will incorporate 30%, 60%, and 90% design comments and with the expectation that the 100% plans will be the bid set with no further review by the City. Carollo will develop the project technical specifications, as necessary in conjunction with the referenced City standard specifications and drawings. It is expected that the project will utilize the City standard contract document (front ends) sections 1 through 6. Carollo will review the front-end documents developed by the City of Fresno. Task 1 0.1 Water and Sewer Pipeline Improvements Construction Document Development (30%) Preparation of 30% conceptual design submittal includes a plan-view alignment and a profile of major design intersections or conflicts that need discussion and coordination with the City. The 30% deliverable will include topographic and utility basemap from Tasks 10.6 and 10.7The 30% design deliverable specifications will include an anticipated table of contents of Carollo technical specifications necessary for the project. Task 1 0.2 Water and Sewer Construction Document Development (60%) Upon completion of City review of the 30% deliverable package, Carollo will incorporate comments received from City into a matrix and respond accordingly in preparation for the 60% design deliverable. The 60% design deliverable will include a full plan and profile design of the water and sewer alignments and all the necessary details associated with the design. The 60% design deliverable specifications will include a completed draft of the City’s front ends and complete Carollo Technical Specifications for review by City staff. Task 1 0.3 Water and Sewer Construction Document Development (90%) Upon completion of City review of the 60% deliverable package, Carollo will incorporate comments received from City into a matrix and respond accordingly in preparation for the 90% design deliverable. The 90% design deliverable will include the plan and profile design of the water and sewer alignments and all the necessary details associated with the design. The 90% design deliverable specifications will include a completed draft of the City’s front ends and complete Carollo Technical Specifications for review by City staff. DocuSign Envelope ID: 38896250-314D-46D2-A8A2-28FCCBFBFF00 Exhibit A2 Page 3 of 9 Task 1 0.4 Water and Sewer Construction Document Development (100%) Upon completion of City review of the 90% deliverable package, Carollo will incorporate comments received from City into a matrix and respond accordingly in preparation for the 100% design deliverable. Carollo will revise the deliverable as necessary and send the final construction package to the City for bid advertisement. Carollo will meet with the City to go through received comments from the 90% submittal package and achieve final concurrence to progress the plans to 100% (bidset). Task 1 0.5 Bidding Support Carollo will provide bidding support to City staff during the bidding period. This work includes answering questions from potential contractors, developing bid package addenda, attending the pre-bid conference and providing a bid evaluation of the received contractor bid packages. Task 1 0.6 Geotechnical Carollo will subcontract with BSK & Associates (BSK) to perform the geotechnical field evaluation and report. Carollo will recommend locations for geotechnical field evaluation. The locations for exploratory borings will be based on the proposed project alignments. BSK will obtain all City of Fresno encroachment permits for the geotechnical investigations and will restore sites as required by the City and perform laboratory testing to evaluate the properties of the site soils. The geotechnical report will include the following: Geotechnical Recommendations Report: » Summarizes the findings and subsurface site conditions using data obtained from field evaluation and laboratory testing. The report will include: » Site plan showing exploratory boring locations. » Log of exploratory borings, including visual soil classification, depth to groundwater, and existing pavement thickness. » Laboratory test results. » Provide engineering recommendations for replacement sewers and laterals using the data described in the Geotechnical Data Report. Task 1 0.7 Survey and Utility Investigation A complete topographic survey will be completed by Carollo’s subconsultant for the Project, Blair, Church, & Flynn Consulting Engineers (BCF). The survey will obtain rim and invert elevations of sanitary sewer and storm drain manholes, clean-out lids, utility valve covers, meter covers, utility boxes, hydrants, surface evidence of underground utilities (e.g., trenches or markouts), curb and gutter lines, edges of sidewalks, and other prominent features that may impact design. The survey will be tied horizontally to the North America Datum of 1983 (NAD83) and vertically to the City of Fresno Benchmark system or using NGVD29 Datum (U.S.G.S Datum). Right-of-way lines will be based on a combination of record data and any monuments collected during topographic surveying. The right- of-way lines to be included in the survey will be considered approximate only. DocuSign Envelope ID: 38896250-314D-46D2-A8A2-28FCCBFBFF00 Exhibit A2 Page 4 of 9 BCF will also complete the utility investigation within the area and provide an approximate location of existing known utilities along the alignment and within the survey boundaries. Task 1 0.8 Engineering Services During Construction This task is a placeholder for engineering services during construction. Once the water and sewer improvements are further defined, this task will be updated with a detailed scope of work. No hours are associated with this task at this time. Task 1 0.9 Project Management, Administration and Controls This task includes the project administration for the management of the Amendment 1 scope of work. Tasks include regular billing administration, progress report development, managing budget, and invoice preparation. Additionally, this task includes four extra meetings associated with internal design coordination, internal discussions among Carollo design staff, or other meetings necessary to progress the project. Task 1 0.10 Additional Meetings This task includes an additional six project meetings with the larger project team and the City of Fresno Staff to discuss project design development, coordinate with City consultants for other projects currently in progress (e.g. Akel Engineering Group), and potential future development conflicts. Additionally this task includes design review workshops at each deliverable for the 30%, 60%, and 90% deliverables. Task 10 Deliverables • Full-Size PDF and four full size hard copies of the 30% design plans. • 30% construction cost estimate (Level 4 estimate). • 30% Comment response matrix • Full-Size PDF and four hard copies of the 60% design plans. • 60% construction cost estimate (Level 3 estimate). • 60% Comment response matrix • Full-Size PDF and four hard copies of the 90% design plans. • 90% construction cost estimate (Level 1 estimate). • 90% comment response matrix • 100% (bid set) design plans. • Geotechnical Report Draft and Final • Meeting Agendas and Minutes Task 10 Assumptions • Once the water and sewer improvements have been further identified, Carollo will provide a revised scope and fee to reflect the scope of work for the actual improvements to be made. • Fee assumptions assumed 30 plan and profile sheets, 7 specific detail sheets and 3 general sheets. DocuSign Envelope ID: 38896250-314D-46D2-A8A2-28FCCBFBFF00 Exhibit A2 Page 5 of 9 • Topographic survey and geotechnical budgetary place holders assume approximately 10,000 linear feet of improvements each both water and sewer improvements for a grand total of 20,000 linear feet of improvements. • CAD Design will follow the City of Fresno Standard drawings standards. • Water and Sewer improvements will be identified in Tasks 2 through 5 of the original Feasibility Study contract. Carollo will identify the water system improvements and will Coordinate with the City’s Collection System Mater Plan Update consultant for the sewer improvements. • It is assumed the City of Fresno reviews for the 30% and the 60% will be internal reviews within Department of Public Utilities. The 90% review will be sent to Construction Management and Public Works only. The 100% (bidset) will not be re-sent to Construction Management and Public Works for concurrence. • Scope and Fee for the Task 10.6 and 10.7 is based on the same assumptions of the design scope and fee. Task 1 1 Water and Sewer Design of the IIGC Grant Improvements This task includes final design of the water and sewer facilities as shown in Exhibits 1 and 2. Given the expedited schedule, the following scope of work is included in Task 11. Carollo will oversee their subconsultant Blair, Church & Flynn (BCF) and BCF will prepare 30% conceptual design submittal for acceptance by City of Fresno and then the plans shall be directly progressed to a 60% and 90% deliverables. Carollo will incorporate 60% and 90% design comments and with the expectation that the 100% plans will be the bid set with no further review by the City. Similar to task 10, the 30 and 60% design submittals are assumed to be only reviewed by the Department of Public Utilities, with the 90% to be submitted to both Public Works and Construction Management for full review. Carollo will verify the pipeline diameters shown on Exhibits 1 and 2 using the City’s Water System Hydraulic Model and Coordinating with the City’s consultant currently working on the Collection System Master Plan (Akel Engineering Group). BCF will develop the project technical specifications, as necessary in conjunction with the referenced City standard specifications and drawings. It is expected that the project will utilize the City standard contract document (front ends) sections 1 through 6. BCF will provide support completion of the front-end documents with final completion of the contract documents to be by City of Fresno. Upon refinement of the construction cost estimates for the water and sewer improvements identified in Exhibits 1 and 2, if IIG funds become available, Carollo and BCF will provide a Scope and Fee to the City to provide design services for additional water and sewer construction to be funded by the IIG. Task 1 1.1 Water and Sewer Construction Document Development (30%) This task is for Carollo to validate the pipeline sizes in Exhibits 1 and 2 using the City’s water system hydraulic model as well as for performing design oversight and coordination during BCF preparation of construction documents. BCF preparation of 30% conceptual design submittal including a plan-view alignment and a profile of major design intersections or conflicts that need discussion and coordination with the City. The 30% deliverable DocuSign Envelope ID: 38896250-314D-46D2-A8A2-28FCCBFBFF00 Exhibit A2 Page 6 of 9 will include topographic and utility base map from Tasks 11.6 and 11.7 inclusive of specifications with anticipated table of contents of BCF’s technical specifications necessary for the project. Task 1 1.2 Water and Sewer Construction Document Development (60%) This task is to coordinate with BCF, oversee the design, and assist in comments from the City and other agencies involved in the project. Upon completion of City review of the 30% deliverable package, BCF will incorporate comments received from City into a matrix and respond accordingly in preparation for the 60% design deliverable. The 60% design deliverable will include a full plan and profile design of the water and sewer alignments and all the necessary details associated with the design. The 60% design deliverable specifications will include a completed draft of the City’s front ends and complete BCF’s Technical Specifications for review by City staff. Task 1 1.3 Water and Sewer Construction Document Development (90%) The level of effort in this task is to coordinate with BCF, oversee the design, and assist in comments from the City and other agencies involved in the project. Upon completion of City review of the 60% deliverable package, BCF will incorporate comments received from City into a matrix and respond accordingly in preparation for the 90% design deliverable. The 90% design deliverable will include the plan and profile design of the water and sewer alignments and all the necessary details associated with the design. The 90% design deliverable specifications will include a completed draft of the City’s front ends and complete BCF Technical Specifications for review by City staff. Task 1 1.4 Water and Sewer Construction Document Development (100%) This task is to coordinate with BCF, oversee the design, and assist in comments from the City and other agencies involved in the project. Upon completion of City review of the 90% deliverable package, BCF will incorporate comments received from City into a matrix and respond accordingly in preparation for the 100% design deliverable. BCF will revise the deliverable as necessary and send the final construction package to the City for bid advertisement. BCF will meet with the City to go through received comments from the 90% submittal package and achieve final concurrence to progress the plans to 100% (bidset). Task 1 1.5 Bidding Support Carollo will provide bidding support to City staff during the bidding period. This work includes answering questions from potential contractors, developing bid package addenda, attending the pre-bid conference and providing a bid evaluation of the received contractor bid packages. Task 1 1.6 Geotechnical Carollo will subcontract with BSK & Associates (BSK) to perform the geotechnical field evaluation and report. Carollo will recommend locations for geotechnical field evaluation. The locations for exploratory borings will be based on the proposed project alignments that have been identified in Exhibits 1 and 2. BSK will obtain all City of Fresno encroachment permits for the geotechnical investigations and will restore DocuSign Envelope ID: 38896250-314D-46D2-A8A2-28FCCBFBFF00 Exhibit A2 Page 7 of 9 sites as required by the City and perform laboratory testing to evaluate the properties of the site soils. The geotechnical report will include the following: Geotechnical Recommendations Report: » Summarizes the findings and subsurface site conditions using data obtained from field evaluation and laboratory testing. The report will include: » Site plan showing exploratory boring locations. » Log of exploratory borings, including visual soil classification, depth to groundwater, and existing pavement thickness. » Laboratory test results. » Provide engineering recommendations for replacement sewers and laterals using the data described in the Geotechnical Data Report. » Draft and Final Geotechnical Report to be performed by BSK with six bore hold locations 15 feet deep. Task 1 1.7 Survey and Utility Investigation A complete topographic survey of the Exhibits 1 and 2 alignments will be completed by Carollo’s subconsultant for the Project, Blair, Church, & Flynn Consulting Engineers (BCF). The survey will obtain rim and invert elevations of sanitary sewer and storm drain manholes, clean-out lids, utility valve covers, meter covers, utility boxes, hydrants, surface evidence of underground utilities (e.g., trenches or markouts), curb and gutter lines, edges of sidewalks, and other prominent features that may impact design. The survey will be tied horizontally to the North America Datum of 1983 (NAD83) and vertically to the City of Fresno Benchmark system or using NGVD29 Datum (U.S.G.S Datum). Right-of-way lines will be based on a combination of record data and any monuments collected during topographic surveying. The right- of-way lines to be included in the survey will be considered approximate only. BCF will also complete the utility investigation within the area and provide an approximate location of existing known utilities along the alignment and within the survey boundaries. 11.8 Engineering Services During Construction This task is a placeholder for engineering services during construction. Once the water and sewer improvements are further defined, this task will be updated with a detailed scope of work. There are no hours associated with this task at this time. 11.9 Project Management Administration and Controls This task includes the project administration for the management of the Amendment 1 scope of work. Tasks include regular billing administration, progress report development, managing budget, and invoice preparation. Additionally, this task includes four extra meetings associated with internal design coordination with BCF. DocuSign Envelope ID: 38896250-314D-46D2-A8A2-28FCCBFBFF00 Exhibit A2 Page 8 of 9 11.10 Additional Design Progress Meetings This task includes an additional six project meetings with the larger project team and the City of Fresno Staff to discuss project design development, coordinate with City consultants for other projects currently in progress, and potential future development conflicts. Additionally, this task includes design review workshops at each deliverable for the 30%, 60%, and 90% deliverables. Task 11 Deliverables • Full-Size PDF and four full size hard copies of the 30% design plans. • 30% construction cost estimate (Level 4 estimate). • 30% Comment response matrix • Full-Size PDF and four hard copies of the 60% design plans. • 60% construction cost estimate (Level 3 estimate). • 60% Comment response matrix • Full-Size PDF and four hard copies of the 90% design plans. • 90% construction cost estimate (Level 1 estimate). • 90% comment response matrix • 100% (bid set) design plans. • Meeting agendas and minutes Task 11 Assumptions • All design, estimates, and specifications will be done by Blair, Church, and Flynn per City of Fresno Standards. • Blair, Church & Flynn will perform topographic survey and utility investigation. • All encroachment permit fees for geotechnical investigation and topographic survey will be waived. • Carollo would validate the water system improvements using the City’s existing water system hydraulic model. • Carollo would coordinate with the City’s Collection System Model Update consultant to validate the sewer system improvements. • It is assumed the City of Fresno reviews for the 30% and the 60% will be internal reviews within Department of Public Utilities. The 90% review will be sent to Construction Management and Public Works only. The 100% (bidset) will not be re-sent to Construction Management and Public Works for concurrence. Task 12 CEQA Support for Water and Sewer Improvements This task includes the CEQA environmental support by Carollo’s Subconsultant Rincon Environmental to perform all necessary permitting work through the CEQA process associated with this process. Carollo will include time to support Rincon as necessary, but assume Rincon will be the lead consultant for this effort. Currently, as of 9/20/2023, the water and sewer improvements are not identified therefore, the scope and fee developed by Rincon is simply a placeholder for budgetary purposes. DocuSign Envelope ID: 38896250-314D-46D2-A8A2-28FCCBFBFF00 Exhibit A2 Page 9 of 9 Task 12 Assumptions • 20,000 linear feet of water and sewer improvements are to be completed for Rincon to use in their Environmental permitting effort. When these improvements are further identified, a revised scope and fee will be provided by Rincon. DocuSign Envelope ID: 38896250-314D-46D2-A8A2-28FCCBFBFF00 Legend Water Mains by Diameter --6" and Smaller --8" -12" -14" and Larger � Site LocationfZZI HSR Station IIGS Potential Sites -Proposed 12" Water Main(Approx. 5,423 LF) -Proposed 16" Water Main(Approx. 2,831 LF) [=:J Proposed 24" Water Main(Approx. 5,781 LF) Potential Dwelling Units A.CVS, Fresno Housing (457 Units) building and Lot 2 B.Helm Building (95 Units) C.JC Penny's Building (100 Units) D.Former Berkeley Building E.Gottschalks (75 Units) F.Surface Parking Lot 6 {99 Units) G.Grizzlies Surface Parking (293 Units) H. I. Lot and city warehouse Bing Kong Building and (40 Units) neighboring lot Peacock Building (30 Units) Water Mains by Diameter City of Fresno Department of Public Utilities Exhibit 1 - Project Area Proposed Water Mains -- DocuSign Envelope ID: 38896250-314D-46D2-A8A2-28FCCBFBFF00 6 2 4 242 4 24242424 242 4 12 1 8 6 1 8 188 8 1 0 6 6 6 630303014 8 12 2 4 2 4 6 2 7 1 2 1 2 121 2 30 88422 418 8 6 6 1 0 218 1 0 6 6 1 0 8 8 8 6 8 181 8 6 6301 4 1 4 1 4 8 8 1 0 6 1 0 1 0 8 1 0 1 0 6 2 1 2 1 1 0 8 88 8 1 010 10640401 0 1 2 126 1 0 106 61 0 1 0 1010101 0 1 0 8 8403681012122 7 2 7 2 7 278 8 6 886 6 18106 12181833336 8 881616166 6 1 0 6 6 1 0 66 6 6 6 6 6 6 6 1 2 8888 6 181818815 1515221212121818246 8 6 8 1 2 8 8 8 8 8 8 8 6 6 6 1 0 1 0 1 0 1 0 8 8 8 8 6 6 8 6 6 6 6 6 6 6 8 1 0 1 0 6 6 6 6 6 6 1 0 8 6 8 8 2 7 820 8181 0 627 612 8 8 1 0 1 0 8 8 1 0 1 0 1 0 1 0 1 0 2 2 2 2 2 2 22221 0 8 1 0 8 1 2 8 8 8 8 ¯0 500 1,000250Feet Legend Sewer Mains by Diameter 10" and Smaller 12"- 24" 26" and Larger Sewer Main Flow Direction Manholes Site Location HSR Station Proposed 12" Sewer Main (Approx. 1,779 LF) Proposed 18" Sewer Main (Approx. 863 LF) Proposed 24" Sewer Main (Approx. 2,581 LF) City of Fresno Department of Public Utilities Sanitary Sewer Mains by Diameter Exhibit 2 - Project Area Proposed Sewer Mains -t • _. .... l:;:I --- DocuSign Envelope ID: 38896250-314D-46D2-A8A2-28FCCBFBFF00 DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) -1- AGREEMENT CITY OF FRESNO, CALIFORNIA CONSULTANT SERVICES This Agreement (Agreement) is made and entered into effective ________________________, by and between the CITY OF FRESNO, a California municipal corporation (City), and Carollo Engineers, Inc., a Delaware Corporation (Consultant). RECITALS WHEREAS, the City desires to obtain professional engineering services for the Downtown Area Water and Wastewater Instrastructure Improvement Study (Project); and WHEREAS, the Consultant is engaged in the business of furnishing services as a Civil Engineer and hereby represents that it desires to and is professionally and legally capable of performing the services called for by this Agreement; and WHEREAS, the Consultant acknowledges that this Agreement is subject to the requirements of Fresno Municipal Code Section 4-107 and Administrative Order No. 619; and WHEREAS, this Agreement will be administered for the City by its Director of Public Utilities (Director) or designee. AGREEMENT NOW, THEREFORE, in consideration of the foregoing and of the covenants, conditions, and promises hereinafter contained to be kept and performed by the respective parties, it is mutually agreed as follows: 1. Scope of Services. The Consultant shall perform to the satisfaction of the City the services described in Exhibit A, including all work incidental to, or necessary to perform, such services even though not specifically described in Exhibit A. 2. Term of Agreement and Time for Performance. This Agreement shall be effective from the date first set forth above and shall continue in full force and effect through the earlier of complete rendition of the services hereunder or June 30, 2025, subject to any earlier termination in accordance with this Agreement. The services of the Consultant as described in Exhibit A are to commence upon the City’s issuance of a written “Notice to Proceed.” Work shall be undertaken and completed in a sequence assuring expeditious completion, but in any event, all such services shall be completed within 760 (Seven Hundred Sixty) consecutive calendar days from such authorization to proceed. 3. Compensation. (a) The Consultant’s sole compensation for satisfactory performance of all services required or rendered pursuant to this Agreement shall be a total fee not to exceed $736,873.00 (Seven Hundred Thirty-Six Thousand, Eight Hundred Seventy- Three Dollars, paid on a time and materials basis in accordance with the schedule of fees contained in Exhibit A, and a contingency amount not to exceed $74,000 (Seventy-Four Thousand Dollars) for any additional work rendered pursuant to Subsection (c) below and authorized in writing by the Director. DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) -2- (b) Detailed statements shall be rendered monthly and will be payable in the normal course of City business. The City shall not be obligated to reimburse any expense for which it has not received a detailed invoice with applicable copies of representative and identifiable receipts or records substantiating such expense. (c) The parties may modify this Agreement to increase or decrease the scope of services or provide for the rendition of services not required by this Agreement, which modification shall include an adjustment to the Consultant’s compensation. Any change in the scope of services must be made by written amendment to the Agreement signed by an authorized representative for each party. The Consultant shall not be entitled to any additional compensation if services are performed prior to a signed written amendment. 4. Termination, Remedies, and Force Majeure. (a) This Agreement shall terminate without any liability of the City to the Consultant upon the earlier of: (i) the Consultant’s filing for protection under the federal bankruptcy laws, or any bankruptcy petition or petition for receiver commenced by a third party against the Consultant; (ii) seven calendar days prior written notice with or without cause by the City to the Consultant; (iii) the City’s non-appropriation of funds sufficient to meet its obligations hereunder during any City fiscal year of this Agreement, or insufficient funding for the Project; or (iv) expiration of this Agreement. (b) Immediately upon any termination or expiration of this Agreement, the Consultant shall (i) immediately stop all work hereunder; (ii) immediately cause any and all of its subcontractors to cease work; and (iii) return to the City any and all unearned payments and all properties and materials in the possession of the Consultant that are owned by the City. Subject to the terms of this Agreement, the Consultant shall be paid compensation for services satisfactorily performed prior to the effective date of termination. The Consultant shall not be paid for any work or services performed or costs incurred which reasonably could have been avoided. (c) In the event of termination due to failure of the Consultant to satisfactorily perform in accordance with the terms of this Agreement, the City may withhold an amount that would otherwise be payable as an offset to, but not in excess of, the City’s damages caused by such failure. In no event shall any payment by the City pursuant to this Agreement constitute a waiver by the City of any breach of this Agreement which may then exist on the part of the Consultant, nor shall such payment impair or prejudice any remedy available to the City with respect to the breach. (d) Upon any breach of this Agreement by the Consultant, the City may (i) exercise any right, remedy (in contract, law or equity), or privilege which may be available to it under applicable laws of the State of California or any other applicable law; (ii) proceed by appropriate court action to enforce the terms of the Agreement; and/or (iii) recover all direct, indirect, consequential, economic and incidental damages for the breach of the Agreement. If it is determined that the City improperly terminated this Agreement for default, such termination shall be deemed a termination for convenience. (e) The Consultant shall provide the City with adequate written assurances of future performance, upon Director’s request, in the event the Consultant fails to comply with any terms or conditions of this Agreement. DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) -3- (f) The Consultant shall be liable for default unless nonperformance is caused by an occurrence beyond the reasonable control of the Consultant and without its fault or negligence such as, acts of God or the public enemy, acts of the City in its contractual capacity, fires, floods, epidemics, quarantine restrictions, strikes, unusually severe weather, and delays of common carriers. The Consultant shall notify Director in writing as soon as it is reasonably possible after the commencement of any excusable delay, setting forth the full particulars in connection therewith, and shall remedy such occurrence with all reasonable dispatch, and shall promptly give written notice to Director of the cessation of such occurrence. 5. Confidential Information, Ownership of Documents and Copyright License. (a) Any reports, information, or other data prepared or assembled by the Consultant pursuant to this Agreement shall not be made available to any individual or organization by the Consultant without the prior written approval of the City. During the term of this Agreement, and thereafter, the Consultant shall not, without the prior written consent of the City, disclose to anyone any Confidential Information. The term Confidential Information for the purposes of this Agreement shall include all proprietary and confidential information of the City, including but not limited to business plans, marketing plans, financial information, designs, drawings, specifications, materials, compilations, documents, instruments, models, source or object codes and other information disclosed or submitted, orally, in writing, or by any other medium or media. All Confidential Information shall be and remain confidential and proprietary in the City. (b) Any and all original sketches, pencil tracings of working drawings, plans, computations, specifications, computer disk files, writings and other documents prepared or provided by the Consultant pursuant to this Agreement are the property of the City at the time of preparation and shall be turned over to the City upon expiration or termination of the Agreement or default by the Consultant. The Consultant grants the City a copyright license to use such drawings and writings. The Consultant shall not permit the reproduction or use thereof by any other person except as otherwise expressly provided herein. The City may modify the design including any drawings or writings. Any use by the City of the aforesaid sketches, tracings, plans, computations, specifications, computer disk files, writings and other documents in completed form as to other projects or extensions of this Project, or in uncompleted form, without specific written verification by the Consultant will be at the City’s sole risk and without liability or legal exposure to the Consultant. The Consultant may keep a copy of all drawings and specifications for its sole and exclusive use. (c) If the Consultant should subcontract all or any portion of the services to be performed under this Agreement, the Consultant shall cause each subcontractor to also comply with the requirements of this Section 5. (d) This Section 5 shall survive expiration or termination of this Agreement. 6. Professional Skill. It is further mutually understood and agreed by and between the parties hereto that inasmuch as the Consultant represents to the City that the Consultant and its subcontractors, if any, are skilled in the profession and shall perform in accordance with the standards of said profession necessary to perform the services agreed to be done by it under this Agreement, the City relies upon the skill of the DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) -4- Consultant and any subcontractors to do and perform such services in a skillful manner and the Consultant agrees to thus perform the services and require the same of any subcontractors. Therefore, any acceptance of such services by the City shall not operate as a release of the Consultant or any subcontractors from said professional standards. 7. Indemnification. To the furthest extent allowed by law including California Civil Code section 2782.8, the Consultant shall indemnify, hold harmless and defend the City and each of its officers, officials, employees, agents, and volunteers from any and all loss, liability, fines, penalties, forfeitures, costs and damages (whether in contract, tort or strict liability, including but not limited to personal injury, death at any time and property damage), and from any and all claims, demands and actions in law or equity (including reasonable attorney's fees, litigation expenses, and costs to enforce this agreement) that arise out of, pertain to, or relate to the negligence, recklessness or willful misconduct of the Consultant, its principals, officers, employees, agents, or volunteers in the performance of this Agreement. If the Consultant should subcontract all or any portion of the services to be performed under this Agreement, the Consultant shall require each subcontractor to indemnify, hold harmless and defend the City and each of its officers, officials, employees, agents, and volunteers in accordance with the terms of the preceding paragraph. This section shall survive termination or expiration of this Agreement. 8. Insurance. (a) Throughout the life of this Agreement, the Consultant shall pay for and maintain in full force and effect all insurance as required in Exhibit B, which is incorporated into and part of this Agreement, with an insurance company(ies) either (i) admitted by the California Insurance Commissioner to do business in the State of California and rated no less than “A-VII” in the Best’s Insurance Rating Guide, or (ii) as may be authorized in writing by the City’s Risk Manager or designee at any time and in its sole discretion. The required policies of insurance as stated in Exhibit B shall maintain limits of liability of not less than those amounts stated therein. However, the insurance limits available to the City, its officers, officials, employees, agents, and volunteers as additional insureds, shall be the greater of the minimum limits specified therein or the full limit of any insurance proceeds to the named insured. (b) If at any time during the life of the Agreement or any extension, the Consultant or any of its subcontractors/sub-consultants fail to maintain any required insurance in full force and effect, all services and work under this Agreement shall be discontinued immediately, and all payments due or that become due to the Consultant shall be withheld until notice is received by the City that the required insurance has been restored to full force and effect and that the premiums therefore have been paid for a period satisfactory to the City. Any failure to maintain the required insurance shall be sufficient cause for the City to terminate this Agreement. No action taken by the City pursuant to this section shall in any way relieve the Consultant of its responsibilities under this Agreement. The phrase “fail to maintain any required insurance” shall include, without limitation, notification received by the City that an insurer has commenced proceedings, or has had proceedings commenced against it, indicating that the insurer is insolvent. DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) -5- (c) The fact that insurance is obtained by the Consultant shall not be deemed to release or diminish the liability of the Consultant, including, without limitation, liability under the indemnity provisions of this Agreement. The duty to indemnify the City shall apply to all claims and liability regardless of whether any insurance policies are applicable. The policy limits do not act as a limitation upon the amount of indemnification to be provided by the Consultant. Approval or purchase of any insurance contracts or policies shall in no way relieve from liability nor limit the liability of the Consultant, its principals, officers, agents, employees, persons under the supervision of the Consultant, vendors, suppliers, invitees, consultants, sub-consultants, subcontractors, or anyone employed directly or indirectly by any of them. (d) If the Consultant should subcontract all or any portion of the services to be performed under this Agreement, the Consultant shall require each subcontractor/sub-consultant to provide insurance protection, as an additional insured, to the City and each of its officers, officials, employees, agents, and volunteers in accordance with the terms of this section, except that any required certificates and applicable endorsements shall be on file with the Consultant and the City prior to the commencement of any services by the subcontractor. The Consultant and any subcontractor/sub-consultant shall establish additional insured status for the City, its officers, officials, employees, agents, and volunteers by using Insurance Service Office (ISO) Form CG 20 10 11 85 or both CG 20 10 04 13 and CG 20 37 04 13 or by an executed manuscript company endorsement providing additional insured status as broad as that contained in ISO Form CG 20 10 11 85. 9. Conflict of Interest and Non-Solicitation. (a) Prior to the City’s execution of this Agreement, the Consultant shall complete a City of Fresno conflict of interest disclosure statement in the form as set forth in Exhibit C. During the term of this Agreement, the Consultant shall have the obligation and duty to immediately notify the City in writing of any change to the information provided by the Consultant in such statement. (b) The Consultant shall comply, and require its subcontractors to comply, with all applicable (i) professional canons and requirements governing avoidance of impermissible client conflicts; and (ii) federal, state and local conflict of interest laws and regulations including, without limitation, California Government Code Section 1090 et. seq., the California Political Reform Act (California Government Code Section 87100 et. seq.), the regulations of the Fair Political Practices Commission concerning disclosure and disqualification (2 California Code of Regulations Section 18700 et. seq.) and Section 4-112 of the Fresno Municipal Code (Ineligibility to Compete). At any time, upon written request of the City, the Consultant shall provide a written opinion of its legal counsel and that of any subcontractor that, after a due diligent inquiry, the Consultant and the respective subcontractor(s) are in full compliance with all laws and regulations. The Consultant shall take, and require its subcontractors to take, reasonable steps to avoid any appearance of a conflict of interest. Upon discovery of any facts giving rise to the appearance of a conflict of interest, the Consultant shall immediately notify the City of these facts in writing. (c) In performing the work or services to be provided hereunder, the Consultant shall not employ or retain the services of any person while such person either DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) -6- is employed by the City or is a member of any City council, commission, board, committee, or similar City body. This requirement may be waived in writing by the City Manager, if no actual or potential conflict is involved. (d) The Consultant represents and warrants that it has not paid or agreed to pay any compensation, contingent or otherwise, direct or indirect, to solicit or procure this Agreement or any rights/benefits hereunder. (e) Neither the Consultant, nor any of the Consultant’s subcontractors performing any services on this Project, shall bid for, assist anyone in the preparation of a bid for, or perform any services pursuant to, any other contract in connection with this Project. The Consultant and any of its subcontractors shall have no interest, direct or indirect, in any other contract with a third party in connection with this Project unless such interest is in accordance with all applicable law and fully disclosed to and approved by the City Manager, in advance and in writing. (f) If the Consultant should subcontract all or any portion of the work to be performed or services to be provided under this Agreement, the Consultant shall include the provisions of this Section 9 in each subcontract and require its subcontractors to comply therewith. (g) This Section 9 shall survive expiration or termination of this Agreement. 10. Recycling Program. In the event the Consultant maintains an office or operates a facility(ies), or is required herein to maintain or operate same, within the incorporated limits of the City of Fresno, the Consultant at its sole cost and expense shall: (a) Immediately establish and maintain a viable and ongoing recycling program, approved by the City’s Solid Waste Management Division, for each office and facility. Literature describing the City recycling programs is available from the City’s Solid Waste Management Division and by calling the City of Fresno Recycling Hotline at (559) 621-1111. (b) Immediately contact the City’s Solid Waste Management Division at (559) 621-1452 and schedule a free waste audit, and cooperate with such Division in their conduct of the audit for each office and facility. (c) Cooperate with and demonstrate to the satisfaction of the City’s Solid Waste Management Division the establishment of the recycling program in paragraph (a) above and the ongoing maintenance thereof. 11. General Terms. (a) Except as otherwise provided by law, all notices expressly required of the City within the body of this Agreement, and not otherwise specifically provided for, shall be effective only if signed by the Director or designee. (b) Records of the Consultant’s expenses pertaining to the Project shall be kept on a generally recognized accounting basis and shall be available to the City or its authorized representatives upon request during regular business hours throughout the life of this Agreement and for a period of three years after final payment or, if longer, for any period required by law. In addition, all books, documents, papers, and records of the Consultant pertaining to the Project shall be available for the purpose of making audits, DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) -7- examinations, excerpts, and transcriptions for the same period of time. If any litigation, claim, negotiations, audit or other action is commenced before the expiration of said time period, all records shall be retained and made available to the City until such action is resolved, or until the end of said time period whichever shall later occur. If the Consultant should subcontract all or any portion of the services to be performed under this Agreement, the Consultant shall cause each subcontractor to also comply with the requirements of this paragraph. This Section 11(b) shall survive expiration or termination of this Agreement. (c) Prior to execution of this Agreement by the City, the Consultant shall have provided evidence to the City that the Consultant is licensed to perform the services called for by this Agreement (or that no license is required). If the Consultant should subcontract all or any portion of the work or services to be performed under this Agreement, the Consultant shall require each subcontractor to provide evidence to the City that subcontractor is licensed to perform the services called for by this Agreement (or that no license is required) before beginning work. 12. Nondiscrimination. To the extent required by controlling federal, state and local law, the Consultant shall not employ discriminatory practices in the provision of services, employment of personnel, or in any other respect on the basis of race, religious creed, color, national origin, ancestry, physical disability, mental disability, medical condition, marital status, sex, age, sexual orientation, ethnicity, status as a disabled veteran or veteran of the Vietnam era. Subject to the foregoing and during the performance of this Agreement, the Consultant agrees as follows: (a) The Consultant will comply with all applicable laws and regulations providing that no person shall, on the grounds of race, religious creed, color, national origin, ancestry, physical disability, mental disability, medical condition, marital status, sex, age, sexual orientation, ethnicity, status as a disabled veteran or veteran of the Vietnam era be excluded from participation in, be denied the benefits of, or be subject to discrimination under any program or activity made possible by or resulting from this Agreement. (b) The Consultant will not discriminate against any employee or applicant for employment because of race, religious creed, color, national origin, ancestry, physical disability, mental disability, medical condition, marital status, sex, age, sexual orientation, ethnicity, status as a disabled veteran or veteran of the Vietnam era. The Consultant shall ensure that applicants are employed, and the employees are treated during employment, without regard to their race, religious creed, color, national origin, ancestry, physical disability, mental disability, medical condition, marital status, sex, age, sexual orientation, ethnicity, status as a disabled veteran or veteran of the Vietnam era. Such requirement shall apply to the Consultant’s employment practices including, but not be limited to, the following: employment, upgrading, demotion or transfer; recruitment or recruitment advertising; layoff or termination; rates of pay or other forms of compensation; and selection for training, including apprenticeship. The Consultant agrees to post in conspicuous places, available to employees and applicants for employment, notices setting forth the provision of this nondiscrimination clause. (c) The Consultant will, in all solicitations or advertisements for employees placed by or on behalf of the Consultant in pursuit hereof, state that all DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) -8- qualified applicants will receive consideration for employment without regard to race, religious creed, color, national origin, ancestry, physical disability, mental disability, medical condition, marital status, sex, age, sexual orientation, ethnicity, status as a disabled veteran or veteran of the Vietnam era. (d) The Consultant will send to each labor union or representative of workers with which it has a collective bargaining agreement or other contract or understanding, a notice advising such labor union or workers' representatives of the Consultant’s commitment under this section and shall post copies of the notice in conspicuous places available to employees and applicants for employment. (e) If the Consultant should subcontract all or any portion of the services to be performed under this Agreement, the Consultant shall cause each subcontractor to also comply with the requirements of this Section 12. 13. Independent Contractor. (a) In the furnishing of the services provided for herein, the Consultant is acting solely as an independent contractor. Neither the Consultant, nor any of its officers, agents, or employees shall be deemed an officer, agent, employee, joint venturer, partner, or associate of the City for any purpose. The City shall have no right to control or supervise or direct the manner or method by which the Consultant shall perform its work and functions. However, the City shall retain the right to administer this Agreement so as to verify that the Consultant is performing its obligations in accordance with the terms and conditions thereof. (b) This Agreement does not evidence a partnership or joint venture between the Consultant and the City. The Consultant shall have no authority to bind the City absent the City’s express written consent. Except to the extent otherwise provided in this Agreement, the Consultant shall bear its own costs and expenses in pursuit thereof. (c) Because of its status as an independent contractor, the Consultant and its officers, agents, and employees shall have absolutely no right to employment rights and benefits available to City employees. The Consultant shall be solely liable and responsible for all payroll and tax withholding and for providing to, or on behalf of, its employees all employee benefits including, without limitation, health, welfare and retirement benefits. In addition, together with its other obligations under this Agreement, the Consultant shall be solely responsible, indemnify, defend and save the City harmless from all matters relating to employment and tax withholding for and payment of the Consultant’s employees, including, without limitation, (i) compliance with Social Security and unemployment insurance withholding, payment of workers’ compensation benefits, and all other laws and regulations governing matters of employee withholding, taxes and payment; and (ii) any claim of right or interest in the City employment benefits, entitlements, programs and/or funds offered employees of the City whether arising by reason of any common law, de facto, leased, or co-employee rights or other theory. It is acknowledged that during the term of this Agreement, the Consultant may be providing services to others unrelated to the City or to this Agreement. 14. Notices. Any notice required or intended to be given to either party under the terms of this Agreement shall be in writing and shall be deemed to be duly given if delivered personally, transmitted by facsimile followed by telephone confirmation of DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) -9- receipt, or sent by United States registered or certified mail, with postage prepaid, return receipt requested, addressed to the party to which notice is to be given at the party's address set forth on the signature page of this Agreement or at such other address as the parties may from time to time designate by written notice. Notices served by United States mail in the manner above described shall be deemed sufficiently served or given at the time of the mailing thereof. 15. Binding. Subject to Section 16, below, once this Agreement is signed by all parties, it shall be binding upon, and shall inure to the benefit of, all parties, and each parties' respective heirs, successors, assigns, transferees, agents, servants, employees, and representatives. 16. Assignment. (a) This Agreement is personal to the Consultant and there shall be no assignment by the Consultant of its rights or obligations under this Agreement without the prior written approval of the City Manager or designee. Any attempted assignment by the Consultant, its successors or assigns, shall be null and void unless approved in writing by the City Manager or designee. (b) The Consultant hereby agrees not to assign the payment of any monies due the Consultant from the City under the terms of this Agreement to any other individual(s), corporation(s) or entity(ies). The City retains the right to pay any and all monies due the Consultant directly to the Consultant. 17. Compliance With Law. In providing the services required under this Agreement, the Consultant shall at all times comply with all applicable laws of the United States, the State of California and the City, and with all applicable regulations promulgated by federal, state, regional, or local administrative and regulatory agencies, now in force and as they may be enacted, issued, or amended during the term of this Agreement. 18. Waiver. The waiver by either party of a breach by the other of any provision of this Agreement shall not constitute a continuing waiver or a waiver of any subsequent breach of either the same or a different provision of this Agreement. No provisions of this Agreement may be waived unless in writing and signed by all parties to this Agreement. Waiver of any one provision herein shall not be deemed to be a waiver of any other provision herein. 19. Governing Law and Venue. This Agreement shall be governed by, and construed and enforced in accordance with, the laws of the State of California, excluding, however, any conflict of laws rule which would apply the law of another jurisdiction. Venue for purposes of the filing of any action regarding the enforcement or interpretation of this Agreement and any rights and duties hereunder shall be Fresno County, California. 20. Headings. The section headings in this Agreement are for convenience and reference only and shall not be construed or held in any way to explain, modify or add to the interpretation or meaning of the provisions of this Agreement. 21. Severability. The provisions of this Agreement are severable. The invalidity, or unenforceability of any one provision in this Agreement shall not affect the other provisions. DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) -10- 22. Interpretation. The parties acknowledge that this Agreement in its final form is the result of the combined efforts of the parties and that, should any provision of this Agreement be found to be ambiguous in any way, such ambiguity shall not be resolved by construing this Agreement in favor of or against either party, but rather by construing the terms in accordance with their generally accepted meaning. 23. Attorney's Fees. If either party is required to commence any proceeding or legal action to enforce or interpret any term, covenant or condition of this Agreement, the prevailing party in such proceeding or action shall be entitled to recover from the other party its reasonable attorney's fees and legal expenses. 24. Exhibits. Each exhibit and attachment referenced in this Agreement is, by the reference, incorporated into and made a part of this Agreement. 25. Precedence of Documents. In the event of any conflict between the body of this Agreement and any exhibit or attachment hereto, the terms and conditions of the body of this Agreement shall control and take precedence over the terms and conditions expressed within the exhibit or attachment. Furthermore, any terms or conditions contained within any exhibit or attachment hereto which purport to modify the allocation of risk between the parties, provided for within the body of this Agreement, shall be null and void. 26. Cumulative Remedies. No remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies at law or in equity. 27. No Third Party Beneficiaries. The rights, interests, duties and obligations defined within this Agreement are intended for the specific parties hereto as identified in the preamble of this Agreement. Notwithstanding anything stated to the contrary in this Agreement, it is not intended that any rights or interests in this Agreement benefit or flow to the interest of any third parties. 28. Extent of Agreement. Each party acknowledges that they have read and fully understand the contents of this Agreement. This Agreement represents the entire and integrated agreement between the parties with respect to the subject matter hereof and supersedes all prior negotiations, representations or agreements, either written or oral. This Agreement may be modified only by written instrument duly authorized and executed by both the City and the Consultant. 29. The City Manager, or designee, is hereby authorized and directed to execute and implement this Agreement. The previous sentence is not intended to delegate any authority to the City Manager to administer the Agreement, any delegation of authority must be expressly included in the Agreement. [Signatures follow on the next page.] -11- IN WITNESS WHEREOF, the parties have executed this Agreement at Fresno, California, the day and year first above written. CITY OF FRESNO, a California municipal corporation By: Brock D. Buche, PE, PLS, Director ATTEST: TODD STERMER, CMC00& City Clerk By: Deputy No signature of City Attorney required. Standard Document #DPU-S Eng. CSA, Short Form T&M - Contingency (01-2023) has been used without modification, as certified by the undersigned. By: 5REHUW$'LD] 6XSHUYLVLQJ(QJLQHHULQJ7HFKQLFLDQ Department of Public Utilities REVIEWED BY: Jesus A. Gonzalez, PE, Assistant Director Department of Public Utilities Addresses: CITY: City of Fresno Attention: Robert A. Diaz, Supervising Engineering Technician 1626 E Street Fresno, CA 93706 Phone: (559) 621-1623 E-mail: Robert.Diaz@fresno.gov DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) Carollo Engineers, Inc., A Delaware Corporation By: Name: Title: (If corporation or LLC., Board Chair, Pres. or Vice Pres.) By: Name: Title: (If corporation or LLC., CFO, Treasurer, Secretary or Assistant Secretary) Any Applicable Professional License: Number: Name: Date of Issuance: CONSULTANT: Carollo Engineers, Inc. Attention: Felicia James, PE, Vice President/Project Manager 1401 Fulton Street, Suite 802 Fresno, CA 93721 Phone: (559) 436-6616 Facsimile” (559) 436-1191 E-mail FJames@carollo.com $ !)!*$ !'+ ,%&$ ( ', )- ,%&$ ( ! )!+ )- $ # !% )'!* $' (,) DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) -12- Attachments: 1. Exhibit A - Scope of Services 2. Exhibit B - Insurance Requirements 3. Exhibit C - Conflict of Interest Disclosure Form DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) Page 1 of 5 EXHIBIT A SCOPE OF SERVICES Consultant Service Agreement between City of Fresno (City) and Carollo Engineers, Inc., a 'HODZDUH Corporation (Consultant) Downtown Area Water and Wastewater Infrastructure Improvements Study March 2023 The scope of services described in the RFP can be delineated into the following major activities to evaluate the relocation and capacity improvement needs for the City’s water and wastewater infrastructure within the downtown area delineated in Attachment 1 in the RFP. PHASE I Task 1 – Phase I Project Management and Document Review Task 1.1 – Phase I Kickoff Meeting This task includes a project kickoff meeting with City of Fresno Department of Public Utilities staff to present the project schedule and goals, anticipated expectations of involved parties, and data request for documents to be reviewed in Task 2. Task 1.2 – Phase I Monthly Meetings This task includes conducting monthly coordination meetings with City staff for the project. The level of effort for this task assumes the duration for Phase I is six months. Task 2 – Desktop Review of Relevant Documents Task 2.1 –Document Review This task includes utilities research, reviewing record drawings, sewer repair and rehabilitation records, infrastructure rehabilitation projects, plat and easement maps, and reviewing relevant planning documents for the downtown specific area and the City in general for future growth demands. This includes planning documents associated with develop plans for other strategic developments. Task 2.2 – Strategic Development Discussion Conduct an in-person, two-hour workshop with City staff and key project collaborators to discuss upcoming development in the downtown area or strategic development block, neighborhood, or region, and coordination needs. Task 3 – Project Boundary Delineation and Prioritization This task consists of reviewing the project area boundaries delineated by the City and developing a prioritized set of project areas incorporating the information gathered during the document review task. The resulting project areas may be different from those initial defined by the City. Select one of the DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) Page 2 of 5 resulting project areas, in collaboration with City of Fresno Staff, to initiate the downtown water and sewer utility field investigations. Task 4 – Preliminary Field Investigation Task 4.1 – Field Investigation Conduct a block-by-block field investigation of the project area selected during the previous task. The goal of the field investigation is to identify impediments to utility relocations and confirm existing conditions from visible surface features. The level of effort for this task assumes four working days of field investigation effort. Task 4.2 – Summary of Findings Draft a technical memorandum (TM) summarizing the type of impediments to utility relocation encountered during the field investigation and infrastructure improvement needs for the initial project area. Specifically for the sewer infrastructure, we will include improvements to address capacity deficiencies, point repairs, and sewer rehabilitations identified during the document review and hydraulic analysis. We will describe feasible alternatives (up to two per impediment type, where appropriate) to address the impediments. The alternatives are intended to minimize service transfer efforts, account for physical limitations of property and available industry methods. Extrapolate an estimated frequency for encountering impediment types for the remaining project areas using information gathered during the document review task. The level of effort for this task assumes up to twenty unique impediment types for the initial project area and that the location of sewer point repairs and rehabilitation needs are provided by the City. Task 4.3 – Task Review Meeting Conduct an in-person, three-hour workshop with City staff to review the Summary of Findings TM and alternatives for addressing relocation impediments. The goal of the workshop is for City staff to select which alternative for each impediment situation to use for developing construction cost estimate for improvements and relocations within the initial project area. Task 4.4 – Initial Project Area Improvement Study Results TM After completion of the hydraulic analyses described in the next task, we will draft a TM documenting the feasibility of relocating existing infrastructure from alleyways to streets and to address other impediments for the initial project area. We will develop Class V, planning-level construction cost estimates for the feasible alternatives selected by the City and for constructing infrastructure improvements where relocation is not feasible. DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) Page 3 of 5 Task 5 – Hydraulic Analysis Task 5.1 – Water and Sewer Hydraulic Analysis Perform hydraulic analysis using existing City of Fresno Water and Sewer Distribution System Models taking into consideration conceptual pipeline alignments defined by the City in their planning documents and future growth demands. We will use the results of the hydraulic analysis to size replacement pipe diameters. We will evaluate the T4 pressure zone for optimization improvements related to the downtown area. Task 5.2 – Hydraulic Analysis Technical Memorandum We will draft a TM summarizing the results of the hydraulic analysis. Task 6 – Phase II Work Plan We will develop a work plan for the remaining downtown project areas that includes: Conducting block-by-block field investigations. Selecting feasible infrastructure relocation strategies. Identifying situations where relocation is not feasible. Developing planning-level cost estimates for the infrastructure improvements within each project area. Description of the pros and cons for proceeding with phasing the improvements for the initial and subsequent project areas over multiple years. Recommendations, if appropriate, for conducting utility survey and manhole flowline elevation measurement to support the hydraulic analysis recommendations and for evaluating the feasibility of relocation alternatives. Projected schedule and estimated level of effort for implementing the work plan. We will present the work plan to the City’s Project Manager for review and approval prior to initiating Phase II. PHASE I DELIVERABLES Four hard copies and one PDF of: Hydraulic analyses results maps (plotted on 22-inch by 34-inch sheets). TM and cost estimates. PHASE II Task 7 – Phase II Project Management Task 7.1 – Phase II Kickoff Meeting This task includes a kickoff meeting with City of Fresno Department of Public Utilities staff to present the Phase II project schedule and goals, and anticipated expectations of involved parties. DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) Page 4 of 5 Task 7.2 – Phase II Monthly Meetings This task includes conducting monthly coordination meetings with City staff for the project. The level of effort for this task assumes the duration for Phase II is six months. Task 8 – Project Area Evaluation Studies Task 8.1 – Project Area Field Investigation For each of the project areas defined in Phase I, we will conduct a block-by-block field investigation to identify impediments to infrastructure relocation and improvement feasibility. The level of effort for this task assumes 30 working days of field investigation effort. Task 8.2 – Utility Survey If authorized by the City, conduct utility survey and manhole flowline elevation measurement to update the hydraulic analysis recommendations and for validating the feasibility of relocation alternatives. Task 8.3 – Update Hydraulic Analysis If warranted by the results of the field investigation and authorized by the City, update the hydraulic analyses as each project area is completed. Task 8.4 – Draft Project Area Summary of Findings Draft a TM summarizing the type of impediments to utility relocation encountered during the field investigation and infrastructure improvement needed within the project area. Specifically for the sewer infrastructure, include improvements to address capacity deficiencies point repairs, and sewer rehabilitations identified during the document review and hydraulic analysis. Identify, where feasible, the improvement to address each impediment. The improvements are intended to minimize service transfer efforts, account for physical limitations of property, and available industry methods. The level of effort for this task assumes the impediments identified during Phase I (up to 20) will be refined and an additional 10 impediment scenarios developed. Task 8.5 – Project Area Review Meeting Conduct a hybrid, 90-minute meeting with City staff to review the Draft Summary of Findings TM and selected improvements for addressing relocation impediments. The goal of the meeting is for City staff to provide input and recommendations for each impediment situation. The results of the meeting are to be used for developing construction cost estimates for improvements and relocations within the project area. Task 8.6 – Final Project Area Summary of Findings Develop Class V, planning-level construction cost estimates for the feasible alternatives selected by the City and for constructing infrastructure improvements where relocation is not feasible. DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) Page 5 of 5 Prepare the final TM summarizing the relations and improvements to be constructed within the project area. The level of effort for this task assumes up to eight project areas and that Tasks 9.1 through 9.6 are completed for each project area. Task 9 – Consolidated Improvements Study Report Consolidate the results of evaluation studies for each project area into a final project report. The final report will include: Distinct areas to serve as individual projects for phase construction of infrastructure improvements over multiple years. Construction cost estimates for the identified improvements. Description of the pros and cons for proceeding with each phase developed for improvements. PHASE II DELIVERABLES Four hard copies and one PDF of: Hydraulic analyses results maps (plotted on 22-inch by 34-inch sheets). TM for each project area, with cost estimates. Final study report. PROJECT ASSUMPTIONS The City shall furnish Consultant available studies, reports and other data pertinent to Consultant’s services; and Consultant shall be entitled to use and reasonably rely upon all such information. DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) Page 2 of 2 SCHEDULE OF FEES CAROLLO ENGINEERS, INC. FEE SCHEDULE As of January 1, 2023 California Hourly Rate Engineers/Scientists Assistant Professional $200.00 Professional 251.00 Project Professional 296.00 Lead Project Professional 314.00 Senior Professional 339.00 Technicians Technicians 150.00 Senior Technicians 218.00 Support Staff Document Processing / Clerical 127.00 Project Equipment Communication Expense 14.00 (PECE) Per DL Hour Other Direct Expenses Travel and Subsistence at cost Mileage at IRS Reimbursement Rate $.655 per mile Effective January 1, 2023 Subconsultant cost + 10% Other Direct Cost cost + 10% Expert Witness Rate x 2.0 This fee schedule is subject to annual revisions due to labor adjustments. Actual increase will be negotiated with the City and will not exceed 6%. DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) Page 1 of 4 EXHIBIT B INSURANCE REQUIREMENTS Consultant Service Agreement between City of Fresno (City) and Carollo Engineers, Inc., a Delaware Corporation (Consultant) Downtown Area Water and Wastewater Improvements Study MINIMUM SCOPE OF INSURANCE Coverage shall be at least as broad as: 1. The most current version of Insurance Services Office (ISO) Commercial General Liability Coverage Form CG 00 01, providing liability coverage arising out of your business operations. The Commercial General Liability policy shall be written on an occurrence form and shall provide coverage for “bodily injury,” “property damage” and “personal and advertising injury” with coverage for premises and operations (including the use of owned and non- owned equipment), products and completed operations, and contractual liability (including, without limitation, indemnity obligations under the Agreement) with limits of liability not less than those set forth under “Minimum Limits of Insurance.” 2. The most current version of Commercial Auto Coverage Form CA 00 01, providing liability coverage arising out of the ownership, maintenance or use of automobiles in the course of your business operations. The Automobile Policy shall be written on an occurrence form and shall provide coverage for all owned, hired, and non-owned automobiles or other licensed vehicles (Code 1- Any Auto). 3. Workers’ Compensation insurance as required by the State of California and Employer’s Liability Insurance. 4. Professional Liability (Errors and Omissions) insurance appropriate to the Consultant’s profession. MINIMUM LIMITS OF INSURANCE The Consultant, or any party the Consultant subcontracts with, shall maintain limits of liability of not less than those set forth below. However, insurance limits available to the City, its officers, officials, employees, agents, and volunteers as additional insureds, shall be the greater of the minimum limits specified herein or the full limit of any insurance proceeds available to the named insured: 1. COMMERCIAL GENERAL LIABILITY: (i) $1,000,000 per occurrence for bodily injury and property damage; (ii) $1,000,000 per occurrence for personal and advertising injury; (iii) $2,000,000 aggregate for products and completed operations; and, (iv) $2,000,000 general aggregate applying separately to the work performed under the Agreement. DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) Page 2 of 4 2. COMMERCIAL AUTOMOBILE LIABILITY: $1,000,000 per accident for bodily injury and property damage. 3. WORKERS’ COMPENSATION INSURANCE as required by the State of California with statutory limits. 4. EMPLOYER’S LIABILITY: (i) $1,000,000 each accident for bodily injury; (ii) $1,000,000 disease each employee; and, (iii) $1,000,000 disease policy limit. 5. PROFESSIONAL LIABILITY (Errors and Omissions): (i) $1,000,000 per claim/occurrence; and, (ii) $2,000,000 policy aggregate. UMBRELLA OR EXCESS INSURANCE In the event the Consultant purchases an Umbrella or Excess insurance policy(ies) to meet the “Minimum Limits of Insurance,” this insurance policy(ies) shall “follow form” and afford no less coverage than the primary insurance policy(ies). In addition, such Umbrella or Excess insurance policy(ies) shall also apply on a primary and non-contributory basis for the benefit of the City, its officers, officials, employees, agents, and volunteers. DEDUCTIBLES AND SELF-INSURED RETENTIONS The Consultant shall be responsible for payment of any deductibles contained in any insurance policy(ies) required herein and the Consultant shall also be responsible for payment of any self-insured retentions. Any deductibles or self-insured retentions must be declared to on the Certificate of Insurance, and approved by, the City’s Risk Manager or designee. At the option of the City’s Risk Manager or designee, either: (i) The insurer shall reduce or eliminate such deductibles or self-insured retentions as respects the City, its officers, officials, employees, agents, and volunteers; or (ii) The Consultant shall provide a financial guarantee, satisfactory to the City’s Risk Manager or designee, guaranteeing payment of losses and related investigations, claim administration and defense expenses. At no time shall the City be responsible for the payment of any deductibles or self-insured retentions. OTHER INSURANCE PROVISIONS/ENDORSEMENTS The General Liability and Automobile Liability insurance policies are to contain, or be endorsed to contain, the following provisions: 1. The City, its officers, officials, employees, agents, and volunteers are to be covered as additional insureds. The Consultant shall establish additional insured status for the City and for all ongoing and completed operations under the Commercial General Liability policy by use of ISO Forms or an executed manuscript insurance company endorsement providing additional insured status. The Commercial General endorsements must be as broad DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) Page 3 of 4 as that contained in ISO Forms: GC 20 10 11 85 or both CG 20 10 & CG 20 37. 2. The coverage shall contain no special limitations on the scope of protection afforded to the City, its officers, officials, employees, agents, and volunteers. Any available insurance proceeds in excess of the specified minimum limits and coverage shall be available to the Additional Insured. 3. For any claims relating to this Agreement, the Consultant’s insurance coverage shall be primary insurance with respect to the City, its officers, officials, employees, agents, and volunteers. Any insurance or self- insurance maintained by the City, its officers, officials, employees, agents, and volunteers shall be excess of the Consultant’s insurance and shall not contribute with it. The Consultant shall establish primary and non- contributory status by using ISO Form CG 20 01 04 13 or by an executed manuscript insurance company endorsement that provides primary and non-contributory status as broad as that contained in ISO Form CG 20 01 04 13. The Workers’ Compensation insurance policy is to contain, or be endorsed to contain, the following provision: the Consultant and its insurer shall waive any right of subrogation against the City, its officers, officials, employees, agents, and volunteers. If the Professional Liability (Errors and Omissions) insurance policy is written on a claims- made form: 1. The retroactive date must be shown, and must be before the effective date of the Agreement or the commencement of work by the Consultant. 2. Insurance must be maintained and evidence of insurance must be provided for at least five years after completion of the Agreement work or termination of the Agreement, whichever occurs first, or, in the alternative, the policy shall be endorsed to provide not less than a five-year discovery period. 3. If coverage is canceled or non-renewed, and not replaced with another claims-made policy form with a retroactive date prior to the effective date of the Agreement or the commencement of work by the Consultant, the Consultant must purchase “extended reporting” coverage for a minimum of five years completion of the Agreement work or termination of the Agreement, whichever occurs first. 4. A copy of the claims reporting requirements must be submitted to the City for review. 5. These requirements shall survive expiration or termination of the Agreement. All policies of insurance required herein shall be endorsed to provide that the coverage shall not be cancelled, non-renewed, reduced in coverage or in limits except after thirty calendar days’ written notice by certified mail, return receipt requested, has been given to the City. The Consultant is also responsible for providing written notice to the City under the same terms and conditions. Upon issuance by the insurer, broker, or agent of a notice of cancellation, non-renewal, or reduction in coverage or in limits, the Consultant shall DPU-S Eng. CSA, Short Form T&M – Contingency (01-2023) Page 4 of 4 furnish the City with a new certificate and applicable endorsements for such policy(ies). In the event any policy is due to expire during the work to be performed for the City, the Consultant shall provide a new certificate, and applicable endorsements, evidencing renewal of such policy not less than fifteen calendar days prior to the expiration date of the expiring policy. Should any of the required policies provide that the defense costs are paid within the Limits of Liability, thereby reducing the available limits by any defense costs, then the requirement for the Limits of Liability of these polices will be twice the above stated limits. The fact that insurance is obtained by the Consultant shall not be deemed to release or diminish the liability of the Consultant, including, without limitation, liability under the indemnity provisions of this Agreement. The policy limits do not act as a limitation upon the amount of indemnification to be provided by the Consultant. Approval or purchase of any insurance contracts or policies shall in no way relieve from liability nor limit the liability of the Consultant, its principals, officers, agents, employees, persons under the supervision of the Consultant, vendors, suppliers, invitees, consultants, sub-consultants, subcontractors, or anyone employed directly or indirectly by any of them. SUBCONTRACTORS - If the Consultant subcontracts any or all of the services to be performed under this Agreement, the Consultant shall require, at the discretion of the City’s Risk Manager or designee, subcontractor(s) to enter into a separate Side Agreement with the City to provide required indemnification and insurance protection. Any required Side Agreement(s) and associated insurance documents for the subcontractor must be reviewed and preapproved by the City Risk Manager or designee. If no Side Agreement is required, the Consultant will be solely responsible for ensuring that its subcontractors maintain insurance coverage at levels no less than those required by applicable law and is customary in the relevant industry. VERIFICATION OF COVERAGE The Consultant shall furnish the City with all certificate(s) and applicable endorsements effecting coverage required hereunder. All certificates and applicable endorsements are to be received and approved by the City’s Risk Manager or its designee prior to the City’s execution of the Agreement and before work commences. All non-ISO endorsements amending policy coverage shall be executed by a licensed and authorized agent or broker. Upon request of the City, the Consultant shall immediately furnish the City with a complete copy of any insurance policy required under this Agreement, including all endorsements, with said copy certified by the underwriter to be a true and correct copy of the original policy. This requirement shall survive expiration or termination of this Agreement. EXHIBIT C DISCLOSURE OF CONFLICT OF INTEREST Downtown Area Water and Wastewater Improvements Study YES* NO 1 Are you currently in litigation with the City of Fresno or any of its agents? 2 Do you represent any firm, organization, or person who is in litigation with the City of Fresno? 3 Do you currently represent or perform work for any clients who do business with the City of Fresno? 4 Are you or any of your principals, managers, or professionals, owners or investors in a business which does business with the City of Fresno, or in a business which is in litigation with the City of Fresno? 5 Are you or any of your principals, managers, or professionals, related by blood or marriage to any City of Fresno employee who has any significant role in the subject matter of this service? 6 Do you or any of your subcontractors have, or expect to have, any interest, direct or indirect, in any other contract in connection with this Project? * If the answer to any question is yes, please explain in full below. Explanation: Signature Date (Name) (Company) (Address) Additional page(s) attached. (City, State Zip) ,%&$ ( ,%&$ ( )(%%('"$'!!)*' ,%+('+ ,$+! )!*'( City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1365 Agenda Date:10/5/2023 Agenda #: 1.-H. REPORT TO THE CITY COUNCIL FROM:SCOTT L. MOZIER, PE, Director Public Works Department BY:BRIAN E. RUSSELL, Assistant Director Public Works Department, Streets, Landscape, and Graffiti Divisions MARK A. RIVAS, Senior Management Analyst Public Works Department, Streets, Landscape, and Graffiti Divisions SUBJECT Award a requirements contract to ACCO Engineered Systems, Inc. for one year with four optional one-year extensions in the amount up to $165,900.00 per year to provide annual backflow assembly testing and certification for various facilities and parks (Bid File 12301639) (City Wide) RECOMMENDATION Staff recommends that the City Council award a requirements contract in the amount up to $165,900.00 plus 20% contingency per year for one-year with the option for four, one-year extensions to ACCO Engineered Systems, Inc. of Pasadena, California as the best value for annual backflow assembly testing and certification and to authorize the Public Works Director or designee to sign the contract on the City’s behalf. EXECUTIVE SUMMARY The Landscape Division of Public Works is seeking a requirements contract to procure annual backflow assembly testing and certification for various City facilities and parks. A backflow assembly is a device that is connected to the potable water service and protects the City’s water source from the possibility of contaminated water back flowing into the City’s public water system. California Administrative Code Title 17, sections 7583 through 7605 and Chapter 6, Article 8 of the Fresno Municipal Code requires that they are tested annually. This contract will test approximately 1800 backflow assemblies annually that serve various City landscape irrigation systems throughout the City. Once the backflow device is tested, the City is required by the State to document that all backflow prevention assemblies are tested and in proper functioning condition. The Landscape Maintenance Division coordinates with the Department of Public Utilities Water Division to ensure that this certification is done correctly and in adherence to State and Local code. City of Fresno Printed on 10/16/2023Page 1 of 3 powered by Legistar™ 10/5/2023 MK/AP 7-0 APPROVED ON CONSENT File #:ID 23-1365 Agenda Date:10/5/2023 Agenda #: 1.-H. BACKGROUND On May 26th, 2023, the City posted a new RFP on PlanetBids for qualified vendors to bid on annual backflow assembly testing and certification services at various City facilities and parks. Following the receipt of seven bids on June 20th, 2023, an evaluation committee was formed which was comprised of the Landscape Division’s Public Works Manager, Landscape Superintendent and Senior Management Analyst as well as a Facility Manager representing Airports, an Operations Manager representing DPU’s Wastewater Division, a Reclamation Coordinator representing DPU’s Water Division, and the Procurement Specialist assigned to the project. The goal of the committee was to thoroughly review each proposal in order to recommend the best value to Council. As part of the review, the committee members evaluated the proposers on 1) cost as shown on the proposal form, 2) ability to meet the stated service requirements, 3) past performance and experience based on references, and 4) conformance to the terms and conditions of the RFP. In addition to the established criteria, the committee also reviewed references and information collected from follow-up questionnaires requested of the four finalists. The committee met twice over the course of three weeks to evaluate bids submitted by seven separate contractors. All seven contractors submitted bids deemed to be complete by Purchasing. The bids were competitive in many respects, however, after lengthy discussion, the committee decided to narrow down the field to the four bidders with cost proposals within Division estimates. The remaining bidders were then subjected to additional research and analysis, which included subsequent contractor questionnaires and reference checks. During this process, one of the four finalists removed themselves from consideration stating lack of sufficient resources due to unforeseen personal commitments. Following the additional due diligence and evaluation of the remaining three contractors, the committee unanimously voted to recommend the proposal from ACCO Engineered Systems Inc. (ACCO) based on the following two key factors: ·Reference Strength - ACCO received strong recommendations from the references they supplied. This was in stark contrast to the other finalists. ·Price - While they did not submit the lowest bid, the fact that they submitted the second lowest remaining bid coupled with their superior reference check, made ACCO the clear choice. These areas represented what were ultimately the key differentiators between the three remaining finalists and drove the committee to determine that ACCO’s proposal presented the least amount of risk for the City and represented the best value. The City Attorney Office has reviewed and approved to form. Staff recommends that the City Council award a requirements contract in the amount up to $165,900.00 plus 20% contingency per year for one-year with the option for four, one-year extensions to ACCO Engineered Systems, Inc. of Pasadena, California as the best value for annual backflow assembly testing and certification and to authorize the Public Works Director or designee to sign the contract on the City’s behalf. ENVIRONMENTAL FINDINGS Pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15378, awarding of this City of Fresno Printed on 10/16/2023Page 2 of 3 powered by Legistar™ File #:ID 23-1365 Agenda Date:10/5/2023 Agenda #: 1.-H. contract is not a project for the purposes of CEQA. LOCAL PREFERENCE Local Preference does not pertain to RFPs. FISCAL IMPACT Appropriations for annual backflow assembly testing and certification consist of Community Sanitation and General Fund. Attachments: Bid Evaluation Committee Evaluation Report - Pricing Comparison City of Fresno Printed on 10/16/2023Page 3 of 3 powered by Legistar™ REPORT FROM EVALUATION COMMITTEE CITY OF FRESNO REQUEST FOR PROPOSAL FOR ANNUAL BACKFLOW ASSEMBLY TESTING AND CERTIFICATION RFP NO. 12301639 (Committee Meetings held on 07-20-23 and 08-09-23) COMMITTEE MEMBERS: • Sherri Cuadros, Procurement Specialist/Facilitator, City of Fresno, General Services Department - Purchasing • Vince Patlan, Public Works Manager, City of Fresno, DPW - Landscape Maintenance • Michael Flores, Landscape Superintendent, City of Fresno, DPW - Landscape Maintenance • Richard Rogers, Facility Manager, City of Fresno, Airports • Steve Gibson, Operations Supervisor, City of Fresno, DPU - Wastewater Division • Anthony Quinn, Wastewater Reclamation Coordinator, City of Fresno, DPU - Water Division • Mark Rivas, Senior Management Analyst, City of Fresno, DPW - Streets, Landscape and Graffiti Divisions BACKGROUND The goal of this Request for Proposal (RFP) was to solicit proposals to provide Annual Backflow Assembly Testing. A backflow assembly is a device that is connected to the potable water service and protects the City’s water source from the possibility of contaminated water back flowing into the City’s public water system. California Administrative Code Title 17, sections 7583 through 7605 and Chapter 6, Article 8 of the Fresno Municipal Code requires that they are tested annually. This contract will test approximately 1800 backflow assemblies annually that serve various City landscape irrigation systems throughout the City. Once the backflow device is tested, the City is required by the State to document that all backflow prevention assemblies are tested and in proper functioning condition. The Landscape Maintenance Division coordinates with the Department of Public Utilities Water Division to ensure that this certification is done correctly and in adherence to State and Local code. The proposer will provide all labor, materials, tools, equipment, supplies, facilities, vehicle and supervision necessary to provide annual tests and basic onsite cleaning associated with annual backflow assembly testing and certification for various City facilities and parks as specified. This RFP was advertised in both the Business Journal and on Plant Bids on May 26, 2023. Proposals were submitted by the following seven vendors according to the Request for Proposal June 20, 2023, deadline. Detailed pricing proposals submitted by all seven candidates are included below: Item Description UOM QTY Unit Price Line Total Unit Price Line Total Unit Price Line Total Unit Price Line Total Unit Price Line Total Unit Price Line Total Unit Price Line Total 1 Cost for Annual Certified Backflow Device 2” or smaller Ea 1700 $94 $159,715 $92 $156,400 $120 $204,000 $60 $102,000 $115 $195,500 $188 $319,600 $76 $129,200 2 Cost for Annual Certified Backflow Device greater than 2”Ea 100 $94 $9,395 $95 $9,500 $150 $15,000 $75 $7,500 $115 $11,500 $188 $18,800 $89 $8,900 Total:$169,110 $165,900 $219,000 $109,500 $207,000 $338,400 $138,100 New England Sheet Metal and Mechanical Co. San Luis Obispo County Inspections AAA Backflow Prevention Services ACCO Engineered Systems, Inc. American Incorporated Community Fire Protection Fire System Solutions Inc - There was a subsequent questionnaire requested by the top four candidates on July 21, 2023. Responses to the questionnaires were received by all but one of the four finalists. COMMITTEE NOTES The committee members evaluated the proposers on 1) Cost as shown on the proposal form, 2) Ability to meet the stated service requirements, 3) Past Performance and Experience based on References and experience shown on "Statement of Qualifications and Experience", 4) Conformance to the terms and conditions of the RFP. The first committee meeting took place on Thursday July 20th and was primarily held to confirm all seven bidders had submitted complete and acceptable proposals for comparison and evaluation purposes. It was apparent during that first meeting that the pricing submitted by three of the seven contractors were not realistic based on Division budget estimates. They were subsequently removed from further consideration. Of the remaining four contractors, cost proposals ranged from the bottom to top end of Division estimates. After lengthy discussion, the committee decided to request additional information from the four finalists as well as conduct reference checks prior to any final determinations. The second committee meeting took place on Wednesday, August 9th. As the meeting began, the committee learned that one of the four finalists had to withdraw themselves from consideration due to unforeseen family commitments. The committee then moved on to review reference feedback as well as the follow-up questionnaires from the remaining contractors. The follow-up questionnaires provided helpful insight, but none provided a significant enough differentiator to influence the committee toward a clear-cut winner. The next criteria reviewed were the reference checks. Community Fire Protection (CFP), who had submitted the lowest bid, only had one of three references respond positively. One didn’t respond at all, and other responded claiming they did not have any knowledge of CFP. This raised a number of concerns with the committee. ACCO Engineered Systems Inc. (ACCO), who provided the next lowest bid, provided three references initially, all of which responded with very positive feedback. AAA Backflow Prevention Services, who had the highest remaining bid, only had one of three references respond. Based on these findings, ACCO proved to be the unanimous choice of the committee with the reference checks being the key differentiator amongst the finalists. CONTRACTOR BID SUMMARIES AAA Backflow Prevention Services (Total Bid Amount: $169,000.00) – AAA is the City’s current contractor. Service has been satisfactory, but bid proposal represented a 57% increase over current pricing. The committee selected as a finalist for evaluation. ACCO Engineered Systems, Inc. (Total Bid Amount: $165,900.00) – ACCO submitted a very detailed proposal and provided all documentation. Pricing was at the top end of Division estimates, but solid follow-up questionnaire response and reference check steered the committee to ultimately determine as best value for the City. American Incorporated (Total Bid Amount: $219,000.00) – American did not provide all documentation and pricing was significantly over Division estimates, so they were not part of the final round of evaluations. Community Fire Protection (Total Bid Amount: $109,500.00) – Community Fire submitted all documentation and pricing was at the low end of Division estimates, but a poor reference check steered the committee to ultimately determine as to risky to move forward with. Fire Systems Solutions, Inc. (Total Bid Amount: $207,000.00) – Fire Systems provided all documentation, but pricing was significantly over Division estimates, so the contractor was not part of the final round of evaluations. New England Sheet Metal and Mechanical Co. (Total Bid Amount: $338,400.00) – New England Sheet Metal did not provide all documentation and pricing was significantly over Division estimates, so the contractor was not part of the final round of evaluations. San Luis Obispo County Inspections (Total Bid Amount: $138,100.00) – SLOCI submitted a very detailed proposal and provided all documentation. Pricing was within Division estimates, and while they were considered as a finalist, ultimately, they were removed from consideration at their request. SUMMARY RECOMMENDATION While all contractors responded to the RFP with adequate proposals for the City, it was clear that three of the seven bids were just too cost prohibitive based on Division estimates. With one of the four remaining contractors removing themselves from consideration, the decision of the three finalists came down to quality and reliability. The strength of the ACCO Engineered Systems, Inc. initial proposal, and the ability of the committee to validate their dependability, cemented the contractor as the top choice. For this reason, the committee feels ACCO Engineered Systems, Inc. not only represents the least amount of risk for the City, but also the best value. City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1442 Agenda Date:10/5/2023 Agenda #:1.-I. REPORT TO THE CITY COUNCIL FROM:SCOTT L. MOZIER, PE, Director Public Works Department BY:JILL M. GORMLEY, TE, Assistant Director Public Works Department, Traffic & Engineering Services Division JOHN STANBOULIAN, Manager Public Works Department, Traffic & Engineering Services Division SUBJECT RESOLUTION- Authorizing the submission of grant applications to United States Department of Transportation (DOT) Strengthening Mobility and Revolutionizing Transportation (SMART) Grants Program for Smart City or Community Technologies and Systems Projects totaling up to $2 million in requests of grant application funding and authorizing the execution of grant application and grant agreement documents by the Public Works Director or Designee(s). RECOMMENDATION Staff recommends that the City Council adopt a resolution authorizing the submission of grant applications to the United States Department of Transportation (DOT) 2023 Strengthening Mobility and Revolutionizing Transportation (SMART) Grant Program, totaling up to $2 million in a request for funding; and authorize the execution of all grant applications and grant agreement documents by the Public Works Director or designee(s). EXECUTIVE SUMMARY United States Department of Transportation SMART Grant Program purpose is to conduct demonstration projects focused on advanced smart city or community technologies and systems in a variety of communities to improve transportation efficiency and safety. The DOT funds projects that are focused on using technology interventions to solve real-world challenges and build data and technology capacity and expertise in the public sector. The Public Works Department SMART Grant Program Stage 1 applications will request funding for a research and proof-of-concept development of a cloud based bicycle and pedestrian application for the City’s Advanced Transportation Management System (ATMS) to improve overall efficiency and safety for vehicles, bicycles, and pedestrians. BACKGROUND City of Fresno Printed on 10/16/2023Page 1 of 3 powered by Legistar™ 10/5/2023 MK/AP 7-0 R. 2023-270 APPROVED ON CONSENT File #:ID 23-1442 Agenda Date:10/5/2023 Agenda #:1.-I. Section 25005 of the Infrastructure Investment &Jobs Act referred to as the “Bipartisan Infrastructure Law”or “BIL”authorized and appropriated $100 million to be awarded by the Department of Transportation for 2022-2026 for the SMART Grants Program.The Notice of Funding solicits applications for activities to be funded under the SMART Grants Program.The 2023 funding will be implemented,as appropriate and consistent with law,in alignment with the priorities in Executive Order 1402, Implementation of the Infrastructure Investment and Jobs Act. The purpose of the SMART Grants Program funds is to conduct demonstration projects focused on advanced smart city or community technologies and systems in a variety of communities to improve transportation efficiency and safety.The Program funds projects that are focused on using technology interventions to solve real-world challenges and build data and technology capacity and expertise in the public sector. The SMART Grants Program includes two stages:Stage 1 Planning and Prototyping Grants (Stage 1 grants)and Stage 2 Implementation Grants (Stage 2 grants).The program structure is based on a belief that planning,prototyping,and partnership are critical to advancing the state of the practice for data and technology projects in the public sector.DOT anticipates that only recipients of Stage 1 Planning and Prototyping Grants will be eligible for Stage 2 Implementation Grants,and DOT anticipates funding projects of up to $2,000,000 per project for Stage 1 and up to $15,000,000 per project for Stage 2. The Public Works Department’s SMART Grant Stage 1 grant applications will seek funding for the research,development as a proof of concept,and associated system engineering verification and validation of a bicycle and pedestrian application for the City’s Advanced Management Transportation System to improve the overall system efficiency and safety for vehicles,bicycles,and pedestrians. The SMART Grant Application will propose for the Cubic/Trafficware ITS Inc.’s research, development,and any system engineering associated verification and validation for a proof-of- concept cloud based ATMS bicycle and pedestrian application. The grant applications are due on October 10,2023.The City Attorney’s office has reviewed and approved the staff report and resolution as to form. ENVIRONMENTAL FINDINGS Pursuant to California Environmental Quality Act (CEQA)Guidelines Section 15378,this item is not a project for the purposes of CEQA. LOCAL PREFERENCE Local preference is not included because this resolution does not include a bid or award of a construction or services contract. FISCAL IMPACT This resolution will have no impact on the General Fund.The Stage 1 grant does not require matching funds. City of Fresno Printed on 10/16/2023Page 2 of 3 powered by Legistar™ File #:ID 23-1442 Agenda Date:10/5/2023 Agenda #:1.-I. Attachments: Resolution City of Fresno Printed on 10/16/2023Page 3 of 3 powered by Legistar™ 1 of 2 Date Adopted: Date Approved: Effective Date: City Attorney Approval: ______ Resolution No. ____________ RESOLUTION NO. ____________ A RESOLUTION OF THE COUNCIL OF THE CITY OF FRESNO, CALIFORNIA, AUTHORIZING THE SUBMISSION OF GRANT APPLICATIONS TO UNITED STATES DEPARTMENT OF TRANSPORTATION (DOT) STRENGTHENING MOBILITY AND REVOLUTIONIZING TRANSPORTATION (SMART) GRANTS PROGRAM FOR SMART CITY OR COMMUNITY TECHNOLOGIES AND SYSTEMS PROJECTS TOTALING UP TO $2 MILLION IN REQUESTS OF GRANT APPLICATION FUNDING AND AUTHORIZING THE EXECUTION OF GRANT APPLICATION AND GRANT AGREEMENT DO CUMENTS BY THE PUBLIC WORKS DIRECTOR OR DESIGNEE(S) WHEREAS the City of Fresno is an eligible applicant of Strengthening Mobility and Revolutionizing Transportation Grant funds; and WHEREAS, the United States Department of Transportation has issued a cal l for projects for fiscal years 2022-2026 for an estimated available funding of $100 million; and WHEREAS, the United States Department of Transportation has issued a call for projects for fiscal year 2023 for an estimated available funding up to $2 million. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Fresno as follows: 1. The Council approves and supports the applications for grant funding up to $2 million from the United States Departm ent of Transportation Strengthening Mobility and Revolutionizing Transportation Grant Program for the projects and participation therein consistent with constitutional and local law requirements and this resolution. 2. The Council acknowledges that the City has reviewed, understands and to the extent consistent with all constitutional and local law requirements and this resolution, 2 of 2 agrees to the provisions contained in the application and program guidelines and related documents. 3. The Council appoints and authorizes the Director of Public Works or designees, and each of them as agents for the City of Fresno, to execute and submit all grant application related documents and execute grant related agreements, subject to prior approval as to form by the City Attorney’s Office. 4. This resolution shall be effective upon final approval. * * * * * * * * * * * * * * STATE OF CALIFORNIA ) COUNTY OF FRESNO ) ss. CITY OF FRESNO ) I, TODD STERMER, City Clerk of the City of Fresno, certify that the foregoing resolution was adopted by the Council of the City of Fresno, at a regular meeting held on the day of 2023. AYES : NOES : ABSENT : ABSTAIN : TODD STERMER, CMC City Clerk By: Deputy Date APPROVED AS TO FORM: ANDREW JANZ City Attorney By: Jennifer M. Wharton Date Deputy City Attorney City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1388 Agenda Date:10/5/2023 Agenda #:1.-J. REPORT TO THE CITY COUNCIL FROM:RANDALL W. MORRISON, PE, Director Capital Projects Department SCOTT L. MOZIER, PE, Director Public Works Department BY:SCOTT P. SEHM, PE, Assistant Director Capital Projects Department, Design Services Division STEVE DELSID, PE, Licensed Professional Engineer Capital Projects Department, Design Services Division SUBJECT Actions pertaining to the Butler Avenue and 8 th Street and Orange Avenue and Lowe Avenue Signalization Project - Bid File 12301153 (Councils District 5) 1. Adopt a finding of Categorical Exemption per staff’s determination pursuant to Section 15301/Class 1 and 15302/Class 2 of the California Environmental Quality Act (CEQA) Guidelines 2. Award a construction contract in the amount of $1,774,274 to American Paving Company, Fresno, California RECOMMENDATIONS Staff recommends the City Council (1) adopt a finding of Categorical Exemption pursuant to Section 15301/Class 1 (Existing Facilities) and 15302/Class 2 (Replacement or Reconstruction) of the CEQA guidelines and (2) award a construction contract with American Paving Company of Fresno, California, in the amount of $1,774,274 as the lowest responsive and responsible bidder, and authorize the Capital Projects Director or designee to sign the construction contract on behalf of the City of Fresno. EXECUTIVE SUMMARY The proposed Butler Avenue and 8 th Street and Orange Avenue and Lowe Avenue Signalization Project will enhance safety for the pedestrians, cyclists, and motorists who travel through these intersections, by constructing traffic signals at both locations with related improvements including accessible ramp upgrades, sidewalk construction, and reconstruction of residential driveways to improve ADA compliance within the city’s right of way. The City acquired right of way from four properties to provide ADA-compliant curb ramps at the intersections. The project is funded by the Active Transportation Program (ATP) grant with local funding through the SB1 Road Maintenance City of Fresno Printed on 10/16/2023Page 1 of 3 powered by Legistar™ 10/5/2023 MK/AP 7-0 APPROVED ON CONSENT File #:ID 23-1388 Agenda Date:10/5/2023 Agenda #:1.-J. Active Transportation Program (ATP)grant with local funding through the SB1 Road Maintenance and Rehabilitation Account (RMRA) program. BACKGROUND The design phase of the project was initiated in FY20 when the project was budgeted using ATP grant funding and SB1 Road Maintenance and Rehabilitation Account (RMRA)revenue;the engineering design,project management,and right of way acquisition took approximately three years. All engineering design, management, and real estate work was performed by city staff. The scope of the project includes the construction of two new traffic signals;one will signalize the Butler Avenue &the south leg of 8th Street,and the second signal will be installed at Orange Avenue &Lowe Avenue.Both signal installations include protected left-turn phasing and timing for both pedestrian and vehicular movements.This project’s proposed improvements will benefit the students attending Winchell Elementary School,their families,as well as the residents of the neighborhoods surrounding the school.Both signals will enhance the safety for the children and parents who navigate these intersections every school day heading to and from Winchell Elementary.The project will also install 370 feet of sidewalk along both Butler Avenue and 8th Street,reconstruct five curb ramps to improve accessibility along the path of travel,and construct,or reconstruct,five residential drive approaches for the purpose of providing an ADA-compliant path of travel along the sidewalks that front the affected residences.Collectively,these proposed improvements will create a positive impact for all users of the roadway by improving safety for pedestrians, cyclists, and drivers. The acquisition of right of way was necessary to construct ADA-compliant pedestrian facilities at four properties and has since been fully acquired by City staff.Public Woks staff also performed all survey and engineering tasks,including preparation of the construction documents and project management duties. A Notice Inviting Bids was published in the Fresno Business Journal on July 12,2023,posted on the City’s website,and distributed to 11 building exchange.The specifications were distributed to 11 prospective bidders.Three (3)bid proposals were received and opened in a public bid opening on August 8,2023,with bids ranging from $1,774,274 to $2,233,716.American Paving Company submitted the apparent low bid of $1,774,274 and was determined to be the lowest responsive and responsible bidder for the project.Local Preference was not applied as the project is federally funded.The bids will expire on October 11,2023;if the bids are rejected or expire,the project must be rebid, which will result in a delay of approximately 90 days. This contract is covered by the Community Workforce Agreement (PLA),adopted by Council in September 2021.The Contractor shall become signatory to the PLA by executing the Agreement To Be Bound. The City Attorney’s Office has reviewed and approved this item as to form. Staff recommends Council award a construction contract with American Paving Company in the amount of $1,774,274 for the Butler Avenue and 8th Street and Orange Avenue and Lowe Avenue Project as the low bidder and authorize the Capital Projects Director or designee to sign and execute the standardized contract on behalf of the City of Fresno. City of Fresno Printed on 10/16/2023Page 2 of 3 powered by Legistar™ File #:ID 23-1388 Agenda Date:10/5/2023 Agenda #:1.-J. ENVIRONMENTAL FINDINGS Staff has performed a preliminary environmental assessment of this project and has determined that it falls within the Categorical Exemption set forth in CEQA Guidelines,Section 15301/Class 1 (Existing Facilities),which exempts the repair and maintenance of existing facilities that involves negligible or no expansion of an existing use and Section15302/Class 2 (Replacement or Reconstruction),consisting of replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure being replaced.These exemptions apply because this project involves partial reconstruction of traffic signals,construction of HAWKs, and reconstruction of sidewalks and accessible ramps that does not involve the expansion of the roadway.Furthermore,staff has determined that none of the exceptions to Categorical Exemptions set forth in the CEQA Guidelines, section 15300.2 apply to this project. LOCAL PREFERENCE Local Preference is not applicable due to Federal funding requirements. FISCAL IMPACT Butler Avenue and 8th Street and Orange Avenue and Lowe Avenue Traffic Signalization Project is located in Council District 5.The overall cost of the project is $2,541,900 and is grant funded by an Active Transportation Program (ATP)grant.Required local match is funded by SB1 Road Maintenance and Rehabilitation Account (RMRA)funds.Of the overall project budget,$1,774,274 will be used for the construction contract award. The project will have no impact to the General Fund. Attachment(s): Vicinity Map CEQA Environmental Assessment Bid Evaluation Fiscal Impact Statement Standardized Contract City of Fresno Printed on 10/16/2023Page 3 of 3 powered by Legistar™ Whites Bridge MapleBrawleyHerndon Bullard Shaw ClovisFowlerTemperanceWestPalmClovisFowlerTemperanceDe WolfShields McKinley Belmont ChestnutPeachAmerican CedarGrantlandHayesElmEastMarksWestWalnutCorneliaNorth California Jensen Ashlan GrantlandHayesCorneliaBrawleyMarksShaw Bullard Herndon Nees De WolfShields McKinley Belmont California Jensen North Kings Canyon AshlanPeachBehymer Copper Shepherd NeesBlackstoneFirstCedarChestnutGarfieldBryanPolkBlytheValentineVan NessFruitMaroaFresnoMillbrookMapleWillowDakota Clinton Olive Gettysburg Barstow Sierra Alluvial Nielsen Kearney Muscat Annadale Church WillowMinnewawaMalaga OrangeBryanSunnysideArmstrongLocanFigCherryHughesFruitPolkValentineBlytheAlluvial Sierra Barstow Perrin SunnysideArmstrongLocanClinton Olive Tulare Butler Church Annadale DakotaMinnewawaInternational Teague Orange and Lowe Traffic Signal N 0 1.5 30.75 Miles Project ID: PW00903Council District: 5 Connecting the Winchell Neighborhood-Butler and 8th & Orange and Lowe Traffic Signals VICINITY MAP DEPARTMENT OFPUBLIC WORKS District 5 City Limits Butler and 8th Traffic Signal CITY OF FRESNO CATEGORICAL EXEMPTION ENVIRONMENTAL ASSESSMENT NO. PW00903 THE PROJECT DESCRIBED HEREIN IS DETERMINED TO BE CATEGORICALLY EXEMPT FROM THE PREPARATION OF ENVIRONMENTAL DOCUMENTS PURSUANT TO ARTICLE 19 OF THE STATE CEQA GUIDELINES. APPLICANT: City of Fresno Department of Public Works 2600 Fresno Street Fresno, CA 93721 PROJECT LOCATION: Intersections of Butler Avenue and Eighth Street, and Orange Avenue and Lowe Avenue within the jurisdiction of the City of Fresno. PROJECT DESCRIPTION: The City of Fresno Department of Public Works proposes making improvements to the offset intersection of Butler Avenue and Eighth Street, and the offset intersection of Orange Avenue and Lowe Avenue. The improvements at Butler Avenue and Eighth Street will provide a new traffic signal, curb, gutter, residential drive approaches, and sidewalk construction from the southerly segment of Eighth Avenue to the east by approximately 360 feet; the replacement of accessible ramps at all four corners of the project location at Butler Avenue and Eighth Street; roadway grind and overlay for the southerly segment of Eighth Street; and restriping of the project intersection. These Butler Avenue and Eighth Street improvements will require minor acquisitions of rights-of-way from properties such as 3742 E Butler Ave (APN 471-051-08), 1065 S Orange Ave (APN 470-131-25), 1040 S Orange Ave (APN 470-116-12), 3742 E Butler Ave (APN 471-051-01), and a temporary construction easement at 3804 E Butler Ave (APNs 471-052-01 and 471-052-02). The temporary construction easement will be used to permit construction to conform the land to the roadway. The improvements at Orange Avenue and Lowe Avenue will provide a new traffic signal, approximately 300ft of curb and gutter along Orange Avenue, a residential drive approach, approximately 80ft of sidewalk along Orange Avenue, the replacement of accessible ramps at all five corners of the project location at Orange Avenue and Lowe Avenue; and restriping of the project intersection. This project is exempt under Section(s) 15301/Class 1 and 15302/Class 2 of the State of California CEQA Guidelines. EXPLANATION: Class 1 exemptions, for projects pertaining to Existing Facilities, consist of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use beyond that existing at the time of the lead agency’s determination. Examples include but are not limited to: Existing facilities of publicly owned utilities used to provide electric power, natural gas, sewerage, or other public utility services; existing highways and streets, sidewalks, gutters, bicycle and pedestrian trails, and similar facilities (this includes road grading for the purpose of public safety); Rehabilitation of existing facilities to meet current standards of public health and safety; and, the Addition of safety or health protection devices for use in conjunction with existing facilities, including navigational devices. Class 2 exemptions, for projects involving Replacement or Reconstruction, consist of replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced. Examples include but are not limited to: Replacement or reconstruction of existing utility systems and/or facilities involving negligible or no expansion of capacity; and, Conversion of overhead electric utility distribution systems to underground including connection to existing overhead electric utility distribution lines where the surface is restored to the condition existing prior to the undergrounding. The proposed Butler Avenue and Eighth Street improvements involve minor alteration to the rights-of-way with intersection improvements to improve public safety (vehicles and pedestrians). These improvements include a new traffic signal, curb, gutter, residential drive approaches, and sidewalk construction. Additionally, the accessible ramps at this intersection will be replaced, and the road will be repaved and restriped. This will require the City to obtain a temporary construction easement along a portion of Butler Avenue to conform the existing land to the roadway. The proposed Orange Avenue and Lowe Avenue improvements consist of a traffic signal with intersection and roadway improvements, including 300ft of curb and gutter along Orange Avenue, a residential drive approach, approximately 80ft of sidewalk along Orange Avenue, the replacement of accessible ramps at all five corners of this intersection, and restriping at the intersection. These updates will improve the public safety (vehicles and pedestrians) at the intersection of Orange Avenue and Lowe Avenue. Because these intersections already exist and these changes will only update the existing facilities and improve public safety, this project is exempt from CEQA review pursuant to Section 15301/Class 1 of the CEQA Guidelines. Additionally, because the improvements will be located on the same site as the existing intersections and will serve substantially the same purpose, this project is exempt from CEQA review pursuant to Section 15302/Class 2 of the CEQA Guidelines None of the exceptions to Categorical Exemptions set forth in the CEQA Guidelines, Section 15300.2 apply to this project. Furthermore, the proposed project is not expected to have a significant effect on the environment. Accordingly, a categorical exemption, as noted above, has been prepared for the project. No adverse environmental impacts will occur as a result of the proposed project. Date: July 18, 2023 Prepared By: Steve Delsid, Professional Engineer Submitted By: ______ Steve Delsid, Professional Engineer City of Fresno Planning & Development Department (559) 621-8725 X Evaluation Form Rev. 07-2022 FISCAL IMPACT STATEMENT PROGRAM: Connecting the Winchell Neighborhood, Butler and 8th Streets and Orange and Lowe Avenue Traffic Signals PW00903, Inv No. 12301153 TOTAL OR ANNUALIZED RECOMMENDATION CURRENT COST Direct Cost $1,774,274 Indirect Cost $ 767,626 TOTAL COST $2,541,900 Additional Revenue or Savings Generated $0 Net City Cost $2,541,900 Amount Budgeted (If none budgeted, identify source) $1,991,200 Indirect cost consists of the following: Preliminary Engineering $309,300 Right of Way Acquisition $ 29,000 Construction Utilities $ 25,400 Construction Engineering $226,500 Contingency $177,426 Total $767,626 The Connecting the Winchell Neighborhood, Butler and 8th Streets and Orange and Lowe Avenue Traffic Signals project is grant funded by an Active Transportation Program (ATP) grant. Required local match is funded by SB1 Road Maintenance and Rehabilitation Account (RMRA) funds. 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REPORT TO THE CITY COUNCIL FROM:RANDALL W. MORRISON, PE, Director Capital Projects Department SCOTT L. MOZIER, PE, Director Public Works Department BY:JESUS AVITIA, PE, Assistant Director Capital Projects Department, Transportation Project Management Division ABDUL BINMAHFODH, PMP, Engineer II Capital Projects Department, Transportation Project Management Division SUBJECT Award a construction contract in the amount of $4,809,694 to Agee Construction Corporation of Clovis, California for the Peach Avenue Widening Project from Butler Avenue to Florence Avenue (Phase 1) - Bid File No. 12301971 (Council District 5). RECOMMENDATION Staff recommends that the City Council award a construction contract to Agee Construction Corporation of Clovis, California, in the amount of $4,809,694, as the lowest responsive and responsible bidder for the Peach Avenue Widening Project from Butler Avenue to Florence Avenue, and authorize the Capital Projects Director or designee to sign the construction contract on behalf of the City of Fresno. EXECUTIVE SUMMARY The City of Fresno seeks to widen and construct street improvements along Peach Avenue between Butler Avenue and Florence Avenue, transforming it from two lanes into a four-lane arterial. This project will involve construction of median landscaping, protected left-turn lanes, bike lanes, curb and gutter, sidewalk and installation of a traffic signal. This widening project will enhance mobility by increasing capacity along Peach Avenue between Butler Avenue and Florence Avenue. The proposed action entails awarding a construction contract to Agee Construction Corporation in the amount of $4,809,694. This Project is funded by local Measure C and local developer impact fees. BACKGROUND In November 2006, voters approved a 20-year extension of Measure C, the half-cent sales tax for City of Fresno Printed on 10/16/2023Page 1 of 3 powered by Legistar™ 10/5/2023 MK/AP 7-0 APPROVED ON CONSENT File #:ID 23-1407 Agenda Date:10/5/2023 Agenda #: 1.-K. In November 2006,voters approved a 20-year extension of Measure C,the half-cent sales tax for transportation.On January 27,2009,the Council adopted Resolution No.2009-19 in support of the proposed Measure C Short-Term Regional Transportation Program.The program and its associated handbook received approval from the Council of Fresno County Governments (FCOG)on January 29,2009,and subsequently from the Fresno County Transportation Authority (Authority)on February 18,2009.On December 16,2009,the City and the Authority entered into a Measure C Cooperative Project Agreement for Project I-2 Peach Avenue Widening from Jensen Avenue to Butler Avenue,which provided funding for preliminary engineering.In 2014,due to funding availability,the project was divided into two phases:Phase 1 covers the stretch from Butler Avenue to Florence Avenue,and Phase 2 covers the segment from Florence Avenue to Jensen Avenue. Phase 2 will be completed as funding becomes available and/or development occurs.Construction funding for Phase 1 was then added by Amendment No.1,executed on October 28,2020,and further supplemented by Amendment No.2,executed on April 19,2023.Additionally,the City will fulfill its commitment to using Local Development Impact Fees to provide a 20%match for the remaining construction phase funding. The Peach Avenue Widening Project between Butler Avenue and Florence Avenue,which is Phase 1 of Project I-2,will widen Peach Avenue from two lanes to four lanes and construct street improvements between Butler Avenue and Florence Avenue.The project will include construction of median landscaping,protected left-turn lanes,bike lanes,curb and gutter,sidewalk and installation of a traffic signal.This widening project will enhance mobility by increasing capacity along Peach Avenue between Butler Avenue and Florence Avenue. The Notice Inviting Bids was published in the Business Journal on June 09,2023,and posted on the City's website.Six bid proposals were received and opened during a public bid opening on September 05,2023,with bid amounts ranging from $4,726,352 to $5,333,295.Jim Crawford Construction,the lowest apparent bidder,has withdrawn their bid,resulting in Agee Construction Corporation being deemed the lowest responsive and responsible bidder.The apparent low bid price was 2%below the Engineering Estimates.The bids are set to expire on November 8,2023,which is 64 days after the bid opening. Staff recommends awarding a construction contract to Agee Construction Corporation of Clovis,CA in the amount of $4,809,694 to carry out the widening and the construction of street improvements along Peach Avenue between Butler Avenue and Florence Avenue,as the lowest responsive and responsible bidder,and to authorize the Capital Projects Director or designee to sign the standardized agreement on behalf of the City of Fresno.This agreement is covered by the Community Workforce Agreement (PLA),adopted by the Council in September 2021.The contractor shall become a signatory to the PLA by executing the Agreement to Be Bound. The City Attorney’s Office has reviewed and approved the standardized construction contract as to form. ENVIRONMENTAL FINDINGS A Mitigated Negative Declaration (MND)was adopted by the City Council on August 27,2020 and filed with the County of Fresno on August 28, 2020. LOCAL PREFERENCE Agee Construction Corporation of Clovis,California,is a local business,as defined by the Fresno City of Fresno Printed on 10/16/2023Page 2 of 3 powered by Legistar™ File #:ID 23-1407 Agenda Date:10/5/2023 Agenda #: 1.-K. Agee Construction Corporation of Clovis,California,is a local business,as defined by the Fresno Municipal Code. FISCAL IMPACT The Peach Avenue Widening Project from Butler Avenue to Florence Avenue (Phase1)is located in Council District 5.The overall cost of the project is $7,418,854 and is funded by local Measure C, local developer impact fees,and a small contribution from Fresno Metro Flood Control District for district related facilities improvements.Out of the overall budget,$4,809,694 will be allocated for the construction contract award.All funds required for the contract award are included in the current fiscal year budget,as previously adopted by the Council.The project will have no impact on the General Fund. Attachment(s): Standardized Agreement Bid Evaluation Fiscal Impact Statement Vicinity Map City of Fresno Printed on 10/16/2023Page 3 of 3 powered by Legistar™ DPW-S Formal Bid Contract – Public Work Improvement (11-2022) A230309 DPWTCCPLADivIrev02.23 1.20 rev. 02.23 CONTRACT CITY OF FRESNO, CALIFORNIA PUBLIC WORK OF IMPROVEMENT THIS CONTRACT is made and entered into by and between CITY OF FRESNO, a California municipal corporation (City), and [Contractor Name], [Legal Identity] (Contractor) as follows: 1. Contract Documents. The “Notice Inviting Bids,” “Instructions to Bidders,” “Bid Proposal,” and the “Specifications” including “General Conditions,” “Special Conditions,” and “Technical Specifications” for the following: [Title] (Bid File No. [Bid File No.]) [Alternates (if any)] copies of which are annexed hereto, together with all the drawings, plans, and documents specifically referred to in said annexed documents, including Performance and Payment Bonds, if required, and are hereby incorporated into and made a part of this Contract, and shall be known as the Contract Documents. 2. Price and Work. For the monetary consideration of [Written Dollar Amount] dollars and [Written Cents Amount] cents ($[Amount]), as set forth in the Bid Proposal, Contractor promises and agrees to perform or cause to be performed, in a good and workmanlike manner, under the direction and to the satisfaction of the City’s “Engineer,” and in strict accordance with the Specifications, all of the work as set forth in the Contract Documents. 3. Payment. City accepts Contractor’s Bid Proposal as stated and agrees to pay the consideration stated, at the times, in the amounts, and under the conditions specified in the Contract Documents. 4. Indemnification. To the furthest extent allowed by law including California Civil Code Section 2782, Contractor shall indemnify, hold harmless and defend City and each of its officers, officials, employees, agents and volunteers from any and all loss, liability, fines, penalties, forfeitures, costs and damages (whether in contract, tort or strict liability, including, but not limited to personal injury, death at any time and property damage) incurred by City, Contractor or any other person, and from any and all claims, demands and actions in law or equity (including attorney’s fees and litigation expenses), arising or alleged to have arisen directly or indirectly out of performance of this Contract. Contractor’s obligations under the preceding sentence shall apply regardless of whether City or any of its officers, officials, employees, agents, or volunteers are passively negligent, but shall not apply to any loss, liability, fines, penalties, forfeitures, costs, or damages caused by the active or sole negligence, or willful misconduct, of City or any of its officers, officials, employees, agents, or volunteers. If Contractor should subcontract all or any portion of the work to be performed under this Contract, Contractor shall require each subcontractor to indemnify, hold harmless and defend City and each of its officers, officials, employees, agents, and volunteers in accordance with the terms of the preceding paragraph. This section shall survive termination or expiration of this Contract. 5. Trench Shoring Detailed Plan. Contractor acknowledges the provisions of Section 6705 of the California Labor Code and, if said provisions are applicable to this Contract, agrees to comply therewith. 6. Worker’s Compensation Certification. In compliance with the provisions of Section 1861 of the California Labor Code, Contractor hereby certifies as follows: DPW-S Formal Bid Contract – Public Work Improvement (11-2022) A230309 DPWTCCPLADivIrev02.23 1.21 rev. 02.23 I am aware of the provisions of Section 3700 of the California Labor Code which require every employer to be insured against liability for worker’s compensation or to undertake self-insurance in accordance with the provisions of that Code, and I will comply with such provisions before commencing the performance of work of this Contract and will make my subcontractors aware of this provision. IN WITNESS WHEREOF, the parties have executed this Contract on the day and year here below written, of which the date of execution by City shall be subsequent to that of Contractor’s, and this Contract shall be binding and effective upon execution by both parties. [Contractor Name], [Legal Identity] By: Name: (Type or print written signature.) Title: (If corporation or LLC, Board Chair, Pres. or Vice Pres.) Dated: By: Name: (Type or print written signature.) Title: (If corporation or LLC, CFO, Treasurer, Secretary or Assistant Secretary) Dated: CITY OF FRESNO, a California municipal corporation By: [Name], [Title] Department of Public Works Dated: ATTEST: TODD STERMER, CMC City Clerk By: Deputy No signature of City Attorney required. Standard Document DPW-S Formal Bid Contract – Public Work Improvement (11- 2022) has been used without modification as certified by the undersigned. By: [City Certifier Name] [City Certifier Title] Department of Public Works City address: City of Fresno Attention: [Name], [Title] [Street Address] Fresno, CA [Zip] FISCAL IMPACT STATEMENT PROGRAM: PEACH AVENUE WIDENING FROM BUTLER TO FLORENCE AVENUES (PHASE 1) Inv No. 12301971 209900035 TOTAL OR ANNUALIZED RECOMMENDATION CURRENT COST Direct Cost $ 4,809,694 Indirect Cost $ 2,609,160 TOTAL COST $ 7,418,854 Additional Revenue or Savings Generated $0 Net City Cost $ 7,418,854__ Amount Budgeted (If none budgeted, identify source) $ 5,141,500__ Preliminary Engineering $ 809,367 Right of Way $ 175,336 Construction of Utilities $ 847,788 Construction Engineering $ 295,700 Contingency $ 480,969 Total $ 2,609,160 The Peach Avenue Widening from Butler Avenue to Florence Avenue (Phase1) Project is located in Council District 5. The overall cost of the project is $7,418,854 and is funded by Measure “C”, local developer impact fees, and a small contribution from Fresno Metro Flood Control District for district related facilities improvements. Out of the overall budget, $4,809,694 will be allocated for the construction contract award. All funds required for the contract award are included in the current fiscal year budget, as previously adopted by the Council. The project will have no impact on the General Funds. Whites Bridge MapleBrawleyHerndon Bullard Shaw ClovisFowlerTemperanceWestPalmClovisFowlerTemperanceDe WolfShields McKinley Belmont ChestnutPeachAmerican CedarGrantlandHayesElmEastMarksWestWalnutCorneliaNorth California Jensen Ashlan GrantlandHayesCorneliaBrawleyMarksShaw Bullard Herndon Nees De WolfShields McKinley Belmont California Jensen North Kings Canyon AshlanPeachBehymer Copper Shepherd NeesBlackstoneFirstCedarChestnutGarfieldBryanPolkBlytheValentineVan NessFruitMaroaFresnoMillbrookMapleWillowDakota Clinton Olive Gettysburg Barstow Sierra Alluvial Nielsen Kearney Muscat Church WillowMinnewawaMalaga OrangeBryanSunnysideArmstrongLocanFigCherryHughesFruitPolkValentineBlytheAlluvial Sierra Barstow Perrin SunnysideArmstrongLocanClinton Olive Tulare Butler Church Annadale DakotaMinnewawaInternational Teague Peach Avenue WideningEast Butler Avenue to East Florence Avenue N 0 1.5 30.75 Miles DEPARTMENT OFPUBLIC WORKS VICINITY MAP Project ID: PW00534Council District: 5 Peach Avenue Widening - East Butler Avenue to East Florence Avenue and Proposed Dedication of City-Owned Properties for Public Stret Easement Purposes and Construction of a Public Sidewalk City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1356 Agenda Date:10/5/2023 Agenda #: 1.-L. REPORT TO THE CITY COUNCIL FROM:GREGORY A. BARFIELD, M.A., Interim Director Department of Transportation BY:LINDA TAYLOR, Administrative Manager Department of Transportation ELIZABETH TORRES, Senior Management Analyst Department of Transportation SUBJECT Actions related to the California State of Good Repair (SGR) Program for funding to conduct FAX maintenance facility improvements: 1. Adopt a finding of Class 1 Categorical Exemption for Existing Facilities pursuant to the California Environmental Quality Act (CEQA) Guidelines Section 15301. 2. ***RESOLUTION - Authorizing submission of a project description for and acceptance of funding from the California State of Good Repair (SGR) program, approving the associated FY 2023-24 project list, and authorizing execution of grant documents. (Subject to Mayor’s veto) RECOMMENDATION Staff recommends Council adopt a finding of Class 1 Categorical Exemption pursuant to section 15301 of the CEQA Guidelines, and adopt a resolution authorizing the Department of Transportation to submit a project description to the California State of Good Repair (SGR) Program seeking funding $1,336,105 to conduct FAX maintenance facility improvements, and authorizing the Director of Transportation or designee to execute and file all necessary documents to accept funds on behalf of the City. EXECUTIVE SUMMARY The Department of Transportation seeks Council approval of the attached resolution authorizing the Director or designee to submit a project description to the SGR program seeking funding, and to execute and file the associated required project proposals, grant approval documents, and other documents required by the State of California on behalf of the City for the SGR Program. With this funding, FAX seeks to conduct improvements to the maintenance facility to help move the property into a state of good repair after many years of deferred building maintenance and incremental rehabilitation. City of Fresno Printed on 10/16/2023Page 1 of 3 powered by Legistar™ 10/5/2023 MK/AP 7-0 R. 2023-271 APPROVED ON CONSENT File #:ID 23-1356 Agenda Date:10/5/2023 Agenda #: 1.-L. BACKGROUND Senate Bill 1,known as the Road Repair and Accountability Act of 2017,was established in 2017 (Chapter 5,Statutes of 2017)to provide funding to repair highways,bridges,and local roads to make strategic investments in congested commute and freight corridors and to improve transit service.A portion of SB-1 provides approximately $105 million annually to transit operators in California for eligible transit maintenance,rehabilitation,and capital projects.This investment in public transit is called the State of Good Repair (SGR)Program.The SGR Program is funded from a portion of a new Transportation Improvement Fee on vehicle registrations due on or after January 1,2018.A portion of this fee will be transferred to the State Controller’s Office (SCO)for the SGR Program.In collaboration with the SCO,Caltrans is tasked with the management and administration of the SGR Program. These funds will be allocated under the State Transit Assistance (STA)Program formula to eligible agencies pursuant to Public Utilities Code (PUC) Section 99312.1. This program demonstrates California commitment to clean,sustainable transportation,and the vital role that public transit plays in this vision.While SB-1 addresses a variety of transportation needs, this program has a specific goal of keeping transit systems in a state of good repair,including the purchase of new transit vehicles and related equipment,and maintenance and rehabilitation of transit facilities and vehicles.These new investments will lead to cleaner transit vehicle fleets,increased reliability and safety,more efficient transit service,and reduced greenhouse gas emissions and other pollutants.SGR funding is to be used for Capital construction costs only,and cannot be utilized for any operating, fare subsidy, or planning/design phase expenses. FAX seeks to conduct improvements to the maintenance facility to help move the property into a state of good repair after many years of deferred building maintenance and incremental rehabilitation. FAX will use SGR funding to conduct structural and safety rehabilitations,including flooring,steam bay reconstruction, vehicle lift replacements, and below-ground pit safety enhancements. The department anticipates annually submitting project lists to Caltrans for available SB-1 SGR funding.These anticipated revenues and corresponding appropriations will be included in the department’s proposed budget each fiscal year,or the department will return to Council to request the appropriations. ENVIRONMENTAL FINDINGS Staff has performed a preliminary environmental assessment and determined this project falls within a Class 1 Categorical Exemption pursuant to Section 15301 of the CEQA Guidelines,which exempts minor alterations of existing facilities involving negligible expansion of the facilities,because the project is an improvement of the existing facilities,and all alterations will take place within the boundaries of FAX property. LOCAL PREFERENCE Local preference is not applicable because this Resolution does not include a bid or award of a construction or services contract. City of Fresno Printed on 10/16/2023Page 2 of 3 powered by Legistar™ File #:ID 23-1356 Agenda Date:10/5/2023 Agenda #: 1.-L. FISCAL IMPACT This request will have no impact to the General Fund as the SGR project is 100% state funded. Attachment: Resolution City of Fresno Printed on 10/16/2023Page 3 of 3 powered by Legistar™ City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1448 Agenda Date:10/5/2023 Agenda #: 1.-M. REPORT TO THE CITY COUNCIL FROM:GARRY BREDEFELD, Councilmember District 6 MIGUEL ARIAS, Councilmember District 3 NELSON ESPARZA, Councilmember District 7 SUBJECT ***BILL B-33 (Intro’d September 28, 2023) (For Adoption) Adding Section 9-110 to Chapter 9 of the Fresno Municipal Code, Adding the Infectious Disease Lab Accountability and Transparency Ordinance. (Subject to Mayor’s Veto) Attachment: Ordinance City of Fresno Printed on 10/16/2023Page 1 of 1 powered by Legistar™ 10/5/2023 B-33 ORD 2023-032 APPROVED ON CONSENT 1 of 4 Date Adopted: Date Approved Effective Date: City Attorney Approval: ________ Ordinance No. BILL NO. ORDINANCE NO. AN ORDINANCE OF THE CITY OF FRESNO, CALIFORNIA, ADDING SECTION 9-110 TO CHAPTER 9 OF THE FRESNO MUNICIPAL CODE, ADDING THE INFECTIOUS DISEASE LAB ACCOUNTABILITY AND TRANSPARENCY ORDINANCE. WHEREAS, the City is committed to the safe operation of businesses within its municipal limits; and WHEREAS, it has recently come to light that potentially dangerous laboratories are or have been operated in and around Fresno County; and WHEREAS, the Centers for Disease Control defines “infectious diseases” as illnesses caused by germs, such as bacteria, viruses, and fungi that enter the body, multiply, and can cause an infection; and WHEREAS, some infectious diseases are contagious or communicable meaning they are capable of spreading from one person to another. THE COUNCIL OF THE CITY OF FRESNO DOES ORDAIN AS FOLLOWS: SECTION 1. Section 9-110 of the Fresno Municipal Code is added to read as follows: SECTION 9-110. – OPERATION OF CLINICAL OR MEDICAL LABORATORIES. (a) This Section shall be known as the Infectious Disease Lab Accountability and Transparency Ordinance. 2 of 4 (b) No person or entity shall operate an infectious disease laboratory within the City of Fresno without first obtaining all proper local, state, and federal licensing. (c) For the purpose of this ordinance, any laboratory as defined in the Clinical Laboratory Improvement Amendments of 1988 (CLIA, 42 CFR Part 493) that operates with a CLIA certification, or a California State laboratory license, is not considered an infectious disease laboratory pursuant to this ordinance and is exempt from the remainder of this ordinance if the proposed laboratory or its representatives provide the City verification through the codified City permitting process of said certification. (d) For the purpose of this ordinance, “Infectious Diseases” are defined as those diseases identified in Title 17, California Code of Regulations (CCR) Section 2505 and include other experimental diseases not listed or identified by the United States Centers for Disease Control. (e) For the purpose of this ordinance, “Infectious Disease Laboratory” is defined as a facility for the biological, microbiological, serological, chemical, immunohematological, hematological, biophysical, cytological, pathological, or other examination, or storage of materials that are suggestive of diseases of public health importance as specified in Title 17, CCR Section 2505. (f) Any person or entity intending to operate an infectious disease laboratory within the City of Fresno without CLIA certification, as 3 of 4 described above, shall notify the City of such intent through its Planning Director by letter titled “Notice of Intent to Operate Infectious Disease Laboratory” prior to applying for any entitlement or permit to operate. (g) Within 30 days of receiving a Notice of Intention and prior to approval of any related conditional use permit or zone clearance, the Planning Director shall notify the City Council in writing of said notice and attach a copy of the same. (h) No later than 15 days prior to the Planning Director approving any conditional use permit or zone clearance for an infectious disease laboratory, residents and businesses within 1,000 feet shall be notified by the City. (i) Any person or entity willfully and intentionally violating the provisions of this section or willfully and intentionally making misrepresentations under the CLIA certification requirements shall be guilty of a misdemeanor punishable up to one year in a county jail and a $1,000 fine. The City Attorney is also authorized to refer felony violations of the law to either the Fresno County District Attorney’s Office or The California Department of Justice. SECTION 2. This ordinance shall become effective and in full force and effect at 12:01 a.m. on the thirty-first day after its final passage. 4 of 4 * * * * * * * * * * * * * * STATE OF CALIFORNIA ) COUNTY OF FRESNO ) ss. CITY OF FRESNO ) I, TODD STERMER, City Clerk of the City of Fresno, certify that the foregoing ordinance was adopted by the Council of the City of Fresno, at a regular meeting held on the day of 2023. AYES : NOES : ABSENT : ABSTAIN : Mayor Approval: , 2023 Mayor Approval/No Return: , 2023 Mayor Veto: , 2023 Council Override Vote: , 2023 TODD STERMER, CMC City Clerk By: Deputy Date APPROVED AS TO FORM: ANDREW JANZ City Attorney By: Andrew Janz Date City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1461 Agenda Date:10/5/2023 Agenda #: 1.-N. REPORT TO THE CITY COUNCIL FROM:MIKE KARBASSI, Councilmember District 2 SUBJECT RESOLUTION - Directing the City Attorney to Draft the Workforce Housing Affordability Act, an Ordinance to Dissolve Community Facilities District No. 18 (Public Safety Services) Attachment: Resolution City of Fresno Printed on 9/29/2023Page 1 of 1 powered by Legistar™ 10/5/2023 MK/NE 7-0 MOTION TO POSTPONE NO RETURN DATE 1 of 3 Date Adopted: Date Approved: Effective Date: City Attorney Approval: ______ Resolution No. ____________ RESOLUTION NO. ____________ A RESOLUTION OF THE COUNCIL OF THE CITY OF FRESNO, CALIFORNIA, DIRECTING THE CITY ATTORNEY TO DRAFT THE WORKFORCE HOUSING AFFORDABILITY ACT, AN ORDINANCE TO DISSOLVE COMMUNITY FACILITIES DISTRICT NO. 18 (PUBLIC SAFETY SERVICES) WHEREAS, California’s shortage of housing stock has created a housing crisis; and WHEREAS, in 2017, then Lieutenant Governor Gavin Newsom set a bold goal to build 3.5 million new housing units in California; and WHEREAS, the City of Fresno has been unable to negotiate a revised tax sharing agreement with the County of Fresno since the 2003 Memorandum of Understanding first expired in December 2017; and WHEREAS, on December 1, 2022, the City Council adopted Resolution No. 2022- 279 forming Community Facilities District Number 18 (CFD No. 18) to fund services pertaining to police and fire safety, protection, and suppression; and WHEREAS, interest rates for home mortgages have risen significantly since 2023, resulting in a 15% loss in purchasing power for working families; and WHEREAS, increasing the supply of affordable house for working families is a priority of the Council; and WHEREAS, Council has reconsidered the use of a community facilities district to fund these services and as a matter of policy, does not intend for areas annexed into the City of Fresno prior to creation of CFD No. 18 to be annexed into to the District; and WHEREAS, Council now wishes to take the steps necessary to dissolve CFD No. 2 of 3 18 and to discontinue the levy of the special tax authorized pursuant to Ordinance 2022- 043. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Fresno as follows: 1. The City Attorney is directed to prepare an ordinance and other necessary documents, consistent with the Fresno Municipal Code and State law, including Government Code section 53338.5, titled the “Workforce Housing Affordability Act,” dissolving Community Facilities District No. 18 (Public Safety). 2. The Ordinance shall address the dissolution of CFD No. 18 and all annexations made to the District since its formation. 3. This resolution shall be effective upon final approval. * * * * * * * * * * * * * * 3 of 3 STATE OF CALIFORNIA ) COUNTY OF FRESNO ) ss. CITY OF FRESNO ) I, TODD STERMER, City Clerk of the City of Fresno, certify that the foregoing resolution was adopted by the Council of the City of Fresno, at a regular meeting held on the day of 2023. AYES : NOES : ABSENT : ABSTAIN : TODD STERMER, CMC City Clerk By: Deputy Date APPROVED AS TO FORM: ANDREW JANZ City Attorney By: Jennifer M. Quintanilla Date Senior Deputy City Attorney 1 Mary Quinn From:noreply@granicusideas.com Sent:Monday, October 2, 2023 1:38 PM To:Clerk Agendas Subject:New eComment for City Council on 2023-10-05 9:00 AM - Regular Meeting Follow Up Flag:Follow up Flag Status:Flagged External Email: Use caution with links and attachments City of Fresno New eComment for City Council on 2023-10-05 9:00 AM - Regular Meeting Dan Waterhouse submitted a new eComment. Meeting: City Council on 2023-10-05 9:00 AM - Regular Meeting Item: 1.-N. ID 23-1461 RESOLUTION - Directing the City Attorney to Draft the Workforce Housing Affordability Act, an Ordinance to Dissolve Community Facilities District No. 18 (Public Safety Services) eComment: I am opposed. One council member brought up Madera County development. Madera County provides bare bones services. If Fresno wants to copy Madera County, lay off most of the police and fire departments then. Replace paid full time firefighters with paid call staff instead. Then you can replicate how Madera County keeps their development fees so low View and Analyze eComments This email was sent from https://fresno.granicusideas.com. Unsubscribe from future mailings To help protect yMicrosoft Office pautomatic downlopicture from the City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1465 Agenda Date:10/5/2023 Agenda #: 1.-O. REPORT TO THE CITY COUNCIL FROM:NELSON ESPARZA, Councilmember District 7 SUBJECT ***RESOLUTION - Affirming Solidarity with the North American Sikh Community in the Face of International Threats (Subject to Mayor’s Veto) Attachment: Resolution City of Fresno Printed on 10/16/2023Page 1 of 1 powered by Legistar™ 10/5/2023 MK/AP 7-0 R. 2023-272 APPROVED ON CONSENT 1 of 3 Date Adopted: Date Approved: Effective Date: City Attorney Approval: ______ Resolution No. ____________ RESOLUTION NO. ____________ A RESOLUTION OF THE COUNCIL OF THE CITY OF FRESNO, CALIFORNIA, AFFIRMING SOLIDARITY WITH THE NORTH AMERICAN SIKH COMMUNITY IN THE FACE OF INTERNATIONAL THREATS WHEREAS, Sikhs make up one of the largest South Asian communities in the United States, with a rich history dating back to the early 20th century, and today, they reside in numerous states across the nation, including California, Indiana, New Jersey, New York, Texas, Virginia, and many others; and WHEREAS, Fresno is home to a vibrant and thriving Sikh community, contributing to the cultural diversity and social fabric of our city; and WHEREAS, Canadian Prime Minister Justin Trudeau, relying on intelligence gathered by Canada and other Five Eye members, publicly alleged the involvement of the Government of India in the assassination of a Canadian citizen and Sikh leader, Mr. Hardeep Singh Nijjar, in Canada, and credible reports have emerged suggesting that Sikh Americans may face similar threats on U.S. soil, as warned by the FBI and law enforcement agencies; and WHEREAS, the Government of India has been accused of extrajudicial violence and means to suppress its critics both within India and abroad, raising concerns for the safety of Sikhs and other minorities in the United States; and WHEREAS, India's policy and practice of committing atrocity crimes against Sikhs and other minorities, as well as its relentless intimidation and persecution of those engaged in lawful speech, call for immediate attention and action. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Fresno as 2 of 3 follows: 1. The City of Fresno affirms its solidarity with the North American Sikh community and expresses its commitment to ensuring the safety and well-being of all Sikhs residing within its jurisdiction. 2. The City of Fresno calls upon federal and state partners to take immediate action to support the safety and security of the Sikh community in the United States. 3. The City of Fresno urges all concerned parties, both at the federal and international levels, to act swiftly and decisively to address these pressing issues and protect the rights and safety of Sikhs and other minority communities. 4. This resolution shall be effective upon final approval. * * * * * * * * * * * * * * 3 of 3 STATE OF CALIFORNIA ) COUNTY OF FRESNO ) ss. CITY OF FRESNO ) I, TODD STERMER, City Clerk of the City of Fresno, certify that the foregoing resolution was adopted by the Council of the City of Fresno, at a regular meeting held on the day of 2023. AYES : NOES : ABSENT : ABSTAIN : Mayor Approval: , 2023 Mayor Approval/No Return: , 2023 Mayor Veto: , 2023 Council Override Vote: , 2023 TODD STERMER, CMC City Clerk By: Deputy Date APPROVED AS TO FORM: ANDREW JANZ City Attorney By: Andrew Janz Date City Attorney City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1475 Agenda Date:10/5/2023 Agenda #:1.-P. REPORT TO THE CITY COUNCIL FROM:TYLER MAXWELL, Council President District 4 SUBJECT ***RESOLUTION - Directing the Administration to Prepare an Annual Appropriations Resolution Amendment Relating to the Payment of Fees Associated with the Initiation of a Plan Amendment and Rezone within District 4 (Subject to Mayor’s Veto) Attachment: Resolution City of Fresno Printed on 10/16/2023Page 1 of 1 powered by Legistar™ 10/5/2023 TM/MK 7-0 TABLED TO NO RETURN DATE 1 of 2 Date Adopted: Date Approved: Effective Date: City Attorney Approval: ______ Resolution No. ____________ RESOLUTION NO. ____________ A RESOLUTION OF THE COUNCIL OF THE CITY OF FRESNO, CALIFORNIA, DIRECTING THE ADMINISTRATION TO PREPARE AN ANNUAL APPROPRIATIONS RESOLUTION AMENDMENT RELATING TO THE PAYMENT OF FEES ASSOCIATED WITH THE INITIATION OF A PLAN AMENDMENT AND REZONE IN DISTRICT 4 WHEREAS, on September 28, 2023, the Council approved a Resolution Initiating an Amendment to the Fresno General Plan, any Applicable Specific Plan, and to the Official Zoning Map for Real Property Located at the Northwest Corner of East McKinley Avenue and North Fine Avenue, APNs 494-29-105 and 494-29-110, Pursuant to Fresno Municipal Code Sections 15-5803-B and 15-5803-C (the Plan Amendment and Rezone); and WHEREAS, the Planning and Development Department has indicated that the Plan Amendment and Rezone requires the payment to the City of applicable City processing fees as outlined in the City’s Master Fee Schedule; and WHEREAS, Council desires to identify the source of such fees to be the Planning and Development Department budget; and WHEREAS, Council desires to amend the City Budget to reflect said allocation of funds. NOW, THEREFORE, BE IT RESOLVED by the Council of the City of Fresno as follows: 2 of 2 1. The Council directs the Administration to bring forward an Amendment to the Annual Appropriations Resolution at the October 19, 2023, regular Council meeting for Council consideration. 2. This resolution shall be effective upon final approval. * * * * * * * * * * * * * * STATE OF CALIFORNIA ) COUNTY OF FRESNO ) ss. CITY OF FRESNO ) I, TODD STERMER, City Clerk of the City of Fresno, certify that the foregoing resolution was adopted by the Council of the City of Fresno, at a regular meeting held on the day of 2023. AYES : NOES : ABSENT : ABSTAIN : Mayor Approval: , 2023 Mayor Approval/No Return: , 2023 Mayor Veto: , 2023 Council Override Vote: , 2023 TODD STERMER, CMC City Clerk By: Deputy Date APPROVED AS TO FORM: ANDREW JANZ City Attorney By: Raj Singh Badhesha Date Chief Assistant City Attorney City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1463 Agenda Date:10/5/2023 Agenda #: REPORT TO THE CITY COUNCIL FROM:JENNIFER CLARK, Director Planning and Development Department BY:ISRAEL TREJO, Planning Manager Planning and Development Department JOHN GEORGE, Planner III Planning and Development Department SUBJECT Consideration of an appeal filed regarding Vesting Tentative Tract Map No. 6366, Planned Development Permit Application No. P22-04877, and related Environmental Assessment No. T- 6366/P22-04877 for approximately 7.94 acres of property located on the west side of North Bliss Avenue between East Shields and East Princeton Avenues (Council District 7). 1. ADOPT Environmental Assessment No. T-6366/P22-04877 dated July 12, 2023, an Addendum to Environmental Assessment No. P22-01202, in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines. 2. DENY the appeal and UPHOLD the action of the Planning Commission in the approval of Vesting Tentative Tract Map No. 6366 proposing to subdivide approximately 7.94 acres of the subject property into a 71-lot single-family residential development subject to the following: a. Development shall take place in accordance with the Conditions of Approval for Vesting Tentative Tract Map No. 6366 dated August 2, 2023. 3. DENY the appeal and UPHOLD the action of the Planning Commission in the approval of Planned Development Permit Application No. P22-04877 proposing to modify the RS-5 ( Single-Family Residential, Medium Density) zone district development standards to allow for a reduction in the garage setback, rear yard setback, garage to façade setback, minimum lot size, minimum lot depth, an increase in maximum lot coverage, and gated private streets subject to the following: a. Development shall take place in accordance with the Conditions of Approval for Planned Development Permit Application No. P22-04877 dated August 2, 2023. RECOMMENDATION Staff recommendations: 1. ADOPT Environmental Assessment No. T-6366/P22-04877 dated July 12, 2023, an Addendum to Environmental Assessment No. P22-01202, in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines. 2. DENY the appeal and UPHOLD the action of the Planning Commission in the approval of City of Fresno Printed on 10/16/2023Page 1 of 10 powered by Legistar™ 10/5/2023 NE/LC 7-0 MOTION TO APPROVE THIS ITEM CONSISTENT WITH RESO NO. 2023-273 (FILE ID 23-1480) File #:ID 23-1463 Agenda Date:10/5/2023 Agenda #: 2.DENY the appeal and UPHOLD the action of the Planning Commission in the approval of Vesting Tentative Tract Map No.6366 proposing to subdivide approximately 7.94 acres of the subject property into a 71-lot single-family residential development subject to the following: a.Development shall take place in accordance with the Conditions of Approval for Vesting Tentative Tract Map No. 6366 dated August 2, 2023. 3.DENY the appeal and UPHOLD the action of the Planning Commission in the approval of Planned Development Permit Application No.P22-04877 proposing to modify the RS-5 ( Single-Family Residential,Medium Density)zone district development standards to allow for a reduction in the garage setback,rear yard setback,garage to façade setback,minimum lot size,minimum lot depth,an increase in maximum lot coverage,and gated private streets subject to the following: a.Development shall take place in accordance with the Conditions of Approval for Planned Development Permit Application No. P22-04877 dated August 2, 2023. EXECUTIVE SUMMARY Giannetta Engineering,on behalf of Granville Homes,has filed Vesting Tentative Tract Map No.6366 pertaining to approximately 7.94 acres of property located on the west side of North Bliss Avenue between East Shields and East Princeton Avenues. Vesting Tentative Tract Map No.6366 proposes to subdivide the property into a 71-lot single-family residential subdivision with public streets at a density of 8.94 dwelling units per acre (du/ac). Planned Development Permit Application No.P22-04877 is a proposal to modify the RS-5 (Single- Family Residential,Medium Density)zone district development standards to allow for a reduction in the garage setback,rear yard setback,garage to façade setback,minimum lot size,minimum lot depth, an increase in maximum lot coverage, and gated private streets. The subject property is located within the boundaries of the Fresno General Plan and McLane Community Plan,and both plans designate the subject property for the Medium Density Residential (5 to 12 du/ac).Based upon the submitted subdivision design,Planned Development findings,and conditions of approval,the proposed subdivision can be found consistent with the Medium Density Residential planned land use for the subject property designated by both the Fresno General Plan and McLane Community Plan. Appeal of Fresno City Planning Commission Action On August 2,2023,the Planning Commission considered and approved the item with staff’s update on Conditions of Approval.The applicant spoke in opposition to the condition in the Public Works Department memorandum dated June 19,2023 (Community Facilities District (CFD))requiring annexation into CFD No.18 for funding police and fire safety/protection/suppression services.After a complete hearing,the Planning Commission denied the change to conditions requested by the applicant and approved the vesting tentative tract map,planned development,and related environmental assessment,6 votes to 0.The Planning Commission Resolutions (Exhibits L and M) are attached for more information. City of Fresno Printed on 10/16/2023Page 2 of 10 powered by Legistar™ File #:ID 23-1463 Agenda Date:10/5/2023 Agenda #: In response to the appeal by the applicant,the Planning Commission’s action is set aside,and a City Council public hearing is scheduled and noticed in accordance with Section 15-3314 of the Fresno Municipal Code. BACKGROUND The subject property is located on the west side of North Bliss Avenue between East Shields and East Princeton Avenues.The immediate surrounding area includes a vacant multi-family residential property and established single-family neighborhoods to the south,industrial buildings to the west, and an established single-family residential neighborhood to the east and north. Planned Development Planned Development Permit Application No.P22-04877 requests authorization to modify the minimum setback requirement as follows: ·Garage from 18 feet to 6 feet on lots 43, 44, 53, and 54. ·No setback requirement from garage to living façade on all lots. ·Rear yard setback from 10 feet to 5 feet on all lots. ·Maximum lot coverage from 60 percent to 61 percent on all lots In addition to the aforementioned setback reductions and lot coverage increase,the Planned Development Permit also requests authorization to reduce the minimum lot depth from 70 feet to 59 feet and the minimum lot size from 4,000 sq.ft.to 2,432 sq.ft.It should be noted that the requested one percent increase to the required 60 percent lot coverage shall only be allowed so long as it does not exceed any maximum requirements determined by the Fresno Metropolitan Flood Control District. The subject property is zoned RS-5 and is planned for Medium Density Residential uses.The proposed project is required to comply with the development standards within Section 15-903 of the Fresno Municipal Code (FMC),except for the required modifications through the Planned Development Permit. California Housing Shortage Since about 1970,California has been experiencing an increasing housing shortage,such that by 2018,California ranked 49th among the United States in housing units per resident.This shortage has been estimated to be 3-4 million housing units (20-30%of California's housing stock,14 million as of 2017).Experts say that California needs to double its current rate of housing production (85,000 units per year)to keep up with expected population growth and prevent prices from further increasing and needs to quadruple the current rate of housing production over the next 7 years for prices and rents to decline.Approval of the vesting tentative tract map would help contribute to fulfilling the housing needs of the region. Landscaping/Walls/Open Space An approximately 9,669 sq.ft.open space area is proposed at the northern boundary of the proposed subdivision.The amount of open space provided within the tract map is 9,669 sq.ft.,which meets the minimum requirement of FMC Section 12-4.705.For 71 lots,the minimum requirement is City of Fresno Printed on 10/16/2023Page 3 of 10 powered by Legistar™ File #:ID 23-1463 Agenda Date:10/5/2023 Agenda #: meets the minimum requirement of FMC Section 12-4.705.For 71 lots,the minimum requirement is 5,827 sq. ft. of open space. Public Services Public Utilities The Department of Public Utilities (DPU)has determined that adequate sanitary sewer and water services are available to serve the project site subject to implementation of the Fresno General Plan policies and the mitigation measures of the related Program Environmental Impact Report,and the construction and installation of public facilities and infrastructure in accordance with Department of Public Works standards, specifications, and policies. The nearest sanitary sewer main to serve the Project is an 8-inch sewer main located in North Bliss Avenue.For sanitary sewer service,all sanitary sewer mains shall be extended within the Project to provide service to each lot.The proposed project will also be required to provide payment of sewer connection charges. For water service,the nearest water main to serve the proposed project is a 12-inch water main located in North Bliss Avenue.Required infrastructure improvements and facilities include installation of water mains within the interior of the proposed subdivision,providing an adequate,reliable,and sustainable water supply for the project’s urban domestic and public safety consumptive purposes. Fresno Metropolitan Flood Control District According to the Fresno Metropolitan Flood Control District (“FMFCD”),the subject site is not located within a flood prone or hazard area.Permanent drainage service is available provided the developer can verify to the satisfaction of the City that runoff can be safely conveyed to the Master Plan inlet(s). Drainage from the site shall be directed to North Bliss Avenue. Fire Department The Fire Department offers a full range of services including fire prevention,suppression,emergency medical care,hazardous materials,urban search,and rescue response,as well as emergency preparedness planning and public education coordination within the Fresno City limits,in addition to having mutual aid agreements with the Fresno County Fire Protection District and the City of Clovis Fire Departments. Based on the conditions received from the Fire Department dated June 9,2023,the subject property will be served by Fire Station 10,which is located at 5545 East Aircorp Way (approximately 1.3 miles away). Streets and Access Points The Fresno General Plan designates East Shields Avenue and North Fowler Avenue as arterials,and North Bliss Avenue as a local street.The project will provide one direct access point on North Bliss Avenue via a gated entrance.The developer of this project will be required to dedicate and construct improvements along all major street frontages and on all interior local streets within the subdivision. Direct vehicular access will be relinquished along all major street frontages. The Public Works Department,Traffic Engineering Division has reviewed the proposed project and potential traffic-related impacts for the proposed application and has determined that the streetsCity of Fresno Printed on 10/16/2023Page 4 of 10 powered by Legistar™ File #:ID 23-1463 Agenda Date:10/5/2023 Agenda #: potential traffic-related impacts for the proposed application and has determined that the streets adjacent to and near the subject site will be able to accommodate the quantity and kind of traffic which may be potentially generated subject to the requirements stipulated within the memoranda from the Traffic Engineering Division dated June 19,2023 and June 30,2023.These requirements include:(1)Street Dedications and improvements,(including,but not limited to,construction of concrete curbs,gutters,pavement,underground street lighting systems);and (2)Payment of applicable impact fees (including,but not limited to,the Traffic Signal Mitigation Impact (TSMI)Fee, and the Fresno Major Street Impact (FMSI) Fee. Land Use Plans and Policies The project is consistent with the following Fresno General Plan goals and objectives related to land use and the urban form: ·Provide for a diversity of districts,neighborhoods,housing types (including affordable housing),residential densities,job opportunities,recreation,open space,and educational venues that appeal to a broad range of people throughout the city. ·Develop Complete Neighborhoods and districts with an efficient and diverse mix of residential densities,building types,and affordability which are designed to be healthy,attractive,and centered by schools,parks,and public and commercial services to provide a sense of place and that provide as many services as possible within walking distance. These goals contribute to the establishment of a comprehensive city-wide land use planning strategy to meet economic development objectives,achieve efficient and equitable use of resources and infrastructure,and create an attractive living environment in accordance with Objective LU-1 of the Fresno General Plan. Policy UF-1-a supports development projects that provide Fresno with a diversity of urban and suburban neighborhood opportunities. Policy UF-1-d further emphasizes provisions for a diversity and variation of building types, densities,and scale of development in order to reinforce the identity of individual neighborhoods,foster a variety of market-based options for living and working to suit a large range of income levels, and further affordable housing opportunities throughout the city. Objective LU-5 of the General Plan calls for a diverse housing stock that will support balanced urban growth and make efficient use of resources and public facilities. Policy LU-5-c promotes medium density residential uses to maximize efficient use of residential property through a wide range of densities. Policy LU-5-h supports housing that offers residents a range of amenities,including public and private open space,landscaping,and recreation facilities with direct access to commercial services, public transit, and community gathering spaces. Policy D-4-e promotes innovative lot designs and patterns to enhance community livability in residential neighborhoods through new zoning provisions,with flexible development City of Fresno Printed on 10/16/2023Page 5 of 10 powered by Legistar™ File #:ID 23-1463 Agenda Date:10/5/2023 Agenda #: residential neighborhoods through new zoning provisions,with flexible development standards. The defining characteristic of a Complete Neighborhood is a neighborhood that is mostly self- sufficient,walkable,and interconnected.It provides residents with most all they need on a daily basis nearby.In other words,a Complete Neighborhood anticipates and plans in advance all amenities needed in a neighborhood to ensure quality and lasting property values before the residential units are built instead of trying to piecemeal those amenities after the fact.This convenient and healthy lifestyle is the benefit of a Complete Neighborhood.While total self-sufficiency or even completeness is unlikely to be accomplished in each neighborhood,some of the defining characteristics of a Complete Neighborhood include parks and public schools within or near the neighborhood,public plaza/civic space,access to public transit,neighborhood-serving retail,and a range of employment opportunities. An approximate 9,669 sq.ft.open space area is proposed at the northern area of the proposed subdivision. Immediately north of the subject property is East Shields Avenue which provides a corridor for a variety of industrial and commercial retail uses west of the project site.The intersection of East Shields and North Fowler Avenues immediately northwest of the subject property provides access to Bus Route 45,which travels north along North Clovis Avenue,and west along East Ashlan Avenue ending at its intersection with North Polk Avenue. Also,west along East Shields Avenue approximately 0.20 miles west of the subject property,is Melody Park which provides a variety of recreational activities include a playground,basketball court, tennis court,and baseball field.The nearest schools to the subject property are Roger S.Oraze Elementary (approximately 0.6 miles northeast of the subject property)and Clovis East High School (approximately 2.20 miles northeast of the subject property). Therefore,it is staff’s opinion that the proposed project is consistent with respective general and community plan objectives and policies and will not conflict with any applicable land use plan,policy, or regulation of the City of Fresno. Council District Project Review Committee There is no Council District 7 Project Review Committee formed at this time. Notice of City Council Hearing The Planning and Development Department mailed notices of this City Council hearing to all surrounding property owners within 1000 feet of the subject property,pursuant to Section 15-5007 of the FMC (Exhibit G). ANALYSIS OF THE APPEAL LETTER An appeal letter was received in response to the Planning Commission approval of this project. (1)Below is an analysis of the issues raised in the appeal letter dated August 3,2023 (Exhibit M ). Issue #1:Annexation into Community Facilities District (CFD)No.18 is not appropriateCity of Fresno Printed on 10/16/2023Page 6 of 10 powered by Legistar™ File #:ID 23-1463 Agenda Date:10/5/2023 Agenda #: Issue #1:Annexation into Community Facilities District (CFD)No.18 is not appropriate because;(1)the project is projected to generate a positive net income for public safety via property taxes alone;(2)the fire/EMS needs will likely be less in this project,as evidenced by the inclusion of the latest fire suppression systems in homes,as well as the low number of existing calls for service in the project area (per the Fresno Fire Department “All Incidents,1/1/2023-6/8/2023”Heat Map); (3)and,this project is intended as a single-family,for-rent neighborhood. Imposing annexation into CFD No.18 on for-rent housing makes this housing more difficult to finance and build,which will both discourage for-rent projects and make them less affordable for future renters. Response: Under the City of Fresno Special Tax Financing Law,Chapter 8,Division 1, Article 3,of the Fresno Municipal Code (FMC),the City Council,as the legislative body for the Community Facilities Districts (CFD)and any annexations thereto,has the authority to establish a CFD and annex property to a CFD.On October 20,2022,the City Council adopted Council Resolution No.2022-235 with intent to establish CFD No.18.CFD No.18 provides the funding for the operation and reserves for police and fire safety/protection/suppression services. The requirement for properties to annex into CFD No.18 is applicable to projects on properties that have been incorporated into the City of Fresno since January 6,2003 (date of now expired Memorandum of Understanding between the County and City of Fresno).The subject property in question was annexed in 2007, thus it is subject to annexation into CFD No. 18. A fiscal analysis titled “Revised Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development”dated March 2023 has been attached to this report as Exhibit O.Said fiscal analysis,prepared by NBS relative to the creation of CFD No.18,found that an annual fee of $164 is appropriate for single-family residential development (per residence). ENVIRONMENTAL FINDINGS An environmental assessment was prepared for the project in accordance with the requirements of the California Environmental Quality Act (“CEQA”) Guidelines. Preparation of the environmental assessment necessitated a thorough review of the proposed project and relevant environmental issues and considered previously prepared environmental and technical studies pertinent to the Fresno General Plan Program Environmental Impact Report SCH No. 2019050005 (“PEIR”).These environmental and technical studies have examined projected sewage generation rates of planned urban uses,the capacity of existing sanitary sewer collection and treatment facilities,and optimum alternatives for increasing capacities;groundwater aquifer resource conditions;water supply production and distribution system capacities;traffic carrying capacity of the planned major street system;and student generation projections and school facility site location identification. A Negative Declaration was previously prepared for this project in accordance with the requirements of the California Environmental Quality Act (CEQA)Guidelines.This process included the distributionCity of Fresno Printed on 10/16/2023Page 7 of 10 powered by Legistar™ File #:ID 23-1463 Agenda Date:10/5/2023 Agenda #: of the California Environmental Quality Act (CEQA)Guidelines.This process included the distribution of requests for comment from other responsible or affected agencies and interested organizations. The approved Environmental Assessment No.P21-01202 dated July 21,2021,anticipated single- family residential uses at a density consistent with the Medium Density Residential planned land use designation.Environmental Assessment No.P21-01202 anticipated 72 single-family dwelling units. The addendum dated July 12,2023,proposes 71 single-family dwelling units,which is less intensive than 72 single-family dwelling units and is considered a minor technical change.Per Section 15164 of the CEQA Guidelines,the addendum will not introduce any new significant environmental effects or substantially increase the severity of previously identified environmental effects (Exhibit K). FRESNO MUNICIPAL CODE FINDINGS Based upon analysis of the applications,staff concludes that the required findings contained within Sections 15-5905 (Planned Development)and 15-3309 (Vesting Tentative Tract Map Findings)et seq. of the Fresno Municipal Code. These findings are attached as Exhibit F. GROUNDS FOR DENIAL OF TENTATIVE MAP The Subdivision Map Act (California Government Code §§66410,et seq.)provides that approval of a proposed subdivision map shall be denied if any of the following findings are made. 1.That the proposed map is not consistent with applicable general and specific plans as specified in Section 65451 of the SMA. 2.That the design or improvement of the proposed subdivision is not consistent with applicable general and specific plans. 3.That the site is not physically suitable for the type of development. 4.That the site is not physically suitable for the proposed density of development. 5.That the design of the subdivision or the proposed improvements are likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. 6.That the design of the subdivision or type of improvements is likely to cause serious public health problems. 7.That the design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large,for access through or use of,property within the proposed subdivision.In this connection,the governing body may approve a map if it finds that alternate easements,for access of or use,will be provided,and that these will be substantially equivalent to ones previously acquired by the public.This subsection shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to a legislative body to determine that the public at large has acquired easements for access through or use of property within the proposed subdivision. Staff has reviewed the proposed annexation,pre-zone,and vesting tentative tract map and has determined that none of the findings above apply to the project and,therefore,has recommended City of Fresno Printed on 10/16/2023Page 8 of 10 powered by Legistar™ File #:ID 23-1463 Agenda Date:10/5/2023 Agenda #: determined that none of the findings above apply to the project and,therefore,has recommended approval subject to the conditions of approval. LOCAL PREFERENCE Local preference was not considered because this project does not include a bid or award of a construction or service contract. FISCAL IMPACT Affirmative action by the Council will result in timely deliverance of the review and processing of the applications as is reasonably expected by the applicant.Prudent financial management is demonstrated by the expeditious completion of this land use application inasmuch as the applicant has paid to the City a fee for the processing of this application and that fee is,in turn,funding the respective operations of the Planning and Development Department. CONCLUSION The appropriateness of the proposed project has been examined with respect to its consistency with goals and policies of the Fresno General Plan and the McLane Community Plan;compliance with the provisions of the FMC;its compatibility with surrounding existing or proposed uses;and its avoidance or mitigation of potentially significant adverse environmental impacts.These factors have been evaluated as described above and by the accompanying environmental assessment and exhibits. The proposed project does not meet the findings for denial per the Subdivision Map Act (California Government Code 66400,et seq.)and staff concludes that the required findings contained within Section 15-3309 et seq.of the FMC can be made.Upon consideration of this evaluation,it can be concluded that the proposed projects are appropriate for the project site. Attachments: Exhibit A - Vesting Tentative Tract Map 6366 [03-23-2023] Exhibit A-1 - Planned Development Site Plan [02-27-2023] Exhibit B - Operational Statement [12-07-2022] Exhibit C -Aerial Map Exhibit D - Vicinity Map Exhibit E - Fresno General Plan Land Use & Zoning Map Exhibit F - Fresno Municipal Code Findings Exhibit G - Public Hearing Notice Radius Map (1,000 feet) Exhibit H - Conditions of Approval for Vesting Tentative Tract Map 6366 [08-02-2023] Exhibit I - Conditions of Approval for Planned Development Permit P22-04877 [08-02-2023] Exhibit J - Comments & Requirements from Responsible Agencies Exhibit K - Environmental Assessment T-6366/P22-04877 [07-21-2023] Exhibit L - Planning Commission Resolution 13807 (Vesting Tentative Tract Map 6366) Exhibit M - Planning Commission Resolution 13808 (Planned Dev. Permit App. P22-04877) Exhibit N - Appeal Letter [08-03-2023] Exhibit O -Revised Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential City of Fresno Printed on 10/16/2023Page 9 of 10 powered by Legistar™ File #:ID 23-1463 Agenda Date:10/5/2023 Agenda #: Development [03-2023] City of Fresno Printed on 10/16/2023Page 10 of 10 powered by Legistar™ Exhibit A APPL. NO.____________EXHIBIT_________DATE________ PLANNING REVIEW BY_________________DATE_________ TRAFFIC ENG.________________________DATE_________ APPROVED BY_______________________ DATE_________ CITY OF FRESNO DARM DEPT T-6366 A 3/23/23 Exhibit A-1 APPL. NO.____________EXHIBIT_________DATE________ PLANNING REVIEW BY_________________DATE_________ TRAFFIC ENG.________________________DATE_________ APPROVED BY_______________________ DATE_________ CITY OF FRESNO DARM DEPT P22-04877 A 2/27/2023 Exhibit B Operational Statement Tentative Tract Map December 7, 2022 RE: Tract No. 6366 APN 574-120-30 Tentative Tract No. 6366 is a gated 71 lot single family residential subdivision with private streets. It is located on the West side of North Bliss Avenue between East Shields Avenue and East Princeton Avenue. The net area of the project is 7.94 acres and gross area is 8.46 acres for a density of 8.39 units per acre. The properties is zoned RS-5 with a General Plan land use designation of Medium Density Residential. The property consists of vacant land. The project is being submitted by Gary Giannetta of Giannetta Engineering on behalf of Granville Homes. Granville Homes representative will be Drew Phelps. Exhibit C E Shields Ave AERIAL MAP PLANNING AND DEVELOPMENT DEPARTMENT LEGEND Application Vesting Tentative Tract Map No. 6366 Planned Development Permit Application P23-04877 APN: 574-120-30 West Side of N Bliss Avenue between E Shields Avenue and E Princeton Avenue Zone District RS-5 (Single-Family Residential, Medium Density) Land Use Designation Medium Density Residential T-6366 Approximately 7.94 acres N Bliss Ave N Fowler Ave Exhibit D VICINITY MAP LEGEND T-6366 Approximately 7.94 acres E SHIELDS AVENUE N BLISS AVENUE N FOWLER AVENUE Exhibit E Zoning Map E SHIELDS AVE Zoning RS-3 (Residential Single-Family, Low Density) RS-4 (Residential Single-Family, Medium Low Density) RS-5 (Residential Multi-Family, Medium Density) NMX (Neighborhood Mixed) CC (Commercial – Community) I IL (Light Industrial) T-6366 N BLISS AVE N FOWLER AVE General Plan Land Use Map E SHIELDS AVE E Copper Ave Land Use Designation Low Density Residential Medium Density Residential Commercial – Community T-6366 Medium Low Density Residential Open Space – Park Employment-Office N BLISS AVE N FOWLER AVE Exhibit F FRESNO MUNICIPAL CODE FINDINGS VESTING TENTATIVE TRACT MAP NO. 6366 TENTATIVE TRACT MAP FINDINGS Section 15-3309 of the Fresno Municipal Code provides that the Review Authority (Planning Commission) for a tentative tract map may approve or conditionally approve a tentative tract map if it makes all of the following findings: Findings per Fresno Municipal Code Section 15-3309 A. Consistency. The proposed subdivision, together with the provisions for its design and improvement, is consistent with the General Plan, any applicable operative plan, adopted policies or guidelines, and the Municipal Code; and, Finding A: The project is consistent with the following Fresno General Plan goals and objectives related to land use and the urban form: • Provide for a diversity of districts, neighborhoods, housing types (including affordable housing), residential densities, job opportunities, rec reation, open space, and educational venues that appeal to a broad range of people throughout the city. • Develop Complete Neighborhoods and districts with an efficient and diverse mix of residential densities, building types, and affordability which are designed to be healthy, attractive, and centered by schools, parks, and public and commercial services to provide a sense of place and that provide as many services as possible within walking distance. These goals contribute to the establishment of a comp rehensive city-wide land use planning strategy to meet economic development objectives, achieve efficient and equitable use of resources and infrastructure, and create an attractive living environment in accordance with Objective LU-1 of the Fresno General Plan. Policy UF-1-a supports development projects that provide Fresno with a diversity of urban and suburban neighborhood opportunities. Policy UF-1-d further emphasizes provisions for a diversity and variation of building types, densities, and scale of development in order to reinforce the identity of individual neighborhoods, foster a variety of market -based options for living and working to suit a large range of income levels, and further affordable housing opportunities throughout the city. Objective LU-5 of the General Plan calls for a diverse housing stock that will support balanced urban growth and make efficient use of resources and public facilities. Policy LU-5-c promotes medium density residential uses to maximize efficient use of residential property through a wide range of densities. Policy LU-5-h supports housing that offers residents a range of amenities, including public and private open space, landscaping, and recreation facilities with direct access to commercial services, public transit, and community gathering spaces. Policy D-4-e promotes innovative lot designs and patterns to enhance community livability in residential neighborhoods through new zoning provisions, with flexible development standards. The defining characteristic of a Complete Neighborhood is a neighborhood that is mostly self-sufficient, walkable, and interconnected. It provides residents with most all they need on a daily basis nearby. In other words, a Complete Neighborhood anticipates and plans in advance all amenities needed in a neighborhood to ensure quality and lasting property values before the residential units are built instead of trying to piecemeal those amenities after the fact. This convenient and healthy lifestyle is the benefit of a Complete Neighborhood. While total self-sufficiency or even completeness is unlikely to be accomplished in each neighborhood, some of the defining characteristics of a Complete Neighborhood include parks and public schools within or near the neighborhood, public plaza/civic space, access to public transit, neighborhood-serving retail, and a range of employment opportunities. An approximate 9,669 sq. ft. open space area is proposed at the northern area of the proposed subdivision. Immediately north of the subject property is East Shields Avenue which provides a corridor for a variety of industrial and commercial retail uses west of the project site. The intersection of East Shields and North Fowler Avenues immediately northwest of the subject property provides access to Bus Route 45, which travels north along North Clovis Avenue, and west along East Ashlan Avenue ending at its intersection with North Polk Avenue. Also, west along East Shields Avenue approximately 0.20 miles west of the subject property, is Melody Park which provides a variety of recreational activities include a playground, basketball court, tennis court, and baseball field. The nearest schools to the subject property are Roger S. Oraze Elementary (approximately 0.6 miles northeast of the subject property) and Clovis East High School (approximately 2.20 miles northeast of the subject property). Therefore, it is staff’s opinion that the proposed project is consistent with respective general and community plan objectives and policies and will not conflict with any applicable land use plan, policy or regulation of the City of Fresno. B. Passive and Natural Heating and Cooling. The proposed subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision; and, Finding B: As proposed, to the extent feasible, the proposed subdiv ision will provide for future passive or natural heating or cooling opportunities by maximizing northerly-southerly facing lots (84% of the lots facing northerly-southerly). C. Availability of Water. Water will be available and sufficient to serve a proposed subdivision with more than 500 dwelling units in accordance with the Subdivision Map Act (Section 66473.7); and, Finding C: The project consists of a 71-lot residential subdivision/development. Therefore, a water supply assessment is not required. The Department of Public Utilities, Water Division has reviewed the proposed project and has determined that compliance with the City’s requirements and/or restrictions for water service will provide an adequate, reliable, and sustainable water supply for the project’s urban domestic and public safety consumptive purposes. D. Infrastructure Capacity. There exists sufficient infrastructure capacity for water, runoff, storm water, wastewater, and solid waste systems to serve the proposed subdivision; and, Finding D: The project was reviewed by appropriate partner agencies and it was determined that there is sufficient infrastructure capacity for water, runoff, storm water, wastewater, and solid waste systems to serve the proposed subdivision, subject to compliance with conditions of approval dated August 2, 2023. E. Compliance with Floodplain Regulations. The proposed subdivision is compliant with the City of Fresno Floodplain Management Ordinance and the State of California Code of Regulations Title 23, as well as any other applicable State or federal laws. Finding E: The proposed project site is not located within a designated floodplain or floodway. PLANNED DEVELOPMENT FINDINGS A Planned Development shall only be approved if all of the following findings are made: Findings per Fresno Municipal Code Section 15-5905 A. The proposed development is consistent with the General Plan, any applicable operative plan, and adopted policies, including the density and intensity limitations that apply; and, Finding A: The project is consistent with the following Fresno General Plan goals and objectives related to land use and the urban form: • Provide for a diversity of districts, neighborhoods, housing types (including affordable housing), residential densities, job opportunities, recreation, open space, and educational venues that appeal to a broad range of people throughout the city. • Develop Complete Neighborhoods and districts with an efficient and diverse mix of residential densities, building types, and affordability which are designed to be healthy, attractive, and centered by schools, parks, and public and commercial services to provide a sense of place and that provide as many services as possible within walking distance. These goals contribute to the establishment of a comprehensive city -wide land use planning strategy to meet economic development objectives, achieve efficient and equitable use of resources and infrastructure, and create an attractive living environment in accordance with Objective LU-1 of the Fresno General Plan. Policy UF-1-a supports development projects that provide Fresno with a diversity of urban and suburban neighborhood opportunities. Policy UF-1-d further emphasizes provisions for a diversity and variation of building types, densities, and scale of development in order to reinforce the identity of individual neighborhoods, foster a variety of market -based options for living and working to suit a large range of income levels, and further affordable housing opportunities throughout the city. Objective LU-5 of the General Plan calls for a diverse housing stock that will support balanced urban growth and make efficient use of resources and public facilities. Policy LU-5-c promotes medium density residential uses to maximize efficient use of residential property through a wide range of densities. Policy LU-5-h supports housing that offers residents a range of amenities, includ ing public and private open space, landscaping, and recreation facilities with direct access to commercial services, public transit, and community gathering spaces. Policy D-4-e promotes innovative lot designs and patterns to enhance community livability in residential neighborhoods through new zoning provisions, with flexible development standards. The defining characteristic of a Complete Neighborhood is a neighborhood that is mostly self-sufficient, walkable, and interconnected. It provides residents w ith most all they need on a daily basis nearby. In other words, a Complete Neighborhood anticipates and plans in advance all amenities needed in a neighborhood to ensure quality and lasting property values before the residential units are built instead of trying to piecemeal those amenities after the fact. This convenient and healthy lifestyle is the benefit of a Complete Neighborhood. While total self-sufficiency or even completeness is unlikely to be accomplished in each neighborhood, some of the defining characteristics of a Complete Neighborhood include parks and public schools within or near the neighborhood, public plaza/civic space, access to public transit, neighborhood-serving retail, and a range of employment opportunities. An approximate 9,669 sq. ft. open space area is proposed at the northern area of the proposed subdivision. Immediately north of the subject property is East Shields Avenue which provides a corridor for a variety of industrial and commercial retail uses west of the project site. The intersection of East Shields and North Fowler Avenues immediately northwest of the subject property provides access to Bus Route 45, which travels north along North Clovis Avenue, and west along East Ashlan Avenue ending at its intersection with North Polk Avenue. Also, west along East Shields Avenue approximately 0.20 miles west of the subject property, is Melody Park which provides a variety of recreational activities include a playground, basketball court, tennis court, and baseball field. The nearest schools to the subject property are Roger S. Oraze Elementary (approximately 0.6 miles northeast of the subject property) and Clovis East High School (approximately 2.20 miles northeast of the subject property). Therefore, it is staff’s opinion that the proposed project is consistent with respective general and community plan objectives and policies and will not conflict with any applicable land use plan, policy or regulation of the City of Fresno. B. The subject site is physically suitable for the type and intensity of the land use being proposed; and, Finding B: The Fresno General Plan classifies the subject property as Medium Density Residential (5-12 dwelling units per acre) and the project is proposing a density of 8.94 du/ac, which is consistent with the planned land use and zoning of the property. The proposed use is also consistent with the surrounding uses, which is vastly comprised of single-family residential planned land uses. C. Adequate transportation facilities, utilities, and public services exist or will be provided, in accord with the conditions of PD approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of public services so as to be a detriment to public health, safety, or welfare; and, Finding C: The project fronts onto North Bliss Avenue, which is a local street. There are currently FAX bus facilities serving the site along East Shields and North Fowler Avenues. The project was routed to both the Fire Department and the Department of Public Utilities and has been appropriately conditioned to provide services to the project, as well as ensure there will be no negative impacts or a reduction of public services which would result in a detriment to public health, safety or welfare. D. The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area; and, Finding D: Planning and Development Department staff have determined that the proposed use will not have a substantial adverse effect on surrounding land residential uses if developed in accordance with the various conditions and requirements established through the related vesting tentative tract map application review and planned development application review process. The proposed project is gated and a 6-foot masonry block wall will be constructed around the boundary of the proposed subdivision to provide separation from the existing surrounding commercial development. E. The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base district, and will achieve superior community design, environmental preservation, and/or substantial public benefit. In making this determination, the following factors should be considered: 1. Appropriateness of the use(s) at the proposed location. 2. The mix of uses, housing types, and housing price levels. 3. Provision of infrastructure improvements. 4. Provision of open space. For example, a greater amount of open space than would otherwise be provided under the strict application of this code. 5. Connectivity to public trails, schools, etc. 6. Compatibility of uses within the development area. 7. Creativity in design and use of land. 8. Quality of design, and adequacy of light and air to the interior spaces of the buildings. 9. Overall contribution to the enhancement of neighborhood character and to the built and natural environment of Fresno in the long term. Finding E: The subject property is planned and zoned for single -family residential uses. The planned development gives the prospective homebuyers the option of purchasing a smaller lot mainstream type of home with less annual expense on yard maintenance and water consumption. Private gated entrances provide for additional security for the homebuyer and create a more varied mix of residential uses for the immediate area. All required infrastructure improvements will be constructed by the project applicant. Overall, the project positively contributes to the enhancement of the neighborhood character and to the built and natural environment providing for additional private single-family residential development options for the neighborhood. The planned development helps provide for a larger mix of housing and home types to ensure a more affordable community that appeals to a wider variety of homebuyer needs. In the long term, the proposed development will be compatible with the surrounding existing and planned land uses in the area. Based upon the plans and information submitted by the applicant and the recommended conditions of project approval, staff has determined that all of the findings above can be made. Exhibit G FRESNO CITY PLANNING COMMISSION Date/Time: Wednesday, August 2, 2023 at 6:00 p.m. or thereafter Place: City Hall Council Chamber, 2nd Floor, 2600 Fresno Street, Fresno, CA 93721; or, watch the live broadcast via the Zoom link located on the Planning Commission agenda found here: https://fresno.legistar.com/Calendar.aspx CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT VESTING TENTATIVE TRACT MAP NO. 6366, PLANNED DEVELOPMENT PERMIT APPLICATION NO. P22-04877,AND RELATED ENVIRONMENTAL ASSESSMENT NOTICE IS HEREBY GIVEN that the Fresno City Planning Commission, in accordance with Sections 65090 and 65091 (Planning and Zoning Law) of the Government Code and in accordance with the procedures of Article 50, Chapter 15, of the Fresno Municipal Code (FMC), will conduct a public hearing to consider the items below, filed by Gary Giannetta on behalf of Granville Homes, pertaining t o an approximately 7.94 acre parcel of property located at 2920 North Fowler Avenue, on the west side of Bliss Avenue between East Shields and East Princeton Avenues: 1. Environmental Assessment No. T-6366/P22-04877: An addendum to Environmental Assessment No. P21-01202, in accordance with Section 15164 of the California Environmental Quality Act Guidelines. 2. Vesting Tentative Tract Map 6366 /UGM: A request for authorization to subdivide approximately 7.94 acres of property for purposes of creating a 71-lot single family residential development, subject to compliance with the Conditions of Approval dated August 2, 2023. 3. Planned Development Permit Application No. P22 -04877: A request for authorization to modify the RS-5 zone district development standards to allow for a reduction in the garage setback, rear yard setback, garage to façade setback, minimum lot size, minimum lot depth, an increase in maximum lot coverage, and gated private streets. Any interested person may also participate electronically during the public hearing to speak in favor or against the project proposal, by either Zoom meeting or telephone with instructions provided on the Planning Commission Agenda, and present written tes timony at least 24 hours in advance, via an eComment or by email to PublicCommentsPlanning@fresno.gov (cc John.George@fresno.gov). All documents submitted to the Planning Commission for its consideration prior to or at the hearing shall be submitted to the Planning Commission at least 24 hours prior to the Commission agenda item being heard, pursuant to the Planning Commission rules and procedures, or they may be excluded from the administrative record of proceedings. If you challenge the above applications in court, you may be limited to raising only those issues, you, or someone else, raised at the public hearing described in this notice, or in written correspondence delivered to the Development Services Division of the Planning and Development Department and/or Planning Commission at, or prior to, the public hearing. The Planning Co mmission action on the proposed Development Permit and Environmental Assessment will be final unless appealed to the City Council. NOTE: This public hearing notice is being sent to surrounding property owners within 1,000 feet of the project site pursuant to the requirements of FMC Section 15-5007. All documents related to this project are available for public review at the Planning a nd Development Department at the address listed below or electronic copies may be requested by contacting the Planner at the number listed below. Documents are available for viewing at City Hall during normal business hours (Monday-Friday, 8 a.m.-5 p.m.) by appointment only. Please contact the Planner listed below via e-mail or by phone to request electronic copies or schedule an appointment to view documents. For additional information, contact John George, Planning and Development Department, by telephone at (559) 621-8073, or via e-mail at John.George@fresno.gov. Si necesita información en Español, comuníquese con Jose Valenzuela al teléfono (559) 621 -8070. PLANNING AND DEVELOPMENT DEPARTMENT Jennifer K. Clark, AICP, HDFP, Director Dated: July 21, 2023 Assessor’s Parcel No(s). 574-120-30 SEE MAP ON REVERSE SIDE Planning and Development Department 2600 Fresno Street, Room 3043 · Fresno, CA 93721 · Phone (559) 621-8277 John George PLANNING AND DEVELOPMENT DEPARTMENT 2600 FRESNO STREET, ROOM 3043 FRESNO, CA 93721 THIS IS A LEGAL NOTICE REGARDING 2920 N Fowler Avenue T-6366 (P22-03194) and P22-04877 V ICINITY M AP Project Area T-6366 Approximately 7.94 acres Exhibit H All vesting tentative maps are subject to the applicable provisions of the State Subdivision Map Act, Fresno Municipal Code, City policies, and City of Fresno Standard Specifications. The following specific conditions are applicable to this vesting tentative tract map. NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. GENERAL CONDITIONS 1. Upon conditional approval of Vesting Tentative Tract Map No. 6366, a 71-lot single- family residential subdivision dated March 23, 2023, the subdivider may prepare a Final Map in accordance with the approved vesting tentative map and Planned Development Permit Application No. P22-04877 which establishes a planned development for the subject property. 2. The subdivider shall comply with Regulation VIII and Rule 8060 of the San Joaquin Valley Air Quality Pollution Control District for the control of particulate matter and fugitive dust during construction of this project. 3. Submit grading plans and a soils report to the City of Fresno Planning and Development Department, Development Services Division for verification prior to Final Map approval. Grading plans shall indicate the location of any required walls and indicate the proposed width of required landscape easements or strips. Approval of the grading plan is required prior to Final Map approval. 4. At the time of Final Map submittal, the subdivider shall submit engineered construction plans to the City of Fresno Public Works, Public Utilities, and Planning and Development Departments for grading, public sanitary sewer system, public water system, street lighting system, public streets, and storm drainage, including CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL AUGUST 2, 2023 VESTING TENTATIVE TRACT MAP NO. 6366 “A PLANNED DEVELOPMENT” Located on the west side of North Bliss Avenue between East Shields and East Princeton Avenues Conditions of Approval Vesting Tentative Tract Map No. 6366 August 2, 2023 Page 2 other technical reports and engineered plans as necessary to construct the required public improvements and work and applicable processing fees. 5. All plans for on-site and off-site improvements included in the Conditions of Approval shall be submitted prior to the final map being processed for recordation. 6. Public utilities easements, as necessary, shall be shown on the Final Map and dedicated to the City of Fresno. Public utility easements beyond the limits of the Final Map, but required as a condition of development, shall be acquired at the subdivider’s cost and shall be dedicated by separate instrument at the time of Final Map approval. The relocation of existing utilities necessitated by the required public improvements shall be paid for by the subdivider. The subdivider is responsible to contact the appropriate utility company for information. 7. Comply with the conditions, policies and standards set forth in the City of Fresno, Municipal Code, Article 10, Chapter 12, “Subdivision of Real Property;” Resolution No. 68-187, “City Policy with Respect to Subdivisions;” and City of Fresno Standard Specifications, 2002 Edition, and any amendments thereto. 8. The developer/owner shall pay applicable fees for, but not limited to, plan checks for street improvements and other grading and construction; street trees, street signs, water and sewer service, and inspections in accordance with the City of Fresno Master Fee Schedule (City Resolution No. 79-606 and No. 80-420) and any amendments, modifications, or additions thereto; and in accordance with the requirements of State law as related to vesting tentative maps. 9. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the Fresno Municipal Code (FMC) and the State Subdivision Map Act. The subdivider shall complete all the public improvements prior to the approval of the Final Map by the City. If, at the time of Final Map approval, any public improvements have not been completed and accepted in accordance with the standards of the City, the subdivider may elect to enter into an agreement with the City to thereafter guarantee the completion of the improvements. 10. As a condition of Final Map approval, the subdivider shall furnish to the City a subdivision guarantee listing all parties having any right, title or interest and the nature of their interest per State law. 11. Vesting Tentative Tract Map No. 6366 is subject to approval of related Planned Development Permit Application No. P22-04877. 12. Planned Development Permit Application No. P22-04877, filed to establish a 71- lot planned development shall be approved prior to final map approval. Conditions of Approval Vesting Tentative Tract Map No. 6366 August 2, 2023 Page 3 MITIGATION MEASURES 13. Vesting Tentative Tract Map No. 6366 dated March 23, 2023 is subject to compliance with the mitigation measures established by the adoption of the Negative Declaration prepared for Environmental Assessment No. P21-01202 dated July 23, 2021. GENERAL INFORMATION 14. When the grading plan establishes a top of slope beyond the required landscape easement noted and the construction of the required wall is to be established coincident with the top of slope, then the required minimum easement wi dth shall be expanded to include the full landscaped area up to the wall location . 15. The long-term maintenance of all the items listed below is the ultimate responsibility of the owner/developer. a) The property owner shall be responsible for providing for the maintenance of all landscaping and hardscaping located within proposed Outlots associated with the proposed project. b) The property owner shall be responsible for providing for the maintenance of all landscaping and hardscaping located in any entry median island or traffic medians located within the project. c) The property owner shall be responsible for providing for the maintenance of the curbs and gutters, valley gutter, sidewalks, street lights and street signage within any local public street rights-of-way associated with the project. d) The property owner shall be responsible for providing for the maintenance of all street trees within any local public street rights -of-way associated with the project. 16. Maintenance of the required landscape easements, streets, curbs and gutters, sidewalks, medians, and street furniture may be the responsibility of the City’s Community Facilities District. Contact the Public Works Department, Engineering Services Division, at 559-621-8695 for information regarding the City’s Community Facilities District. The property owners may petition the City for annexation to the City’s Community Facilities District prior to Final Map approval. 17. If the developer/subdivider elects to petition for annexation into the City’s Community Facilities District, the subdivider/owner shall be required to provide the City of Fresno, Department of Public Works, with copies of signed acknowledgments from each purchaser of a lot within the subdivision, attesting to the purchasers understanding that the lot will have an annual maintenance Conditions of Approval Vesting Tentative Tract Map No. 6366 August 2, 2023 Page 4 assessment and that he/she is aware of the estimated amount of the assessment. The subdivider/owner shall execute and record a covenant on each lot providing notice that the subject property is subject to annual payment of the Community Facilities District assessment. 18. Should the City Council not approve the annexation of any or all of the maintenance items listed above, then the property owner/subdivider shall create a homeowners association for the maintenance of these items and proposed private streets, utilities, and walls/gates. The proposed Declaration of Covenants, Conditions, and Restrictions (CC&Rs) and the proposed instruments for the homeowners association shall be submitted to the Planning and Development Department for review two weeks prior to Final Map approval. Said documents shall be recorded with the Final Map or alternatively submit recorded documents or documents for recording prior to final acceptance of subdivision improvements. Said documents shall include assignment of responsibility to the homeowners association for landscaping and other provisions as stated in the Planning and Development Department Guidelines for preparation of CC&Rs dated January 11, 1985. 19. The proposed landscape and pedestrian easements along the major and local street frontages and entryways of the subdivision shall be identified as Outlots to be dedicated to the City of Fresno, in fee, for public landscape, pedestrian and utility purposes on the Final Map. The City Engineer may discretionarily require modification to other public easements proposed when/where such easements are preferred to be identified as Outlots to be dedicated to the City, in fee. Walls/Fences/Landscaping 20. Provide and dedicate minimum 10-foot outlots for public private landscape purposes (and irrigation system) along the rear (eastern) property lines of all lots with frontage along North Bliss Avenue (lots 1 through 13). The 10 -foot wide outlots shall be located adjacent to the “sidewalk pattern” within the adjacent public street rights-of-way and shall incorporate street trees to shade the adjacent sidewalks in accordance with Public Works standards, specifications, and policies. 21. The proposed 10-foot wide landscape easements along North Bliss Avenue shall be identified as Outlots to be dedicated to the City of Fresno, in fee, for public private landscape (and irrigation system) and utility purposes on the Final Map. The City Engineer may discretionarily require modification to other public easements proposed when/where such easements are preferred to be identified as Outlots to be dedicated to the City, in fee. 22. Provide and dedicate an outlot (“Outlot A”) for private street and utility purposes as depicted on Vesting Tentative Tract Map No. 6366 dated March 23, 2023. Conditions of Approval Vesting Tentative Tract Map No. 6366 August 2, 2023 Page 5 Provide and dedicate an outlot (“Outlot B”) for private common open space as depicted on Vesting Tentative Tract Map No. 6366 dated March 23, 2023. 23. Construct a minimum 6-foot decorative solid masonry wall (at finished grade of proposed site) pursuant to the solid wall requirements of Section 15 -2006 of the FMC. The decorative wall shall be located along the entirety of the subdivision boundary, including along North Bliss Avenue, excepting openings for private entry and emergency vehicle access gates. Said wall shall be depicted on the related site plan exhibit(s). 24. Landscaping, which is compliant with the City of Fresno “Anti-Graffiti Landscaped Buffer Development and Planting Standards,” shall be required adja cent to all required walls or fences that are accessible to the public and shall be maintained in accordance with the Maintenance Obligations stipulated herein below; or, in a manner which provides appropriate security and is deemed acceptable to both the City of Fresno Planning and Development and Public Works Departments. 25. Provide a corner cut-off area at all street intersections in accordance with the requirements of the Fresno Municipal Code. Corner cut-offs are established to provide an unobstructed view for vehicular and pedestrian traffic approaching an intersection. They are a triangular area formed by the property lines and a diagonal line adjoining points on the property lines, measured a specific distance from the point of their intersection. 26. All proposed/required landscape easements, open space areas, pedestrian connection entryways, pathways and/or private on -site landscaping for street tree purposes shall be improved in accordance with landscape improvement plans, which are to be submitted to the Planning and Development and Public Works Departments for review and approval prior to Final Map approval. • NOTE: Lighting and fence/wall details for any proposed/required open space areas or pedestrian connections shall be provided with the submittal of landscape improvement plans. a) Any proposed improvements within Pacific Gas & Electric (PG&E) or Fresno Irrigation District (FID) easement areas will require approval by the respective service provider/district agency prior to approval or acceptance by the City of Fresno. i) Easement Encroachment Applications and/or Agreements will be required as dictated by the respective service provider/district agency and will be required to be executed prior to issuance of permits for improvements. PROPERTY DEVELOPMENT STANDARDS Conditions of Approval Vesting Tentative Tract Map No. 6366 August 2, 2023 Page 6 27. Development of the subject property shall comply with all development standards of the RS-5 zone district and FMC Section 15-903, 15-904, and 15-905; and, all applicable requirements of the Fresno Municipal Code, unless otherwise specified in Exhibit A-1 dated February 27, 2023. a) Development of the subject property shall comply with the approved Exhibit A - 1 dated February 27, 2023. b) Garage setbacks for lots 43, 44, 53 and 54 shall be a minimum of six feet from back of sidewalk or curb. c) There shall be no garage to façade setback requirement. d) Rear yard setbacks shall be a minimum of 5 feet. e) Maximum lot coverage shall not exceed 61 percent. Additionally, lot coverage shall comply with the requirements of the Fresno Metropolitan Flood Control District. Street Names 28. The subdivider shall comply with all provisions and requirements contained within Article 62, Chapter 15 of the Fresno Municipal Code related to Street Names and Addressing. The following street names shown on “Exhibit A” of Vesting Tentative Tract Map No. 6366 dated March 23, 2023 will be required to be modified and correct street names verified, respectively prior to recordation of a Final Map(s): To be revised/modified: North A, B, and C Drives, and East D and E Drives to be provided by the Applicant and approved by the Planning and Development Department. Existing street names/alignments will be used in the naming of streets as required by the Development Code. • NOTE: For purposes of these conditions of approval or mitigation measures for the proposed project, any reference to the former street name shall be applicable to the latter street name to which the street name shall be changed. INFORMATION 29. Prior to the issuance of building permits for the subdivision, school construction fees shall be paid to the Clovis Unified School District in accordance with the school district’s adopted schedule of fees. Conditions of Approval Vesting Tentative Tract Map No. 6366 August 2, 2023 Page 7 30. Contact the United States Postal Service for the location and type of mailboxes to be installed in this subdivision. a) It is recommended that at least 6 months prior to the first occupancy, the Developer shall contact the local United States Postal Service representative to complete a Mode of Delivery Agreement for New Construction. The Mod e of Delivery Agreement must have a District approval signature to be valid. In addition to completing the Agreement, the Developer shall provide a final map (with address details) to the local USPS representative. The Developer shall, at their own expense, procure, construct and install all mail receptacle facilities for each location as specified and approved by the USPS. 31. Pursuant to Section 66456.1 of the Subdivision Map Act, which states “The right of the subdivider to file multiple Final Maps shall not limit the authority of the local agency to impose reasonable conditions relating to the filing of multiple Final Maps,” multiple final maps filed by the subdivider on this tract shall fully and independently conform to all provisions of Fresno Municipa l Code Chapter 12, Article 10, Subdivision of Real Property. 32. The developer/owner shall obtain any and all permits required for the removal or demolition of any existing building or structure located within the subdivision boundaries. The developer/owner shall also obtain any and all permits required for the proper abandonment/closure of any existing water well, septic tank/leach field or cesspool, and irrigation pipeline on the subject property. All such permits shall be obtained prior to commencement of tract grading work, in accordance with Chapter 13 of the Fresno Municipal Code. 33. If archaeological and/or animal fossil material is encountered during project surveying, grading, excavating, or construction, work shall stop immediately. 34. If there are suspected human remains, the Fresno County Coroner shall be immediately contacted (business hours: (559) 268-0109; after hours the contact phone number is (559) 488-3111 for the Fresno County Sheriff’s Department). If remains or other archaeological material is possibly Native American in origin, the Native American Heritage Commission (phone number (916) 653-4082) shall be immediately contacted, and the California Archaeological Inventory/Southern San Joaquin Valley Information Center (phone number (805) 644 -2289) shall be contacted to obtain a referral list of recognized archaeologists. 35. If animal fossils are uncovered, the Museum of Paleontology at the University of California, Berkeley shall be contacted to obtain a referral list of recognized paleontologists. An assessment shall be conducted by a paleontologist; if the paleontologist determines the material to be significant, a recommendation shall be made to the City as to any further site investigation or preservation measures. Conditions of Approval Vesting Tentative Tract Map No. 6366 August 2, 2023 Page 8 36. Apportionment of Special Assessment: If, as part of this subdivision, a division will be made of any lot or parcel of land upon which there is an unpaid special assessment levied under any State or local law, including a division into condominium interest as defined in Section 783 of the Civil Code, the developer/owner shall file a written application with the City of Fresno Director of Public Works, requesting apportionment of the unpaid portion of the assessment or pay off such assessment in full. If the subdivider elects to apportion the assessment, the application shall contain the following information: a) A full description of each assessed lot, parcel or interest to be divided and of how such lot, parcel or interest will be divided; b) A request that the Engineer apportion the amount remaining unpaid on the assessment in accordance with applicable law; and c) Written consent of the owner(s) of each such lot, parcel, or interest to the requested apportionment. d) The application shall be filed prior to the approval of th e Final Map(s) by the City and shall be accompanied by a fee in an amount specified in the Master Fee Resolution for each separate lot, parcel, or interest into which the original assessed lot, parcel or interest is to be divided. The fee shall be in an amount sufficient to pay all costs of the City and the Engineer of Work responsible for determining the initial assessment in making the requested apportionment. 37. The subdivider shall comply with Regulation VIII of the San Joaquin Valley Air Pollution Control District for the control of particulate matter and fugitive dust during construction of this project. 38. Solid waste disposal for the subdivision shall be provided by the City of Fresno. The method of collection to be utilized in this trac t shall be subject to approval of the Solid Waste Manager (see below-noted conditions). RIGHT-OF-WAY ACQUISITION 39. The developer will be responsible for the acquisition of any necessary right -of-way to construct any of the required improvements. 40. Rights-of-way acquisition shall include any rights-of-way necessary for proper drainage, signing, pole relocation, and shoulder grading. In general, this will require right-of-way to be provided approximately 10 feet outside the travel lane . The exact requirement must be determined at the project design stage based on the existing conditions and detailed design information. Conditions of Approval Vesting Tentative Tract Map No. 6366 August 2, 2023 Page 9 41. In the event an acquisition of any easement or right -of-way is necessitated by the subject development, said acquisition will be accomplished prior to Final Map approval. The developer/owner should contact the Real Estate Section of the Public Works Department to receive procedural guidance in such acquisitions. 42. Should such acquisition not be accomplished by the subdiv ider prior to Final Map approval, the subdivider must request and grant to the City the full authority to attempt acquisition either through negotiation or through its power of eminent domain. The subdivider shall furnish to the City Public Works Departme nt, Engineering Division/Real Estate Section, an appraisal report or a request for an estimated appraisal amount (to be determined by the City of Fresno Real Estate Section) prior to preparation of a Subdivision Agreement. 43. The subdivider/owner shall submit adequate security in the form of a cash deposit to guarantee payment of all costs associated with the acquisition, including staff time, attorney's fees, appraisal fees, court costs, and all related expenditures and costs necessary to effect the acquisition of such easements or rights-of-way. STREETS AND RIGHTS-OF-WAY 44. The subdivider shall furnish to the City acceptable security to guarantee the construction of the off-site street improvements in accordance with all applicable provisions of the FMC and the State Subdivision Map Act. 45. The subdivider/owner shall make provisions for disabled persons in accordance with the Department of Public Works standards and as required by State law. Handicap access ramps are required to be constructed in sidewalks at a ll corners within the limits of the tract. Where street furniture is located within the sidewalk area (fire hydrants, streetlights, etc.), a minimum of 48 inches of unobstructed path shall be maintained to satisfy the American Disabilities Act requirement s. If necessary, dedicate a pedestrian easement to accommodate for the four foot minimum unobstructed path requirement. 46. All of the required street improvements shall be constructed and/or installed in accordance with the City of Fresno Standard Specifications (2002 Edition). The following shall be submitted as a single package to the Public Works Department for review and approval: a. Signing and striping plans (per current California Department of Transportation standards); b. Street Construction Plans; Conditions of Approval Vesting Tentative Tract Map No. 6366 August 2, 2023 Page 10 c. Landscape and irrigation plans (median island and street trees within all parkways); and 47. The subdivider shall underground all existing off-site overhead utilities and proposed utility systems in accordance with FMC Sections 12-1011 and Resolution No. 78-522, 88-229. 48. The subdivider shall construct an underground street lighting system per Public Works Standards within the limits of the tract. Spacing and design shall conform to Public Works Standards. Height, type, spacing, etc., of standards and luminaries shall be in accordance with Resolution No. 68-187, 78-522, 81-219, and 88-229 or any modification thereto approved by the City Traffic Engineer prior to Final Map approval. Upon completion of the work by the subdivider and acceptance of the work by the City, the street lighting system shall be dedicated to the City. Submit engineered construction plans to the Public Works Department for approval. 49. All dead-end streets created by this subdivision shall be properly barricaded in accordance with City standards within seven days from the time the streets are surfaced or as directed by the City Engineer. 50. The developer shall comply with Rule 8060 of the San Joaquin Valley Air Pollution Control District for the control of fugitive dust requirements from paved and unpaved roads. 51. Comply with all of the requirements included within the attached Public Works Department memorandums dated June 19, 2023 and June 30, 2023 and redlined site plan dated June 30, 2023. DEPARTMENT OF PUBLIC WORKS, ENGINEERING (STREET TREES) 52. Comply with all of the requirements included within the attached Public Works Department memorandum dated June 19, 2023. DEPARTMENT OF PUBLIC WORKS, COMMUNITY FACILITIES DISTRICT (“CFD”) 53. Comply with all of the requirements included within the attached Public Works Department memorandum dated June 19, 2023. DEPARTMENT OF PUBLIC UTILITIES 54. Comply with all of the requirements included within the attached Public Utilities Department memorandum dated June 2, 2023, relative to water, sewer and solid waste. Conditions of Approval Vesting Tentative Tract Map No. 6366 August 2, 2023 Page 11 FIRE SERVICE 55. Comply with all of the requirements included within the attached Fire Department memorandum dated June 9, 2023. FRESNO METROPOLITAN FLOOD CONTROL DISTRICT (“FMFCD”) 56. Comply with all of the requirements included within the attached FMFCD memorandum dated May 31, 2023. COUNTY OF FRESNO – DEPARTMENT OF PUBLIC HEALTH 57. Comply with all of the requirements included within the attached County of Fresno memorandum dated May 30, 2023. PACIFIC, GAS & ELECTRIC (“PG&E”) 58. Comply with all of the requirements included within the attached PG&E memorandum dated June 2, 2023. CLOVIS UNIFIED SCHOOL DISTRICT (“CUSD”) 59. Contact Denver Stairs (denverstairs@cusd.com) or Andrew Nabors (andrewnabors@cusd.com) with the Clovis Unified School District for all school district requirements for this project. BUILDING AND SAFETY SERVICES 60. Comply with all of the requirements included within the attached Building and Safety memorandum dated May 26, 2023. DEVELOPMENT FEES AND CHARGES Pursuant to Government Code 66020(d)(1) each local agency shall provide to the project applicant a notice in writing at the time of the approval of a project or at the time of the imposition of the fees, dedications, reservations, or other exactions a statement, and notification that the 90-day approval period in which the applicant may protest has begun (please see Notice of Project Applicant contained herein above for further information). The following fees are based on preliminary conceptual information. The exact fee obligation will be computed prior to Final Map approval by the Department of Public Works, Land Division and Engineering Division. The fee rates in effect at the time of Final Map approval, determined by the Master Fee Schedule, shall apply (Reso. No. 2016 - 258). Conditions of Approval Vesting Tentative Tract Map No. 6366 August 2, 2023 Page 12 This project is subject to the following development fees and charges. a. Applicable FMFCD fees as determined by the FMFCD (reference FMFCD requirements included herein above and notes below for further information) SEWER CONNECTION CHARGES FEE RATE b. Lateral Sewer Charge [1] $0.10/sq. ft. (to 100' depth) c. Oversize Charge [1] $0.05/sq. ft. (to 100' depth) d. Trunk Sewer Charge [2] $344/living unit Service Area: Fowler e. Wastewater Facilities Charge [3] $2,119/living unit f. Fowler Trunk Sewer Interim Fee Surety [1] $843/living unit g. House Branch Sewer Charge [2] N/A WATER CONNECTION CHARGES FEE RATE h. Service Connection Charge Fee based on service(s) and meter(s) sizes specified by owner; fee for service(s) and Meter(s) established by the Master Fee Schedule. i. Frontage Charge [1] $6.50/lineal foot j. Water Capacity Fee* [1] Single Family Residential $5,684/ 1” Meter/living unit Irrigation $5,684/ 1” Meter $7,106/ 1½” Meter $14,206/ 2” Meter * Fee based on meter(s) sizes specified by owner; fee for Water Capacity established by the Master Fee Schedule. CITYWIDE DEVELOPMENT IMPACT FEES FEE RATE k. Fire Facilities Impact Fee – Citywide [4] $2,285/living unit Conditions of Approval Vesting Tentative Tract Map No. 6366 August 2, 2023 Page 13 l. Park Facility Impact Fee – Citywide [4] $3,566/living unit m. Quimby Parkland Dedication Fee [2] $1,542/living unit n. Police Facilities Impact Fee – Citywide [4] $948/living unit o. Citywide Regional Street Fee [3] $8,783/adj. acre p. New Growth Area Major Street Fee [3] $27,490/adj. acre q. Traffic Signal Charge [1] $762/living unit The Board of Directors of the Fresno County Regional Transportation Mitigation Fee Agency approved Resolution No. 2009 – 01 requiring the payment of Regional Transportation Mitigation Fee. The effective date of this resolution is January 1, 2010. Contact the Council of Fresno County Governments (FCOG) to determine this fee obligation. Confirmation by the FCOG is required before the City o f Fresno can issue building permits. On December 8, 2016, Fresno City Council adopted Resolution No. 2016 -258, effective July 1, 2018, administratively updating the impact fees adjusted by this resolution annually to the percentage change in the 20-City Construction Cost Index as reported in the Engineering News Record (ENR) for the 12 -month period ending of May of the year of adjustment [1] Deferrable through Fee Deferral Covenant. [2] Due at Final Map. [3] Due at Building Permit. [4] Due at Certificate of Occupancy. Exhibit I PART A - PROJECT INFORMATION 1. Job Address: Vesting Tentative Tract Map No. 6366 2. Street Location: Located on the west side of North Bliss Avenue between East Shields and East Princeton Avenues 3. Planned Land Use: Medium Density Residential 4. Plan Areas: Fresno General Plan 5. Project Description: Planned Development Permit P22-04877 proposes a development with public streets and modified property development standards including a reduction in the garage setback, rear yard setback, garage to façade setback, minimum lot size, minimum lot depth, an increase in maximum lot coverage, and gated private streets for Vesting Tentative Tract Map No. 6366 NOTICE TO PROJECT APPLICANT In accordance with the provisions of Government Code §66020(d)(1), the imposition of fees, dedications, reservations or exactions for this project are subject to protest by the project applicant at the time of approval or conditional approval of the development or within 90 days after the date of the imposition of the fees, dedications, reservations or exactions imposed on the development project. This notice does not apply to those fees, dedications, reservations, or exactions which were previously imposed and duly noticed; or, where no notice was previously required under the provisions of Government Code Section 66020(d)(1) in effect before January 1, 1997. PART B - GENERAL CONDITIONS AND REQUIREMENTS The City of Fresno Planning Commission, on August 2, 2023, approved the special permit CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT CONDITIONS OF APPROVAL AUGUST 2, 2023 PLANNED DEVELOPMENT PERMIT APPLICATION NO. P22-04877 “A PLANNED DEVELOPMENT” Conditions of Approval Planned Development Permit Application No. P22-04877 August 2, 2023 Page 2 of 6 application subject to the enclosed list of conditions and Exhibit A-1 dated February 27, 2023 for Planned Development Permit Application No. P22-04877. IMPORTANT: PLEASE READ CAREFULLY Please note that this project may be subject to a variety of discretionary conditions of approval. These include conditions based on adopted City plans and policies, those determined through site plan review and environmental assessment essential to mitig ate adverse effects on the environment including the health, safety, and welfare of the community, and recommended conditions for development that are not essential to health, safety, and welfare, but would on the whole enhance the project and its relation ship to the neighborhood and environment. Discretionary conditions of approval may be appealed. All code requirements, however, are mandatory and may only be modified by variance, provided the findings pursuant to the Fresno Municipal Code can be made. Approval of this special permit shall be considered null and void in the event of failure by the applicant and/or the authorized representative, architect, engineer, or designer to disclose and delineate all facts and information relating to the subject pr operty and the proposed development including, but not limited to, the following: 1. All existing and proposed improvements including but not limited to buildings and structures, signs and their uses, trees, walls, driveways, outdoor storage, and open land use areas on the subject property and all of the preceding which are located on adjoining property and may encroach on the subject property; 2. All public and private easements, rights-of-way and any actual or potential prescriptive easements or uses of the subject property; and, 3. Existing and proposed grade differentials between the subject property and adjoining property zoned or planned for residential use. Approval of this special permit may become null and void in the event that development is not completed in accordance with all the conditions and requirements imposed on this special permit, the Zoning Ordinance, and all Public Works Standards and Specifications. This special permit is granted, and the conditions imposed, based upon the Operation Statement provided by the applicant. The Operation Statement is material to the issuance of this special permit. Unless the conditions of approval specifically require operation inconsistent with the Operation Statement, a new or revised special permit is required if the operation of this establishment changes or becomes inconsistent with the Operation Statement. Failure to operate in accordance with the conditions and requirements imposed may result in revocation of the special permit or any other enforcement remedy available under the law. Conditions of Approval Planned Development Permit Application No. P22-04877 August 2, 2023 Page 3 of 6 The Planning and Development Department shall not assume responsibility for any deletions or omissions resulting from the special permit review process or for additions or alterations to construction plan not specifically submitted and reviewed and approved pursuant to this special permit or subsequent amendments or revisions. (Include this note on the site plan.) No uses of land, buildings, or structures other than those specifically approved pursuant to this site plan shall be permitted. (Include this note on the site plan.) Transfer all red line notes, etc., shown on the original Planned Development site plan exhibits (dated February 27, 2023) to the final site plan. CORRECTIONS SHALL INCLUDE ALL THOSE LISTED IN THIS DOCUMENT AND THOSE LISTED IN THE CORRECTION LIST PROVIDED BY THE PLAN CHECK PROCESS. Copies of this final approved site plan, elevations, landscape, and irrigation plans stamped by the Planning Division must be substituted for unstamped copies of the same in each of the sets of construction plans submitted for plan check prior to issuance of building permits. The final approved site plan must also include all corrections identified in the plan check process. Be advised that on-site inspections will not be authorized unless the final stamped approved site plan, elevations, landscape, and irrigation plans are included in the plan check file copy. Please contact John George at (559) 621-8073 or via e-mail at John.George@fresno.gov for final sign-off for building permits. PART C - PUBLIC IMPROVEMENT REQUIREMENTS The following requirements are based on city records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information, for whi ch this review process is dependent, will be imposed whenever such conditions are disclosed. Questions relating to dedications, street improvements or off-street parking geometrics may be directed to Andreina Aguilar at (559) 621-8674 / Andreina.Aguilar@fresno.gov of the City of Fresno Public Works Department, Engineering Division, Traffic Section. STREET ENCROACHMENT PERMITS, DEDICATIONS AND VACATIONS a) Exhibit “A-1” is required to include all street furniture, e.g.: public utility poles and boxes, guy wires, signs, fire hydrants, bus stop benches, mail boxes, news stands, trash receptacles, tree wells, etc., within the existing and proposed public rights-of-way. Conditions of Approval Planned Development Permit Application No. P22-04877 August 2, 2023 Page 4 of 6 b) Deed documents for the required property dedications shall be prepared by the applicant’s engineer and submitted to the Public Works Department, Engineering Division, Special Districts/Projects and Right-of-Way Section with verification of ownership prior to issuance of building permits. Deed documents must conform to the format specified by the City. Document format specifications may be obtained from the Public Works Department, Engineering Division, Special Districts/Projects and Right-of-Way Section, or by calling (559) 621-8694. c) ENCROACHMENT PERMITS. The construction of any overhead, surface or sub- surface private structures and appurtenances extending within the public rights - of-way is prohibited unless an encroachment permit is approved by the City of Fresno Public Works Department, Engineering Division, Special Districts/Projects and Right of Way Section, (559) 621-8693. Encroachment permits must be approved prior to issuance of building permits. STREET IMPROVEMENTS a) All public improvements shall be constructed in accordance with the Standard Specifications and Standard Drawings of the City of Fresno, Public Works Department or street construction plans required and approved by the City Engineer. The performance of an y work within the public street rights-of-way (including pedestrian, water and sewer utility easements) requires a Street Work Permit issued by the Public Works Department, Engineering Services Division at (559) 621-8693, prior to commencement of the work. Contact the Public Works Department, Engineering Services Section at (559) 621 -8686 for detailed information. All required street improvements must be completed and accepted by the City prior to occupancy. b) Repair damaged and/or off grade off-site concrete improvements as determined by the Public Works Department, Construction Management Division (559) 621 - 5500. c) Install streetlights along all street frontages in accordance with City standards. Plans must be prepared by a registered Civil Engineer and must be approved by the Public Works Department Engineering Division prior to installation. d) Submit the following as a single package to the Public Works Department Engineering Division, Plan Check and GIS Mapping Section, (559) 621 -8682, for review and approval, prior to issuance of building and street work permits: Street Improvement Plans, Signing and Striping Plans, Street Lighting Plans and Landscape and Irrigation Plans. SURVEY MONUMENTS AND PARCEL CONFIGURATION Conditions of Approval Planned Development Permit Application No. P22-04877 August 2, 2023 Page 5 of 6 a) All survey monuments within the area of construction shall be preserved and if disturbed, shall be reset by a person licensed to practice Land Surveying in the State of California. PART D - PLANNING/ZONING REQUIREMENTS 1) PLANNING a) Development is subject to the following plans and policies: i) Fresno General Plan ii) McLane Community Plan iii) Planned Development iv) Medium Density Residential planned land uses 2) BUILDING HEIGHT a) The height of the proposed structures shall meet the requirements of the RS-5 section of the FMC. 3) LOT COVERAGE a) Lot coverage shall not exceed 61% percent. Additionally , lot coverage shall comply with the requirements of the Fresno Metropolitan Flood Control District. 4) LOT WIDTH Lot width shall not be less than that shown on Exhibit A (Vesting Tentative Tract Map No. 6366) dated March 23, 2023. 5) BUILDING SETBACKS, OPEN SPACES AND LANDSCAPING a) Building setbacks shall be in accordance with Exhibit A-1 site plan dated February 27, 2023, unless otherwise noted in these conditions. Provide a section in the CC&R’s for the Homeowners Association (HOA) prohibiting parking in driveways less than 18’ from garage to back of sidewalk (to prohibit parking over the sidewalk, if any). The CC&R’s must also state that the HOA is responsible for enforcement of said requirement. This statement only applies to the lots within the gated portion of the subdivision. 6) FENCES, HEDGES, WALLS a) Comply with the Conditions of Approval for Vesting Tentative Tract Map No. 6366 Conditions of Approval Planned Development Permit Application No. P22-04877 August 2, 2023 Page 6 of 6 dated August 2, 2023. PART E - CITY AND OTHER SERVICES a) Comply with the Conditions of Approval for Vesting Tentative Tract Map No. 6366 dated August 2, 2023. Exhibit J Page 1 of 3 DATE: June 19, 2023 TO: John George, Planner III Planning and Development Department THROUGH: Andrew Benelli, PE, Assistant Director, City Engineer Public Works Department, Traffic Operations and Planning Division FROM: Adrian Gonzalez, Senior Engineering Technician Public Works Department, Land Planning Section SUBJECT: Public Works Conditions of Approval T-6366 / P22-03194 and PUD: P22-04877, a 71-lot private unit development 2920 North Fowler Avenue Granville / Giannetta The Public Works Department, Traffic Operations and Planning Division, has completed its review and the following requirements are to be placed on this tentative map as a condition of approval by the Public Works Department. General Conditions: 1. Street Dedications: Provide corner cut dedications at all intersections for accessibility ramps. 2. Right of way: All right-of-way “outside” of the subdivision border shall either be acquired prior to recordation of Final Map, or a deposit equal to the value of the right-of-way and an estimate of the City staff time necessary to acquire the right-of-way shall be submitted prior to recordation of the Final Map. 3. Plan Submittal: Submit the following plans, as applicable, in a single package, to the Public Works Department for review and approval prior to recordation of the Final Map. Street: construction, signing, striping, traffic signal and streetlight. 4. Sidewalks shall not exceed a 5% longitudinal slope. All existing sidewalks and trails in excess of 2% maximum cross slope must be brought into compliance prior to acceptance by Public Works. 5. Outlots: If the subdivider seeks to dedicate to the City, in fee, an outlot for open space purposes, subdivider shall prove to the City that the outlot is free of toxic or hazardous materials pursuant to the requirements of City Administrative Order 8-1, including, but not limited to, performing a Phase I Soils Investigation. The soils Investigation report shall be submitted to the Public Works Department for review and approval. The subdivider must obtain Public Works approval of the soils investigation report and complete any mitigation work identified by the soils investigation prior to subdivider’s submittal of the Final Map to the Public Works Department. Any and all costs Page 2 of 3 associated of the soils investigation and any required mitigation work shall be performed at the sole expense of the subdivider. 6. Encroachment Covenants: The construction of any private overhead, surface or sub- surface structures and appurtenances in the public right of way is prohibited unless an encroachment covenant is approved by the City of Fresno Public Works Department, Engineering Services Division, (559) 621-8681. Encroachment covenants must be approved prior to issuance of building permits. 7. The first order of work shall include a minimum of two points of vehicular access to the major streets for any phase of this development. 8. Intersection Visibility: Maintain visibility at all intersections as described in the Fresno Municipal Code Section 15-2018. Frontage Improvement Requirements: Public Streets: Bliss Avenue: Local (Industrial) 1. Dedication Requirements: a. Dedicate 10’ (minimum) for Landscape and Public Utility easement purposes. b. Dedicate 3’ (minimum) for Pedestrian easement purposes. 2. Construction Requirements: a. Construct street type approach to Public Works Standard P-76 / P-77. b. Construct a 5’ concrete sidewalk to Public Works Standard P-5 and P-56A (modified). c. Planting and Irrigation of street trees shall conform to the minimum spacing, guidelines, and requirements as stated in the Model Water Efficiency Landscape Ordinance, Public Works Standards and Specifications, Section 25 and 26. d. Construct curb ramps per Public Works Standards P-28 and P-29. e. Construct valley gutter per Public Works Standards P-10. f. Construct an underground street lighting system to Public Works Standards E-1 and E-10, within the limits of this subdivision. Streetlights installed on major streets shall be fed from a service pedestal with a master photo control as detailed in Section 3- 3.17 of the City Specifications and Public Works Standards E-15, E-17 and/or E-18 or as approved by the City Engineer. g. PUD: Site Plan approval of a street type approach per Public Works Standard P-76 / P-77 is a tentative approval until such time that a qualified Civil Engineer prepares street plans that provide the sufficient cross drainage approved by the City Engineer in accordance with Public Works Standard P-10. If grades are not sufficient, construct to Public Works Standard P-1, P-2, P-3, P-4 and P-6. h. Construct a concrete Emergency Vehicle Access (EVA) per Public Works Standard P-67. Page 3 of 3 Interior Streets: Private 1. Entry Gate: Provide a minimum of 50’ from the proposed gate to the back of walk, for vehicle stacking at both entrances and redesign to provide for an onsite turn around. 2. All streets and pedestrian ways shall connect to other streets and pedestrian ways to form a continuous vehicular and pedestrian network with connections within the subdivision and to adjacent development. Pedestrian paths of travel must meet current accessibility regulations. Sidewalks are recommended on both sides of the street. Identify ramps within the proposed subdivision wherever sidewalks are provided. 3. Garages: Garage or carport setbacks are recommended to be a minimum of 18’ from the back of walk or curb, whichever is greater. 4. Provide a 12’ visibility triangle at all driveways. Specific Mitigation Requirements: Within the subdivision border- 1. Emergency Vehicle Access (EVA): Construct a concrete EVA per Public Works Standard P-67. Outside of the subdivision border- 1. Construct major street bridge on Fowler Avenue at Mill Ditch. Issuance of building permits will be contingent on progress of bridge construction. Submit detailed construction cost estimates prior to start of work to qualify for reimbursement. Traffic Signal Mitigation Impact (TSMI) Fee: This project shall pay all applicable TSMI Fees at the time of building permit. Contact the Public Works Department, Frank Saburit at (559) 621- 8797. The fees are based on the Master Fee schedule. In some cases, traffic signals may be conditioned on multiple maps. If the signal is existing at the time of the final map, the applicant would not be required to construct the signal but would be required to pay the applicable fee. Fresno Major Street Impact (FMSI) Fee: This Map is in the New Growth Area; therefore, pay all applicable growth area fees and City-wide regional street impact fees. In some cases, center section improvements or bridges may be conditioned on multiple maps. If the improvements are existing at the time of the final map, the applicant would not be required to construct them, but would be required to pay the applicable fee. Regional Transportation Mitigation Fee (RTMF): Pay all applicable RTMF fees to the Joint Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148 ext. 200; www.fresnocog.org. Provide proof of payment or exemption prior to certificate of occupancy. Page 1 of 4 8/2/2023 P22-04877 FOWLER 2920 N SUBJECT: Conditions of Approval for P22-04877 DATE: June 30, 2023 TO: John George, Planner III Planning and Development Department FROM: Adrian Gonzalez, Senior Engineering Technician Public Works Department, Land Planning Section ADDRESS: 2920 North Fowler Avenue APN: 574-120-30 ATTENTION: The items below require a separate process with additional fees and timelines, in addition to the development permit process. Submit the following items early to avoid delaying approval of building permits. Final approval of the site plan is contingent on receipt of all items checked below. To be completed: Point of Contact Department and Contact Information Tract Map Full off-site improvements and right-of-way dedications are required for the existing lot of record. A Tract Map is required; provide recorded documentation prior to Building Permits. John George Planning and Development Department (559) 621-8073 John.George@fresno.gov Maintenance Agreement / CFD Public Works Department (559) 621-8693 Luis.Gonzalez@fresno.gov ATTENTION: Provide corrections as noted on Exhibit “A”. Prior to resubmitting the corrected exhibit, provide the following information and conditions of approval on the site plan: A. GENERAL REQUIREMENTS 1. Easements: Identify, revise and dimension existing and proposed easements. 2. Required Notes: Revise General Notes to include the required Public Works Page 2 of 4 8/2/2023 P22-04877 FOWLER 2920 N Department notes. a. Any survey monuments within the area of construction shall be preserved or reset by a person licensed to practice land surveying in the State of California. b. Repair all damaged and/or off-grade concrete street improvements as determined by the Construction Management Engineer, prior to occupancy. c. Two working days before commencing excavation operations within the street right-of way and/or utility easements, all existing underground facilities shall have been located by UNDERGROUND SERVICES ALERT (USA). CALL 1-800-642-2444 d. The performance of any work within the public street right-of-way requires a street work permit prior to commencement of work. All required street improvements must be completed and accepted by the City prior to occupancy. https://www.fresno.gov/publicworks/traffic-engineering/#tab-6 e. Submit street construction plans to the Public Works Department. f. Provide a 4' minimum path of travel along the public sidewalk directly in front of property, to meet current accessibility regulations. A pedestrian easement may be required if requirements are not met. g. Contact the Public Works Department, Traffic Engineering at 559-621-8800, 10 working days prior to any offsite concrete construction. h. All development shall take place in accordance with all city laws and regulations. B. OFFSITE INFORMATION: 1. Public Street Improvements: a. Concrete curb, gutter, and sidewalk: Dimension the sidewalk pattern along Bliss Avenue: 5.5’ face of curb to sidewalk, 5’ sidewalk, and 0.5’ back of sidewalk to pedestrian easement. b. Street-type approaches: Revise the site plan to show the approach with radii, stacking, and turnaround. C. ONSITE INFORMATION: 1. Gates: Residential: Provide a minimum of 50’ from the proposed gate to the pedestrian easement for vehicle stacking. PUBLIC IMPROVEMENT REQUIREMENTS The following requirements are based on city records and the accuracy of the existing and proposed on-site and off-site conditions depicted on the exhibits submitted. Requirements not addressed due to omission or misrepresentation of information, on which this review process is dependent, will be imposed whenever such conditions are disclosed. Construct additional offsite improvements, including but not limited to, concrete Page 3 of 4 8/2/2023 P22-04877 FOWLER 2920 N curb, gutter, sidewalk, approaches, ramps, pavement, utility relocations, etc. in accordance with City of Fresno’s Public Works Standards, Specifications, and the approved street plans. Repair all damaged and/or off grade off-site concrete as determined by the City of Fresno Public Works Department, Construction Management Division, (559) 621-5600. Pedestrian paths of travel must also meet current accessibility regulations. The construction of any private overhead, surface or sub-surface structures, and appurtenances in the public right of way is prohibited unless an Encroachment Covenant is approved by the City of Fresno Public Works Department, Traffic and Engineering Services Division, (559) 621-8693. Encroachment Covenant must be approved prior to issuance of building permits. Bliss Avenue: Local Industrial 1. Dedication Requirements: a. Dedicate 3’ (minimum) for pedestrian easement purposes. b. Dedicate sufficient property for pedestrian purposes to accommodate proposed street type approach. 2. Construction Requirements: a. The proposed street type approach, as shown, is tentatively approved until such time that a qualified Civil Engineer prepares street plans that provide the sufficient cross drainage approved by the City Engineer in accordance with Public Works Standard P-10. If grades are not sufficient, construct to Public Works Standards P-2 and P-6. Provide 10’ of red curbing (3 coats) on both sides of the proposed driveway approaches. b. Construct a concrete Emergency Vehicle Access (EVA) per Public Works Standard P-67. c. Construct concrete 5’ sidewalk to Public Works Standard P-5 and P-56A (modified). The curb shall be constructed to a 5.5’-5’-0.5’ residential pattern. d. Planting and Irrigation of street trees shall conform to the minimum spacing, guidelines, and requirements as stated in the Model Water Efficiency Landscape Ordinance, Public Works Standards and Specifications, Section 25 and 26. e. Show the existing streetlight locations on the plans and that they are constructed per current City of Fresno Standards. Engineered Street Improvement Plans are required and shall be approved by the City Engineer. Contact Scott Tyler at (559) 621-8654 or at Scott.Tyler@fresno.gov and submit Public Improvement Plans for all required work, in a single package, to Engineering Services Division. Utility poles, streetlights, signals, etc. shall be relocated as determined by the City Engineer. The performance of any work within the public right of way and/or easements (including street, bike, pedestrian, landscape, and utility easements) requires a Street Work Permit prior to commencement of work. Contact Public Works Department at (559) 621-8800, 10 working days prior to construction of any improvements in the public right-of-way and/or easements. All improvements shall be Page 4 of 4 8/2/2023 P22-04877 FOWLER 2920 N constructed in accordance with the City of Fresno, Public Works Department Standard Drawings and Specifications. Traffic Control Plans shall be required to ensure the sidewalk, or an approved accessible path remains open during construction. Contact Melessa Avakian at (559) 621-8812 or at Melessa.Avakian@fresno.gov and submit Traffic Control Plans to the Traffic Operations and Planning Division. All work shall be reviewed, approved, completed, and accepted prior to obtaining a certificate of occupancy. Two working days before commencing excavation operations within the street right of way and/or utility easements, all existing underground facilities shall have been located by Underground Services Alert (USA) Call 811. Any survey monuments within the area of construction shall be preserved or reset by a person licensed to practice Land Surveying in the State of California. Traffic Signal Mitigation Impact (TSMI) Fee: This project shall pay all applicable TSMI Fees at the time of building permit. Contact the Public Works Department, Frank Saburit, at (559)621-8797. The fees are based on the Master fee schedule. Fresno Major Street Impact (FMSI) Fees: This entitlement is in the New Growth Area; therefore pay all applicable growth area fees and citywide regional street impact fees. Contact the Public Works Department, Frank Saburit, at (559) 621-8797. FMSI Requirements: Fowler Avenue: Arterial 1. Design and construct a Major Street Bridge at the intersection of Fowler Avenue and Mill Ditch. Issuance of building permits will be contingent on progress of bridge work. Detailed construction cost estimates must be submitted prior to start of work to qualify for reimbursement. Regional Transportation Mitigation Fee (RTMF): Pay all applicable RTMF fees to the Joint Powers Agency located at 2035 Tulare Street, Suite 201, Fresno, CA 93721; (559) 233-4148 ext. 200; www.fresnocog.org. Provide proof of payment or exemption prior to issuance of certificate of occupancy. In order to obtain street or building permit approval from the Public Works Department, an approval stamp with a signature from Traffic Planning is required on the site plan and inserted in the building sets. Questions relative to these conditions may be directed to Adrian Gonzalez (559) 621- 8693 Luis.Gonzalez@fresno.gov, in the Public Works Department, Land Planning Section. Exhibit K CITY OF FRESNO ADDENDUM TO A NEGATIVE DECLARATION PREPARED FOR ENVIRONMENTAL ASSESSMENT NO. P21-01202 (As filed with the Fresno County Clerk on December 10, 2021) Addendum prepared in accordance with Section 15164 of the California Environmental Quality Act (CEQA) Guidelines The full Initial Study and the ND are on file in the Planning and Development Department, Fresno City Hall, 3rd Floor 2600 Fresno Street Fresno, California 93721 (559) 621-8277 ENVIRONMENTAL ASSESSMENT NUMBER: T-6366/P22-04877 This addendum was not circulated for public review pursuant to Section 15164(c) of the CEQA Guidelines. APPLICANT: PROJECT LOCATION: Bret Giannetta Giannetta Engineering 1119 S Street Fresno, CA 93721 Located on the west side of North Bliss Avenue between East Shields and East Princeton Avenues. in the City and County of Fresno, California (approximately 7.94 acres) Latitude: 36°46'40.8" N & Longitude: 119°40'48" W Assessor’s Parcel Number(s): 574-120-30 Mount Diablo Base & Meridian, Township 13S, Range 21E, Section 27 PROJECT DESCRIPTION: Vesting Tentative Tract Map No. 6366 was filed by Giannetta Engineering, on behalf of Granville Homes, and pertains to the approximately 7.94-acre property located on the the west side of North Bliss Avenue between East Shields and East Princeton Avenues. The applicant proposes the subdivision of the subject property into a 71-lot residential subdivision. Environmental Assessment No. P21-01202, a Negative Declaration (“ND”) dated July 23, 2021, was prepared for a project that included a Plan Amendment and Rezone, and analyzed a future project for 72 single-family residential dwelling units. Plan Amendment Application No. P21-01202 was approved for the approximately 7.94 acres of property located on the west side of North Bliss Avenue between East Shields and East Princeton Avenues that amended the Fresno General Plan and McLane Community Plan from Addendum to a Negative Declaration Environmental Assessment No. T-6366/P22-04877 July 21, 2023 the Employment – Business Park planned land use designation to the Medium Density Residential planned land use designation. Rezone Application No. P21 -01202 changed the zone district of the aforementioned property from the BP (Business Park) zone district to the RS-5 (Single-Family Residential, Medium Density) zone district. Environmental Assessment No. T-6366/P22-04877 dated July 21, 2023, an addendum to Environmental Assessment No. P21-01202, assesses the anticipation of the approval of Vesting Tentative Tract Map No. 6366 consisting of a total of 71 single -family residential parcels. The approval of a 71-lot single-family residential development, which is one lot less than the anticipated 72 -lot single-family subdivision which results in a reduction in intensity, is functionally a technical change, within the meaning of CEQA Guidelines Section 15164. This minor technical change is appropriate for an addendum pursuant to CEQA Guidelines Section 15164 and Public Resources Code Section 21166. The proposed project will not have a significant impact. It may be determined that: (1) The project does not significantly exceed the scope of Environmental Assessment No. P21 -01202; (2) No substantial changes are proposed in the project which require major revisions to the previous environmental finding due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (3) No substantial changes will occur with respect to the circumstances under which the project is undertaken; and (4) No new information, which was not known and could not have been known, at the time the environmental finding for Environmental Assessment No. P21-01202 was adopted, has become available. Therefore, the City of Fresno has determined that an addendum to Environmental Assessment No. P21 - 01202 is appropriate given that none of the conditions described in Section 15162 of the CEQA Guidelines calling for preparation of a subsequent mitigated negative declaration have occurred; and, new information added is only for the purposes of providing minor changes or additions, in accordance with Section 15164 of the CEQA Guidelines. CEQA Section 15162 provides that when an Environmental Impact Report (“EIR”) has been adopted for a project, no subsequent EIR shall be prepared for that project unless the lead agency determines, on the basis of substantial evidence in the light of the wh ole record, one or more of the following: FINDINGS PURSUANT TO SECTION 15162 OF THE CEQA GUIDELINES. (1) Substantial changes are proposed in the project which would require major revisions of the previous Mitigated Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; Finding (1): The approval of a 71 single-family residential development does not involve any new significant environmental effects or a substantial increase in the severity of previously identified significant effects that would require major revisions of the previous Negative Declaration (“ND”) because the vesting tentative tract map only proposes one lot less than Addendum to a Negative Declaration Environmental Assessment No. T-6366/P22-04877 July 21, 2023 the originally analyzed 72-lot subdivision in Environmental Assessment No. P21 -01202. The reduction of one lot decreases intensity of any environmental impacts. This factor does not create any new significant environmental effects or substantially increase in the severity of previously identified significant effects.. (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous Mitigated Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or, Finding (2): There have been no substantial changes to the surrounding area or project site which would otherwise affect the circumstances under which the project is undertaken. The severity of environmental issues identified in the ND dated July 23, 2021 have not substantially increased since the preparation of the initial study. (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous Mitigated Negative Declaration was adopted, shows any of the following: (A) The project wi ll have one or more significant effects not discussed in the previous Negative Declaration; (B) Significant effects previously examined will be substantially more severe than shown in the previous Negative Declaration; (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project; and, (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous Mitigated Negative Declaration, would substantially reduce one or more significant effects on the environment. Finding (3): This addendum is relative to the ND and assesses the approval of a vesting tentative tract map for the project that identifies one less lot than originally anticipated resulting in less intensity of environmental impacts than originally analyzed. This addendum did not identify new information regarding significant effects not previously discussed in the ND, and potential effects previously examined are not substantially more severe than originally discussed. No mitigation measures which were previously identified have been found infeasible, nor has it been determined that identified mitigation measures would not substantially reduce significant effects of the project. No mitigation measures have been added or modified, nor are they considerably different from those analyzed in the ND. The addendum contains no additional information regarding proposed mitigation measures and does not change or effect the previous findings of the Negative Declaration. Therefore, no new information identifies significant or substantially more severe effects than originally discussed. Addendum to a Negative Declaration Environmental Assessment No. T-6366/P22-04877 July 21, 2023 ADDENDUM PREPARED BY: SUBMITTED BY: John George, Planner III DATE: July 21, 2023 Rob Holt, Supervising Planner CITY OF FRESNO PLANNING AND DEVELOPMENT DEPARTMENT Exhibit L FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 13807 The Fresno City Planning Commission at its regular meeting on August 2, 2023, adopted the following resolution pursuant to the Subdivision Map Act of the Government Code of the State of California and the Municipal Code of the City of Fresno. WHEREAS, Vesting Tentative Tract Map No. 6366 was filed with the City of Fresno and proposes to subdivide the subject property into a 71-lot residential subdivision on approximately 7.94 acres of property located on the west side of North Bliss Avenue between East Shields and East Princeton Avenues; and, WHEREAS, on August 2, 2023, the Commission received a staff report and related information, environmental documents and considered testimony regarding the requested subdivision; and, WHEREAS, the Planning and Development Department staff recommended approval of the proposed project subject to the conditions of approval contained in the staff report dated August 2, 2023; and, WHEREAS, the Fresno City Planning Commission on August 2, 2023, reviewed the subject application in accordance with the policies of the Fresno General Plan and the McLane Community Plan; and, WHEREAS, the applicant spoke in opposition to the project specific to the condition of approval in the Public Works Department memorandum dated June 19, 2023 (Community Facilities District (CFD)) for requirement of annexation into CFD No. 18. No neighbors spoke in support of the proposed project. NOW, THEREFORE, BE IT RESOLVED that the Fresno City Planning Commission hereby finds and determines that there is no substantial evidence in the record to indicate that the vesting tentative tract map may have additional significant effects on the environment as identified by Environmental Assessment No. T-6366/P22-04877 dated July 12, 2023. BE IT FURTHER RESOLVED that the Fresno City Planning Commission finds that approval of Vesting Tentative Tract Map No. 6366 is consistent with the adopted Fresno General Plan and McLane Community Plan and the findings required pursuant to Section 66410 et. seq. of the California Government Code. BE IT FURTHER RESOLVED that the Fresno City Planning Commission hereby recommends approval of Vesting Tentative Tract Map No. 6366, subject to the Planning and Development Department Conditions of Approval dated August 2, 2023, and the following modification: 1. Item No. 20 within the Conditions of Approval dated August 2, 2023, for Vest ing Tentative Tract Map No. 6366. Planning Commission Resolution No. 13807 Vesting Tentative Tract Map No. 6366 August 2, 2023 Page 2 Revise the condition below to strike out the word “public” below and replace with “private”. Provide and dedicate minimum 10-foot outlots for public private landscape purposes (and irrigation system) along the rear (eastern) property lines of all lots with frontage along North Bliss Avenue (lots 1 through 13). The 10 -foot wide outlots shall be located adjacent to the “sidewalk pattern” within the adjacent public street rights-of-way and shall incorporate street trees to shade the adjacent sidewalks in accordance with Public Works standards, specifications, and policies. 2. Item No. 21 within the Conditions of Approval dated August 2, 2023, for Vesting Tentative Tract Map No. 6366. Revise the condition below to strike out the word “public” below and replace with “private”, and strike out the last sentence. The proposed 10-foot wide landscape easements along North Bliss Avenue shall be identified as Outlots to be dedicated to the City of Fresno, in fee, for public private landscape (and irrigation system) and utility purposes on the Final Map. The City Engineer may discretionarily require modification to other public easements proposed when/where such easements are preferre d to be identified as Outlots to be dedicated to the City, in fee. 3. Item No. 51 within the Conditions of Approval dated August 2, 2023, for Vesting Tentative Tract Map No. 6366. Remove and replace the Public Works Department memorandum dated June 19, 2023 with the updated Public Works Department memorandum dated June 19, 2023 updating the original language relative to the bridge construction requirement below from: “Construct major street bridge on Fowler Avenue at Mill Ditch prior to issuance of first building permit. Submit detailed construction cost estimates prior to start of work to qualify for reimbursement.” To be replaced with the following: “Construct major street bridge on Fowler Avenue at Mill Ditch. Issuance of building permits will be contingent on progress of bridge construction. Submit detailed construction cost estimates prior to start of work to qualify for reimbursement.” 4. Item No. 51 within the Conditions of Approval dated August 2, 2023, for Vesting Planning Commission Resolution No. 13807 Vesting Tentative Tract Map No. 6366 August 2, 2023 Page 2 Tentative Tract Map No. 6366. Remove and replace the Public Works Department memorandum dated June 30, 2023 with the updated Public Works Department memorandum dated June 30, 2023 updating the original language relative to the bridge construction requirement below from: “Design and construct a Major Street Bridge at the intersection of Fowler Avenue and Mill Ditch. The timing of the bridge construction shall occur prior to permits.” To be replaced with the following: “Design and construct a Major Street Bridge at the intersection of Fowler Avenue at Mill Ditch. Issuance of building permits will be contingent on progress of bridge construction. Detailed construction cost estimates prior to start of work to qualify for reimbursement.” The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Wagner, seconded by Commissioner Diaz. VOTING: Ayes - Wagner, Diaz, Bray, Criner, Hardie (vice chair), Lyday Noes - None Not Voting - None Absent - Vang (chair) DATED: August 2, 2023 _______________________________ JENNIFER K. CLARK, Secretary Fresno City Planning Commission Resolution No. 13807 Vesting Tentative Tract Map No. 6366 Filed by Giannetta Engineering, on behalf of Granville Homes Action: Approve Exhibit M FRESNO CITY PLANNING COMMISSION RESOLUTION NO. 13808 The Fresno City Planning Commission at its regular meeting on August 2, 2023, adopted the following resolution relating to Planned Development Permit Application No. P22- 04877. PLANNED DEVELOPMENT: 71-lot single-family residential planned development with modified property development standards, including minimum setback reductions (garage, garage to façade, and rear), reduced minimum lot size and depth requirements, increase in maximum lot coverage, and gated private streets. PROPERTY LOCATION: Located on the west side of North Bliss Avenue between East Shields and East Princeton Avenues. PROPERTY DESCRIPTION: Approximately 7.94 acres EXISTING ZONING: RS-5 (Single-Family Residential, Medium Density) zone district. WHEREAS, Planned Development Permit Application No. P22-04877 has been filed with the City of Fresno by Giannetta Engineering, on behalf of Granville Homes, for approximately 7.94 acres of property located on the west side of North Bliss Avenue, between East Shields and East Princeton Avenues; and, WHEREAS, Planned Development Permit Application No. P22-04877 seeks authorization to develop a 71-lot single-family residential planned development with modified property development standards to allow for a reduction in the garage setback, rear yard setback, garage to façade setback, minimum lot size, minimum lot depth, an increase in maximum lot coverage, and gated private streets; and, WHEREAS, on August 2, 2023, the Fresno City Planning Commission (“Commission”) reviewed the subject planned development permit application in accordance with the policies of the Fresno General Plan and the McLane Community Plan; and, WHEREAS, the Commission conducted a public hearing to review the proposed planned development and considered the Planning and Development Department’s report recommending approval of the proposed planned development permit application subject to special permit conditions; and, Planning Commission Resolution No. 13808 Planned Development Permit Application No. P22 -04877 August 2, 2023 Page 2 WHEREAS, the Commission considered the proposed planned development permit application relative to the staff report and environmental assessment issued for the project; and, WHEREAS, the Commission invited testimony with respect to the proposed planned development application; and, WHEREAS, the applicant spoke in opposition to the project specific to the condition of approval in the Public Works Department memorandum dated June 19, 2023 (Community Facilities District (CFD)) for requirement of annexation into CFD No. 18. No neighbors spoke in support of the proposed project. NOW, THEREFORE, BE IT RESOLVED that the Commission hereby finds and determines that there is no substantial evidence in the record to indicate that the planned development permit application may have a significant effect on the environment as identified by Environmental Assessment No. T-6366/P22-04877 dated July 12, 2023. BE IT FURTHER RESOLVED that the Commission, as a result of its inspections, investigations and studies made by itself and in its behalf, and of testimonies offered at said hearing, has established that approval of the special permit would be in accordance with applicable provisions of the Fresno Municipal Code, including the determination that all findings have been made relative to the issuance of a planned development permit application for the proposed project. BE IT FURTHER RESOLVED that the Commission hereb y approves Planned Development Permit Application No. P22-04877 authorizing the development of a planned development, which includes modified property development standards, including reduced minimum setbacks (garage, garage to façade, rear yard), reduced minimum lot size and depth, increase in maximum lot coverage, and private gated streets, subject to the Planning and Development Department Conditions of Approval dated August 2, 2023, and the following modification: 1. Item No. 20 within the Conditions of Approval dated August 2, 2023, for Vest ing Tentative Tract Map No. 6366. Revise the condition below to strike out the word “public” below and replace with “private”. Provide and dedicate minimum 10-foot outlots for public private landscape purposes (and irrigation system) along the rear (eastern) property lines of all lots with frontage along North Bliss Avenue (lots 1 through 13). The 10 -foot wide outlots shall be located adjacent to the “sidewalk pattern” within the adjacent public street Planning Commission Resolution No. 13808 Planned Development Permit Application No. P22 -04877 August 2, 2023 Page 2 rights-of-way and shall incorporate street trees to shade the adjacent sidewalks in accordance with Public Works standards, specifications, and policies. 2. Item No. 21 within the Conditions of Approval dated August 2, 2023, for Vesting Tentative Tract Map No. 6366. Revise the condition below to strike out the word “public” below and replace with “private”, and strike out the last sentence. The proposed 10-foot wide landscape easements along North Bliss Avenue shall be identified as Outlots to be dedicated to the City of Fresno, in fee, for public private landscape (and irrigation system) and utility purposes on the Final Map. The City Engineer may discretionarily require modification to other public easements proposed when/where such easements are preferre d to be identified as Outlots to be dedicated to the City, in fee. 3. Item No. 51 within the Conditions of Approval dated August 2, 2023, for Vesting Tentative Tract Map No. 6366. Remove and replace the Public Works Department memorandum dated June 19, 2023 with the updated Public Works Department memorandum dated June 19, 2023 updating the original language relative to the bridge construction requirement below from: “Construct major street bridge on Fowler Avenue at Mill Ditch prior to issuance of first building permit. Submit detailed construction cost estimates prior to start of work to qualify for reimbursement.” To be replaced with the following: “Construct major street bridge on Fowler Avenue at Mill Ditch. Issuance of building permits will be contingent on progress of bridge construction. Submit detailed construction cost estimates prior to start of work to qualify for reimbursement.” 4. Item No. 51 within the Conditions of Approval dated August 2, 2023, for Vesting Tentative Tract Map No. 6366. Remove and replace the Public Works Department memorandum dated June 30, 2023 with the updated Public Works Department memorandum dated June 30, 2023 updating the original language relative to the bridge construction requirement below from: “Design and construct a Major Street Bridge at the intersection of Fowler Avenue Planning Commission Resolution No. 13808 Planned Development Permit Application No. P22 -04877 August 2, 2023 Page 2 and Mill Ditch. The timing of the bridge construction shall occur prior to permits.” To be replaced with the following: “Design and construct a Major Street Bridge at the intersection of Fowler Avenue at Mill Ditch. Issuance of building permits will be contingent on progress of bridge construction. Detailed construction cost estimates prior to start of work to qualify for reimbursement.” The foregoing Resolution was adopted by the Fresno City Planning Commission upon a motion by Commissioner Wagner, seconded by Commissioner Diaz. VOTING: Ayes - Wagner, Diaz, Bray, Criner, Hardie (vice chair), Lyday Noes - None Not Voting - None Absent - Vang (chair) DATED: August 2, 2023 _______________________________ JENNIFER K. CLARK, Secretary Fresno City Planning Commission Resolution No. 13808 Planned Development Permit Application No. P22-04877 Filed by Giannetta Engineering, on behalf of Granville Homes Action: Approve Exhibit N Exhibit O nbsgov.com Prepared by: Corporate Headquarters 32605 Temecula Parkway, Suite 100 Temecula, CA 92592 Toll free: 800.676.7516 Report For: Revised Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development March 2023 TABLE OF CONTENTS Section 1 | INTRODUCTION .................................................................................................... 1 Section 2 | BACKGROUND ...................................................................................................... 2 Analysis Methodology .............................................................................................................. 2 Current City Persons Served .................................................................................................... 3 Project Area Description .......................................................................................................... 4 Section 3 | REVENUE ESTIMATE ............................................................................................. 6 Property Tax Revenue .............................................................................................................. 6 Property Tax in Lieu of Vehicle License Fee (“VLF”) Revenue ................................................. 7 Documentary Transfer Tax ....................................................................................................... 8 Sales Tax Revenue .................................................................................................................... 9 Other City Revenue ................................................................................................................ 11 Allocation of Other Revenues to Population Served ............................................................. 12 Revenue Summary ................................................................................................................. 13 Section 4 | EXPENDITURES ESTIMATE .................................................................................. 15 Current Public Safety Service Level Expenditures.................................................................. 15 Allocation of Current Public Safety Service Level Expenditures to Population Served ......... 15 Current Public Safety Service Level Expenditures per Person Served ................................... 16 Total Expenditures Summary ................................................................................................. 16 Section 5 | FISCAL IMPACT ................................................................................................... 18 Section 6 | FISCAL IMPACT FUNDING OPTIONS .................................................................... 19 Community Facilities Districts ................................................................................................ 19 CFD Special Tax Recommendation ......................................................................................... 20 LIST OF TABLES Table 1. Current Persons Served .................................................................................................................... 4 Table 2. Project Area Development & Population Summary ......................................................................... 5 Table 3. Total Future Assessed Value of SFR and MFR Development ............................................................ 7 Table 4. Incremental Assessed Value of Future Residential Development.................................................... 7 Table 5. Property Tax Generated by Future Residential Development ......................................................... 7 Table 6. Property Tax in Lieu of VLF Ratio ...................................................................................................... 8 Table 7. Property Tax in Lieu of VLF Revenue ................................................................................................ 8 Table 8. Documentary Transfer Tax Generated by Future Development ...................................................... 9 Table 9. Estimated Total Incomes per SFR & MFR Unit ............................................................................... 10 Table 10. Sales Tax Revenue Generated By Project Area Residential Population ......................................... 10 Table 11. Other Revenues .............................................................................................................................. 11 Table 12. Other Revenues Allocation to Population Base .............................................................................. 12 Table 13. Other Revenue per Person Served ................................................................................................. 12 Table 14. Other Revenue Generated by Future Development ...................................................................... 13 Table 15. Total Revenue Summary ................................................................................................................. 13 Table 16. Total Revenue Summary By Future Development Type ................................................................. 13 Table 17. Revenue Allocable to Public Safety ................................................................................................ 14 Table 18. Revenue Allocable to Public Safety By Future Development Type ................................................ 14 Table 19. Current Public Safety Service Level Expenditures .......................................................................... 15 Table 20. Current Public Safety Expenditures Allocation to Population Base ............................................... 16 Table 21. Current Public Safety Service Level Expenditures per Person Served ............................................ 16 Table 22. Current Public Safety Service Level Expenditures Generated by Future Development ................. 16 Table 23. Expenditures Summary ................................................................................................................... 17 Table 24. Expenditures Summary by Future Development Type ................................................................... 17 Table 25. Annual Fiscal Impact ....................................................................................................................... 18 Table 26. Fiscal Impact by Development Type ............................................................................................... 18 Table 27. Proposed CFD Special Tax Rates ..................................................................................................... 20 City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 1 SECTION 1 | INTRODUCTION The City of Fresno (“City”) is undertaking a comprehensive review of the net fiscal impact to its police and fire safety (“Public Safety”) operational budgets (“Public Safety Operational Budget”) projected as a result of anticipated future residential development within a region of the City identified as the West Area Neighborhoods (“West Area Region”). Of note, the focus of this analysis is not on future development planned within the entirety of the West Area Region, but rather focuses specifically on residential development in a subset of the West Area Region referred to in this report as the Project Area (“Project Area”). A review of the revenues expected to be generated by projected development within the Project Area, as compared with expenditures the City will incur to provide police and fire safety/protection/suppression services (“Public Safety Services”) within the boundaries of the Project Area, determined that projected Single-Family Residential (“SFR”) and Multi-Family Residential (“MFR”) development within the Project Area will have a negative fiscal impact on the City’s Public Safety Operational Budget. To offset negative fiscal impacts created by projected development, NBS recommends the City consider establishing a funding source through a special financing district. This fiscal impact analysis provides background information, applicable financial information, and recommended actions for the City’s consideration. To accomplish these objectives, this report includes the following: • Background Information. The introductory portion of the report focuses on the City, projected development within specified regions in the City, and public services/operations under review. • Revenues. The revenue section of the report identifies and quantifies the various types of revenue sources projected to be generated for the City by planned development within the Project Area. • Expenditures. The expenditure section of the report identifies and quantifies the recurring cost burden placed upon the City’s Public Safety Operational Budget resulting from development within the Project Area. • Fiscal Impact. Using projected development’s identified revenues and expenditures, this section of the report identifies the overall fiscal impact on the City’s General Fund operations. Fiscal impacts are addressed on a development type basis using either a per dwelling unit, building square foot, lot square foot, or acre factor. • Recommendations. The report concludes with a summary of development-based fiscal impact findings and recommendations for the City’s consideration. City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 2 SECTION 2 | BACKGROUND As part of the overall decision-making process to move forward with proposed development, it is important to evaluate the financial benefits and strains development will have on a public agency’s existing and future operations. This analysis seeks to determine the fiscal impact of future development within the Project Area to the City’s Public Safety Operational Budget. Of note, the focus of this analysis is on the portion of the City’s total Public Safety Operational Budget accounted for within the City’s General Fund. Impacts to any Public Safety special funds are outside of the scope of this analysis and thus excluded from consideration. To determine anticipated fiscal impacts to the City’s Public Safety Operational Budget, this analysis is designed to quantify the approximate cost of providing Public Safety Services to the City’s projected future population within the examined Project Area. Analysis Methodology Figures presented in this report are based on data sources, methodologies, and assumptions deemed reasonable by NBS and City staff as of the date of this report. Data sources, conclusions drawn from data sources, methodologies, and assumptions used in this analysis are subject to change depending on shifts in variables including but not limited to: market conditions, environmental factors, development plans, City objectives, data availability, etc. This analysis utilizes data from various sources that are cited where applicable. Current-day dollar values are used due to the inability to project with accuracy revenue and expenditure amounts at time of buildout. No assumptions are made concerning when projected development examined in this report is expected to be completed, sold, or placed into service. The rounding of decimals may cause marginal variances between calculated and listed figures that appear in this report. The revenue portion of the fiscal impact analysis focuses on various taxes, fees, and other City revenues collected to fund ongoing operational costs. The expenditure portion of the fiscal impact analysis focuses on recurring expenditures incurred by the City to provide ongoing services to its population. There are several industry-accepted methodologies used for allocating a public agency’s recurring revenues and expenditures to future development. This fiscal analysis primarily employs two industry-standard approaches: the case study approach and the multiplier approach. CASE STUDY APPROACH When data used in a fiscal impact analysis is specific to the analysis itself and is not dependent on industry- accepted generalized multipliers such as the number of residents, employees, etc., the case study approach is utilized. The case study approach relies on development-specific data to estimate the fiscal impacts of projected future development. Data used in the case study approach may include various items applicable to future projections, including but not limited to: assessed valuations, property turnover rates, residential and employee populations, household incomes, estimated sales, and taxable expenditures. MULTIPLIER APPROACH The multiplier approach is used in a fiscal impact analysis when relationships between projected future development and revenues or expenditures generated from said development are difficult to quantify. This City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 3 approach assumes that certain revenues and expenditures are accurate indicators of future anticipated revenues and expenditures which can be quantified based on changes in, for example, the number of persons served by a public agency. To apply the multiplier approach, this report determines an average revenue or expenditure amount based upon a per person served basis. Depending on the type of revenue or expenditure, persons served can include residents, employees, or a combination of both. Current City Persons Served To best apply the multiplier approach in this fiscal impact analysis and to allocate applicable revenues and expenditures, current populations are identified. RESIDENTIAL POPULATION Current residential population data was obtained from the California Department of Finance (“CA DOF”) and City Annual Comprehensive Financial Report for the Fiscal Year Ended June 30, 2021 (“2021 ACFR”). Per the CA DOF, in 2021 the residential population of the City was 546,770. Per the 2021 ACFR, between 2012 and 2021, the City’s population grew annually by approximately 1%. For purposes of this analysis, the 2021 residential population is adjusted by 1% to estimate the City’s 2022 residential population. EMPLOYEE POPULATION Current employee population data was obtained from the 2021 ACFR. Per the 2021 ACFR, in 2021 the employee population of the City (i.e., number of jobs within the City) was 404,300. Between 2012 and 2021, the employee population of the City grew annually by approximately 8%. For purposes of this analysis, the 2021 employee population is adjusted by 5% rather than 8% to conservatively estimate the City’s 2022 employee population. PERSONS SERVED Using residential and employee population estimates identified above, the total number of persons served within the City can be calculated. When establishing the total number of persons served within the City, this analysis acknowledges that an employee population does not have the same impact on demand for public services as a residential population. This is especially true for the portion of the employee population which works within the City but resides outside of its boundaries. While the exact service- demand relationship between an employee and a resident is difficult to quantify with accuracy, an industry-standard correlation of one-half employee to one resident is commonly used. This 50% adjustment suggests that a resident will have twice the impact on a public agency’s revenues and demand for services as that of an employee within the City. The 50% adjustment also seeks to account for employees included within the identified employee population count that are also residents of the City. Applying the 50% adjustment to the City’s existing employee population base, the total number of persons served within the City is calculated in the following table. City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 4 TABLE 1. CURRENT PERSONS SERVED Description Total Current Residential Population (1) 552,238 Current Employee Population (2) 424,515 Adjusted Employee Population (3) 212,258 Current Persons Served (4) 764,496 (1) 2021 residential population escalated by 1%. (2) 2021 employee population escalated by 5%. (3) Current Employee Population adjusted by 50%, rounded to the nearest whole number. (4) Equal to (Current Residential Population) + (Adjusted Employee Population). Project Area Description The Project Area development will consist of approximately 238 acres of land generally located north of West Shields Avenue, east of North Bryan Avenue, south of West Ashlan Avenue, and west of North Polk Avenue. The parcels comprising the Project Area development are highlighted in the following graphic. As of the date of this report, two specific SFR developments are planned within the Project Area. Tract Map No. 6234 (“Tract Map No. 6234”), prepared on October 2, 2018, indicates that approximately 90 of the 238 acres comprising the Project Area will develop to contain 486 SFR units with an average density of 5.39 SFR units per acre. Final Map of Tract 6310 (“Tract Map No. 6310”), prepared in January 2021, indicates that approximately seven and a half of the 238 acres comprising the Project Area will develop to contain 38 SFR units with an average density of 5.07 SFR units per acre. Taking a weighted average of the residential densities of Tract Maps No. 6234 and 6310 produces a density of approximately 5.37 SFRs per acre (“Average SFR Density”). For the remaining 140 acres within the Project Area, Map 5-1 of the West Area Neighborhoods Specific Plan (“West Area Specific Plan”) titled Specific Plan Proposed Planned Land Use (“Specific Plan Use Map”) City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 5 was considered. Per the Specific Plan Use Map, of the remaining 140 acres, approximately seven will develop into a neighborhood park, 20 will develop into a ponding basin, and the remaining 113 acres will develop into Medium Density residential development defined in the West Area Specific Plan as having a residential density of 5.0-12.0 dwelling units per acre. To account for the possibility of MFR development occurring within the aforementioned 113 acres, this analysis assumes that approximately 93 acres will develop to contain SFR units with a density equal to the Average SFR Density and approximately 20 acres will develop to contain MFR units with a density equal to 20 MFR units per acre (“Average MFR Density”). This split is estimated based on County assigned land use codes and the Specific Plan Land Use Map. The Average MFR Density aligns with the residential development category Urban Neighborhood defined in the West Area Specific Plan as having a density equal to 16 to 30 dwelling units per acre. According to the United States Census Bureau (“US Census Bureau”), as of 2020, the average household density within the City was approximately 3.04 persons per housing unit. The residential density of 3.04 persons per unit is assigned to the SFR development category, and applied to the MFR development category after being discounted by 20%. The 20% discount seeks to reflect that, on average, SFR units have a greater capacity to house individuals than MFR units. The MFR residential density discount of 20% is estimated as of the time of this report and is subject to change. A summary of the projected development within the Project Area is presented in the following table. TABLE 2. PROJECT AREA DEVELOPMENT & POPULATION SUMMARY Development Type Acres (1) Units per Acre (2) Unit Count (3) Residential Density (4) Residents (5) SFR 190.70 5.37 1,023 3.04 3,110 MFR 19.97 20.00 399 2.43 970 Park 7.39 N/A N/A N/A N/A Ponding Basin 20.00 N/A N/A N/A N/A Totals 238.06 1,422 4,080 (1) Per Fresno County Secured Roll Data (“County Secured Roll Data”) available as of the date of this report. (2) Reflects Average SFR Density and Average MFR density. (3) Equal to (Acres) x (Units per Acre). (4) For SFR, sourced from US Census Bureau. SFR density discounted by 20% and applied to MFR development category. Discount is estimated and subject to change. (5) Equal to (Unit Count) x (Residential Density). The 4,080 residents that will be added to the City’s existing residential population as a result of development within the Project Area represents an increase of approximately 0.74%. City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 6 SECTION 3 | REVENUE ESTIMATE The City relies on various forms of revenues, with a majority of the City’s General Fund revenues deriving from property taxes, sales taxes, charges for service, and various other taxes and fees. The case study approach is used to determine the estimated property tax revenue generated for the City by projected future development within the Project Area, and the multiplier approach is used to allocate certain other types of revenue projected to be generated for the City. Property Tax Revenue Under California law, non-exempt property pays an ad valorem property tax equal to 1% of the assessed value of the property. Any additional voter-approved taxes or assessments will result in a total property tax rate burden that can exceed 1% of the property’s assessed value. The property tax revenue received from the 1% ad valorem property tax rate is then allocated to various overlapping public agencies based upon their authorized allocation for each Tax Rate Area (“TRA”). Across the TRAs comprising the Project Area, of the 1% ad valorem property tax collected from property within its boundaries, the City receives approximately 16.96%. RESIDENTIAL DEVELOPMENT Property is subject to the 1% ad valorem tax rate unless it can qualify for an exemption under existing California laws. Certain types of property that are granted this property tax exemption, also known as the Welfare Exemption (“Welfare Exemption”), include hospitals, universities, churches, affordable housing, and other nonprofits. If the Welfare Exemption is granted, the property will not be subject to the 1% ad valorem property tax. However, the property may still be subject to other assessments, taxes, and charges levied by local governments. Future SFR and MFR development within the Project Area is projected to be subject to the 1% ad valorem property tax rate. The Project Area is not expected to contain any Affordable Housing development which would be expected to qualify for the Welfare Exemption and thus be exempt from the 1% ad valorem property tax. To calculate the amount of property tax revenue projected to be generated for the City by future SFR and MFR development, the estimated value of each property type given market conditions at the time of this report are considered. This analysis assumes that all SFR units will be owner-occupied, apply, and qualify for a Homeowner Exemption which reduces the assessed value of each unit by $7,000. It is also assumed that all MFR units will be renter-occupied and ineligible to receive a Homeowner Exemption. City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 7 TABLE 3. TOTAL FUTURE ASSESSED VALUE OF SFR AND MFR DEVELOPMENT Description SFR MFR Total Estimated Total Value per Unit (1) $399,000 $155,558 N/A Homeowner Exemption 7,000 - N/A Assessable Value per Unit (2) 392,000 155,558 N/A Unit Count (3) 1,023 399 1,422 Total Future Assessed Value (4) $401,016,000 $62,067,642 $463,083,642 (1) Value for SFR drawn from Zillow.com Home Value Index for the City. Value for MFR drawn from an analysis of the average assessed value per unit for MFR prepared by the City of Fresno as of March 2023. Figures reflect market conditions as of the date of this report and are subject to fluctuation. (2) Equal to (Estimated Total Value per Unit) – (Homeowner Exemption). (3) Identified in Table 2. (4) Equal to (Assessable Value per Unit) x (Unit Count). Undeveloped land zoned for residential use currently generates a level of property tax revenue for the City. For purposes of assigning current assessed value to property that will contain projected future SFR and MFR development, County Secured Roll Data was analyzed. The incremental assessed value of projected future SFR and MFR development within the Project Area is calculated in the following table. TABLE 4. INCREMENTAL ASSESSED VALUE OF FUTURE RESIDENTIAL DEVELOPMENT Description SFR MFR Total Total Future Development Assessed Value $401,016,000 $62,067,642 $463,083,642 Current Assessed Value (1) 8,180,817 342,356 8,523,173 Incremental Assessed Value (2) $392,835,183 $61,725,286 $454,560,469 (1) Per County Secured Roll Data. (2) Equal to (Total Future Development Assessed Value) - (Current Assessed Value). The amount of property tax revenue expected to be generated by future taxable residential development within the Project Area is calculated in the following table. TABLE 5. PROPERTY TAX GENERATED BY FUTURE RESIDENTIAL DEVELOPMENT Description SFR MFR Total Incremental Assessed Value $392,835,183 $61,725,286 $454,560,469 1% Ad Valorem $3,928,352 $617,253 $4,545,605 Property Tax Generated for City (1) $666,248 $104,686 $770,935 (1) Equal to (1% Ad Valorem) x (City share of 1% Ad Valorem, 1 6.96%). Property Tax in Lieu of Vehicle License Fee (“VLF”) Revenue Property tax in lieu of VLF is revenue the City receives in addition to the City’s share of ad valorem property tax revenues. In 2004, the California Legislature permanently reduced the VLF rate from 2.00% to 0.65% and compensated cities and counties for their revenue loss with a like amount of property taxes, dollar for dollar. A public agency’s property tax in lieu of VLF revenue allocation changes in proportion to the growth or decline in gross assessed valuation. City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 8 Using total City assessed values detailed in the 2021 ACFR and property tax in lieu of VLF amounts received by the City, as confirmed by City staff, the ratio of property tax in lieu of VLF received by the City to the City’s gross assessed value is calculated in the following table. TABLE 6. PROPERTY TAX IN LIEU OF VLF RATIO Description Fiscal Year 2020/21 Value City Total Assessed Value (1) $38,558,581,315 VLF Revenue (2) 49,459,237 Property Tax in Lieu of VLF Ratio (3) 0.1283% (1) Per the 2021 ACFR. (2) Confirmed by City staff. (3) Equal to (VLF Revenue) / (City Total Assessed Value). The property tax in lieu of VLF ratio is applied to the incremental assessed value of projected future development within the Project Area to estimate the amount of property tax in lieu of VLF to be generated by said development. TABLE 7. PROPERTY TAX IN LIEU OF VLF REVENUE Description Incremental Assessed Value (1) Property Tax in Lieu of VLF Ratio Property Tax in Lieu of VLF Revenue (2) SFR $392,835,183 0.1283% $504,008 MFR 61,725,286 0.1283% 79,194 Totals $454,560,469 $583,201 (1) Identified in Table 4. (2) Equal to (Incremental Assessed Value) x (Property Tax in Lieu of VLF Ratio). Documentary Transfer Tax When property is sold, a documentary transfer tax is charged and distributed to the City and County. The documentary transfer tax is charged at a rate of $0.55 per $500 of assessed value, or $1.10 per $1,000 of assessed value. To determine the annual documentary transfer tax revenue, estimated property turnover rates are considered. This analysis assumes that SFR will turnover approximately every 13 years, resulting in an annual turnover rate of about 8%, and MFR units will turnover approximately every 20 years, resulting in an annual turnover rate of 5%. Utilizing the estimated incremental assessed value of projected future development and estimated annual turnover rates, the City’s share of the documentary transfer tax is calculated in the following table. City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 9 TABLE 8. DOCUMENTARY TRANSFER TAX GENERATED BY FUTURE DEVELOPMENT Description SFR MFR Incremental Assessed Value $392,860,046 $61,725,286 Estimated Annual Turnover Rate (1) 8% 5% Annual Turnover Assessed Value (2) 31,428,804 3,086,264 Annual Turnover Assessed Value / $1,000 31,429 3,086 Documentary Transfer Tax Rate per $1,000 (3) 0.55 0.55 Documentary Transfer Tax Revenue $17,286 $1,697 (1) Source for SFR rate: “Latest Calculations Show Average Buyer Expected to Stay in Home 13 Years,” Economic and Housing Policy, National Association of Homebuilders. MFR rate estimated and subject to change. (2) Equal to (Incremental Assessed Value) x (Estimated Annual Turnover Rate). (3) $1.10 tax rate is split $0.55 to the County and $0.55 to the City. Sales Tax Revenue A sales tax is a tax levied on the sale, transfer, or exchange of a taxable item or service. A base sales tax of 7.25% is levied in California, and revenue generated from the sales tax is allocated to certain state and local jurisdictions. The City receives 1.00% of the base state sales tax rate. In addition to the base state sale tax, the County levies three additional taxes. A 0.50% sales tax is levied through Measure C. Measure C was originally passed by the County’s electorate in 1986 and extended for an additional 20 years in 2006. Unless renewed by the County’s electorate, Measure C is set to expire in 2027. A 0.10% sales tax is levied through Measure Z. Measure Z was originally passed in 2004, renewed in 2014, and unless renewed by the County’s electorate, is set to expire in 2025. A 0.125% sales tax is levied through Measure B. Measure B was originally passed in 1998, renewed in 2012, and unless renewed by the County’s electorate, is set to expire in 2029. The City levies an additional 0.375% transaction and use tax through Measure P which the City Council certified in 2021. The Measure P transaction and use tax is levied to generate funds for the City’s Clean and Safe Neighborhood Parks Account. Funds may only be used to: beautify streets, expand access to arts, service parks, recreation facilities, after-school facilities, walking/biking trails, and the San Joaquin River Parkway. This analysis seeks to focus solely on general revenue streams that will be consistently available to the City, therefore voter-approved taxes which expire such as the Measure C and Measure Z sales taxes, or are earmarked for specific uses such as the Measure P sales tax are excluded from consideration in this report. The sales tax rate used to project sales tax revenue for the City in this analysis is 1.00%. FUTURE RESIDENTS To determine the amount of sales tax revenue expected to be generated by the residential population that will result from projected residential development within the Project Area, estimated household incomes and the percentage of income spent on taxable retail sales per housing unit are considered. In 2021, the Joint Center for Housing Studies of Harvard University authored the 2021 State of the Nation’s Housing report (“Harvard Study”). As noted earlier in this report, it is assumed that future residents of MFR units will be renters rather than owners. The Harvard Study notes that many renters in the nation are City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 10 burdened by the cost of their rent. The study categorizes renters paying more than 30% of their income on rent as being moderately cost-burdened (“Moderately Cost Burdened”) and categorizes renters paying more than 50% of their income on rent as being severely cost-burdened (“Severely Cost Burdened”). Per the Harvard Study, in 2019 within Fresno Metro Area, approximately 24% of renters were Moderately Cost Burdened and 29% were Severely Cost Burdened, indicating that approximately 53% of all renters in the region experience some level of cost burden as a result of their rent. Thus, this analysis assumes that residents of future MFR units within the Project Area will need to allocate 35% of their incomes to rent, representing a rent cost burden greater than that defined by “Moderate” but lesser than that defined by “Severe.” as described in the Harvard Study. The projected household incomes within SFR and MFR units are calculated in the following table. TABLE 9. ESTIMATED TOTAL INCOMES PER SFR & MFR UNIT Description Value Estimated Annual Household Income per SFR Unit (1) $101,908 Monthly Rent per MFR Unit (2) 1,737 % of Income Dedicated to Rent (3) 35% Estimated Annual Household Income per MFR Unit $59,554 (1) 2022 average household income, per ESRI Demographic and Income Profile for the City of Fresno. (2) Equal to asking rent per MFR Unit per CoStar average of MFR developments constructed after January 2020. Value reflects market conditions as of the date of this report and is subject to fluctuation. (3) Estimated using rent cost burden data found within the Harvard Study. Subject to change. The estimated amount of sales tax revenue generated by residents of future SFR and MFR development are presented in the following table. TABLE 10. SALES TAX REVENUE GENERATED BY PROJECT AREA RESIDENTIAL POPULATION Description SFR MFR Estimated Annual Household Income per Unit (1) $101,908 $59,554 Unit Count (2) 1,023 399 % of Household Income Allocated to Taxable Retail Sales (3) 28% 37% % of Sales Projected to Occur Within City Boundaries (4) 70% 70% Sales Tax Revenue (5) $204,334 $61,544 (1) Identified in Table 9. (2) Identified in Table 2. (3) Sourced from reports authored by the firm ALH Urban and Regional Economics using data compiled by the United States Bureau of Labor Statistics. Percentages are estimated to apply to the Project Area as of the date of this report. Subject to change in response to market fluctuations or the availability of new data. (4) Estimated, subject to change. (5) Equal to (Estimated Annual Household Income per Unit) x (Unit Count) x (% of Household Income Allocated to Taxable Retail Sales) x (% of Sales Projected to Occur Within City Boundaries) x (1.00%) City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 11 Other City Revenue The City receives revenue from various other sources including fees, fines, penalties, charges for services, and other revenues (“Other Revenues”). For purposes of this analysis, revenues that are not considered include one-time building and planning permits, room taxes, interest from City investments, use of money and property, special project funds, grants, and inter/intragovernmental revenues. To account for increased Other Revenues associated with additional demand for public services, Other Revenues are allocated to projected development using the multiplier approach. However, development- induced increases in Other Revenues may not necessarily result in a direct 1:1 relationship increase in Other Revenues. For example, a 20% increase in the City’s residential population may not cause a 20% increase in Cannabis Revenues for the City. A portion of the City’s Other Revenues may increase marginally as a result of population increases. Therefore, to account for relationships between Other Revenues and population changes that are less than 1:1, City Other Revenues have been adjusted to conservatively estimate the impact of projected development on Other Revenues. Of note, Other Revenue adjustments are estimates based on the individual characteristics of projected development and industry-standard assumptions. The original budgeted expenditure amounts, the impact adjustment percentage, and the adjusted Other Revenue amounts are presented in the following table. Fiscal Year 2022/23 Other Revenues are sourced from the City’s Adopted Fiscal Year 2022 Budget (“2022 Budget”). TABLE 11. OTHER REVENUES Other Revenue Type (1) Fiscal Year 2022/23 Amount (2) Impact Adjustment Percentage (3) Adjusted Fiscal Year 2022/23 Amount (4) Business License $21,997,000 70% $15,397,900 Franchise Fees 15,646,000 75% 11,734,500 Charges for Current Services 40,037,000 70% 28,025,900 Cannabis 4,349,200 65% 2,826,980 Other Taxes & Fees 6,620,000 50% 3,310,000 Total $88,649,200 $61,295,280 (1) Room Tax, intergovernmental revenues, and intragovernmental governmental revenues excluded from consideration due to a low likelihood of revenue amounts changing materially in response to the Project Area development. (2) Per 2022 Budget. Other Taxes & Fees total includes All Other amount listed in 2022 Budget. (3) Values are estimated and subject to change. (4) Equal to (Fiscal Year 2022/23 Amount) x (Impact Adjustment Percentage). City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 12 Allocation of Other Revenues to Population Served Each City Other Revenue line item was categorized as corresponding to the residential and employee population, solely the residential population, or solely the employee population. The following table provides the persons served category for each of the recurring Other Revenue categories. TABLE 12. OTHER REVENUES ALLOCATION TO POPULATION BASE Description Population Base Business License Employees Franchise Fees Persons Served Charges for Current Services Persons Served Cannabis Persons Served Other Taxes & Fees Persons Served After adjusting the estimated Fiscal Year 2022/23 Other Revenues to account for relationships that are less than a 1:1 relationship, the total Other Revenue amount to be considered is approximately $61.2 million. This figure is used to determine what additional Other Revenue amounts the City can expect to receive as a result of projected development within the Project Area. It is assumed that current per capita revenue amounts will serve as the best indicator of future per capita revenue amounts, thus, to allocate Other Revenues to projected future development, the multiplier approach is utilized. Using the current City persons served population, Other Revenue per person served is calculated, as shown in the following table. TABLE 13. OTHER REVENUE PER PERSON SERVED Description (1) Adjusted Fiscal Year 2022/23 Amount (2) Current City Persons Served (3) Amount per Person Served (4) Franchise Fees $11,734,500 764,496 $15.35 Charges for Current Services 28,025,900 764,496 36.66 Cannabis 2,826,980 764,496 3.70 Other Taxes & Fees 3,310,000 764,496 4.33 Totals $45,897,380 $60.04 (1) Business License revenue excluded as no employees are expected to be generated by development within the Project Area. (2) Calculated in Table 11. (3) Identified in Table 1. (4) Equal to (Adjusted Fiscal Year 2022/23 Amount) / (Current City Persons Served). To determine the amount of Other Revenue allocated to projected residential development, the amount per person served calculated in the previous table is multiplied by the increase in persons served that will result from future development. City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 13 TABLE 14. OTHER REVENUE GENERATED BY FUTURE DEVELOPMENT Description Project Area Increase in Persons Served (1) Amount per Person Served Other Revenue (2) Franchise Fees 4,080 $15.35 $62,625 Charges for Current Services 4,080 36.66 149,570 Cannabis 4,080 3.70 15,086 Other Taxes & Fees 4,080 4.33 17,665 Totals $60.04 $244,947 (1) Identified in Table 2. (2) Equal to (Project Area Increase in Persons Served) x (Amount per Person Served). Revenue Summary A summary of the total revenues examined in this report projected to be generated by future development within the Project Area is presented in the following tables. TABLE 15. TOTAL REVENUE SUMMARY Revenue Description Total Property Tax $770,935 Property Tax in Lieu of VLF 583,201 Documentary Transfer 18,982 Sales Tax 265,878 Other 244,947 Total $1,883,943 TABLE 16. TOTAL REVENUE SUMMARY BY FUTURE DEVELOPMENT TYPE Development Type Total SFR $1,578,587 MFR 305,356 Total $1,883,943 As noted in Section 1 of this report, the focus of this analysis is to determine the impact future development within the Project Area will have on the portion of the City’s Public Safety Operational Budget housed within its General Fund. Thus, the estimated portion of total revenues that may be allocated to the City’s Public Safety Operational Budget must be quantified. The 2022 Budget states that Public Safety comprises approximately 64% of all General Fund uses. Thus, to remain consistent with current City expenditures, this analysis assumes that only 64% of total revenues will be allocated to providing Public Safety services. City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 14 TABLE 17. REVENUE ALLOCABLE TO PUBLIC SAFETY Revenue Description Total Property Tax $493,398 Property Tax in Lieu of VLF 373,249 Documentary Transfer 12,149 Sales Tax 170,162 Other 156,766 Total $1,205,724 TABLE 18. REVENUE ALLOCABLE TO PUBLIC SAFETY BY FUTURE DEVELOPMENT TYPE Development Type Total SFR $1,010,296 MFR 195,428 Total $1,205,724 City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 15 SECTION 4 | EXPENDITURES ESTIMATE The revenues identified in Section 3 of this report are intended to pay for recurring expenditures related to Public Safety services provided by the City. Current Public Safety Service Level Expenditures Future development will add residents and employees to the City’s existing population base. This residential and employee population increase will place additional demands on existing Public Safety services provided by the City. To account for increased expenditures associated with additional demand for Public Safety services, City expenditures are allocated to projected development within the Project Area using the multiplier approach. However, development-induced increases in demand for Public Safety services may not necessarily result in a direct 1:1 relationship increase in expenditures (i.e., there are some “step” functions). For example, a 20% increase in the City’s residential population may not cause a 20% increase in Police or Fire expenditures. A portion of the City’s expenditures are fixed or will increase incrementally as a result of population increases. Therefore, to account for relationships between Public Safety expenditures and population changes that are less than 1:1, City Public Safety expenditures have been adjusted to conservatively estimate the impact of projected development on the City’s Public Safety Operational Budget. Of note, expenditure adjustments are estimates based on the individual characteristics of projected development and industry-standard assumptions. The original budgeted expenditure amounts, the demand adjustment percentage, and adjusted expenditure amounts are presented in the following table. TABLE 19. CURRENT PUBLIC SAFETY SERVICE LEVEL EXPENDITURES Description Fiscal Year 2022/23 Expenditures (1) Demand Adjustment Percentage (2) Adjusted Fiscal Year 2022/23 Expenditures (3) Fire $75,290,500 95% $71,525,975 Police 194,538,900 95% 184,811,955 Totals $269,829,400 $256,337,930 (1) Per FY 2022 Budget. (2) Estimated; subject to change. (3) Equal to (Fiscal Year 2022/23 Expenditures) x (Demand Adjustment Percentage). After adjusting the estimated Fiscal Year 2022/23 Expenditures to account for relationships that are less than a 1:1 relationship, the total expenditure amount to be considered is approximately $256.3 million. This figure is used to determine the current service level expenditures per person served in the City, which in turn is used to calculate what additional current City expenditures will result from projected development. Allocation of Current Public Safety Service Level Expenditures to Population Served Public Safety expenditures are categorized as being tied to serving the residential and employee population, solely the residential population, or solely the employee population. The following table provides the persons served category for each of the recurring current Public Safety expenditure categories. City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 16 TABLE 20. CURRENT PUBLIC SAFETY EXPENDITURES ALLOCATION TO POPULATION BASE Description Population Base Fire Persons Served Police Persons Served Current Public Safety Service Level Expenditures per Person Served Using the multiplier approach, the number of persons served within each expenditure category is applied to the corresponding adjusted expenditure line item to determine the allocable expenditure per person. The table below provides the current service level expenditures per person served for each of the listed expenditure categories. TABLE 21. CURRENT PUBLIC SAFETY SERVICE LEVEL EXPENDITURES PER PERSON SERVED Description Adjusted Fiscal Year 2022/23 Expenditures (1) Current City Persons Served (2) Amount per Person Served (3) Fire $71,525,975 764,496 $93.56 Police 184,811,955 764,496 241.74 Totals $256,337,930 $335.30 (1) Calculated in Table 19. (2) Identified in Table 1. (3) Equal to (Adjusted Fiscal Year 2022/23 Expenditures) / (Current City Persons Served). To determine the amount of current service level expenditures allocated to projected development within the Project Area, the amount per person served calculated in the previous table is multiplied by the increase in persons served that will result from future development. TABLE 22. CURRENT PUBLIC SAFETY SERVICE LEVEL EXPENDITURES GENERATED BY FUTURE DEVELOPMENT Description Increase in Persons Served (1) Amount per Person Served Current Expenditures (2) Fire 4,080 $93.56 $381,724 Police 4,080 241.74 986,314 Totals $335.30 $1,368,037 (1) Identified in Table 2. (2) Equal to (Increase in Persons Served) x (Amount per Person Served). Total Expenditures Summary Projected residential will cause the City to incur additional various forms of expenditures to provide Public Safety services to its current and future populations. A summary of the expenditures projected to be generated by future development is presented in the following tables. City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 17 TABLE 23. EXPENDITURES SUMMARY Description Total Current Public Safety Service Level Expenditures $1,368,037 Total $1,368,037 TABLE 24. EXPENDITURES SUMMARY BY FUTURE DEVELOPMENT TYPE Development Type Total SFR $1,042,793 MFR 325,244 Total $1,368,037 City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 18 SECTION 5 | FISCAL IMPACT Based on the estimated total revenue calculated in Section 3 and the estimated total expenditures calculated in Section 4, there is a net negative fiscal impact as a result of projected future development within the Project Area. The table below sets forth the total anticipated negative fiscal impact. TABLE 25. ANNUAL FISCAL IMPACT Description Value Total City Revenues $1,205,724 Total City Expenditures (1,368,037) City Positive / (Negative) Fiscal Impact ($162,314) The fiscal impact future development is projected to have on the City’s Public Safety Operational Budget is presented in the following table. TABLE 26. FISCAL IMPACT BY DEVELOPMENT TYPE Development Type Revenues Expenditures Fiscal Impact SFR $1,010,296 ($1,042,793) ($32,498) Negative MFR 195,428 (325,244) (129,816) Negative Total $1,205,724 ($1,368,037) ($162,314) The net fiscal impact identified in this section is based on revenues and expenditures projected to be generated by future development within the Project Area. Revenues generated through Community Facilities District special tax rates proposed through this report must and can only be used to finance eligible services, as detailed in Section 6 of this report. City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 19 SECTION 6 | FISCAL IMPACT FUNDING OPTIONS To mitigate the negative fiscal impacts identified in Section 5 of this report, the City should consider the establishment of a special financing district (“SFD”), which could include a special tax or a special assessment. Since the City’s negative fiscal impacts are attributable to the provision of general services, a special assessment may not be the most appropriate funding option for the City to mitigate those impacts. Special assessments require the identification and separation of general and special benefits. Special benefits can be assessed to property, but all general benefits must be funded by sources other than the special assessments. Therefore, a special assessment would not entirely alleviate the identified negative fiscal impacts. Alternatively, the City could implement a special tax. Community Facilities Districts A Community Facilities District (“CFD”), also referred to as a Mello-Roos District, is a type of SFD that is established via the Mello-Roos Community Facilities District Act of 1982 (“1982 Act”). Through the levy and collection of a special tax, CFDs provide funding for authorized public improvements and/or public services. The CFD’s Rate and Method of Apportionment includes procedures for identifying and classifying property within the CFD, establishing the initial maximum special tax rates, and the formula for calculating the annual special tax and assigning the special tax to taxable property within the CFD. Since a CFD authorizes the levy and collection of a special tax as opposed to a special assessment, there is no requirement to make a finding of special benefit for the property subject to the special tax. However, the special tax should be based on a benefit received by property, the cost of providing the facilities or services, or some other reasonable basis for assigning the special tax, as determined by the relevant legislative body. To establish a CFD, the 1982 Act requires two-thirds approval of the registered voters, residing within the proposed CFD boundary, voting in the special tax election. If there are less than 12 registered voters within the proposed CFD boundaries, then a landowner special tax election can take place. In the case of a landowner special tax election, a two-thirds approval is still required, and each landowner receives one vote per acre or portion of an acre of land owned. It should be noted that if a CFD is approved via a landowner special tax election, the CFD is only authorized to fund additional services. In Building Industry Association of the Bay Area v. City of San Ramon, the California Appellate Court held that a landowner- approved CFD can only fund the increase in demand for pre-existing services, so long as the special tax revenue is not available for general government purposes. The additional services funded by the CFD shall not replace services already available and provided within the boundaries of the CFD. Furthermore, special tax revenue generated from the CFD can only be used to fund the authorized public services outlined in the 1982 Act. CFD authorized public services include fire protection and park maintenance/lighting services. It should be noted that any CFD formed by the City, as well as any potential annexations to that CFD, would be approved by a landowner special tax election, as new development projects would be required to participate in the CFD as a condition of approval. FUTURE DEVELOPMENT SPECIFIC COSTS In addition to using a CFD to mitigate the negative fiscal impacts of future development, the CFD can also fund authorized CFD services that are intended to provide an enhanced level of service or services that are unique to future development. These services would be in addition to any identified negative fiscal impacts City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 20 placed upon the City in providing existing levels of public services. Funding for any enhanced and/or additional recurring public service costs, including repairs and replacements, reserves and administration can be accomplished through a CFD. BENEFITS TO THE CITY Through the formation of a CFD, the City can establish an ongoing funding source that mitigates negative fiscal impacts created by future residential and non-residential development, as well as provide funding for new or enhanced services within the City. To keep pace with changing costs, the CFD’s maximum special tax rate can include an annual escalation factor based on an annual fixed amount or tied to a specific inflation index. Furthermore, the CFD special tax can be established without a sunset date so that the CFD special tax can be levied in perpetuity or until voters choose to end it. CFD Special Tax Recommendation For the City to continue to provide vital public services to its population base as it continues to grow, the City must ensure that developing property pays their fair share of any additional financial burdens placed upon the City’s operational budget, including the cost of additional services required because of such development. To mitigate the negative fiscal impacts identified in Section 5 of this report, the City should consider establishing a CFD. The levy and collection of the special tax could generate sufficient revenue to offset the negative fiscal impacts to the City. Furthermore, a CFD provides the flexibility to generate additional revenue to fund any enhanced or new project specific costs desired by future development. The CFD’s Rate and Method of Apportionment establishes the special tax formula and sets the initial maximum special tax rates. A benefit of a CFD is that it allows for a great deal of flexibility in structuring the special tax formula so that the formula and maximum special tax rates best fit and accomplish specific needs. In this case, the CFD special tax rates could be sized to recover the annual negative fiscal impact of development, recover ongoing administrative costs related to the CFD, and could be structured to create both residential special tax rates and non-residential special tax rates. CFD SPECIAL TAX RATES Based on the overall fiscal impact resulting from projected future SFR and MFR development, the proposed annual base CFD special tax rates for Public Safety services are provided in the following table for consideration by the City. TABLE 27. PROPOSED CFD SPECIAL TAX RATES Development Type CFD Special Tax Rates (1) Per Rate as % of Value per Unit (2) Average Current Effective Tax Rate (3) Combined Tax Rate (4) SFR $164 Unit 0.04% 1.23% 1.28% MFR 112 Unit 0.07% 1.25% 1.32% (1) Rates for services portion; includes $15 for CFD administration costs. (2) Taxable value per SFR unit projected to be $392,000. Value per MFR unit projected to be $106,032. (3) Calculated using the Fiscal Year 2021/22 tax bills of existing residential development. Includes estimated fixed charges. (4) Equal to (Rate as % of the Value per Unit) + (Average Current Effective Tax Rate). Any discrepancies due to the rounding of decimals. City of Fresno Fiscal Impact Analysis of West Area Neighborhoods Project Area Residential Development 21 The CFD special tax rates presented in Tables 27 would represent initial CFD maximum special tax rates to mitigate the identified negative fiscal impacts, as well as the added costs for administering the CFD. Furthermore, the CFD would be structured to include a special tax escalation factor, which would allow for an annual increase to the initial CFD maximum special tax rates. While the CFD maximum special tax rates would increase on an annual basis, the City is not required to levy the special tax at the CFD maximum special tax rates each year. To meet the CFD annual special tax requirement and fund authorized services and administrative costs, the City has the flexibility to levy a CFD special tax amount that is less than or equal to the CFD maximum special tax. Tentative Tract Map 6366 and CFD 18 •Formation of CFD 18 and annexation of Fanucchi properties •Map provided was non-specific on future annexation area CFD 18 Formation Project Area Description The Project Area development will consist of approximately 238 acres of land generally located north of West Shields Ave, east of N. Bryan Ave, south of W Ashlan Ave, and west of North Polk Ave. The parcels compromising the project area development are highlighted in the following graphic. Fanucchi Property Fanucchi Property 6366- Project Location *Delivered to BIA on 9/25/2023 •6366 has been annexed since 2007 •Environmental studies have shown no significant impact to public services •Tract 6366 will generate enough property tax to provide public safety services with positive net revenue •6366 is proposed as a single-family, for rent neighborhood Tract 6366 Environmental Findings for 6366 Source: Bliss Ave. Plan Amendment Initial Study/Negative Declaration, certified December 2021 6366 Fiscal Analysis Avg. Sale Price $513,170.43 of New Home Sales Old Republic Title Company •$11,644: 2023 CFD 18 Cost to 6366 •Exponential impact for rental properties when seeking financing •Net Operating Income (NOI) Capitalization Rate CFD 18 and Rental Units = Value $11,644 .05 (Typical 5% Cap)= $232,880 Quote from Richard Ginder, Fresno Apartment Builder for 40 years: 1.Apply CFD 18 to new annexations only 2.Exempt rental projects from CFD 18 3.Implement the program for projects that do not pay for themselves CFD 18 Implementation Recommendations •Approval without CFD 18 condition •6366 meets all three criteria •Finding can be made that public services will be provided 6366 Request “My hesitation on this is people are already paying taxes that are supposed to fund public safety. This would be an additional tax of new development homeowners which would essentially be double taxing because we have an unfavorable tax sharing agreement in some of these areas.” 10/20/2022 Councilman Gary Bredefeld: “If this did not pass would those areas not be developed?” Andy Benelli: “That would be a decision by the council… it is the future annexations that could possibly not be approved.” 10/20/2022 Fire Heat Map of Fresno 6366- Project Location 6366- Project Location 6366- Project Location *Delivered to BIA on 9/25/2023 •This is a double taxation on new properties that could get litigated •City did not provide the math to everyone last year, and math uses incorrect data •If you change the policy, adopt an ordinance that clearly notifies all property owners affected •Vacant land pays property taxes in city limits, where are those funds? CFD-18 Items to Consider •Regulatory costs account for 40% of MF development costs •53% of Fresno apartment hunters looked for homes outside the metro area in 2022 •CFD-18 will drive up rents at all rental properties affected CFD-18 Affects Rental Units City’s Updated Numbers as of 9/25/2023 City’s CFD-18 Math CFD-18 Numbers NBS Study w/ FY2022 Budget Figures BIA Proposed Income & Home Values, w/ City FY2024 Public Safety Expenses Average Single Family Home Value $399,000 $503,476 Homeowner Exemption $7,000 $7,000 Average Assessed Value $392,000 $496,476 Estimated Household Income per SFR Unit $101,908 $150,000 Total City Revenues for Case Study Project (4,080 New Residents)$1,205,724 $1,523,378 Fire Dept. Expenditures $75,290,500 $101,616,000 +35% Police Dept. Expenditures $194,538,900 $260,364,200 +34% Demand Adjustment Percentage 95%95% Adjusted Fire Expenditures (95%)$71,525,975 $96,535,200 +35% Adjusted Police Expenditures (95%)$184,811,955 $247,345,990 +34% Residential Population Served 552,238 557,760 1% Added Employee Population Served 424,515 428,760 1% Added Current Persons Served (Residential + 50% Employees)764,496 772,140 Amount per Person Served (Fire)$93.56 $125.02 Amount per Person Served (Police)$241.74 $320.34 Total City Expenditures for the Case Study Project ($1,368,037)($1,817,069) Net Fiscal Impact ($162,314)($293,691) CFD Special Tax Required per Single Family Home $164/year $296/year How did the city arrive at these dollars? Grant dollars should be excluded City’s NBS Study on FY 2022 Budget Numbers Actual FY 2022 General Fund Line Item Numbers City Used These Numbers for Updated CFD-18 Actual General Fund $ that should have been used for CFD-18 Police Budget $194,538,900 $187,749,426 $260,364,200 $244,316,400 (-$16,047,800) Fire Budget $75,290,500 $75,290,500 $101,616,000 $85,609,400 (-$16,006,600) FY 2022 FY 2024 City’s Population Numbers are Incorrect 2022 Population Chart 2024 Population Chart (Based on 2022 Calcs) 2024 Population Projections City's Numbers Actual Numbers Current residential population (1% escalator)557,760 557,760 Current employee population (5% escalator)428,760 445,741 Adjusted employee population (50% of employee population)214,380 222,870 Current persons served (Resident Pop. + Adjusted Employee Pop.) 772,140 780,630 CFD-18 Numbers Comparison •If city is adjusting numbers for police and fire for new construction to pay, then builders should have a seat at the negotiation table •$13 million of grant funding not included in city’s calculations 1.Apply CFD 18 to new annexations only 2.Exempt rental projects from CFD 18 3.Implement the program for projects that do not pay for themselves CFD 18 Implementation Recommendations •Approval without CFD 18 condition •6366 meets all three criteria •Finding can be made that public services will be provided 6366 Request City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1436 Agenda Date:10/5/2023 Agenda #: REPORT TO THE CITY COUNCIL FROM:ANDREW JANZ, City Attorney Office of the City Attorney BY:SARAH PAPAZIAN, Senior Deputy City Attorney Office of the City Attorney SUBJECT Actions pertaining to proposed Harmony Communities’ proposed closure of La Hacienda Mobile Estates: 1. HEARING on sufficiency of Conversion Impact Report and Relocation Plan (the Report). 2. ADOPT findings required by Government Code Section 65863.7. 3. Take one of the following actions: i. APPROVE the Report OR ii. APPROVE the Report subject to conditions of approval OR iii. DENY the Report Attachments: City of Fresno Printed on 10/4/2023Page 1 of 1 powered by Legistar™ 10/5/2023 MOVED TO 11/16/2023 BY CAO NEW FILE ID 23-1508 AT 3 PM REPORT TO THE CITY COUNCIL October 5, 2023 FROM: ANDREW JANZ, City Attorney Office of the City Attorney BY: SARAH PAPAZIAN, Senior Deputy City Attorney Office of the City Attorney SUBJECT ..Title Actions pertaining to proposed Harmony Communities’ (Harmony or Owner) proposed closure of La Hacienda Mobile Estates (the Park): 1. HEARING on sufficiency of Conversion Impact Report and Relocation Plan (Report). 2. ADOPT findings required by Government Code Section 65863.7. 3. Take one of the following actions: i. APPROVE the Report OR ii. APPROVE the Report subject to conditions of approval OR iii. DENY the Report ...Body RECOMMENDATION Staff recommends that, after opening the public hearing and taking public comment, Council continue the public hearing to a date certain (also specifying the time and place), no sooner than November 16, 2023, allowing sufficient time for the City to review and evaluate the mobile home appraisals submitted by the Owner for compliance with Government Code Section 65863.7(a)(2). EXECUTIVE SUMMARY On July 5, 2023, Harmony Communities, owner of the La Hacienda Mobile Estates, served Park (Residents) with notices indicating an intent to permanently close the Park. Owner also provided residents with copies of the Report submitted herein. Thereafter, Owner and Residents both notified the City of a desire to exercise their respective rights under State law to a public hearing on the sufficiency of the Report and Owner’s tenant relocation efforts. However, the Owner’s appraisal of the mobile homes in the Park, which is a required component of the Report, was not provided to the City until last week. Accordingly, additional time is necessary for City staff/consultants to review and evaluate the appraisals for compliance with Government Code Section 65863.7(a)(2), which provides that if a displaced resident cannot obtain adequate housing in another mobilehome park, the Owner shall pay to the displaced resident the “in-place market value” of the displaced resident's mobilehome, and that the “in-place market value” shall be determined by a state- certified appraiser with experience establishing the value of mobilehomes, shall be based upon the current in-place location of the mobilehome and shall assume the continuation of the Park. Ultimately, following completion of the hearing(s), Council must determine the sufficiency of the Report under Government Code Section 65863.7, make findings relating to the impact of the closure on low- and moderate-income housing within the City, and either approve the Report without conditions, approve the Report subject to conditions imposing additional relocation impact mitigation measures to be provided by the Owner as required or authorized pursuant to Government Code Section 65863.7, or deny the report. (Gov. Code, § 65863.7.) BACKGROUND Pursuant to State law, prior to closure of a mobilehome park or cessation of use of the land as a mobilehome park, a mobilehome park owner must file a tenant impact report with the local legislative body. (Civ. Code, § 798.56(g); Gov. Code, § 65863.7.) On June 28, 2023, Harmony tendered the Report to the City of Fresno (City). However, Harmony did not include the required appraisal of the Park mobilehomes with the Report, even though Government Code Section 65863.7(a)(2)(C) provides that the appraisal shall be included in the Report. The appraisal was not submitted to the City until last week, after the City specifically requested it. Notice of Proposed Closure. After the tenant impact report is served on the legislative body, the mobilehome park owner must provide a copy of the report to a resident of each mobilehome in the park at the same time as the notice of the proposed change in use. On July 5, 2023, the City was notified by counsel for some of the Residents that the Report had been circulated to her clients. Hearing Request. Owner and Residents have the right to request a hearing before the local legislative body on the sufficiency of an impact report. (Gov. Code, § 65863.7(d).) On July 17, 2023, some of the Residents (those who have organized themselves into community groups called Trails End United for Change and Hacienda Homeowners for Justice) requested a hearing through their attorney Mariah Thompson. On August 11, 2023, Owner also requested a hearing through attorney Jason Dilday. Technical Aspects of the Report. Government Code Section 65863.7 requires: (1) a conversion report that includes a relocation plan adequately mitigating the impact of the Park closure upon the ability of the displaced residents of the park to find adequate housing in another mobilehome park, including an appraisal (paid for by the Owner) of the in-place market value of the Park mobilehomes as determined by a state-certified appraiser with experience establishing the value of mobilehomes, which appraisal shall be based upon the current in-place location of the mobilehomes and shall assume the continuation of the Park; (2) that the owner provides written notice of the change of use and a copy of the report to residents of each mobilehome at least 60 days prior to any hearings; and (3) that the owner pays residents the in-place market value of their mobilehome if they cannot obtain adequate housing in another mobilehome park. The Report provided to the City on June 28, 2023, did not contain any appraisals. Following notice to the Owner of this deficiency, Owner has provided appraisals as of September 27, 2023. The appraisals are attached hereto for Council consideration. It should be noted Government Code Section 65863.7(a)(2)(B) requires that the appraisals be of the “in-place market value” of the mobilehomes and “shall assume the continuation of the mobile home park.” The appraisals provided may not meet this requirement as (without limitation) they contain references and notations regarding (i) appraisal of only the chattel (personal property) interests in the mobilehomes, with no apparent recognition of any potential value attributable to a leasehold advantage in the space due to the space rent being rent- controlled and below market value, and (ii) poor market appeal of the units being appraised due to the closure of the Park. However, the City has not yet had sufficient time to investigate these issues because the appraisals were only recently received. Further, while the City is informed by attorney Mariah Thompson that the Report was served on Residents, it should be noted that Ms. Thompson does not represent all Residents. The Notice of Hearing issued to Owner by the City on September 1, 2023, directed the Owner to certify by affidavit that all Residents had been provided with the Report and required documents; such certification was required by September 29, 2023, and was not provided by Owner. Summary of Report: The Report provides general demographic information from 19 households and states that 11 households did not participate. It discusses possible replacement housing options, stating that there are no apparent mobilehome parks that will accept the displaced units into their park. (Report, pg. 6.) It provides the specific means by which Owner provided notice (personal delivery to all park residents and regular and certified mail to the owner/non-occupants). (Report, pg. 14.) The Owner has committed to providing the following benefits listed in the table below (from page 18 of the Report) to qualifying tenants: PRESCRIBED BENEFIT MOBILEHOME OWNER/OCCUPANT MOBILEHOME OWNER/ NON-OCCUPANT Fixed Moving Payment – personal property $1165 to $1925 Per Schedule at ATTACHMENT 7 $1165 to $1925 Per Schedule at ATTACHMENT 7 Actual Moving Payment – personal property The lesser of two (2) approved bids The lesser of two (2) approved bids Cost to move and reinstall the mobile home and nonrefundable entry fees Yes Yes Fair Market Value in Place (FMVIP)/appraised value Yes, in lieu of moving the mobile home Yes, in lieu of moving the mobile home Full refund of security deposit Yes, less any rents owed Yes, less any rents owed “credit check fees” Yes No The following sections of Owner’s relocation plan may benefit from additional clarity: • Owner states that the Park consists of 60 spaces, 42 of which are occupied, and that of the 42 occupied spaces, 12 are in the legal process for Unlawful Detainers. Owner seemingly presumes the 12 Unlawful Detainer proceedings will be resolved in Owner’s favor resulting in eviction of the 12 resident households unrelated to the Park closure, and therefore excludes these households from the relocation plan and proposed benefits on the basis that these residents will not be displaced by the Park closure. The report is dated July 2023; accordingly, an update is needed on these Unlawful Detainer proceedings. • Owner states benefits will be paid to “eligible displaced persons upon submission of required claim forms and documentation in accordance with approved procedures.” The Report does not define what eligible criteria – only that the specific eligibility requirements will be detailed on an individual basis with the households – and does not provide information on what the required claim forms will be. (Report, pg. 15.) • Owner is unclear about whether it will pay certain expenses. First and last month’s rent, credit check costs and other security deposits are listed as examples of costs Owner may pay in the relocation process but does not concretely commit the owner to paying them. (Report, pg. 15.) • There is some lack of clarity regarding who the Owner will consider an “owner” of a mobilehome for payment of renumeration under the relocation plan. Displaced households will receive payment for moving expenses, based on one of two available frameworks, and additional payment will be provided for households that own their mobilehome unit. The Report does not elaborate on how it will be determined who “owns” the unit – which has been a previous source of contention at the park. (Report, pg. 15) • There is lack of clarity regarding who does and does not have a lease with the Owner. According to the “Eviction Policy” in the Report, tenants may be evicted in the interim year for a “material breach of the rental agreement.” (Report, pg. 20) The report does not state how many Residents currently have lease agreements with Owner, and there have been previous claims from some Residents that Owner did not offer a rental agreement to them. • Additionally, it is unclear what is intended by the “Eviction Policy” in the Report, which lists reasons which it says are the only reasons for which the Park Owner may undertake eviction. However, State law (including Civil Code Section 798.56(g)) governs and enumerates the limited grounds upon which the Owner may terminate a resident’s space lease, including based on Park closure following the required local government approvals and notice of termination of tenancy. In light of this, the “Eviction Policy” is either intended to interpret and summarize state law, which is unnecessary and may not be accurate, or to establish rules which differ from state law, which would not be appropriate. Accordingly, clarification is needed as to the intent of the “Eviction Policy,” but it may be appropriate to remove this portion of the Report. • The table of benefits (shown above and on page 18 of the Report) does not include Residents who do not own the units in which they reside. Owner has indicated that this class of Residents will not be offered the in-place fair market value of their unit and will only receive moving assistance for their personal property. (Report, pg. 17.) Summary of Opposition Report and Mitigation Requested. Residents, through Ms. Thompson, have provided an opposition to Owner’s Report. The Report in Opposition to La Hacienda Mobilehome Park Conversion Impact Report & Relocation Plan (Opposition) urges the City to reject the Report, or, in the alternative, require the owners to pay additional relocation benefits as provided in the Opposition. Chapter 1 of the Opposition discusses the current state of affordable housing in the City of Fresno. Chapter 2 includes profiles of 15 Residents/families. Chapter 3 asserts that the Report is insufficient and provides detailed arguments. The Opposition argues the Report fails to analyze the proposed Park closure in the global context of affordable housing within the City and limits its analysis to specific impacts on residents only. (Opposition, pg. 40.) The Opposition further argues that the analysis of the impact on Residents interviewed is inadequate because: the Report inadequately assessed vulnerable populations; no data is provided regarding race or ethnicity; there is a discrepancy between proposed financial resources and available housing; loss of homeowner status; and other costs of forced relocation. (Opposition, pg. 41.) In Chapter 4, the Opposition outlines additional relocation benefits and mitigation measures requested by Residents - with total per mobilehome unit/space mitigation requested at $143,269.95 (as opposed to Owner’s of between $4,465 and $9,225, exclusive of credit check fees and move in fees). 1. Value of Mobilehome. The Report states the owner of the mobilehome will receive the in- place appraised value of the mobilehome. The Opposition provides research that available mobilehomes to purchase range from $75,000 to $140,000, with an average purchase price of $111,957. (Opposition, pg. 48.) 2. Loss of Low-Cost Rent. The Opposition argues Residents should be compensated for their loss of low-cost rent, which is currently between $285 and $300/month. The Opposition provides research that parks where mobilehomes are available for sale have rent ranging from $436 to $744/month, with an average rent of $646/month. (Opposition pg. 48.) The Opposition is requesting a mitigation for rent increases for the next five years, in the amount of $20,760 per space. (Opposition, pg. 49.) 3. Utility Costs. The Opposition argues Residents should be compensated for utility costs, which are currently included in their La Hacienda rent. The Opposition is requesting mitigation for utility costs for the next five years, in the amount of $3,300.60 per space. (Opposition, pg. 50.) 4. Mobilehome Park Insurance. The Opposition argues Residents should be compensated for the cost of purchasing mobilehome park insurance to qualify for residency in a different mobilehome park. Residents at La Hacienda have not historically been required to maintain mobilehome park insurance. However, many other parks require it. The Opposition is requesting an amount sufficient to cover obtaining mobilehome park insurance for five years, in the amount of $3,000 per space. (Opposition, pg. 51.) 5. Moving Expenses. The Opposition argues Residents should be compensated for moving expenses, including lost wages for moving, in the amounts of $1,520 per space for moving expenses, and $496 per space for lost wages. (Opposition, pg. 52.) 6. Credit Check Fees. The Opposition argues Residents should be compensated for five credit check fees in the amount of $298.35. (Opposition, pg. 53.) 7. Move In Fees. The Opposition argues Residents should be compensated for the first and last month’s rent plus security deposits that will be owed to the new mobilehome park, in an amount of $1,938 per space. (Opposition, pg. 54.) 8. Funds for Temporary Housing. The Opposition argues Residents should be compensated for temporary housing in the event they are unable to find housing before the closure of the Park. This amount is unknown. (Opposition, pg.54.) 9. Housing Relocation Specialist. The Opposition argues Residents should be provided access to a housing relocation specialist who can coordinate housing resources for the residents. The Opposition argues this specialist should be selected or approved by the City, and this specialist should determine individualized housing plans for each Resident. (Opposition, pg. 55.) Chapter 5 outlines arguments why the City should not approve the Report and the closure of the Park. The Opposition argues the Park closure may violate state and federal housing discrimination and fair housing law. Chapter 5 further quotes sections of the draft Housing Element, but this Housing Element has not been adopted yet. Chapter 6 outlines ordinances from other jurisdictions that have enacted stricter requirements regarding Mobilehome Park closures. Staff Analysis of Sufficiency of Report. State law requires the report to include “a replacement and relocation plan that adequately mitigates the impact upon the ability of the displaced residents of the mobilehome park to be converted or closed to find adequate housing in a mobilehome park.” (Gov. Code, § 65863.7(a)(1).) Additionally, the Council may require, as a condition of the change, that the person or entity proposing the change in use (which the Report acknowledges is the Owner) take steps to mitigate any adverse impact of the closure on the ability of displaced Park residents to find adequate housing in a mobilehome park. (Gov. Code, § 65863.7(e)(2).) Both the Report and Opposition are in agreement that it is not likely the mobilehome units currently present in the Park could be relocated to a different park. The Report includes information that “none of the existing owner/occupant mobile home appear moveable” and “there are no vacant spaces in the surrounding communities that will accept these homes.” (Report, pg. 8-9.) The Opposition states that Residents would need to purchase replacement mobilehome units as part of relocating. (Opposition, pg. 17.) However, this is a nonissue as State law is already structured in anticipation of such events, where the displaced resident cannot obtain adequate housing in another mobilehome park. When that occurs, the park owner must “pay to the displaced resident the in-place market value of the displaced resident’s mobilehome.” (Govt. C. § 65863.7(a)(2)(A).) “[I]n-place market value shall be determined by a state- certified appraiser with experience establishing the value of mobilehomes. The appraisal shall be based upon the current in-place location of the mobilehome and shall assume the continuation of the mobilehome park.” (Govt. C. § 65863.7(a)(2)(B).) The Report proposes paying unit owners the values determined by the appraisal that the Owner submitted to the City, none of which are higher than $7,300. As discussed above, the appraisals contain certain references and notations indicating they may not meet these requirements, but because the Owner did not provide the appraisals to the City until just last week, additional time is needed to fully review and evaluate the appraisals, thus necessitating the recommended continuance. Upon a full review by City staff/consultants, City staff may reach out to the Owner in an effort to address any deficiencies identified in the appraisals to the extent practicable before the continued hearing date. State law also provides that before approval of the Report, the Council must make a finding as to whether or not approval of the Park closure and the Park's conversion into its intended new use (which is not known at this time), taking into consideration both the Report as a whole and the overall housing availability within the City, will result in or materially contribute to a shortage of housing opportunities and choices for low- and moderate-income households within the City. (Gov. Code, § 65863.7(e)(1)(B).) There are currently 3,925 mobilehome park spaces spread over 27 parks in the City. The closure of this Park would remove 60 spaces from the total stock, which is approximately 1.5%. Evidence presented by the Residents shows there were 15 mobilehomes for sale on a given day during the search period. (Opposition, pg. 47.) This number would likely vary periodically, but as pointed out by the Residents, they will have one year to move from the date the final notice of closure is provided. (Opposition, pg. 47.) Additionally, there are currently 87,965 registered rental units in the City at 30,787 properties. The Report and the Opposition agree that an amount should be provided for credit check fees and moving expenses. The additional payments requested by the Opposition are not required by state law but may be considered mitigation of the adverse impacts of the closure of the Park. Conclusion. Council must make findings regarding the sufficiency of the Report as required by Government Code Section 65863.7 prior to any final decision on the Report. In light of the information available to staff at the time this report was prepared, potential alternate findings are attached hereto for Council consideration. Council will also need to determine whether additional mitigation is required, and if so, what measures to impose. In addition to Residents’ proposed mitigation measures, outlined above, and in the Opposition, staff has provided a comparison chart including the Residents’ desired mitigation, which may be considered by Council, as necessary. Note - if the Report is found to be insufficient in its present form, Council may condition approval of the Report upon additional required mitigation by the Owner to mitigate any adverse impact the closure will have on the displaced residents’ ability to find adequate housing in a mobilehome park, or may continue the item and direct staff to work with the Owner to submit a revised Report if the Owner is agreeable. Before reaching these decisions, however, staff recommends that Council open and continue the public hearing to allow sufficient time for review and evaluation of the sufficiency of the appraisals, as discussed above. ENVIRONMENTAL FINDINGS. Pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15378, the City’s consideration of the Report is not a CEQA “project”. No future use of the Park is known, and no application has been filed with the City related to same. The City’s consideration of the Report does not involve or commit the City to any course of action related to any subsequent redevelopment of the Park property. LOCAL PREFERENCE Not applicable. FISCAL IMPACT This matter does not impact the General Fund. Attachments: Conversion Impact Report and Relocation Plan Conversion Impact Report Appraisals Addendum Hearing Request from California Rural Legal Assistance Hearing Request from La Hacienda Mobile Estates, LLC Report in Opposition to La Hacienda Mobilehome Park Conversion Impact Report & Relocation Plan Notice of Public Hearing dated September 1, 2023 Alternative Findings: 1. The Report is Sufficient; 2. The Report is Insufficient; 3. There is No Impact on Low-Income Housing; and 4. There is an Impact on Low-Income Housing Relocation Payments and Mitigation Measures attachment CONVERSION IMPACT REPORT AND RELOCATION PLAN FOR THE LA HACIENDA MOBILE ESTATES FRESNO, CA PREPARED FOR LA HACIENDA MOBILE ESTATES, LLC By AUTOTEMP, INC. 275 Reflections Drive #26 San Ramon, CA 94583 888.202.9195 JULY 2023 TABLE OF CONTENTS INTRODUCTION ....................................................................................................... 3 A. GENERAL DEMOGRAPHICS AND HOUSING CHARACTERISTICS ............... 6 B. REPLACEMENT HOUSING RESOURCES ........................................................ 8 C. PROGRAM ASSURANCES AND STANDARDS ............................................... 9 D. STATE MOBILEHOME PARK CLOSURE LAWS .............................................. 9 E. RELOCATION ASSISTANCE PROGRAM ....................................................... 13 F. CITIZEN PARTICIPATION/PLAN REVIEW ...................................................... 14 G. RELOCATION BENEFIT CATEGORIES ....................................................... 15 H. PAYMENT OF RELOCATION BENEFITS....................................................... 19 I. RELOCATION TAX CONSEQUENCES ............................................................. 19 J. EVICTION POLICY ............................................................................................. 20 K. PROJECTED DATES OF DISPLACEMENT .................................................... 20 L. ESTIMATED RELOCATION COSTS ................................................................ 21 TABLE OF ATTACHMENTS La Hacienda Mobile Estates, Fresno, CA Autotemp, Inc. 2 INTRODUCTION La Hacienda Mobile Estates, LLC (the “Park Owner”) is the owner of the La Hacienda Mobile Home Estate (the “Park”) in Fresno, CA. Much of the original infrastructure of the Park is still in use and has reached its useful life. Because of the infrastructure, regulatory requirements and practical realities, the continued operation of the Park is impractical. The associated costs to continue the operation as a mobile home park would ultimately result in the need to substantially increase rents, forcing the current residents to move. In addition, there are higher and better uses for the real property. The dwelling units which are the subject of this Relocation Plan are located at 104 E. Sierra Avenue in the City and County of Fresno. The subject property is just west of the Yosemite Freeway, State route 41. The surrounding neighborhood is comprised of single-family residences, institutional, commercial, and agricultural uses. Please see Figures 1, 2, 3 and 4 below for the Regional and Site-specific location of the project site, along with aerial and street views. (Remainder of page intentionally left blank) La Hacienda Mobile Estates, Fresno, CA Autotemp 3 Figure 1. Regional Location Figure 2. Site-specific Location La Hacienda Mobile Estates, Fresno, CA Autotemp 4 Figure 3. Aerial View La Hacienda Mobile Home Estates, Fresno, CA Autotemp 5 Figure 4. Street Views Autotemp, Inc. (“Autotemp”) an experienced acquisition and relocation firm, has been selected to prepare this ‘Conversion Impact Report and Relocation Plan’ (the ‘Plan’), and provide all subsequently required relocation assistance. In compliance with statutory requirements, the Plan has been prepared to evaluate the present circumstances and replacement housing requirements and needs of the current project-site occupants. This Plan provides the results of a needs assessment survey; a housing resource study; and, details of the Park Owner’s proposed relocation program. The Park consists of 60 mobile home spaces. Currently 42 of the spaces are occupied. Of the 42 occupied spaces, 12 are in the legal process for Unlawful Detainers. One of the spaces is tenant occupied. In addition, there is a single-family residence, which is part of a separate parcel. As a result of the Project, based upon available information, up to thirty households will be permanently displaced for the closure to proceed. No mandatory displacement activities will take place prior to the required reviews and approval of this Plan, along with satisfaction of Government Code Section 65863.7 and Civil Code Section 798.56, as discussed later. La Hacienda Mobile Home Estates, Fresno, CA Autotemp 6 A. GENERAL DEMOGRAPHIC AND HOUSING CHARACTERISTICS For the purposes of this Plan, on-site, direct interviews with residents were conducted in June 2023. 19 households participated in the interview process, while 11 chose not to participate. The occupant of the single-family residence was not interviewed and is not considered part of this Plan. (See ATTACHMENT 1 for the General Information Notice). Enquiries made of those occupants included household size and composition; ages of all household members; primary language spoken in the home; disabilities and health problems, if any; and, preferences related to replacement housing location (See copy of the residential interview form at ATTACHMENT 2). All information of a statistical nature supplied by households for this Report/Plan is considered anecdotal in nature and has not been validated by documentary evidence such that would otherwise be required to comply with relocation qualifying criteria at the actual time of displacement. One of the mobile homes is currently vacant. Based upon the interviews performed by Autotemp, of the 18 households residing on site and interviewed, there are a total of 65 residents, 20 of which are minors. Pad rents range from $270 to $300 per month, excluding utilities. The one household that rents their accommodations is paying $875 per month to an off-site owner. Of the total number of households interviewed, four households are deemed “elderly” by the standard that the head of household is sixty-two (62) years of age, or older. Five of households may be considered disabled, three of which have mobility issues. The respondent households reported their primary language was either English or Spanish. Relocation advisory and benefits assistance will be provided utilizing the primary language of the displaced occupants in order to ensure that all displacees obtain a complete understanding of the relocation program and their eligibility for benefits. La Hacienda Mobile Home Estates, Fresno, CA Autotemp 7 All relocation assistance will, nevertheless, be provided to the prospective displacees in the language with which they are most conversant. The 18 occupied mobile home households are comprised of one one-bedroom unit; 13 two-bedroom units; and four three-bedroom units. One of the mobile homes is occupied by a tenant and is owned by an off-site owner. Income Sections 50079.5 and, 50105 of the Health and Safety Code, directs the State Department of Housing & Community Development (HCD) to publish the annual income limits issued by the Federal Department of Housing and Urban Development (HUD). Accordingly, HCD has filed with the Office of Administrative Law, amendments to Section 6932 of Title 25 of the California Code of Regulations. The amendments contain the 2023 HUD income limits, prepared by HCD pursuant to Health and Safety Code Section 50093. Attached are the most current income limits for the ‘Extremely Low-‘; ‘Very Low-‘; ‘Lower-‘; and, ‘Moderate-Income’ categories as established by the Federal Department of Housing and Urban Development (HUD) for Fresno County and adopted by HCD in June 2023. (ATTACHMENT 3) Based upon interviews and responses from the prospectively displaced and interviewed households vis-à-vis the HUD-derived income standards and categories for Fresno County, the following Table illustrates the resident household income distribution relative to the HUD Income Category Limits for Fresno County, (ATTACHMENT 3), of those which responded, grouped by tenancy type. One owner/occupant household was non-responsive while another did not provide complete income and both are therefore excluded. Extremely Low Very Low Lower Median and Above Mobile home owner/occupant 5 4 4 2 Tenant occupant - - 1 - La Hacienda Mobile Home Estates, Fresno, CA Autotemp 8 LOCATIONAL NEEDS AND PREFERENCES As noted above, residents were interviewed and queried regarding household size and composition, income and ownership/rental information, length and type of occupancy, and disabilities/health problems, if any. In addition, residents were queried regarding any preferences related to replacement housing and its (the housing’s) location. During the interview process, the households expressed an interest in remaining in the surrounding area. B. REPLACEMENT HOUSING RESOURCES A resource survey was conducted during the week of June 19, 2023, to identify available comparable, decent, safe and sanitary units in proximity to the Project site and in nearby communities. Although the initial resource survey focused on mobile homes, the residents have the ability to use their relocation assistance in moving to more conventional forms of housing and, the availability of these have been included (See Housing Survey – ATTACHMENT 4). Mobile Homes for Sale At the time of the Mobile Home survey, numerous mobile homes were found for sale, within the surrounding communities. One-, Two- and Three-bedroom homes were found, with sale prices ranging from $8,000 to $179,900. Several empty spaces were also identified. In terms of conventional rental accommodation, a resource survey of apartments on the market within the same time period found rental accommodation within the surrounding communities. Rental monthly rates ranged from a low of $850 per month for a one-bedroom to a high of $2,750 per month for a three bedroom. It should be noted that all the rentals identified were market rate, thus excluding affordable housing where an application and waiting period may apply. Eligible Households will be encouraged to apply for affordable housing alternatives, if available. None of the existing owner/occupant mobile homes appear moveable. In addition, based on the resource study, it appears that there are no vacant spaces in the La Hacienda Mobile Home Estates, Fresno, CA Autotemp 9 surrounding communities that will accept these homes. If a household wishes to move their home beyond the surrounding area, additional efforts to locate vacant spaces will be implemented. C. PROGRAM ASSURANCES AND STANDARDS There will be adequate funds to relocate all the households. Services will be provided to ensure that displacement does not result in different, or separate treatment of households based on race, nationality, color, religion, national origin, sex, marital status, familial status, disability or any other basis protected by the federal Fair Housing Amendments Act, the Americans with Disabilities Act, Title VI of the Civil Rights Act of 1964, Title VII of the Civil Rights Act of 1964, Title VIII of the Civil Rights Act of 1968, the California Fair Employment & Housing Act, and the Unruh Act, as well as any otherwise arbitrary or unlawful discrimination. No one will be displaced without 365-days written Notice. In addition, those requirements set forth by State law for mobile home park closures will be followed, as addressed in the following section. It should be noted that the tenant occupants of the park are not entitled to benefits pursuant to state law and only subject to a sixty- day notice to vacate, per statue. However, the Park Owner has committed to the extended notice time frame outlined in this Plan for the tenant occupants. D. STATE MOBILEHOME PARK CLOSURE LAWS This section outlines the requirements that must be met under state law to legally close a mobile home park in California. Both Government Code Section 65863.7 and Civil Code Chapter 2.5- Section 798.56 set forth requirements that must be met prior to a closure of a mobilehome park and that apply to both publicly-, and privately-owned parks. California Mobile home Park Closure Law Government Code Sections 65863.7 and 65863.8 impose special impact report and notice requirements on mobilehome park closures, and provide for local governments to require mitigation of park closure impacts in certain instances. La Hacienda Mobile Home Estates, Fresno, CA Autotemp 10 1. Conversion Impact Report Government Code Section 65863.7(a) requires that, prior to the conversion of a mobile home park to another use, or prior to closure of a mobilehome park, the person or entity proposing the change in use shall file a report on the impact of the closure on the displaced residents of the park. Before changes to the law in 2021, a Conversion Impact Report was required to address the: i) Availability of adequate replacement housing in mobile home parks, and otherwise, if applicable; and, ii) Relocation costs, if applicable. After 2021, the statute was modified to state that a Conversion Impact Report shall include a replacement and relocation plan that adequately mitigates the impact upon the ability of any displaced residents of the mobilehome park to find adequate housing. Under both versions of the statute, the primary focus of the Conversion Impact Report is on the potential economic displacement of residents and the burden of any relocation on such residents. Pursuant to Section 65863.7(i), if the closure of the park is the result of a decision by a local governmental entity not to renew a conditional use permit or zoning variance, or is the result of any other zoning or planning decision, the local government agency is deemed to be the person proposing the change in use for purposes of preparing the Report. In this case, the Park Owner is the entity proposing the closure of the park. The Report must be filed with the legislative body of the local jurisdiction – in this case, the City – and a copy of the Report shall be provided to each resident of the Park, which is the subject of closure. La Hacienda Mobile Home Estates, Fresno, CA Autotemp 11 The person proposing the change in use (in this case, the Park Owner) and each resident may request a hearing before the City on the sufficiency, or otherwise, of the Report. If a hearing is scheduled, residents of the Park must receive at least fifteen (15)-days prior notice of the hearing. With the submission of this Plan to the City of Fresno, the Park Owner herewith requests that the closure of the Park be approved. This Relocation Plan satisfies the requirements specified for a “Conversion Impact Report.” 2. Local Agency Review; Mitigation Measures Pursuant to Government Code Section 65863.7(e) and, whether or not a hearing is scheduled, the City of Fresno (or its otherwise delegated advisory agency) shall review the report and any additional relevant documentation, make a finding as to whether approval of the proposed change in use, taking into consideration both the Report and the overall housing availability within the jurisdiction, will materially contribute to a shortage of housing opportunities and choices for low- and moderate-income households with the local jurisdiction, and may require, as a condition of the change, that the owner take steps to mitigate any adverse impact of the park conversion on the ability of displaced park residents to find adequate housing in a mobile home park or alternative housing. 3. Notice requirements Pursuant to Government Code Section 65863.8, a local government may not take action on an application for change in use of a mobilehome park unless, at least thirty (30) days prior to the action, the local government has informed the applicant in writing of the requirements of Civil Code Section 798.56 (discussed below) and all applicable local regulations requiring the applicant to notify park residents of the proposed change. Although no formal application will be required for the City to approve conversion, the City should ensure that any City Council or Commission meeting at which a change in use may be approved is properly noticed and that the applicant verifies in the manner satisfactory to the City that residents and mobilehome owners have La Hacienda Mobile Home Estates, Fresno, CA Autotemp 12 been notified of the proposed change in use or closure.Households must also be given a thirty (30) day notice of such hearing. Termination of Park Occupancy Due to Park Closure Civil Code Section 798.56 sets forth the required “just cause(s)” for termination of tenancy in a mobilehome park. Subsection (g) specifies that change of use of the park, or any portion thereof is a reason for termination of tenancy, provided the following requirements have been met: (1) The management gives the homeowners at least thirty (30) days written notice that the management will be appearing before a local governmental board, commission, or body to request permits for a change of use of the mobilehome park; (2) If, and after all required permits requesting a change of use have been approved by the local governmental board, commission, or body the management shall give the homeowners six (6) months or more written notice of termination of tenancy. If the change of use requires no local governmental permits, then notice shall be given twelve (12) months or more prior to the management's determination that a change of use will occur. The notice shall disclose, and describe in detail the nature of the change of use; (3) The management shall give each proposed homeowner written notice thereof prior to the inception of his or her tenancy that the management is requesting a change of use before local governmental bodies or that a change of use request has been granted; and, (4) The notice requirements for termination of tenancy set forth in Civil Code Sections 798.56 and 798.57 shall be followed if the proposed change actually occurs (Civil Code Section 798.56[g]). Civil Code Section 798.56(h) additionally requires that the impact report required pursuant to Government Code Section 65863.7 shall be given to the homeowners or residents at the same time that notice is required as described in (1), above. La Hacienda Mobile Home Estates, Fresno, CA Autotemp 13 As the Park Owner will not be applying for all requisite permits for the change in use and closure of the Park, at the time of Plan adoption/approval, the Park Owners will be issuing a twelve (12) month notice of termination of occupancy to each household concurrent with the adoption/approval of this Plan. The statutes described above are intended to address displacement, to ensure a process for mitigating the burden of any resulting relocation for those displaced households, and to allow for potentially affected households to be assured of due process and a right to participate in decisions about changes in use for the mobilehome park where they reside. E. RELOCATION ASSISTANCE PROGRAM A relocation representative from Autotemp is available to assist any displaced household having questions in regard to relocation and/or assistance in relocating. Staff may be contacted by calling, 888.202.9195, during the hours of 8:00 a.m. to 6:00 p.m., Monday through Friday. The relocation offices are located at 275 Reflections Drive #26 San Ramon, CA 94583. On-site visits are available upon appointment. A comprehensive relocation assistance program, with technical and advisory assistance, will be provided to the households proposed to be displaced. This assistance will satisfy the mitigation required pursuant to Government Code Section 65863.7(i). Close contact will be maintained with each household. Advisory assistance will be directed to include the following procedures: 1. To fully inform eligible project occupants of the nature of, and procedures for obtaining relocation assistance and benefits; 2. To determine the needs of each residential displacee eligible for assistance; 3. To provide current, and continuously updated information concerning replacement housing opportunities; La Hacienda Mobile Home Estates, Fresno, CA Autotemp 14 4. To connect with special assistance in the form of referrals to governmental and social service agencies will be made, if needed. Referral agencies may include, but not necessarily be limited to, the Department of Public and Social Services (DPSS) for income maintenance or food stamps, Medi-Cal, Employment Development Department, Human Services and Child and Adult Protective Services; 5. To provide assistance that does not result in different, or separate treatment due to race, color, religion, national origin, sex, sexual orientation, marital status or other arbitrary circumstances; 6. To supply information concerning federal and state housing programs and other governmental programs providing assistance to displaced persons; 7. To assist each eligible person to complete applications for benefits. F. CITIZEN PARTICIPATION/PLAN REVIEW To promote this process, the Park Owner shall ensure this Plan will be provided to each household and will be made available to the public for the mandatory thirty (30) day review period. This will be done through personal delivery to all park residents and by regular and certified mail to the owner/non-occupants. Requirements under Government Code Sections 65863.7, 65863.8 and Civil Code Section 798.56 will also be followed as addressed above. The Park Owner will ensure the following: 1. Full, and timely access to documents relevant to the relocation program; 2. Provision of technical assistance necessary to interpret elements of the relocation plan and other pertinent materials; 3. Copies of this Plan shall be available for review within thirty (30) La Hacienda Mobile Home Estates, Fresno, CA Autotemp 15 days prior to final approval by the City. A public hearing may be requested by a park resident; 4. A general notice of this Plan shall be provided to all prospective displacees of the proposed project. 7. Upon completion of all reviews, the Plan will be presented for approval by the City. G. RELOCATION BENEFIT CATEGORIES Benefits will be paid to eligible displaced persons upon submission of required claim forms and documentation in accordance with approved procedures. Specific eligibility requirements and benefit plans will be detailed on an individual basis with all displacee households. In the course of personal interviews and follow-up visits, each displacee will be counseled as to available options and the consequences of any choice with respect to financial assistance. In order to alleviate hardships for tenants who must pay additional move-in costs (such as first and last month’s rent, credit check costs and other security deposits), the Park Owner will provide advance benefit payments to assist displacees in securing replacement housing units. Requests for advance payments will be expeditiously processed to help avoid the loss of desirable and appropriate replacement housing. Residential Moving Expense Payments All subject households will be eligible to receive a payment for moving expenses for personal property. Payments will be made based upon either: 1. a fixed room count schedule; or, 2. an invoice for actual reasonable moving expenses from a licensed professional mover. 1) Fixed Payment – A fixed payment for moving expenses based on the number of rooms containing furniture or other personal property La Hacienda Mobile Home Estates, Fresno, CA Autotemp 16 to be moved. The fixed moving payment will be based upon the most recent Federal Highway Administration schedules maintained by the California Department of Transportation (ATTACHMENT 5). - Or - 2) Actual Reasonable Moving Expense Payments - The displaced households may elect to have a licensed, professional mover perform the move; if so, the displacing entity will pay for the actual cost of the move up to fifty (50) miles, and all reasonable charges for packing, unpacking, insurance, utility connection charges and the cost directly related to displacement of modifying personal property to adapt it to the replacement location. The payment will be made directly to the mover or as a reimbursement to the displaced household upon presentation of a paid invoice. Mobile-Home Owner -Occupant In addition to the moving expense payment above, a household that owns a mobilehome and rents the site – or, “pad” – upon which the Mobile Home is located will be eligible for the following: The cost to move the mobile home, within 100 miles, which includes: 1. The reasonable cost of disassembling, moving, and reassembling any appurtenances attached to a mobile home, such as porches, decks, skirting, and awnings, which were not acquired, and unit anchoring. 2. The reasonable cost of repairs and/or modification so that a mobile home can be moved. 3. The cost of nonrefundable mobile home park entrance fee, not to exceed $1,000. Or La Hacienda Mobile Home Estates, Fresno, CA Autotemp 17 The Fair Market Value in Place (FMVIP) which has been determined by a certified appraiser as of May 20, 2023. In addition, the household will receive $75 to cover the cost of credit check fees. Mobile-Home Tenant Occupant of the Owner-Nonoccupant A mobile-home tenant occupant of the owner/nonoccupant will receive moving assistance only for their personal property. Mobile-Home Owner/Non-occupant The cost to move the mobile home, within 100 miles, which includes: 1. The reasonable cost of disassembling, moving, and reassembling any appurtenances attached to a mobile home, such as porches, decks, skirting, and awnings, which were not acquired, and unit anchoring. 2. The reasonable cost of repairs and/or modification so that a mobile home can be moved. 3. The cost of nonrefundable mobile home park entrance fee, not to exceed $1,000. Or The Fair Market Value in Place (FMVIP) which has been determined by a certified appraiser as of May 20, 2023. (Remainder of page intentionally left blank) La Hacienda Mobile Home Estates, Fresno, CA Autotemp 18 Summary The following Table outlines the benefits for which the mobile home occupants may be eligible: Prescribed Benefit Mobile Home Owner/Occupant Mobile Home Owner/Non-Occupant Fixed Moving Payment-personal property $1165 to $1925 Per Schedule at ATTACHMENT 7 $1165 to $1925 Per Schedule at ATTACHMENT 7. Actual Moving Payment – personal property The lesser of two (2) approved bids The lesser of two (2) approved bids Cost to move and re- install the mobile home and nonrefundable entry fees yes yes Fair Market Value in Place (FMVIP)/appraised value Yes, in lieu of moving the mobile home Yes, in lieu of moving the mobile home Full refund of security deposit Yes, less any rents owed Yes, for mobile home owner only, less any rents owed “credit check fees” Yes No La Hacienda Mobile Home Estates, Fresno, CA Autotemp 19 H. PAYMENT OF RELOCATION BENEFITS The procedure for the preparation and filing of claims and the processing and delivery of payments will be as follows: 1. Claimant(s) will provide all necessary documentation to substantiate eligibility for assistance. 2. Assistance amounts will be determined in accordance with the provisions of this Plan. 3. Required claim forms will be prepared by relocation personnel in conjunction with claimant(s). Signed claims and supporting documentation will be submitted by relocation personnel to the Park Owner. 4. The Park Owner will review, and approve claims for payment, or request additional information. 5. The Park Owner will issue benefit checks which will be delivered to the Claimant, unless circumstances dictate otherwise. 6. Final payments will be issued after confirmation that the Project area premises have been completely vacated. 7. Receipts of payment will be obtained and maintained in the relocation case file. I. RELOCATION TAX CONSEQUENCES In general, payments may be considered income for the purpose of the Internal Revenue Code of 1986, or the Personal Income Tax Law, Part 10 of the Revenue and Taxation Code. The above statement on tax consequences is not intended to be provision of tax advice by the Park Owner or their Agents, Consultants, Employees or Assigns. La Hacienda Mobile Home Estates, Fresno, CA Autotemp 20 Displacees are encouraged to consult with their own tax advisors concerning the tax consequences of relocation payments. J. EVICTION POLICY Eviction by the Park Owner may be undertaken only for one or more of the following reasons: 1. Failure to pay rent, except in those cases where the failure to pay is due to the lessor’s failure to keep the premises in habitable condition; is the result of harassment or retaliatory action; or, is the result of a discontinuation or substantial interruption of services which cannot be reasonably mitigated by lessor; 2. Performance of a dangerous or illegal act in the unit by lessee, their guests or invitees or, any combination thereof; 3. A Material breach of the rental agreement and failure to correct said breach within 30 days of notice; 4. Maintenance of a nuisance, and failure to abate within a reasonable time following notice; 5. Refusal to vacate the site by the termination date of the notice to vacate; 6. A requirement under State or local law or emergency circumstances that cannot be prevented by reasonable efforts on the part of the Park Owners. K. PROJECTED DATES OF DISPLACEMENT Households will receive a Three Hundred and Sixty-Five (365)-Day Notice-to- Vacate before they are required to move. These notices are expected to be issued on or about October 01, 2023. In addition, a Sixty (60)-Day Notice will be issued at the appropriate time during the 365-day Notice period, as applicable. La Hacienda Mobile Home Estates, Fresno, CA Autotemp 21 Relocation is expected to commence upon approval of the Plan and, be completed for all households on or about September 30, 2024. L. ESTIMATED RELOCATION COSTS La Hacienda Mobile Estates, LLC (the ‘Park Owner’) has committed their personal funds for the payment of relocation benefits as outlined in the Plan. Because of the long period of implementation, changes in circumstances and incomplete information on some of the households, the Park Owner has also budgeted a reserve for unanticipated contingencies. Acquisition of Mobile Homes $132,000.00 Moving Assistance $ 60,000.00 Move-in Costs $ 5,000.00 Contingency $ 28,000.00 TOTAL $225,000.00 (Remainder of page intentionally left blank) La Hacienda Mobile Home Estates, Fresno, CA Autotemp 22 TABLE OF ATTACHMENTS Attachment 1: General Information Notice Attachment 2: Residential Interview Form Attachment 3: HUD Income Category Limits for Napa County Attachment 4: Housing Resource Survey Attachment 5: Fixed Payment Moving Schedule La Hacienda Mobile Home Estates, Fresno, CA Autotemp 23 ATTACHMENT 1. GENERAL INFORMATION NOTICE La Hacienda Mobile Home Estates, Fresno, CA Autotemp 24 ATTACHMENT 2. RESIDENTIAL INTERVIEW FORM Interview Date: __________ Site Move-In: _____________ Initiation of Negotiations: ______________ Interviewer: _____________ Head of Household__________________________________________ Address: ______________________________________#___________ _________________________________________________________ Site Telephone # _________________ Work/Cell #________________ Fax # _____________ Email __________________________________ Social Security Number :______________________________________ DISPLACEMENT STATISTICS Dwelling Type _______________________ Approx. Sq.Ft.__________ Approximate Age of Unit: ______yrs._______ # Bedrooms_____ # Bathrooms _____ # Rooms______ ☐ Laundry Fac. ☐ Garage ☐ Carport ☐ Pets: If so, describe_____________________ Mobile Home: Size: _________ft x _________ft Year: _________ Model: ___________ Pad Rent: $ _______________ OCCUPANCY / FINANCIAL INFORMATION Occupancy Status: ☐ Own ☐ Rent Condition of unit : ☐ Excellent ☐ Good ☐ Fair ☐ Poor Home business?_______ Description _________________________ Do you rent out any rooms in the dwelling? ☐Yes ☐ No If so, names: _____________________________________________ If so, is person or persons considered part of household? ☐Yes ☐No Owners: ☐ Mortgage ☐ Own Clear Monthly Payment: Principal $_______________ Loan Balance(s) as of ___________: $______________________ Loan Type: ☐Fixed ☐Variable Annual % Rate _________ Loan Type: ☐Fixed ☐Variable Annual % Rate _________ Original Date(s) of Current Loan(s) : ________________________ Rem. Loan Term _____Months Rem. Loan Term _____Months Renters: ☐ Total Monthly Rent:$_________ Landlord_____________ ☐ Written Agreement Date_____________________ ☐ M/M ☐ Lease ☐ Vacant/No Contact ☐ Unit Furnished ☐ Unit Unfurnished ☐ Security Deposit? $________ If Sect.8, Total Tenant Rent. $_____________ Caseworker:______________________________________ Telephone #: _______________ OTHER: ETHNICITY: ☐ White ☐ Asian ☐ Hispanic/Latino ☐ African American ☐ Other______________ PRIMARY LANGUAGE: ☐ English ☐ Spanish ☐ Other:____________ SPECIALIZED NEEDS: ☐ AFDC / TANF, Pension SS, SSI ☐ Other Public Assistance (ask for Entitlement Letter) ☐ Elderly Household ☐ Handicapped Household: Describe:_______________ ______________________ Need Barrier-Free: Yes ☐ No ☐ Own Car? Yes ☐ No ☐ ☐ Need access to public transportation? Describe mode: ________ _____________________ ☐ Need to live near medical facilities? Describe location: _____________________ _____________________ ☐ Other Special needs or services requested: Describe:______________ _____________________ Monthly Utilities: Which__________ ___________ Gas: ☐ Tenant ☐ Owner Electricity: ☐ Tenant ☐ Owner Water: ☐ Tenant ☐ Owner Other: _________ Appliances Owned by Tenant: ☐ Stove ☐ Refrigerator ☐ W/D ☐ Other________ Are all occupants planning to move at the same time, and to the same replacement dwelling? ☐ Yes ☐ No Area of preference: ________________ ________________ ________________ ________________ ________________ ________________ ________________ ________________ ________________ ________________ ______________ La Hacienda Mobile Home Estates, Fresno, CA Autotemp 25 Household Members Sex Age Move-in Income Relationship/ Employer/School 1 M F 2 M F 3 M F La Hacienda Mobile Home Estates, Fresno, CA Autotemp 26 ATTACHMENT 3. HUD ANNUAL INCOME LIMITS FRESNO COUNTY (2023) The following figures are approved by the U.S. Department of Housing and Urban Development (H.U.D.) for use in the County of Fresno to define and determine housing eligibility by income level. HUD Annual Income Limits – Fresno County Area Median: $83,800 Household Size Extremely Low Income Very Low Income Lower Income Median Income Moderate Income 1 Person $17,350 $28,900 $46,200 $58,650 $70,400 2 Person $19,800 $33,000 $52,800 $67,050 $80,450 3 Person $24,860 $37,150 $59,400 $75,400 $90,500 4 Person $30,000 $41,250 $65,950 $83,800 $100,550 5 Person $35,140 $44,550 $71,250 $90,500 $108,600 6 Person $40,280 $47,850 $76,550 $97,200 $116,650 7 Person $45,420 $51,150 $81,800 $103,900 $124,700 8 Person $50,560 $54,450 $87,100 $110,600 $132,750 Figures are per the Department of Housing and Community Development (California), Division of Housing Policy Development, June 06, 2023 La Hacienda Mobile Home Estates, Fresno, CA Autotemp 27 ATTACHMENT 4 Housing Resource Study Spaces/Mobile Homes for rent Mobile Homes for Sale La Hacienda Mobile Home Estates, Fresno, CA Autotemp 28 Apartments for Rent La Hacienda Mobile Home Estates, Fresno, CA Autotemp 29 La Hacienda Mobile Home Estates, Fresno, CA Autotemp 30 La Hacienda Mobile Home Estates, Fresno, CA Autotemp 31 La Hacienda Mobile Home Estates, Fresno, CA Autotemp 32 ATTACHMENT 5 (Remainder of this page intentionally left blank) FIXED MOVING SCHEDULE - CALIFORNIA (effective 8/2021) Occupant owns furniture Excludes bathrooms, Closets and Hallways 1 room $780.00 2 rooms $1,000.00 3 rooms $1,250.00 4 rooms $1,475.00 5 rooms $1,790.00 6 rooms $2,065.00 7 rooms $2,380.00 8 rooms $2,690.00 each additional room $285.00 Occupant does NOT own furniture 1 room $510.00 each additional room $100.00 Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 1 FRESNO, CA 93710 Borrower:NONE File No.:3282 Opinion of Value: $7,300 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3282HARMONY COMMUNITIES 104 E SIERRA AVE, # 1 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3282 NONE 0045.04 23420 104 E SIERRA AVE 1 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1971 GALAXY HOMES GALAXY 60 24 S387 X / U AAG2015 INSIGNIA #: 460255 / 56 CHATTEL GONZALEZ & LEPE GONZALEZ & LEPE HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL N/A N/A NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 1,440 NONE ALUMINUM PORCH NONE ALUMINUM 1 AREA 1 3 2 1 NONE FAH GAS 37 38 17 18 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. INTERIOR AMENITIES ARE WHAT IS TYPICAL FOR THE HOMES YEAR BUILT. LOCATION NOTED FAIR AS THE HOME BACKS TO A BUSY STREET. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3282 60 12 2 1,440 1,440 1,440 50.00 72,000 600 11.00 6,600 80 10.00 800 80 25.00 2,000 168 11.00 1,848 DELIVERY 2 1,300.00 2,600 SET UP 1,440 6.00 8,640 94,488 37 1.25 43,701 50,787 50,787 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 1 FRESNO, CA 93710 N/A 5.07 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH AVG BACKS TO STREET GALAXY HOMES 1971 FAIR AVERAGE 6 3 2 1,440 NONE NONE 2 CAR CARPORT PORCH NONE 1 SHED WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. COMMUNITY AMENITY NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRENSO, CA 93727 7.65 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD -100 CHAMPION 1970 0 FAIR AVERAGE 4 2 1 +800 672 +2,500 NONE NONE 2 OPEN PARKING +350 PORCH NONE 1 SHED DUAL PANE PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 3,350 Net 67.0%15 Gross 81.0%25 8,350 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD -100 SKYLINE 1980 -200 AVERAGE AVERAGE 4 2 1 +800 672 +2,500 NONE NONE 1 CARPORT + 1 OPEN +200 PATIO NONE 1 SHED SINGLE PANE +150 PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN 3,200 Net 64.0%15 Gross 86.0%25 8,200 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD -100 FLEETWOOD 1973 0 FAIR AVERAGE 4 2 1 +800 600 +2,750 NONE NONE 2 CAR CARPORT PORCH NONE 1 SHED SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 3,600 Net 90.0%15 Gross 95.0%25 7,600 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTH. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 7,300 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3282 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 7,300 N / A N / A 50,787 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 7,300 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3282 104 E SIERRA AVE, # 1 FRESNO, CA 93710 N/A 5.07 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH AVG BACKS TO STREET GALAXY HOMES 1971 FAIR AVERAGE 6 3 2 1,440 NONE NONE 2 CAR CARPORT PORCH NONE 1 SHED WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. COMMUNITY AMENITY NONE Financing UNKNOWN 104 E SIERRA AVE # 41 FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD -100 CHAMPION 1983 -200 AVERAGE AVERAGE 4 2 1 +800 672 +2,500 NONE NONE 2 CAR CARPORT PORCH NONE NONE +100 SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 3,250 Net 81.3%15 Gross 96.3%25 7,250 104 E SIERRA AVE # 3 FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD -100 CHAMPION 1974 -50 FAIR AVERAGE 4 2 1 +300 720 +2,350 NONE NONE 1 CARPORT + 1 OPEN +200 PORCH NONE 1 SHED SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 2,850 Net 71.3%15 Gross 78.8%25 6,850 Net %15 Gross %25 ADJUSTMENTS AS FOLLOWS: TIME @+0.15 % PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 1 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3282ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 1 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3282Certifications 104 E SIERRA AVE, # 1 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3282 104 E SIERRA AVE, # 1 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3282 HARMONY COMMUNITIES 104 E SIERRA AVE, # 1 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 1 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 1 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 1 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 1 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 1 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 1 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 7.65 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 1 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 LESS THAN 0.01 MILES 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 LESS THAN 0.01 MILES 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 2 FRESNO, CA 93710 Borrower:NONE File No.:3283 Opinion of Value: $4600 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3283HARMONY COMMUNITIES 104 E SIERRA AVE, # 2 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3283 NONE 0045.04 23420 104 E SIERRA AVE 2 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1972 BRDMO BRDMO 61.33 12 S5577 ABJ7970 INSIGNIA #: ABJ7970 CHATTEL SEE TITLE OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL N/A N/A NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 736 NONE ALUMINUM PORCH PATIO ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 36 37 13 14 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3283 61.33 12 1 736 736 736 50.00 36,800 600 11.00 6,600 160 10.00 1,600 146 11.00 1,606 DELIVERY 1 1,300.00 1,300 SET UP 736 6.00 4,416 52,322 36 1.25 23,545 28,777 28,777 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 2 FRESNO, CA 93710 N/A TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD BRDMO 1972 FAIR GOOD 4 2 1 736 NONE NONE 1 CARPORT + 1 OPEN PORCH / PATIO NONE NONE WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 +50 FAIR AVERAGE +250 4 2 1 672 +200 NONE NONE 2 OPEN +200 PORCH +200 NONE 1 SHED -100 DUAL PANE PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 600 Net 12.0%15 Gross 26.0%25 5,600 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -250 AVERAGE AVERAGE +250 4 2 1 672 +200 NONE NONE 1 CARPORT + 1 OPEN 0 PATIO +200 NONE 1 SHED -100 SINGLE PANE +150 PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN 300 Net 6.0 %15 Gross 30.0%25 5,300 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 0 FAIR AVERAGE +200 4 2 1 600 +450 NONE NONE 2 CAR CARPORT -200 PORCH +200 NONE 1 SHED -100 SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 700 Net 17.5%15 Gross 32.5%25 4,700 ADJUSTMENTS AS FOLLOWS: TIME @ _0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTH. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,600 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3283 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,600 N / A N / A 28,777 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 4600 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 05/25/2023 AR 029703 11/21/2024 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3283 104 E SIERRA AVE, # 2 FRESNO, CA 93710 N/A TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD BRDMO 1972 FAIR GOOD 4 2 1 736 NONE NONE 1 CARPORT + 1 OPEN PORCH / PATIO NONE NONE WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 -50 FAIR AVERAGE +200 4 2 1 720 +50 NONE NONE 1 CARPORT + 1 OPEN PORCH +200 NONE 1 SHED -100 SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 450 Net 11.3%15 Gross 18.8%25 4,450 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -200 AVERAGE AVERAGE +200 4 2 1 672 +200 NONE NONE 2 CAR CARPORT -200 PORCH +200 NONE NONE SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 350 Net 8.8 %15 Gross 28.8%25 4,350 Net %15 Gross %25 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 2 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3283ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 2 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3283Certifications 104 E SIERRA AVE, # 2 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 05/25/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3283 104 E SIERRA AVE, # 2 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 05/25/2023 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3283 HARMONY COMMUNITIES 104 E SIERRA AVE, # 2 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 2 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 2 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 2 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 2 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 2 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 2 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 2 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 3 FRESNO, CA 93710 Borrower:NONE File No.:3284 Opinion of Value: $4,300 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3284HARMONY COMMUNITIES 104 E SIERRA AVE, # 3 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3284 NONE 0045.04 23420 104 E SIERRA AVE 3 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1974 CHAMPION CONCORD 60 12 S1361 LAX1208 INSIGNIA #: MH274905 CHATTEL SEE INDIVIDUAL REPORT OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL N/A N/A NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 720 NONE ALUMINUM PORCH PATIO ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 34 35 15 16 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3284 60 12 1 720 720 720 50.00 36,000 300 11.00 3,300 80 10.00 800 80 25.00 2,000 144 11.00 1,584 DELIVERY 1 1,300.00 1,300 SET UP 720 6.00 4,320 49,304 34 1.25 20,954 28,350 28,350 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 3 FRESNO, CA 93710 N/A TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1974 FAIR AVERAGE 4 2 1 720 NONE NONE 1 CARPORT + 1 OPEN PORCH / PATIO NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -100 AVERAGE AVERAGE 4 2 1 672 +150 NONE NONE 1 CARPORT + 1 OPEN 0 PATIO +200 NONE 1 SHED SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN 100 2.0 16.0 5,100 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 +100 FAIR AVERAGE 4 2 1 672 +150 NONE NONE 2 OPEN +200 PORCH +200 NONE 1 SHED DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 300 6.0 22.0 5,300 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 0 FAIR AVERAGE 4 2 1 600 +400 NONE NONE 2 CAR CARPORT -200 PORCH +200 NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 450 11.3 21.3 4,450 ADJUSTMENTS AS FOLLOWS: TIME @ _0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTH. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,300 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3284 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,300 N / A N / A 28,350 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 4,300 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3284 104 E SIERRA AVE, # 3 FRESNO, CA 93710 N/A TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1974 FAIR AVERAGE 4 2 1 720 NONE NONE 1 CARPORT + 1 OPEN PORCH / PATIO NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -150 AVERAGE AVERAGE 4 2 1 672 +150 NONE NONE 2 CAR CARPORT -200 PORCH +200 NONE NONE +100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 150 3.8 21.3 4,150 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 FAIR AVERAGE 4 2 1 720 NONE NONE 1 CARPORT + 1 OPEN 0 PORCH / PATIO NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 50 1.3 1.3 4,050 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 3 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3284ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 3 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3284Certifications 104 E SIERRA AVE, # 3 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3284 104 E SIERRA AVE, # 3 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3284 HARMONY COMMUNITIES 104 E SIERRA AVE, # 3 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 3 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 3 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 3 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 3 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 3 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 3 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 3 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 4 FRESNO, CA 93710 Borrower:NONE File No.:3285 Opinion of Value: $4100 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3285HARMONY COMMUNITIES 104 E SIERRA AVE, # 4 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3285 NONE 0045.04 23420 104 E SIERRA AVE 4 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1976 FLEETWOOD FLEETWOOD 60 12 S2640 LAL9186 INSIGNIA #: MH237891 CHATTEL MONTELLANO & VARGAS OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 720 NONE ALUMINUM PORCH NONE ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 33 34 16 17 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3285 60 12 1 720 720 720 50.00 36,000 200 11.00 2,200 80 10.00 800 144 11.00 1,584 DELIVERY 1 1,300.00 1,300 SET UP 720 6.00 4,320 46,204 33 1.25 19,059 27,145 27,145 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 4 FRESNO, CA 93710 NOT FOR SALE 5.69 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD FLEETWOOD 1976 FAIR AVERAGE 4 2 1 720 NONE NONE 1 CARPORT +1 OPEN PORCH NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 +100 FAIR AVERAGE 4 2 1 672 +150 NONE NONE 2 OPEN PARKING +200 PORCH NONE 1 SHED -100 DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN Net %15 Gross 20.0 %25 5,000 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -100 AVERAGE AVERAGE 4 2 1 672 +150 NONE NONE 1 CARPORT +1 OPEN PATIO NONE 1 SHED -100 SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -200 Net 4.0 %15 Gross 14.0%25 4,800 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 +50 FAIR AVERAGE 4 2 1 600 +400 NONE NONE 2 CAR CARPORT -200 PORCH NONE 1 SHED -100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 200 Net 5.0 %15 Gross 20.0 %25 4,200 ADJUSTMENTS AS FOLLOWS: TIME @ _0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTH. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,100 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3285 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,100 N / A N / A 27,145 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 4100 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3285 104 E SIERRA AVE, # 4 FRESNO, CA 93710 NOT FOR SALE 5.69 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD FLEETWOOD 1976 FAIR AVERAGE 4 2 1 720 NONE NONE 1 CARPORT +1 OPEN PORCH NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 +50 FAIR AVERAGE 4 2 1 720 0 NONE NONE 1 CARPORT + 1 OPEN PORCH NONE 1 SHED -100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN Net %15 Gross 5.0 %25 4,000 104 E SIERRA AVE # 41 FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -100 AVERAGE AVERAGE 4 2 1 672 +150 NONE NONE 2 CAR CARPORT -200 PORCH NONE NONE SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -100 Net 2.5 %15 Gross 12.5%25 3,900 Net %15 Gross %25 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 4 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3285ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 4 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3285Certifications 104 E SIERRA AVE, # 4 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3285 104 E SIERRA AVE, # 4 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3285 HARMONY COMMUNITIES 104 E SIERRA AVE, # 4 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 4 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 4 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 4 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 4 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 4 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 4 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 4 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 LESS THAN 0.01 MILES 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 5 FRESNO, CA 93710 Borrower:NONE File No.:3286 Opinion of Value: $5100 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3286HARMONY COMMUNITIES 104 E SIERRA AVE, # 5 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3286 NONE 0045.04 23420 104 E SIERRA AVE 5 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1971 FLEETWOOD BROADMORE 54 12 S4443 ABI8131 INSIGNIA #: A432893 CHATTEL SEE TITLE OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 648 ENCLOSED PATIO ALUMINUM PORCH NONE ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 36 37 13 14 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3286 54 12 1 648 648 648 50.00 32,400 160 25.00 4,000 400 11.00 4,400 48 10.00 480 152 11.00 1,672 DELIVERY 1 1,300.00 1,300 SET UP 648 6.00 3,888 48,140 36 1.25 21,663 26,477 26,477 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 5 FRESNO, CA 93710 NOT FOR SALE TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD FLEETWOOD 1971 FAIR GOOD 4 2 1 648 NONE ENCLOSED PATIO 2 CAR CARPORT PORCH NONE NONE WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.30 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 0 FAIR AVERAGE +250 4 2 1 672 -100 NONE NONE +750 2 OPEN PARKING +350 PORCH NONE 1 SHED -100 DUAL PANE PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 950 Net 19.0%15 Gross 37.0%25 5,950 2110 HELM AVE # 7 CLOVIS, CA 93612 3.71 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -200 AVERAGE AVERAGE +250 4 2 1 672 -100 NONE NONE +750 1 CARPORT + 1 OPEN +200 PATIO NONE 1 SHED -100 SINGLE PANE +150 PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN 800 Net 16.0%15 Gross 42.0%25 5,800 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 -50 FAIR AVERAGE +200 4 2 1 600 +150 NONE NONE +750 2 CAR CARPORT PORCH NONE 1 SHED SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 1,200 Net 30.0 %15 Gross 32.5%25 5,200 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 5,100 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3286 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 5,100 N / A N / A 26,477 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 5100 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3286 104 E SIERRA AVE, # 5 FRESNO, CA 93710 NOT FOR SALE TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD FLEETWOOD 1971 FAIR GOOD 4 2 1 648 NONE ENCLOSED PATIO 2 CAR CARPORT PORCH NONE NONE WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 -50 FAIR AVERAGE +200 4 2 1 720 -250 NONE NONE +750 1 CARPORT + 1 OPEN +200 PORCH NONE 1 SHED -100 SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 900 Net 22.5%15 Gross 42.5%25 4,900 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -200 AVERAGE AVERAGE +200 4 2 1 672 -100 NONE NONE +750 2 CAR CARPORT PORCH NONE NONE SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 800 Net 20.0%15 Gross 35.0%25 4,800 Net %15 Gross %25 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 5 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3286ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 5 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3286Certifications 104 E SIERRA AVE, # 5 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3286 104 E SIERRA AVE, # 5 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3286 HARMONY COMMUNITIES 104 E SIERRA AVE, # 5 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 5 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 5 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 5 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 5 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 5 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 5 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.30 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.71 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 5 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 6 FRESNO, CA 93710 Borrower:NONE File No.:3287 Opinion of Value: $4,200 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3287HARMONY COMMUNITIES 104 E SIERRA AVE, # 6 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3287 NONE 0045.04 23420 104 E SIERRA AVE 6 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1972 COMMODORE LAKEHURST 56 12 1292 LAS8513 INSIGNIA #: 39481 CHATTEL SEE TITLE OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 672 NONE ALUMINUM PORCH PATIO ALUMINUM 1 AREA 1 2 1 NONE FAH GAS 36 37 13 14 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3287 56 12 1 672 672 672 50.00 33,600 160 11.00 1,760 560 10.00 5,600 80 25.00 2,000 136 11.00 1,496 DELIVERY 1 1,300.00 1,300 SET UP 672 6.00 4,032 49,788 36 1.25 22,405 27,383 27,383 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 6 FRESNO, CA 93710 NOT FOR SALE 6.25 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD COMMODORE 1972 AVERAGE AVERAGE 4 2 1 672 NONE NONE 1 CARPORT 1 OPEN PORCH / PATIO NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 +50 FAIR AVERAGE 4 2 1 672 0 NONE NONE 2 OPEN PARKING +200 PORCH +200 NONE 1 SHED DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 100 2.0 18.0 5,100 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -150 AVERAGE AVERAGE 4 2 1 672 0 NONE NONE 1 CARPORT + 1 OPEN PATIO +200 NONE 1 SHED SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -100 2.0 14.0 4,900 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 0 FAIR AVERAGE 4 2 1 600 +250 NONE NONE 2 CAR CARPORT -200 PORCH +200 NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 300 7.5 17.5 4,300 ADJUSTMENTS AS FOLLOWS: TIME @ 0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTH. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,200 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3287 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,200 N / A N / A 27,383 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 4,200 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3287 104 E SIERRA AVE, # 6 FRESNO, CA 93710 NOT FOR SALE 6.25 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD COMMODORE 1972 AVERAGE AVERAGE 4 2 1 672 NONE NONE 1 CARPORT 1 OPEN PORCH / PATIO NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 -50 FAIR AVERAGE 4 2 1 720 -150 NONE NONE 1 CARPORT + 1 OPEN PORCH +200 NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 50 1.3 11.3 4,050 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -200 AVERAGE AVERAGE 4 2 1 672 0 NONE NONE 2 CAR CARPORT -200 PORCH +200 NONE NONE +100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -50 1.3 18.8 3,950 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 6 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3287ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 6 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3287Certifications 104 E SIERRA AVE, # 6 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3287 104 E SIERRA AVE, # 6 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3287 HARMONY COMMUNITIES 104 E SIERRA AVE, # 6 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 6 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 6 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 6 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 6 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 6 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 6 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 6 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 Embarcadero Dr. Ste. C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 7 FRESNO, CA 93710 Borrower:NONE File No.:3288 Opinion of Value: $4200 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3288HARMONY COMMUNITIES 104 E SIERRA AVE, # 7 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3288 NONE 0045.04 23420 104 E SIERRA AVE 7 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1976 SKYLINE HILLCREST 56 12 02746600 AAK7089 INSIGNIA #: 240340 CHATTEL SEE INDIVIDUAL REPORT OWNER HARMONY COMMUNITIES 6653 Embarcadero Dr. Ste. C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL N/A N/A NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 672 NONE ALUMINUM PORCH PATIO ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 33 34 16 17 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3288 56 12 1 672 672 672 50.00 33,600 160 11.00 1,760 160 10.00 1,600 80 25.00 2,000 136 11.00 1,496 DELIVERY 1 1,300.00 1,300 SET UP 672 6.00 4,032 45,788 33 1.25 18,888 26,900 26,900 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 7 FRESNO, CA 93710 N/A 6.25 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD SKYLINE 1976 FAIR AVERAGE 4 2 1 672 NONE NONE 1 CARPORT 1 OPEN PORCH / PATIO NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 +100 FAIR AVERAGE 4 2 1 672 0 NONE NONE 2 OPEN PARKING +200 PORCH +200 NONE 1 SHED DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 150 3.0 19.0 5,150 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -100 AVERAGE AVERAGE 4 2 1 672 0 NONE NONE 1 CARPORT + 1 OPEN PATIO +200 NONE 1 SHED SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -50 1.0 13.0 4,950 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 +50 FAIR AVERAGE 4 2 1 600 +250 NONE NONE 2 CAR CARPORT -200 PORCH +200 NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 350 8.8 18.8 4,350 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTH. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,200 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3288 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,200 N / A N / A 26,900 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 4200 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3288 104 E SIERRA AVE, # 7 FRESNO, CA 93710 N/A 6.25 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD SKYLINE 1976 FAIR AVERAGE 4 2 1 672 NONE NONE 1 CARPORT 1 OPEN PORCH / PATIO NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 +50 FAIR AVERAGE 4 2 1 720 -150 NONE NONE 1 CARPORT + 1 OPEN PORCH +200 NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 150 3.8 11.3 4,150 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -100 AVERAGE AVERAGE 4 2 1 672 0 NONE NONE 2 CAR CARPORT -200 PORCH +200 NONE NONE +100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 50 1.3 16.3 4,050 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 7 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3288ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 7 FRESNO CA 93710 HARMONY COMMUNITIES 6653 Embarcadero Dr. Ste. C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3288Certifications 104 E SIERRA AVE, # 7 FRESNO CA 93710 HARMONY COMMUNITIES 6653 Embarcadero Dr. Ste. C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 Embarcadero Dr. Ste. C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3288 104 E SIERRA AVE, # 7 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3288 HARMONY COMMUNITIES 104 E SIERRA AVE, # 7 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 7 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 7 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 7 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 7 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 7 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 7 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 7 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 Embarcadero Dr. Ste. C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 8 FRESNO, CA 93710 Borrower:NONE File No.:3289 Opinion of Value: $4200 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3289HARMONY COMMUNITIES 104 E SIERRA AVE, # 8 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3289 NONE 0045.04 23420 104 E SIERRA AVE 8 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1971 CHAMPION CHAMPION 46 12 S9973 AAM7152 INSIGNIA #: A467891 CHATTEL SEE INDIVIDUAL REPORT OWNER HARMONY COMMUNITIES 6653 Embarcadero Dr. Ste. C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 552 NONE HARDBOARD PORCH NONE HARDBOARD 1 AREA 1 2 1 1 NONE FAH GAS 36 37 13 14 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3289 46 12 1 552 552 552 50.00 27,600 240 6.00 1,440 160 10.00 1,600 126 11.00 1,386 DELIVERY 1 1,300.00 1,300 SET UP 552 6.00 3,312 36,638 36 1.25 16,487 20,151 20,151 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 8 FRESNO, CA 93710 NOT FOR SALE 6.52 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1971 FAIR GOOD 4 2 1 552 NONE ENCLOSED PATIO 2 OPEN PARKING PORCH NONE NONE WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 0 FAIR AVERAGE +250 4 2 1 672 -400 NONE NONE +750 2 OPEN PARKING PORCH NONE 1 SHED -100 DUAL PANE PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 300 Net 6.0 %15 Gross 36.0%25 5,300 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -200 AVERAGE AVERAGE +250 4 2 1 672 -400 NONE NONE +750 1 CARPORT + 1 OPEN -200 PATIO NONE 1 SHED -100 SINGLE PANE -150 PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -200 Net 4.0 %15 Gross 48.0%25 4,800 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 -50 FAIR AVERAGE +200 4 2 1 600 -150 NONE NONE +750 2 CAR CARPORT -350 PORCH NONE 1 SHED -100 SINGLE PANE -100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 250 Net 6.3 %15 Gross 43.8%25 4,250 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,200 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3289 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,200 N / A N / A 20,151 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 4200 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3289 104 E SIERRA AVE, # 8 FRESNO, CA 93710 NOT FOR SALE 6.52 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1971 FAIR GOOD 4 2 1 552 NONE ENCLOSED PATIO 2 OPEN PARKING PORCH NONE NONE WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 -50 FAIR AVERAGE +200 4 2 1 720 -550 NONE NONE +750 1 CARPORT + 1 OPEN -200 PORCH NONE 1 SHED -100 SINGLE PANE -100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN Net %15 Gross 50.0 %25 4,000 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -200 AVERAGE AVERAGE +200 4 2 1 672 -400 NONE NONE +750 2 CAR CARPORT -350 PORCH NONE NONE SINGLE PANE -100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN -50 Net 1.3 %15 Gross 51.3%25 3,950 Net %15 Gross %25 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 8 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3289ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 8 FRESNO CA 93710 HARMONY COMMUNITIES 6653 Embarcadero Dr. Ste. C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3289Certifications 104 E SIERRA AVE, # 8 FRESNO CA 93710 HARMONY COMMUNITIES 6653 Embarcadero Dr. Ste. C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 Embarcadero Dr. Ste. C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3289 104 E SIERRA AVE, # 8 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3289 HARMONY COMMUNITIES 104 E SIERRA AVE, # 8 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 8 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 8 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 8 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 8 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 8 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 8 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 8 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 9 FRESNO, CA 93710 Borrower:NONE File No.:3290 Opinion of Value: $5100 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3290HARMONY COMMUNITIES 104 E SIERRA AVE, # 9 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3290 NONE 0045.04 23420 104 E SIERRA AVE 9 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1973 CELTIC CORP OAKRIDGE 52 12 0C32111 LAW9910 INSIGNIA #: MH103945 CHATTEL SEE INDIVIDUAL REPORT OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 624 ENCLOSED PATIO ALUMINUM PORCH NONE HARDBOARD 1 AREA 1 2 1 1 NONE FAH GAS 35 36 14 15 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3290 52 12 1 624 624 624 50.00 31,200 160 25.00 4,000 520 11.00 5,720 160 10.00 1,600 80 25.00 2,000 152 11.00 1,672 DELIVERY 1 1,300.00 1,300 SET UP 624 6.00 3,744 51,236 35 1.25 22,416 28,820 28,820 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 9 FRESNO, CA 93710 NOT FOR SALE 7.59 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CELTIC CORP 1973 FAIR GOOD 4 2 1 624 NONE ENCLOSED PATIO 2 CAR CARPORT PORCH NONE 1 SHED WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 +50 FAIR AVERAGE +250 4 2 1 672 -150 NONE NONE +750 2 OPEN PARKING +350 PORCH NONE 1 SHED DUAL PANE PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 1,050 Net 21.0%15 Gross 37.0%25 6,050 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -150 AVERAGE AVERAGE +250 4 2 1 672 -150 NONE NONE +750 1 CARPORT + 1 OPEN +200 PATIO NONE 1 SHED SINGLE PANE +150 PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN 900 Net 18.0%15 Gross 40.0%25 5,900 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 FAIR AVERAGE +200 4 2 1 600 +100 NONE NONE +750 2 CAR CARPORT PORCH NONE 1 SHED SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 1,200 Net 30.0 %15 Gross 30.0 %25 5,200 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 5,100 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3290 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 5,100 N / A N / A 28,820 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 5100 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3290 104 E SIERRA AVE, # 9 FRESNO, CA 93710 NOT FOR SALE 7.59 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CELTIC CORP 1973 FAIR GOOD 4 2 1 624 NONE ENCLOSED PATIO 2 CAR CARPORT PORCH NONE 1 SHED WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 0 FAIR AVERAGE +200 4 2 1 720 -300 NONE NONE +750 1 CARPORT + 1 OPEN +200 PORCH NONE 1 SHED SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 1,000 Net 25.0%15 Gross 40.0 %25 5,000 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -150 AVERAGE AVERAGE +200 4 2 1 672 -150 NONE NONE +750 2 CAR CARPORT PORCH NONE NONE +100 SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 900 Net 22.5%15 Gross 37.5%25 4,900 Net %15 Gross %25 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 9 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3290ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 9 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3290Certifications 104 E SIERRA AVE, # 9 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3290 104 E SIERRA AVE, # 9 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3290 HARMONY COMMUNITIES 104 E SIERRA AVE, # 9 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 9 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 9 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 9 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 9 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 9 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 9 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 9 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 10D FRESNO, CA 93710 Borrower:NONE File No.:3291 Opinion of Value: $5400 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3291HARMONY COMMUNITIES 104 E SIERRA AVE, # 10D FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3291 NONE 0045.04 23420 104 E SIERRA AVE 10D LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1972 FLEETWOOD BROADMORE 64 12 S5930 LBF5081 INSIGNIA #: 29787 CHATTEL SEE TITLE OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 768 ENCLOSED PATIO HARDBOARD PORCH NONE HARDBOARD 1 AREA 1 2 2 1 NONE FAH GAS 35 36 14 15 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3291 64 12 1 768 768 768 50.00 38,400 320 6.00 1,920 400 10.00 4,000 152 11.00 1,672 DELIVERY 1 1,300.00 1,300 SET UP 768 6.00 4,608 51,900 35 1.25 22,706 29,194 29,194 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 10D FRESNO, CA 93710 NOT FOR SALE 7.12 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH AVG BACKS TO STREET FLEETWOOD 1972 FAIR VERY GOOD 4 2 2 768 NONE ENCLOSED PATIO 2 OPEN PARKING PORCH NONE 1 SHED WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD -100 CHAMPION 1970 +50 FAIR AVERAGE +500 4 2 1 672 +300 NONE NONE +750 2 OPEN PARKING PORCH NONE 1 SHED DUAL PANE PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 1,300 26.0 40.0 6,300 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD -100 SKYLINE 1980 -150 AVERAGE AVERAGE +500 4 2 1 672 +300 NONE NONE +750 1 CARPORT + 1 OPEN -200 PATIO NONE 1 SHED SINGLE PANE +150 PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN 1,100 22.0 50.0 6,100 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD -100 FLEETWOOD 1973 0 FAIR AVERAGE +400 4 2 1 600 +550 NONE NONE +750 2 CAR CARPORT -350 PORCH NONE 1 SHED SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 1,400 35.0 57.5 5,400 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 5,400 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3291 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 5,400 N / A N / A 29,194 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 5400 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3291 104 E SIERRA AVE, # 10D FRESNO, CA 93710 NOT FOR SALE 7.12 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH AVG BACKS TO STREET FLEETWOOD 1972 FAIR VERY GOOD 4 2 2 768 NONE ENCLOSED PATIO 2 OPEN PARKING PORCH NONE 1 SHED WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD -100 CHAMPION 1974 -50 FAIR AVERAGE +400 4 2 1 720 +150 NONE NONE +750 1 CARPORT + 1 OPEN -200 PORCH NONE 1 SHED SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 1,100 27.5 45.0 5,100 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD -100 CHAMPION 1983 -150 AVERAGE AVERAGE +400 4 2 1 672 +300 NONE NONE +750 2 CAR CARPORT -350 PORCH NONE NONE +100 SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 1,100 27.5 57.5 5,100 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 10D FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3291ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 10D FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3291Certifications 104 E SIERRA AVE, # 10D FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3291 104 E SIERRA AVE, # 10D FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3291 HARMONY COMMUNITIES 104 E SIERRA AVE, # 10D FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 10D FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 10D FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 10D FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 10D Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 10D FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 10D FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 10D FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 13 FRESNO, CA 93710 Borrower:NONE File No.:3292 Opinion of Value: $3,900 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3292HARMONY COMMUNITIES 104 E SIERRA AVE, # 13 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3292 NONE 0045.04 23420 104 E SIERRA AVE 13 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1971 CHAMPION CHAMPION 50 12 S9996 LAJ4397 INSIGNIA #: 470725 CHATTEL BAUTISTA OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 600 NONE ALUMINUM PORCH PATIO HARDBOARD 1 AREA 1 2 1 1 NONE FAH GAS 36 37 13 14 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3292 50 12 1 600 600 600 50.00 30,000 160 11.00 1,760 36 10.00 360 80 25.00 2,000 124 11.00 1,364 DELIVERY 1 1,300.00 1,300 SET UP 600 6.00 3,600 40,384 36 1.25 18,173 22,211 22,211 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 13 FRESNO, CA 93710 NOT FOR SALE 6.50 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1971 FAIR AVERAGE 4 2 1 600 NONE NONE 1 CARPORT + 1 OPEN PORCH / PATIO NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.29 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 0 FAIR AVERAGE 4 2 1 672 -250 NONE NONE 2 OPEN PARKING +200 PORCH +200 NONE 1 SHED DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN -200 4.0 22.0 4,800 2110 HELM AVE # 7 CLOVIS, CA 93612 3.72 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -200 AVERAGE AVERAGE 4 2 1 672 -250 NONE NONE 1 CARPORT + 1 OPEN PATIO +200 NONE 1 SHED SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -400 8.0 20.0 4,600 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 -50 FAIR AVERAGE 4 2 1 600 0 NONE NONE 2 CAR CARPORT -200 PORCH +200 NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 12.5 4,000 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 3,900 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3292 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 3,900 N / A N / A 22,211 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 3,900 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3292 104 E SIERRA AVE, # 13 FRESNO, CA 93710 NOT FOR SALE 6.50 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1971 FAIR AVERAGE 4 2 1 600 NONE NONE 1 CARPORT + 1 OPEN PORCH / PATIO NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 -50 FAIR AVERAGE 4 2 1 720 -400 NONE NONE 1 CARPORT + 1 OPEN PORCH +200 NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -200 5.0 17.5 3,800 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -200 AVERAGE AVERAGE 4 2 1 672 -250 NONE NONE 2 CAR CARPORT -200 PORCH +200 NONE NONE +100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -300 7.5 25.0 3,700 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 13 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3292ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 13 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3292Certifications 104 E SIERRA AVE, # 13 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3292 104 E SIERRA AVE, # 13 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3292 HARMONY COMMUNITIES 104 E SIERRA AVE, # 13 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 13 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 13 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 13 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 13 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 13 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 13 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.29 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.72 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 13 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 15 FRESNO, CA 93710 Borrower:NONE File No.:3293 Opinion of Value: $4,400 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3293HARMONY COMMUNITIES 104 E SIERRA AVE, # 15 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3293 NONE 0045.04 23420 104 E SIERRA AVE 15 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1971 CHAMPION CHAMPION 46 12 S9229 LAJ4397 INSIGNIA #: A444880 CHATTEL SEE TITLE OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 552 ENCLOSED PATIO HARDBOARD PORCH NONE STUCCO 1 AREA 1 1 1 1 NONE FAH GAS 36 37 13 14 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3293 12 46 1 552 552 552 50.00 27,600 128 25.00 3,200 80 11.00 880 80 10.00 800 118 11.00 1,298 DELIVERY 1 1,300.00 1,300 SET UP 552 6.00 3,312 38,390 36 1.25 17,276 21,114 21,114 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 15 FRESNO, CA 93710 NOT FOR SALE 7.97 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1971 FAIR GOOD 4 2 1 552 NONE ENCLOSED PATIO 1 CARPORT + 1 OPEN PORCH NONE NONE WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 0 FAIR AVERAGE +250 4 2 1 672 -400 NONE NONE +750 2 OPEN PARKING +200 PORCH NONE 1 SHED -100 DUAL PANE PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 500 10.0 40.0 5,500 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -200 AVERAGE AVERAGE +250 4 2 1 672 -400 NONE NONE +750 1 CARPORT + 1 OPEN PATIO NONE 1 SHED -100 SINGLE PANE +150 PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN 300 6.0 44.0 5,300 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 -50 FAIR AVERAGE +200 4 2 1 720 -550 NONE NONE +750 1 CARPORT + 1 OPEN PORCH NONE 1 SHED -100 SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 400 10.0 45.0 4,400 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,400 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3293 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,400 N / A N / A 21,114 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 4,400 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3293 104 E SIERRA AVE, # 15 FRESNO, CA 93710 NOT FOR SALE 7.97 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1971 FAIR GOOD 4 2 1 552 NONE ENCLOSED PATIO 1 CARPORT + 1 OPEN PORCH NONE NONE WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 -50 FAIR AVERAGE 4 2 1 600 -150 NONE NONE 2 CAR CARPORT -200 PORCH NONE 1 SHED -100 SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN -350 8.8 16.3 3,650 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -200 AVERAGE AVERAGE 4 2 1 672 -400 NONE NONE 2 CAR CARPORT -200 PORCH NONE NONE SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN -650 16.3 23.8 3,350 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 15 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3293ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 15 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3293Certifications 104 E SIERRA AVE, # 15 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3293 104 E SIERRA AVE, # 15 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3293 HARMONY COMMUNITIES 104 E SIERRA AVE, # 15 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 15 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 15 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 15 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 15 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 15 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 15 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 15 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 15A FRESNO, CA 93710 Borrower:NONE File No.:3294 Opinion of Value: $3800 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3294HARMONY COMMUNITIES 104 E SIERRA AVE, # 15A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3294 NONE 0045.04 23420 104 E SIERRA AVE 15A LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1971 CHAMPION CHAMPION 47 12 S100001 LAU9485 INSIGNIA #: A470729 CHATTEL GARRISON OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 564 NONE ALUMINUM PORCH NONE ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 36 37 13 14 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3294 47 12 1 564 564 564 50.00 28,200 5.00 400 11.00 4,400 96 10.00 960 118 11.00 1,298 DELIVERY 1 1,300.00 1,300 SET UP 564 6.00 3,384 39,542 36 1.25 17,794 21,748 21,748 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 15A FRESNO, CA 93710 NOT FOR SALE 6.91 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1971 FAIR AVERAGE 4 2 1 564 NONE NONE 2 CAR CARPORT PORCH NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.23 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 0 FAIR AVERAGE 4 2 1 672 -350 NONE NONE 2 OPEN PARKING +350 PORCH NONE 1 SHED -100 DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN -450 9.0 25.0 4,550 2110 HELM AVE # 7 CLOVIS, CA 93612 3.65 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -200 AVERAGE AVERAGE 4 2 1 672 -350 NONE NONE 1 CARPORT + 1 OPEN +200 PATIO NONE 1 SHED -100 SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -600 12.0 24.0 4,400 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 -50 FAIR AVERAGE 4 2 1 600 -100 NONE NONE 2 CAR CARPORT PORCH NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -100 2.5 5.0 3,900 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 3,800 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3294 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 3,800 N / A N / A 21,748 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 3800 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3294 104 E SIERRA AVE, # 15A FRESNO, CA 93710 NOT FOR SALE 6.91 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1971 FAIR AVERAGE 4 2 1 564 NONE NONE 2 CAR CARPORT PORCH NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 0.25 MILES W 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 -50 FAIR AVERAGE 4 2 1 720 -500 NONE NONE 1 CARPORT + 1 OPEN +200 PORCH NONE 1 SHED -100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -400 10.0 22.5 3,600 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -200 AVERAGE AVERAGE 4 2 1 672 -350 NONE NONE 2 CAR CARPORT PORCH NONE NONE SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -500 12.5 15.0 3,500 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 15A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3294ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 15A FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3294Certifications 104 E SIERRA AVE, # 15A FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3294 104 E SIERRA AVE, # 15A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3294 HARMONY COMMUNITIES 104 E SIERRA AVE, # 15A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 15A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 15A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 15A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 15A Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 15A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 15A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.23 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.65 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 15A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 0.25 MILES W 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 17 FRESNO, CA 93710 Borrower:NONE File No.:3295 Opinion of Value: $3300 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3295HARMONY COMMUNITIES 104 E SIERRA AVE, # 17 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3295 NONE 0045.04 23420 104 E SIERRA AVE 17 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1962 FLEETWOOD FLEETWOOD 47 10 AF2YS4067 LAJ4387 INSIGNIA #: A31328 CHATTEL SEE TITLE OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 470 NONE ALUMINUM PORCH NONE ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 43 44 6 7 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3295 47 10 1 470 470 470 50.00 23,500 240 6.00 1,440 160 10.00 1,600 114 11.00 1,254 DELIVERY 1 1,300.00 1,300 SET UP 470 6.00 2,820 31,914 43 1.25 17,154 14,760 14,760 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 17 FRESNO, CA 93710 NOT FOR SALE 7.02 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD FLEETWOOD 1962 FAIR AVERAGE 4 2 1 470 NONE NONE 2 OPEN PARKING PORCH / PATIO NONE NONE WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 -150 FAIR AVERAGE 4 2 1 672 -650 NONE NONE 2 OPEN PARKING PORCH +200 NONE 1 SHED -100 DUAL PANE PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN -900 18.0 28.0 4,100 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -350 AVERAGE AVERAGE 4 2 1 672 -650 NONE NONE 1 CARPORT + 1 OPEN -200 PATIO +200 NONE 1 SHED -100 SINGLE PANE +150 PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -1,100 22.0 40.0 3,900 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 +250 FAIR AVERAGE 4 2 1 720 -800 NONE NONE 1 CARPORT + 1 OPEN -200 PORCH +200 NONE 1 SHED -100 SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN -500 12.5 42.5 3,500 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 3,300 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3295 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 3,300 N / A N / A 14,760 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 3300 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3295 104 E SIERRA AVE, # 17 FRESNO, CA 93710 NOT FOR SALE 7.02 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD FLEETWOOD 1962 FAIR AVERAGE 4 2 1 470 NONE NONE 2 OPEN PARKING PORCH / PATIO NONE NONE WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 -200 FAIR AVERAGE 4 2 1 600 -400 NONE NONE 2 CAR CARPORT -350 PORCH +200 NONE 1 SHED -100 SINGLE PANE -100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN -900 22.5 35.0 3,100 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -350 AVERAGE AVERAGE 4 2 1 672 -650 NONE NONE 2 CAR CARPORT -350 PORCH +200 NONE NONE SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN -1,000 25.0 42.5 3,000 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 17 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3295ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 17 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3295Certifications 104 E SIERRA AVE, # 17 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3295 104 E SIERRA AVE, # 17 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3295 HARMONY COMMUNITIES 104 E SIERRA AVE, # 17 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 17 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 17 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 17 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 17 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 17 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 17 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 17 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 05/26/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 25 FRESNO, CA 93710 Borrower:NONE File No.:3296 Opinion of Value: $3,900 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3296HARMONY COMMUNITIES 104 E SIERRA AVE, # 25 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3296 NONE 0045.04 23420 104 E SIERRA AVE 25 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1973 REDMAN NEWMOON 56 12 S2601743 LAK1463 INSIGNIA #: MH269910 CHATTEL CARDENAS OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 672 NONE ALUMINUM PORCH NONE ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 35 36 14 15 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3296 56 12 1 672 672 672 50.00 33,600 25.00 11.00 10.00 25.00 11.00 DELIVERY 1,300.00 SET UP 6.00 33,600 1.25 33,600 33,600 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 25 FRESNO, CA 93710 NOT FOR SALE 5.80 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD REDMAN 1973 FAIR AVERAGE 4 2 1 672 NONE NONE 1 CARPORT + 1 OPEN PORCH NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.26 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 +50 FAIR AVERAGE 4 2 1 672 0 NONE NONE 2 OPEN PARKING +200 PORCH NONE 1 SHED -100 DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN -200 Net 4.0 %15 Gross 16.0%25 4,800 2110 HELM AVE # 7 CLOVIS, CA 93612 3.66 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -150 AVERAGE AVERAGE 4 2 1 672 0 NONE NONE 1 CARPORT + 1 OPEN PATIO NONE 1 SHED -100 SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -400 Net 8.0 %15 Gross 12.0%25 4,600 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 FAIR AVERAGE 4 2 1 600 +250 NONE NONE 2 CAR CARPORT -200 PORCH NONE 1 SHED -100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN Net %15 Gross 15.0%25 4,000 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 3,900 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3296 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 3,900 N / A N / A 33,600 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 3,900 GUY G. HALL SCREA 05/26/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3296 104 E SIERRA AVE, # 25 FRESNO, CA 93710 NOT FOR SALE 5.80 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD REDMAN 1973 FAIR AVERAGE 4 2 1 672 NONE NONE 1 CARPORT + 1 OPEN PORCH NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 0 FAIR AVERAGE 4 2 1 720 -150 NONE NONE 1 CARPORT + 1 OPEN PORCH NONE 1 SHED -100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -200 Net 5.0 %15 Gross 7.5 %25 3,800 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -150 AVERAGE AVERAGE 4 2 1 672 0 NONE NONE 2 CAR CARPORT -200 PORCH NONE NONE SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -300 Net 7.5 %15 Gross 10.0%25 3,700 Net %15 Gross %25 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 25 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3296ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 25 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3296Certifications 104 E SIERRA AVE, # 25 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 05/26/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3296 104 E SIERRA AVE, # 25 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 05/26/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3296 HARMONY COMMUNITIES 104 E SIERRA AVE, # 25 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 25 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 25 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 25 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 25 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 25 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 25 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.26 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.66 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 25 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 29A FRESNO, CA 93710 Borrower:NONE File No.:3297 Opinion of Value: $3800 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3297HARMONY COMMUNITIES 104 E SIERRA AVE, # 29A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3297 NONE 0045.04 23420 104 E SIERRA AVE 29A LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1971 CHAMPION CHAMPION 56 12 S9703 LAS5193 INSIGNIA #: A45739 CHATTEL RAJSKUP OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 672 NONE ALUMINUM PORCH NONE ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 36 37 13 14 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3297 56 12 1 672 672 672 50.00 33,600 256 6.00 1,536 128 10.00 1,280 80 25.00 2,000 136 11.00 1,496 DELIVERY 1 1,300.00 1,300 SET UP 672 6.00 4,032 45,244 36 1.25 20,360 24,884 24,884 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 29A FRESNO, CA 93710 NOT FOR SALE 5.80 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1971 FAIR AVERAGE 4 2 1 672 NONE NONE 2 OPEN PARKING PORCH NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.33 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 0 FAIR AVERAGE 4 2 1 672 0 NONE NONE 2 OPEN PARKING PORCH NONE 1 SHED DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN -350 7.0 9.0 4,650 2110 HELM AVE # 7 CLOVIS, CA 93612 3.76 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -200 AVERAGE AVERAGE 4 2 1 672 0 NONE NONE 1 CARPORT + 1 OPEN -200 PATIO NONE 1 SHED SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -550 11.0 15.0 4,450 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 -50 FAIR AVERAGE 4 2 1 600 +250 NONE NONE 2 CAR CARPORT -350 PORCH NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -100 2.5 17.5 3,900 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 3,800 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3297 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 3,800 N / A N / A 24,884 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 3800 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3297 104 E SIERRA AVE, # 29A FRESNO, CA 93710 NOT FOR SALE 5.80 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1971 FAIR AVERAGE 4 2 1 672 NONE NONE 2 OPEN PARKING PORCH NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 -50 FAIR AVERAGE 4 2 1 720 -150 NONE NONE 1 CARPORT + 1 OPEN -200 PORCH NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -350 8.8 11.3 3,650 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -200 AVERAGE AVERAGE 4 2 1 672 0 NONE NONE 2 CAR CARPORT -350 PORCH NONE NONE +100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -400 10.0 17.5 3,600 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 29A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3297ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 29A FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3297Certifications 104 E SIERRA AVE, # 29A FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3297 104 E SIERRA AVE, # 29A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3297 HARMONY COMMUNITIES 104 E SIERRA AVE, # 29A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 29A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 29A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 29A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 29A Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 29A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 29A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.33 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.76 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 29A FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 29C FRESNO, CA 93710 Borrower:NONE File No.:3298 Opinion of Value: $4300 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3298 NONE 0045.04 23420 104 E SIERRA AVE 29C LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1973 SANDPOINT SANDPOINT 60 12 CAFL1AA36474101 LAD6416 INSIGNIA #: 198153 CHATTEL SEE TITLE OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 720 NONE ALUMINUM PORCH NONE ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 35 36 14 15 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 3 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3298 60 12 1 720 720 720 50.00 36,000 480 11.00 5,280 128 10.00 1,280 80 25.00 2,000 144 11.00 1,584 DELIVERY 1 1,300.00 1,300 SET UP 720 6.00 4,320 51,764 35 1.25 22,647 29,117 29,117 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 29C FRESNO, CA 93710 NOT FOR SALE 5.97 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD SANDPOINT 1973 AVERAGE AVERAGE 4 2 1 720 NONE NONE 2 CAR CARPORT PORCH NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 +50 FAIR AVERAGE 4 2 1 672 +150 NONE NONE 2 OPEN PARKING +350 PORCH NONE 1 SHED DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 200 4.0 20.0 5,200 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -150 AVERAGE AVERAGE 4 2 1 672 +150 NONE NONE 1 CARPORT + 1 OPEN +200 PATIO NONE 1 SHED SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN 50 1.0 17.0 5,050 104 E SIERRA AVE # 29C FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 FAIR AVERAGE 4 2 1 600 +400 NONE NONE 2 CAR CARPORT PORCH NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 450 11.3 11.3 4,450 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,300 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3298 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,300 N / A N / A 29,117 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 4300 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 5 of 17 3298HARMONY COMMUNITIES 104 E SIERRA AVE, # 29C FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 5 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3298 104 E SIERRA AVE, # 29C FRESNO, CA 93710 NOT FOR SALE 5.97 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD SANDPOINT 1973 AVERAGE AVERAGE 4 2 1 720 NONE NONE 2 CAR CARPORT PORCH NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 0 FAIR AVERAGE 4 2 1 720 0 NONE NONE 1 CARPORT + 1 OPEN +200 PORCH NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 250 6.3 6.3 4,250 104 E SIERRA AVE # 41 FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 AVERAGE AVERAGE 4 2 1 672 +150 NONE NONE 2 CAR CARPORT PORCH NONE NONE SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 200 5.0 5.0 4,200 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 29C FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3298ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 29C FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3298Certifications 104 E SIERRA AVE, # 29C FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3298 104 E SIERRA AVE, # 29C FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3298 HARMONY COMMUNITIES 104 E SIERRA AVE, # 29C FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 29C FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 29C FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 29C FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 29C Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 29C FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 29C FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C LESS THAN 0.01 MILES 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 29C FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 LESS THAN 0.01 MILES 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 LESS THAN 0.01 MILES 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 30 FRESNO, CA 93710 Borrower:NONE File No.:3299 Opinion of Value: $4,200 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3299HARMONY COMMUNITIES 104 E SIERRA AVE, # 30 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3299 NONE 0045.04 23420 104 E SIERRA AVE 30 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1980 SANDPOINTE SANDPOINTE 60 12 CAFL1AA34674101 LAD6416 HUD #: 198153 CHATTEL SEE TITLE OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 720 NONE ALUMINUM PORCH PATIO ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 30 31 29 30 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3299 60 12 1 720 720 720 60.00 43,200 400 6.00 2,400 160 10.00 1,600 144 11.00 1,584 DELIVERY 1 1,300.00 1,300 SET UP 720 6.00 4,320 54,404 30 1.25 20,402 34,002 34,002 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 30 FRESNO, CA 93710 NOT FOR SALE 5.83 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD SANDPOINTE 1980 AVERAGE AVERAGE 4 2 1 720 NONE NONE 2 OPEN PARKING PORCH / PATIO NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.23 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 +200 FAIR AVERAGE 4 2 1 672 +150 NONE NONE 2 OPEN PARKING PORCH +200 NONE 1 SHED -100 DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 100 2.0 22.0 5,100 2110 HELM AVE # 7 CLOVIS, CA 93612 3.61 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 0 AVERAGE AVERAGE 4 2 1 672 +150 NONE NONE 1 CARPORT + 1 OPEN -200 PATIO +200 NONE 1 SHED -100 SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -100 2.0 20.0 4,900 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 +100 FAIR AVERAGE 4 2 1 600 +400 NONE NONE 2 CAR CARPORT -350 PORCH +200 NONE 1 SHED -100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 300 7.5 30.0 4,300 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,200 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3299 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,200 N / A N / A 34,002 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 4,200 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3299 104 E SIERRA AVE, # 30 FRESNO, CA 93710 NOT FOR SALE 5.83 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD SANDPOINTE 1980 AVERAGE AVERAGE 4 2 1 720 NONE NONE 2 OPEN PARKING PORCH / PATIO NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 +100 FAIR AVERAGE 4 2 1 720 0 NONE NONE 1 CARPORT + 1 OPEN -200 PORCH +200 NONE 1 SHED -100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 50 1.3 16.3 4,050 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -50 AVERAGE AVERAGE 4 2 1 672 +150 NONE NONE 2 CAR CARPORT -350 PORCH +200 NONE NONE SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 20.0 4,000 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 30 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3299ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 30 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3299Certifications 104 E SIERRA AVE, # 30 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3299 104 E SIERRA AVE, # 30 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3299 HARMONY COMMUNITIES 104 E SIERRA AVE, # 30 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 30 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 30 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 30 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 30 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 30 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 30 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.23 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.61 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 30 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 31 FRESNO, CA 93710 Borrower:NONE File No.:3300 Opinion of Value: $4200 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3300HARMONY COMMUNITIES 104 E SIERRA AVE, # 31 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3300 NONE 0045.04 23420 104 E SIERRA AVE 31 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1976 SKYLINE HILLCREST 52 12 02746603 LAP4342 INSIGNIA #: MH240343 CHATTEL SHAHZADE OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 624 NONE ALUMINUM NONE NONE ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 33 34 16 17 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3300 52 12 1 624 624 624 55.00 34,320 160 11.00 1,760 10.00 25.00 11.00 DELIVERY 1,300.00 SET UP 6.00 36,080 1.25 36,080 36,080 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 31 FRESNO, CA 93710 NOT FOR SALE 6.73 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD SKYLINE 1976 FAIR AVERAGE 4 2 1 624 NONE NONE 2 CAR CARPORT PORCH / PATIO NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 +100 FAIR AVERAGE 4 2 1 672 -150 NONE NONE 2 OPEN PARKING +350 PORCH +200 NONE 1 SHED DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 150 3.0 25.0 5,150 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -100 AVERAGE AVERAGE 4 2 1 672 -150 NONE NONE 1 CARPORT + 1 OPEN +200 PATIO +200 NONE 1 SHED SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN 20.0 5,000 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 +50 FAIR AVERAGE 4 2 1 720 -300 NONE NONE 1 CARPORT + 1 OPEN +200 PORCH +200 NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 200 5.0 20.0 4,200 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,200 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3300 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,200 N / A N / A 36,080 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 4200 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3300 104 E SIERRA AVE, # 31 FRESNO, CA 93710 NOT FOR SALE 6.73 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD SKYLINE 1976 FAIR AVERAGE 4 2 1 624 NONE NONE 2 CAR CARPORT PORCH / PATIO NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -100 AVERAGE AVERAGE 4 2 1 672 -150 NONE NONE 2 CAR CARPORT PORCH +200 NONE NONE +100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 100 2.5 15.0 4,100 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 +50 FAIR AVERAGE 4 2 1 600 +100 NONE NONE 2 CAR CARPORT PORCH +200 NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 400 10.0 10.0 4,400 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 31 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3300ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 31 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3300Certifications 104 E SIERRA AVE, # 31 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3300 104 E SIERRA AVE, # 31 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3300 HARMONY COMMUNITIES 104 E SIERRA AVE, # 31 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 31 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 31 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 31 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 31 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 31 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 31 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 31 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 32 FRESNO, CA 93710 Borrower:NONE File No.:3301 Opinion of Value: $5500 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3301HARMONY COMMUNITIES 104 E SIERRA AVE, # 32 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3301 NONE 0045.04 23420 104 E SIERRA AVE 32 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1966 SAHARA SAHARA 46 20 S1726 XXU / XX LAF5146 INSIGNIA #: 153751 / A153751 CHATTEL SMITH & TATE OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 920 NONE ALUMINUM PORCH PATIO ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 40 41 9 10 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3301 46 10 2 920 920 920 50.00 46,000 256 11.00 2,816 160 10.00 1,600 132 11.00 1,452 DELIVERY 2 1,300.00 2,600 SET UP 920 6.00 5,520 59,988 40 1.25 29,994 29,994 29,994 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 32 FRESNO, CA 93710 NOT FOR SALE 5.98 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD SAHARA 1966 FAIR AVERAGE 5 2 2 920 NONE NONE 2 CAR CARPORT PORCH / PATIO NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.22 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 -100 FAIR AVERAGE 4 2 1 +500 672 +800 NONE NONE 2 OPEN PARKING +350 PORCH +200 NONE 1 SHED -100 DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 1,300 26.0 50.0 6,300 2110 HELM AVE # 7 CLOVIS, CA 93612 3.64 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -300 AVERAGE AVERAGE 4 2 1 +500 672 +800 NONE NONE 1 CARPORT + 1 OPEN +200 PATIO +200 NONE 1 SHED -100 SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN 1,150 23.0 49.0 6,150 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 -100 FAIR AVERAGE 4 2 1 +500 600 +1,050 NONE NONE 2 CAR CARPORT PORCH +200 NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 1,700 42.5 47.5 5,700 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 5,500 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3301 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 5,500 N / A N / A 29,994 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 5500 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3301 104 E SIERRA AVE, # 32 FRESNO, CA 93710 NOT FOR SALE 5.98 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD SAHARA 1966 FAIR AVERAGE 5 2 2 920 NONE NONE 2 CAR CARPORT PORCH / PATIO NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 -150 FAIR AVERAGE 4 2 1 +500 720 +650 NONE NONE 1 CARPORT + 1 OPEN +200 PORCH +200 NONE 1 SHED -100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 1,350 33.8 46.3 5,350 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -250 AVERAGE AVERAGE 4 2 1 +500 672 +800 NONE NONE 2 CAR CARPORT PORCH +200 NONE NONE SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 1,300 32.5 45.0 5,300 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 32 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3301ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 32 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3301Certifications 104 E SIERRA AVE, # 32 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3301 104 E SIERRA AVE, # 32 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3301 HARMONY COMMUNITIES 104 E SIERRA AVE, # 32 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 32 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 32 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 32 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 32 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 32 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 32 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.22 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.64 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 32 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 33 FRESNO, CA 93710 Borrower:NONE File No.:3302 Opinion of Value: $3,700 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3302HARMONY COMMUNITIES 104 E SIERRA AVE, # 33 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3302 NONE 0045.04 23420 104 E SIERRA AVE 33 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1968 CHAMPION SUBURBAN 56 11.75 S2192 ABA6065 INSIGNIA #: A222759 CHATTEL MONTELLANO OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 658 NONE ALUMINUM PORCH NONE ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 39 40 10 11 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3302 56 11.75 1 658 658 658 50.00 32,900 32 6.00 192 80 10.00 800 80 25.00 2,000 136 11.00 1,496 DELIVERY 1 1,300.00 1,300 SET UP 658 6.00 3,948 42,636 39 1.25 20,785 21,851 21,851 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 33 FRESNO, CA 93710 NOT FOR SALE TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1968 FAIR AVERAGE 4 2 1 658 NONE NONE 2 OPEN PARKING PORCH NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.22 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 -50 FAIR AVERAGE 4 2 1 672 -50 NONE NONE 2 OPEN PARKING PORCH NONE 1 SHED DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN -450 Net 9.0 % Gross 11.0 %4,550 2110 HELM AVE # 7 CLOVIS, CA 93612 3.63 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -250 AVERAGE AVERAGE 4 2 1 672 -50 NONE NONE 1 CARPORT + 1 OPEN -200 PATIO NONE 1 SHED SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -650 Net 13.0 % Gross 17.0 %4,350 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 -100 FAIR AVERAGE 4 2 1 600 +200 NONE NONE 2 CAR CARPORT -350 PORCH NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -200 Net 5.0 % Gross 17.5 %3,800 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 3,700 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3302 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 3,700 N / A N / A 21,851 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 3,700 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3302 104 E SIERRA AVE, # 33 FRESNO, CA 93710 NOT FOR SALE TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1968 FAIR AVERAGE 4 2 1 658 NONE NONE 2 OPEN PARKING PORCH NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 -100 FAIR AVERAGE 4 2 1 720 -200 NONE NONE 1 CARPORT + 1 OPEN -200 PORCH NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -450 Net 11.3 % Gross 13.8 %3,550 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -250 AVERAGE AVERAGE 4 2 1 672 -50 NONE NONE 2 CAR CARPORT -350 PORCH NONE NONE +100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -500 Net 12.5 % Gross 20.0 %3,500 Net % Gross % ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 33 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3302ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 33 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3302Certifications 104 E SIERRA AVE, # 33 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3302 104 E SIERRA AVE, # 33 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3302 HARMONY COMMUNITIES 104 E SIERRA AVE, # 33 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 33 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 33 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 33 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 33 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 33 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 33 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.22 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.63 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 33 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/04/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 34 FRESNO, CA 93710 Borrower:NONE File No.:3303 Opinion of Value: $4000 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3303HARMONY COMMUNITIES 104 E SIERRA AVE, # 34 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3303 NONE 0045.04 23420 104 E SIERRA AVE 34 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1973 REDMAN CF, FLING 60 12 S2601829 LAC8360 INSIGNIA #: MH93633 CHATTEL SEE TITLE OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 720 NONE ALUMINUM PORCH NONE ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 35 36 14 15 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3303 60 12 1 720 720 720 50.00 36,000 400 6.00 2,400 80 10.00 800 80 25.00 2,000 144 11.00 1,584 DELIVERY 1 1,300.00 1,300 SET UP 720 6.00 4,320 48,404 35 1.25 21,177 27,227 27,227 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 34 FRESNO, CA 93710 NOT FOR SALE 5.56 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD REDMAN 1973 FAIR AVERAGE 4 2 1 720 NONE NONE 2 OPEN PARKING PORCH NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.31 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 +50 FAIR AVERAGE 4 2 1 672 +150 NONE NONE 2 OPEN PARKING PORCH NONE 1 SHED DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN -150 3.0 13.0 4,850 2110 HELM AVE # 7 CLOVIS, CA 93612 3.72 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -150 AVERAGE AVERAGE 4 2 1 672 +150 NONE NONE 1 CARPORT + 1 OPEN -200 PATIO NONE 1 SHED SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -350 7.0 17.0 4,650 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 0 FAIR AVERAGE 4 2 1 600 +400 NONE NONE 2 CAR CARPORT -350 PORCH NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 100 2.5 20.0 4,100 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,000 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3303 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,000 N / A N / A 27,227 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 4000 GUY G. HALL SCREA 06/04/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3303 104 E SIERRA AVE, # 34 FRESNO, CA 93710 NOT FOR SALE 5.56 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD REDMAN 1973 FAIR AVERAGE 4 2 1 720 NONE NONE 2 OPEN PARKING PORCH NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 0 FAIR AVERAGE 4 2 1 720 0 NONE NONE 1 CARPORT + 1 OPEN -200 PORCH NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -150 3.8 6.3 3,850 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -150 AVERAGE AVERAGE 4 2 1 672 +150 NONE NONE 2 CAR CARPORT -350 PORCH NONE NONE +100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -200 5.0 20.0 3,800 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 34 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3303ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 34 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3303Certifications 104 E SIERRA AVE, # 34 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/04/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3303 104 E SIERRA AVE, # 34 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/04/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3303 HARMONY COMMUNITIES 104 E SIERRA AVE, # 34 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 34 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 34 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 34 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 34 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 34 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 34 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.31 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.72 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 34 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 35 FRESNO, CA 93710 Borrower:NONE File No.:3304 Opinion of Value: $3900 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Guy@AppraisalGuy.Net Page # 2 of 17 3304HARMONY COMMUNITIES 104 E SIERRA AVE, # 35 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3304 NONE 0045.04 23420 104 E SIERRA AVE 35 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1973 LIBERTY RIDGEWOOD 60 12 RC1137 LAD5253 INSIGNIA #: MH72940 CHATTEL SEE TITLE OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 2/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 720 NONE ALUMINUM PORCH NONE ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 35 36 14 15 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3304 60 12 1 720 720 720 50.00 36,000 400 6.00 2,400 80 10.00 800 144 11.00 1,584 DELIVERY 1 1,300.00 1,300 SET UP 720 6.00 4,320 46,404 35 1.25 20,302 26,102 26,102 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 35 FRESNO, CA 93710 NOT FOR SALE 5.42 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH AVG BACKS TO STREET LIBERTY 1973 FAIR AVERAGE 4 2 1 720 NONE NONE 2 OPEN PARKING PORCH NONE NONE WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE ST SPC 39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD -100 CHAMPION 1970 +50 FAIR AVERAGE 4 2 1 672 +150 NONE NONE 2 OPEN PARKING PORCH NONE 1 SHED -100 DUAL PANE PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN -200 4.0 14.0 4,800 2110 HELM AVE SPC 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD -100 SKYLINE 1980 -150 AVERAGE AVERAGE 4 2 1 672 +150 NONE NONE 1 CARPORT + 1 OPEN -200 PATIO NONE 1 SHED -100 SINGLE PANE +150 PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -400 8.0 24.0 4,600 104 E SIERRA AVE SPC 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD -100 FLEETWOOD 1973 0 FAIR AVERAGE 4 2 1 600 +400 NONE NONE 2 CAR CARPORT -350 PORCH NONE 1 SHED -100 SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 27.5 4,000 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 3,900 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3304 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 3,900 N / A N / A 26,102 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 3900 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3304 104 E SIERRA AVE, # 35 FRESNO, CA 93710 NOT FOR SALE 5.42 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH AVG BACKS TO STREET LIBERTY 1973 FAIR AVERAGE 4 2 1 720 NONE NONE 2 OPEN PARKING PORCH NONE NONE WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE SPC 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD -100 CHAMPION 1974 0 FAIR AVERAGE 4 2 1 720 0 NONE NONE 1 CARPORT + 1 OPEN -200 PORCH NONE 1 SHED -100 SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN -250 6.3 13.8 3,750 104 E SIERRA AVE SPC 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD -100 CHAMPION 1983 -150 AVERAGE AVERAGE 4 2 1 672 +150 NONE NONE 2 CAR CARPORT -350 PORCH NONE NONE SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN -300 7.5 22.5 3,700 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 35 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3304ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 35 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3304Certifications 104 E SIERRA AVE, # 35 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3304 104 E SIERRA AVE, # 35 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3304 HARMONY COMMUNITIES 104 E SIERRA AVE, # 35 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 35 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 35 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 35 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 35 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 35 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 35 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE ST SPC 39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE SPC 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE SPC 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 35 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE SPC 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE SPC 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 39 FRESNO, CA 93710 Borrower:NONE File No.:3305 Opinion of Value: $4200 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3305HARMONY COMMUNITIES 104 E SIERRA AVE, # 39 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 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Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3305 NONE 0045.04 23420 104 E SIERRA AVE 39 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1977 SKYLINE HILLCREST 60 12 02747899 LAI7471 CAL031647 CHATTEL SEE TITLE OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 720 NONE ALUMINUM PORCH PATIO ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 32 33 22 23 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3305 60 12 1 720 720 720 55.00 39,600 400 6.00 2,400 160 10.00 1,600 144 11.00 1,584 DELIVERY 1 1,300.00 1,300 SET UP 720 6.00 4,320 50,804 32 1.25 20,322 30,482 30,482 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 39 FRESNO, CA 93710 NOT FOR SALE 5.83 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD SKYLINE 1977 AVERAGE AVERAGE 4 2 1 720 NONE NONE 2 OPEN PARKING PORCH / PATIO NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 +150 FAIR AVERAGE 4 2 1 672 +150 NONE NONE 2 OPEN PARKING PORCH +200 NONE 1 SHED DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 150 3.0 19.0 5,150 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -50 AVERAGE AVERAGE 4 2 1 672 +150 NONE NONE 1 CARPORT + 1 OPEN -200 PATIO +200 NONE 1 SHED SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -50 1.0 19.0 4,950 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 +50 FAIR AVERAGE 4 2 1 600 +400 NONE NONE 2 CAR CARPORT -350 PORCH +200 NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 350 8.8 26.3 4,350 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,200 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3305 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,200 N / A N / A 30,482 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 4200 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3305 104 E SIERRA AVE, # 39 FRESNO, CA 93710 NOT FOR SALE 5.83 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD SKYLINE 1977 AVERAGE AVERAGE 4 2 1 720 NONE NONE 2 OPEN PARKING PORCH / PATIO NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 +50 FAIR AVERAGE 4 2 1 720 0 NONE NONE 1 CARPORT + 1 OPEN -200 PORCH +200 NONE 1 SHED -100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 15.0 4,000 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -100 AVERAGE AVERAGE 4 2 1 672 +150 NONE NONE 2 CAR CARPORT -350 PORCH +200 NONE NONE SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -50 1.3 21.3 3,950 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 39 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3305ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 39 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3305Certifications 104 E SIERRA AVE, # 39 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3305 104 E SIERRA AVE, # 39 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3305 HARMONY COMMUNITIES 104 E SIERRA AVE, # 39 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 39 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 39 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 39 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 39 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 39 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 39 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 39 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/04/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 40 FRESNO, CA 93710 Borrower:NONE File No.:3306 Opinion of Value: $4000 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3306HARMONY COMMUNITIES 104 E SIERRA AVE, # 40 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3306 NONE 0045.04 23420 104 E SIERRA AVE 40 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1971 CHAMPION CHAMPION 56 12 S0927 LAP5612 INSIGNIA #: 516885 CHATTEL FRANQUEZ OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 672 NONE ALUMINUM PORCH PATIO ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 36 37 13 14 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3306 56 12 1 672 672 672 50.00 33,600 400 6.00 2,400 160 10.00 1,600 128 11.00 1,408 DELIVERY 1 1,300.00 1,300 SET UP 672 6.00 4,032 44,340 36 1.25 19,953 24,387 24,387 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 40 FRESNO, CA 93710 NOT FOR SALE 5.95 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1971 FAIR AVERAGE 4 2 1 672 NONE NONE 2 OPEN PARKING PORCH / PATIO NONE NONE WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.18 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 0 FAIR AVERAGE 4 2 1 672 0 NONE NONE 2 OPEN PARKING PORCH +200 NONE 1 SHED -100 DUAL PANE PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN -100 2.0 12.0 4,900 2110 HELM AVE # 7 CLOVIS, CA 93612 3.56 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -200 AVERAGE AVERAGE 4 2 1 672 0 NONE NONE 1 CARPORT + 1 OPEN -200 PATIO +200 NONE 1 SHED -100 SINGLE PANE +150 PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -300 6.0 24.0 4,700 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 -50 FAIR AVERAGE 4 2 1 600 +250 NONE NONE 2 CAR CARPORT -350 PORCH +200 NONE 1 SHED -100 SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN 100 2.5 27.5 4,100 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,000 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3306 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,000 N / A N / A 24,387 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 4000 GUY G. HALL SCREA 06/04/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3306 104 E SIERRA AVE, # 40 FRESNO, CA 93710 NOT FOR SALE 5.95 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1971 FAIR AVERAGE 4 2 1 672 NONE NONE 2 OPEN PARKING PORCH / PATIO NONE NONE WINDOWS DUAL PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 -50 FAIR AVERAGE 4 2 1 720 -150 NONE NONE 1 CARPORT + 1 OPEN -200 PORCH +200 NONE 1 SHED -100 SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN -150 3.8 21.3 3,850 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -200 AVERAGE AVERAGE 4 2 1 672 0 NONE NONE 2 CAR CARPORT -350 PORCH +200 NONE NONE SINGLE PANE +100 PANELING LA HACIENDA M.H.P. NONE UNKNOWN -200 5.0 22.5 3,800 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 40 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3306ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 40 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3306Certifications 104 E SIERRA AVE, # 40 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/04/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3306 104 E SIERRA AVE, # 40 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/04/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3306 HARMONY COMMUNITIES 104 E SIERRA AVE, # 40 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 40 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 40 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 40 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 40 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 40 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 40 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.18 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.56 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 40 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/04/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 41 FRESNO, CA 93710 Borrower:NONE File No.:3307 Opinion of Value: $4200 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3307HARMONY COMMUNITIES 104 E SIERRA AVE, # 41 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 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Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3307 NONE 0045.04 23420 104 E SIERRA AVE 41 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1983 CHAMPION CHAMPION 48 14 0949126512 LAG6204 CAL273438 CHATTEL SEE TITLE OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 672 NONE ALUMINUM PORCH NONE HARDBOARD 4 1 AREA 1 2 1 1 NONE FAH GAS 28 29 26 27 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3307 48 14 1 672 672 672 55.00 36,960 40 11.00 440 80 10.00 800 124 11.00 1,364 DELIVERY 1 1,300.00 1,300 SET UP 672 6.00 4,032 44,896 28 1.25 15,714 29,182 29,182 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 41 FRESNO, CA 93710 NOT FOR SALE 6.25 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1983 AVERAGE AVERAGE 4 2 1 672 NONE NONE 2 CAR CARPORT PORCH NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 +250 FAIR AVERAGE 4 2 1 672 0 NONE NONE 2 OPEN PARKING +350 PORCH NONE 1 SHED -100 DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 150 3.0 23.0 5,150 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 +50 AVERAGE AVERAGE 4 2 1 672 0 NONE NONE 1 CARPORT + 1 OPEN +200 PATIO NONE 1 SHED -100 SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN 14.0 5,000 104 E SIERRA AVE # 29C FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 +150 FAIR AVERAGE 4 2 1 600 +250 NONE NONE 2 CAR CARPORT PORCH NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 450 11.3 11.3 4,450 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,200 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3307 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,200 N / A N / A 29,182 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 4200 GUY G. HALL SCREA 06/04/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3307 104 E SIERRA AVE, # 41 FRESNO, CA 93710 NOT FOR SALE 6.25 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1983 AVERAGE AVERAGE 4 2 1 672 NONE NONE 2 CAR CARPORT PORCH NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 +150 FAIR AVERAGE 4 2 1 720 -150 NONE NONE 1 CARPORT + 1 OPEN +200 PORCH NONE 1 SHED -100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 150 3.8 16.3 4,150 104 E SIERRA AVE # 41 FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 0 AVERAGE AVERAGE 4 2 1 672 0 NONE NONE 2 CAR CARPORT PORCH NONE NONE SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 50 1.3 1.3 4,050 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 41 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3307ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 41 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3307Certifications 104 E SIERRA AVE, # 41 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/04/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3307 104 E SIERRA AVE, # 41 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/04/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3307 HARMONY COMMUNITIES 104 E SIERRA AVE, # 41 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 41 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 41 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 41 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 41 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 41 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 41 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C LESS THAN 0.01 MILES 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 41 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 LESS THAN 0.01 MILES 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 LESS THAN 0.01 MILES 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 43 FRESNO, CA 93710 Borrower:NONE File No.:3308 Opinion of Value: $4300 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3308HARMONY COMMUNITIES 104 E SIERRA AVE, # 43 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3308 NONE 0045.04 23420 104 E SIERRA AVE 43 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1978 SKYLINE HILLCREST 60 12 02740994L LAP8031 CAL097068 CHATTEL VERGARA OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 720 NONE HARDBOARD PORCH PATIO ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 31 32 23 24 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3308 60 12 1 720 720 720 55.00 39,600 400 6.00 2,400 160 10.00 1,600 80 25.00 2,000 144 11.00 1,584 DELIVERY 1 1,300.00 1,300 SET UP 720 6.00 4,320 52,804 31 1.25 20,462 32,342 32,342 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 43 FRESNO, CA 93710 NOT FOR SALE 5.97 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD SKYLINE 1978 AVERAGE AVERAGE 4 2 1 720 NONE NONE 2 OPEN PARKING PORCH / PATIO NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 +150 FAIR AVERAGE 4 2 1 672 +150 NONE NONE 2 OPEN PARKING PORCH +200 NONE 1 SHED DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 150 3.0 19.0 5,150 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -50 AVERAGE AVERAGE 4 2 1 672 +150 NONE NONE 1 CARPORT + 1 OPEN -200 PATIO +200 NONE 1 SHED SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -50 1.0 19.0 4,950 104 E SIERRA AVE # 29C FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 +100 FAIR AVERAGE 4 2 1 600 +400 NONE NONE 2 CAR CARPORT -350 PORCH +200 NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 400 10.0 27.5 4,400 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,300 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3308 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,300 N / A N / A 32,342 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 4300 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3308 104 E SIERRA AVE, # 43 FRESNO, CA 93710 NOT FOR SALE 5.97 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD SKYLINE 1978 AVERAGE AVERAGE 4 2 1 720 NONE NONE 2 OPEN PARKING PORCH / PATIO NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 +50 FAIR AVERAGE 4 2 1 720 0 NONE NONE 1 CARPORT + 1 OPEN -200 PORCH +200 NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 100 2.5 12.5 4,100 104 E SIERRA AVE # 41 FRESNO, CA 93710 SUBJECT COMMUNITY 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -100 AVERAGE AVERAGE 4 2 1 672 +150 NONE NONE 2 CAR CARPORT -350 PORCH +200 NONE NONE +100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 50 1.3 23.8 4,050 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 43 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3308ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 43 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3308Certifications 104 E SIERRA AVE, # 43 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3308 104 E SIERRA AVE, # 43 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3308 HARMONY COMMUNITIES 104 E SIERRA AVE, # 43 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 43 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 43 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 43 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 43 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 43 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 43 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C SUBJECT COMMUNITY 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 43 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 SUBJECT COMMUNITY 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 SUBJECT COMMUNITY 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 44 FRESNO, CA 93710 Borrower:NONE File No.:3309 Opinion of Value: $3700 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3309HARMONY COMMUNITIES 104 E SIERRA AVE, # 44 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3309 NONE 0045.04 23420 104 E SIERRA AVE 44 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1972 CHAMPION CHAMPION 60 10 S1679 AAW2094 INSIGNIA #: MH9654 CHATTEL ROBLES OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 600 NONE ALUMINUM PORCH PATIO ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 36 37 13 14 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3309 60 10 1 600 600 600 50.00 30,000 400 6.00 2,400 160 10.00 1,600 150 11.00 1,650 DELIVERY 1 1,300.00 1,300 SET UP 600 6.00 3,600 40,550 36 1.25 18,248 22,302 22,302 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 44 FRESNO, CA 93710 NOT FOR SALE 6.17 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1972 FAIR AVERAGE 4 2 1 600 NONE NONE 2 OPEN PARKING PORCH / PATIO NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 +50 FAIR AVERAGE 4 2 1 672 -250 NONE NONE 2 OPEN PARKING PORCH +200 NONE 1 SHED -100 DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN -450 9.0 21.0 4,550 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -150 AVERAGE AVERAGE 4 2 1 672 -250 NONE NONE 1 CARPORT + 1 OPEN -200 PATIO +200 NONE 1 SHED -100 SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -650 13.0 25.0 4,350 104 E SIERRA AVE # 29C FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 0 FAIR AVERAGE 4 2 1 600 0 NONE NONE 2 CAR CARPORT -350 PORCH +200 NONE 1 SHED -100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -200 5.0 17.5 3,800 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 3,700 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3309 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 3,700 N / A N / A 22,302 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 3700 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3309 104 E SIERRA AVE, # 44 FRESNO, CA 93710 NOT FOR SALE 6.17 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1972 FAIR AVERAGE 4 2 1 600 NONE NONE 2 OPEN PARKING PORCH / PATIO NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 -100 FAIR AVERAGE 4 2 1 720 -400 NONE NONE 1 CARPORT + 1 OPEN -200 PORCH +200 NONE 1 SHED -100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -550 13.8 26.3 3,450 104 E SIERRA AVE # 41 FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -200 AVERAGE AVERAGE 4 2 1 672 -250 NONE NONE 2 CAR CARPORT -350 PORCH +200 NONE NONE SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -550 13.8 26.3 3,450 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 44 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3309ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 44 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3309Certifications 104 E SIERRA AVE, # 44 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3309 104 E SIERRA AVE, # 44 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3309 HARMONY COMMUNITIES 104 E SIERRA AVE, # 44 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 44 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 44 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 44 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 44 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 44 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 44 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C LESS THAN 0.01 MILES 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 44 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 LESS THAN 0.01 MILES 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 LESS THAN 0.01 MILES 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 48 FRESNO, CA 93710 Borrower:NONE File No.:3310 Opinion of Value: $4,100 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3310HARMONY COMMUNITIES 104 E SIERRA AVE, # 48 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3310 NONE 0045.04 23420 104 E SIERRA AVE 48 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 74 CHAMPION champion 60 12 s7389 ABH4410 INSIGNIA #: MH142411 CHATTEL SHAWN OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 720 NONE ALUMINUM PORCH NONE ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 34 35 15 16 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3310 60 12 1 720 720 720 50.00 36,000 400 6.00 2,400 80 10.00 800 144 11.00 1,584 DELIVERY 1 1,300.00 1,300 SET UP 720 6.00 4,320 46,404 34 1.25 19,722 26,682 26,682 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 48 FRESNO, CA 93710 NOT FOR SALE 5.69 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1974 FAIR GOOD 4 2 1 720 NONE NONE 2 OPEN PARKING PATIO NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD CHAMPION 1970 +100 FAIR AVERAGE +250 4 2 1 672 +150 NONE NONE 2 OPEN PARKING PORCH NONE 1 SHED -100 DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 50 Net 1.0 % Gross 21.0 %5,050 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD SKYLINE 1980 -100 AVERAGE AVERAGE +250 4 2 1 672 +150 NONE NONE 1 CARPORT + 1 OPEN -200 PATIO NONE 1 SHED -100 SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN -150 Net 3.0 % Gross 23.0 %4,850 104 E SIERRA AVE # 29C FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD FLEETWOOD 1973 0 FAIR AVERAGE +200 4 2 1 600 +400 NONE NONE 2 CAR CARPORT -350 PORCH NONE 1 SHED -100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 200 Net 5.0 % Gross 27.5 %4,200 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,100 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3310 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 4,100 N / A N / A 26,682 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 4,100 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3310 104 E SIERRA AVE, # 48 FRESNO, CA 93710 NOT FOR SALE 5.69 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH GOOD CHAMPION 1974 FAIR GOOD 4 2 1 720 NONE NONE 2 OPEN PARKING PATIO NONE NONE WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD CHAMPION 1974 FAIR AVERAGE +200 4 2 1 720 0 NONE NONE 1 CARPORT + 1 OPEN -200 PORCH NONE 1 SHED -100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -50 Net 1.3 % Gross 13.8 %3,950 104 E SIERRA AVE # 41 FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD CHAMPION 1983 -150 AVERAGE AVERAGE +200 4 2 1 672 +150 NONE NONE 2 CAR CARPORT -350 PORCH NONE NONE SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN -100 Net 2.5 % Gross 22.5 %3,900 Net % Gross % ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 48 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3310ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 48 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3310Certifications 104 E SIERRA AVE, # 48 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3310 104 E SIERRA AVE, # 48 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3310 HARMONY COMMUNITIES 104 E SIERRA AVE, # 48 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 48 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 48 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 48 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 48 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 48 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 48 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C LESS THAN 0.01 MILES 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 48 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 LESS THAN 0.01 MILES 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 LESS THAN 0.01 MILES 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code Page # 1 of 17 APPRAISAL GUY, INC. 606 TRUMPET AVE. PLACENTIA, CA 92870 (714) 296-4075 06/05/2023 MATT DAVIES HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C STOCKTON, CA 95219 Re:Property:104 E SIERRA AVE, # 49 FRESNO, CA 93710 Borrower:NONE File No.:3311 Opinion of Value: $6200 Effective Date:05/20/2023 IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED. THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP. THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED. IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU. Sincerely, GUY G. HALL SCREA License or Certification #: AR 029703 State: CA Expires: 11/21/2024 Guy@AppraisalGuy.Net Page # 2 of 17 3311HARMONY COMMUNITIES 104 E SIERRA AVE, # 49 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Letter of Transmittal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Table of Contents .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Mobile Home In Park Appraisal .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Comparables 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... NOTICE TO VACATE PG 1 OF 21 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... ASSUMPTIONS & LIMITING CONDITIONS .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Additional Appraiser's Certification .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... COMPARABLE COMMUNITIES .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... TITLE / DECAL REPORT .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Location Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Community Map .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Subject Photos .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 1-3 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Comparable Photos 4-6 .................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... 1 2 3 6 7 8 10 11 12 13 14 15 16 17 Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client Lender/Client File No. Property Address City County State Zip Code TABLE OF CONTENTS Page # 3 of 17Appraisal Guy, Inc. MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3311 NONE 0045.04 23420 104 E SIERRA AVE 49 LA HACIENDA M.H.P. FRESNO FRESNO CA 93710 1970 LANCER LANCER 57 20 S1864 X / U ABB5950 INSIGNIA #: 529264 / 65 CHATTEL DE JESUS OWNER HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL NOT FOR SALE NOT FOR SALE NOT FOR LOAN N/A 47 10 5 5 10 10 10 Other 3 500 5,000 3,333 36 65 52 181,000 463,000 364,000 34 67 53 X 02/18/2009 06019C1560H BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE DEVELOPED THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT. THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT. SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION. LA HACIENDA M.H.P. 60 ABOVE TYPICAL USE CODE: MOBILE HOME 0 N/A 300 NONE UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION. MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 1,140 NONE ALUMINUM PORCH PATIO ALUMINUM 1 AREA 1 2 1 1 NONE FAH GAS 37 38 12 13 AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING. Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.IDENTIFICATIONBorrower Census Tract Map Reference Address Unit No.Project or Park Name City County State Zip Code Year Make Model Length Width Serial No.Decal No.HUD No. Property Rights Appraised Personal Owner Occupant Lender/Client Lender/Client Address Appraiser Instructions to Appraiser Sale Price Date of Sale Loan Terms Actual R.E. Taxes NEIGHBORHOODLocation Urban Suburban Rural Built Up Over 75%25% to 75%Under 25% Growth Rate Fully Dev. Rapid Steady Slow Property Values Increasing Stable Declining Demand/Supply Shortage In Balance Oversupply Marketing Time Under 3 Mos.4-6 Mos.Over 6 Mos. Present Land Use % 1 Family % 2-4 Family % Apts.% Condo % MBHM's % Commercial % Industrial %% Vacant Change in Present Land Use:Not Likely Likely (*)Taking Place (*) (*) From To Predominant Occupancy:Owner Tenant Mobile/Manuf. Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. Single Family Housing:Price Range $to $Predominant $ Age yrs. to yrs.Predominant yrs. NEIGHBORHOOD RATING Good Avg.Fair Poor Adequacy of Shopping Employment Opportunities Recreational Facilities Adequacy of Utilities Property Compatibility Protection from Detrimental Conditions Police and Fire Protection General Appearance of Properties Appeal to Market FEMA Special Flood Hazard Area Yes No FEMA Zone Map Date FEMA Map No. Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors. Neighborhood boundaries and characteristics: Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.): Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.): Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:PROJECT RATINGComplete only if subject is located in a lease/rental park. Name No. of Homes Density per Acre Zoning Classification Approx. No. Units for Sale Approx. No. Units Rented Monthly Space Rent $(includes water sewer garbage) Access Unrestricted Electronic Gate Guarded Gate Community All Ages Senior Describe common elements and recreation facilities PROJECT RATING Good Avg.Fair Poor Location General Appearance Amenities and Recreational Facilities Density (units per acre) Unit Mix Quality of Constr. (mat'l & finish) Condition of Exterior Condition of Interior Adequacy of Public Transportation Appeal to Market SUBJECT UNITExisting Structure Proposed Construction Gross Living Area (incl. additions)Sq. Ft. Built-on Additions and Features Add On Wanigan Porches Decks Exterior Siding Room List Foyer Living Dining Kitchen Bdrm.Bath Fam.Rec.Lndry. Other Home Additions Floors:Carpet Interior Walls:Paneling Drywall Trim/Finish:Good Average Fair Poor Bath Floor:Vinyl Wainscot:Fiberglass Windows (type):Single Glazed Double Glazed Storm Sash Screens View (describe): Kitchen Equipment:Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor Heating:Type Fuel Fireplace #Wood Stove # Air Conditioning: None Central Evaporative Window SUBJECT UNIT RATING Good Avg.Fair Poor Condition of Improvements Room Sizes and Layout Adequacy of Closets and Storage Kitchen Equipment, Cabinets & Workspace Plumbing - Adequacy and Condition Electrical - Adequacy and Condition Skirting - Adequacy and Condition Adequacy of Insulation Location within Project Overall Livability Appeal and Marketability Estimated Effective Age to Yrs. Estimated Remaining Economic Life to Yrs. Comments: Page 1 of 3 Page # 4 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3311 57 10 2 1,140 1,140 1,140 50.00 57,000 570 11.00 6,270 160 10.00 1,600 80 25.00 2,000 154 11.00 1,694 DELIVERY 2 1,300.00 2,600 SET UP 1,140 6.00 6,840 78,004 37 1.25 36,077 41,927 41,927 SET UP CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 104 E SIERRA AVE, # 49 FRESNO, CA 93710 NOT FOR SALE 5.44 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH AVG BACKS TO STREET LANCER 1970 FAIR AVERAGE 5 2 2 1,140 NONE NONE 2 CAR CARPORT PORCH / PATIO NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 5541 E TULARE AVE #39 FRESNO, CA 93727 8.42 MILES SE 5,000 7.44 MH VALUE REPORT 12/29/2022 +50 GOOD -100 CHAMPION 1970 FAIR AVERAGE 4 2 1 +500 672 +1,500 NONE NONE 2 OPEN PARKING +350 PORCH +200 NONE 1 SHED DUAL PANE -150 PANELING SUNNYSIDE MOBILE ESTATES CLUBHOUSE, POOL -250 UNKNOWN 2,100 42.0 62.0 7,100 2110 HELM AVE # 7 CLOVIS, CA 93612 3.88 MILES SE 5,000 7.44 MH VALUE REPORT 07/01/2022 +100 GOOD -100 SKYLINE 1980 -200 AVERAGE AVERAGE 4 2 1 +500 672 +1,500 NONE NONE 1 CARPORT + 1 OPEN +200 PATIO +200 NONE 1 SHED SINGLE PANE PANELING SHAW-CLOVIS M.H.P. CLUBHOUSE, POOL -250 UNKNOWN 1,950 39.0 61.0 6,950 104 E SIERRA AVE # 29C FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 6.67 MH VALUE REPORT 11/03/2022 +50 GOOD -100 FLEETWOOD 1973 -50 FAIR AVERAGE 4 2 1 +500 600 +1,750 NONE NONE 2 CAR CARPORT PORCH +200 NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 2,350 58.8 66.3 6,350 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME. ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTHS. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 6,200 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.COST APPROACHMeasurements No. Sections Sq. Ft. x x = x x = x x = x x = Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area:S.F. @ $= $ Additions:S.F. @ $= $ Carport/Garage:S.F. @ $= $ Awnings:S.F. @ $= $ Porch/Patio:S.F. @ $= $ Sheds:S.F. @ $= $ Skirtings:S.F. @ $= $ S.F. @ $= $ S.F. @ $= $ Total Replacement Cost:= $ Depreciation:years @ % per yr.= $ Functional Economic = $ Depreciated Replacement Cost:= $ Park Space Additive = $ INDICATED VALUE BY COST APPROACH:= $ Comment on cost data/functional and economic obsolescence:MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal: INDICATED VALUE BY SALES COMPARISON APPROACH $ Page 2 of 3 Page # 5 of 17 MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT 3311 SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING. DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS. THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT. DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH. Conditions of Appraisal: THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS. THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES. THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 6,200 N / A N / A 41,927 SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES. Market MARKET 05/20/2023 6200 GUY G. HALL SCREA 06/05/2023 AR 029703 CA 11/21/2024 05/20/2023 Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.ADDITIONAL COMMENTSRECONCILIATIONINDICATED VALUE BY SALES COMPARISON APPROACH $ INDICATED VALUE BY INCOME APPROACH (If Applicable)Estimated Market Rent $/ Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $ This Appraisal is made "as is"subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications. Conditions of the Appraisal: Final Reconciliation: The purpose of this appraisal,unless otherwise stated,is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal,and the certifications,contingent and limiting conditions, and the type of value,as defined, that are stated in this report. MY (OUR)OPINION OF VALUE,AS DEFINED,OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT,AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT)IS $. APPRAISER: Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection CO- or SUPERVISORY APPRAISER (IF APPLICABLE): Signature Name Date Report Signed State Certification #State Or State License #State Expiration Date of Certificate or License Did Did Not Inspect Property Date of Inspection Page 3 of 3 Page # 6 of 17 ADDITIONAL COMPARABLE SALES 3311 104 E SIERRA AVE, # 49 FRESNO, CA 93710 NOT FOR SALE 5.44 TITLE/DECAL REPORT MLS # +0.15 % PER MONTH AVG BACKS TO STREET LANCER 1970 FAIR AVERAGE 5 2 2 1,140 NONE NONE 2 CAR CARPORT PORCH / PATIO NONE 1 SHED WINDOWS SINGLE PANE INTERIOR WALLS PANELING COMMUNITY NAME LA HACIENDA M.H.P. Site Value NONE Financing UNKNOWN 104 E SIERRA AVE # 3 FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 5.56 MH VALUE REPORT 09/29/2022 +50 GOOD -100 CHAMPION 1974 -50 FAIR AVERAGE 4 2 1 +500 720 +1,350 NONE NONE 1 CARPORT + 1 OPEN +200 PORCH +200 NONE 1 SHED SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 2,150 53.8 61.3 6,150 104 E SIERRA AVE # 41 FRESNO, CA 93710 LESS THAN 0.01 MILES 4,000 5.95 MH VALUE REPORT 09/30/2022 +50 GOOD -100 CHAMPION 1983 -200 AVERAGE AVERAGE 4 2 1 +500 672 +1,500 NONE NONE 2 CAR CARPORT PORCH +200 NONE NONE +100 SINGLE PANE PANELING LA HACIENDA M.H.P. NONE UNKNOWN 2,050 51.3 66.3 6,050 ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50. THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977. NEIGHBORHOOD; Factors Affecting Marketability MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR. THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT. MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE. SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS: FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE. OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS. A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE. POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE & BELOW MARKET THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS. INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS. DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES. 4 5 6 Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #MARKET DATA ANALYSISITEM SUBJECT COMPARABLE NO.COMPARABLE NO.COMPARABLE NO. Address Proximity to Subject Sales Price $$$$ Price/Sq. Ft. GLA $/Sq. Ft.$/Sq. Ft.$/Sq. Ft.$/Sq. Ft. Data/Verification Source(s) DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION+(– )$ Adjust.+(– )$ Adjust.+(– )$ Adjust.Date of Sale/ Time Adjustment Location Make Year Quality Condition Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total Gross Living Area Sq. Ft.Sq. Ft.Sq. Ft.Sq. Ft. View Additions Garage/Carport Porch/Patio/Deck Fireplace(s), etc. Shed Total Adjustments + –+ –+ –$$$ Indicated Value of Subject $$$ Comments on the Comparable Sales Page # 7 of 17 Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21 HARMONY COMMUNITIES 104 E SIERRA AVE, # 49 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 8 of 17 3311ASSUMPTIONS & LIMITING CONDITIONS 104 E SIERRA AVE, # 49 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS 1. THE APPRAISER WILL NOT BE RESPONSIBLE FOR MATTERS OF A LEGAL NATURE THAT AFFECT EITHER THE PROPERTY BEING APPRAISED OR THE TITLE TO IT.THE APPRAISER ASSUMES THAT THE TITLE IS GOOD AND MARKETABLE AND, THEREFORE, WILL NOT RENDER ANY OPINIONS ABOUT THE TITLE. THE PROPERTY IS APPRAISED ON THE BASIS OF IT BEING UNDER RESPONSIBLE OWNERSHIP. 2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE. 3. IF SO INDICATED, THE APPRAISER HAS EXAMINED THE AVAILABLE FLOOD MAPS THAT ARE PROVIDED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (OR OTHER DATA SOURCES) AND HAS NOTED IN THE APPRAISAL REPORT WHETHER THE SUBJECT SITE IS LOCATED IN AN IDENTIFIED SPECIAL FLOOD HAZARD AREA. BECAUSE THE APPRAISER IS NOT A SURVEYOR, HE OR SHE MAKES NO GUARANTEES, EXPRESS OR IMPLIED, REGARDING THIS DETERMINATION. 4. THE APPRAISER WILL NOT GIVE TESTIMONY OR APPEAR IN COURT BECAUSE HE OR SHE MADE AN APPRAISAL OF THE PROPERTY IN QUESTION, UNLESS SPECIFIC ARRANGEMENTS TO DO SO HAVE BEEN MADE BEFOREHAND. 5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH. 6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) OBSERVED DURING THE INSPECTION OF THE SUBJECT PROPERTY, OR THAT HE OR SHE BECAME AWARE OF DURING THE NORMAL RESEARCH INVOLVED IN PERFORMING THE APPRAISAL. UNLESS OTHERWISE STATED IN THE APPRAISAL REPORT, THE APPRAISER HAS NO KNOWLEDGE OF ANY HIDDEN OR UNAPPARENT CONDITIONS OF THE PROPERTY, OR ADVERSE ENVIRONMENTAL CONDITIONS (INCLUDING, BUT NOT LIMITED TO, THE PRESENCE OF HAZARDOUS WASTES, TOXIC SUBSTANCES, ETC.) THAT WOULD MAKE THE PROPERTY MORE OR LESS VALUABLE, AND HAS ASSUMED THAT THERE ARE NO SUCH CONDITIONS AND MAKES NO GUARANTEES OR WARRANTIES, EXPRESS OR IMPLIED, REGARDING THE CONDITION OF THE PROPERTY. THE APPRAISER WILL NOT BE RESPONSIBLE FOR ANY SUCH CONDITIONS THAT DO EXIST OR FOR ANY ENGINEERING OR TESTING THAT MIGHT BE REQUIRED TO DISCOVER WHETHER SUCH CONDITIONS EXIST. BECAUSE THE APPRAISER IS NOT AN EXPERT IN THE FIELD OF ENVIRONMENTAL HAZARDS, THE APPRAISAL REPORT MUST NOT BE CONSIDERED AS AN ENVIRONMENTAL ASSESSMENT OF THE PROPERTY. 7. THE APPRAISER OBTAINED THE INFORMATION, ESTIMATES, AND OPINIONS THAT WERE EXPRESSED IN THE APPRAISAL REPORT FROM SOURCES THAT HE OR SHE CONSIDERS TO BE RELIABLE AND BELIEVES THEM TO BE TRUE AND CORRECT. THE APPRAISER DOES NOT ASSUME RESPONSIBILITY FOR THE ACCURACY OF SUCH ITEMS THAT WERE FURNISHED BY OTHER PARTIES. 8. THE APPRAISER WILL NOT DISCLOSE THE CONTENTS OF THE APPRAISAL REPORT EXCEPT AS PROVIDED FOR IN THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE, AND ANY APPLICABLE FEDERAL, STATE OR LOCAL LAWS. 9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER. 10. AN APPRAISER'S CLIENT IS THE PARTY (OR PARTIES) WHO ENGAGE AN APPRAISER IN A SPECIFIC ASSIGNMENT. ANY OTHER PARTY ACQUIRING THIS REPORT FROM THE CLIENT DOES NOT BECOME A PARTY TO THE APPRAISER-CLIENT RELATIONSHIP. 11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. ANY PERSONS RECEIVING THIS APPRAISAL REPORT BECAUSE OF DISCLOSURE REQUIREMENTS APPLICABLE TO THE APPRAISER'S CLIENT DO NOT BECOME INTENDED USERS OF THIS REPORT UNLESS SPECIFICALLY IDENTIFIED BY THE CLIENT AT THE TIME OF THE ASSIGNMENT. 12. THE APPRAISER'S WRITTEN CONSENT AND APPROVAL MUST BE OBTAINED BEFORE THIS APPRAISAL REPORT CAN BE CONVEYED BY ANYONE TO THE PUBLIC, THROUGH ADVERTISING, PUBLIC RELATIONS, NEWS, SALES, OR BY MEANS OF ANY OTHER MEDIA, OR BY ITS INCLUSION IN A PRIVATE OR PUBLIC DATABASE. 13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE. 14. THE SCOPE OF WORK IS THE TYPE AND EXTENT OF RESEARCH AND ANALYSES PERFORMED IN AN APPRAISAL ASSIGNMENT THAT IS REQUIRED TO PRODUCE CREDIBLE ASSIGNMENT RESULTS, GIVEN THE NATURE OF THE APPRAISAL PROBLEM, THE SPECIFIC REQUIREMENTS OF THE INTENDED USER(S) AND THE INTENDED USE OF THE APPRAISAL REPORT. RELIANCE UPON THIS REPORT, REGARDLESS OF HOW ACQUIRED, BY ANY PARTY OR FOR ANY USE, OTHER THAN THOSE SPECIFIED IN THIS REPORT BY THE APPRAISER, IS PROHIBITED. THE OPINION OF VALUE THAT IS THE CONCLUSION OF THIS REPORT IS CREDIBLE ONLY WITHIN THE CONTEXT OF THE SCOPE OF WORK, EFFECTIVE DATE, THE DATE OF REPORT, THE INTENDED USER(S), THE INTENDED USE, THE STATED ASSUMPTIONS AND LIMITING CONDITIONS, ANY HYPOTHETICAL CONDITIONS AND/OR EXTRAORDINARY ASSUMPTIONS, AND THE TYPE OF VALUE, AS DEFINED HEREIN. THE APPRAISER, APPRAISAL FIRM, AND RELATED PARTIES ASSUME NO OBLIGATION, LIABILITY, OR ACCOUNTABILITY, AND WILL NOT BE RESPONSIBLE FOR ANY UNAUTHORIZED USE OF THIS REPORT OR ITS CONCLUSIONS. THE APPRAISERS PRIMARY DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR. ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.): EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS. HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS. Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 9 of 17 3311Certifications 104 E SIERRA AVE, # 49 FRESNO CA 93710 HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870 APPRAISER'S CERTIFICATION 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 MY PERSONAL, IMPARTIAL, AND UNBIASED PROFESSIONAL ANALYSES, OPINIONS, AND CONCLUSIONS. 3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED. 4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT. 5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT. 6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS. 7. MY 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. 8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE. 9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT. 10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION. DEFINITION OF MARKET VALUE *: MARKET VALUE MEANS THE MOST PROBABLE PRICE WHICH A PROPERTY SHOULD BRING IN A COMPETITIVE AND OPEN MARKET UNDER ALL CONDITIONS REQUISITE TO A FAIR SALE, THE BUYER AND SELLER EACH ACTING PRUDENTLY AND KNOWLEDGEABLY, AND ASSUMING THE PRICE IS NOT AFFECTED BY UNDUE STIMULUS. IMPLICIT IN THIS DEFINITION IS THE CONSUMMATION OF A SALE AS OF A SPECIFIED DATE AND THE PASSING OF TITLE FROM SELLER TO BUYER UNDER CONDITIONS WHEREBY: 1. BUYER AND SELLER ARE TYPICALLY MOTIVATED; 2. BOTH PARTIES ARE WELL INFORMED OR WELL ADVISED AND ACTING IN WHAT THEY CONSIDER THEIR OWN BEST INTERESTS; 3. A REASONABLE TIME IS ALLOWED FOR EXPOSURE IN THE OPEN MARKET; 4. PAYMENT IS MADE IN TERMS OF CASH IN U.S. DOLLARS OR IN TERMS OF FINANCIAL ARRANGEMENTS COMPARABLE THERETO; AND 5. THE PRICE REPRESENTS THE NORMAL CONSIDERATION FOR THE PROPERTY SOLD UNAFFECTED BY SPECIAL OR CREATIVE FINANCING OR SALES CONCESSIONS GRANTED BY ANYONE ASSOCIATED WITH THE SALE. * THIS DEFINITION IS FROM REGULATIONS PUBLISHED BY FEDERAL REGULATORY AGENCIES PURSUANT TO TITLE XI OF THE FINANCIAL INSTITUTIONS REFORM, RECOVERY, AND ENFORCEMENT ACT (FIRREA) OF 1989 BETWEEN JULY 5, 1990, AND AUGUST 24, 1990, BY THE FEDERAL RESERVE SYSTEM (FRS), NATIONAL CREDIT UNION ADMINISTRATION (NCUA), FEDERAL DEPOSIT INSURANCE CORPORATION (FDIC), THE OFFICE OF THRIFT SUPERVISION (OTS), AND THE OFFICE OF COMPTROLLER OF THE CURRENCY (OCC). THIS DEFINITION IS ALSO REFERENCED IN REGULATIONS JOINTLY PUBLISHED BY THE OCC, OTS, FRS, AND FDIC ON JUNE 7, 1994, AND IN THE INTERAGENCY APPRAISAL AND EVALUATION GUIDELINES, DATED OCTOBER 27, 1994. AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”. WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. MATT DAVIES HARMONY COMMUNITIES Matt@HarmonyCom.com 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL APPRAISAL GUY, INC. (714) 296-4075 Guy@AppraisalGuy.Net 06/05/2023 AR 029703 CA SCREA 11/21/2024 05/20/2023 Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.: Property Address:City:State:Zip Code: Client:Address: Appraiser:Address:SIGNATURESClient Contact:Client Name: E-Mail:Address: APPRAISER Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: SUPERVISORY APPRAISER (if required) or CO-APPRAISER (if applicable) Supervisory or Co-Appraiser Name: Company: Phone:Fax: E-Mail: Date Report Signed: License or Certification #:State: Designation: Expiration Date of License or Certification: Inspection of Subject:Interior & Exterior Exterior Only None Date of Inspection: Copyright© 2007 by a la mode, inc. This form may be reproduced unmodified without written permission, however, a la mode, inc. must be acknowledged and credited. 3/2007 Page # 10 of 17 Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3311 104 E SIERRA AVE, # 49 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Appraisal Guy, Inc. ADDITIONAL CERTIFICATION APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that: PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT. DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN. FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE. INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY. HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW. THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT. GUY G. HALL 06/05/2023 AR 029703 CA 11/21/2024 Lender/Client Lender/Client File No. Property Address City County State Zip Code APPRAISER: Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: SUPERVISORY APPRAISER (only if required): Signature: Name: Date Signed: State Certification #: or State License #: State: Expiration Date of Certification or License: Did Did Not Inspect Property Page # 11 of 17 Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3311 HARMONY COMMUNITIES 104 E SIERRA AVE, # 49 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT. COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE. THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE: 1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS. 2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY, SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES 3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS. 4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY. 5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES. 6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES. IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE. COMPARABLE COMMUNITIES Lender/Client Lender/Client File No. Property Address City County State Zip Code Page # 12 of 17 Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE TITLE / DECAL REPORT HARMONY COMMUNITIES 104 E SIERRA AVE, # 49 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 13 of 17 Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 49 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Lender/Client Lender/Client Property Address City County State Zip Code Page # 14 of 17 Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map HARMONY COMMUNITIES 104 E SIERRA AVE, # 49 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES HOMES APPRAISED Lender/Client Lender/Client Property Address City County State Zip Code Page # 15 of 17 Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 49 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Subject Front 104 E SIERRA AVE, # 49 Subject Street Lender/Client Lender/Client Property Address City County State Zip Code Page # 16 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 49 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 1 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 5541 E TULARE AVE #39 8.42 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A FAIR 1970 SUNNYSIDE MOBILE ESTATES 94 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 2 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 2110 HELM AVE # 7 3.88 MILES SE 5,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1980 SHAW-CLOVIS M.H.P. 59 UNITS - ALL AGE COMMUNITY CLUBHOUSE, POOL SUPERIOR COMMUNITY Comparable 3 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 29C LESS THAN 0.01 MILES 4,000 600 4 2 1 GOOD NONE LEASE N / A FAIR 1973 Lender/Client Lender/Client Property Address City County State Zip Code Page # 17 of 17 Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page HARMONY COMMUNITIES 104 E SIERRA AVE, # 49 FRESNO FRESNO CA 93710 HARMONY COMMUNITIES Comparable 4 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 3 LESS THAN 0.01 MILES 4,000 720 4 2 1 GOOD NONE LEASE N / A FAIR 1974 Comparable 5 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age 104 E SIERRA AVE # 41 LESS THAN 0.01 MILES 4,000 672 4 2 1 GOOD NONE LEASE N / A AVERAGE 1983 Comparable 6 Prox. to Subject Sales Price Gross Living Area Total Rooms Total Bedrooms Total Bathrooms Location View Site Quality Age Lender/Client Lender/Client Property Address City County State Zip Code CALIFORNIA RURAL LEGAL ASSISTANCE, INC. FIGHTING FOR JUSTICE, CHANGING LIVES 3747 E. Shields Avenue Fresno, CA 93721 ∙ Phone: 559-441-8721 ∙ Fax: 559-441-0724 ∙ www.crla.org July 17, 2023 Via Electronic Mail to: Andrew.Janz@fresno.gov Mr. Andrew Janz City Attorney City of Fresno 2600 Fresno Street Room 2031 Fresno, CA 93721 Re: Tenant Impact Report- La Hacienda Mobile Estates (“La Hacienda”) 104 E. Sierra Ave., Fresno, CA 93710 Dear Mr. Janz: On July 5, 2023, the owners of La Hacienda served the residents with a Tenant Impact Report (“TIR”) in advance of the announced closure of the park. On behalf of Hacienda Homeowners for Justice (“HHFJ”) and Trails End United for Change (“TEUC”), whose members are residents of La Hacienda, we hereby request a public hearing to review and comment on the TIR pursuant to Government Code Section 65863.7(d). On its face, the TIR is inadequate. It fails to “include a replacement and relocation plan that adequately mitigates the impact upon the ability of the displaced residents of the mobilehome park to be converted or closed to find adequate housing in a mobilehome park.” Id. at (a)(1). HHFJ and TEUC intend to present expert testimony at the requested hearing to challenge the adequacy of the TIR. Residents also want the opportunity to examine witnesses, including the owner and city officials who will be reviewing the report and making conclusions about whether the park closure “will result in or materially contribute to a shortage of housing opportunities and choices for low- and moderate-income households within the local jurisdiction.” Id. at (e)(1)(B). Based upon readily available data in the draft multi-jurisdictional housing element that is currently being circulated, closing La Hacienda will exacerbate an already critical shortage of affordable housing in the City of Fresno, particularly for extremely-low and low-income residents, including members of HHFJ and TEUC. The TIR neither identifies any affordable housing alternatives nor analyzes the impact of park closure on the ability of residents to find alternative housing in another mobilehome park, as is required by law. The TIR is inadequate. The City cannot and should not approve the closure of La Hacienda based upon the TIR. We request a hearing to challenge the adequacy and findings in the TIR, to be held at least 60 days from the date of this request, so that the City has time to complete its review pursuant to Government Code Section 65863.7(e). Mr. Andrew Janz RE: Tenant Impact Report- La Hacienda Mobile Estates (“La Hacienda”) 104 E. Sierra Ave., Fresno, CA 93710 July 17, 2023 Page 2 Sincerely, Mariah C. Thompson California Rural Legal Assistance, Inc. 3747 E. Shields Ave. Fresno, CA 93726 (559) 441-8721 mthompson@crla.org Patricia Van Dyke Law Offices of Patricia Van Dyke 1120 Forest Ave., #292 Pacific Grove, CA 93950 (818) 517-5371 patsy@lawofficeofpvandyke.com cc: Christina Roberson, City Attorney –Christina.Roberson@fresno.gov Sarah Papazian, City Attorney – Sarah.Papazian@fresno.gov 1301 Dove Street, Suite 800, Newport Beach, California 92660 Telephone: (949) 565-1344 Facsimile: (714) 677-4004 www.rudderowlaw.com Coldren Law Offices, APLC, Of Counsel August 11, 2023 Andrew Janz Fresno City Attorney 2600 Fresno St, Fresno, CA 93721-3600 RE: Request for Hearing on La Hacienda Mobile Estates’ Conversion Impact Report Dear Mr. Janz: This firm represents La Hacienda Mobile Estates, LLC, the owner of La Hacienda Mobile Estates located at 104 E. Sierra Ave, Fresno, CA 93710. As requested by your office, the owner submitted its Conversion Impact Report and Relocation Plan (“Report”) to the City through your office on June 28, 2023. Pursuant to Government Code section 65863.7(d), the owner is formally requesting a hearing before the City Council on the sufficiency of the Report within 60 days of this letter (105 days following submission). A copy of the Report sent on June 28, 2023 is attached for your convenience. Very truly yours, RUDDEROW LAW GROUP Jason R. Dilday, Esq. Enclsoure CALIFORNIA GOVERNMENT CODE FINDINGS LA HACIENDA MOBILE ESTATES (PROPOSED CLOSURE) CONVERSION IMPACT REPORT AND RELOCATION PLAN POTENTIAL FINDINGS Section 65863.7 of the California Government Code provides that the local legislative body (City Council) must review the filed report on the impact of the conversion, closure, or cessation of use of the mobilehome park (Report) and make a determination as to its sufficiency and make findings as to the impact of the proposed closure on low- and moderate-income housing. Potential Findings per California Government Code Section 65863.7 Sufficiency of the Report: "When the impact report is filed prior to the closure or cessation of use, the person or entity filing the report or park resident may request, and shall have a right to, a hearing before the legislative body on the sufficiency of the report.” (Gov. Code, § 65863.7(d).) Finding 1 – OPTION 1: The Report is Sufficient Pursuant to Government Code Section § 65863.7, the Conversion Impact Report and Relocation Plan (Plan) filed by La Hacienda Mobile Estates on June 28, 2023, is sufficient. The elements required under the Government Code are present, including a replacement and relocation plan that adequately mitigates the impact upon the ability of the displaced residents of the Park to find adequate housing in a mobilehome park, and an appraisal report of the in-place market value of the mobilehome units by a state-certified appraiser. The Plan provides, in the event a displaced resident cannot obtain adequate housing in another mobilehome park, the displaced resident will receive the in- place market value of their unit. Finding 1 – OPTION 2: The Report is Not Sufficient Pursuant to Government Code Section § 65863.7, the Conversion Impact Report and Relocation Plan (Plan) filed by La Hacienda Mobile Estates on June 28, 2023, is insufficient. Elements required under the Government Code are not present, specifically the Plan does not address the following required elements: • if a displaced resident cannot obtain adequate housing in another mobilehome park, the Park Owner is required to pay the in-place market value of the displaced resident’s mobilehome; and • the appraisal of the mobilehomes shall assume the continuation of the mobilehome park. (Govt. C. § 65836.7(a)(2)(A)-(B).) The Plan provides the in-place market value of the mobilehome will be paid to owner residents, but does not provide a similar benefit for tenant residents. Additionally, according to each mobilehome appraisal, the appraised in-place market value was calculated with the consideration that “market appeal is poor due to park closing.” Impact of the Proposed Closure on Low- and Moderate-Income Housing: “[T]he legislative body … shall … [m]ake a finding as to whether or not approval of the park closure and the park’s conversion into its intended new use, taking into consideration both the impact report as a whole and the overall housing availability within the local jurisdiction, will result in or materially contribute to a shortage of housing opportunities and choices for low- and moderate-income households within the local jurisdiction.” (Gov. Code, § 65863.7(e)(1)(B).) Finding 2 – OPTION 1: There is No Impact Pursuant to Government Code Section § 65863.7(e)(1)(B), La Hacienda Mobile Estates’ cessation of use as a mobilehome park will not result in, or materially contribute, to a shortage of housing opportunities and choices for low- and moderate-income households within the City of Fresno. There are currently 3,925 mobilehome park spaces spread over 27 parks in the City. The closure of this Park would remove 60 spaces from the total stock, which is approximately 1.5%. Additionally, there are currently 87,965 registered rental units in the City at 30,787 properties. Finding 2 – OPTION 2: There is An Impact Pursuant to Government Code Section § 65863.7(e)(1)(B), La Hacienda Mobile Estates’ cessation of use as a mobilehome park will result in, or materially contribute, to a shortage of housing opportunities and choices for low- and moderate-income households within the City of Fresno. LA HACIENDA MOBILE ESTATES Relocation Payments and Proposed Mitigation Measures The following is a comparison of the relocation payments outlined in Owner’s Report and the mitigation measures set forth in Residents’ Opposition. Council may impose mitigation should it deem it appropriate and within the confines of Section 65863.7 of the California Government Code. REPORT OPPOSITION Relocation/Cost per Mobilehome Range: $3,300 to $7,300 Average: $4,403.33 $111,957 Loss of Low-Cost Rent $0 $20,760 Utility Costs $0 $3,300.60 Mobilehome Park Insurance $0 $3,000 Moving Expenses $1,165 to $1,925 OR lower of two approved bids $1,520 for moving $496 for lost wages Credit Check Fees Yes, no amount specified $298.35 Move In Fees (first/last months rent, security deposit) Return of security deposit, less any rents owed $1,938 Funds for Temporary Housing $0 Unknown Housing Relocation Specialist $0 Unknown TOTAL PER SPACE Approx: $1,665 to $6,925 (excluding credit check fees and move-in fees) $143,269.95 City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1435 Agenda Date:10/5/2023 Agenda #: 3.-A. REPORT TO THE CITY COUNCIL October 5, 2023 FROM:ANDREW JANZ, City Attorney City Attorney’s Office BY:ERICA CAMARENA, Chief Assistant City Attorney City Attorney’s Office, Code Enforcement SUBJECT Progress of Code Enforcement, including ASET Quarterly report. RECOMMENDATION Per Council Resolution, the City Attorney’s Office is to provide an ASET quarterly report, which includes a Code Enforcement update. EXECUTIVE SUMMARY The Code Enforcement Division of the City Attorney’s Office includes six Teams: Rental Housing, Community Compliance, Special Teams, Administrative Support, Legal, and the recently implemented Night Team. Rental Housing includes the Anti-Slum Enforcement Team (ASET), Reactive Rental Housing, the Rental Housing Improvement Act (RHIA) Inspection Unit, Hotel/Motels, and the Mobilehome Parks Team. Community Compliance teams are dedicated to each Council District, as well as inspectors dedicated to commercial vacant buildings and the Blackstone corridor. Special Teams includes the School Area Team (SAT), and other teams dedicated to abatements, illegal dumping citations, tires, demolitions, and vacant lots. The Administrative Support Team includes the public facing counter, FresGO, Public Records Act (PRA) response, and accounting. Code Enforcement partners with the Legal Team on compliance agreements, inspection warrants, and court actions, such as petitions for receivership and injunctions. The Night Team aims to target code occurring after business hours and on weekends. BACKGROUND Cannabis Administrative Prosecutor Program On August 29, 2023, the City entered a Memorandum of Understanding (MOU) with the Office of the Attorney General (OAG) to join forces in developing the Cannabis Administrative Prosecutor Program (CAPP). This MOU integrates the resources of the OAG with the powers the City has to undertake efficient enforcement actions against illegal land uses that constitute public nuisances. Working in conjunction with one another, this partnership allows CAPP to enforce all laws related to illegal commercial cannabis activity, including retail and cultivation. The CAPP team is in the process of City of Fresno Printed on 9/29/2023Page 1 of 6 powered by Legistar™ 10/5/2023 NOT PRESENTED NO RETURN DATE File #:ID 23-1435 Agenda Date:10/5/2023 Agenda #: 3.-A. commercial cannabis activity,including retail and cultivation.The CAPP team is in the process of developing its procedures, which should be finalized and ready for implementation by October 1. Night Team During the FY23-24 Budget Hearings,the Council provided funding for Code Enforcement to create a night team comprised of five inspectors and one supervisor.Code Enforcement has been working with Personnel on recruitments for the positions. To move forward with some of the night team objectives,Code Enforcement launched a temporary night team comprised of two Senior Community Revitalization Specialists.These two inspectors work during the Tower District’s Farmer’s Market on Thursday evenings enforcing the provisions of the Tower District Sidewalk Vending Pilot Program;and also enforce mobile and sidewalk vending in other locations throughout the City.Additionally,they have been assisting with code enforcement cases that are difficult to enforce during the day (i.e.,CUP violations for businesses exceeding their hours of operation)and code violations which typically occur after hours and/or on weekends.As of September 18,the team has issued 12 written warnings and 13 citations to sidewalk vendors in the total amount of $2,900.The team has also issued 4 citations to mobile vendors in the total amount of $2,000. Rental Housing ASET/Reactive ASET’s goal is to increase the stock of affordable and habitable rental housing by pursuing and improving slum properties with substantial health and safety violations through enforcement, education, fines, receiverships, and compliance agreements. ASET currently has 18 open cases with properties containing 321 rental units.Since the last quarterly report in May 2023,ASET has opened 6 new cases in properties containing 63 units.The attached ASET Weekly Status Report is updated and posted on the City’s website every Friday,and it has additional information regarding each open ASET case.Since May 1,2023,the Reactive team has opened 540 cases, closed 437 cases, and currently has 383 active cases. Please see below for highlights related to three of the active cases. 1.510 W Hammond Ave.(137 violations)[Property Owner:BDHOV,LP;LEHOV,LP;WRHOV, LP; JDHOV, LP, District 3] This is a two-story apartment building with eight units.This case began as a tenant complaint,but was re-assigned for an ASET inspection.The initial inspection took place on January 25,2023.The Notice and Order had a deadline of March 31,2023,and contained 137 violations.The violations included peeling paint,large holes in the walls,pest infestation,plumbing leak,broken windows,and missing sheet rock.An extension was requested,and progress continued at the property.As of today’s date,all violations have been cleared,except the repairs needed for the fire-damaged garages. This case remains open as the ASET Team works to gain full compliance. 2.444 S Dearing Ave. (145 violations) [Property Owner: Lai Properties, GP, District 7] This is a two-story apartment building with 10 units.This case began due to a prior case at the location and information gained through the vetting process.The initial inspection took place on July 5,2023.The property first cleared a Notice of Violation for the smoke alarms,and then received a Notice and Order for 145 violations including damaged roof shingles,extension cords,inoperable City of Fresno Printed on 9/29/2023Page 2 of 6 powered by Legistar™ File #:ID 23-1435 Agenda Date:10/5/2023 Agenda #: 3.-A. Notice and Order for 145 violations including damaged roof shingles,extension cords,inoperable appliances,pest infestation,mold/mildew,and bedroom egress issues.We have begun the re- inspection process at this complex and have cleared approximately 85 percent of the violations.This case remains open as the ASET Team works to gain full compliance. 3.3079 E Weldon Ave. (106 violations) [Property Owner: JC Home Restorations LLC, District 7] This is a one-story apartment building with 4 units.This case began in 2019,after being referred for a substandard rental housing complaint.The original Notice and Order contained 106 violations, including a pest infestation,damaged walls,egress issues,damaged tiles,and a fire damaged carport.As time went on,below average progress was made at the property and the property owner did not remain in communication with inspectors.The property was sold in March 2023 to the current property owner,who began the rehabilitation of the apartments.The property has cleared most violations at this time,pending clearance of permits.This case remains open as the ASET Team works to gain full compliance. RHIA Currently,there are 87,965 individual rental units registered in the Rental Housing Registry,which are located at 30,787 registered rental properties.Since the inception of the program,over 18,366 Baseline Health &Safety and Compliance Re-inspections have been performed.The virtual inspection program continues to be a viable alternative and are performed on an as needed basis.As of September 14,2023,the Proactive Rental Housing Unit has billed $1,175,750 and collected $986,400 which is an 83.89%collection rate since the program’s inception.The team also continues to move forward with locating additional properties that should be registered . The Rental Housing Team is also tasked with enforcing and educating owners and tenants of the City’s new Multiunit Housing Smoking Prohibition Ordinance,which went into effect on January 1, 2022. There are currently nine open and 211 closed smoking cases. Mobilehome Parks From May 1,2023,to present,8 complaint-based inspections have been completed,10 cases have been closed,and 32 cases are currently active.Additionally,the team has completed two maintenance inspections with a total of 421 spaces and is scheduled to inspect a third park with 119 spaces before the end of the year. There are 27 mobilehome parks with a total of 3,754 spaces in the City of Fresno.The Mobilehome Park Team recently welcomed a new senior to the team and is currently prepping for their next maintenance inspection scheduled for November.To date,the Mobilehome Parks Team has conducted approximately 1,228 initial inspections.The team has mailed approximately 579 initial Notice of Violations.Outreach events and question and answer forums have been held at mobilehome parks to provide residents with as much information as possible about the maintenance inspection process.The team completed the hand delivery of 3,754 brochures to individual lots.They continue to work closely with the Finance Department to streamline the Permit to Operate process, as well as working on administrative tasks related to the Rental Stabilization Ordinance. Community Compliance - Council District Teams As of September 21,2023,there are 1,361 open and active cases in the City,and each Council district has the approximate caseload below: City of Fresno Printed on 9/29/2023Page 3 of 6 powered by Legistar™ File #:ID 23-1435 Agenda Date:10/5/2023 Agenda #: 3.-A. District 1 - 206 cases District 2 - 137 cases District 3 - 353 cases District 4 - 133 cases District 5 - 207 cases District 6 - 94 cases District 7 - 231 cases Community Compliance also has two Special Projects:Commercial Vacant Building Ordinance and the Blackstone Corridor. Commercial Vacant Building Ordinance Currently there are 49 active CVBO cases, including six recently opened cases. Fifteen new cases were opened this quarter and twelve cases were closed. Seventeen of the CVBO cases are currently in the Planning/permitting phase or are being actively renovated. Some CVBO highlights this quarter include:(1)Demolition of a problematic,long-term vacant structure in District 4 was completed;and (2)The CVBO team worked closely with the out-of-town owner of a grocery store in District 7 that was abandoned by the tenant and which quickly became occupied by transients.The team was able to relocate the transients and is currently assisting the new tenant with Planning submittals and permits to enable him to open his new retail business as soon as possible. The CVBO team added an inspector,which will increase the capacity.The CVBO Team continues its’ mission to work cooperatively with each of our property owners to resolve the violations at their properties and to maintain them in a secure,unblighted and safe condition.Overall,cooperation with the CVBO process remains excellent. A new Vacant Building Registry has been created by ISD for property owners to register their vacant buildings/homes and can be accessed on the City Attorney’s website. Blackstone Corridor We have a dedicated inspector who focuses on code enforcement issues throughout the Blackstone Corridor and works with the Blackstone Merchants Association.The area continues to improve with increased oversight and security.The inspector regularly walks the project area and works with property owners on security and blight issues. Continued effort by property owners and business owners has led to positive results,including a reduction of loitering and blight around the Family Dollar,Super Clean Laundromat,the former iHop restaurant, and the Walmart, among others. Special Teams City of Fresno Printed on 9/29/2023Page 4 of 6 powered by Legistar™ File #:ID 23-1435 Agenda Date:10/5/2023 Agenda #: 3.-A. School Area Team (SAT) The SAT provides pro-active code enforcement around schools.This team is focused on improving neighborhoods,providing pro-active code enforcement support to reduce blight,enhance safety, equip residents to become civically engaged,and connect low-income residents to housing resources to improve their quality of life.Since its inception in February 2020,the SAT has provided its services in 71 school areas. Since the last quarterly report,the SAT has completed inspections and outreach in the following nine school areas:Turner (D7),Bullard Talent (D2;D1),Viking (D4),Slater (D1),McCardle (D6),Fort Washington/Clovis West (D6),Lincoln/Kastner (D6),Maple Creek (D6),and Mountain View (D6).A small number of cases in these areas will continue as they require additional time and effort to reach compliance. SAT enforcement and outreach is now underway in the following four school areas:Hidalgo (D7), Addams (D3), Greenberg (D5), and Webster (D7). SAT’s community outreach currently includes virtual neighborhood improvement discussions,virtual landlord forums,and SAT trailer events in each school area.The trailer events involve interaction with the community,providing useful information and resources to residents,and giveaways of SAT swag! In the last quarter,SAT also presented at multiple School Coffee Hours,and took part in various community events,including D1’s Community Resource Fair at Inspiration Park,D7’s Beat the Heat at Romain Park,and D4’s Ready,Set,Splash at Vinland Park.SAT also continues to reach the community via social media in several languages. Abatement Team The abatement team has completed 244 abatements since the last Code Enforcement report.This includes multiple board-ups,tall grass/weed abatements,and junk/rubbish clean-ups.The team also conducts abatements pursuant to warrants and cleans alleys throughout the City. Other Special Teams Highlights -The Demolition Team has facilitated seven demolitions since the last Code Enforcement report;one completed directly by the City,and six completed by property owners with Code Enforcement oversight and motivation.Additionally,six demolitions are in progress,six demolition applications are in progress,seven rehabilitations by owner in lieu of demolition are in progress,and nine applications for rehabilitation by owner in lieu of demolition are in progress. -The Vacant Lots Team has achieved compliance on 617 cases since the last Code Enforcement report.Property owner compliance pursuant to enforcement and abatement by Code combined to account for these successes.The team also continues to work with Fire to prioritize and maintain a list of 122 high risk properties through fire season. -The Tire Team collected over 5,000 waste tires from various locations throughout the City since the last Code Enforcement report.The next Waste Tire Amnesty Day event is scheduled for October 7,2023,in District 7 (5015 E Olive -Mennonite Community Church parking lot). Additionally,120 waste tire facility inspections were conducted since the last Code Enforcement report to ensure compliance with state and local regulations. -The Illegal Dumping Team has issued 116 administrative citations since the last Code Enforcement report.Seventeen covert camera units are being used to combat illegal dumping and address complaints received from residents and businesses.One of the covert cameras City of Fresno Printed on 9/29/2023Page 5 of 6 powered by Legistar™ File #:ID 23-1435 Agenda Date:10/5/2023 Agenda #: 3.-A. and address complaints received from residents and businesses.One of the covert cameras recently captured video evidence of a drive-by shooting and was utilized to assist law enforcement in their investigation. Administrative Team The Administrative Team is managed by the Business Manager who oversees the accounting and clerical staff assigned to code enforcement.The clerical staff respond to approximately 1,663 calls per month,while also opening cases,processing notices and citations,and meeting with constituents who walk in with questions.Between July and September,this team processed 152 code enforcement related Public Records Act requests. Assessment Hearings Our Accounting Team,with help from legal staff,participates in quarterly assessment hearings.Most recently,these were held on August 29 and 30,2023,and a total of $175,461,81 was assessed from 182 cases.These assessments are for past due fines,administrative costs,and abatement costs, and they are assessed on the property owner’s property taxes. Legal Team The legal team continues to see success in obtaining inspection/abatement warrants and petitioning the court for receivership.The legal team works on research memoranda and some ordinances and resolutions for Councilmembers on Code Enforcement related topics.The legal team also represents Code,Fire,and the Police Department at administrative hearings,and oversees the Eviction Protection Program. Since May 1,2023,the legal team has worked on 28 inspection and/or abatement warrants, successfully petitioned the court to appoint a receiver on two properties and represented the City at eight administrative hearings. Attachments: Attachment A - ASET Weekly Status Report Attachment B - PowerPoint Presentation EMC:th City of Fresno Printed on 9/29/2023Page 6 of 6 powered by Legistar™ ANTI-SLUM ENFORCEMENT TEAM (ASET) Status Report 09/22/2023 LOCATION OWNER UNITS STATUS UPDATE ACTIVE TARGET PROPERTIES 2517-2615 E. Andrews (D-7) Occupied multi-unit complex with evidence of excessive calls for police service and substandard housing violations including pest infestations, electrical fire hazards, mold and mildew, defective plumbing, damaged fencing, junk and rubbish Meganova, LP General Partner: Theta Holdings LLC Matthew Radmanesh, Manager of LLC 35 Initial ASET letter sent 7/26/23; Initial ASET Inspection conducted 9/20/23-9/22/23. 335 S. Argyle Ave. (D-5) Occupied multi-unit complex with evidence of significant health and safety Initial ASET letter sent 4/5/23; Initial ASET Inspection violations, including a fire-damaged structure, lack of heating, broken air- conditioners, faulty electrical components, plumbing leaks, rodent Alkawthar Properties Management & Trade, Inc. Managing Partner: Omar K. Jamil 56 started 5/17/23; Notice of Violation for 34 violations issued 5/26/23; Reinspections conducted 6/6/23 and 6/7/23, Site visits conducted on 6/30/23. Notice and Order issued 7/14/23; Site visits conducted 7/24/23, infestations, rotted flooring, dilapidated 9/7/23. exterior, broken window, and junk and rubbish. 565-575 E. Barstow (D-4) Initial ASET inspection conducted 9/5/19; Notice of occupied four-unit complex with Violation for smoke alarms issued 9/18/19; Notice and dilapidated exterior and evidence of Order for 97 violations issued 10/7/19; Compliance significant health and safety violations, Agreement executed 10/25/19; Reinspection including illegal garage occupation, conducted 1/14/20; Reinspections conducted 2/4/20, dangerous second floor landings, Stennis Scruggs 4 6/22/22, 8/18/22, 11/17/22, 1/11/23, 2/1/23, 3/8/23, infestations, water leaks, mold and 5/2/23, 5/9/23, 5/16/23, 5/22/23, 6/1/23, 6/7/23, mildew 6/12/23, 6/20/23, 6/29/23, 7/13/23, 7/18/23, 8/2/23, 8/9/23, 8.15.23; Pending permit finalization. 2045 E. Belmont Ave. (D-3) Occupied multi-unit complex with evidence of substandard housing Initial ASET letter sent 5/2/23, Initial ASET inspection violations such as ceiling leaks, water leaks, rodent infestations, boarded OGCNC Properties, LLC Managing Member: Olaf Kreutz 5 conducted 6/14/23; Notice and Order for 98 violations issued 7/24/23; Reinspections conducted on 8/24/23 windows, junk and rubbish, dilapidated and 9/11/23. exteriors, and deferred maintenance, and excessive calls for police service Page 1 ANTI-SLUM ENFORCEMENT TEAM (ASET) Status Report 09/22/2023 3978 E. Calwa (D-5) Notice of Violation for 20 violations issued on 7/30/21; Occupied multi-unit complex with Notice and Order for 4 violations issued on 7/30/21; evidence of serious substandard Notice and Order re-issued on 8/16/21; Reinspections housing violations, including dilapidated conducted on 9/9/21 and 10/19/21; Compliance stairs, inoperable smoke detectors, and Agreement executed 2/3/22; Site visits conducted on inoperable emergency exit door 6/15/22, 6/22/22, 7/7/22, 7/13/22, 7/27/22, 8/9/22, 8/16/22, 8/23/22, 8/31/22, 9/7/22, 9/13/22, 9/20/22, 9/28/22, and 10/4/22; Interior reinspection conducted Space Place LLC 22 on 10/13/22; Site visits conducted on 10/19/22, 10/26/22, 11/2/22, 11/17/22, 11/30/22, 12/5/22, 12/14/22, 12/29/22; and 2/1/23; Interior reinspection conducted 2/14/23; Site visits conducted 3/8/23, 3/20/23, 3/29/23, 4/4/23, and 4/13/23; Interior reinspection conducted on 4/25/23; Site visits conducted 5/8/23, 5/24/23, 5/30/23, 6/13/23, 6/19/23, 6/29/23, 7/6/23, 7/10/23, 7/19/23, 7/24/23, 8/1/23, 8/15/23; 9/11/23. 444 S. Dearing Ave. (D-7) Occupied multi-unit complex with evidence of substandard housing Initial ASET letter sent 6/14/23; Initial ASET inspection violations including exposed electrical wires, use of flexible cords as Lai Properties, GP 10 conducted 7/5/23. Notice of Violation for 10 violations issued 7/14/23; Notice and Order for 145 violations permanent wiring, damaged exterior components, and excessive calls for police and fire services issued 7/28/23; Reinspection conducted 9/12/23. 2708-2714 N. First St. (D-4) Initial ASET letter sent 7/28/22; initial ASET inspection Occupied four-unit complex with conducted on 9/15/22 and 9/29/22; Notice and Order evidence of substandard conditions for 102 violations issued 10/24/22; Compliance including fire damage, substantial inspections conducted 11/30/22 and 12/7/22; dilapidation, broken windows, Administrative Citation issued 1/4/23 for $9,500; inoperable air conditioning units, junk Exterior reinspections conducted 1/11/23, 2/1/23, and and rubbish, and abandoned appliances 2/13/23; Site visit conducted 3/8/23; Administrative Isleworth Properties Inc. 4 appeal hearing conducted on 4/24/23; Site visits conducted 4/21/23, 5/2/23, 5/8/23, 5/16/23, 5/22/23, 5/30/23, 6/5/23, 6/12/23, 6/9/23, 6/26/23; Compliance inspection conducted 7/3/23; Progress hearing conducted 7/10/13; Site visit conducted on 7/13/23. Notice and Order issued 7/18/23; Site visits conducted 7/24/23, 8/15/23, 8/21/23, 9/12/23, 9/19/23. 1474 Fresno St. (D-3) Initial ASET letter sent 12/08/22; Initial ASET inspection Occupied multi-unit complex with conducted 12/21/22; Notice of Violation for 19 evidence of substandard housing violations issued 1/6/23; Reinspection conducted conditions including lack of hot water, 1/17/23; Notice and Order for 158 violations issued on damaged plumbing fixtures, water 1/20/23; Progress reinspections conducted on 2/1/23, leaks, damaged electrical components, Cosmo Rentport, LLC 33 2/23/23, 3/8/23, and 4/17/23; Building permit issued missing smoke and carbon monoxide on 4/25/23; Site visits conducted 5/9/23, 5/16/23, detectors, and severe dilapidation 6/21/23, 8/2/23; Reinspection conducted 9/14/23; Reinspection scheduled for 9/28/23. Page 2 ANTI-SLUM ENFORCEMENT TEAM (ASET) Status Report 09/22/2023 3025-3049 E. Gettysburg (D-4) Initial ASET letter sent 1/24/23; Initial ASET Inspection Occupied multi-unit complex with commenced 3/22/23; Notice of Violation for 66 evidence of significant substandard violations issued 4/6/13; Reinspection conducted housing conditions including lack of Casa Blanca Apt., LLC 4/28/23; Notice and Order for 781 violations issued heating, broken windows, water leaks, Managing Partner: Debra L. 60 5/4/23; Site visits conducted 5/9/23 and 5/16/23; New roof damage, pest infestation, lack of Korduner complaint inspection conducted 5/24/23; Site visits smoke and carbon monoxide detectors, conducted 6/21/23, 7/6/23, 7/18/23; Progress deferred exterior maintenance inspection conducted on 7/27/23; Site visit conducted 8/25/23, 9/19/23. 109 N. Glenn (D-3) Occupied multi-unit property with evidence of excessive calls for police service and substandard housing Initial ASET letter sent 7/26/23; Initial ASET Inspection conditions including pest infestation, Refugio D. Flores 26 conducted 8/17/23 and 8/18/23; Notice of Violation electrical fire hazards, inoperable appliances, missing smoke alarms, roof leaks, and damaged fascia/wood components. for 3 violations issued 8/25/23. 510 W Hammond Ave. (D-3) Initial ASET letter sent 12/12/22; Inital ASET inspection Occupied multi-unit complex with conducted 1/25/23; Notice and Order for 137 evidence of substandard housing BDHOV LP, LEHOV LP, WRHOV violations issued on 3/1/23; Site visit conducted conditions such as broken windows, LP, JDHOV LP 3/8/23; Reinspection conducted 4/5/23; Site visit inoperable HVAC units, pest General Partners: David B. 8 conducted 5/8/23, 5/16/23, 5/24/23, 6/1/23, 6/23/23; infestations, structural damage, Hovannisian and Linda R. Reinspections conducted on 7/17/23, 8/25/23. damaged doorways, dilapidated and Hovannisian Pending permit finalization. unusable detached garage, and overall significant deterioration 611 E. Kearney (D-3) Occupied multi-unit complex with evidence of excessive calls for police service and substandard housing conditions including broken windows, damaged electrical components, missing GFCI electrical components, exposed main electrical panel, mold and mildew, missing plumbing fixtures, damaged exterior siding and soffits, and junk and rubbish. Premier Real Estate Investments, LLC 16 Initial ASET letter sent 7/26/23; Initial ASET ispection conducted 8/16/23; Notice of Violation for 6 violations issued 9/1/23; Reinspection conducted 9/13/23; Notice and Order for 131 violations issued 9/18/23. 3051-3091 W. McKinley (D-3) Initial ASET letter sent 10/24/22; Initial ASET inspection dilapidated and occupied multi-family commenced 2/15/23; Notice of Violation for 128 housing complex with excessive calls for violations issued on 3/3/23; Site visits conducted police service and substantial 3/17/23, 3/21/23, and 4/7/23; Notice and Order for substandard housing conditions such as 707 violations issued 4/7/23. Reinspection conducted water leaks, dangerous landings and Saleh Alkobadi 76 5/10/23; Site visits conducted 5/15/23, 6/1/23, 6/5/23, staircases, damaged interior and 6/13/23, 6/22/23, 7/6/23, 7/19/23; Reinspection exterior walls, damaged wood conducted 8/7/23-8/9/23; Citation for $61,000 issued components, mold, and fire damaged 8/29/23 for 244 combined outstanding violations. units Page 3 ANTI-SLUM ENFORCEMENT TEAM (ASET) Status Report 09/22/2023 107 N. San Pablo (D-3) deteriorated and occupied multi-unit complex with history of excessive calls Initial ASET letter sent 6/2/23. Initial ASET Inspection for police service and substantial substandard housing conditions Orlando E. Bohr and Divina N. Bohr, Trustees 7 conducted 7/26/23; Notice and Order for 149 violations issued 8/8/23; Reinspection conducted including pest infestations, overgrown 9/8/23. landscaping, junk and rubbish, and overall dilapidation 1384 E. San Ramon (D-4) deteriorated and occupied multi-unit complex with significant fire and safety hazards, and substandard housing conditions including water leaks, water damage, pest infestations, damaged staircases, damaged roof, damaged wood components, and overall dilapidation JHS Family Limited Partnership, JCH Family Limited Partnership, and DBH Family Limited Partnership General Partner: J&V Properties, Inc. John Hovannisian, CEO 16 Initial ASET letter sent 4/5/23; Initial ASET inspection conducted 4/26/23; Site visit conducted 5/16/23; New complaint inspection conducted 5/31/23; Notice and Order for 135 violations issued 6/2/23; Site visits conducted 6/20/23, 6/29/23, 7/13/23; Progress inspection conducted 8/2/23. 3319 E. Tyler (D-7) Initial ASET letter sent 3/10/20; Initial ASET inspection deteriorated and partially vacant multi-conducted 5/8/20; Notice of Violation for 12 violations unit complex with significant issued 5/12/20; Reinspections conducted 5/20/20, substandard housing conditions 6/19/20, 11/4/20, and 11/10/20; Virtual reinspections including damaged electrical meters, conducted on 5/26/21, 6/25/21; On-site reinspections graffitti, trash and rubbish throughout conducted on 6/8/21, 6/25/21, and 7/21/21; Notice of Violation issued for 8 violations on 8/3/21; Notice and Order issued for 83 violations on 8/5/21; Reinspection conducted on 9/16/21; Administrative citation for $1,250 issued on 10/4/21; Reinspections conducted on 6/17/22, 8/18/22, 8/24/22, 8/31/22, 9/7/22, 9/13/22, and 9/20/22; Notice and Order for 4 violations issued Ronnie Smith 4 on 9/26/22; Site visits conducted on 9/28/22, 10/4/22, 10/19/22, 10/26/22, 11/2/22, 11/17/22, 11/30/22, 12/5/22, 12/14/22, and 12/29/22; Administrative Citation for $1,000 issued on 12/8/22; Site visits conducted 1/11/23, 1/18/23, 1/25/23, 2/1/23, 2/6/23, 2/13/23, 4/13/23, 5/3/23, 5/8/23, 5/15/23, 5/24/23; 6/1/23, 6/7/23, 6/8/23, 6/12/23, 6/19/23; Administrative Citation for $3,000 issued on 6/29/23. Site visits conducted 7/18/23, 8/1/23, 8/9/23, 8/15/23, 8/25/23; Reinspection scheduled for 9/7/23. Page 4 ANTI-SLUM ENFORCEMENT TEAM (ASET) Status Report 09/22/2023 3079 E. Weldon (D-7) deteriorated and occupied multi-unit complex with significant substandard housing conditions including lack of heat, broken windows, pest infestations, missing smoke alarms, inoperable vehicles and excessive trash Martha & Joseph Espana New owner as of 4/6/2023: JC Home Restorations, LLC 4 Initial ASET inspection conducted 2/23/22; Notice of Violation for 15 violations issued on 3/3/22; Notice and Order for 106 violations issued on 5/6/22; Reinspection conducted on 6/7/22, Citation issued on 6/17/22; Reinspections conducted 6/24/22 and 7/21/22; Amended Notice and Order for 95 violations issued 8/8/22, Reinspection conducted 9/2/22; Administrative Citation for $14,500 issued on 9/14/22; Reinspections conducted on 9/28/22 and 10/28/22; Administrative Citation for $26,000 issued 11/10/22; Site visits conducted 1/11/23 and 3/8/23; Compliance Agreement executed with New Owner 3/29/23; Addendum executed with New Owner 4/5/23; Site visits conducted 4/12/23, 5/8/23, 5/15/23, 5/24/23, 6/7/23; Reinspections conducted 7/11/23, 7/24/23, 8/15/23; Reinspection conducted 9/15/23. 1512 E. Yale (D-7) deteriorated and occupied multi-unit complex with excessive calls for service and significant substandard housing conditions including plumbing leaks, damaged ceilings and walls, pest infestations, damaged and deteriorated exterior components, junk and rubbish throughout Justin M & Melinda T Martin 4 Initial ASET inspection conducted 9/13/23; Notice of Violation for 10 violations issued 9/18/23. PENDING TARGET PROPERTIES 1244 N. Millbrook (D-7) Michael Zuber & Yuh-Woan O'Reilly 18 Initial ASET letter sent 7/26/23. 740 N. Fisher (D-7) Jeannie K Lai 4 Initial ASET letter sent 9/5/23. 3869 E Olive (D-7) HM Richards, LLC 28 Initial ASET letter sent 9/5/23. CLOSED TARGET PROPERTIES 726 N. Fisher Ave. (D-7) Lambo and Lily Yip, Trustees 5 Full compliance of 50 violations 2416 E. White Ave. (D-3) Lambo and Lily Yip, Trustees 12 Full compliance of 121 violations 526-534 N. Echo Ave. (D-3) JHS Family Limited Partnership, JCH Family Limited Partnership, and DBH Family Limited Partnership General Partner: J&V Properties, Inc. John Hovannisian, CEO 5 Full compliance of 56 violations 3870-3888 N. Millbrook Ave (D-4) JHS Family Limited Partnership, JCH Family Limited Partnership, and DBH Family Limited Partnership General Partner: J&V Properties, Inc. John Hovannisian, CEO 54 Full compliance of 192 violations Page 5 ANTI-SLUM ENFORCEMENT TEAM (ASET) Status Report 09/22/2023 5039 E. Lane (D-5) Sean Sanchez New owner as of 4/1/20: Arumugam Krishnamoorthy New owner as of 9/9/22: Steve Rea and Barbara Rea 4 Full compliance of all violations; Full payment received per Compliance Agreement; Property referred to Reactive/Rental Housing Division for carport permit. 5049 E. Lane (D-5) Sean Sanchez New owner as of 10/1/20: Steve Rea and Barbara Rea 8 Full compliance of all violations; Full payment received per Compliance Agreement; Property referred to Reactive/Rental Housing Division for fencing permit. 517-521 N. Fresno St. (D-3) Mohammed J. Jaffer and Khader Ambarene 7 Full compliance of 172 violations; Full payment received per Compliance Agreement 937-945 F St. (D-3) Wilson Wong, Yolanda Wong, and Stephanie Wong 18 Property referred to Reactive/Rental Housing Division on 2/6/23 for further action 4726 E. Floradora (D-7) Darrell Fenn 4 Full compliance of 64 violations 3760, 3786, 3794 E. Olive (D-7) BDHOV LP, LEHOV LP, WRHOV LP, JDHOV LP General Partners: David B. Hovannisian and Linda R. Hovannisian 13 Full compliance of 141 violations 2130 N. San Pablo (D-7) BDHOV LP, LEHOV LP, WRHOV LP, JDHOV LP General Partners: David B. Hovannisian and Linda R. Hovannisian 4 Proactive action from owners subsequent to initial letter sent 3/4/20 rendered further action by ASET unneeded 1412 E. Yale (D-7) BDHOV LP, LEHOV LP, WRHOV LP, JDHOV LP General Partners: David B. Hovannisian and Linda R. Hovannisian 4 Proactive action from owners subsequent to initial letter sent 3/4/20 rendered further action by ASET unneeded 244 N. Roosevelt (D-3) Karen Doane 4 Proactive action from owner subsequent to initial letter sent 11/19/19 rendered further action by ASET unneeded 455 N. Glenn (D-3) BDHOV LP, LEHOV LP, WRHOV LP, JDHOV LP General Partners: David B. Hovannisian and Linda R. Hovannisian 8 Property referred to Special Area Teams Division for further action 287-289 N. Echo (D-3) BDHOV LP, LEHOV LP, WRHOV LP, JDHOV LP General Partners: David B. Hovannisian and Linda R. Hovannisian 2 Property referred to Community Compliance Division on 12/13/22 for further action 3015 W. Saginaw Way (D-1) Adolfo Corona Alvarez and Maria Corona, Trustees of the Corona Family Trust 3 Proactive action from owners subsequent to initial letter sent 11/8/19 rendered further action by ASET unneeded 3431-3435 E. Grant (D-7) Felix Hernandez Cortez Yolanda De la Cruz Ramirez 3 Proactive action from owners subsequent to initial letter sent 10/24/19 rendered further action by ASET 2995 E. Nevada (D-7) Courtney Campbell 4 Proactive action from owner subsequent to initial letter sent 10/21/19 rendered further action by ASET unneeded 4672 E. Tulare (D-7) 105 and 109 S. Woodrow George Auen 3 Proactive action from owner subsequent to initial letter sent 10/21/19 rendered further action by ASET unneeded 2985 E. Nevada (D-7) Raie Yohannes Yared 4 Proactive action from owner subsequent to initial Page 6 ANTI-SLUM ENFORCEMENT TEAM (ASET) Status Report 09/22/2023 3467 N. Marks (D-1) Li Huang, Trustee 3 Proactive action from owner subsequent to initial letter sent 8/16/19 rendered further action by ASET unneeded 1414 W. Clinton (D-1) Adriana Dermenjian 12 Proactive action from owner subsequent to initial letter sent 7/12/19 rendered further action by ASET unneeded 319 N. Diana (D-3) JHS Family Limited Partnership, JCH Family Limited Partnership, and DBH Family Limited Partnership General Partner: J&V Properties, Inc. John Hovannisian, CEO 3 Proactive action from owners subsequent to initial letter sent 7/12/19 rendered further action by ASET unneeded 5045 E. Lane (D-5) Sean Sanchez New owner as of 10/1/20: Steve Rea and Barbara Rea 8 Full compliance of all violations; Full payment received per Compliance Agreement 5035 E. Lane (D-5) Sean Sanchez New owner as of 4/8/20: Satyavrat L. Joshi 4 Full compliance of all violations; Full payment received per Compliance Agreement 4518 E. Fountain Way (D-4) Sorento Holdings Salvador Hernandez, Manager New owner as of 5/1/19: Fountain Way 57, LLC Mitch Pomeroy, LLC Manager 57 Full compliance of 1,931 violations; Full payment received per Compliance Agreement 4730 E. Lamona (D-7) Brian Sweet & Eric Nasalroad 8 Full compliance of 68 violations 3935 N. Effie (D-4) Guitierrez & Son LP 42 Full compliance of 346 violations 4829 N. Parkway (D-1) Teresa and Jose Castellanos 3 Full compliance of 57 violations 2612-2614 W. Andrews (D-1) Rodney and Rachel Balch 6 Full compliance of 239 violations 4785 E. Tyler (D-7) Choeng Chau 4 Full compliance of 90 violations 4660 E. Turner (D-7) Sarkis Knnablian and Ripsime Knnablian, Trustees 10 Full compliance of 326 violations 834-840 E. Voorman (D-3) BDHOV LP, LEHOV LP, WRHOV LP, JDHOV LP General Partners: David B. Hovannisian and Linda R. Hovannisian 4 Full compliance of 78 violations 3312-3316 E. Olive (D-7) Baldev-Singh Khela and Jasjit Kaur Khela 3 Full compliance of 217 violations 532 and 540 N. Fisher (D-7) Alina Eang 9 Full compliance of 300 violations 2490-2498 S. Elm (D-3) Sami Mohamed Abdullah Alrefael, Trustee 11 Full compliance of 598 violations 3115 E. Clay (D-7) Thao Thi Vo New owner as of 10/8/20: Bob Mohamed Hauter 4 Complete rehabilitation and full compliance of 466 violations 2046 E. White (D-3) Binh H. Mac and Xing W. Lai 5 Full compliance of 99 violations; Full payment received per Compliance Agreement Page 7 ANTI-SLUM ENFORCEMENT TEAM (ASET) Status Report 09/22/2023 5216 and 5228 N. Sixth (D-4) 1430 E. Bulldog Lane BDHOV LP, LEHOV LP, WRHOV LP, JDHOV LP General Partners: David B. Hovannisian and Linda R. Hovannisian 33 Full compliance of 151 violations; Full payment received per Compliance Agreement 4805 E. University (D-4) Rodolfo Rojas and Carmen Rojas New owner as of 9/26/19: Jesus Alvarado 3 Health and Safety Receivership; Complete rehabilitation and compliance of all violations 405-421 S. Recreation (D-7) Tiburcio Uribe Ramirez, Esperanza Ramires Membrila, and Maria Isabel Ramirez 9 Full compliance of 590 violations; Full payment received per Settlement Agreement 4406 E. Olive (D-7) Baldev-Singh Khela and Jasjit Kaur Khela 4 Full compliance of 100 violations; Full payment received per Compliance Agreement 4310 E. Fairfax (D-7) Ana Marie Cornejo 4 Full compliance of 78 violations 4412 E. Olive (D-7) Fermina Ramirez B&E Holdings & Investments, LLC, Armando Banuelos, Manager New owner as of 7/23/20: Atron Ward 4 Full compliance of 397 violations; Full payment received per Compliance Agreement 524 and 534 S. Dearing (D-7) Jose M. Wong, Ye Fen Wong, Sunny Chan and Cecilia Chan 20 Full compliance of 867 violations; Full payment received per Compliance Agreement 1510-1578 N. Brooks (D-3) 1151-1159 W. McKinley Mike Chien Lu and Lina Luo 40 Full compliance of 79 violations 4659 E. Tyler (D-7) Ricardo and Santiaga Mendoza 4 Full compliance of 190 violations 3313 N. Maple (D-4) Maple Apartment Group, LLC 64 Full compliance of violations Mark Stephen Tan Go, Manager New owners as of 1/28/19: Secured Asset Fund Corporation; Khoa Le, CEO 3304 E. Clay (D-7) Ronald and Debra Shamp 4 ASET communication with property owner led to voluntary compliance at property. Closed on 3/11/20. 202-244 W. Shields (D-1) Martin Nunez, Eduardo Robles, Absolon T. Ruiz, Ramiro Raygoza New Owner as of 10/14/19: MACA 1031 LLC Manager of LLC: Wai Cheung 20 Full compliance of 921 violations; Full payment received per Compliance Agreement 1237 N. Angus (D-7) JCH Family Limited Partnership, and DBH Family Limited Partnership General Partner: J&V Properties, Inc. John Hovannisian, CEO 8 ASET communication with property owners led to proactive rehabilitation; case referred to Reactive Rental Housing Unit for follow up. 2056 E. White (D-3) REI Group Inc.; CEO Konstantin Chernomorskiy 4 Full compliance of 242 violations; Full payment received per Compliance Agreement Page 8 x ANTI-SLUM ENFORCEMENT TEAM (ASET) Status Report 09/22/2023 West Shaw Estates (D-1) 4954 N. Holt Various Owners New management as of 3/01/18: Regency Property Management 228 Full compliance of 780 violations; Full payment received per Settlement Agreement 1634 and 1642 A Street (D-3) Michael J. Montgomery 8 Full compliance of 285 violations; Full payment received per Compliance Agreement 440 S. Chestnut (D-7) Sylvia Gutierrez 12 Full compliance of 781 violations; Full payment received per Compliance Agreement 750 N. Barton (D-7) Bruce Vue and Maider Vang 3 Full compliance of 58 violations; Full payment received per Settlement Agreement 3312 E. Clay (D-7) Lionel Puig and Virginia Hidalgo 4 Full compliance of 317 violations; Full payment received per Settlement Agreement 329 N. Diana (D-3) Strang Property Management LLC; Bianca Betancourt, Manager of Strang Property Management; Luz Mendoza; and Jose Vargas, Jr. 3 Property has open case with the Reactive Rental Housing Unit, and remaining violations were referred there for further action 4040 E. Dakota (D-4) K & K Home, LLC; Khoa Le, Manager of LLC 42 ASET communication with property owner led to voluntary compliance at property 4880 and 4896 E. University (D-4) Rodney Bernaldo and Ruanne Bernaldo, as Co-Trustees of the Bernaldo Family Trust 16 ASET communication and actions by the Reactive Rental Housing Unit led to full compliance at the property New owner as of 12/31/18: Kristin Messenlehner 4608-4612 E. Inyo (D-5) Victor H. Martinez 8 Full compliance of 854 violations; Full payment received per Settlement Agreement 1628 A Street (D-3) Samuel Santiago and Raymunda Cruz de Santiago 3 ASET communication with property owner led to voluntary compliance at property 2530 W. Andrews (D-1) BDHOV LP, LEHOV LP, WRHOV LP, JDHOV LP General Partners: David B. Hovannisian and Linda R. Hovannisian 6 Full compliance of 83 violations 1544 E. Fedora (D-7) FGV Fresno, LP General Partner: The Group of Companies, Inc. CEO: Scott H. Krentel 93 Full compliance of 11 violations pertaining to 10 units inspected; Rental Housing to continue enforcement on remainder of property 1012 W. McKinley (D-3) Mariano S. and Maricela G. Gonzalez 6 Full compliance of 251 violations; Full payment received per Settlement Agreement 503 S. Dearing (D-7) Seila Michael Chan 7 ASET communication with property owner led to voluntary compliance at property 701 W. Cambridge (D-1) Rick Torres New Ownership as of 6/28/18: Meganova, LP General Partner: Theta Holdings LLC Matthew Radmanesh, Manager of LLC 10 Full compliance of 617 violations; Full payment received per Settlement Agreement 1203 W. Simpson (D-1) Malcolm D. Powers and Judy Pow 14 Full compliance of 700 violations; Full payment received per Settlement Agreement Page 9 ANTI-SLUM ENFORCEMENT TEAM (ASET) Status Report 09/22/2023 4530 and 4538 E. Thomas (D-7) 4531 E. Turner M&S Mini Mart, Inc. (unknown principal) 10 ASET communication with property owner led to voluntary compliance at property 542 N. Second (D-7) BDHOV LP, LEHOV LP, WRHOV LP, JDHOV LP General Partners: David B. Hovannisian and Linda R. Hovannisian 4 Full compliance of 213 violations; Full payment received per Settlement Agreement 3279 and 3285 E. Clay (D-7) Jerry M. Saylor and Gail A. Saylor, Trustees of the Saylor Trust 8 Full compliance of 424 violations; Full payment received per Settlement Agreement 770 and 780 N. Barton (D-7) Dale E. Kirkpatrick and Vangi Kay Kirkpatrick, Trustees of the Dale and Vangi Kirkpatrick Family Trust; Linda Lee Gerard and Lowell Gerard 6 Full compliance of 248 violations; Full payment received per Settlement Agreement 608-614 F Street (D-3) Ralph and Janet Hovannisian 3 Full compliance of 280 violations 4460 E. Woodward (D-5) Abdo Saleh Nagi and Shiha Mohammed Abdo 4 Full compliance of 499 violations; Full payment received per Settlement Agreement 436-444 S. Sierra Vista (D-7) Robert J. Topoozian, Trustee of the Camelia Topoozian Survivor's Trust 3 Full compliance of 68 violations 2842 E. Hammond (D-7) JCH Family Limited Partnership, and DBH Family Limited Partnership General Partner: J&V Properties, Inc. John Hovannisian, CEO 3 ASET communication with property owner led to voluntary compliance at property 2004 E. White (D-3) Courtney Campbell 5 ASET communication with property owner led to voluntary compliance at property 1309 and 1315 B Street (D-3) Vincent Medina and Pearl Delgado New Owner as of 11/19/18: Brad Hardie and Michael Zuber 2 Health and Safety Receivership; Complete rehabilitation and compliance of all violations 1531-1535 N. Brooks (D-3) Fidelity Finance, Inc. Yirong Lu, CEO 3 Full compliance of 93 violations 2525 W. Andrews (D-1) Jesus Aceves and Emilia Aceves 16 Full compliance of 978 violations; Full payment received per Settlement Agreement 1539-1543 N. Brooks (D-3) Chen Liang as Trustee of the Chen Liang Living Trust 3 Full compliance of 95 violations; Full payment received 757 N. Jackson (D-7) BDHOV LP, LEHOV LP, WRHOV LP, JDHOV LP General Partners: David B. Hovannisian and Linda R. Hovannisian 8 Full compliance of 231 violations 2845 E. Madison (D-3) Jose Luis Garza Martinez and Juana Borja New Owner as of 8/27/18: Preferred Property, LLC Matthew Campbell, Manager of LLC 1 Health and Safety Receivership; Complete rehabilitation and compliance of all violations 329-339 N. Glenn (D-3) Allan and Jennifer Foglio New Owner as of 4/5/19: Penn Six General Partners 7 ASET communication with new property owner led to full compliance at property Page 10 ANTI-SLUM ENFORCEMENT TEAM (ASET) Status Report 09/22/2023 321 E. Strother (D-3) Daniel Romo and Maria Romo New Owner as of 12/12/18: Varo-Real Investments, Inc. Diego Espinoza-Martinez, CEO 1 ASET communication with new property owner led to full compliance at property 1504 E. Yale (D-7) Quy Dinh Le, Maryann Mai Bach Le, Ngoc Bich Thi Le 5 Full compliance of 312 violations; Full payment received per Settlement Agreement 2330 E. Ashlan (D-4) 4781 E. Ashlan (D-4) 3320 N. West (D-1) 415, 431, 475 N. Manila (D-5) 424 S. Chestnut (D-7) 423 S. Dearing (D-7) 1115 W. Simpson (D-1) 441 S. Dearing (D-7) 2690 N Weber (D 1) K & K Home, LLC and Secured Asset Fund Corporation; Khoa Le, Manager of LLC and CEO of Corporation 194 ASET communication with new property owner resulted in voluntary compliance at multiple properties 2060 and 2064 S. Maple (D-5) JHS Family Limited Partnership, JCH Family Limited Partnership, and DBH Family Limited Partnership General Partner: J&V Properties, Inc. John Hovannisian, CEO 38 ASET communication with property owner led to voluntary compliance at property 760 N. Barton (D-7) Ai Huang 3 ASET communication with property owner led to voluntary compliance at property 4538 E. Hamilton (D-5) Paul E. Moen, Trustee of Paul E. Moen Living Trust; Dale E. and Vangi K. Kirkpatrick, Trustees of the Dale E. and Vangi K. Kirkpatrick Family Trust 28 Full compliance of 2,315 violations; Full payment received per Settlement Agreement 345 S. Chestnut (D-7) 4820 E. Laurel Central Community Development Center; Donald Lockhart, CEO 7 Final Judgment and Permanent Injunction obtained 2248-2266 W. Princeton (D-1) Sanh X. Le and Marilyn M. Ly, Co- Trustees of the Le Family Living Trust 22 Full compliance of 1,651 violations achieved at property; Full payment received per Settlement Agreement 6540 N. Winery (D-6) Brian H. Rosene 1 Health and Safety Receivership; Complete rehabilitation 1367 E. San Ramon (D-4) Brian H. Rosene; John and Leona Tosatto 4 Health and Safety Receivership; Complete rehabilitation 4853 E. University (D-4) Ronald D. Mullins and Olga E. Mullins 5 Health and Safety Receivership; Complete rehabilitation and compliance of 129 violations 611 N. Van Ness (D-7) JJM Investment Property Fresno, LLC; Jenifer Mandella, Manager of LLC 14 Full compliance achieved at property; Full payment received per Settlement Agreement 619 N. Van Ness (D-1) JJM Investment Property Fresno LLC; Jenifer Mandella, Manager of LLC 5 Full compliance achieved at property; Full payment received per Settlement Agreement 4132 E. El Monte Way (D-5) Jasjit Kaur Khela and Baldev Singh Khela 1 Full compliance achieved at property; Full payment of citation 36 E. Saginaw Way (D-1) WITR, LLC and Brad J. Hardie 9 Voluntary compliance and rehabilitation of property undertaken by new owner pursuant to ASET involvement Page 11 ANTI-SLUM ENFORCEMENT TEAM (ASET) Status Report 09/22/2023 4811 E. Geary (D-5) Wells Fargo Bank, N.A. 1 Voluntary compliance and rehabilitation of property undertaken by new owner pursuant to ASET involvement 358 and 360 N. Roosevelt (D-3) BDHOV, LP and LEHOV, LP; David B. Hovannisian, General Partner 8 Full compliance achieved at property; Full payment of citation 4242 E. Olive (D-7) BDHOV, LP and LEHOV, LP; David B. Hovannisian, General Partner 12 Rehabilitation complete; Full compliance of 548 violations 1464 E. Patterson (D-3) BDHOV, LP and LEHOV, LP; David B. Hovannisian, General Partner 13 All permits finaled; Full compliance achieved at property 1450 N. Archie (D-7) Brian H. Rosene and Randy L. Cunningham 1 Demolition completed; Judgment for Fees and Costs granted 4538-4550 E. Olive (D-7) Guadalupe Fernandez 6 Health and Safety Receivership; Complete rehab and compliance of 112 violations 1131 N. Jackson (D-7) Guadalupe Fernandez 7 Health and Safety Receivership; Complete rehab and compliance of 113 violations 334 N. Roosevelt (D-3) Rosalio M. Avila 4 Full compliance of 24 violations 2307 N. Maroa (D-1) Catherine D. Senner 1 Full compliance of 20 violations; Full payment received per Settlement Agreement Hotel California (D-1) 530 N. Weber Venu Sharma 52 Full compliance of 215 violations; Full payment received per Settlement Agreement 2748 N. Weber (D-1) Sunny and Cecilia Chan 54 Full compliance of 1,043 violations; Full payment received per Settlement Agreement 2061/2075 S. Hayston (D-5) Sunny and Cecilia Chan 34 Full compliance of 648 violations; Full payment received per Settlement Agreement 2005 W. Shields (D-1) Lynn B. Sayavong 6 Full compliance of 165 violations; Full payment received [below items include actions of STOPP team prior to creation of ASET] Summerset Village (D-7) 2103 N. Angus Chris Henry 220 Full compliance of 1,450 violations; Settlement payment approved 255 N. Diamond (D-3) Luis Santos 4 Full compliance of 61 violations 5239 E. Huntington (D-7) New Ownership 60 Full compliance of 291 violations 474 N. Glenn (D-3) New Ownership 8 Full compliance of 37 violations Page 12 City Attorney’s Office October 5, 2023 Memorandum of Understanding with the Office of the Attorney General. Partnership allows CAPP Team to undertake efficient enforcement actions against illegal land uses that constitute public nuisances. CAPP will enforce all laws related to illegal commercial cannabis activity, including retail and cultivation. Temporary Night Team launched August 17, 2023, consisting of two senior inspectors. They are conducting city-wide enforcement of a range of cases, including sidewalk and mobile vending. They also enforce the Tower District Sidewalk Vending Pilot Program, effective August 1, 2023. As of September 18, the team has issued 12 written warnings and 13 citations to sidewalk vendors. They have issued 4 citations to mobile vendors. Sidewalk Vendor dripping grease on ground. Mobile Vendor with no permit. Seven Council District Teams Blighted Vacant Building Team Blackstone Corridor District Team Case Numbers (as of September 21, 2023): District 1 – 206 cases District 2 – 137 cases District 3 – 353 cases District 4 – 133 cases District 5 – 207 cases District 6 – 94 cases District 7 – 231 cases Total: 1361 Cases 0 50 100 150 200 250 300 350 400 D1 D2 D3 D4 D5 D 6 D7 Cases currently open Sept 2023 From July through September 2023, the District teams closed the following amounts of cases: District 1 – 346 cases District 2 – 268 cases District 3 – 384 cases District 4 – 252 cases District 5 – 197 cases District 6 – 195 cases District 7 – 273 cases Total: 1915 Cases Commercial Vacant Building Ordinance 3152 N Millbrook (District 4): the team worked with the owner to take control of a longstanding problem, and the property was demolished. Before After Universal Meditech Lab 1320 E Fortune When any Code Enforcement personnel discovers or comes across suspected hazardous materials, all proper authorities shall be notified (i.e., Fresno Fire Hazardous Materials Response Team, PD, County and State Health Department Officials, and relevant federal agencies). In addition, notify your supervisor who will take this up the chain to the City Attorney and City Manager. The School Area Team provides pro-active code enforcement around schools. Since the last quarterly report, the SAT has completed inspections and outreach in the following nine school areas: Turner (D7), Bullard Talent (D2; D1), Viking (D4), Slater (D1), McCardle (D6), Fort Washington/Clovis West (D6), Lincoln/Kastner (D6), Maple Creek (D6), and Mountain View (D6). A small number of cases in these areas will continue as they require additional time and effort to reach compliance. SAT enforcement and outreach is now underway in the following four school areas: Hidalgo (D7), Addams (D3), Greenberg (D5), and Webster (D7). 1 2 3 4 5 7 6 12 11 10 89 13 14 15 17 16 18 19 20 21 22 23 24 25 2627 28 29 30 31 33 32 City of Fresno School Legend February 2020 to Present 34 35 36 37 38 39 4041 1.Fort Miller Middle 2.Pyle Elementary 3.Olmos Elementary 4.Wilson Elementary 5.Lincoln Elementary 6.Frank Lane Elementary 7.Rowell Elementary 8.Ericson & Norseman Elementary 9.Homan Elementary 10.Susan B. Anthony Elementary 11.Calwa Elementary 12.Mayfair Elementary 13.Jackson Elementary 14.Pinedale Elementary 15.West Fresno Elementary & Middle 16.Teague Elementary 17.Harvest Elementary & Glacier Middle 18.Sunset Elementary 19.Thomas Elementary 20.Muir Elementary 21.Balderas Elementary 22.Fremont Elementary 23.Burroughs Elementary 24.Centennial Elementary 25.Aynesworth Elementary 26.Addicott Elementary & Scandinavian Middle 27.Roeding & Williams Elementary 28.Storey Elementary 29.Eaton Elementary & Ahwahnee Middle 30.Wolters Elementary 31.Holland Elementary 32.Yokomi Elementary 33.Figarden Elementary 34.Tilley Elementary 35.Steinbeck Elementary & Central East High 36.McKinley Elementary & El Capitan Middle 37.Saroyan Elementary 38.Columbia Elementary 39.Vang Pao Elementary & Sequoia Middle 40.Wishon Elementary & McLane High 41.Heaton Elementary 42.Leavenworth Elementary 43.Jefferson Elementary 44.Winchell Elementary 45.Ayer Elementary & Sunnyside High 46.Turner Elementary 47.Bullard Talent 48.Viking Elementary 49.Slater Elementary 50.McCardle Elementary 51.Fort Washington Elementary & Clovis West High 52.Lincoln Elementary & Kastner Middle 53.Maple Creek Elementary 54.Mountain View Elementary 55.Hidalgo Elementary 56.Webster Elementary 57.Greenberg Elementary 58.Addams Elementary 4 6 4 7 4 8 4 9 50 51 52 53 54 55 56 57 58 1526 E Home (Heaton Neighborhood – District 1) Substandard housing – deteriorated exterior and multiple interior violations. Before After 6265 N Callisch (McCardle Neighborhood – District 6) Overgrown landscaping obstructing sidewalk. Before After Abatement Team ◦Completed 244 abatements, including board-ups, tall grass/weed abatements, and junk/rubbish clean-ups. Before After 3054 N El Capitan (District 1) Abatement Team – 4942 E Oslin (District 7) Before After Abatement Team – 933 S Willow (District 5) Before After Demolition Team -Demolitions Completed -1 directly by the City -6 completed by property owners with Code Enforcement oversight and motivation -Demolitions in Progress -6 demolitions are in progress -6 demolition applications are in progress -7 rehabilitations by owner in lieu of demolition are in progress -9 applications for rehabilitation by owner in lieu of demolition are in progress Demolition by Property Owner – 1220 N Abby (District 7) Before After Demolition by Property Owner – 1104 W North (District 3) Before After Demolition by Property Owner – 5689 E Kings Canyon (District 5) Before After Tire Team ◦Collected over 5,000 tires this quarter ◦Conducted 120 waste tire facility inspections this year ◦Upcoming Waste Tire Amnesty Event: October 7, 2023, at 5015 E Olive, Mennonite Community Church parking lot Illegal Dumping Team ◦Issued 116 citations since last Code Report ◦17 covert camera units are in use to combat illegal dumping and address complaints received from residents and businesses. Quarterly assessment hearings Most recently, these were held on August 29 and 30, 2023, and a total of $175,461,81 was assessed from 182 cases. Will request amounts be forwarded to the Fresno County Tax Assessors Office to be added to property tax. ASET and Reactive ◦ASET currently has 18 open cases with properties containing 321 rental units. ◦Since the last report, the Reactive Unit has opened 540 cases, closed 437 cases, and has 383 active cases. Before This property is a two-story complex with eight units. The initial inspection of the entire complex occurred on January 25, 2023, and 137 violations were found. All violations have been cleared, except repairs needed for the fire-damaged garages. After Before After Before This is a two-story complex with ten units. The initial inspection of the entire complex occurred on July 5, 2023, and 145 violations were found. To date, approximately 85% of the violations have been cleared. After Before After Before After This property is a one-story building consisting of four units. This case began in 2019, and the property owner was not diligent in repairing the property. The City was beginning the process to seek the appointment of a Receiver. However, in March 2023, the property sold, and the current owner has cleared most violations. Proactive Inspections ◦Currently, there are 87,965 individual rental units registered in the Rental Housing Registry, which are located at 30,787 registered rental properties. ◦Since the inception of the program, over 18,366 Baseline Health & Safety and Compliance Re- inspections have been performed. From May 1, 2023, to present, 8 complaint-based inspections have been completed, 10 cases have been closed, and 32 cases are currently active. In the same time period, the team has completed two maintenance inspections with a total of 421 spaces and is scheduled to inspect a third park with 119 spaces before the end of the year. Improper storage near utilities Before After Before After Improper storage. The legal team focuses on: inspection/abatement warrants; petitioning the court for receivership; research memoranda, ordinances, and resolutions on Code Enforcement related topics; representing multiple departments at administrative hearings; and the Eviction Protection Program. Since May 1, 2023: ◦28 inspection and/or abatement warrants ◦Successfully petitioned the court to appoint a receiver on 2 properties ◦Represented the City at 8 administrative hearings. Any questions? City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1426 Agenda Date:10/5/2023 Agenda #: 5.-A. CLOSED SESSION ITEM October 5, 2023 SUBJECT CONFERENCE WITH LEGAL COUNSEL-EXISTING LITIGATION Government Code Section 54956.9, subdivision (d)(1) Sharon Jackson v. City of Fresno; Fresno Superior Court Case No.: 20CECG03206 City of Fresno Printed on 10/16/2023Page 1 of 1 powered by Legistar™ 10/5/2023 DISCUSSED NO OPEN SESSION ANNOUNCEMENTS City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1406 Agenda Date:10/5/2023 Agenda #: 5.-B. CLOSED SESSION ITEM SUBJECT CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION Government Code Section 54956.9, subdivision (d)(4): 1 potential case City of Fresno Printed on 9/29/2023Page 1 of 1 powered by Legistar™ 10/5/2023 REMOVED BY STAFF City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1453 Agenda Date:10/5/2023 Agenda #: 5.-C. CLOSED SESSION ITEM SUBJECT CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION Government Code Section 54956.9, subdivision (d)(4): 1 potential case City of Fresno Printed on 10/16/2023Page 1 of 1 powered by Legistar™ 10/5/2023 DISCUSSED NO OPEN SESSION ANNOUNCEMENTS City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1457 Agenda Date:10/5/2023 Agenda #: 5.-D. CLOSED SESSION ITEM SUBJECT CONFERENCE WITH LEGAL COUNSEL - ANTICIPATED LITIGATION Government Code Section 54956.9, subdivision (d)(4): 1 potential case. City of Fresno Printed on 10/16/2023Page 1 of 1 powered by Legistar™ 10/5/2023 DISCUSSED NO OPEN SESSION ANNOUNCEMENTS City of Fresno Staff Report 2600 Fresno Street Fresno, CA 93721 www.fresno.gov File #:ID 23-1445 Agenda Date:10/5/2023 Agenda #: 5.-E. CLOSED SESSION ITEM SUBJECT PUBLIC EMPLOYEE PERFORMANCE EVALUATION 1. Government Code Section 54957(b): consider the appointment, employment, evaluation of performance, discipline, or dismissal of a public employee. Title: City Attorney 2. Government Code Section 54957.6: conference with labor negotiator. City Negotiator: Council President Tyler Maxwell. Unrepresented Employee: City Attorney City of Fresno Printed on 10/16/2023Page 1 of 1 powered by Legistar™ 10/5/2023 DISCUSSED NO OPEN SESSION ANNOUNCEMENTS