BellaSol. Proposed 97 Small-Lot Detached Units ±8.6 Acres. Offers Due: Thursday, May 7 th by 5 p.m. Offering Brochure April 2015

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1 BellaSol Proposed 97 Small-Lot Detached Units ±8.6 Acres French Valley, California Offers Due: Thursday, May 7 th by 5 p.m. Offering Brochure April 2015 Marketing Brochure

2 Contact & Affiliated Businesses LAND ADVISORS ORGANIZATION 100 Spectrum Center Drive, Suite 1400 Irvine, California T (949) F (949) EXCLUSIVELY REPRESENTED BY: R. Jeffrey Spindler Founding Principal x12 CAPITAL SOURCING Landmark Capital Advisors, a Land Advisors company, is a market leader in sourcing debt and equity for residential and commercial transactions. For your capital needs please visit: DATA & ADVISORY Market InSite Real Estate Advisors, a Land Advisors company, provides data and advisory services to clients who buy, sell, and develop residential and mixed-use subdivision land. For your advisory & data needs please visit: *Please note Market InSite Real Estate Advisors has completed a market study for BellaSol which is available upon request. CONNECT WITH US See what s happening on our social sites!

3 Table of Contents Offering Summary Property Highlights 4 Executive Summary 5 Property Overview 6 New Conceptual Site Plan 8 Regional & Local Maps 9 Location 10 Conceptual Elevations 14 Conceptual Floor Plans 15 Conceptual Tot Lot Rendering 20 Tract Map 21 Site Photos 22 Existing Homes 24 Offering Guidelines 25 Finished Lot Definition 26 Due Diligence List 27 Market Analysis New Home Communities 28 Market Study 32 New Home Trends 33 Regional Overview County of Riverside 35 Local Overview French Valley 37 Demographics 38 Brokerage Disclosures 40

4 Property Highlights TEMECULA VALLEY UNIFIED SCHOOL DISTRICT Highest ranking district in the County of Riverside Walking distance to Susan La Vorgna Elementary School EXISTING INFRASTRUCTURE IN PLACE Swimming pool / jacuzzi and BBQ area Street improvements Perimeter landscaping Monument signage Susan La Vorgna Elementary EXISTING ENTITLEMENTS IN PLACE 39 Small-Lot Detached units & 108 Townhome Condominiums MODIFIED ENTITLEMENTS POSSIBLE WITH MINOR APPROVALS 97 Small-Lot Detached units see page 5 GATED COMMUNITY / NEIGHBORHOOD PARK Proposed neighborhood park featuring a tot lot Private gated community FAVORABLE CFD TAX RATE Should approximate ±1.5% NO COMPETITION ON SIMILAR SMALL LOTS IN FRENCH VALLEY Meritage Homes, Beazer Homes, and KB Home all on 6,000+ square foot lots

5 Offering Summary Executive Summary BellaSol ( Property ) is a ±8.6 acre residential community located in the Unincorporated Area of Temecula (French Valley), California. BellaSol has a recorded final map for its previous entitlements inclusive of 39 small-lot detached units and 108 townhome condominiums. The current owner, completed and sold 8 standing attached and 2 standing detached units. The existing entitlements are still valid, however, the owner has prepared a new conceptual plan consisting of 97 small-lot detached units that will need county approval (see page 6 for further detail). The Property has a community pool facility already established and the land improvements are already in place including streets, gutters, and wet utilities. The Property is conveniently situated along Highway 79, which provides further access to the Interstate 15. The designated elementary school is walking distance from the Property and residents will be within 1 mile from a grocery and drug store, coffee shop, restaurants, banking services, and retail stores. The Temecula Valley Unified School District (the highest ranking school district in Riverside County) will serve future residents. Capistrano Susan La Vorgna Elementary 5 BellaSol French Valley, CA

6 Offering Summary Property Overview ENTITLEMENT STATUS BellaSol has Final Map No recorded for the previous entitlements (39 small-lot detached units and 108 townhome condominiums). If the Buyer elects to proceed with the new 97 unit plan, a submittal package of the Application for Subdivision and Development Amendment to Final Map needs to include the following: 1) Final Development Site Plan 2) Wall & Fence Plan 3) Architectural Elevations & Floor Plans of homes to be built on site. 4) Landscape Plan (conceptual only) 5) No water quality issues will need to be addressed as the site is grandfathered under existing requirements. 6) Photos or Architectural Elevations & Floor Plans of existing homes built by Barratt American (previous builder on site). PROPERTY CONDITION Property improvements are currently finished with streets, gutters, and wet utilities in place. UTILITIES Water: Eastern Municipal Water District Electric: Southern California Edison Gas: The Gas Company TOPOGRAPHY BellaSol is generally flat. COST TO COMPLETE The cost to complete is approximately $40,114 per lot. The full cost to complete prepared by Developers Research on March 16, 2015 is available upon request. $/Lot Lot Improvement Indirect Costs $27,367 Lot Improvement Direct Costs 12,784 Lot Improvement Net Cost To Complete $40,114 UNIT MIX Below is the proposed unit mix for 3-story product, along with an alternative unit mix for 2-story product. Unit Mix Mainly 3-Story Product Square Plan Bed Bath Stories Feet Unit Count Plan , Plan 2* , Plan , Plan , Plan , Alternative Unit Mix Mainly 2-Story Product Plan Bed Bath Stories Square Feet Unit Count Plan , Plan 2* , Plan , Plan , Plan , *Plan 2 must be 3-stories in both unit mixes please refer to page 16 for further detail. 6 BellaSol French Valley, CA

7 Offering Summary Property Overview SCHOOLS Temecula Valley Unified School District Susan La Vorgna Elementary School (K-5) Algarve Ave Winchester, CA State Rank: 8 API: 873 Bella Vista Middle School (7-8) Browning Street, Murrieta, CA State Rank: 9 API: 872 Temecula Valley High School (9-12) Rancho Vista Road, Temecula, CA State Rank: 8 API: 823 The State Rank is determined by a school's API Score in comparison to all other schools in California. (1 is the worst, 10 is the best). An equal number of schools occupy each rank. This rank comes from the 2013 California Academic Performance Index (API) Base report. The API Score is a number between 200 and 1000 that reflects a school s or school district s performance on statewide student assessments. HOMEOWNERS ASSOCATION Pursuant to the Seller, the HOA is anticipated to be $175 per month at build out for the 97 units. Currently, the existing 10 homes pay $150 per month, while the owner is paying an additional $100 a month to subsidize the HOA. BOND STATUS Performance Bonds - According to the Seller, there are no performance bonds outstanding. D.R.E. Bonds Amount Use & Maintenance Bond Phase 1 $100,133 Completion Bond Phase 2 66,600 Subsidy Bond Phase 1 5,124 Subsidy Bond Phase 2 7,320 Total $179,177 BELLASOL Susan La Vorgna Elementary CFD AND TAX INFORMATION BellaSol is within Community Facilities District No of the Temecula Valley Unified School District (CFD No ) and subject to a Notice of Special Tax Lien for CFD No When using the square footage mix and the pricing assumptions utilized in the Market Study provided by Market InSite Real Estate Advisors (see page 29), the tax rate for BellaSol should be approximately 1.5%. Temecula Valley High Bella Vista Middle DISTANCE TO SCHOOLS MILES Susan La Vorgna Elementary 0.5 Bella Vista Middle School 5.0 Temecula Valley High School 10.0 Land Use Classification Type of Development Residential Dwelling Unit Residential Dwelling Unit Residential Dwelling Unit Residential Dwelling Unit Residential Dwelling Unit Residential Dwelling Unit Residential Dwelling Unit Building Sq. Footage Equal to or Greater Than Building Sq. Footage Less Than Annual Max Special Tax- Developed Property NA 1,150 $ per DU 1,150 1,300 $ per DU 1,300 1,500 $1, per DU 1,500 1,700 $1, per DU 1,700 1,850 $1, per DU 1,850 2,050 $1, per DU 2,050 NA $1, per DU 7 BellaSol French Valley, CA

8 Offering Summary New Conceptual Site Plan 8 BellaSol French Valley, CA

9 Offering Summary Regional & Local Maps REGIONAL MAP BELLASOL LOCAL MAP BELLASOL 9 BellaSol French Valley, CA

10 Offering Summary Location Mahogany Hills Spencers Crossing Heritage Ranch VICINITY MAP Sweetwater Ranch Morningstar Ranch BELLASOL Capistrano Susan La Vorgna Elementary Wildomar Menifee BELLASOL TERRAIN MAP Murrieta French Valley Temecula 10 BellaSol French Valley, CA

11 Offering Summary Location BellSol s desirable location within the Temecula Sphere of Influence gives future residents the luxury of Temecula s abundance amenities close by. With a population of over 100,000, the City of Temecula is commonly considered the anchor of the Inland Empire. Because the city is close to both San Diego and Orange County (60 miles), Temecula has become very attractive to families seeking affordable housing, great schools, and abundant amenities. Also known as Southern California s wine country, the Temecula Valley offers award-winning wine tastings, winery tours, and various winery events. Winery restaurants, intimate bed and breakfast inns, resorts, gift shops, and beautiful picnic grounds are also available throughout the valley. With nine superb golf courses in the area, famous wineries, and the popular Pechanga Resort & Casino, activities are endless for tourists or locals to enjoy. The Property is located near several to dining, shops, and entertainment locations. Approximately 4 miles from the Property if the beautiful Golf Club at Rancho California (SCGA Golf Course) known as one of the finest competitive venues in golf. Also, 5 miles from the Property is the Rancho Temecula Town Center, a prime grocery and pharmacy-anchored shopping center, complemented by a various group of restaurants and service providers such as Henry's Farmers Market, Rite-Aid Drugs, LA Fitness, Bev-Mo, Bruegger's Bagels, First Bank, and Starbucks. The Promenade at Temecula is approximately 6 miles from the Property which has a Macy s and JC Penney, as well as other department stores, offering a one-stop shopping experience for banking services, grocery/drug stores, restaurants, and more. The Temecula Town Center, a single level community open-air shopping center with over 64 specialty stores, is just 8 miles from the Property. The Center is anchored by 24-Hour Fitness, CVS, Chase Bank, Home Goods, Paul Mitchell Academy, Target, and Vons. TEMECULA VALLEY THE GOLF CLUB AT RANCHO CALIFORNIA THE PROMENADE AT TEMECULA 11 BellaSol French Valley, CA

12 Offering Summary Location RETAIL MAP BELLASOL 12 BellaSol French Valley, CA

13 Offering Summary Location Schools BELLASOL 1 1. Susan La Vorgna Elemtary 2. Bella Vista Middle School 3. Temecula Valley High 4. San Joaquin Valley College 5. Mount San Jacinto College 1 Transportation 1. French Valley Airport Hospitals Rancho Springs Medical Center 2. Temecula Valley Hospital Shopping 1. French Valley Village Center 2. Murrieta Town Center 3. Rancho Temecula Town Center 4. Promenade Temecula 5. Palm Plaza Shopping Center 6. Temecula Town Center * * Recreation 1. The Golf Club at Rancho California 2. Temeku Hills Golf Club 3. Crosscreek Golf Club 4. Santa Rosa Plateau Entertainment / Culture 1. Veteran s Memorial at the Duck Pond 2. Wings & Rotors Air Museum 3. Pechanga Resort & Casino Old Town Temecula Temecula Valley Museum Pennypickle s Workshop The Merc Gallery Old Town Temecula Community Theater Old Temecula Jail Vineyards & Wineries Temecula wine country begins at the map point with Hart Winery, and continues down Rancho California Road to Callaway Vineyard & Winery, Thornton Winery, Baily Vineyard & Winery, Churon Winery, Miramonte Winery, Mount Palomar Winery, Maurice Car rie Winery, and many more. 13 BellaSol French Valley, CA

14 Offering Summary Conceptual Elevations 14 BellaSol French Valley, CA

15 Offering Summary Conceptual Floor Plans A full set of plans are available in the BellaSol Virtual Data Room. 15 BellaSol French Valley, CA

16 Offering Summary Conceptual Floor Plans A full set of plans are available in the BellaSol Virtual Data Room. 16 BellaSol French Valley, CA

17 Offering Summary Conceptual Floor Plans A full set of plans are available in the BellaSol Virtual Data Room. 17 BellaSol French Valley, CA

18 Offering Summary Conceptual Floor Plans A full set of plans are available in the BellaSol Virtual Data Room. 18 BellaSol French Valley, CA

19 Offering Summary Conceptual Floor Plans 19 BellaSol French Valley, CA

20 Offering Summary Conceptual Tot Lot Rendering 20 BellaSol French Valley, CA

21 Offering Summary Tract Map 21 BellaSol French Valley, CA

22 Offering Summary Site Photos 22 BellaSol French Valley, CA

23 Offering Summary Site Photos 23 BellaSol French Valley, CA

24 Offering Summary Existing Homes 24 BellaSol French Valley, CA

25 Offering Guidelines Offering Instructions ASKING PRICE Submit offer. PURCHASE TERMS The Seller will consider all proposed deal structures. Buyer to submit offer based on an as is value, however, please also provide Seller with your projected finished lot values. The Seller has provided a Finished Lot Definition please refer to the following page. LETTER OF INTENT The Property shall be removed from the market and the Feasibility Period shall commence upon acceptance of a Letter of Intent. DEPOSITS The Initial Deposit shall be equal to five percent (5%) of the anticipated Purchase Price. Said Deposit shall be paid at the Opening of Escrow and shall remain refundable during the Feasibility Period. Upon Buyer s approval of Feasibility, a Second Deposit shall be placed in escrow providing for a total Deposit of ten percent (10%) of the Purchase Price. Upon Buyer s approval of its Feasibility, the Initial and Second Deposit shall be released to Seller and shall be nonrefundable except for Seller s default. FEASIBILITY PERIOD Buyer shall have a Feasibility Period in which to investigate all aspects of the Property, including the physical condition of the Property. The Feasibility Period shall begin upon the acceptance of a Letter of Intent. It is the Seller s intent to have the Feasibility Period expire in 30 days from the acceptance of the Letter of Intent. OFFERS DUE Offers Due by Thursday, May 7 th, 2015 at 5 p.m. Please submit all offers to: Land Advisors Organization Attn: R. Jeffrey Spindler or Kamryn Brugman 100 Spectrum Center Drive, Suite 1400, Irvine, CA Tel: Fax or OFFERS DETAILS Please submit offer in the form of a Letter of Intent. Bids should identify the proposed Buyer, its principals and/or material aspects of its corporate organization. Buyer s submission should include information regarding Buyer s relevant experience and financial wherewithal, and its intended equity and debt sources for consummating the Transaction. Pursuant to S.B. 1171, all offers on real estate in the State of California are required to be accompanied by an executed version of the form on pages Please fill out the form and return it with your offer. Offer Deadline: Select Buyer/Accept LOI: Start Feasibility Period (30 days): Execute PSA: Complete Feasibility Period: Close of Escrow (15 days): All dates above are subject to change. April 2015 Su M Tu W Th F Sa May 2015 May 7 th May 21 st May 21 st May 29 th June 22 nd July 6 th Su M Tu W Th F Sa PROPERTY CONDITION AT CLOSE OF ESCROW The Property will be delivered in as-is condition. CLOSE OF ESCROW The Close of Escrow shall occur on or before 15 days after the expiration of the Feasibility Period. AS-IS SALE: NO REPRESENTATIONS AND WARRANTIES The Property is being sold as-is with no representations or warranties from either the Seller or its Affiliates. Any information provided by Seller of Affiliates is intended to help a Buyer develop an offer to purchase the Property, but Buyer must not rely on anything other than its own due diligence June 2015 Su M Tu W Th F Sa Eblast Announcement Offers Due Buyer Selected/Start Feasibility July 2015 Su M Tu W Th F Sa Execute PSA Feasibility Period Expires Close of Escrow 25 BellaSol French Valley, CA

26 Offering Guidelines Finished Lot Definition A Finished Lot shall include costs up to blue top pad condition and to improve the streets and underground infrastructure within the streets and right of ways including development fees, but not including the house structural building permit and plan check fees, nor any additional lot prep or house connections for ultimate home construction. The following are costs included in our typical lot costs: A. Professional Services including 1. Civil Engineering of final development site plan, lot line adjustment to final map, and revision to improvement plans. 2. Preparation of preliminary architecture, conceptual landscape plan, and fence/wall plan 3. Processing of Amended to Final Map to address changes to site plan. 4. Control for the construction of grading, underground, and street improvements. 5. Final monumentation including survey monuments, property corners, street center line and swing ties. 6. Landscape Architect for street trees and open space lots. Front, side and rear landscaping for individual houses is not included. 7. Soils Engineering for field controls during grading, backbone utility backfill compaction and final reports. This does not include on-lot utility services or foundation tests. 8. Dry utility design bases on site plan changes. B. Fees and Assessments 1. All necessary plan check and inspection fees for in tract improvements (such as grading, sewer, water, streets lot line adjustment, and landscape as required by the Conditions of Approval.) 2. County review fees associated with processing Amendment to Final Map 3. Estimated lot development mitigation and connection fees based on fees in place at time of contract. THIS DOES NOT INCLUDE ANY PROPOSED FEES OR FEE INCREASES. 4. School Fees are based on TVUSD CFD C. Land Clearing and Grading 1. Site clearing, grading and compaction in substantial compliance with precise grade plans (prepared by Builder). 2. Initial erosion control measures at the completion of the grading. 3. Retaining walls added by the builder for the benefit of house lot fit are not included. D. Sewer System 1. Installation of additional private sanitary sewer collection system per the revised plans including service laterals installed to each residential lots' property line closest to the sewer main. E. Water System 1. Installation of additional private water distribution system in accordance with the revised plans. 2. Private house water meters. 3. Landscape water meters (private) F. Street Improvements 1. Installation of any and all required interior streets, striping, curbs and gutters, sidewalks, drive approaches, handicapped ramps, street signs, and street lighting, as required on the revised improvement plans. 2. Repair and Replace of all curb, gutter, and street improvements (not to exceed $750/lot). G. Utilities 1. Installation of any and all utility lines, mains, stub-ins and facilities adequate to service the Lots; electrical conduit (or direct bury) and trenches for installation of natural gas, telephone and cable television transmission. 2. Electric and gas fees and costs are included. 3. Service extensions from the project distribution facilities to the house are not part of the finished lot cost. 4. Deposits that are refundable are credited to the Finished Lot Cost. H. Landscaping and Fences 1. Installation of- greenbelt and parkway landscaping (non-lot fronting backbone streets only), pedestrian pathways, open space, park improvements as shown on the plans (future). 2. Front yard landscaping is not included. 3. Perimeter walls, fences, and gate shown of the plans (future). All other interior fences, walls, side yard fence and gates are to be built by the merchant builder and are NOT part of the finished lot costs. I. Contingency 1. A 10% contingency on hard costs. A 5% contingency on soft costs not including Impact Fees. THE FOLLOWING ITEMS ARE NOT INCLUDED IN FINISHED LOT COSTS 1. Precise grading. 2. Staking of 80 s and 20 s (unless detailed in Cost to Complete budget). 3. Fine Grade certification. 4. Lot spins, re-compaction or pre-saturation (following pad certification). 5. Soil or lot recertification (unless detailed in Cost to Complete budget). 6. Erosion control maintenance beyond 1 year. 7. Spoil dirt and rough and finish pulls. 8. Street cleaning or drag streets. 9. Lot fencing. 10.Basin landscaping. 11.House front, side, rear yard landscaping including irrigation. 12.Any landscaping added at the discretion of the builder (i.e. parkway or perimeter landscaping). 13.HOA costs. 14.Yard Drains 15.Weed abatement or property maintenance costs. 16.Precise Grading Plans 17. Landscape, Wall/Fence, Lighting Plans for Front & Side Yards (Adjacent to Street) 18.Building Architectural Plans 19.Building plan check, permit fees, and inspection fees for the construction of the house. 20. House backflow or dual waste systems. If an item is not included on the cost to finish estimate, it is not a part of our definition of a finished lot cost. 26 BellaSol French Valley, CA

27 Due Diligence Due Diligence List Below is a list of the Due Diligence items available for the Property. Please contact Kamryn Brugman at to request access to the due diligence material in Land Advisors Organization s Virtual Data Room. BellaSol Cost to Complete BellaSol Finished Lot Definition BellaSol Proposed Site Plan KTGY BellaSol Conceptual Floor Plans KTGY BellaSol Front Conceptual Elevations - KTGY BellaSol Sample Tax Bill July 1, 2014 through June 30, 2015 BellaSol Project Summary Condominium Modifications Bella Sol First American Letter to Update Title Report BellaSol Improvement Plans - Landscape, Front Yards, Fencing Approved BellaSol Improvement Plans - Precise Grading TVUSD CFD Notice of Special Tax Lien CFD Boundary Map Conditions of Approval Agreement to Implement Formation of the CFD BellaSol Improvement Plans - Precise Grading Models BellaSol Rough Grade Approved BS DRE 623 Budget Worksheet Build out BellaSol Acoustical Analysis BS DRE 623 Budget Worksheet Phase 1 BellaSol Architectural Hacienda BS DRE 623 Budget Worksheet Phase 2 BellaSol Assessment Summary BS DRE 623 White Report Phase 2 BellaSol Final Site Development Plan BS Maintenance and Use Agreement BellaSol Improvement Plans - Flood Control Channel BS Subsidy Agreement Phase 1 & 2 BellaSol Improvement Plans - Private Streets Haciendas Geotechnical Report BellaSol Improvement Plans - Water, Recycled Water, Fire, Sewer Villas Geotechnical Report BellaSol Recorded Final Map BellaSol Architectural Villas BellaSol Parcel Maps HOA Assessment Summary 27 BellaSol French Valley, CA

28 Market Analysis New Home Communities There are 11 actively selling new home communities most comparable to BellaSol within the Competitive Market Area (CMA). We have defined the CMA as similar projects less than a one mile radius of the Property, as well as projects that are attached and/or have smaller lot sizes in the surrounding areas of Temecula and Murrieta. 1 Cambridge Standard Pacific Homes Min Lot Size: 5,200 sf 2 3 Alicante II Lennar Homes Min Lot Size: 4,500 sf Paloma II Lennar Homes Min. Lot Size: 4,500 sf 4 BELLASOL Hawthorne KB Home Min. Lot Size: 7,200 sf 5 Sweetwater Ranch Meritage Homes Min. Lot Size: 7,200 sf Legacy Beazer Homes Min. Lot Size: 7,200 sf Capistrano Meritage Homes Min Lot Size: 7,200 sf The Ridge D.R. Horton Min Lot Size: 12 du/ac 9 Aldea TRI Pointe Homes Min. Lot Size: 16 du/ac Alegre TRI Pointe Homes Min. Lot Size: 15 du/ac Seneca (Coming Soon) KB Home Min. Lot Size: 2,950 sf BellaSol French Valley, CA

29 Market Analysis New Home Communities 1. CAMBRIDGE TEMECULA Open Date: Q Total Planned: 100 Price Range: $402,300 $430,370 Product Type: Detached Total Sold: 31 House Size: 2,399 SF 3,059 SF Levels: 2-Story Total Remaining: 69 Price Per SF: $141 $168 HOA/Tax Rate: $182/1.7% Min Lot Size (SF): 5,200 Sales Rate: 1.9/mo. 2. ALICANTE II TEMECULA UI Open Date: Q Total Planned: 162 Price Range: $339,590 $386,240 Product Type: Detached Total Sold: 85 House Size: 1,672 SF 2,240 SF Levels: 1-Story & 2-Story Total Remaining: 77 Price Per SF: $172 $203 HOA/Tax Rate: $40/1.6% Min Lot Size (SF): 4,500 Sales Rate: 4.7/mo. 3. PALOMA II TEMECULA UI Open Date: Q Total Planned: 118 Price Range: $360,690 $445,090 Product Type: Detached Total Sold: 87 House Size: 1,940 SF 3,153 SF Levels: 1-Story & 2-Story Total Remaining: 31 Price Per SF: $118 $180 HOA/Tax Rate: $40/1.6% Min Lot Size (SF): 4,500 Sales Rate: 4.8/mo. 4. HAWTHORNE FRENCH VALLEY Open Date: Q Total Planned: 48 Price Range: $321,990 $344,990 Product Type: Detached Total Sold: 12 House Size: 1,698 SF 2,925 SF Levels: 1-Story & 2-Story Total Remaining: 36 Price Per SF: $118 $190 HOA/Tax Rate: $63/1.9% Min Lot Size (SF): 7,200 Sales Rate: 1.3/mo. Pricing accurate as of April Source: Real Estate Economics and Land Advisors Organization research 29 BellaSol French Valley, CA

30 Market Analysis New Home Communities 5. SWEETWATER RANCH FRENCH VALLEY Open Date: Q Total Planned: 128 Price Range: $349,990 $390,990 Product Type: Detached Total Sold: 125 House Size: 2,217 SF 3,258 SF Levels: 1-Story & 2-Story Total Remaining: 3 Price Per SF: $120 $158 HOA/Tax Rate: $38/1.94% Min Lot Size (SF): 7,200 Sales Rate: 5.2/mo. 6. LEGACY FRENCH VALLEY Open Date: Q Total Planned: 77 Price Range: $329,990 $389,990 Product Type: Detached Total Sold: 67 House Size: 1,691 SF 2,796 SF Levels: 1-Story Total Remaining: 10 Price Per SF: $139 $195 HOA/Tax Rate: $21/1.95% Min Lot Size (SF): 7,200 Sales Rate: 6.1/mo. 7. CAPISTRANO FRENCH VALLEY Open Date: Q Total Planned: 60 Price Range: $373,990 $432,990 Product Type: Detached Total Sold: 10 House Size: 2,346 SF 3,439 SF Levels: 1-Story & 2-Story Total Remaining: 50 Price Per SF: $126 $159 HOA/Tax Rate: $10/1.6% Min Lot Size (SF): 7,200 Sales Rate: 1.4/mo. 8. THE RIDGE MURRIETA Open Date: Q Total Planned: 102 Price Range: $301,985 $331,990 Product Type: Attached Total Sold: 5 House Size: 1,851 SF 2,292 SF Levels: 2-Story & 3-Story Total Remaining: 97 Price Per SF: $145 $163 HOA/Tax Rate: $238/1.74% Min Lot Size (SF): 12 du/ac Sales Rate: 1.7/mo. Pricing accurate as of April Source: Real Estate Economics and Land Advisors Organization research 30 BellaSol French Valley, CA

31 Market Analysis New Home Communities 9. ALDEA TEMECULA Open Date: Q Total Planned: 90 Price Range: $258,900 $291,000 Product Type: Attached Total Sold: 35 House Size: 1,218 SF 1,552 SF Levels: 2-Story Total Remaining: 55 Price Per SF: $188 $213 HOA/Tax Rate: $246/1.48% Min Lot Size (SF): 16 du/ac Sales Rate: 3.9/mo. 10. ALEGRE TEMECULA Open Date: Q Total Planned: 96 Price Range: $310,990 $312,000 Product Type: Attached Total Sold: 37 House Size: 1,512 SF 1,734 SF Levels: 2-Story Total Remaining: 59 Price Per SF: $180 $206 HOA/Tax Rate: $246/1.48% Min Lot Size (SF): 15 du/ac Sales Rate: 4.1/mo. COMING SOON! 11. SENECA MURRIETA Open Date: Q Total Planned: 54 Price Range: $364,990 $389,990 Product Type: Detached Total Sold: NA House Size: 1,649 SF 2,321 SF Levels: 2-Story Total Remaining: 54 Price Per SF: $168 $221 HOA/Tax Rate: $94/1.10% Min Lot Size (SF): 2,950 Sales Rate: NA Pricing accurate as of April Source: Real Estate Economics and Land Advisors Organization research 31 BellaSol French Valley, CA

32 Market Analysis Market Study Market InSite Real Estate Advisors has been retained to evaluate product, pricing, and absorption potential BellaSol. Provided below is the recommended pricing and price graph comparison. The complete Market Study will be available within the virtual data room upon request. Product Detail Market InSite Recommended Pricing Absorption Target Plan Mix Mix % Sq Ft. Bed Bath Garage Levels Base Price Incen. Net Base Price Net Base/ Sq Ft. Options Premiums Total Price Total Price/ Sq Ft. Monthly Payment A 24 25% 1, $297,000 $5,000 $292,000 $178 $8,760 $2,061 $307,821 $187 $1,755 SFD Small Lot B 16 16% 1, $313,000 $5,000 $308,000 $155 $9,240 $2,061 $324,301 $163 $1, Sales Per Month C 20 21% 2, $318,000 $5,000 $313,000 $152 $9,390 $2,061 $329,451 $160 $1,862 D 25 26% 2, $323,000 $5,000 $318,000 $139 $9,540 $2,061 $334,601 $146 $1,887 E 12 12% 2, $348,000 $5,000 $343,000 $135 $10,290 $2,061 $360,351 $142 $2,014 Totals / Weighted Average: Assumptions: % 2,066 $316,979 $5,000 $311,979 $153 $9,359 $2,061 $328,400 $161 $1,857 Tax Rate: 1.5 %; HOA: Projected $175/mo.; Premiums: proximity to open space (avg $5,000), proximity to greenbelt (avg $2,500), close proximity to pool area (avg $3,000), proximity to pool area (avg $2,500), and quiet corner lots (avg $2,500). Net Base Pri ce $460,000 $450,000 $440,000 $430,000 $420,000 $410,000 $400,000 $390,000 $380,000 $370,000 $360,000 $350,000 $340,000 $330,000 $320,000 $310,000 $300,000 $290,000 $280,000 $270,000 $260,000 $250,000 $240,000 1,200 1,300 1,400 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 2,800 2,900 3,000 3,100 3,200 Unit Size (in Square Feet) Subject Property Three Story (Floorplan D) Recommended Product Line / Small Lot Detached / 4.0 Sales per Month The Ridge / Townhome/ Condo / Murrieta / DR Horton / 1.7 sales per month Alicante at Rancho Bella Vista / SFD / 5,500 sq ft. lots / Murrieta / Lennar / 4.7 sales per month Paloma at Rancho Bella Vista / SFD / 5,500 sq ft. lots / Murrieta / Lennar / 4.8 sales per month Hawthorne at Mahogany Hills / SFD / 8,000 sq ft. lots / Murrieta / KB Home / 1.3 sales per month Aldea at Paseo del Sol / Townhome / Temecula / TRI Pointe Homes / 3.9 sales per month Alegre at Paseo del Sol / Townhome / Temecula / TRI Pointe Homes / 4.1 sales per month Cambridge at Roripaugh Ranch / SFD / 5,200 sq ft. lots / Temecula / Standard Pacific / 1.9 sales per month Capistrano / SFD / 8,000 sq ft. lots / French Valley (Winchester) / Meritage Homes / 1.4 sales per month Sweetwater Ranch / SFD / 7,700 sq ft. lots / French Valley (Winchester) / Meritage Homes / 5.2 sales per month Legacy at Heritage Ranch / SFD / 7,500 sq ft. lots / French Valley (Winchester) / Beazer Homes / 6.1 sales per month UPCOMING: Creekside Village / 182 Townhomes / Murrieta / Lennar / Q4 of 2015 UPCOMING: Seneca / SFD / Murrieta / KB Home / April 2015 UPCOMING: Creekside Terrace / Courtyard Homes / Meyer's Recs / Murrieta / Woodside Resales in Paseos at Crown Valley Trendline / Murietta / SFD/Detached Condo / Resales in Neighborhood South of Site Trendline / French Valley / SFD / 5,600 sq ft. lots / New Condo/Townhome Trendline / Murietta and Temecula SFD New Home Trendline / Temecula / Average 5,660 sq ft. lots SFD New Home Trendline / Murietta / Average 6,640 sq ft. lots SFD New Home Trendline / French Valley (Winchester) / Average 8,171 sq ft. lots 32 BellaSol French Valley, CA

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