October 4, 2013 Henry Mikus Executive Director SCWMA 2300 County Center Dr., Ste. B100 Santa Rosa, CA 95403 RE: Teixeira Ranch Appraisal of real property located at 2535 Stage Gulch Road, Petaluma, Sonoma County, California; Assessor’s Parcel Number 068-040-015 Dear Mr. Mikus: Pursuant to your request we have made an appraisal of the above referenced subject property for the purpose of estimating (1) its current fair market value as is, containing ± 389.98 acres and including all improvements, (2) the current fair market value of the proposed ± 50.00 acre project area, (3) a current fair market lease amount attributable the whole and (4) a current fair market lease amount attributable to the ± 50.00 acre project area. It is our understanding that this appraisal report will be used to assist the client with a possible purchase or lease of the subject property or a portion thereof. This is a summary appraisal report and conforms to the Uniform Standards of Professional Appraisal Practice (USPAP). Based upon our investigation and analysis, it is our opinion that the subject property would have the following market values as of September 5, 2013, the date of inspection: Fair Market Value (Whole Ranch)…………………$4,680,000 Fair Market Value (± 50 acres)……………………….$500,000 Fair Market Rent (Whole Ranch)………………..$37,500/year Fair Market Rent (± 50.00 acres)………………….$5,000/year Respectfully submitted Vice Appraisal Company _________________________ _______________________ Gary S. Vice Darryl J. Vice Certified General Real Estate Appraiser Real Estate Trainee Appraiser OREA #AG010077 OREA #AT026057 SUMMARY OF SALIENT FACTS AND CONCLUSIONS Owner of Record: Kara Lee Teixeira and Mary Francis Escobar Address: 2535 Stage Gulch Road, Petaluma, Sonoma County, California. Assessor's Parcel No.: 068-040-015 Site Size: ± 389.98 acres Structures and Improvements: 3/2 main house constructed in 1940, duplex and mobile home, 25,000 sq. ft. loafing barn and several ranch related outbuildings General Plan: LEA-60 Zoning: LEA-B6-60-Z-SR-VOH-Ag Preserve Existing Use: Rural residential, cattle grazing and recreation Highest and Best Use: Current use with rural residential estate development and commercial vineyard development as permitted. Effective Date of Values: September 5, 2013 Value Conclusions: (Whole Ranch)……………...$4,680,000 (± 50 acres)……………………$500,000 Fair Market Rent (whole)……..$37,500/year Fair Market Rent (± 50 ac)….….$5,000/year TABLE OF CONTENTS Letter of Transmittal Summary of Salient Facts and Conclusions PART I Purpose of the Appraisal ........................................................... 5 Intended Use .............................................................................. 5 Intended Users of the Report .................................................... 5 Interest Appraised ..................................................................... 5 Scope of the Appraisal .............................................................. 5 Owner of Record ....................................................................... 6 Date of Valuation ...................................................................... 6 Definition of Market Value ...................................................... 6 Definition of Highest and Best Use .......................................... 7 Certification............................................................................... 8 Assumptions and Limiting Conditions ..................................... 9 Qualifications……………………………………………... 10 PART II Area Maps ................................................................................. 15 Sonoma County Profile…………………………………... 17 City and Neighborhood Influences ........................................... 23 PART III Subject Property Maps .............................................................. 25 Subject Property Photographs ................................................... 28 Subject Property Description .................................................... 23 PART IV Valuation Estimate .................................................................... 43 Market Data Tabulation………………………………….. 46 Market Data Summary and Conclusion of Value - Whole Ranch….. 61 Market Data Summary and Conclusion of Value - ±50 ac…………. 63 Fair Market Rent Analysis………………………………………….. 65 Addenda -Sonoma County General Plan Map -Sonoma County Zoning Descriptions -FEMA Flood Map -Soils Map -License for Diversion and Use of Water -Supplemental Site Information-Phase II Environmental Assessment -Project Site Map for the ± 50.00 acre portion PART I Purpose of the Appraisal The purpose of this appraisal is to determine the current market value, in fee simple, of (1) its current fair market value as is, containing ± 389.98 acres and including all improvements, (2) the current fair market value of the proposed ± 50.00 acre project area, (3) a current fair market lease amount attributable to the whole and (4) a current fair market lease amount attributable to the ± 50.00 acre project area. Intended Use This report is intended to be used to assist the client with a possible purchase or lease of the subject property or a portion thereof. Intended Users of the Report The intended user of this report is the client and other readers of the report. Interest Appraised The interest appraised is fee-simple absolute. Scope of the Appraisal The scope of the appraisal sets forth the research and analysis necessary to prepare the appraisal report for its intended purpose and function. With regard to the subject property this included the following steps: 1. A physical inspection was made, and photographs were taken, of the subject property on September 5, 2013. 2. Regional, city, county and neighborhood data was gathered from numerous sources including our files, and a personal inspection of the area and neighborhood by the appraisers. 3. The subject property data was also gathered from numerous sources including governmental agencies, the subject owners, and our personal inspection. 4. In determining the highest and best use of the subject parcels an analysis was made of all the information gathered in steps 1 through 3 above. 5 5. In developing the sales comparison approach to value market data was collected from existing files, other appraisers, realtors, title companies, buyers and sellers and city and county government agencies. 6. After assembling and analyzing the data defined in this scope of the appraisal, a final estimate of market value was made toward the subject property, in fee simple interest. Owner of Record Title to the subject property is vested in the name of: Kara Lee Teixeira and Mary Francis Escobar Effective Date of Value The effective date of value of this appraisal is the date of our inspection of the subject property: September 5, 2013. Definition of Market Value 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 interest; (3) A reasonable time is allowed for exposure in the open market; (4) Payment is made in 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. 6 Definition of Highest and Best Use Highest and best use may be defined as the reasonably probable and legal use of vacant land or improved property, which is physically possible, appropriately supported, financially feasible, and that results in the highest value. The highest and best use of both land as though vacant and property as improved must meet four criteria, which are: Legally Permissible Physically Possible Financially Feasible Maximally Productive 7 Certification We certify that, to the best of our knowledge and belief: -- The statements of fact contained in this report are true and correct. -- The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and is our personal unbiased professional analyses, opinions, and conclusions. -- We have no present or prospective interest in the property that is the subject of this report, and we have no personal interest or bias with respect to the parties involved. -- Our compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event. -- The appraisal assignment was not based on a requested minimum valuation, a specific valuation, or the approval of a loan. -- Our analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice. -- In accordance with the Competency Provision of the Uniform Standards of Professional Appraisal Practice, we certify that our knowledge and experience is sufficient to allow us to competently complete this appraisal unless stated otherwise in this report. -- We have made a personal inspection of the property that is the subject of this report. -- We have not previously appraised the subject property within the last 3 years. -- No one provided significant professional assistance to the persons signing this report, except as previously disclosed. Respectfully submitted, VICE APPRAISAL COMPANY _____________________________________ ________________________________ Gary S. Vice Darryl J. Vice Certified General Real Estate Appraiser Real Estate Trainee Appraiser OREA #AG010077 OREA #AT026057 8 Assumptions and Limiting Conditions The appraisal is made subject to the following: 1. That the title to the property is marketable. 2. That no responsibility is assumed for legal matters, particularly those affecting title to the property. 3. That maps, pictures and sketches are schematic and are included to assist the reader in visualizing the property involved and are not guaranteed for accuracy. 4. That statements, opinions, estimates and information obtained from governmental and private sources in the course of this investigation are presumed to be substantially correct, but no responsibility is assumed therefore. 5. That the value found is the market value of the fee interest of the real property. 6. That the management of the property is competent and the ownership is in competent hands. 7. Possession of this report, or a copy thereof, does not carry with it the right of publication nor may it be used for any purpose by any, but the client for whom it was made without the consent of both the appraiser and the client. 8. That the estimates of value are based upon knowledge available at the time of the appraisal. If additional information is subsequently forthcoming, these estimates of value would be subject to change. 9. That unless otherwise stated in this report, the existence of hazardous substances, including without limitation asbestos, polychlorinated biphenyl, petroleum leakage, or agricultural chemicals, which may or may not be present on the property, or other environmental conditions, were not called to the attention of nor did the appraiser become aware of such during the appraiser’s inspection. The appraiser has no knowledge of the existence of such materials on or in the property unless otherwise stated. The appraiser is not qualified to test such substances or conditions, the presence of which may affect the value of the property. The value estimated is predicated on the assumption that there is no such condition on or in the property or in such proximity thereto that it would cause a loss in value. No responsibility is assumed for any such conditions, nor for any expertise or engineering knowledge required to discover them. 10. In estimating the fair market value of the ± 50.00 acre portion of the subject property, we have assumed that it is a separate legal parcel with access and that it is buildable per Sonoma County standards with regard to water and sewage disposal requirements as well as all other governmental standards. 9 Appraisal Qualifications of Gary S. Vice EDUCATIONAL BACKGROUND Graduate of San Jose State College, B.S. degree 1963 Real Estate Salesperson, licensed since 1978 Appraisal Institute courses 1A, 1B, 2 Numerous other courses, conferences and seminars Instructor, Santa Rosa Junior College District, Life Time Credential Faculty Associate, Lincoln Institute of Land Policy State of California, Certified General Real Estate Appraiser # AG010077 APPRAISAL EXPERIENCE Sonoma County Assessor’s Office 1964-1977 Chief Appraiser 1973-1977 Independent Fee Appraiser 1977 - Current Howell/Wolf Appraisal Service – Partner 1977-1990 Vice Appraisal Company – Owner 1990- Current QUALIFIED AS EXPERT WITNESS Superior Courts of California in the following counties: Sonoma, Marin, Mendocino, Napa, Lake & San Mateo. Assessment Appeals Board -Sonoma County. Federal Bankruptcy Court -No. California District. PRINCIPAL CLIENTS INCLUDE Attorneys Abbey, Weitzenberg, Hoffman & Emery JAMS - Judicial Arbitration & Anderson, Zeigler, Disharoon, Gallagher & Gray Mediation Services Baddeley, Oliker & Sartori Lanahan & Reilley Beyers Costin Lounibos, Lounibos & Tinney Behrens, Nelson & Knudson O’Brien, Watters & Davis Brobeck, Phleger & Harrison Passalacqua, Mazzoni, Gladden, Lopez, Bronson, Bronson & McKinnon Wigdahl & Passarino Clement, Fitzpatrick & Kenworthy Perry, Johnson, Anderson, Miller & Cooley Godward Moskowitz Cooper, White & Cooper Senneff, Freeman & Bluestone De Meo, De Meo & West Shapiro, Galvin, Shapiro, Piasta & Moran Farella, Braun & Martel Spaulding, McCullough & Tansil Geary, Shea, O’Donnell & Grattan and numerous others CPA’s Andersen & Company Linkenheimer Antonini Company Mills & Barham Brush & Bernard Pisenti & Brinker Capitani & Company Thomas, Porch & Gullickson Charles F. Reichel Zainer Rinehart & Clarke Houghton & Freitas 1/1/08 10