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The purpose of this analysis is to establish the reuse value of the subject site being conveyed to the Developer, Creekside Center Associates, Inc. The fair reuse value is the fair market value for a developable site subject to the specific terms and conditions of the Disposition and Development Agreement C DDA') that control the reuse of the site. Pursuant to the DDA, the Developer is required to use the subject site in San Leandro for the development, construction and management of a local resident -serving retail center, creekside plaza and creekwalk along the adjacent San Leandro Creek. The valuation of real estate is derived principally through three approaches to market value: the cost approach, the market data comparison approach, and the income approach. From the indication of these separate analyses and the weight accorded each, an opinion of value is reached, based on the quantity and quality of the factual data considered, tempered by the judgment and experience of the appraiser who is utilizing commonly accepted methods and techniques within the framework of the appraisal process. The cost approach is not applicable due to the fact that this appraisal is for the valuation of a undeveloped piece of land. The market data comparison approach to value is based upon the principle of substitution; that is, when a property is replaceable in the market, its value tends to be set at the cost of acquiring an equally desirable substitute property, assuming no costly delay in making the substitution. The typical appraisal technique used to estimate values through substitution involves the collection and analysis of sales and listings on various sites having as many similar characteristics as possible as the site being appraised. However, the sale comparable approach is further restricted to those sales which were purchased for development inasmuch as the subject site is being sold for a very specific development and not land speculation. Recent land sales for subsequent development of mostly freestanding retail and commercial uses can be found throughout the area. However, there are limited land sales of sites in San Leandro on which an 80,000 sq.ft. neighborhood shopping center can occur. Furthermore, in order to use land sales for freestanding retail and commercial buildings as a value indicator for the subject site, substantial judgment adjustments must be made to reflect the economic impacts of the specific reuse conditions incorporated into the proposed Project. The DDA requires that the Developer incorporate architectural and site upgrades of higher quality than would typically be found in a neighborhood shopping center. The Developer is obligated to construct high quality site amenities, including a prominent landscape feature at the corner of San Leandro Boulevard and Davis Street, extensive parking lot landscaping, a creekside plaza and a creekwalk. These cost of these architectural and site upgrades is estimated at $1,000,000 in additional costs to the Developer. Given the very specific development program and consequently 189 KEYSER MARSTON ASSOCIATES I N C. 19100/0001-M.doc Page 9