SO CAL APPRAISALS
S & S Appraisal Services Inc.
15785 Rock Point Ln
Fontana, CA 92336-4576
(714) 936-9243
(888) 389-7965
Zozo Communities, Inc
0228-151-62-0000
11/10/2025
0228-151-62-0000
0228-151-66-0000
Zozo Communities, Inc (Client)
Zozo Communities, Inc
Zozo Communities, Inc (Client
0 LCPL Fernando Tamayo
Fontana
San Bernardino
CA
92336
Tract 17389 Lot E Book 335 Page 70 For Landscape And Maintenance Purposes Only 400.00
400.00
400.00
400
0.00 Form NIV5D - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE FROM:
Telephone Number: Fax Number:
TO:
E-Mail:
Telephone Number: Fax Number:
Alternate Number:
INVOICE
INVOICE NUMBER
DATES
Invoice Date:
Due Date:
REFERENCE
Internal Order #:
Lender Case #:
Client File #:
FHA/VA Case #:
Main File # on form:
Other File # on form:
Federal Tax ID:
Employer ID:
DESCRIPTION
Lender: Client:
Purchaser/Borrower:
Property Address:
City:
County: State: Zip:
Legal Description:
FEES AMOUNT
SUBTOTAL
PAYMENTS AMOUNT
Check #: Date: Description:
Date:Check #: Description:
Check #: Date: Description:
SUBTOTAL
TOTAL DUE $
APPRAISAL OF REAL PROPERTY
0 LCPL Fernando Tamayo
Fontana, CA 92336
Tract 17389 Lot E Book 335 Page 70 For Landscape And Maintenance Purposes Only Zozo Communities, Inc
2,500
11/08/2025
Kirk Smith
S & S Appraisal Services Inc
15785 Rock Point Ln
Fontana, CA 92336-4576
714-936-9243
[email protected]
Form GA6V_LT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
LOCATED AT
FOR
OPINION OF VALUE
AS OF
BY
SO CAL APPRAISALS
0228-151-66-0000
0228-151-62-0000
LAND APPRAISAL SUMMARY REPORT
0 LCPL Fernando Tamayo
Fontana
CA
92336
San Bernardino
Tract 17389 Lot E Book 335 Page 70 For Landscape And Maintenance Purposes Only
0228-151-62 & 66-0000
2024
0 0
San Bernardino
40140
0023.10
City Of Fontana
Zozo Communities, Inc (Client
0 *Market Value*
Zozo Communities, Inc & The City Of Fontana
Zozo Communities, Inc
N/A
Kirk Smith
15785 Rock Point Ln, Fontana, CA 92336-4576
95 5
N/A
One-Unit Housing
480
2,600
850
0 79
11 N/A
70 5
10 10
Vacant Lnd
5 N/A
0 Residential
Redfin Indicates The Medium Price In The Subjects Neighborhood Has Decreased Only 0.056% In The Past 12 Months To $701,000
Indicating A Stable Market
,With Market Trends Over The Past 90 Days Also Showings Signs Of Stabilization With An Absorption Rate Of 15.5.
See plat Map
480
Sq.Ft.
Single Family (R-1)
Landscape And Maintenance Purposes Only
Landscape And Maintenance Purposes Only/Single Family
0 0
N/A
Landscape And Maintenance To Residential
Landscape And Maintenance
Landscape And Maintenance
Based On The Current Zoning And Neighborhood Characteristics, The Highest And Best Use Of The Subject Property Would Be Its Current Use. The Reasonably Probable And Legal Use Of Property, That Is Physically Possible, Appropriately Supported, And Financially Feasible, And That Results In The Highest t Value. (Residential) Unknown
Unknown
Unknown
Unknown
Unknown
Unknown
Unknown
Asphalt
40 feet
Asphalt
Concrete
Concrete
Led
None
N/A
Level
Inadequate
Irregular
Adequate
Residential
Access
Paved Road
N/A
N/A
X
06071C7915H
8/28/2008
The Subject Lots Area Unusable Asis And Is Basically Used For Landscaping And Maintenance Purposes On LCPL Fernando Tamayo. The Lot Consist Of A 44 sf area To The North West And A 436 sf To The South West.
Form GPLND - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.:
SU B JEC T
Property Address: City: State: Zip Code:
County: Legal Description:
Assessor's Parcel #: Tax Year: R.E. Taxes: $ Special Assessments: $ Market Area Name: Map Reference: Census Tract:
Current Owner of Record: Borrower (if applicable):
Project Type (if applicable): PUD De Minimis PUD Other (describe) HOA: $ per year per month Are there any existing improvements to the property? No Yes If Yes, indicate current occupancy: Owner Tenant Vacant Not habitable If Yes, give a brief description:ASSIG N M EN T
The purpose of this appraisal is to develop an opinion of: Market Value (as defined), or other type of value (describe) This report reflects the following value (if not Current, see comments): Current (the Inspection Date is the Effective Date) Retrospective Prospective Property Rights Appraised: Fee Simple Leasehold Leased Fee Other (describe) Intended Use:
Intended User(s) (by name or type):
Client: Address:
Appraiser: Address:
M AR K ET AR EA D ESC R IPTIO N
Characteristics
Location: Urban Suburban Rural
Built up: Over 75% 25-75% Under 25%
Growth rate: Rapid Stable Slow
Property values: Increasing Stable Declining
Demand/supply: Shortage In Balance Over Supply
Marketing time: Under 3 Mos. 3-6 Mos. Over 6 Mos.
Predominant
Occupancy
Owner
Tenant
Vacant (0-5%)
Vacant (>5%)
PRICE
$(000)
Low
High
Pred
AGE
(yrs)
Present Land Use
One-Unit %
2-4 Unit %
Multi-Unit %
Comm'l %
%
%
Change in Land Use
Not Likely
Likely * In Process *
* To:
Factors Affecting Marketability
Good Average Fair Poor N/AItem
Employment Stability
Convenience to Employment
Convenience to Shopping
Convenience to Schools
Adequacy of Public Transportation
Recreational Facilities
Item
Good Average Fair Poor N/A
Adequacy of Utilities
Property Compatibility
Protection from Detrimental Conditions
Police and Fire Protection
General Appearance of Properties
Appeal to Market
Market Area Comments:SITE D ESC R IPTIO N
Dimensions: Site Area:
Zoning Classification:
Description:
Do present improvements comply with existing zoning requirements? Yes No No Improvements Uses allowed under current zoning:
Are CC&Rs applicable? Yes No Unknown Have the documents been reviewed? Yes No Ground Rent (if applicable) $ /
Comments:
Highest & Best Use as improved: Present use, or Other use (explain) Actual Use as of Effective Date:
Use as appraised in this report:
Summary of Highest & Best Use:
Utilities Public Other Provider/Description
Off-site Improvements Type Public Private
Electricity
Gas
Water
Sanitary Sewer
Storm Sewer
Telephone
Multimedia
Street
Width
Surface
Curb/Gutter
Sidewalk
Street Lights
Alley
Frontage
Topography
Size
Shape
Drainage
View
Other site elements: Inside Lot Corner Lot Cul de Sac Underground Utilities Other (describe) FEMA Spec'l Flood Hazard Area Yes No FEMA Flood Zone FEMA Map # FEMA Map Date Site Comments:
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
0228-151-66-0000
0228-151-62-0000
LAND APPRAISAL SUMMARY REPORT
Realist/Title
N/A
N/A
N/A
N/A
N/A
Realist/Title
Assessors Records Indicate The Subject
Has Not Transferred Within The Past 36 Months. No Transfer Within The Past 36 Months For All Comparables.
0 Lcpl Fernando Tamayo
Fontana, CA 92336
N/A
Sq.Ft.
N/A
Realist/Title
Inspection
ArmLth
N/A
N/A
Fee Simple
Residential
480
(in Sq.Ft.)
Utilities
Street
Apn #
0228-151-62 & 66
Zoning
R-1
Buildable Area
None
0 Vic Bullock Rd
Fontana, CA 92336
3.34 miles NW
7,000
4.95 Crmls #SR25160296
Doc #248948
ArmLth
Cash;700
10/15/2025
Fee Simple
Residential
1,414
-1,000
Street
0226-331-14-0000
SP
1414 sf
-3,500
-4,500
2,500
17095 Cambria Ave
Fontana, CA 92336
1.34 miles E
235,000
36.72 Crmls #PW22185810
Doc #146887
ArmLth
Cash;0
06/14/2023
Fee Simple
Residential
6,400
-5,920
Street
0240-351-18-0000
SP
6,400 sf
-117,500
-123,420
111,580
17085 Cambria Ave
Fontana, CA 92336
1.33 miles E
215,000
41.11 Crmls #PW22185798
Doc #146885
ArmLth
Cash;0
06/14/2023
Fee Simple
Residential
5,230
-4,750
Street
0240-351-19-0000
SP
5,230 sf
-107,500
-112,250
102,750
Adjusted Sale Price (in $)
+(-) $ Adjust
+(-) $ Adjust
+(-) $ Adjust
Comparables Are The Most Recent Sales In Close Proximity. The Comps Used Were The Most Competitive Comparables Available Similar To The Subject In Size And Location At The Time Of The Appraisal. Adjustments Made As Follows: Buildable Area Depreciated Value Of 50% Due To Asis Use, Lot Size $1.00, Adjustments Derived Via Paired Sales Analysis And Adjustments Rounded To The Nearest Thousand. Based On The Comparable Above The Subjects Lot Has A Value Range Of $1.76 To $19.64, The Most Weight And Consideration Given The Comp #1 The Most Similar Type Of Land Sale $2,500.00 Or $5.21 X 480 =2,500 (Rounded).
2,500
Market Data Approach Best Reflects The Actions Of Buyers And Sellers In The Market. The Income & Cost Approach Was Not Completed For Vacant Land.
2,500
11/08/2025
15 Scope of Work
Limiting cond./Certifications
Narrative Addendum
Location Map(s)
Flood Addendum
Additional Sales
Photo Addenda
Parcel Map
Hypothetical Conditions
Extraordinary Assumptions
Zozo Communities, Inc
Zozo Communities, Inc
[email protected]
N/A
Kirk Smith
S & S Appraisal Services Inc
714-936-9243
888-389-7965
[email protected]
11/10/2025
AR040274
CA
SCREA
05/11/2026
11/08/2025
Form GPLND - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.:
TR AN SFER H ISTO RY
My research did did not reveal any prior sales or transfers of the subject property for the three years prior to the effective date of this appraisal.
Data Source(s):
1st Prior Subject Sale/Transfer
Date:
Price:
Source(s):
2nd Prior Subject Sale/Transfer
Date:
Price:
Source(s):
Analysis of sale/transfer history and/or any current agreement of sale/listing:
SALES C O M PAR ISO N APPR O AC H
FEATURE SUBJECT PROPERTY COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address
Proximity to Subject
Sale Price $ $ $ $
Price/ $ $ $ $
Data Source(s)
Verification Source(s)
VALUE ADJUSTMENT DESCRIPTION DESCRIPTION DESCRIPTION DESCRIPTION Sales or Financing
Concessions
Date of Sale/Time
Rights Appraised
Location
Site Area
Net Adjustment (Total, in $) + + +$
$
– – –$
$
$
$
Summary of Sales Comparison ApproachPU D
PROJECT INFORMATION FOR PUDs (if applicable) The Subject is part of a Planned Unit Development.
Legal Name of Project:
Describe common elements and recreational facilities:R EC O N C ILIATIO N Indicated Value by: Sales Comparison Approach $
Final Reconciliation
This appraisal is made ''as is'', or subject to the following conditions:
This report is also subject to other Hypothetical Conditions and/or Extraordinary Assumptions as specified in the attached addenda.
Based upon an inspection of the subject property, defined Scope of Work, Statement of Assumptions and Limiting Conditions, and Appraiser’s Certifications, my (our) Opinion of the Market Value (or other specified value type), as defined herein, of the real property that is the subject of this report is:
$ , as of: , which is the effective date of this appraisal.
If indicated above, this Opinion of Value is subject to Hypothetical Conditions and/or Extraordinary Assumptions included in this report. See attached addenda.
ATTAC H .
A true and complete copy of this report contains
pages, including exhibits which are considered an integral part of the report. This appraisal report may not be properly understood without reference to the information contained in the complete report, which contains the following attached exhibits:
SIG N ATU R ES
Client Contact:
Client Name:
E-Mail: Address:
APPRAISER
Appraiser Name:
Company:
Phone:
Fax:
E-Mail:
Date of Report (Signature):
License or Certification #:
State:
Designation:
Expiration Date of License or Certification:
Inspection of Subject: Did Inspect Did Not Inspect (Desktop) Date of Inspection:
SUPERVISORY APPRAISER (if required)
or CO-APPRAISER (if applicable)
Supervisory or
Co-Appraiser Name:
Company:
Phone:
Fax:
E-Mail:
Date of Report (Signature):
License or Certification #:
State:
Designation:
Expiration Date of License or Certification:
Inspection of Subject: Did Inspect Did Not Inspect
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
0228-151-66-0000
0228-151-62-0000
Assumptions, Limiting Conditions & Scope of Work
0 LCPL Fernando Tamayo
Fontana
CA
92336
Zozo Communities, Inc
N/A
Kirk Smith
15785 Rock Point Ln, Fontana, CA 92336-4576
STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS
- 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.
- The appraiser may have provided a plat and/or parcel map in the appraisal report to assist the reader in visualizing the lot size, shape, and/or orientation. The appraiser has not made a survey of the subject property. - 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. - 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.
- The appraiser has noted in the appraisal report any adverse conditions (including, but not limited to, 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. - 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.
- 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. - 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. 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.
- 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. Possession of this
report or any copy thereof does not carry with it the right of publication. - Forecasts of effective demand for the highest and best use or the best fitting and most appropriate use were based on the best available data concerning the market and are subject to conditions of economic uncertainty about the future.
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.
Additional Comments (Scope of Work, Extraordinary Assumptions, Hypothetical Conditions, etc.):
Form GPLNDAD - "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
0228-151-66-0000
0228-151-62-0000
Certifications & Definitions
0 LCPL Fernando Tamayo
Fontana
CA
92336
Zozo Communities, Inc
N/A
Kirk Smith
15785 Rock Point Ln, Fontana, CA 92336-4576
APPRAISER'S CERTIFICATION
I certify that, to the best of my knowledge and belief:
- The statements of fact contained in this report are true and correct. - The credibility of this report, for the stated use by the stated user(s), of 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.
- I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved.
- I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. - My engagement in this assignment was not contingent upon developing or reporting predetermined results. - 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. - My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice that were in effect at the time this report was prepared. - I did not base, either partially or completely, my analysis and/or the opinion of value in the appraisal report on the race, color, religion, sex, handicap, familial status, or national origin of either the prospective owners or occupants of the subject property, or of the present owners or occupants of the properties in the vicinity of the subject property. - Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report. - Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification.
Additional Certifications:
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.
Zozo Communities, Inc
Zozo Communities, Inc
[email protected]
N/A
Kirk Smith
S & S Appraisal Services Inc
714-936-9243
888-389-7965
[email protected]
11/10/2025
AR040274
CA
SCREA
05/11/2026
11/08/2025
Form GPLNDAD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.:
Property Address: City: State: Zip Code:
Client: Address:
Appraiser: Address:
SIG N ATU R ES
Client 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: Did Inspect Did Not Inspect (Desktop) 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: Did Inspect Did Not Inspect
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
Market Data
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Form PIC3X5.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page
Zozo Communities, Inc (Client
0 LCPL Fernando Tamayo
Fontana
San Bernardino
CA
92336
Zozo Communities, Inc (Client)
Subject Front
0 Lcpl Fernando Tamayo
Subject Rear
Subject Street
Borrower
Lender/Client
Property Address
City County State Zip Code
Form PIC3X5.BC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page
Zozo Communities, Inc (Client
0 LCPL Fernando Tamayo
Fontana
San Bernardino
CA
92336
Zozo Communities, Inc (Client)
Comparable
1 0 Vic Bullock Rd
Comparable
2 17095 Cambria Ave
Comparable
3 17085 Cambria Ave
Borrower
Lender/Client
Property Address
City County State Zip Code
Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Aerial Map
Zozo Communities, Inc (Client
0 LCPL Fernando Tamayo
Fontana
San Bernardino
CA
92336
Zozo Communities, Inc (Client)
Borrower
Lender/Client
Property Address
City County State Zip Code
Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map
Zozo Communities, Inc (Client
0 LCPL Fernando Tamayo
Fontana
San Bernardino
CA
92336
Zozo Communities, Inc (Client)
Borrower
Lender/Client
Property Address
City County State Zip Code
Profile
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Profile 2
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
Form MAP.PLAT - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Plat Map
Zozo Communities, Inc (Client
0 LCPL Fernando Tamayo
Fontana
San Bernardino
CA
92336
Zozo Communities, Inc (Client)
Borrower
Lender/Client
Property Address
City County State Zip Code
Appraisers License
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE
E & O Insurance
Form SCNLGL - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE