3 00PM ID 23-1436 Supplement Packet — Fresno City Council, October 5, 2023 (part 1 of 6)

REPORT TO THE CITY COUNCIL
October 5, 2023
FROM: ANDREW JANZ, City Attorney
Office of the City Attorney
BY: SARAH PAPAZIAN, Senior Deputy City Attorney
Office of the City Attorney

SUBJECT
..Title
Actions pertaining to proposed Harmony Communities’ (Harmony or Owner) proposed closure of La Hacienda Mobile Estates (the Park):

1. HEARING on sufficiency of Conversion Impact Report and Relocation Plan (Report).

2. ADOPT findings required by Government Code Section 65863.7.

3. Take one of the following actions:
i. APPROVE the Report OR
ii. APPROVE the Report subject to conditions of approval OR iii. DENY the Report
...Body

RECOMMENDATION
Staff recommends that, after opening the public hearing and taking public comment, Council continue the public hearing to a date certain (also specifying the time and place), no sooner than November 16, 2023, allowing sufficient time for the City to review and evaluate the mobile home appraisals submitted by the Owner for compliance with Government Code Section 65863.7(a)(2).

EXECUTIVE SUMMARY
On July 5, 2023, Harmony Communities, owner of the La Hacienda Mobile Estates, served Park (Residents) with notices indicating an intent to permanently close the Park. Owner also provided residents with copies of the Report submitted herein. Thereafter, Owner and Residents both notified the City of a desire to exercise their respective rights under State law to a public hearing on the sufficiency of the Report and Owner’s tenant relocation efforts.

However, the Owner’s appraisal of the mobile homes in the Park, which is a required component of the Report, was not provided to the City until last week. Accordingly, additional time is necessary for City staff/consultants to review and evaluate the appraisals for compliance with Government Code Section 65863.7(a)(2), which provides that if a displaced resident cannot obtain adequate housing in another mobilehome park, the Owner shall pay to the displaced resident the “in-place market value” of the displaced resident's mobilehome, and that the “in-place market value” shall be determined by a state- certified appraiser with experience establishing the value of mobilehomes, shall be based upon the current in-place location of the mobilehome and shall assume the continuation of the Park.

Ultimately, following completion of the hearing(s), Council must determine the sufficiency of the Report under Government Code Section 65863.7, make findings relating to the impact of the closure on lowand moderate-income housing within the City, and either approve the Report without conditions, approve the Report subject to conditions imposing additional relocation impact mitigation measures to be provided by the Owner as required or authorized pursuant to Government Code Section 65863.7, or deny the report. (Gov. Code, § 65863.7.)

BACKGROUND
Pursuant to State law, prior to closure of a mobilehome park or cessation of use of the land as a mobilehome park, a mobilehome park owner must file a tenant impact report with the local legislative body. (Civ. Code, § 798.56(g); Gov. Code, § 65863.7.) On June 28, 2023, Harmony tendered the Report to the City of Fresno (City). However, Harmony did not include the required appraisal of the Park mobilehomes with the Report, even though Government Code Section 65863.7(a)(2)(C) provides that the appraisal shall be included in the Report. The appraisal was not submitted to the City until last week, after the City specifically requested it.

Notice of Proposed Closure. After the tenant impact report is served on the legislative body, the mobilehome park owner must provide a copy of the report to a resident of each mobilehome in the park at the same time as the notice of the proposed change in use. On July 5, 2023, the City was notified by counsel for some of the Residents that the Report had been circulated to her clients.

Hearing Request. Owner and Residents have the right to request a hearing before the local legislative body on the sufficiency of an impact report. (Gov. Code, § 65863.7(d).) On July 17, 2023, some of the Residents (those who have organized themselves into community groups called Trails End United for Change and Hacienda Homeowners for Justice) requested a hearing through their attorney Mariah Thompson. On August 11, 2023, Owner also requested a hearing through attorney Jason Dilday.

Technical Aspects of the Report. Government Code Section 65863.7 requires: (1) a conversion report that includes a relocation plan adequately mitigating the impact of the Park closure upon the ability of the displaced residents of the park to find adequate housing in another mobilehome park, including an appraisal (paid for by the Owner) of the in-place market value of the Park mobilehomes as determined by a state-certified appraiser with experience establishing the value of mobilehomes, which appraisal shall be based upon the current in-place location of the mobilehomes and shall assume the continuation of the Park; (2) that the owner provides written notice of the change of use and a copy of the report to residents of each mobilehome at least 60 days prior to any hearings; and (3) that the owner pays residents the in-place market value of their mobilehome if they cannot obtain adequate housing in another mobilehome park.

The Report provided to the City on June 28, 2023, did not contain any appraisals. Following notice to the Owner of this deficiency, Owner has provided appraisals as of September 27, 2023. The appraisals are attached hereto for Council consideration. It should be noted Government Code Section 65863.7(a)(2)(B) requires that the appraisals be of the “in-place market value” of the mobilehomes and “shall assume the continuation of the mobile home park.” The appraisals provided may not meet this requirement as (without limitation) they contain references and notations regarding (i) appraisal of only the chattel (personal property) interests in the mobilehomes, with no apparent recognition of any potential value attributable to a leasehold advantage in the space due to the space rent being rentcontrolled and below market value, and (ii) poor market appeal of the units being appraised due to the closure of the Park. However, the City has not yet had sufficient time to investigate these issues because the appraisals were only recently received.

Further, while the City is informed by attorney Mariah Thompson that the Report was served on Residents, it should be noted that Ms. Thompson does not represent all Residents. The Notice of Hearing issued to Owner by the City on September 1, 2023, directed the Owner to certify by affidavit that all Residents had been provided with the Report and required documents; such certification was required by September 29, 2023, and was not provided by Owner.

Summary of Report: The Report provides general demographic information from 19 households and states that 11 households did not participate. It discusses possible replacement housing options, stating that there are no apparent mobilehome parks that will accept the displaced units into their park. (Report, pg. 6.) It provides the specific means by which Owner provided notice (personal delivery to all park residents and regular and certified mail to the owner/non-occupants). (Report, pg. 14.) The Owner has committed to providing the following benefits listed in the table below (from page 18 of the Report) to qualifying tenants:

PRESCRIBED BENEFIT MOBILEHOME

OWNER/OCCUPANT

MOBILEHOME OWNER/

NON-OCCUPANT
Fixed Moving Payment –
personal property
$1165 to $1925 Per
Schedule at
ATTACHMENT 7
$1165 to $1925 Per
Schedule at
ATTACHMENT 7
Actual Moving Payment –
personal property The lesser of two (2)
approved bids
The lesser of two (2)
approved bids
Cost to move and reinstall the
mobile home and
nonrefundable entry fees
Yes Yes
Fair Market Value in Place
(FMVIP)/appraised value
Yes, in lieu of moving the
mobile home
Yes, in lieu of moving the
mobile home
Full refund of security deposit Yes, less any rents owed Yes, less any rents owed “credit check fees” Yes No
The following sections of Owner’s relocation plan may benefit from additional clarity:
• Owner states that the Park consists of 60 spaces, 42 of which are occupied, and that of the 42 occupied spaces, 12 are in the legal process for Unlawful Detainers. Owner seemingly presumes the 12 Unlawful Detainer proceedings will be resolved in Owner’s favor resulting in eviction of the 12 resident households unrelated to the Park closure, and therefore excludes these households from the relocation plan and proposed benefits on the basis that these residents will not be displaced by the Park closure. The report is dated July 2023; accordingly, an update is needed on these Unlawful Detainer proceedings.
• Owner states benefits will be paid to “eligible displaced persons upon submission of required claim forms and documentation in accordance with approved procedures.” The Report does not define what eligible criteria – only that the specific eligibility requirements will be detailed on an individual basis with the households – and does not provide information on what the required claim forms will be. (Report, pg. 15.)
• Owner is unclear about whether it will pay certain expenses. First and last month’s rent, credit check costs and other security deposits are listed as examples of costs Owner may pay in the relocation process but does not concretely commit the owner to paying them. (Report, pg. 15.) • There is some lack of clarity regarding who the Owner will consider an “owner” of a mobilehome for payment of renumeration under the relocation plan. Displaced households will receive payment for moving expenses, based on one of two available frameworks, and additional payment will be provided for households that own their mobilehome unit. The Report does not elaborate on how it will be determined who “owns” the unit – which has been a previous source of contention at the park. (Report, pg. 15)
• There is lack of clarity regarding who does and does not have a lease with the Owner. According to the “Eviction Policy” in the Report, tenants may be evicted in the interim year for a “material breach of the rental agreement.” (Report, pg. 20) The report does not state how many Residents currently have lease agreements with Owner, and there have been previous claims from some Residents that Owner did not offer a rental agreement to them. • Additionally, it is unclear what is intended by the “Eviction Policy” in the Report, which lists reasons which it says are the only reasons for which the Park Owner may undertake eviction.

However, State law (including Civil Code Section 798.56(g)) governs and enumerates the limited grounds upon which the Owner may terminate a resident’s space lease, including based on Park closure following the required local government approvals and notice of termination of tenancy.

In light of this, the “Eviction Policy” is either intended to interpret and summarize state law, which is unnecessary and may not be accurate, or to establish rules which differ from state law, which would not be appropriate. Accordingly, clarification is needed as to the intent of the “Eviction Policy,” but it may be appropriate to remove this portion of the Report. • The table of benefits (shown above and on page 18 of the Report) does not include Residents who do not own the units in which they reside. Owner has indicated that this class of Residents will not be offered the in-place fair market value of their unit and will only receive moving assistance for their personal property. (Report, pg. 17.) Summary of Opposition Report and Mitigation Requested. Residents, through Ms. Thompson, have provided an opposition to Owner’s Report. The Report in Opposition to La Hacienda Mobilehome Park Conversion Impact Report & Relocation Plan (Opposition) urges the City to reject the Report, or, in the alternative, require the owners to pay additional relocation benefits as provided in the Opposition.

Chapter 1 of the Opposition discusses the current state of affordable housing in the City of Fresno.

Chapter 2 includes profiles of 15 Residents/families. Chapter 3 asserts that the Report is insufficient and provides detailed arguments. The Opposition argues the Report fails to analyze the proposed Park closure in the global context of affordable housing within the City and limits its analysis to specific impacts on residents only. (Opposition, pg. 40.) The Opposition further argues that the analysis of the impact on Residents interviewed is inadequate because: the Report inadequately assessed vulnerable populations; no data is provided regarding race or ethnicity; there is a discrepancy between proposed financial resources and available housing; loss of homeowner status; and other costs of forced relocation. (Opposition, pg. 41.)
In Chapter 4, the Opposition outlines additional relocation benefits and mitigation measures requested by Residents - with total per mobilehome unit/space mitigation requested at $143,269.95 (as opposed to Owner’s of between $4,465 and $9,225, exclusive of credit check fees and move in fees).

1. Value of Mobilehome. The Report states the owner of the mobilehome will receive the inplace appraised value of the mobilehome. The Opposition provides research that available mobilehomes to purchase range from $75,000 to $140,000, with an average purchase price of $111,957. (Opposition, pg. 48.)

2. Loss of Low-Cost Rent. The Opposition argues Residents should be compensated for their loss of low-cost rent, which is currently between $285 and $300/month. The Opposition provides research that parks where mobilehomes are available for sale have rent ranging from $436 to $744/month, with an average rent of $646/month. (Opposition pg. 48.) The Opposition is requesting a mitigation for rent increases for the next five years, in the amount of $20,760 per space. (Opposition, pg. 49.)

3. Utility Costs. The Opposition argues Residents should be compensated for utility costs, which are currently included in their La Hacienda rent. The Opposition is requesting mitigation for utility costs for the next five years, in the amount of $3,300.60 per space. (Opposition, pg. 50.)

4. Mobilehome Park Insurance. The Opposition argues Residents should be compensated for the cost of purchasing mobilehome park insurance to qualify for residency in a different mobilehome park. Residents at La Hacienda have not historically been required to maintain mobilehome park insurance. However, many other parks require it. The Opposition is requesting an amount sufficient to cover obtaining mobilehome park insurance for five years, in the amount of $3,000 per space. (Opposition, pg. 51.)

5. Moving Expenses. The Opposition argues Residents should be compensated for moving expenses, including lost wages for moving, in the amounts of $1,520 per space for moving expenses, and $496 per space for lost wages. (Opposition, pg. 52.)

6. Credit Check Fees. The Opposition argues Residents should be compensated for five credit check fees in the amount of $298.35. (Opposition, pg. 53.)

7. Move In Fees. The Opposition argues Residents should be compensated for the first and last month’s rent plus security deposits that will be owed to the new mobilehome park, in an amount of $1,938 per space. (Opposition, pg. 54.)

8. Funds for Temporary Housing. The Opposition argues Residents should be compensated for temporary housing in the event they are unable to find housing before the closure of the Park. This amount is unknown. (Opposition, pg.54.)

9. Housing Relocation Specialist. The Opposition argues Residents should be provided access to a housing relocation specialist who can coordinate housing resources for the residents.

The Opposition argues this specialist should be selected or approved by the City, and this specialist should determine individualized housing plans for each Resident. (Opposition, pg.

55.)
Chapter 5 outlines arguments why the City should not approve the Report and the closure of the Park.

The Opposition argues the Park closure may violate state and federal housing discrimination and fair housing law. Chapter 5 further quotes sections of the draft Housing Element, but this Housing Element has not been adopted yet.

Chapter 6 outlines ordinances from other jurisdictions that have enacted stricter requirements regarding Mobilehome Park closures.

Staff Analysis of Sufficiency of Report. State law requires the report to include “a replacement and relocation plan that adequately mitigates the impact upon the ability of the displaced residents of the mobilehome park to be converted or closed to find adequate housing in a mobilehome park.” (Gov.

Code, § 65863.7(a)(1).) Additionally, the Council may require, as a condition of the change, that the person or entity proposing the change in use (which the Report acknowledges is the Owner) take steps to mitigate any adverse impact of the closure on the ability of displaced Park residents to find adequate housing in a mobilehome park. (Gov. Code, § 65863.7(e)(2).) Both the Report and Opposition are in agreement that it is not likely the mobilehome units currently present in the Park could be relocated to a different park. The Report includes information that “none of the existing owner/occupant mobile home appear moveable” and “there are no vacant spaces in the surrounding communities that will accept these homes.” (Report, pg. 8-9.) The Opposition states that Residents would need to purchase replacement mobilehome units as part of relocating. (Opposition, pg. 17.)
However, this is a nonissue as State law is already structured in anticipation of such events, where the displaced resident cannot obtain adequate housing in another mobilehome park. When that occurs, the park owner must “pay to the displaced resident the in-place market value of the displaced resident’s mobilehome.” (Govt. C. § 65863.7(a)(2)(A).) “[I]n-place market value shall be determined by a statecertified appraiser with experience establishing the value of mobilehomes. The appraisal shall be based upon the current in-place location of the mobilehome and shall assume the continuation of the mobilehome park.” (Govt. C. § 65863.7(a)(2)(B).)
The Report proposes paying unit owners the values determined by the appraisal that the Owner submitted to the City, none of which are higher than $7,300. As discussed above, the appraisals contain certain references and notations indicating they may not meet these requirements, but because the Owner did not provide the appraisals to the City until just last week, additional time is needed to fully review and evaluate the appraisals, thus necessitating the recommended continuance. Upon a full review by City staff/consultants, City staff may reach out to the Owner in an effort to address any deficiencies identified in the appraisals to the extent practicable before the continued hearing date.

State law also provides that before approval of the Report, the Council must make a finding as to whether or not approval of the Park closure and the Park's conversion into its intended new use (which is not known at this time), taking into consideration both the Report as a whole and the overall housing availability within the City, will result in or materially contribute to a shortage of housing opportunities and choices for low- and moderate-income households within the City. (Gov. Code, § 65863.7(e)(1)(B).) There are currently 3,925 mobilehome park spaces spread over 27 parks in the City. The closure of this Park would remove 60 spaces from the total stock, which is approximately 1.5%. Evidence presented by the Residents shows there were 15 mobilehomes for sale on a given day during the search period. (Opposition, pg. 47.) This number would likely vary periodically, but as pointed out by the Residents, they will have one year to move from the date the final notice of closure is provided. (Opposition, pg. 47.) Additionally, there are currently 87,965 registered rental units in the City at 30,787 properties.

The Report and the Opposition agree that an amount should be provided for credit check fees and moving expenses. The additional payments requested by the Opposition are not required by state law but may be considered mitigation of the adverse impacts of the closure of the Park.

Conclusion. Council must make findings regarding the sufficiency of the Report as required by Government Code Section 65863.7 prior to any final decision on the Report. In light of the information available to staff at the time this report was prepared, potential alternate findings are attached hereto for Council consideration. Council will also need to determine whether additional mitigation is required, and if so, what measures to impose. In addition to Residents’ proposed mitigation measures, outlined above, and in the Opposition, staff has provided a comparison chart including the Residents’ desired mitigation, which may be considered by Council, as necessary. Note - if the Report is found to be insufficient in its present form, Council may condition approval of the Report upon additional required mitigation by the Owner to mitigate any adverse impact the closure will have on the displaced residents’ ability to find adequate housing in a mobilehome park, or may continue the item and direct staff to work with the Owner to submit a revised Report if the Owner is agreeable. Before reaching these decisions, however, staff recommends that Council open and continue the public hearing to allow sufficient time for review and evaluation of the sufficiency of the appraisals, as discussed above.

ENVIRONMENTAL FINDINGS. Pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15378, the City’s consideration of the Report is not a CEQA “project”. No future use of the Park is known, and no application has been filed with the City related to same. The City’s consideration of the Report does not involve or commit the City to any course of action related to any subsequent redevelopment of the Park property.

LOCAL PREFERENCE Not applicable.

FISCAL IMPACT This matter does not impact the General Fund.

Attachments: Conversion Impact Report and Relocation Plan Conversion Impact Report Appraisals Addendum
Hearing Request from California Rural Legal Assistance
Hearing Request from La Hacienda Mobile Estates, LLC
Report in Opposition to La Hacienda Mobilehome Park Conversion Impact Report & Relocation Plan
Notice of Public Hearing dated September 1, 2023
Alternative Findings: 1. The Report is Sufficient; 2. The Report is Insufficient; 3. There is No Impact on Low-Income Housing; and 4. There is an Impact on Low-Income Housing Relocation Payments and Mitigation Measures attachment

CONVERSION IMPACT REPORT
AND

RELOCATION PLAN

FOR THE

LA HACIENDA MOBILE ESTATES

FRESNO, CA

PREPARED FOR

LA HACIENDA MOBILE ESTATES, LLC
By
AUTOTEMP, INC.
275 Reflections Drive #26
San Ramon, CA 94583
888.202.9195
JULY 2023

TABLE OF CONTENTS
INTRODUCTION ....................................................................................................... 3 A. GENERAL DEMOGRAPHICS AND HOUSING CHARACTERISTICS ............... 6 B. REPLACEMENT HOUSING RESOURCES ........................................................ 8 C. PROGRAM ASSURANCES AND STANDARDS ............................................... 9 D. STATE MOBILEHOME PARK CLOSURE LAWS .............................................. 9 E. RELOCATION ASSISTANCE PROGRAM ....................................................... 13 F. CITIZEN PARTICIPATION/PLAN REVIEW ...................................................... 14 G. RELOCATION BENEFIT CATEGORIES ....................................................... 15 H. PAYMENT OF RELOCATION BENEFITS....................................................... 19 I. RELOCATION TAX CONSEQUENCES ............................................................. 19 J. EVICTION POLICY ............................................................................................. 20 K. PROJECTED DATES OF DISPLACEMENT .................................................... 20 L. ESTIMATED RELOCATION COSTS ................................................................ 21

TABLE OF ATTACHMENTS
La Hacienda Mobile Estates, Fresno, CA
Autotemp, Inc. 2

INTRODUCTION
La Hacienda Mobile Estates, LLC (the “Park Owner”) is the owner of the La Hacienda Mobile Home Estate (the “Park”) in Fresno, CA.

Much of the original infrastructure of the Park is still in use and has reached its useful life. Because of the infrastructure, regulatory requirements and practical realities, the continued operation of the Park is impractical. The associated costs to continue the operation as a mobile home park would ultimately result in the need to substantially increase rents, forcing the current residents to move. In addition, there are higher and better uses for the real property.

The dwelling units which are the subject of this Relocation Plan are located at 104 E.

Sierra Avenue in the City and County of Fresno. The subject property is just west of the Yosemite Freeway, State route 41. The surrounding neighborhood is comprised of single-family residences, institutional, commercial, and agricultural uses.

Please see Figures 1, 2, 3 and 4 below for the Regional and Site-specific location of the project site, along with aerial and street views.
(Remainder of page intentionally left blank)
La Hacienda Mobile Estates, Fresno, CA
Autotemp 3
Figure 1. Regional Location
Figure 2. Site-specific Location
La Hacienda Mobile Estates, Fresno, CA
Autotemp 4
Figure 3. Aerial View
La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 5
Figure 4. Street Views
Autotemp, Inc. (“Autotemp”) an experienced acquisition and relocation firm, has been selected to prepare this ‘Conversion Impact Report and Relocation Plan’ (the ‘Plan’), and provide all subsequently required relocation assistance. In compliance with statutory requirements, the Plan has been prepared to evaluate the present circumstances and replacement housing requirements and needs of the current project-site occupants. This Plan provides the results of a needs assessment survey; a housing resource study; and, details of the Park Owner’s proposed relocation program.

The Park consists of 60 mobile home spaces. Currently 42 of the spaces are occupied. Of the 42 occupied spaces, 12 are in the legal process for Unlawful Detainers. One of the spaces is tenant occupied. In addition, there is a single-family residence, which is part of a separate parcel. As a result of the Project, based upon available information, up to thirty households will be permanently displaced for the closure to proceed.

No mandatory displacement activities will take place prior to the required reviews and approval of this Plan, along with satisfaction of Government Code Section 65863.7 and Civil Code Section 798.56, as discussed later.

La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 6
A. GENERAL DEMOGRAPHIC AND HOUSING CHARACTERISTICS
For the purposes of this Plan, on-site, direct interviews with residents were conducted in June 2023. 19 households participated in the interview process, while 11 chose not to participate. The occupant of the single-family residence was not interviewed and is not considered part of this Plan. (See ATTACHMENT 1 for the General Information Notice).

Enquiries made of those occupants included household size and composition; ages of all household members; primary language spoken in the home; disabilities and health problems, if any; and, preferences related to replacement housing location (See copy of the residential interview form at ATTACHMENT 2).

All information of a statistical nature supplied by households for this Report/Plan is considered anecdotal in nature and has not been validated by documentary evidence such that would otherwise be required to comply with relocation qualifying criteria at the actual time of displacement.

One of the mobile homes is currently vacant. Based upon the interviews performed by Autotemp, of the 18 households residing on site and interviewed, there are a total of 65 residents, 20 of which are minors. Pad rents range from $270 to $300 per month, excluding utilities. The one household that rents their accommodations is paying $875 per month to an off-site owner.

Of the total number of households interviewed, four households are deemed “elderly” by the standard that the head of household is sixty-two (62) years of age, or older. Five of households may be considered disabled, three of which have mobility issues.

The respondent households reported their primary language was either English or Spanish. Relocation advisory and benefits assistance will be provided utilizing the primary language of the displaced occupants in order to ensure that all displacees obtain a complete understanding of the relocation program and their eligibility for benefits.

La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 7
All relocation assistance will, nevertheless, be provided to the prospective displacees in the language with which they are most conversant.

The 18 occupied mobile home households are comprised of one one-bedroom unit; 13 two-bedroom units; and four three-bedroom units. One of the mobile homes is occupied by a tenant and is owned by an off-site owner.

Income
Sections 50079.5 and, 50105 of the Health and Safety Code, directs the State Department of Housing & Community Development (HCD) to publish the annual income limits issued by the Federal Department of Housing and Urban Development (HUD). Accordingly, HCD has filed with the Office of Administrative Law, amendments to Section 6932 of Title 25 of the California Code of Regulations. The amendments contain the 2023 HUD income limits, prepared by HCD pursuant to Health and Safety Code Section 50093.

Attached are the most current income limits for the ‘Extremely Low-‘; ‘Very Low-‘; ‘Lower-‘; and, ‘Moderate-Income’ categories as established by the Federal Department of Housing and Urban Development (HUD) for Fresno County and adopted by HCD in June 2023. (ATTACHMENT 3)
Based upon interviews and responses from the prospectively displaced and interviewed households vis-à-vis the HUD-derived income standards and categories for Fresno County, the following Table illustrates the resident household income distribution relative to the HUD Income Category Limits for Fresno County, (ATTACHMENT 3), of those which responded, grouped by tenancy type. One owner/occupant household was non-responsive while another did not provide complete income and both are therefore excluded.

Extremely
Low
Very
Low Lower Median and Above
Mobile home
owner/occupant
5 4 4 2
Tenant
occupant
- - 1 -
La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 8

LOCATIONAL NEEDS AND PREFERENCES
As noted above, residents were interviewed and queried regarding household size and composition, income and ownership/rental information, length and type of occupancy, and disabilities/health problems, if any. In addition, residents were queried regarding any preferences related to replacement housing and its (the housing’s) location. During the interview process, the households expressed an interest in remaining in the surrounding area.

B. REPLACEMENT HOUSING RESOURCES
A resource survey was conducted during the week of June 19, 2023, to identify available comparable, decent, safe and sanitary units in proximity to the Project site and in nearby communities. Although the initial resource survey focused on mobile homes, the residents have the ability to use their relocation assistance in moving to more conventional forms of housing and, the availability of these have been included (See Housing Survey – ATTACHMENT 4).

Mobile Homes for Sale
At the time of the Mobile Home survey, numerous mobile homes were found for sale, within the surrounding communities. One-, Two- and Three-bedroom homes were found, with sale prices ranging from $8,000 to $179,900. Several empty spaces were also identified.

In terms of conventional rental accommodation, a resource survey of apartments on the market within the same time period found rental accommodation within the surrounding communities. Rental monthly rates ranged from a low of $850 per month for a one-bedroom to a high of $2,750 per month for a three bedroom. It should be noted that all the rentals identified were market rate, thus excluding affordable housing where an application and waiting period may apply. Eligible Households will be encouraged to apply for affordable housing alternatives, if available.

None of the existing owner/occupant mobile homes appear moveable. In addition, based on the resource study, it appears that there are no vacant spaces in the La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 9
surrounding communities that will accept these homes. If a household wishes to move their home beyond the surrounding area, additional efforts to locate vacant spaces will be implemented.

C. PROGRAM ASSURANCES AND STANDARDS
There will be adequate funds to relocate all the households. Services will be provided to ensure that displacement does not result in different, or separate treatment of households based on race, nationality, color, religion, national origin, sex, marital status, familial status, disability or any other basis protected by the federal Fair Housing Amendments Act, the Americans with Disabilities Act, Title VI of the Civil Rights Act of 1964, Title VII of the Civil Rights Act of 1964, Title VIII of the Civil Rights Act of 1968, the California Fair Employment & Housing Act, and the Unruh Act, as well as any otherwise arbitrary or unlawful discrimination.

No one will be displaced without 365-days written Notice. In addition, those requirements set forth by State law for mobile home park closures will be followed, as addressed in the following section. It should be noted that the tenant occupants of the park are not entitled to benefits pursuant to state law and only subject to a sixtyday notice to vacate, per statue. However, the Park Owner has committed to the extended notice time frame outlined in this Plan for the tenant occupants.

D. STATE MOBILEHOME PARK CLOSURE LAWS
This section outlines the requirements that must be met under state law to legally close a mobile home park in California.

Both Government Code Section 65863.7 and Civil Code Chapter 2.5- Section 798.56 set forth requirements that must be met prior to a closure of a mobilehome park and that apply to both publicly-, and privately-owned parks.

California Mobile home Park Closure Law
Government Code Sections 65863.7 and 65863.8 impose special impact report and notice requirements on mobilehome park closures, and provide for local governments to require mitigation of park closure impacts in certain instances.

La Hacienda Mobile Home Estates, Fresno, CA
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1. Conversion Impact Report
Government Code Section 65863.7(a) requires that, prior to the conversion of a mobile home park to another use, or prior to closure of a mobilehome park, the person or entity proposing the change in use shall file a report on the impact of the closure on the displaced residents of the park.

Before changes to the law in 2021, a Conversion Impact Report was required to address the:
i) Availability of adequate replacement housing in
mobile home parks, and otherwise, if applicable;
and,
ii) Relocation costs, if applicable.

After 2021, the statute was modified to state that a Conversion Impact Report shall include a replacement and relocation plan that adequately mitigates the impact upon the ability of any displaced residents of the mobilehome park to find adequate housing.

Under both versions of the statute, the primary focus of the Conversion Impact Report is on the potential economic displacement of residents and the burden of any relocation on such residents.

Pursuant to Section 65863.7(i), if the closure of the park is the result of a decision by a local governmental entity not to renew a conditional use permit or zoning variance, or is the result of any other zoning or planning decision, the local government agency is deemed to be the person proposing the change in use for purposes of preparing the Report.

In this case, the Park Owner is the entity proposing the closure of the park.

The Report must be filed with the legislative body of the local jurisdiction – in this case, the City – and a copy of the Report shall be provided to each resident of the Park, which is the subject of closure.

La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 11
The person proposing the change in use (in this case, the Park Owner) and each resident may request a hearing before the City on the sufficiency, or otherwise, of the Report. If a hearing is scheduled, residents of the Park must receive at least fifteen (15)-days prior notice of the hearing.

With the submission of this Plan to the City of Fresno, the Park Owner herewith requests that the closure of the Park be approved. This Relocation Plan satisfies the requirements specified for a “Conversion Impact Report.”

2. Local Agency Review; Mitigation Measures
Pursuant to Government Code Section 65863.7(e) and, whether or not a hearing is scheduled, the City of Fresno (or its otherwise delegated advisory agency) shall review the report and any additional relevant documentation, make a finding as to whether approval of the proposed change in use, taking into consideration both the Report and the overall housing availability within the jurisdiction, will materially contribute to a shortage of housing opportunities and choices for low- and moderate-income households with the local jurisdiction, and may require, as a condition of the change, that the owner take steps to mitigate any adverse impact of the park conversion on the ability of displaced park residents to find adequate housing in a mobile home park or alternative housing.

3. Notice requirements
Pursuant to Government Code Section 65863.8, a local government may not take action on an application for change in use of a mobilehome park unless, at least thirty (30) days prior to the action, the local government has informed the applicant in writing of the requirements of Civil Code Section 798.56 (discussed below) and all applicable local regulations requiring the applicant to notify park residents of the proposed change. Although no formal application will be required for the City to approve conversion, the City should ensure that any City Council or Commission meeting at which a change in use may be approved is properly noticed and that the applicant verifies in the manner satisfactory to the City that residents and mobilehome owners have La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 12
been notified of the proposed change in use or closure.Households must also be given a thirty (30) day notice of such hearing.

Termination of Park Occupancy Due to Park Closure
Civil Code Section 798.56 sets forth the required “just cause(s)” for termination of tenancy in a mobilehome park. Subsection (g) specifies that change of use of the park, or any portion thereof is a reason for termination of tenancy, provided the following requirements have been met:
(1) The management gives the homeowners at least thirty (30) days written notice that the management will be appearing before a local governmental board, commission, or body to request permits for a change of use of the mobilehome park;
(2) If, and after all required permits requesting a change of use have been approved by the local governmental board, commission, or body the management shall give the homeowners six (6) months or more written notice of termination of tenancy. If the change of use requires no local governmental permits, then notice shall be given twelve (12) months or more prior to the management's determination that a change of use will occur. The notice shall disclose, and describe in detail the nature of the change of use;

(3) The management shall give each proposed homeowner written notice thereof prior to the inception of his or her tenancy that the management is requesting a change of use before local governmental bodies or that a change of use request has been granted; and, (4) The notice requirements for termination of tenancy set forth in Civil Code Sections 798.56 and 798.57 shall be followed if the proposed change actually occurs (Civil Code Section 798.56[g]).

Civil Code Section 798.56(h) additionally requires that the impact report required pursuant to Government Code Section 65863.7 shall be given to the homeowners or residents at the same time that notice is required as described in (1), above.

La Hacienda Mobile Home Estates, Fresno, CA
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As the Park Owner will not be applying for all requisite permits for the change in use and closure of the Park, at the time of Plan adoption/approval, the Park Owners will be issuing a twelve (12) month notice of termination of occupancy to each household concurrent with the adoption/approval of this Plan.

The statutes described above are intended to address displacement, to ensure a process for mitigating the burden of any resulting relocation for those displaced households, and to allow for potentially affected households to be assured of due process and a right to participate in decisions about changes in use for the mobilehome park where they reside.

E. RELOCATION ASSISTANCE PROGRAM
A relocation representative from Autotemp is available to assist any displaced household having questions in regard to relocation and/or assistance in relocating.

Staff may be contacted by calling, 888.202.9195, during the hours of 8:00 a.m. to 6:00 p.m., Monday through Friday.

The relocation offices are located at 275 Reflections Drive #26 San Ramon, CA 94583. On-site visits are available upon appointment.

A comprehensive relocation assistance program, with technical and advisory assistance, will be provided to the households proposed to be displaced. This assistance will satisfy the mitigation required pursuant to Government Code Section 65863.7(i). Close contact will be maintained with each household.

Advisory assistance will be directed to include the following procedures:

1. To fully inform eligible project occupants of the nature of, and procedures for obtaining relocation assistance and benefits;

2. To determine the needs of each residential displacee eligible for assistance;

3. To provide current, and continuously updated information concerning replacement housing opportunities;
La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 14

4. To connect with special assistance in the form of referrals to governmental and social service agencies will be made, if needed.

Referral agencies may include, but not necessarily be limited to, the Department of Public and Social Services (DPSS) for income maintenance or food stamps, Medi-Cal, Employment Development Department, Human Services and Child and Adult Protective Services;

5. To provide assistance that does not result in different, or separate treatment due to race, color, religion, national origin, sex, sexual orientation, marital status or other arbitrary circumstances;

6. To supply information concerning federal and state housing programs and other governmental programs providing assistance to displaced persons;

7. To assist each eligible person to complete applications for benefits.

F. CITIZEN PARTICIPATION/PLAN REVIEW

To promote this process, the Park Owner shall ensure this Plan will be provided to each household and will be made available to the public for the mandatory thirty (30) day review period. This will be done through personal delivery to all park residents and by regular and certified mail to the owner/non-occupants.

Requirements under Government Code Sections 65863.7, 65863.8 and Civil Code Section 798.56 will also be followed as addressed above. The Park Owner will ensure the following:

1. Full, and timely access to documents relevant to the relocation program;

2. Provision of technical assistance necessary to interpret elements of the relocation plan and other pertinent materials;

3. Copies of this Plan shall be available for review within thirty (30) La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 15
days prior to final approval by the City. A public hearing may be requested by a park resident;

4. A general notice of this Plan shall be provided to all prospective displacees of the proposed project.

7. Upon completion of all reviews, the Plan will be presented for approval by the City.

G. RELOCATION BENEFIT CATEGORIES
Benefits will be paid to eligible displaced persons upon submission of required claim forms and documentation in accordance with approved procedures.

Specific eligibility requirements and benefit plans will be detailed on an individual basis with all displacee households. In the course of personal interviews and follow-up visits, each displacee will be counseled as to available options and the consequences of any choice with respect to financial assistance.

In order to alleviate hardships for tenants who must pay additional move-in costs (such as first and last month’s rent, credit check costs and other security deposits), the Park Owner will provide advance benefit payments to assist displacees in securing replacement housing units.

Requests for advance payments will be expeditiously processed to help avoid the loss of desirable and appropriate replacement housing.

Residential Moving Expense Payments
All subject households will be eligible to receive a payment for moving expenses for personal property. Payments will be made based upon either: 1. a fixed room count schedule; or, 2. an invoice for actual reasonable moving expenses from a licensed professional mover.
1) Fixed Payment – A fixed payment for moving expenses based on the number of rooms containing furniture or other personal property La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 16
to be moved. The fixed moving payment will be based upon the most recent Federal Highway Administration schedules maintained by the California Department of Transportation (ATTACHMENT 5). - Or -
2) Actual Reasonable Moving Expense Payments - The displaced households may elect to have a licensed, professional mover perform the move; if so, the displacing entity will pay for the actual cost of the move up to fifty (50) miles, and all reasonable charges for packing, unpacking, insurance, utility connection charges and the cost directly related to displacement of modifying personal property to adapt it to the replacement location. The payment will be made directly to the mover or as a reimbursement to the displaced household upon presentation of a paid invoice.

Mobile-Home Owner -Occupant
In addition to the moving expense payment above, a household that owns a mobilehome and rents the site – or, “pad” – upon which the Mobile Home is located will be eligible for the following:

The cost to move the mobile home, within 100 miles, which includes:

1. The reasonable cost of disassembling, moving, and reassembling any appurtenances attached to a mobile home, such as porches, decks, skirting, and awnings, which were not acquired, and unit anchoring.

2. The reasonable cost of repairs and/or modification so that a mobile home can be moved.

3. The cost of nonrefundable mobile home park entrance fee, not to exceed $1,000.

Or
La Hacienda Mobile Home Estates, Fresno, CA
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The Fair Market Value in Place (FMVIP) which has been determined by a certified appraiser as of May 20, 2023. In addition, the household will receive $75 to cover the cost of credit check fees.

Mobile-Home Tenant Occupant of the Owner-Nonoccupant
A mobile-home tenant occupant of the owner/nonoccupant will receive moving assistance only for their personal property.

Mobile-Home Owner/Non-occupant
The cost to move the mobile home, within 100 miles, which includes:

2. The reasonable cost of repairs and/or modification so that a mobile home can be moved.

3. The cost of nonrefundable mobile home park entrance fee, not to exceed $1,000.

Or
The Fair Market Value in Place (FMVIP) which has been determined by a certified appraiser as of May 20, 2023.
(Remainder of page intentionally left blank)
La Hacienda Mobile Home Estates, Fresno, CA
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Summary
The following Table outlines the benefits for which the mobile home occupants may be eligible:

Prescribed
Benefit
Mobile Home
Owner/Occupant
Mobile Home
Owner/Non-Occupant
Fixed Moving
Payment-personal
property
$1165 to $1925
Per Schedule at
ATTACHMENT 7
$1165 to $1925
Per Schedule at
ATTACHMENT 7.

Actual Moving
Payment – personal
property
The lesser of two (2)
approved bids
The lesser of two (2)
approved bids
Cost to move and reinstall the mobile home
and nonrefundable entry
fees
yes yes
Fair Market Value in Place
(FMVIP)/appraised value
Yes, in lieu of moving the
mobile home
Yes, in lieu of moving the
mobile home
Full refund of security
deposit Yes, less any rents owed Yes, for mobile home owner only, less any rents owed “credit check fees” Yes No
La Hacienda Mobile Home Estates, Fresno, CA
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H. PAYMENT OF RELOCATION BENEFITS
The procedure for the preparation and filing of claims and the processing and delivery of payments will be as follows:

1. Claimant(s) will provide all necessary documentation to substantiate eligibility for assistance.

2. Assistance amounts will be determined in accordance with the provisions of this Plan.

3. Required claim forms will be prepared by relocation
personnel in conjunction with claimant(s). Signed claims and supporting documentation will be submitted by relocation personnel to the Park Owner.

4. The Park Owner will review, and approve claims for payment, or request additional information.

5. The Park Owner will issue benefit checks which will be delivered to the Claimant, unless circumstances dictate otherwise.

6. Final payments will be issued after confirmation that the Project area premises have been completely vacated.

7. Receipts of payment will be obtained and maintained in the relocation case file.

I. RELOCATION TAX CONSEQUENCES
In general, payments may be considered income for the purpose of the Internal Revenue Code of 1986, or the Personal Income Tax Law, Part 10 of the Revenue and Taxation Code. The above statement on tax consequences is not intended to be provision of tax advice by the Park Owner or their Agents, Consultants, Employees or Assigns.

La Hacienda Mobile Home Estates, Fresno, CA
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Displacees are encouraged to consult with their own tax advisors concerning the tax consequences of relocation payments.

J. EVICTION POLICY
Eviction by the Park Owner may be undertaken only for one or more of the following reasons:

1. Failure to pay rent, except in those cases where the failure to pay is due to the lessor’s failure to keep the premises in habitable condition; is the result of harassment or retaliatory action; or, is the result of a discontinuation or substantial interruption of services which cannot be reasonably mitigated by lessor;

2. Performance of a dangerous or illegal act in the unit by lessee, their guests or invitees or, any combination thereof;

3. A Material breach of the rental agreement and failure to correct said breach within 30 days of notice;

4. Maintenance of a nuisance, and failure to abate within a reasonable time following notice;

5. Refusal to vacate the site by the termination date of the notice to vacate;

6. A requirement under State or local law or emergency circumstances that cannot be prevented by reasonable efforts on the part of the Park Owners.

K. PROJECTED DATES OF DISPLACEMENT
Households will receive a Three Hundred and Sixty-Five (365)-Day Notice-toVacate before they are required to move. These notices are expected to be issued on or about October 01, 2023. In addition, a Sixty (60)-Day Notice will be issued at the appropriate time during the 365-day Notice period, as applicable.

La Hacienda Mobile Home Estates, Fresno, CA
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Relocation is expected to commence upon approval of the Plan and, be completed for all households on or about September 30, 2024.

L. ESTIMATED RELOCATION COSTS
La Hacienda Mobile Estates, LLC (the ‘Park Owner’) has committed their personal funds for the payment of relocation benefits as outlined in the Plan.

Because of the long period of implementation, changes in circumstances and incomplete information on some of the households, the Park Owner has also budgeted a reserve for unanticipated contingencies.

Acquisition of Mobile Homes $132,000.00
Moving Assistance $ 60,000.00
Move-in Costs $ 5,000.00
Contingency $ 28,000.00
TOTAL $225,000.00
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La Hacienda Mobile Home Estates, Fresno, CA
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TABLE OF ATTACHMENTS
Attachment 1: General Information Notice
Attachment 2: Residential Interview Form
Attachment 3: HUD Income Category Limits for Napa County Attachment 4: Housing Resource Survey
Attachment 5: Fixed Payment Moving Schedule
La Hacienda Mobile Home Estates, Fresno, CA
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ATTACHMENT 1.

GENERAL INFORMATION NOTICE
La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 24
ATTACHMENT 2.

RESIDENTIAL INTERVIEW FORM
Interview Date: __________ Site Move-In: _____________ Initiation of Negotiations: ______________ Interviewer: _____________ Head of Household__________________________________________ Address:
______________________________________#___________
_________________________________________________________ Site Telephone # _________________ Work/Cell #________________ Fax # _____________ Email __________________________________ Social Security Number
:______________________________________

DISPLACEMENT STATISTICS
Dwelling Type _______________________ Approx.

Sq.Ft.__________
Approximate Age of Unit: ______yrs._______
# Bedrooms_____ # Bathrooms _____ # Rooms______ ☐ Laundry Fac.
☐ Garage ☐ Carport ☐ Pets: If so, describe_____________________ Mobile Home: Size: _________ft x _________ft
Year: _________ Model: ___________ Pad Rent: $ _______________

OCCUPANCY / FINANCIAL INFORMATION
Occupancy Status: ☐ Own ☐ Rent
Condition of unit : ☐ Excellent ☐ Good ☐ Fair ☐ Poor
Home business?_______ Description _________________________ Do you rent out any rooms in the dwelling? ☐Yes ☐ No
If so, names: _____________________________________________ If so, is person or persons considered part of household? ☐Yes ☐No Owners: ☐ Mortgage ☐ Own Clear
Monthly Payment: Principal $_______________
Loan Balance(s) as of ___________: $______________________ Loan Type: ☐Fixed ☐Variable Annual % Rate _________
Loan Type: ☐Fixed ☐Variable Annual % Rate _________
Original Date(s) of Current Loan(s) : ________________________ Rem. Loan Term _____Months Rem. Loan Term _____Months
Renters: ☐ Total Monthly Rent:$_________ Landlord_____________ ☐ Written Agreement Date_____________________
☐ M/M ☐ Lease ☐ Vacant/No Contact
☐ Unit Furnished ☐ Unit Unfurnished ☐ Security Deposit? $________
If Sect.8, Total Tenant Rent. $_____________
Caseworker:______________________________________
Telephone #: _______________
OTHER:

ETHNICITY:
☐ White ☐ Asian
☐ Hispanic/Latino
☐ African American
☐ Other______________
PRIMARY LANGUAGE:
☐ English ☐ Spanish
☐ Other:____________
SPECIALIZED NEEDS:
☐ AFDC / TANF, Pension

SS, SSI
☐ Other Public Assistance
(ask for Entitlement Letter)
☐ Elderly Household
☐ Handicapped
Household:

Describe:_______________
______________________
Need Barrier-Free: Yes ☐
No ☐
Own Car? Yes ☐ No ☐
☐ Need access to public
transportation?
Describe mode: ________
_____________________
☐ Need to live near medical
facilities? Describe location:
_____________________
_____________________
☐ Other Special needs or
services requested:

Describe:______________
_____________________
Monthly Utilities:

Which__________
___________
Gas: ☐ Tenant ☐
Owner
Electricity: ☐
Tenant ☐ Owner
Water: ☐ Tenant
☐ Owner
Other: _________
Appliances Owned
by Tenant:
☐ Stove ☐
Refrigerator ☐ W/D
☐ Other________
Are all occupants
planning to move at
the same time, and
to the same
replacement
dwelling?
☐ Yes ☐ No
Area of preference:
________________
________________
________________
________________
________________
________________
________________
________________
________________
________________
______________
La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 25
Household Members Sex Age Move-in Income Relationship/ Employer/School 1 M F
2 M F
3 M F
La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 26
ATTACHMENT 3.

HUD ANNUAL INCOME LIMITS
FRESNO COUNTY (2023)
The following figures are approved by the U.S. Department of Housing and Urban Development (H.U.D.) for use in the County of Fresno to define and determine housing eligibility by income level.

HUD Annual Income Limits – Fresno County
Area Median: $83,800
Household
Size
Extremely
Low
Income
Very
Low
Income
Lower
Income
Median
Income
Moderate
Income
1 Person $17,350 $28,900 $46,200 $58,650 $70,400
2 Person $19,800 $33,000 $52,800 $67,050 $80,450
3 Person $24,860 $37,150 $59,400 $75,400 $90,500
4 Person $30,000 $41,250 $65,950 $83,800 $100,550
5 Person $35,140 $44,550 $71,250 $90,500 $108,600
6 Person $40,280 $47,850 $76,550 $97,200 $116,650
7 Person $45,420 $51,150 $81,800 $103,900 $124,700
8 Person $50,560 $54,450 $87,100 $110,600 $132,750
Figures are per the Department of Housing and Community Development (California), Division of Housing Policy Development, June 06, 2023
La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 27
ATTACHMENT 4
Housing Resource Study
Spaces/Mobile Homes for rent
Mobile Homes for Sale
La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 28
Apartments for Rent
La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 29
La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 30
La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 31
La Hacienda Mobile Home Estates, Fresno, CA
Autotemp 32
ATTACHMENT 5
(Remainder of this page intentionally left blank)

FIXED MOVING SCHEDULE -
CALIFORNIA (effective 8/2021)
Occupant owns furniture
Excludes bathrooms, Closets and
Hallways
1 room $780.00
2 rooms $1,000.00
3 rooms $1,250.00
4 rooms $1,475.00
5 rooms $1,790.00
6 rooms $2,065.00
7 rooms $2,380.00
8 rooms $2,690.00
each additional room $285.00
Occupant does NOT own furniture
1 room $510.00
each additional room $100.00
Page # 1 of 17
APPRAISAL GUY, INC.
606 TRUMPET AVE.

PLACENTIA, CA 92870
(714) 296-4075
06/05/2023

MATT DAVIES

HARMONY COMMUNITIES
6653 EMBARCADERO DR. STE.C
STOCKTON, CA 95219
Re: Property: 104 E SIERRA AVE, # 1
FRESNO, CA 93710
Borrower: NONE
File No.: 3282
Opinion of Value: $ 7,300
Effective Date: 05/20/2023
IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED.

THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP.

THIS REPORT IS BASED ON A PHYSICAL ANALYSIS OF THE SITE AND IMPROVEMENTS, A LOCATIONAL ANALYSIS OF THE NEIGHBORHOOD AND CITY, AND AN ECONOMIC ANALYSIS OF THE MARKET FOR PROPERTIES SUCH AS THE SUBJECT. THE

APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE.

THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED.

IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU.

Sincerely,
GUY G. HALL
SCREA
License or Certification #: AR 029703
State: CA Expires: 11/21/2024
[email protected]
Page # 2 of 17
HARMONY COMMUNITIES 3282
104 E SIERRA AVE, # 1
FRESNO FRESNO CA 93710

HARMONY COMMUNITIES
Letter of Transmittal ................................................................................................................................................................................................................................................................................................

Table of Contents ....................................................................................................................................................................................................................................................................................................

Mobile Home In Park Appraisal ................................................................................................................................................................................................................................................................................

Additional Comparables 4-6 ....................................................................................................................................................................................................................................................................................

NOTICE TO VACATE PG 1 OF 21 .............................................................................................................................................................................................................................................................................

ASSUMPTIONS & LIMITING CONDITIONS ...............................................................................................................................................................................................................................................................

Additional Appraiser's Certification ..........................................................................................................................................................................................................................................................................

COMPARABLE COMMUNITIES ................................................................................................................................................................................................................................................................................

TITLE / DECAL REPORT ..........................................................................................................................................................................................................................................................................................

Community Map ......................................................................................................................................................................................................................................................................................................

Subject Photos ........................................................................................................................................................................................................................................................................................................

Location Map ..........................................................................................................................................................................................................................................................................................................

Comparable Photos 1-3 ...........................................................................................................................................................................................................................................................................................

Comparable Photos 4-6 ........................................................................................................................................................................................................................................................................................... 1 2
3 6
7 8
10 11
12 13
14 15
16 17
Form TOCPPIX - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Lender/Client
Lender/Client
File No.

Property Address
City County State Zip Code

TABLE OF CONTENTS
Appraisal Guy, Inc. Page # 3 of 17

MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT
3282
NONE 0045.04 23420
104 E SIERRA AVE 1 LA HACIENDA M.H.P.

FRESNO FRESNO CA 93710
1971 GALAXY HOMES GALAXY 60 24
S387 X / U AAG2015 INSIGNIA #: 460255 / 56

CHATTEL GONZALEZ & LEPE GONZALEZ & LEPE
HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL

N/A N/A NOT FOR LOAN N/A
47 10 5 5
10 10 10 Other 3
500 5,000 3,333
36 65 52
181,000 463,000 364,000
34 67 53
X 02/18/2009
06019C1560H

BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE

DEVELOPED

THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT.

THE SUBJECT PROPERTY HAS FAIR APPEAL TO MARKET AND IS LOCATED IN THE CITY OF FRESNO, COUNTY OF FRESNO IN A MBHM PARK WITH OTHER UNITS OF MANUFACTURED HOMES OF SIMILAR SIZE, QUALITY OF CONSTRUCTION & DESIGN & APPEAL. THE SUBJECT REPRESENTS THE OPENING PRICE RANGE FOR HOUSING IN THE MARKET AND HAS REASONABLE DEMAND. THE SUBJECT IS PROXIMATE TO PUBLIC PARKS, SCHOOLS, EMPLOYMENT & PUBLIC TRANSPORTATION. COMMUNITY AMENITIES SUCH AS SHOPPING, AND OTHER SERVICES ARE PROXIMATE TO THE SUBJECT.

SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability

NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION.

LA HACIENDA M.H.P.
60 ABOVE TYPICAL
USE CODE: MOBILE HOME
0 N/A
300
NONE
UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION.

MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 1,440

NONE ALUMINUM PORCH

NONE ALUMINUM
1 AREA 1 3 2 1
NONE
FAH GAS 37 38
17 18
AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. INTERIOR AMENITIES ARE WHAT IS TYPICAL FOR THE HOMES YEAR BUILT. LOCATION NOTED FAIR AS THE HOME BACKS TO A BUSY STREET. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.

IDENTIFICATION
Borrower Census Tract Map Reference
Address Unit No. Project or Park Name
City County State Zip Code
Year Make Model Length Width
Serial No. Decal No. HUD No.

Property Rights Appraised Personal Owner Occupant
Lender/Client Lender/Client Address
Appraiser Instructions to Appraiser
Sale Price Date of Sale Loan Terms Actual R.E. Taxes

NEIGHBORHOOD
Location Urban Suburban Rural
Built Up Over 75% 25% to 75% Under 25%
Growth Rate Fully Dev. Rapid Steady Slow
Property Values Increasing Stable Declining
Demand/Supply Shortage In Balance Oversupply
Marketing Time Under 3 Mos. 4-6 Mos. Over 6 Mos.

Present Land Use % 1 Family % 2-4 Family % Apts. % Condo % MBHM's % Commercial % Industrial % % Vacant
Change in Present Land Use: Not Likely Likely (*) Taking Place (*) (*) From To
Predominant Occupancy: Owner Tenant
Mobile/Manuf.

Housing: Price Range $ to $ Predominant $
Age yrs. to yrs. Predominant yrs.

Single Family
Housing: Price Range $ to $ Predominant $
Age yrs. to yrs. Predominant yrs.

NEIGHBORHOOD RATING Good Avg. Fair Poor
Adequacy of Shopping
Employment Opportunities
Recreational Facilities
Adequacy of Utilities
Property Compatibility
Protection from Detrimental Conditions
Police and Fire Protection
General Appearance of Properties
Appeal to Market
FEMA Special Flood Hazard Area Yes No
FEMA Zone Map Date
FEMA Map No.

Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors.

Neighborhood boundaries and characteristics:

Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.):

Market conditions in the subject neighborhood (including support for the above conclusions related to the trend of property values, demand/supply, and marketing time - such as data on competitive properties for sales in the neighborhood, description of the prevalence of sales and financing concessions, etc.):

Adverse environmental conditions (such as, but not limited to, hazardous wastes, toxic substances, etc.) present in the improvements, on the site, or in the immediate vicinity of the subject property:

PROJECT RATING
Complete only if subject is located in a lease/rental park.

Name
No. of Homes Density per Acre
Zoning Classification
Approx. No. Units for Sale Approx. No. Units Rented
Monthly Space Rent $ (includes water sewer garbage)
Access Unrestricted Electronic Gate Guarded Gate
Community All Ages Senior
Describe common elements and recreation facilities
PROJECT RATING Good Avg. Fair Poor
Location
General Appearance
Amenities and Recreational Facilities
Density (units per acre)
Unit Mix
Quality of Constr. (mat'l & finish)
Condition of Exterior
Condition of Interior
Adequacy of Public Transportation
Appeal to Market

SUBJECT UNIT
Existing Structure Proposed Construction
Gross Living Area (incl. additions) Sq. Ft.

Built-on Additions
and Features
Add On Wanigan Porches
Decks Exterior Siding
Room List Foyer Living Dining Kitchen Bdrm. Bath Fam. Rec. Lndry. Other Home
Additions
Floors: Carpet
Interior Walls: Paneling Drywall
Trim/Finish: Good Average Fair Poor
Bath Floor: Vinyl Wainscot: Fiberglass
Windows (type): Single Glazed Double Glazed Storm Sash Screens View (describe):

Kitchen Equipment: Refrigerator Range/Oven Fan/Hood Washer Dryer Intercom Disposal Dishwasher Microwave Compactor
Heating: Type Fuel Fireplace # Wood Stove #
Air Conditioning: None Central Evaporative Window
SUBJECT UNIT RATING Good Avg. Fair Poor
Condition of Improvements
Room Sizes and Layout
Adequacy of Closets and Storage
Kitchen Equipment, Cabinets & Workspace
Plumbing - Adequacy and Condition
Electrical - Adequacy and Condition
Skirting - Adequacy and Condition
Adequacy of Insulation
Location within Project
Overall Livability
Appeal and Marketability
Estimated Effective Age to Yrs.

Estimated Remaining Economic Life to Yrs.

Comments:

Page 1 of 3 ends

Page # 4 of 17

MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT
3282
60 12 2 1,440
1,440
1,440 50.00 72,000
600 11.00 6,600
80 10.00 800
80 25.00 2,000
168 11.00 1,848
DELIVERY 2 1,300.00 2,600
SET UP 1,440 6.00 8,640
94,488
37 1.25 43,701
50,787
50,787
SET UP
CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE
REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN EXTRAORDINARY

ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION WAS GIVEN TO THE

MARKET APPROACH TO VALUE
104 E SIERRA AVE, # 1
FRESNO, CA 93710
N/A

5.07 TITLE/DECAL REPORT
MLS #
+0.15 % PER MONTH

AVG BACKS TO STREET

GALAXY HOMES
1971
FAIR

AVERAGE
6 3 2
1,440
NONE
NONE
2 CAR CARPORT
PORCH
NONE
1 SHED

WINDOWS DUAL PANE

INTERIOR WALLS PANELING
COMMUNITY NAME LA HACIENDA M.H.P.

COMMUNITY AMENITY NONE
Financing UNKNOWN
5541 E TULARE AVE #39
FRENSO, CA 93727

7.65 MILES SE
5,000

7.44 MH VALUE REPORT
12/29/2022 +50
GOOD -100

CHAMPION
1970 0
FAIR

AVERAGE
4 2 1 +800
672 +2,500
NONE
NONE
2 OPEN PARKING +350
PORCH
NONE
1 SHED

DUAL PANE

PANELING

SUNNYSIDE MOBILE ESTATES
CLUBHOUSE, POOL -250

UNKNOWN
3,350
Net 67.0%15
Gross 81.0%25 8,350
2110 HELM AVE # 7
CLOVIS, CA 93612

3.88 MILES SE
5,000

7.44 MH VALUE REPORT
07/01/2022 +100
GOOD -100

SKYLINE
1980 -200

AVERAGE

AVERAGE
4 2 1 +800
672 +2,500
NONE
NONE
1 CARPORT + 1 OPEN +200
PATIO
NONE
1 SHED
SINGLE PANE +150

PANELING
SHAW-CLOVIS M.H.P.

CLUBHOUSE, POOL -250

UNKNOWN
3,200
Net 64.0%15
Gross 86.0%25 8,200
104 E SIERRA AVE # 29C
FRESNO, CA 93710

SUBJECT COMMUNITY
4,000

6.67 MH VALUE REPORT
11/03/2022 +50
GOOD -100

FLEETWOOD
1973 0
FAIR

AVERAGE
4 2 1 +800
600 +2,750
NONE
NONE
2 CAR CARPORT
PORCH
NONE
1 SHED
SINGLE PANE +100

PANELING
LA HACIENDA M.H.P.

NONE

UNKNOWN
3,600
Net 90.0%15
Gross 95.0%25 7,600
ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50.

THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977.

AS REQUESTED BY THE CLIENT ALL APPRAISALS ARE EXTERIOR ONLY. THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS SIMILAR TO THE EXTERIOR WITH LIMITED UPDATES AND UPGRADES. THE APPRAISERS ACCESS TO THE HOME WAS LIMITED TO A STREET VIEW. IN MANY CASES THERE WAS NO VIEWING ACCESS TO YARD SPACE. WHEN AVAILABLE MLS DETAIL WAS USED TO VIEW THE HOME.

ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTH. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE 7,300
Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.

COST APPROACH
Measurements No. Sections Sq. Ft.
x x =
x x =
x x =
x x =
Total Gross Living Area (List in Market Data Analysis Below) Gross Living Area: S.F. @ $ = $
Additions: S.F. @ $ = $
Carport/Garage: S.F. @ $ = $
Awnings: S.F. @ $ = $
Porch/Patio: S.F. @ $ = $
Sheds: S.F. @ $ = $
Skirtings: S.F. @ $ = $
S.F. @ $ = $
S.F. @ $ = $
Total Replacement Cost: = $
Depreciation: years @ % per yr. = $
Functional Economic = $
Depreciated Replacement Cost: = $
Park Space Additive = $
INDICATED VALUE BY COST APPROACH: = $
Comment on cost data/functional and economic obsolescence:

MARKET DATA ANALYSIS
ITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address
Proximity to Subject
Sales Price $ $ $ $
Price/Sq. Ft. GLA $ /Sq. Ft. $ /Sq. Ft. $ /Sq. Ft. $ /Sq. Ft.

Data/Verification
Source(s)
Date of Sale/ DESCRIPTION DESCRIPTION +(– )$ Adjust. DESCRIPTION +(– )$ Adjust. DESCRIPTION +(– )$ Adjust.

Time Adjustment
Location
Make
Year
Quality
Condition
Living Area: Room Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Total Bdrms Bath Count & Total
Gross Living Area Sq. Ft. Sq. Ft. Sq. Ft. Sq. Ft.

View
Additions
Garage/Carport
Porch/Patio/Deck
Fireplace(s), etc.

Shed
Total Adjustments + – $ + – $ + – $
Indicated Value
of Subject $ $ $
Comments on the Comparable Sales
Analysis of any current agreement of sale, option, or listing of the subject property and analysis of any prior sales of subject within 3 years of the date of appraisal:

INDICATED VALUE BY SALES COMPARISON APPROACH $

Page 2 of 3 ends

Page # 5 of 17

MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT
3282
SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING.

DETERMINATION OF GROSS LIVING AREA: ON PERSONAL PROPERTY MANUFACTURED / MOBILE HOMES HUD & HCD REPORT CHASSIS SIZE TO THE HCD DATA BASE. THIS CAN BE IN CONFLICT WITH THE GROSS LIVING AREA (GLA) OF THE HOME. ON PRE HUD HOMES IT WAS COMMON FOR DMV TO INCLUDE THE HITCH LENGTH. THIS CAN LEAD TO INACCURATE GLA ESTIMATIONS OF COMPARABLE SALES. ON NEWER HOMES, BUILT MAINLY AFTER 2000, IT IS COMMON FOR PORCHES & PATIOS TO BE INCLUDED WITHIN THE CHASSIS DIMENSIONS. THE APPRAISER MAKES THE EXTRAORDINARY ASSUMPTION THAT THE CHASSIS DIMENSIONS REPORTED IN HCD DATA ARE INCLUSIVE OF PORCH AND PATIO AREA CONTAINED WITHIN THOSE DIMENSIONS.

THE APPRAISER MEASURES THE SUBJECT HOME TO ACCURATELY DETERMINE GROSS LIVING AREA (GLA). TO USE CHASSIS DIMENSIONS AS A DETERMINATION OF GROSS LIVING AREA CAN LEAD TO INACCURATE COMPARISONS BETWEEN THE SUBJECT AND COMPARABLES. THE APPRAISER

DOES NOT MEASURE COMPARABLE SALES & RELIES ON HCD DATA FOR THE GLA ON OLDER HOMES AND NEWER HOMES WITHOUT PORCHES & PATIOS CONTAINED WITHIN THE CHASSIS DIMENSIONS. ON NEWER HOMES WHEN PORCHES & PATIOS ARE A PART OF THE CHASSIS THE APPRAISER MAKES HIS

BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT.

DUE TO EXTERIOR ONLY INSPECTION FROM THE STREET HOME DIMENSIONS WERE DETERMINED FROM THE HCD DATA BASE. GROSS LIVING AREA IS FREQUENTLY WRONG DUE TO ORIGINAL REGISTRATION WITH DMV WHICH INCLUDED HITCH LENGTH.

Conditions of Appraisal:

THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS.

THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR

THE COMMUNITY CLOSING, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. THESE APPRAISALS ARE NOT FOR LENDING PURPOSES. SALES OCCURRING AFTER THE NOTICE TO RESIDENTS OF THE PARK CLOSURE ARE NOT ACCEPTABLE FOR COMPARISON PURPOSES.

THE FOLLOWING ADJUSTMENTS ARE CONSIDERED REASONABLE FOR A CHATTEL MOBILE HOME: VIEW, HARDSCAPE IMPROVEMENTS, SHEDS, GARAGES, CARPORTS, PORCHES, PATIOS, ENCLOSED PATIOS OR SUNROOMS & DECKS. THESE ADJUSTMENTS ARE IN ADDITION TO THE CUSTOMARY ADJUSTMENTS FOR TIME, AGE, QUALITY, CONDITION, BED/BATH COUNTS, LIVING AREA, FIREPLACES & COMMUNITY AMENITIES AND OR COMMUNITY CONDITION. LOCATION ADJUSTMENTS ARE MADE FOR DIFFERENCES BASED ON GEOGRAPHIC LOCATION OR NEGATIVE SITE INFLUENCES SUCH AS TRAFFIC & NOISE. ONLY SALES FROM WITHIN ALL AGE COMMUNITIES WERE CONSIDERED FOR COMPARISON PURPOSES. THE APPRAISERS PRIMARY DATA SOURCE INDICATES 5 SALES WITHIN THE SUBJECT COMMUNITY WITHIN THE LAST 12 MONTHS. THE APPRAISER CONSIDERED THE MOST SIMILAR SALES FOR COMPARISON PURPOSES. 7,300

N / A N / A
50,787
SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE
THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE

PROPERTY THAT IS THE SUBJECT OF THIS REPORT FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE AND IS SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL FORM AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER. THE APPRAISERS RESEARCH, ANALYSIS AND CONCLUSIONS ARE SUBJECT TO COPYRIGHT. ALL RIGHTS RESERVED. EQUAL EMPHASIS WAS GIVEN TO ALL COMPARABLES.

Market
MARKET 05/20/2023
7,300
GUY G. HALL
SCREA
06/05/2023
AR 029703 CA
11/21/2024
05/20/2023
Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.

ADDITIONAL COMMENTS RECONCILIATION
INDICATED VALUE BY SALES COMPARISON APPROACH $
INDICATED VALUE BY INCOME APPROACH (If Applicable) Estimated Market Rent $ / Mo. x Gross Rent Multiplier = $ INDICATED VALUE BY COST APPROACH $
This Appraisal is made "as is" subject to the repairs, alterations, inspections, or conditions listed below subject to completion per plans and specifications.

Conditions of the Appraisal:

Final Reconciliation:

The purpose of this appraisal, unless otherwise stated, is to develop an opinion of the Value of the property that is the subject of this report, based on the above conditions of the appraisal, and the certifications, contingent and limiting conditions, and the type of value, as defined, that are stated in this report.

MY (OUR) OPINION OF VALUE, AS DEFINED, OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT, AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT) IS $ .

APPRAISER:

Signature
Name
Date Report Signed
State Certification # State
Or State License # State
Expiration Date of Certificate or License
Did Did Not Inspect Property Date of Inspection
CO- or SUPERVISORY APPRAISER (IF APPLICABLE):

Signature
Name
Date Report Signed
State Certification # State
Or State License # State
Expiration Date of Certificate or License
Did Did Not Inspect Property Date of Inspection

Page 3 of 3 ends

Page # 6 of 17

ADDITIONAL COMPARABLE SALES
3282
104 E SIERRA AVE, # 1
FRESNO, CA 93710
N/A

5.07 TITLE/DECAL REPORT
MLS #
+0.15 % PER MONTH

AVG BACKS TO STREET

GALAXY HOMES
1971
FAIR

AVERAGE
6 3 2
1,440
NONE
NONE
2 CAR CARPORT
PORCH
NONE
1 SHED

WINDOWS DUAL PANE

INTERIOR WALLS PANELING
COMMUNITY NAME LA HACIENDA M.H.P.

COMMUNITY AMENITY NONE
Financing UNKNOWN
104 E SIERRA AVE # 41
FRESNO, CA 93710
LESS THAN 0.01 MILES
4,000

5.95 MH VALUE REPORT
09/30/2022 +50
GOOD -100

CHAMPION
1983 -200

AVERAGE

AVERAGE
4 2 1 +800
672 +2,500
NONE
NONE
2 CAR CARPORT
PORCH
NONE
NONE +100
SINGLE PANE +100

PANELING
LA HACIENDA M.H.P.

NONE

UNKNOWN
3,250
Net 81.3%15
Gross 96.3%25 7,250
104 E SIERRA AVE # 3
FRESNO, CA 93710
LESS THAN 0.01 MILES
4,000

5.56 MH VALUE REPORT
09/29/2022 +50
GOOD -100

CHAMPION
1974 -50
FAIR

AVERAGE
4 2 1 +300
720 +2,350
NONE
NONE
1 CARPORT + 1 OPEN +200
PORCH
NONE
1 SHED
SINGLE PANE +100

PANELING
LA HACIENDA M.H.P.

NONE

UNKNOWN
2,850
Net 71.3%15
Gross 78.8%25 6,850
Net %15
Gross %25
ADJUSTMENTS AS FOLLOWS: TIME @+0.15 % PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50.

THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977.

NEIGHBORHOOD; Factors Affecting Marketability
MARKET CONDITIONS: THE HOUSE PRICE INDEX IS PUBLISHED BY THE FEDERAL HOUSING FINANCE AGENCY (FHFA) USING DATA PROVIDED BY FANNIE MAE & FREDDIE MAC. AS PER THE 4TH QUARTER FHFA REPORT FOR 2022 CALIFORNIA’S HOUSE PRICES ARE -1.34% FOR THE 4TH QUARTER, +2.26% FOR THE YEAR, +50.11% OVER 5 YEARS, AND UP 300.01% SINCE THE 1ST QTR OF1991. CALIFORNIA IS CURRENTLY RANKED 50TH IN THE NATION FOR HOME PRICE APPRECIATION BASED ON THE FHFA SEASONALLY ADJUSTED, PURCHASE-ONLY INDEX, 2022 4TH QTR.

THE APPRAISER HAS RELIED ON Seasonally Adjusted Price Changes Reflected in Purchase-Only Indexes100 Largest Metropolitan Areas TO DETERMINE A CHANGE THE MSA’S NOTED BELOW. THESE CHANGES INDICATE MOVEMENT IN THE MOST RECENT QUARTER AND THE MOVEMENT OVER THE MOST RECENT 12 MONTHS. FROM THIS DATA THE APPRAISER HAS ESTIMATED A CONSERVATIVE MONTHLY TIME ADJUSTMENT.

MANUFACTURED HOUSING IS ADJUSTED AT 50% OF THE SFR RATE.

SPECIFIC SOUTHERN CALIFORNIA MSA'S ARE AS FOLLOWS:

FRESNO, CA (-1.49% 4TH QTR, +3.54% YEAR) MONTHLY MH ADJ= +0.15% FOR SALES OVER 12 MONTHS OLD THE APPRAISER HAS RELIED ON THE HPI CALCULATOR MONTHLY ADJUSTMENTS ARE MADE BASED ON A 12 MONTH AVERAGE. TO USE THE QUARTERLY DATA WOULD UNDER OR OVER STATE THE TREND FOR SALES OVER 3 MONTHS OLD. THE 12 MONTH AVERAGE IS CONSIDERED A CONSERVATIVE ADJUSTMENT FOR TIME. THE SUBJECT NEIGHBORHOOD IS SIMILAR TO ITS MSA DATA AND SALE PRICES APPEAR TO HAVE DECLINED IN THE MOST RECENT QUARTER AND RISEN OVER THE LAST 12 MONTHS. SUPPLY IS CURRENTLY WEAKER THAN DEMAND DUE TO A REDUCTION IN ACTIVE LISTINGS FOR REAL PROPERTY REAL ESTATE.

OVER 80% OF ALL TRANSACTIONS ARE CASH SALES, THE OVERWHELMING MAJORITY OF WHICH DO NOT RECEIVE APPRAISALS.

A SIGNIFICANT PERCENTAGE OF THE SALES ARE NOT LISTED ON THE MLS LIMITING THEIR MARKET EXPOSURE.

POCKET LISTINGS ARE COMMON IN PERSONAL PROPERTY MANUFACTURED HOUSING SALES. IT IS COMMON FOR THESE SALES TO BE ABOVE &

BELOW MARKET
THE MARKET CONTINUES TO MAINTAIN TIGHT CREDIT STANDARDS AND UNEMPLOYMENT IS LOW & VARIES +/- BY MSA. MARKETING TIME IS GENERALLY LESS THAN 45 DAYS WITH MOST COMPETITIVELY PRICED PROPERTIES SELLING IN UNDER 45 DAYS.

INTEREST RATES HAVE BEEN RISING AND ARE STILL FAVORABLE. FIXED RATE LOANS ARE THE MAJORITY OF LOANS AS PER INFORMATION RECEIVED FROM LENDERS.

DUE TO THE SIZE OF THE SUBJECT COMMUNITY AND LACK OF AMENITIES ONLY ALL AGE COMMUNITIES OF 100 OR LESS UNITS WERE CONSIDERED FOR COMPARISON PURPOSES.
4 5 6
Form MPR3.(AC) - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File #

MARKET DATA ANALYSIS
ITEM SUBJECT COMPARABLE NO. COMPARABLE NO. COMPARABLE NO.

Address
Proximity to Subject
Sales Price $ $ $ $
Price/Sq. Ft. GLA $ /Sq. Ft. $ /Sq. Ft. $ /Sq. Ft. $ /Sq. Ft.

Data/Verification
Source(s)
Date of Sale/ DESCRIPTION DESCRIPTION +(– )$ Adjust. DESCRIPTION +(– )$ Adjust. DESCRIPTION +(– )$ Adjust.

View
Additions
Garage/Carport
Porch/Patio/Deck
Fireplace(s), etc.

Shed
Total Adjustments + – $ + – $ + – $
Indicated Value
of Subject $ $ $
Comments on the Comparable Sales
Page # 7 of 17
Form MAP.GENERIC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE NOTICE TO VACATE PG 1 OF 21

HARMONY COMMUNITIES
104 E SIERRA AVE, # 1
FRESNO FRESNO CA 93710

HARMONY COMMUNITIES
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 8 of 17
ASSUMPTIONS & LIMITING CONDITIONS 3282
104 E SIERRA AVE, # 1 FRESNO CA 93710
HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870

STATEMENT OF ASSUMPTIONS & LIMITING CONDITIONS

1. 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.

2. THE APPRAISER MAY HAVE PROVIDED A SKETCH IN THE APPRAISAL REPORT TO SHOW APPROXIMATE DIMENSIONS OF THE IMPROVEMENTS, AND

ANY SUCH SKETCH IS INCLUDED ONLY TO ASSIST THE READER OF THE REPORT IN VISUALIZING THE PROPERTY AND UNDERSTANDING THE APPRAISER'S DETERMINATION OF ITS SIZE.

3. 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.

4. 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.

5. IF THE COST APPROACH IS INCLUDED IN THIS APPRAISAL IT IS FOR THE CHATTEL (PERSONAL PROPERTY) INTEREST ONLY. IF THE SUBJECT IS

LOCATED IN A CO OP, RESIDENT OWNED OR STOCK SHARE COMMUNITY THIS IS A SEPARATE VALUE GIVEN TO THE APPRAISER BY COMMUNITY MANAGEMENT AND INCLUDED AS SITE VALUE. UNLESS OTHERWISE SPECIFICALLY INDICATED, THE COST APPROACH VALUE IS NOT AN INSURANCE VALUE, AND SHOULD NOT BE USED AS SUCH.

6. THE APPRAISER HAS NOTED IN THE APPRAISAL REPORT ANY ADVERSE CONDITIONS (INCLUDING, BUT NOT LIMITED TO, NEEDED REPAIRS, DEPRECIATION, 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.

7. 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.

8. 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.

9. IF THIS APPRAISAL IS INDICATED AS SUBJECT TO SATISFACTORY COMPLETION, REPAIRS, OR ALTERATIONS, THE APPRAISER HAS BASED HIS OR HER

APPRAISAL REPORT AND VALUATION CONCLUSION ON THE ASSUMPTION THAT COMPLETION OF THE IMPROVEMENTS WILL BE PERFORMED IN A WORKMANLIKE MANNER.

10. 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.

11. THE INTENDED USER OF THIS APPRAISAL REPORT IS THE NAMED LENDER/CLIENT. UNLESS OTHERWISE SPECIFICALLY NAMED NO OTHER INTENDED USERS ARE INDICATED. 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.

12. 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.

13. AN APPRAISAL OF PERSONAL PROPERTY IS NOT A 'HOME INSPECTION' AND SHOULD NOT BE CONSTRUED AS SUCH. AS PART OF THE VALUATION

PROCESS, THE APPRAISER PERFORMS A NON-INVASIVE VISUAL INVENTORY THAT IS NOT INTENDED TO REVEAL DEFECTS OR DETRIMENTAL CONDITIONS THAT ARE NOT READILY APPARENT. THE PRESENCE OF SUCH CONDITIONS OR DEFECTS COULD ADVERSELY AFFECT THE APPRAISER'S OPINION OF VALUE. CLIENTS WITH CONCERNS ABOUT SUCH POTENTIAL NEGATIVE FACTORS ARE ENCOURAGED TO ENGAGE THE APPROPRIATE TYPE OF EXPERT TO INVESTIGATE.

14. 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. THE APPRAISERS PRIMARY

DATA SOURCES ARE THE MH VALUE COMP DATA SOURCE, PARCEL QUEST APPRAISE, CRMLS MULTIPLE LISTING SERVICE AND MISCELLANEOUS MANUFACTURED HOME DEALERS AS APPROPRIATE. THE APPRAISERS PROPERTY INSPECTION INCLUDES GLA VERIFICATION AND VISUAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE HOME. THE APPRAISER DOES NOT DO AN INSPECTION AT THE DETAIL LEVEL OF A HOME INSPECTOR OR PEST INSPECTOR.

ADDITIONAL COMMENTS (EXTRAORDINARY ASSUMPTIONS, HYPOTHETICAL CONDITIONS, ETC.):

EXTRAORDINARY ASSUMPTION: AN ASSUMPTION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, AS OF THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, WHICH, IF FOUND TO BE FALSE, COULD ALTER THE APPRAISER’S OPINIONS OR CONCLUSIONS.

HYPOTHETICAL CONDITION: A CONDITION, DIRECTLY RELATED TO A SPECIFIC ASSIGNMENT, WHICH IS CONTRARY TO WHAT IS KNOWN BY THE APPRAISER TO EXIST ON THE EFFECTIVE DATE OF THE ASSIGNMENT RESULTS, BUT IS USED FOR THE PURPOSE OF ANALYSIS.

Form GPRES2AD - "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
Page # 9 of 17
Certifications 3282
104 E SIERRA AVE, # 1 FRESNO CA 93710
HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL 606 TRUMPET AVE., PLACENTIA, CA 92870

APPRAISER'S CERTIFICATION

1. THE STATEMENTS OF FACT CONTAINED IN THIS REPORT ARE TRUE AND CORRECT.

2. 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.

3. I HAVE NO (OR THE SPECIFIED) PRESENT OR PROSPECTIVE INTEREST IN THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT AND NO (OR THE SPECIFIED) PERSONAL INTEREST WITH RESPECT TO THE PARTIES INVOLVED.

4. I HAVE PERFORMED NO (OR THE SPECIFIED) SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE

SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING THE AGREEMENT TO PERFORM ACCEPTANCE OF THIS ASSIGNMENT.

5. I HAVE NO BIAS WITH RESPECT TO THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT OR TO THE PARTIES INVOLVED WITH THIS ASSIGNMENT.

6. MY ENGAGEMENT IN THIS ASSIGNMENT WAS NOT CONTINGENT UPON DEVELOPING OR REPORTING PREDETERMINED RESULTS.

7. 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.

8. MY ANALYSES, OPINIONS, AND CONCLUSIONS WERE DEVELOPED, AND THIS REPORT HAS BEEN PREPARED, IN CONFORMITY WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE.

9. I HAVE MADE A PERSONAL INSPECTION OF THE INTERIOR & EXTERIOR OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT.

10. NO ONE PROVIDED SIGNIFICANT REAL PROPERTY APPRAISAL ASSISTANCE TO THE PERSON SIGNING THIS CERTIFICATION.

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.

AS PER FANNIE MAE, FREDDIE MAC & BREA'S DEFINITION OF MARKET VALUE, SHORT SALES, REO PROPERTIES, SALES BY HEIRS AND OTHER SIMILAR NON ARMS LENGTH TRANSACTIONS DO NOT MEET THE DEFINITION OF “MARKET VALUE”.

WHEN NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) COMPRISE A SIGNIFICANT PERCENTAGE OF THE MARKET THE APPRAISER HAS USED THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT.

ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE.

MATT DAVIES HARMONY COMMUNITIES
[email protected] 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL
APPRAISAL GUY, INC.
(714) 296-4075
[email protected]
06/05/2023
AR 029703 CA
SCREA
11/21/2024
05/20/2023
Form GPRES2AD - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.:

Property Address: City: State: Zip Code:

Client: Address:

Appraiser: Address:

SIGNATURES
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: Interior & Exterior Exterior Only None 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: Interior & Exterior Exterior Only None 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
Page # 10 of 17
Form ID4 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE HARMONY COMMUNITIES 3282
104 E SIERRA AVE, # 1
FRESNO FRESNO CA 93710

HARMONY COMMUNITIES
Appraisal Guy, Inc.

ADDITIONAL CERTIFICATION
APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that:

PRIOR SERVICE: I HAVE PERFORMED NO SERVICES, AS AN APPRAISER OR IN ANY OTHER CAPACITY, REGARDING THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT WITHIN THE THREE-YEAR PERIOD IMMEDIATELY PRECEDING ACCEPTANCE OF THIS ASSIGNMENT.

DATA ACCURACY: THE APPRAISER HAS RELIED ON DATA FROM THESE RELIABLE SOURCES: PARCEL QUEST, MH VALUE AND CRMLS. IF THIS INFORMATION IS INCORRECT IT MAY AFFECT THE MARKET VALUE GIVEN.

FAIR MARKET VALUE: WHEN COMPARABLE NON-ARMS LENGTH SALES (REO'S, SHORT SALES, LIQUIDATION SALES ETC.) OF REASONABLY SIMILAR QUALITY & CONDITION OCCUR IN THE SUBJECTS IMMEDIATE MARKET THE APPRAISER MAY CONSIDER THESE SALES FOR COMPARISON PURPOSES. THESE SALES CREATE A BIFURCATED MARKET. IF THESE SALES REPRESENT OVER 10% OF THE MARKET, IT IS THE APPRAISERS OPINION,THAT TO IGNORE THESE SALES IS AT ODDS WITH THE PRINCIPAL OF SUBSTITUTION. NOT CONSIDERING THESE SALES WOULD ARTIFICIALLY INFLATE THE APPRAISED VALUE OF THE SUBJECT. ADJUSTMENTS FOR SELLER MOTIVATION ARE EXTRAPOLATED BASED ON MATCHED PAIR ANALYSIS OF THE MARKET. A POSITIVE ADJUSTMENT HAS BEEN MADE TO THE SALE PRICE OF THESE COMPARABLES TO BETTER REFLECT “MARKET VALUE”, JUST AS AN ADJUSTMENT IN QUALITY OR CONDITION WOULD BE MADE.

INTENDED USERS: ANY THIRD PARTY REPORT DELIVERY SERVICE SEPARATE FROM THE LENDER, APPRAISAL MANAGEMENT COMPANY OR CLIENT IS NOT AN INTENDED USER OF THIS REPORT. THIS REPORT MAY NOT BE OPENED AND OR SCANNED FOR DATA WITHOUT THE EXPRESS WRITTEN CONSENT OF THE APPRAISER.

THE INTENDED USER OF THIS APPRAISAL REPORT IS THE CLIENT. THE INTENDED USE IS TO EVALUATE THE PROPERTY THAT IS THE SUBJECT OF THIS

APPRAISAL FOR HOME OWNER COMPENSATION DUE TO PARK CLOSURE, SUBJECT TO THE STATED SCOPE OF WORK, PURPOSE OF THE APPRAISAL, REPORTING REQUIREMENTS OF THIS APPRAISAL REPORT FORM, AND DEFINITION OF MARKET VALUE. NO ADDITIONAL INTENDED USERS ARE IDENTIFIED BY THE APPRAISER.

WORKMAN LIKE MANOR: WORKMANLIKE MANNER IS DEFINED AS “THE QUALITY OF WORK THAT WOULD BE DONE BY A WORKER OF AVERAGE SKILL AND INTELLIGENCE.” AQUILA, LLC V. CITY OF BANGOR, 640 F. SUPP. 2D 92 (D. ME. 2009) THE “TERM WORKMAN LIKE MANOR” DOES NOT INDICATE WHETHER A STRUCTURE MEETS LOCAL BUILDING CODE OR IS LEGAL FOR THE ZONING OF THE PROPERTY. TO DETERMINE THIS A QUALIFIED BUILDING INSPECTOR MUST INSPECT THE PROPERTY.

HEALTH & SAFETY: THE APPRAISER MAKES THE "EXTRAORDINARY ASSUMPTION" THAT WHEN A CHANGE IN TITLE OCCURS DUE TO SALE OR OTHER

REASONS THE REALTOR / HOME INSPECTOR HAS COMMENTED ON ALL HEALTH & SAFETY RELATED ISSUES SUCH AS BUT NOT LIMITED TO, WATER HEATERS, SMOKE DETECTORS, CARBON MONOXIDE SENSORS, ETC. THIS IS REQUIRED ON THE C.A.R. TRANSFER DISCLOSURE STATEMENT (REVISED 11/11) OR CAR FORM CMD, 4/12 AND THAT THIS FORM IS SIGNED BY THE APPROPRIATE PARTY(S). IF THIS FORM IN NOT PRESENT THE APPRAISER STRONGLY RECOMMENDS THAT ESCROW AND OR THE LENDER REQUIRE IT SIGNED BY THE APPROPRIATE PARTY PRIOR TO CLOSE OF ESCROW.

THE COMPLETION OF THIS FORM IS NOT WITHIN THE APPRAISERS SCOPE OF WORK FOR THIS ASSIGNMENT.

GUY G. HALL
06/05/2023
AR 029703
CA
11/21/2024
Lender/Client
Lender/Client
File No.

Property Address
City County State Zip Code
APPRAISER:

Signature:

Name:

Date Signed:

State Certification #:
or State License #:

State:

Expiration Date of Certification or License:

SUPERVISORY APPRAISER (only if required):

Signature:

Name:

Date Signed:

State Certification #:
or State License #:

State:

Expiration Date of Certification or License:

Did Did Not Inspect Property
Page # 11 of 17
Form SUP - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE 3282

HARMONY COMMUNITIES
104 E SIERRA AVE, # 1
FRESNO FRESNO CA 93710

HARMONY COMMUNITIES
ADDITIONAL COMPARABLE COMMUNITIES: WHEN THERE IS LESS THAN 3 EQUIVALENT QUALITY COMPARABLE SALES IN THE SUBJECT COMMUNITY IT IS NECESSARY TO ADD A 2ND & POSSIBLY 3RD COMMUNITY TO THE REPORT TO PROVIDE A CREDIBLE RESULT. OCCASIONALLY 2ND COMMUNITIES ARE ADDED FOR ADDITIONAL SUPPORT IN GENERAL, IF IN THE APPRAISERS JUDGMENT, THE SUBJECT COMMUNITY COMPARABLES ARE NOT SIMILAR ENOUGH TO THE SUBJECT.

COMMUNITIES ARE JUDGED BY THE APPRAISER TO BE EQUIVALENT, SUPERIOR OR INFERIOR.

WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE SUPERIOR TO THE SUBJECT COMMUNITY A NEGATIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE.

WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE INFERIOR TO THE SUBJECT COMMUNITY A POSITIVE ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE.

WHEN BY THE APPRAISERS JUDGMENT A COMPARABLE COMMUNITY APPEARS TO BE EQUIVALENT TO THE SUBJECT COMMUNITY NO ADJUSTMENT IS MADE TO THAT COMPARABLES SALES PRICE.

THE CRITERIA THAT THE APPRAISER USES TO MAKE THESE DECISIONS ARE:

1. THE OVERALL MAINTENANCE CONDITION OF THE COMMUNITIES INTERIOR AMENITIES AND COMMON AREAS.

2. THE LEVEL OF AMENITIES: A BASIC COMMUNITY WOULD HAVE A POOL, SPA & CLUBHOUSE. ADDITIONAL AMENITIES ARE POSITIVE, LESSER AMENITIES ARE NEGATIVE. AMENITIES THAT WOULD ADD VALUE TO THE COMMUNITY WOULD BE LAUNDRY,

SHUFFLEBOARD, TENNIS COURTS, BASKETBALL COURTS, PLAYGROUNDS, GREEN SPACE COMMON AREAS, CAR WASHES, R.V. STORAGE, ETC. GENERALLY NO SINGLE AMENITY ADDS VALUE TO SENIOR COMMUNITIES

3. SITE SIZE ABOVE OR BELOW TYPICAL: AN AVERAGE SITE IS LARGE ENOUGH TO ACCOMMODATE A 2 SECTION HOME INCLUDING PORCHES, PATIOS, CARPORTS & SHEDS.

4. LOCATION: NEGATIVE IMPACTS COULD BE THE COMMUNITY BORDERS A RAIL LINE, FREEWAY, BUSY STREET OR OTHER INFLUENCE THAT HAS AN OVERALL NEGATIVE IMPACT ON THE SPECIFIC LOCATION OF THE SUBJECT OR COMPARABLE. POSITIVE IMPACTS COULD BE PROXIMITY TO THE OCEAN OR ANOTHER MAJOR EXTERNAL AMENITY.

5. THE OVERALL MAINTENANCE CONDITION OF THE HOMES IN THE COMMUNITY BASED ON AVERAGE EXTERIOR APPEARANCES.

6. SENIOR VS. FAMILY COMMUNITIES - IN GENERAL SENIOR COMMUNITIES HAVE A HIGHER LEVEL OF MAINTENANCE FOR THE COMMUNITY PHYSICAL PLANT & THE INDIVIDUAL HOMES.

IN GENERAL, NO ONE DIFFERENCE JUSTIFIES AN ADJUSTMENT. A COMMUNITY MAY BE ABOVE AVERAGE IN ONE AREA AND BELOW AVERAGE IN ANOTHER. THE JUDGMENT OF EQUIVALENT, SUPERIOR OR INFERIOR ARE A SUBJECTIVE JUDGMENT OF THE APPRAISER BASED ON HIS OVERALL IMPRESSION OF THE COMMUNITY. IF A COMMUNITY IS JUDGED EQUIVALENT THAT MEANS THAT OVERALL COMPARISON OF THE QUALITY, CONDITION AND AMENITIES +/- DO NOT WARRANT AN ADJUSTMENT. WHEN THE

APPRAISER IDENTIFIES INFERIOR OR SUPERIOR COMMUNITIES,THE DIFFERENCES ARE STATED AND THE NECESSARY ADJUSTMENTS +/- ARE MADE.

COMPARABLE COMMUNITIES
Lender/Client
Lender/Client
File No.

Property Address
City County State Zip Code
Page # 12 of 17
Form SCNLGH - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE

TITLE / DECAL REPORT

HARMONY COMMUNITIES
104 E SIERRA AVE, # 1
FRESNO FRESNO CA 93710

HARMONY COMMUNITIES
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 13 of 17
Form MAP.COMMUN - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Community Map

HARMONY COMMUNITIES
104 E SIERRA AVE, # 1
FRESNO FRESNO CA 93710

HARMONY COMMUNITIES

HOMES APPRAISED
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 14 of 17
Form PICPIX.TR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Subject Photo Page

HARMONY COMMUNITIES
104 E SIERRA AVE, # 1
FRESNO FRESNO CA 93710

HARMONY COMMUNITIES
Subject Front
104 E SIERRA AVE, # 1
Subject Street
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 15 of 17
Form MAP.LOC - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Location Map

HARMONY COMMUNITIES
104 E SIERRA AVE, # 1
FRESNO FRESNO CA 93710

HARMONY COMMUNITIES
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 16 of 17
Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page

HARMONY COMMUNITIES
104 E SIERRA AVE, # 1
FRESNO FRESNO CA 93710

HARMONY COMMUNITIES
Comparable 1
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
5541 E TULARE AVE #39

7.65 MILES SE
5,000
672
4 2
1 GOOD
NONE

LEASE N / A
FAIR
1970

SUNNYSIDE MOBILE ESTATES
94 UNITS - ALL AGE COMMUNITY

CLUBHOUSE, POOL

SUPERIOR COMMUNITY
Comparable 2
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
2110 HELM AVE # 7

3.88 MILES SE
5,000
672
4 2
1 GOOD
NONE

LEASE N / A

AVERAGE
1980
SHAW-CLOVIS M.H.P.
59 UNITS - ALL AGE COMMUNITY

CLUBHOUSE, POOL

SUPERIOR COMMUNITY
Comparable 3
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
104 E SIERRA AVE # 29C

SUBJECT COMMUNITY
4,000
600
4 2
1 GOOD
NONE

LEASE N / A
FAIR
1973
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 17 of 17
Form PICPIX.CR - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE Comparable Photo Page

HARMONY COMMUNITIES
104 E SIERRA AVE, # 1
FRESNO FRESNO CA 93710

HARMONY COMMUNITIES
Comparable 4
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
104 E SIERRA AVE # 41
LESS THAN 0.01 MILES
4,000
672
4 2
1 GOOD
NONE

LEASE N / A

AVERAGE
1983
Comparable 5
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
104 E SIERRA AVE # 3
LESS THAN 0.01 MILES
4,000
720
4 2
1 GOOD
NONE

LEASE N / A
FAIR
1974
Comparable 6
Prox. to Subject
Sales Price
Gross Living Area
Total Rooms
Total Bedrooms
Total Bathrooms
Location
View
Site
Quality
Age
Lender/Client
Lender/Client
Property Address
City County State Zip Code
Page # 1 of 17
APPRAISAL GUY, INC.
606 TRUMPET AVE.

PLACENTIA, CA 92870
(714) 296-4075
06/05/2023

MATT DAVIES

HARMONY COMMUNITIES
6653 EMBARCADERO DR. STE.C
STOCKTON, CA 95219
Re: Property: 104 E SIERRA AVE, # 2
FRESNO, CA 93710
Borrower: NONE
File No.: 3283
Opinion of Value: $ 4600
Effective Date: 05/20/2023
IN ACCORDANCE WITH YOUR REQUEST, I HAVE APPRAISED THE ABOVE REFERENCED PROPERTY. THE REPORT OF THAT APPRAISAL IS ATTACHED.

THE PURPOSE OF THE APPRAISAL IS TO DEVELOP AN OPINION OF MARKET VALUE FOR THE PROPERTY DESCRIBED IN THIS APPRAISAL REPORT, AS IMPROVED, IN UNENCUMBERED CHATTEL TITLE OF OWNERSHIP.

APPRAISAL WAS DEVELOPED AND THE REPORT WAS PREPARED IN ACCORDANCE WITH THE UNIFORM STANDARDS OF PROFESSIONAL APPRAISAL PRACTICE.

THE OPINION OF VALUE REPORTED ABOVE IS AS OF THE STATED EFFECTIVE DATE AND IS CONTINGENT UPON THE CERTIFICATION AND LIMITING CONDITIONS ATTACHED.

IT HAS BEEN A PLEASURE TO ASSIST YOU. PLEASE DO NOT HESITATE TO CONTACT ME IF I CAN BE OF ADDITIONAL SERVICE TO YOU.

Sincerely,
GUY G. HALL
SCREA
License or Certification #: AR 029703
State: CA Expires: 11/21/2024
[email protected]
Page # 2 of 17
HARMONY COMMUNITIES 3283
104 E SIERRA AVE, # 2
FRESNO FRESNO CA 93710

Property Address
City County State Zip Code

TABLE OF CONTENTS
Appraisal Guy, Inc. Page # 3 of 17

MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT
3283
NONE 0045.04 23420
104 E SIERRA AVE 2 LA HACIENDA M.H.P.

FRESNO FRESNO CA 93710
1972 BRDMO BRDMO 61.33 12
S5577 ABJ7970 INSIGNIA #: ABJ7970

CHATTEL SEE TITLE OWNER
HARMONY COMMUNITIES 6653 EMBARCADERO DR. STE.C, STOCKTON, CA 95219 GUY G. HALL EXTERIOR ONLY APPRAISAL

N/A N/A NOT FOR LOAN N/A
47 10 5 5
10 10 10 Other 3
500 5,000 3,333
36 65 52
181,000 463,000 364,000
34 67 53
X 02/18/2009
06019C1560H

BASED ON DEVELOPMENT COSTS IT IS UNLIKELY THAT NEW MOBILE HOME PARKS WILL BE

DEVELOPED

THE SUBJECT NEIGHBORHOOD IS CONSIDERED THE SUBJECT COMMUNITY PLUS ANY COMMUNITY THAT PROVIDED COMPARABLES TO THIS REPORT.

SEE COMPARABLES PAGE 4-6: NEIGHBORHOOD; Factors Affecting Marketability

NO APPARENT ADVERSE ENVIRONMENTAL CONDITIONS WERE NOTED ON THE SUBJECT SITE OR IN THE IMMEDIATE VICINITY WERE OBSERVED AT THE TIME OF INSPECTION.

LA HACIENDA M.H.P.
60 ABOVE TYPICAL
USE CODE: MOBILE HOME
0 N/A
300
NONE
UNIT MIX NOTED AS FAIR BASED ON THE PREDOMINANT HOME BEING PRE HUD CONSTRUCTION.

MARKET APPEAL IS POOR DUE TO PARK CLOSING. AMENITIES POOR DUE TO NONE PRESENT. 736

NONE ALUMINUM PORCH

PATIO ALUMINUM
1 AREA 1 2 1 1
NONE
FAH GAS 36 37
13 14
AT THE CLIENTS REQUEST NO INTERIOR INSPECTION WAS DONE. THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT THE INTERIOR CONDITION IS THE SAME AS THE EXTERIOR. BASED ON THE AREA CLIMATE THE APPRAISER MAKES THE "EXTRA ORDINARY ASSUMPTION" THAT ALL HOMES HAVE SOME TYPE OF AIR CONDITIONING CENTRAL OR WINDOW. APPLIANCES ARE INDICATED AS TO WHAT IS MOST COMMON. APPLIANCES MAY VARY AMONG HOMES. THE APPRAISER USES AN EXTRAORDINARY ASSUMPTION REGARDING THE INTERIOR AMENITIES BASED ON THE SUBJECTS SIZE & YEAR BUILT. MARKETABILITY NOTED POOR DUE TO COMMUNITY CLOSING.

Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.

IDENTIFICATION
Borrower Census Tract Map Reference
Address Unit No. Project or Park Name
City County State Zip Code
Year Make Model Length Width
Serial No. Decal No. HUD No.

Property Rights Appraised Personal Owner Occupant
Lender/Client Lender/Client Address
Appraiser Instructions to Appraiser
Sale Price Date of Sale Loan Terms Actual R.E. Taxes

Housing: Price Range $ to $ Predominant $
Age yrs. to yrs. Predominant yrs.

Single Family
Housing: Price Range $ to $ Predominant $
Age yrs. to yrs. Predominant yrs.

Describe potential for additional lease/rental parks in nearby area Note: Race and the racial composition of the neighborhood are not appraisal factors.

Neighborhood boundaries and characteristics:

Factors that affect the marketability of the properties in the neighborhood (proximity to employment and amenities, employment stability, appeal to market, etc.):

PROJECT RATING
Complete only if subject is located in a lease/rental park.

SUBJECT UNIT
Existing Structure Proposed Construction
Gross Living Area (incl. additions) Sq. Ft.

Estimated Remaining Economic Life to Yrs.

Comments:

Page 1 of 3 ends

Page # 4 of 17

MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT
3283

61.33 12 1 736
736
736 50.00 36,800
600 11.00 6,600
160 10.00 1,600
146 11.00 1,606
DELIVERY 1 1,300.00 1,300
SET UP 736 6.00 4,416
52,322
36 1.25 23,545
28,777
28,777
SET UP
CONSTRUCTION COSTS ARE BASED ON DEALER ESTIMATES. STRUCTURE COSTS ARE BASED ON AVERAGE MARKET PRICES. THE APPRAISER IS USING $55 PER SQUARE FOOT DEPENDING ON QUALITY TO DETERMINE REPLACEMENT COST. THE DEPRECIATED REPLACEMENT COST IS THE CURRENT COST MARKET VALUE. THE APPRAISER USES AN

EXTRAORDINARY ASSUMPTION SIZE & COST OF ALL ADDITIONS EXCEPT GLA WHICH IS BASED ON TITLE INFORMATION. PRIMARY CONSIDERATION

WAS GIVEN TO THE MARKET APPROACH TO VALUE
104 E SIERRA AVE, # 2
FRESNO, CA 93710
N/A

TITLE/DECAL REPORT
MLS #
+0.15 % PER MONTH
GOOD
BRDMO
1972
FAIR
GOOD
4 2 1
736
NONE
NONE
1 CARPORT + 1 OPEN

PORCH / PATIO
NONE
NONE

WINDOWS DUAL PANE

INTERIOR WALLS PANELING
COMMUNITY NAME LA HACIENDA M.H.P.

Site Value NONE
Financing UNKNOWN
5541 E TULARE AVE #39
FRESNO, CA 93727

8.42 MILES SE
5,000

7.44 MH VALUE REPORT
12/29/2022 +50
GOOD

CHAMPION
1970 +50
FAIR
AVERAGE +250
4 2 1
672 +200
NONE
NONE
2 OPEN +200
PORCH +200
NONE
1 SHED -100

DUAL PANE

PANELING

SUNNYSIDE MOBILE ESTATES
CLUBHOUSE, POOL -250

UNKNOWN
600
Net 12.0%15
Gross 26.0%25 5,600
2110 HELM AVE # 7
CLOVIS, CA 93612

3.88 MILES SE
5,000

7.44 MH VALUE REPORT
07/01/2022 +100
GOOD

SKYLINE
1980 -250

AVERAGE
AVERAGE +250
4 2 1
672 +200
NONE
NONE
1 CARPORT + 1 OPEN 0
PATIO +200
NONE
1 SHED -100
SINGLE PANE +150

PANELING
SHAW-CLOVIS M.H.P.

CLUBHOUSE, POOL -250

UNKNOWN
300
Net 6.0 %15
Gross 30.0%25 5,300
104 E SIERRA AVE # 29C
FRESNO, CA 93710

SUBJECT COMMUNITY
4,000

6.67 MH VALUE REPORT
11/03/2022 +50
GOOD

FLEETWOOD
1973 0
FAIR
AVERAGE +200
4 2 1
600 +450
NONE
NONE
2 CAR CARPORT -200
PORCH +200
NONE
1 SHED -100
SINGLE PANE +100

PANELING
LA HACIENDA M.H.P.

NONE

UNKNOWN
700
Net 17.5%15
Gross 32.5%25 4,700
ADJUSTMENTS AS FOLLOWS: TIME @ _0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50.

THE APPRAISER CONSIDERS ALL PRE-HUD CONSTRUCTION TO BE FAIR QUALITY, AVERAGE QUALITY RATING BEGINS IN 1977.

ON APRIL 14, 2023 ALL RESIDENTS WERE PROVIDED WITH A 21 PAGE NOTICE TO THAT THE MUST VACATE THE PARK WITHIN 12 MONTH. SEE ATTACHMENT WITH THE 1ST PAGE OF THE NOTICE. PRIMARY CONSIDERATION WAS GIVEN TO THE MARKET APPROACH TO VALUE. 4,600
Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.

MARKET DATA ANALYSIS
ITEM SUBJECT COMPARABLE NO. 1 COMPARABLE NO. 2 COMPARABLE NO. 3 Address
Proximity to Subject
Sales Price $ $ $ $
Price/Sq. Ft. GLA $ /Sq. Ft. $ /Sq. Ft. $ /Sq. Ft. $ /Sq. Ft.

Data/Verification
Source(s)
Date of Sale/ DESCRIPTION DESCRIPTION +(– )$ Adjust. DESCRIPTION +(– )$ Adjust. DESCRIPTION +(– )$ Adjust.

View
Additions
Garage/Carport
Porch/Patio/Deck
Fireplace(s), etc.

INDICATED VALUE BY SALES COMPARISON APPROACH $

Page 2 of 3 ends

Page # 5 of 17

MANUFACTURED / MOBILE HOME IN PARK APPRAISAL REPORT
3283
SCOPE OF WORK: THE PROPERTY WAS IDENTIFIED BASED ON A COPY OF TITLE OR THE DECAL REPORT. AN EXTERIOR AND INTERIOR INSPECTION WAS DONE OF ALL ROOMS. THIS DID NOT INCLUDE APPLIANCE OR UTILITY TESTING, ROOF OR CRAWLSPACE WHICH IS A PART OF A HOME INSPECTION. DATA RESEARCH WAS BASED ON THE MLS & HCD COMP REPORT. THE PRIMARY APPROACH TO VALUE IS THE SALES COMPARISON. A COST APPROACH WAS DONE & AN INCOME APPROACH WAS NOT DONE AS PARK MANAGEMENT DOES NOT ALLOW SUBLEASING.

BEST ESTIMATION FROM A STREET VIEW OF THE HOME TO DETERMINE HOW MUCH AREA TO DEDUCT FROM THE CHASSIS TO ARRIVE AT A MORE RELIABLE GLA TO BE USED IN COMPARISON TO THE SUBJECT.

Conditions of Appraisal:

THE INTENDED USERS OF THESE REPORTS ARE MATT DAVIES OF HARMONY COMMUNITIES, ATTORNEY JASON R. DILDAY AND THE HOME OWNERS.

THE INTENDED USE OF THIS REPORT IS TO USE THE FAIR MARKET VALUE OF 30 HOMES IN THE SUBJECT COMMUNITY TO COMPENSATE THE RESIDENTS FOR

N / A N / A
28,777
SEE ADDITIONAL COMMENTS: CONDITIONS OF APPRAISAL ABOVE
THE MARKET APPROACH IS THE BEST & PRIMARY INDICATOR OF MARKET VALUE. IT BEST SHOWS THE THE INTERESTS OF THE AVERAGE INFORMED BUYER. THE COST APPROACH HELPS TO SUPPORT THIS. THE INTENDED USE OF THIS APPRAISAL REPORT IS TO EVALUATE THE

Market
MARKET 05/20/2023
4600
GUY G. HALL
SCREA
06/05/2023
AR 029703 CA
11/21/2024
05/20/2023
05/25/2023
AR 029703
11/21/2024
Form MPR3 - "TOTAL" appraisal software by a la mode, inc. - 1-800-ALAMODE File No.

Conditions of the Appraisal:

Final Reconciliation:

MY (OUR) OPINION OF VALUE, AS DEFINED, OF THE PROPERTY THAT IS THE SUBJECT OF THIS REPORT, AS OF (WHICH IS THE EFFECTIVE DATE OF THIS REPORT) IS $ .

APPRAISER:

Signature
Name
Date Report Signed
State Certification # State
Or State License # State
Expiration Date of Certificate or License
Did Did Not Inspect Property Date of Inspection

Page 3 of 3 ends

Page # 6 of 17

ADDITIONAL COMPARABLE SALES
3283
104 E SIERRA AVE, # 2
FRESNO, CA 93710
N/A

TITLE/DECAL REPORT
MLS #
+0.15 % PER MONTH
GOOD
BRDMO
1972
FAIR
GOOD
4 2 1
736
NONE
NONE
1 CARPORT + 1 OPEN

PORCH / PATIO
NONE
NONE

WINDOWS DUAL PANE

INTERIOR WALLS PANELING
COMMUNITY NAME LA HACIENDA M.H.P.

Site Value NONE
Financing UNKNOWN
104 E SIERRA AVE # 3
FRESNO, CA 93710

SUBJECT COMMUNITY
4,000

5.56 MH VALUE REPORT
09/29/2022 +50
GOOD

CHAMPION
1974 -50
FAIR
AVERAGE +200
4 2 1
720 +50
NONE
NONE
1 CARPORT + 1 OPEN
PORCH +200
NONE
1 SHED -100
SINGLE PANE +100

PANELING
LA HACIENDA M.H.P.

NONE

UNKNOWN
450
Net 11.3%15
Gross 18.8%25 4,450
104 E SIERRA AVE # 41
FRESNO, CA 93710

SUBJECT COMMUNITY
4,000

5.95 MH VALUE REPORT
09/30/2022 +50
GOOD

CHAMPION
1983 -200

AVERAGE
AVERAGE +200
4 2 1
672 +200
NONE
NONE
2 CAR CARPORT -200
PORCH +200
NONE
NONE
SINGLE PANE +100

PANELING
LA HACIENDA M.H.P.

NONE

UNKNOWN
350
Net 8.8 %15
Gross 28.8%25 4,350
Net %15
Gross %25
ADJUSTMENTS AS FOLLOWS: TIME @ +0.15% PER MONTH, LOCATION @ 2% OF SALES PRICE, YEAR/QUALITY @ 0.4% OF SALES PRICE PER YEAR, CONDITION @ 5% OF SALES PRICE PER GRADE, BEDROOM @ $300, BATHROOM @ $500, LIVING AREA @ $3.25 SF, ENCLOSED PATIO @ $750, CARPORT @ $375 PER SPACE, PAVED PARKING @ $200 PER SPACE, PORCH / PATIO @ $200, SHED @ $100, DUAL PANE WINDOWS @ 3% OF SALES PRICE, COMMUNITY @ 5% OF SALES PRICE. ALL ADJUSTMENTS ROUNDED TO THE NEAREST $50.