VISTA AZUL- APPROVED 20 LOT TENTATIVE MAP

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1 Expansive Views Entitlements for 20 Residential Lots Previously Graded Entitled for 14 Detached Lots, 6 Townhome Units DOWNTOWN SAN DIEGO ASKING PRICE: $1,395,000 - OFFERS DUE JULY 14, 2017 Monterey Heights Elementary School LEMON GROVE AVE Lemon Grove Middle School BROADWAY Lemon Grove Park MT VERNON ST Mt. Vernon Elementary School Liberty Charter High School PALM ST SUBJECT PROPERTY CAMINO DE LAS PALMAS PALM ST TROY ST

2 PAGE CONTENT 3 AERIALS 7 LOCATION MAP 8 PHOTOS 9 PROPERTY INFO 10 DOCUMENT LINKS 11 IMPROVEMENT COSTS 12 IMPACT FEES 13 TENTATIVE MAP 14 PARCEL MAP 15 MARKET INFORMATION & PRICING ANALYSIS PALM ST PALM ST TROY ST No warranty or representation is made to the accuracy of the foregoing information. Terms of sale, lease and availability are subject to change or withdrawal without notice. 2

3 AERIALS CAMINO DE LAS PALMAS TROY ST SUBJECT PROPERTY PALM ST PALM ST 3

4 AERIALS TROY ST PALM ST SUBJECT PROPERTY 4

5 AERIALS SAN DIEGO Avondale Elementary School Mt. Miguel High School CAMINO DE LAS PALMAS Liberty Charter High School Mt Vernon Elementary School PALM ST PALM ST SUBJECT PROPERTY SWEETWATER RD TROY ST 5

6 AERIALS Lake Murray SUBJECT PROPERTY TROY ST SWEETWATER RD PALM ST PALM ST 6

7 LOCATION MAP NORMAL HEIGHTS Mission Trails Regional Park LA MESA EL CAJON NORTH PARK LEMON GROVE SUBJECT PROPERTY Lincoln St Golden Ave Crane St SUBJECT PROPERTY Troy St Palm St Palm St Valencia St Camino De Las Palmas Sweetwater Rd 7

8 PROPERTY PHOTOS 8

9 PROPERTY INFO Location: Located on the southwest corner of Palm Street and Camino de las Palmas in Lemon Grove. Approximately.1 of a mile west of Interstate 125 and less than a mile south of Interstate 94, this site will provide commuters with quick, convenient access to all of San Diego County. Only 10.5 miles from downtown San Diego. Jurisdiction: County of San Diego City of Lemon Grove APN #: Acreage: Topography: Zoning: 2.06 Acres Generally Flat RM (Residential Medium Density) General Plan: Density: Lot Coverage: 24% Lot Size: RLM (Residential Low Medium) 9.71 DU/Ac 1,330 SF to 11,237 SF Average Price Per Home: Approximately $540,188 Impact Fees: Approximately $27,468 per lot (includes a 5% contingency) Site Improvements: $78,296 per lot with 10% contingency (includes a 10% contingency) School District: Lemon Grove School District Lemon Grove Elementary Lemon Grove Middle School Monterey Heights High School Services: Water Helix Water District Sewer Lemon Grove Sanitation Dist. Gas/Electricity SDG&E Fire Heartland Fire Dept. Police Lemon Grove Police-Sheriffs Dept. Asking Price: $1,395,000 - OFFERS DUE JULY 14,

10 DOCUMENT LINKS CLICK TO VIEW DOCUMENT LINKS ACOUSTICAL REPORT PHASE I ENVIRONMENTAL SITE ASSESSMENT CONCEPT LANDSCAPE PLANS PRELIMINARY GRADING PLAN CONCEPT SITE PLAN, ELEVATIONS & FLOOR PLANS PRELIMINARY GRADING PLAN PG 2 CONDITIONS OF APPROVAL PRELIMINARY TITLE REPORT GEOTECHNICAL REPORT SIMULATED HYDRANT FLOW TEST GEOTECHNICAL UPDATE LETTER SITE DEVELOPMENT FEES AND PERMITS LANDSCAPE COSTS ESTIMATES TENTATIVE MAP & PRELIMINARY GRADING PLAN LIMITED PHASE II ENVIRONMENTAL SOIL EVALUATION VISTA AZUL PRICING ANALYSIS NOTICE OF DETERMINATION VISTA AZUL TRIP GENERATION ANALYSIS 10

11 IMPROVEMENT COSTS Vista Azul Site Development Estimates Site Development Description Estimated Cost Per Unit Cost Erosion Control 21,919 1,096 Grading and Site Prep 147,955 7,398 Dirt Export/Import 49,875 2,494 Storm Drain 22,505 1,125 Brow Ditch 19, Sewer 86,604 4,330 Concrete Staircase 4, Water 95,673 4,784 Curb Gutter 31,242 1,562 Sidewalk/Drive Approach 19, Paving 32,690 1,635 Dry Utilities/Joint Trench 68,900 3,445 Street Lights 4, Signs/Striping 1, Bioretention 74,000 3,700 Common Area Landscaping 230,963 11,548 Sound Wall 32,310 1,616 Retaining Walls 95,675 4,784 Segmented Walls 43,545 2,177 SDG&E Conversion 341,250 17,063 Subtotal Before Contingency 1,423,561 71,178 10% Site Development Contingency 142,356 7,118 Total Site Development 1,565,917 78,296 11

12 IMPACT FEES Vista Azul-Lemon Grove, CA Fee Estimate Fees & Permits Estimated Cost Per Unit Cost City/County Inspection Fees 25,000 1,250 City/County Final Map Fees 5, RTCIP Fee 47,140 2,357 Utility Deposits 55,700 2,785 Utility Reimbursements (49,800) (2,490) Park Fee 18, Sewer Connection Fees 20,000 1,000 Water Connection Fees 136,840 6,842 SDCWA Fee 99,260 4, Inch Irrigation Meter 37,695 1,885 School Fees 128,362 6,418 Subtotal Before Contingency 523,197 26,160 5% Contingency 26,160 1,308 Total Fees 549,357 27,468 12

13 TENTATIVE MAP 13

14 PARCEL MAP 14

15 MARKET INFORMATION & PRICING ANALYSIS Project Name Builder Name City Master Plan Open Date Product Type Typical Lot Size Unit Size Min Unit Size Max MinPrice MaxPrice Min $/SF Max $/SF Total Units Planned Total Units Sold Total Remaining Park Avenue Row Homes DP Homes El Cajon - 11/12/2016 Attached $ 442,900 $ 469,900 $ $ Magnolia Trails KB Home El Cajon - 12/9/2015 Detached $ 577,634 $ 599,990 $ $ Mary Street Homes DP Homes El Cajon - 10/22/2016 Detached $ 459,900 $ 509,900 $ $ Boulder Point KB Home Lakeside - 5/9/2015 Attached $ 420,990 $ 505,131 $ $ Ridgeline KB Home Lakeside - 5/30/2015 Detached $ 546,825 $ 589,990 $ $ Prospect Fields KB Home Santee - 6/1/2017 Detached $ 616,490 $ 646,990 $ $ River Village KB Home Santee - 2/23/2017 Detached $ 712,990 $ 743,990 $ $

16 Vista Azul Preliminary Pricing Analysis ANTICIPATED RETAIL SALES SUMMARY Revenue By Phase Phase 1 5,821,873 Phase 2 4,981,879 Total Gross Revenue 10,803,752 Average Price Per Home 540,188 Prepared by CADO Real Estate Group January 6, 2017

17 VISTA AZUL PRICING/REVENUE MODELING Market Pricing Today Market Introduction Phase 1 Phase 2 - Remaining Lots Assumes a 2.5% Appreciation Lots 7-17 Assumes Additional 2.5% Increase PLAN # SQUARE PRICE / PRICING REVENUE PRICING REVENUE PRICING REVENUE PRICING REVENUE FEET SQ. FT. 1/6/2017 BY PLAN 6/1/2017 BY PLAN 6/1/2017 BY PLAN 1/1/2018 BY PLAN 1 2 1, , , ,398 1,024, , ,207 1,050, , ,900 2,759, ,398 2,828, ,398 1,885, , , , ,900 6,238, ,898 6,394, ,898 3,730, ,220 2,731,100 Base Sales Rev 9,998,000 10,247,950 5,615,873 4,747,879 Premiums 240, ,000 96, ,000 Upgrades (excluding flooring) 200, , ,000 90,000 Gross Sales Revenue 10,438,000 10,687,950 5,821,873 4,981,879 Average Sales Price/Home 521, , , ,542 SUMMARY Revenue By Phase Phase 1 5,821,873 Phase 2 4,981,879 Total Gross Revenue 10,803,752 Average Price Per Home 540,188 Model Assumptions Homes introduced to market in approximately 1 Year Period 5% Annual price appreciation in housing market No appreciation given for upgrades and premiums Marketed in 2 Phases Project sold and closed out in 1 year CADO Real Estate Group Updated January 6, 2017

18 Exhibit 1 PRELIMINARY PRICING VISTA AZUL PRELIMINARY PRICING FOR VISTA AZUL COMMUNITY NAME PLAN BEDRM BATH STORIES GARAGE ATT/ SQUARE PRICE / BASE QUANTITY SALES DET FEET SQ. FT. PRICE REV VISTA AZUL DET 1, , ,800 VISTA AZUL ATT 1, , ,759,400 VISTA AZUL DET 2, , ,238,800 NOTES VALENCIA HILLS DET 1, ,241 COE 4/14/2016 VALENCIA HILLS DET 1, ,100 COE 4/19/2016 VALENCIA HILLS DET 2, ,780 COE 1/13/2016 VALENCIA HILLS DET 2, ,010 COE 4/20/2016 VALENCIA HILLS DET 2, ,480 COE 4/13/2016 VALENCIA HILLS DET 2, ,000 COE 8/31/2016 MESA RIDGE DET 1, ,000 COE 9/22/2016 MESA RIDGE DET 2, ,000 COE 7/8/2016 MESA RIDGE DET 2, ,000 COE 6/20/2016 MESA RIDGE DET 2, ,000 COE 6/6/2016 MESA RIDGE DET 2, ,000 COE 8/31/2016 MESA RIDGE DET 2, ,000 COE 7/11/2016 MESA DEL SOL DET 2, ,500 COE 1/21/2015 MESA DEL SOL DET 2, ,000 COE 5/18/2015 MESA DEL SOL DET 2, ,100 COE 4/17/2015 MESA DEL SOL DET 2, ,000 COE 7/9/2015 MESA DEL SOL DET 2, ,000 COE 10/14/2016 BASE SALES REVENUE WITH PRICING ASSUMPTIONS BASED MARKET PRICING TODAY 9,998,000 AVERAGE BASE SALES PRICE* 499,900 * all figures represent initial base prices without lot premiums or upgrades based on introduction to the market today CADO Real Estate Group Updated January 6, 2017

19 Exhibit 2 COMPARISON OF PRICES OF SELECT NEW HOMES $660,000 $640,000 $620,000 $600,000 $580,000 $560,000 Sales Price $540,000 $520,000 $500,000 $480,000 $460,000 $440,000 $420,000 $400,000 1,700 1,800 1,900 2,000 2,100 2,200 2,300 2,400 Unit Size (Sq.Ft.) VISTA AZUL VALENCIA HILLS MESA RIDGE CADO Real Estate Group Updated January 6, 2017

20 Exhibit 3 COMPARISON OF PRICES WITH SURROUNDING NEWER RESALE $730,000 $705,000 $680,000 $655,000 $630,000 $605,000 Sales Price $580,000 $555,000 $530,000 $505,000 $480,000 $455,000 $430,000 $405,000 $380,000 1,500 1,600 1,700 1,800 1,900 2,000 2,100 2,200 2,300 2,400 2,500 2,600 2,700 Unit Size (Sq.Ft.) VISTA AZUL MESA DEL SOL RESALE CLOSED DET LEMON GROVE: Median Size: 1,832 Sq.Ft. Median Sold Price: $435,000 Median $/SF: $245 Median Year Built: 2014 Median DOM: 26 Number of Listings: 11 CLOSED DET LA MESA: Median Size: 1,896 Sq.Ft. Median Sold Price: $582,500 Median $/SF: $272 Median Year Built: 2004 Median DOM: 19 Number of Listings: 9 CLOSED DET SPRING VALLEY: Median Size: 2,318 Sq.Ft. Median Sold Price: $525,000 Median $/SF: $226 Median Year Built: 2001 Median DOM: 15 Number of Listings: 7 CADO Real Estate Group Updated January 6, 2017

21 Exhibit 4 CLOSED RESALES Lemon Grove Sold in the Last 2 Years Built Since 2000 STREET ADDRESS BED BATH UNIT SIZE SOLD PRICE SOLD $/SF DAYS ON MARKET YEAR BUILT COE 6420 Blue Ash Dr 4 3 1,611 $403,000 $ /27/ Shirley Ln ,600 $412,000 $ /20/ SANDY BEV LANE 4 3 1,720 $420,000 $ /7/ Hibiscus 4 3 1,884 $417,000 $ /19/ Drexel Dr 3 3 1,700 $435,000 $ /30/ Casa Ln ,735 $425,000 $ /11/ Orange Place 4 3 2,067 $465,000 $ /19/ San Miguel 3 3 1,832 $455,000 $ /23/ Mary Pat Ln ,053 $460,000 $ /14/ Harris 6 3 2,116 $500,000 $ /5/ Broadway Ave 4 3 2,220 $561,500 $ /6/2016 UNIT SIZE SOLD PRICE SOLD $/SF DAYS ON MARKET YEAR BUILT MEDIAN 1,832 $435,000 $ AVERAGE 1,867 $450,318 $ MINIMUM 1,600 $403,000 $ MAXIMUM 2,220 $561,500 $ CADO Real Estate Group Updated January 6, 2017

22 Exhibit 5 CLOSED RESALES La Mesa South of I-8 Sold in the Last Year Built since 2000 STREET ADDRESS BED BATH UNIT SIZE SOLD PRICE SOLD $/SF DAYS ON MARKET YEAR BUILT COE 4677 Parks Ave 3 3 1,896 $505,000 $ /22/ Massachusetts Avenue ,329 $555,000 $ /20/ Massachusetts Avenue ,890 $505,000 $ /24/ Massachusetts Avenue ,855 $520,000 $ /16/ Highwood Ave 4 3 2,077 $582,500 $ /23/ rd Street 4 3 1,820 $605,500 $ /30/ Parks Ave 4 3 2,260 $595,000 $ /8/ Windsor drive 4 3 1,745 $637,800 $ /29/ Lowell St 4 3 2,307 $627,500 $ /3/2016 UNIT SIZE SOLD PRICE SOLD $/SF DAYS ON MARKET YEAR BUILT MEDIAN 1,896 $582,500 $ AVERAGE 2,020 $570,367 $ MINIMUM 1,745 $505,000 $ MAXIMUM 2,329 $637,800 $ CADO Real Estate Group Updated January 6, 2017

23 Exhibit 6 CLOSED RESALES Spring Valley North of Jamacha Sold in the Last Year Built Since 2000 STREET ADDRESS BED BATH UNIT SIZE SOLD PRICE SOLD $/SF DAYS ON MARKET YEAR BUILT COE 9760 Date 4 3 2,424 $485,000 $ /3/ Pointe 3 3 1,918 $495,000 $ /8/ Ramona Ave 4 3 2,280 $500,000 $ /22/ Fabled Waters 4 4 2,318 $525,000 $ /29/ Ramona Ave 4 3 2,500 $535,000 $ /24/ California Springs 4 3 2,143 $541,000 $ /2/ Fabled Waters Dr 4 3 2,455 $560,000 $ /14/2016 UNIT SIZE SOLD PRICE SOLD $/SF DAYS ON MARKET YEAR BUILT MEDIAN 2,318 $525,000 $ AVERAGE 2,291 $520,143 $ MINIMUM 1,918 $485,000 $ MAXIMUM 2,500 $560,000 $ CADO Real Estate Group Updated January 6, 2017

24 For More Information, Please Contact: CA Lic# CA Lic#

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