City Council / Local Redevelopment Authority / Public Financing Authority
April 28, 2026

Item 11.7. - CC / LRA – 4/28/2026

FINANCIAL IMPACT
The costs of the acquisition shall be paid via the General Fund (101) Reserves and will include:

Acquisition Cost $840,000
Broker Representation
Costs
$21,000
Closing Costs TBD
Environmental Soil
Testing
TBD, only if necessary
The costs associated with the Conceptual Design shall be paid via the Police & General Government System Development Fee Fund (210) and will include:

Design $18,000
3D Massing Model $7,875
Interior Space
Programming
$6,750 (NTE based on
time)
Interior Elevations $4,500

ATTACHMENTS

1. Resolution

2. Appraisal of 3300 Atchison Street APN 132-009-069

3. Buyer_Representation_and_Broker_Compensation_Agreement_DRAFT

4. Architecture Plus, Inc. Conceptual Design Proposal

CC/LRA – __/__/____
CC Resolution 2026-

CITY OF RIVERBANK
RESOLUTION 2026-

A RESOLUTION OF THE CITY COUNCIL

OF THE CITY OF RIVERBANK, CALIFORNIA

AUTHORIZING THE CITY MANAGER TO PROCEED WITH THE ACQUISITION OF REAL PROPERTY LOCATED AT 3300 ATCHISON ROAD RIVERBANK, CA 95367 (APN: 132-009-069) FOR THE FUTURE SITE OF RIVERBANK CITY HALL IN THE AMOUNT OF $840,000.00 AND EXECUTE, ON BEHALF OF THE CITY, ANY AND

ALL DOCUMENTS NECESSARY TO COMPLETE THE ACQUISITION OF REAL

PROPERTY, AUTHORIZE STAFF TO PROCEED WITH THE CONCEPTUAL DESIGN

OF THE FUTURE CITY HALL UPON ACQUISITION, AND ALLOCATE FUNDS FROM

THE GENERAL FUND RESERVES FOR SAID ACQUISITION AND FROM THE POLICE AND GENERAL GOVERNMENT SYSTEM DEVELOPMENT FEE FUND 210

FOR THE DESIGN

THE CITY OF RIVERBANK CITY COUNCIL (HEREAFTER REFERRED TO AS THE “CITY COUNCIL”) DOES HEREBY RESOLVE THAT:

WHEREAS, in June 2018 the City Council established a Strategic Plan Objective to “conduct a spatial analysis of all city facilities”; and WHEREAS, the firm of Indigo Hammond + Playle Architects, LLP performed a Spatial Needs Analysis where they evaluated the current and future staffing needs of the City and determined that additional space was required to accommodate future growth; and

WHEREAS, based on the recommendations of the Spatial Needs Analysis in August 2021 the City Council established a Strategic Plan Objective to “research feasibility of a new City Hall to accommodate current and future needs”; and

WHEREAS, on February 25, 2025 a Site Analysis of Downtown Riverbank properties was presented to the City Council which evaluated four sites as possible locations for a future City Hall; and
WHEREAS, City Council provided feedback to staff which identified 3300 Atchison Rd., site of the former Del Rio Theater, as the preferred site for the location of a new City Hall with City Hall North as the second preferred location, and

WHEREAS, the City Council authorized the City Manager to begin property negotiations for the purchase of the former Del Rio Theater Site and in January 2026 the firm of Cogdill and Associates, Inc. performed a Real Estate Appraisal of 3300 Atchison Rd. Riverbank, CA 95367 in order to provide a current Opinion of Market Value of the subject property’s fee simple interest, and

CC/LRA – __/__/____
CC Resolution 2026-

WHEREAS, based on the “Highest and Best Use “As If Vacant” of the property, the fair market value of the site was determined to be $840,000.00, and WHEREAS, the City Council authorized the City Manager to negotiate an Acquisition Price for the property and the property owner, Del Rio City Center, LLC. has accepted the purchase price of $840,000.00, and
WHEREAS, the City will require assistance from real estate agents and a title company in order to proceed with the acquisition process and is requesting authorization to sign a Buyer Representation and Broker Compensation Agreement, herein incorporated as Exhibit A, with Maribeth Reece from PMZ Real Estate, and WHEREAS, the Broker Compensation is set at 2.5% of the Acquisition Price for PMZ Real Estate, and
WHEREAS, Maribeth Reece from PMZ Real Estate has been requested to prepare a Purchase and Sale Agreement, for the Acquisition of 3300 Atchison Road in the amount of $840,000.00; and
WHEREAS, upon the closing of the property, the City would immediately initiate the conceptual design with services provided by Architecture Plus, Inc. at a cost of $18,000 based on the proposal received and incorporated here as Exhibit B, to be allocated from the Police & General Government System Development Fee Fund 210.

NOW, THEREFORE, BE IT RESOLVED that the City Council of the City of Riverbank does hereby resolve as follows:

1. City Manager is authorized to execute a Buyer Representation and Broker Compensation Agreement with Maribeth Reece, Real Estate Agent with PMZ Real Estate.

2. City Manager is authorized to negotiate and finalize a Purchase and Sale Agreement for the acquisition of 3300 Atchison Road, Riverbank, CA 95367 in the amount of $840,000.00.

3. Pursuant to California Government Code Section 27281, the City Manager, or his/her designee, is hereby authorized to execute, on behalf of the City of Riverbank, any and all documents necessary to complete the acquisition of real property, including but not limited to purchase and sale agreements, escrow instructions, grant deeds, certificates of acceptance, closing statements, and any other instruments required by escrow or the title company to consummate the purchase and convey title to the City.

4. If necessary, the City Manager, or his/her designee, is further authorized to accept the grant deed on behalf of the City of Riverbank and to execute a Certificate of Acceptance as required by Government Code Section 27281, and to consent to the recordation thereof.

CC/LRA – __/__/____
CC Resolution 2026-

5. The City Council does hereby allocate funds for the acquisition of 3300 Atchison Road, Riverbank, CA 95367 from the General Fund Reserves in the amount of $840,000.00 plus closing costs.

6. Upon closing the purchase of the property, the City Council authorizes staff to proceed with the Conceptual Design as proposed by Architecture Plus, Inc.

7. The City Council does hereby allocate funds for Conceptual Design from the Police & General Government System Development Fee Fund 210.

ATTEST: APPROVED:
________________________________ __________________________ Gabriela Hernandez, CMC Rachel Hernandez
City Clerk Mayor
Attachment(s): Exhibit A – Buyer Representation and Broker Compensation Agreement
Exhibit B – Architecture Plus, Inc. Proposal

www.cogdillrea.com
P.O. Box 3575
Modesto CA 95352
i
January 28, 2026
Ms. Marisela H. Garcia
City Manager
City of Riverbank
6707 Third Street, Ste. A
Riverbank, Ca 95367
Re: Appraisal of 3300 Atchison Street, Riverbank, CA
Stanislaus County APN 132-009-069
Dear Ms. Garcia:

In accordance with your request and authorization, I have made the necessary inspection of the vacant commercial site located at the southeast corner of Atchison Street (State Highway 108) and 3rd Street in the community of Riverbank, Stanislaus County, California. The property is further identified as 3300 Atchison Street and Assessor’s Parcel Number 132-009-069. The property has a dual zoning of C-2 (General Commercial) and C-1 (Neighborhood Commercial) by the City of Riverbank. The site is flag shaped and contains a total area of approximately 1.10-acres according to the Stanislaus County Assessor’s office. The site is located within the Downtown Specific Plan having land use designations of Downtown Core and Highway Boulevard.

The purpose for my inspection and subsequent investigations into other matters was to enable me to provide the client (City of Riverbank), with a current opinion of market value of the subject property’s fee simple interest. The function and intended use of the appraisal will be to assist the City of Riverbank in negotiations with the property owner to facilitate a possible purchase. The valuation date utilized in this appraisal will be January 26, 2026, the date of my last physical inspection of the property. The concluded value has been stated on the Executive Summary page within the following report.

This report complies with the Uniform Standards of Professional Appraisal Practice (USPAP), as adopted by the Appraisal Standards Board of the Appraisal Foundation. This Appraisal Report has been provided in a narrative format, and a complete description of the appraiser’s actions are described within the Scope of Work section.

Thank you for this opportunity to be of service.

Respectfully,
COGDILL & ASSOCIATES, INC.

David E. Cogdill, Jr.

President/CFO
State of California No. AG025634
Expiration Date: April 17, 2026

ii
Copyright© 2026 Cogdill & Associates, Inc.

P.O. Box 3575, Modesto, CA 95352

iii

TABLE OF CONTENTS
Transmittal Letter .................................................................................................. i Copyright .............................................................................................................. ii Table of Contents ................................................................................................. iii Certification of Appraisal ....................................................................................... 1 Assumptions and Limiting Conditions .................................................................... 3 Extraordinary Assumptions ..................................................................................... 6 Hypothetical Conditions.......................................................................................... 6 Executive Summary ............................................................................................... 7 The Assignment ..................................................................................................... 9 Scope of the Appraisal ......................................................................................... 11 Regional Location Map ........................................................................................12 Regional Data ......................................................................................................13 City Data .............................................................................................................18 Neighborhood Location Map ................................................................................20 Neighborhood Description ....................................................................................21 Specific Plan/Zoning Map .....................................................................................22 The Property ........................................................................................................23 Statement of Ownership..............................................................................23 History of the Property ...............................................................................23 Legal Description ......................................................................................23 Census Tract No. .......................................................................................23 HUD Flood Hazard Data ............................................................................23 Seismic Data .............................................................................................23 Easements/Encroachment ...........................................................................23 Environmental Conditions ..........................................................................24 Agricultural Preserve/Wetlands Consideration ............................................24 Assessments and Property Taxes ................................................................24 Utilities .....................................................................................................24 Zoning .......................................................................................................25 Property Description ..................................................................................25 Assessor’s Parcel Map ...............................................................................26 Aerial Photograph.......................................................................................27 Subject Photographs ..................................................................................28 Highest and Best Use “As If Vacant” ....................................................................34 Valuation Methodology ........................................................................................35 Comparable Land Sales Summary ........................................................................36 Land Sales Location Map .....................................................................................37 Discussion of Comparables ..................................................................................38 Indicated Value by Sales Comparison Approach ....................................................46 Addenda

1 CERTIFICATION OF APPRAISAL
The undersigned certify as follows:

1. David E. Cogdill, Jr., has inspected the subject property and comparable sales data used in this report.

2. The reported analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics & Standards of Professional Appraisal Practice of the Appraisal Institute, which includes the Uniform Standards of Professional Appraisal Practice.

3. The statements of fact contained in this report are true and correct.

4. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and is my personal, impartial, and unbiased professional analyses, opinions, and conclusions.

5. I have no present or prospective interest in the property that is the subject of this report, and no personal interest with respect to the parties involved.

6. I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.

7. My engagement in this assignment was not contingent upon developing or reporting predetermined results.

8. 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.

9. My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice.

10. No one provided significant professional assistance to the person signing this report.

11. My employment was not conditioned upon the appraisal producing a specific value or a value within a given range or prospects of future employment or a loan application being approved.

2 12. 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.

DAVID E. COGDILL, JR.

CERTIFIED GENERAL REAL ESTATE APPRAISER
STATE OF CALIFORNIA (NO. AG025634)
EXPIRATION DATE: APRIL 17, 2026

3 GENERAL ASSUMPTIONS AND LIMITING CONDITIONS
For purposes of these Assumptions and Limiting Conditions the following words shall have the following meanings:
“Appraisal” means the appraisal report and opinion of value stated therein; or the letter opinion of value, to which these Assumptions and Limiting Conditions relate. “Property” means the subject(s) of the Appraisal.
“C&A” means Cogdill & Associates, Inc., Real Estate Appraisers and Consultants.
“Appraiser” means the employees of C&A who prepared and signed the Appraisal.

This appraisal is made subject to the following assumptions and limiting conditions:

1. No responsibility is assumed for the legal description or for any matters which are legal in nature. Title to the Property is assumed to be good and marketable and the Property is assumed to be free and clear of all liens unless otherwise stated.

2. The information contained in the Appraisal or upon which the Appraisal is based has been gathered from sources the Appraiser assumes to be reliable and accurate. Some of such information may have been provided by the owner of the Property. Neither the Appraiser nor C&A shall be responsible for the accuracy or completeness of such information, including the correctness of estimates, opinions, dimensions, sketches, exhibits and other factual matters. The Appraisal and the opinion of value stated therein are as of the date stated in the Appraisal.

Changes since that date in external and market factors can significantly affect property value.

3. This report and all matters contained herein were prepared for the sole and exclusive benefit of the client(s) specified herein and is intended for their use only. Neither all, nor any part of the contents of this report, or copy thereof, shall be used for any purpose by anyone but the client(s) specified herein, nor shall it be conveyed or disseminated by anyone to the public through advertising, public relations, news, sales, or other media, without the express written consent and approval of the Appraiser. No one, except for the client(s) specified herein, may rely on this report for any purpose. Any person or entity who obtains or reads this report, or a copy thereof, other than the client(s) specified herein expressly assumes all risk of damages to himself or third persons arising out of reliance thereon or use thereof and waives the right to bring any action based on the Appraisal, directly or indirectly, and the Appraiser shall have no liability to any such person or entity.

4 4. No part of the Appraisal or the identity of the Appraiser shall be conveyed to the public through advertising, public relations, news, sales, or other media or used in any material without C&A's prior written consent. Reference to the Appraisal Institute, SRA designation is prohibited.

5. The Appraiser shall not be required to give testimony in any court or administrative proceedings relating to the Property or the Appraisal.

6. The Appraisal assumes (a) responsible ownership and competent management of the Property; (b) there are no hidden or unapparent conditions of the Property, subsoil or structures that render the Property more or less valuable (no responsibility is assumed for such conditions or for arranging for engineering studies that may be required to discover them); (c) full compliance with all applicable federal, state and local zoning and environmental regulations and laws, unless noncompliance is stated, defined and considered in the Appraisal; and (d) all required licenses, certificates of occupancy and other governmental consents have been or can be obtained and renewed for any use on which the value estimate contained in the Appraisal is based.

7. This report is intended to serve our exclusive client(s), and no third parties are authorized to rely upon it for any purpose whatsoever.

8. The appraiser is not a building or environmental inspector. The appraiser provides an opinion of value. The appraisal does not guarantee that the property is free of defects or environmental problems. The appraiser performed an inspection of visible and accessible areas only. Mold or other problems may be present in areas that the appraiser could not see. A professional inspection is recommended.

9. The estimated physical condition of the improvements considered in the Appraisal was based on a limited visual inspection performed by the Appraiser or other person(s) identified in the Appraisal. C&A assumes no responsibility for the soundness of structural members or for the condition of mechanical equipment, plumbing or electrical components.

10. The projected potential gross income referred to in the Appraisal may be based on lease summaries provided by the owner or third parties. The Appraiser has reviewed lease documents yet assumes no responsibility for the authenticity or completeness of lease information provided by others. C&A suggests that legal advice be obtained regarding the interpretation of lease provisions and the contractual rights of parties.

11. Report users are cautioned that any forecasts shown herein are intended to illustrate the apparent attitudes and projections of those people and entities comprising the market at the date of this report. Such attitudes and projections change from time to time consistent with changes in the real estate market caused by supply and demand, interest rate fluctuation, inflation, investors' attitudes, tax benefits, and general economic conditions. The projections shown

5 are thought to approximate investor attitudes and current trends and conditions at the date of valuation. Inasmuch, however, as the projections are based upon assumptions and estimates of future events, no opinion is offered or expressed on the achievability of the projections and estimates. Inevitably some assumptions will not materialize, and unanticipated events and circumstances will occur; therefore, the actual results achieved during the forecast period will vary from the forecast, and the variation may be material.

12. Unless otherwise stated in the Appraisal, the existence of potentially hazardous or toxic materials which may have been used in the construction or maintenance of the improvements or may be located at or about the Property was not considered in arriving at the opinion of value stated in the Appraisal. These materials (such as formaldehyde foam insulation, asbestos insulation, and other potentially hazardous materials) may affect the value of the Property. The Appraiser is not qualified to detect such substances and C&A urges that an expert in this field be employed to determine the economic impact of these matters on the opinion of value stated in the Appraisal.

13. This report in no way should be considered or used as a feasibility analysis of the development.

14. Appraiser disclaims responsibility for the ability or inability of the present owner or any future purchaser or lessee to obtain the permits, licenses, environmental impact studies, or other approvals necessary for the successful development of the Property to its highest and best use or to the use contemplated by any owner, purchaser, or lessee. The Appraiser disclaims responsibility for and renders no opinion on conformity to specific governmental requirements, such as fire, building and safety, earthquake, or occupancy codes, which conformity cannot be assumed without provision of specific professional or governmental inspection.

15. Unless otherwise stated in the Appraisal, compliance with the requirements of the American with Disabilities Act of 1990 (ADA) has not been considered at arriving at the opinion of value stated in the Appraisal. Failure to comply with the requirements of the ADA may negatively affect the value of the Property.

C&A recommends that an expert in this field be employed.

16. The information provided in this report leading to a conclusion of value and other conclusions is provided as a matter of opinion. Appraiser does not warrant or guarantee the accuracy of the opinion, or the underlying data and no person shall rely upon the same as a guarantee or warranty of value.

6 EXTRAORDINARY ASSUMPTIONS
Extraordinary Assumptions: an assumption, directly related to a specific assignment, which, if found to be false, could alter the appraiser’s opinions or conclusions.

Extraordinary assumptions presume as facts, otherwise uncertain information about physical, legal, or economic characteristics of the subject property; or about conditions external to the property, such as market conditions or trends; or about the integrity of data used in an analysis.

None required.

HYPOTHETICAL CONDITIONS
Hypothetical Conditions: that which is contrary to what exists but is supposed for the purpose of analysis.

Hypothetical conditions assume conditions contrary to known facts about physical, legal, or economic characteristics of the subject property; or about conditions external to the property, such as market conditions or trends; or about the integrity of data used in an analysis.

None required.

7 EXECUTIVE SUMMARY
Property Location: Southeast corner of Atchison Street
(Highway 108) and 3rd Street in
downtown Riverbank, Stanislaus
County, CA.

Property Address: 3300 Atchison Street
Riverbank, California 95367
Assessor’s Parcel No.: 132-009-069
Census Tract No.: 003.01
Property Description: Vacant commercial site containing 1.10 acres, or 47,916 square feet, improved
with offsites in the form of concrete
curb, gutter, and sidewalk. Portions of
the property have also been improved
with parking lot improvements.

Zoning: C-2 (General Commercial)
And C-1 (Neighborhood Commercial)
City of Riverbank
Specific Plan: Downtown Specific Plan having land
use designations of Downtown Core and
Highway Boulevard
Highest and Best Use: Commercial development consistent with the zoning and specific plan.

HUD Flood Hazard Data: Zone X, panel no. 06099C0335E, dated September 26, 2008
Wetlands: Not within any existing wetlands
classification
Earthquake Zone: Not located in any special study zone
Toxic Hazards: None noted or suspected, however, the
appraiser recommends clearance by a
qualified individual.

8 Easements/Encroachment: A Preliminary Title Report was not provided. For further verification I
strongly recommend that a preliminary
title report be ordered and reviewed
before any action is taken on the
property.

Agricultural Preserve: Not applicable
Purpose of Appraisal: To estimate market value
Intended Use of Appraisal: Negotiations with the property owner to facilitate a possible purchase.

Appraisal Premise: “As Is”
Property Rights Appraised: Fee Simple
The Client: City of Riverbank
Owners of the Property: Del Rio City Center, LLC
Valuation Date: January 26, 2026
Report Date: January 28, 2026
Final Value Conclusion - “As Is”
100% Fee Simple Interest: $840,000
Market Trends: Stable to slightly increasing
Estimated Marketing Time: 1 to 12 Months
Estimated Exposure Time: 1 to 12 Months

9 THE ASSIGNMENT
In mid-December of 2025, the firm of Cogdill & Associates, Inc. was contacted by Ms. Marisela H. Garcia, City Manager-City of Riverbank, who requested that we provide an appraisal reflecting the “as is” market value of the fee simple interest of a vacant commercial site containing 1.10 acres, located within downtown Riverbank, Stanislaus County, California. The property is identified as 3300 Atchison Street (Highway 108) and has an Assessor’s Parcel Number of 132-009-069.

The function of this appraisal report is to assist our client (City of Riverbank), in negotiations with the property owner to facilitate a possible purchase.

The purpose of this appraisal report is to estimate the market value of the fee simple interest in the subject property. Given that the City of Riverbank has the power to utilize eminent domain for the acquisition of private property, Fair Market Value as referred to above is defined as follows:

Fair Market Value is defined as:
(a) The fair market value of the property n is the highest price on the date of valuation that would be agreed to by a seller, being willing to sell but under no particular or urgent necessity for so doing, nor obliged to sell, and a buyer, being ready, willing, and able to buy but under no particular necessity for so doing, each dealing with the other with full knowledge of all the uses and purposes for which the property is reasonably adaptable and available.
(b) The fair market value of property n for which there is no relevant, comparable market is its value on the date of valuation as determined by any method of valuation that is just and equitable.

Civil Code Civ. Proc. §1263.320 (2003)
Other definitions used in conjunction with this report include the following:
“Highest and Best Use”

1. “The reasonably probable and legal use of property that results in the highest value. The four criteria that the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity.”

2. The use of an asset that maximizes its potential and that is possible, legally permissible, and financially feasible. The highest and best use may be for continuation of an asset’s existing is or for some alternative use. This is determined by the use that market participant would have in mind for the asset when formulating the price that is would be willing to bid. (IVS)

10 3. [The] highest and most profitable use for which the property is adaptable and needed or likely to be needed in the reasonable future. (Uniform Appraisal Standards for Federal Land Acquisitions).”
Source: Dictionary of Real Estate Appraisal, 6th Edition “Fee Simple Estate”
“Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain, police power, and escheat.”
Source: Dictionary of Real Estate Appraisal, 6th Edition

11 SCOPE OF THE APPRAISAL
In developing this complete appraisal reported in a narrative format the following steps were taken:

1. A physical inspection of the subject property on January 26, 2026;

2. Determination of the market area pertinent to the subject property;

3. Analysis of market data pertinent to the subject property and other competing vacant commercial sites;

4. Description and analysis of the physical features of the subject site;

5. Tests and determination of the highest and best use to estimate how to solve the appraisal problem;

6. Collection and verification of data relative to the subject property, i.e., sales, rents, listings, etc.;
In addition to the information regarding the subject property, specific data pertaining to the region, city and neighborhood were analyzed specifically to measure existing supply and demand levels affecting the property. County and city planners were interviewed at length regarding existing zoning and development requirements.

A considerable amount of information on the property was provided by the client, as well as the owner of the property, Mr. Tony Zaia. Also, a considerable amount of historical information was provided by the Stanislaus County Assessor’s office.

In valuing the property, the Sales Comparison Approach was primarily relied upon in the valuation. All approaches are not used in all valuations. Depending upon the property, highest and best use, and/or available market data, the appraiser determines the most applicable approaches to use in order to provide an accurate indication of value. The comparables used in this report were confirmed with at least one party knowledgeable of the transaction, consisting of the buyer, seller or broker involved, and in some cases all three.

It is important to reiterate at this point that the value conclusions stated in this report are contingent upon the Assumptions and Limiting Conditions previously stated.

12 REGIONAL LOCATION MAP

13 REGIONAL INFORMATION
Stanislaus County is located in the heart of the San Joaquin Valley in central California. It is one of the largest counties by size at 1,494 square miles. According to the California Department of Finance, the most recent population estimate (as of January 2025) is 555,765. The California Department of Finance has projected that the population increased aby 0.4% over the previous year.

The historical economic base for Stanislaus County is agricultural and associated industry with a primary focus on food production. Commodities produced in Stanislaus County include milk products, poultry, almonds, eggs, cattle, orchards, row, and vineyard crops. The high-quality soils, semi-arid climate, long growing season, and a typically plentiful and inexpensive water supply combine to allow for excellent food production.

The central and western portions of the county are flat, with high quality soils capable of producing row crops, orchards, and vineyards. The eastern portion of Stanislaus County is considerably higher in elevation and generally consists of rolling foothill range land.

State Route 99 and the Union Pacific Railroad bisect Stanislaus County near Modesto and Turlock, the second largest city in the county. Most communities in Stanislaus County are located within one- or two-hours’ drive of the heavily industrialized cities of the San Francisco Bay Area. Over the years housing costs in the east bay have escalated such that many working families struggle to find affordable housing. Recognizing this, developers established commuter-oriented “bedroom communities” in the Central Valley. This influx of Bay Area commuters significantly shifted the demographics of the Valley over the past three - plus decades.

Population Demographics
According to the U.S. Census Bureau, Stanislaus County’s population increased approximately 39% between 1980 and 1990. Statewide population growth was about

18.5% during this period. Between 1990 and 2000, Stanislaus County’s population grew at a slower pace, increasing only 21%, while the statewide population increased by 14%. And between 2000 and 2010, the county population increased by 15% while the statewide population grew by 10%. As indicated, Stanislaus County’s population increased 4.2% from April of 2010 to January of 2015, and, while the State of California population grew 5.1% during this same time period. This increasing trend illustrates a growing market interest and ongoing demand for housing in this area.

14 Stanislaus County is home to nine incorporated cities: Modesto (the county seat), Ceres, Hughson, Newman, Oakdale, Patterson, Riverbank, Turlock, and Waterford, and thirteen unincorporated communities. The following is a chart created by the California Department of Finance that shows the population of Stanislaus County by city:

Stanislaus County 1/2018 1/2019 1/2020 1/2021 1/2022 1/2023 1/2024 1/2025 Ceres 47,915 48,027 48,430 48,762 48,386 47,729 49,319 49,305 Hughson 7,217 7,232 7,298 7,495 7,495 7,565 7,711 7,977 Modesto 218,674 220,126 222,335 218,745 217,880 216,995 217,862 219,765 Newman 11,630 11,860 11,912 12,326 12,244 12,040 12,121 12,389 Oakdale 22,583 22,838 22,997 23,110 23,071 22,980 23,008 22,231 Patterson 22,644 22,974 23,074 23,839 24,370 24,317 24,790 25,868 Riverbank 24,680 24,867 25,030 24,735 24,583 24,695 25,006 26,090 Turlock 73,609 73,874 74,297 71,734 71,631 70,856 71,273 72,219 Waterford 8,801 8,806 8,894 8,944 8,872 9,042 9,110 9,169 County Total 550,964 554,018 557,709 551,737 549,466 545,939 108,544 109,752 Source: California Department of Finance and US Census
Education
The Stanislaus County Office of Education states the county is home to 95 elementary schools, 25 junior high schools, 19 high schools, 24 continuation and alternative schools, 21 charter schools, one special education facility, and an array of private and parochial schools. There are a total of 185 public schools in the county.

Additionally, Modesto Junior College and California State University Stanislaus are located in the county, as are a number of private postsecondary educational programs.

Economy
As stated previously, the major industry of Stanislaus County is agriculture and related services (such as processing, packaging, and distribution). However, the development of bedroom communities for Bay Area commuters reduced the area’s reliance on agriculture and helped diversify the county’s economic base. In recent years, Stanislaus County recruited several businesses that have relocated to the area. In May 2012, the online retailer Amazon announced its plans to develop a 1 million square foot distribution center in Patterson. The facility opened in 2013 bringing an estimated 1,000 year-round, full-time jobs to the county.

Unemployment rates range considerably throughout the county but are typically higher than the state average due to the area’s historical dependence on the agricultural industry. The following chart outlines the County’s unemployment annual averages:

15 STANISLAUS COUNTY UNEMPLOYMENT ANNUAL AVERAGES
Year Rate Year Rate
1994 15.7% 2010 17.3%
1995 15.3% 2011 16.7%
1996 14.1% 2012 15.2%
1997 12.9% 2013 12.2%
1998 12.0% 2014 11.2%
1999 11.3% 2015 8.5%
2000 10.5% 2016 8.0%
2001 10.3% 2017 6.8%
2002 11.5% 2018 5.7%
2003 11.5% 2019 5.6%
2004 11.7% 2020 9.0% (Covid)
2005 12.0% 2021 6.1%
2006 8.0% 2022 5.5%
2007 8.5% 2023 6.9%
2008 10.0% 2024 6.9%
2009 16.6% 2025 (Dec.) 6.8%
While a large number of manufacturing companies within the county employ a substantial percentage of the population, many locals are employed within a variety of other industries. The following charts indicate the major employers in the area and the industry that they are a part of. This list of major employers was extracted from the CA.

Employment Development Department. They state that the information was extracted from America's Labor Market Information System (ALMIS) Employer Database, 2020 1st Edition. Employer information is provided by Infogroup, Omaha, NE, 800/555- 5211. © 2024. All Rights Reserved.

16 Employer Name Location Industry
Amazon Fulfillment Ctr Patterson Mail Order Fulfillment Service Bartles & Jaymes Co Modesto Wineries (mfrs)
Behavioral Health & Recovery Modesto Mental Health Services Conagra Brands Inc Oakdale Food Products (whls)
Duarte Nursery Hughson Nurserymen
Duarte Nursery Inc Hughson Nurserymen
E & J Gallo Winery Modesto Wineries (mfrs)
Emanuel Medical Ctr Turlock Hospitals
Foster Farms Turlock Poultry Processing Plants (mfrs)
Frito-Lay Inc Modesto
Potato Chips Corn Chips/Snacks
(mfrs)
Health Services Agency Modesto Clinics
Macdonald Group At PMZ Real Modesto Real Estate
Memorial Medical Ctr Modesto Hospitals
Modesto Bee Modesto Newspapers (publishers/Mfrs)
Oak Valley Hospital District Oakdale Health Care Management Pacific Southwest Contnr LLC Modesto
Corrugated & Solid Fiber Boxes
(mfrs)
Patterson City Sheriff Ofc Modesto City Government-Executive Offices Stanislaus County Ofc of Edu Modesto Home Health Service Stanislaus County Welfare Dept Modesto Government Offices-County Storer Coachways Modesto Buses-Charter & Rental
Sysco Central California Modesto Grocers-Wholesale
Temsa Turlock Nonclassified Establishments
Turlock Irrigation District Turlock Utility Contractors United States Postal Svc Modesto Post Offices
Walmart Modesto Department Stores

17 Transportation Infrastructure
Two railroad lines serve Stanislaus County: the Burlington Northern Santa Fe Railroad, and the Southern Pacific/Union Pacific Railroad. Amtrak provides passenger rail service at stations in Modesto and Turlock.

There are several national and regional trucking carriers that serve the area.

Major traffic routes include State Highways 99, 132, 108, 120, and 33. Interstate 5 bisects the county near its southwestern edge. These highways and various county roads form a matrix connecting the various communities here with regions beyond.

Currently the Modesto City-County airport does not offer any commercial air services. The closest passenger and freight airports are found in nearby Stockton, and further south in Merced and Fresno. A deep-water channel is available in Stockton, allowing for cargo ship transport to and from the San Francisco Bay.

Summary
Stanislaus County is centrally located and is a vital part of the State of California. The influx of Bay Area commuters has changed Stanislaus County dramatically over the last 30+ years. This extraordinary residential development caused substantial industrial and commercial growth, and was fueled by the region’s inexpensive land, adequate resources, and affordable labor force. The greatest change occurred during the last boom cycle in the early 2000’s.

18 CITY DATA
The subject is located in northeast Riverbank, within the downtown core, which is situated in northern Stanislaus County, California, just north of Modesto, the county seat.

The City of Riverbank was incorporated in 1922 and is located 324 miles north of Los Angeles, ninety-four miles east of San Francisco, and approximately seven miles northeast of the City of Modesto along State Highway 108.

From 1970 to 1980 the population of Riverbank increased from 4,000 to 5,696 or a compound rate of growth of approximately 3.6% per year. From 1980 to 1990 the population increased to 8,000 or a compound rate of 3.46%. From 1990 to 2000 the population expanded to 15,826, indicating an increase of 7.06% per year compounded over the 10-year period. The population was reported as 26,090 as of January 2025, per the California Dept. of Finance. This is the most current data available.

From 1999 to 2005 increased activity by developers was a direct result of the strong demand for affordable housing from bay area commuters, which accounted for most of the home buying market in the general area. The City of Modesto was rapidly running out of developable land in the late 1990’s which caused developers to seek land in other surrounding communities. Modesto still struggles to bring new developable land to the market. The most promising neighborhood is known as Tivoli, approximately 345 acres located just south of Riverbank. This new neighborhood will eventually bring roughly 1855 to 3,240 housing units to market, but construction activity has yet to get underway.

As expected, along with the residential development there was a renewed interest in available commercially zoned land primarily along Highway 108 (Patterson Road).

Included in this category are the Galaxy Cinema Project, a Cool Hand Luke’s steak house, CVS Drug Store, and several fast-food restaurants. In addition, a new shopping center known as “Crossroads” was developed at Claribel Road, between Oakdale Road and Roselle Avenue. This is a fully developed center with a Savemart grocery store, a Target store, Applebee’s restaurant, and several other high-volume retailers and eateries. A new Home Depot store was also opened on a parcel immediately east of this center.

Crossroads West is the new neighborhood west of Oakdale Road and north of Claribel Road and is rapidly developing with several new home subdivisions and a new Costco anchored retail center.

The major economic base for the City of Riverbank (like the majority of central San Joaquin valley communities) is agriculture and food processing. Gangi Bros., Riverbank Cheese Co., and McFarland Foods are all major employers within the city.

Other major industries are involved primarily in construction and consist of Dura Built Truss Company, Monschien Cabinet Company, etc.

19 In addition to the above, employment is provided to many Riverbank residents in Modesto, or the community of Oakdale located approximately five miles east.

Riverbank has four elementary schools, one junior high school, and one high school. A junior college is in Modesto and State College in Turlock (roughly 15 miles south of Riverbank). Also, there are fourteen churches, one library, one newspaper, two banks, nine public parks, a community center, Olympic pool, and lighted tennis courts, all available to Riverbank residents.

In summary, the City of Riverbank was once a small agriculturally oriented community near the county’s major metropolitan area, Modesto. Riverbank historically realized only moderate growth, until the early 1990s. Since then, several new subdivisions have increased the area’s population substantially, and it is now considered a “bedroom community.” In most neighborhoods, values are stable if not slightly improving. The city has recently annexed the Crossroads West Specific Plan containing 380 acres. This will allow for the development of commercial uses, as well as 1,170- 1,900+- low density residential units, 96-192 medium density residential units, and 248- 388 high density residential units. Demand for new residential development appears to be strong at this time with most well-located subdivisions experiencing strong absorption. Riverbank continues to indicate a need for more buildable residential land.

20 NEIGHBORHOOD LOCATION MAP

21 NEIGHBORHOOD DESCRIPTION
The subject Property is located in downtown Riverbank, California. Property uses here consist of a mixture of commercial/retail and office, with a scattering of older residential uses. Neighborhood boundaries can best be described as railroad tracks to the west, Eighth Street to the east, Atchison Street to the north and Patterson Road to the south. The city of Riverbank has recently renovated much of the downtown area, with new streetscapes, lighting, and landscaping. This revitalization will hopefully increase demand for this area that has struggled in recent years. The subject is located within the Downtown Specific Plan. The Riverbank community desires a comprehensive revitalization of their historic downtown. The City’s 2025 General Plan designates the Downtown Specific Plan area as an Infill Opportunity Area, in which the City will “focus reinvestment, and revitalization efforts” including public-private partnerships, public investments, infill incentives, and other strategies. For a complete description, the Downtown Specific plan can be accessed on the City of Riverbank’s website.

On the following page is an exhibit showing the boundaries of the specific plan and zoning districts.

23 THE PROPERTY
Statement of Ownership
As previously mentioned, a preliminary title report was not provided, however, from information provided by the property owner it appears that title in the subject property as of my valuation date is vested in the following:

Del Rio City Center, LLC
History of the Property
According to county records it appears that the current owner purchased the property, along with an adjacent parcel, from the Riverbank Designated Local Authority, As Successor Agency to the Riverbank Redevelopment Agency in 2016 for $175,000. The subject property was previously developed with the Del Rio Theatre.

After purchase, the owner developed the adjacent 7,500 SF site with an office building and attempted to make repairs and renovations to the old theatre. The owner spent approximately $125,000 on asbestos mitigation and other repairs before determining that it would not be feasible to continue. The owner decided to demolish the existing improvements at a reported cost of $220,000. To my knowledge the property is not under contract or listed for sale at this time.

Legal Description
A legal description was not provided. According to the Stanislaus County Assessor the property is identified as Stanislaus County Assessor’s Parcel Number 132- 009-069.

Census Tract No.

According to the Stanislaus County Assessor’s office it appears that the subject property is located in census tract no. 003.01.

HUD Flood Hazard Data
According to FEMA community panel no. 06099C0335E, dated September 26, 2008, the subject property is in Zone X, an area of minimal flooding.

Seismic Data
The subject property is not located within any special study zone.

24 Easements/Encroachment
The subject property does not appear to be affected by any adverse easements or encroachments. As previously stated, a preliminary title report was not provided. For further verification I strongly recommend that a preliminary title report be ordered and reviewed.

Environmental Conditions
The appraiser knows of no hazardous waste or other materials that would create any adverse environmental issues. Obviously, I am not an expert in this field and strongly recommend professional investigation and advice if further verification is required. The presence of hazardous materials or contamination could have a significant negative impact on the market value estimate. It is assumed for this appraisal report that the property is contamination free.

Agricultural Preserve/Wetlands Consideration
The subject property is not located within an agricultural preserve or designated wetlands area.

Assessments and Property Taxes
According to the Stanislaus County Tax Collector’s office the subject property has the following assessments and taxes for the 2024/2025 tax year:

Parcel No.

Land
Assessment
Improvement
Assessment
Total
Assessment Total Taxes
132-009-069 $149,154 $29,591 $178,745 $2,216
Utilities
All public utilities are available to the site and are supplied as follows:

Service Provider
Sewer and Water City of Riverbank
Electricity Pacific Gas & Electric Co.

Natural Gas Pacific Gas & Electric Co.

Telephone AT & T
Fire Services Stanislaus County Consolidated Fire Dept.

Law Enforcement Stanislaus County Sheriff

25 Zoning
According to the City of Riverbank Planning Department the subject property has a dual zoning of C-2 (General Commercial) and C-1 (Neighborhood Commercial) The subject is located within the Downtown Specific Plan having land use designations of Downtown Core and Highway Boulevard.

Property Description
The subject property represents a vacant commercial, corner site that is basically flag shaped, containing a total area of approximately 1.10 acres, or 47,916 SF. The site has approximately 210 feet of frontage along the east side of 3rd Street, and 300 feet along the south side of Atchison Street (Highway 108) within the downtown core. The site appears to be level to road grade and currently is improved with offsite improvements in the form of concrete curb, gutter, and sidewalks along both street frontages. Given the location in downtown Riverbank, all necessary utilities are available. The parcel appears to be of adequate size and shape to accommodate many commercial users. The site has good exposure and access. Portions of the property are improved with parking lot improvements that do not feel to contribute value given the highest and best use of the property.

For more descriptive purposes on the following pages, I have provided a copy of the assessor’s parcel map delineating the subject parcel, as well as photographs of the property taken on the date of my inspection.

26 ASSESSOR’S PARCEL MAP

27 AERIAL PHOTOGRAPH

28 SUBJECT PHOTOS
View of Property
View of Property

29 SUBJECT PHOTOS
View of Property from Corner of 3rd Street and Atchison Street View of Property from 3rd Street

30 SUBJECT PHOTOS
View of Property looking Southwest
View North along 3rd Street

31 SUBJECT PHOTOS
View South along 3rd Street
View South along Abandoned Alley

32 SUBJECT PHOTOS
View North along Abandoned Alley
View East along Alley

33 SUBJECT PHOTOS
View East along Atchison Street
View West along Atchison Street

34 HIGHEST AND BEST USE “AS IF VACANT”
To estimate the highest and best use of a vacant site the appraiser utilizes four distinct tests. The projected use must meet all four of these tests:
1) Legally permitted,
2) Physically possibly,
3) Economically feasible, and
4) Most profitable.

If a proposed use fails to meet any of these tests it is discarded and another use considered.

Legally Permitted - test must be considered first to see what potential uses are allowed. Public legal restrictions consisting of zoning regulations, building codes, environmental regulations, and other applicable ordinances govern this determination.

As discussed previously, the subject site is zoned Commercial, allowing a wide variety of commercial uses. The subject is located within a commercial district of Riverbank, with uses consisting of retail and office.

Physically Possible - the legally allowable use of the site must obviously be physically possible. Sometimes uses are limited by the physical characteristics of the site such as size, topography, soil, or subsoil conditions, as well as climatic conditions.

As discussed previously in the Property Description section of the report the subject parcel is level and has no observed adverse surface or subsoil conditions. The parcel is flag shaped and has good access and visibility. The parcel is adequate in size and shape to support several commercial uses.

Economically Feasible - a realistic assessment of market demand for a proposed use is a critical factor. For example, sites may be available that are zoned for retail development served by all utilities and with convenient locations, however, market conditions might be such as to indicate that in this location there is no need for an additional development. The subject property is well located along Atchison Street (Highway 108) in the heart of the downtown core. There is substantial multi and single-family residential development within a mile radius and regional access to this location is good. The rents achievable on the new retail-office space in the area provide investors with acceptable returns on invested capital. As such a use in conformity with existing zoning is considered feasible. Vacancies are low and demand for property of this nature is high. As previously mentioned, the City of Riverbank and private investors have made major investments into the revitalization of downtown over the past few years. This is expected to continue with the implementation of the Downtown Specific Plan.

35 The fourth test, most profitable, reflects that legally permitted, physically possible, economically feasible uses which will produce the greatest return for the land value.

Given the physical and locational attributes of the subject site it is my opinion that that most profitable use would be commercial development, either office and/or retail.

VALUATION METHODOLOGY
Appraisers typically utilize three common approaches to estimate the market value of real property. They are identified as:

1. The Cost or Summation Approach;

2. The Sales Comparison Approach; and

3. The Income Capitalization Approach.

All three approaches do not have application in every assignment. The Cost Approach is best utilized when valuing improved properties with newer construction in which improvement costs can easily be determined and depreciation can be realistically identified. The Income Approach is best suited for income producing properties. This approach is most applicable when there is sufficient rental data available from the marketplace.

Because the subject property consists of a vacant commercial site neither the Cost or Income Approaches have relevance in this analysis. The Sales Comparison Approach was given sole consideration as it is the method most utilized by the general market. To apply this approach, the neighborhood was researched for recent comparable sales activity and available listings. My research produced eight comparables which were felt to be the most comparable to the subject parcel.

On the following pages I have included a chart summarizing the data on the comparables analyzed, a location map and a discussion of each transaction leading to a conclusion of market value.

COMPARABLE LAND SALES SUMMARY

GRANTOR OFFSITE
SALE GRANTEE SALE PARCEL SHAPE PRICE IMPR.

NO. LOCATION / APN DATE DOC. NO. PRICE SIZE - AC. / S.F. CORNER ZONING PER S.F. UTILITIES INTENDED USE 1 2350 PATTERSON RD. JUL-25 SETLIFF $3,250,000 6.33 IRREGULAR C-2 $11.79 REQUIRED FUTURE COMMERCIAL RIVERBANK, STAN. CO., CA / 075-011-003 & 033 COE RIVERBANK 108 LLC 275,735 NO ALL AVAIL. BEING DEVELOPED WITH # 33619 TRACTOR SUPPLY / GROCERY OUTLET
2 2255 PATTERSON RD., RIVERBANK MAY-21 BARLOW $925,000 2.04 RECTANGULAR C-2 $10.41 ALL IN FUTURE COMMERCIAL STAN. CO., CA / 075-026-041 & 042 COE US AUTO LEASING 88,862 NO ALL AVAIL. (EXIST. PAVED PARKING LOT) # 44010
3 2300 PATTERSON ROAD, RIVERBANK, APR-23 SETLIFF $756,000 0.8073 NARROW RECT. C-2 $21.50 NONE DUTCH BROS. COFFEE STAN. CO., CA / 075-011-002 COE EVERGREEN-OAKDALE 35,168 NO ALL AVAIL. (EXIST. SFR OF NO VALUE) # 16094
4 3223 ATCHISON ST., RIVERBANK JAN-21 MAYA $92,500 0.14 RECTANGULAR C-1 $14.80 PARTIAL INTERIOR COMMERCIAL SITE LOCATED STAN. CO., CA / 132-004-052 COE ROCHA 6,250 NO ALL AVAIL. ALONG THE NORTH SIDE OF ATCHISON ST # 8278 JUST WEST OF THE SUBJECT PROPERTY
5 6431 3RD ST., RIVERBANK SEP-22 MEDINA $345,000 0.92 RECTANGULAR DOWNTOWN $8.62 ALL IN LOCATED IN DOWNTOWN SPECIFIC STAN. CO., CA / 132-017-022 & 023 COE VAN BUREN 40,001 YES GENERAL ALL AVAIL. PLAN - FUTURE MIXED USE DEVELOMENT # 59627
L-6 3141 SIERRA ST., RIVERBANK LISTING LISTING $750,000 0.72 IRREGULAR MIXED USE $24.00 ALL IN LOCATED IN DOWNTOWN SPECIFIC STAN. CO., CA /132-011-053 & 054 31,250 YES ALL AVAIL. PLAN - FUTURE MIXED USE DEVELOMENT 7 N.W.C. OF STATE HWY 108 & WILLOW GLEN JUN-22 KHIEM TRUONG $375,000 0.56 IRREGULAR H-1 $15.37 ALL IN FUTURE COMMERCIAL OAKDALE, STAN. CO., CA / 063-011-018 COE OAKDALE DYALISIS 24,398 YES ALL AVAIL. MEDICAL OFFICE DEVELOPMENT # 44917
8 945 S. YOSEMITE AVE. DEC-23 HUSSAIN $470,000 0.71 IRREGULAR C-M $15.11 ALL IN FUTURE COMMERCIAL OAKDALE, STAN. CO., CA / 064-044-020 COE ZHENGPEI 31,106 NO ALL AVAIL. # 58645

37 LAND SALES LOCATION MAP

38 DISCUSSION OF COMPARABLES
Comparable No. 1 is located at 2350 Patterson Rd. (Highway 108) in Riverbank, CA. This property consists of two parcels totaling 6.33 acres, or 275,735 SF that sold in July of 2025 for $3,250,000, or $11.79 per SF. The property had been listed for many years at an asking price of $5,000,000. The buyer is the process of developing the property with a Tractor Supply and a Grocery Outlet, with supporting strip retail. The property is zoned C-2, General Commercial. The parcel is void of offsite improvements in the form of curbs, gutters, and sidewalks, and utilities are available. Terms of the sale involved all cash to the seller. Overall, this comparable is similar in that it represents a vacant commercial site along Highway 108, however, is felt to provide an inferior $/SF due to its larger size. Typically, larger parcels will provide lower price per SF indications based upon economies of scale.

Comparable No. 1 – 2350 Patterson Road, Riverbank
(APNs: 075-011-003 & 033)

39 Comparable No. 2 is located at 2255 Patterson Rd., Riverbank, Stanislaus County, California. This 2.04-acre property sold in May of 2021 for $925,000, indicating a price per square foot $10.41. The property consists of two parcels that are used and developed as a parking lot. The property is rectangular in shape and represents an interior location. The property is zoned C-2 (General Commercial). All offsite improvements are in place and all utilities are available. Terms of the sale of the sale involved all cash to the seller. Overall, this comparable is felt to be inferior due to improving market conditions, size, and location.

Comparable No. 2 – 2255 Patterson Road, Riverbank
(APNs: 075-026-041 & 042)

40 Comparable No. 3 is located at 2300 Patterson Road in Riverbank, Stanislaus County, California. This 0.8073-acre parcel sold in April of 2023 for $765,000, indicating a price per square foot of $21.50. The property is zoned C-2 (General Commercial) and represents a narrow rectangular shaped interior parcel that has been developed with a Dutch Brothers Coffee Drive-thru. The property was void of offsite improvements, and utilities are available. Terms of the sale involved all cash to the seller. Overall, this property is felt to be superior primarily due to size and location.

Comparable No. 3 – 2300 Patterson Road, Riverbank
(APN: 075-011-002)

41 Comparable No. 4 is located at 3223 Atchison Street (Highway 108) in Riverbank, CA, just west of the subject. This small, interior, rectangle site containing 6,250 SF sold in January of 2021 for $92,500 or $14.80 per SF. The site is zoned C-1, Neighborhood Commercial. Terms of the sale involved all CASH to the seller. Overall, this property was felt to be inferior primarily due to improving market conditions, location, and utility.

Comparable No. 4 – 3223 Atchison Street, Riverbank
(APN: 132-004-052)

42 Comparable No. 5 is located at 6431 3rd Street in downtown Riverbank, Stanislaus County, California. This property consists of two parcels totaling 0.92-acre corner parcel sold in September of 2022 for $345,000, indicating a price per square foot of $8.62. The property is zoned Downtown General allowing for mixed-use residential/commercial development, and all offsite improvements and utilities are in place. Terms of the sale involved all cash to the seller. Overall, this comparable is felt to be inferior primarily due to improving market conditions, location, zoning, and potential use.

Comparable No. 5 – 6431 3rd Street, Riverbank
(APN: 132-017-022 & 023)

43 Comparable No. L-6 is located at 3141 Sierra Street in downtown Riverbank, Stanislaus County, California. This property consists of two parcels that total 0.72-acres and is listed for $750,000, indicating a price per square foot of $24.00. The property is zoned Downtown General allowing for mixed-use development. All offsite improvements are in place, as well as utilities. This property has been listed since June of 2024 and appears to be overpriced. Overall, this comparable is inferior to the subject due to location, zoning, and potential use.

Comparable No. L6 – 3141 Sierra Street, Riverbank
(APN: 132-011-053 & 054)

44 Comparable No. 7 is located within the neighboring community of Oakdale, CA to the east. This site is located at the northwest corner of State Highway 108 and Willow Glen in west Oakdale. This 0.56-acre site sold in June of 2022 for $375,000, or roughly $15.37 per square foot. This is an irregular shaped corner parcel that is zoned H-1- Highway Commercial. The property is improved with offsite improvements and utilities are available. The terms of the sale were all cash to the seller. The buyer plans to develop a medical office building. Overall, this property is similar, however, the indication of value is felt to be low due to improving market conditions.

Comparable No. 7 – NWC of State Hwy. 108 & 4 Willow Glen, Oakdale (APN: 063-011-018)

45 Comparable No. 8 is also located in Oakdale at 945 Yosemite Ave. (J14) in Oakdale, Stanislaus County, California. This property consists of a 0.71-acre site that sold in December of 2023 for $470,000, or roughly $15.11 per square foot. The site is zoned commercial/industrial and is located along the main thoroughfare running north/south through the community of Oakdale. Off-sites and utilities are in place. The site has an interior location. Terms were all cash to the seller. Overall, this comparable is felt to be slightly inferior due to location and potential use.

Comparable No. 8 – 945 S. Yosemite Avenue, Oakdale
(APN: 064-044-020)

46 INDICATED VALUE BY SALES COMPARISON APPROACH
In summary, the comparables analyzed indicated the following values on a price per square foot:

Comparable No. Price Per Square Foot Overall Rating
1 $11.79 Inferior
2 $10.41 Inferior
3 $21.50 Sl. Superior
4 $14.80 Inferior
5 $8.62 Inferior
L-6 $24.00 Inferior
7 $15.37 Sl. Inferior
8 $15.11 Sl. Inferior
The comparable sales were analyzed based on differences pertaining to financing, conditions of sale, market conditions, buyer expenditures, location, exposure, site size, shape, access, zoning, use, utilities, and offsite and onsite improvements.

Typically, appraisers apply a quantitative approach when adjusting comparables and apply dollar adjustments to the comparables to account for the differences between the subject and comparable sales. When this information was available for analysis this approach was applied. Unfortunately, due to the imperfect market sufficient data did not exist to allow such analysis to the comparable sales for each element of comparison.

When data did not exist, a qualitative analysis was performed, wherein the sales are compared to the subject property based an inferior, similar, superior rating system, based on the elements of comparison previously discussed.

The comparables that took place prior to 2024 were felt to warrant a positive adjustment for improving market conditions. None of the sales warranted an adjustment for financing, conditions of sale, or expenditures after purchase. All the sales were either cash transactions or money was borrowed at a reported market rate through conventional financing. The sales provided a rather broad range from a low of roughly $8.62 per square foot as indicated by Comparable No. 5, a sale felt to be vastly inferior due to location and potential use, to a high of $21.50 per square foot as indicated by Comparable No. 3, a property felt to be slightly superior due to location, size, and use.

Comparable No. L-6 indicated a price of $24.00 per SF, however, as discussed, this property has been listed for quite some time and is felt to be overpriced. The eight comparables provided an average price per square foot of $15.20 per square foot and had an average size of 1.53 acres.

47 Comparable No’s. 2 and 5 were felt to be vastly inferior to the subject property due to location and potential use. These sales provided the lowest indications at roughly $8.00 to $10.00 per square foot.

Comparable Nos. 1, 3, 4, 7 and 8 were felt to be the most like the subject, providing a range from $11.79 to $21.50 per square foot. Comparable no. 1 provided the lowest indication within this range, however, was the largest sale analyzed at 6.33 acres. Typically, larger sales will provide lower indications of value based on economies of scale. Excluding this sale the range tightens to roughly $15.00 to $21.50 per square foot.

After analyzing these sales, it is my opinion that a value of between $15.00 to $20.00 per square foot appears to be supported. Given current market conditions, the corner location of the subject along Atchison Street (Highway 108) at the heart of downtown Riverbank, the zoning, size, shape, and development potential, I feel a value of $17.50 per square foot is well bracketed and supported by the sales analyzed. This indicates the following value for the subject property’s fee simple interest as of the valuation date, January 26, 2026:
47,916 S.F. (1.10 Acres) X $17.50/S.F. = $838,530
Rounded $840,000

ADDENDA
• ENGAGEMENT LETTER
• STATEMENT OF QUALIFICATIONS
DAVID E. COGDILL, JR.

ENGAGEMENT LETTER

STATEMENT OF QUALIFICATIONS
DAVID E. COGDILL, JR.

www.cogdillrea.com
P.O. Box 3575
Modesto CA 95352

APPRAISAL QUALIFICATIONS
David E. Cogdill, Jr.

EDUCATION
California State University, Stanislaus - Bachelor of Arts Degree Modesto Junior College - Associate in Arts Degree

PROFESSIONAL COURSES
Courses Completed and Passed, 1989 to Present:

American Institute of Real Estate Appraisers:

Course 8-1: Real Estate Appraisal Principles
Course 120: Appraisal Procedures, March
Course 310: Basic Income Capitalization
Course 320: General Applications
Course 410: Standards of Professional Practice (USPAP)
Course 420: Standards of Professional Practice (Part B) Course 430: Standards of Professional Practice (Part C) Course 510: Advanced Income Capitalization
Course 520: Highest and Best Use and Market Analysis
Course 530: Advanced Sales Comparison and Cost Approach Course 540: Report Writing and Valuation Analysis
Course 550: Advanced Applications (Case Studies)
USPAP: Update Seminar, March 2020
Course 710: Condemnation Appraising: Principles and Applications UASFLA: Uniform Appraisal Standards for Federal Land Acquisitions American Society of Farm Managers and Rural Appraisers:

Fractional Interest Valuation
Modesto Junior College:

Real Estate Residential Appraisal, Modesto Junior College

EXPERIENCE
October 1, 2013 to Present: President of Cogdill & Associates, Inc., Real Estate Appraisers/Consultants January 1, 2007 to September 31, 2013: President of Cogdill & Giomi, Inc., Real Estate Appraisers June 1995 to December 2006: Associate Appraiser, Cogdill & Giomi, Real Estate Appraisers May 1989 to May 1995: Researcher, Cogdill & Giomi, Real Estate Appraisers I have completed appraisals for Caltrans, City of Modesto, City of Oakdale, City of Turlock, City of Manteca, City of Ripon, Stanislaus County, San Joaquin County, Modesto Irrigation District, Wells Fargo Bank, Bank of the West, West America Bank, Bank of Stockton, Tri Counties Bank, U.S. Bank, Bank of Agriculture and Commerce, Oak Valley Community Bank, Farmers & Merchants Bank, Central Valley Community Bank, and various other real estate developers, individuals, accountants and attorneys.

Appraisals have covered the area of residential, commercial, industrial, agricultural, recreational, and special use properties.

In addition to my 30 years of real estate appraisal experience, I served two years on the City of Modesto Planning Commission, Board of Zoning Adjustment, and Modesto City Council 2011-2015.

Qualified as expert witness in various hearings, Municipal Court and Superior Court, State of California

CERTIFICATION
Certified General Real Estate Appraiser by the State of California, AG025634, dated September 30, 1998 Real Estate Broker License issued by Department of Real Estate, State of California, dated July 16, 1999

PROFESSIONAL AFFILIATION & MEMBERSHIPS
City of Modesto Planning Commissioner 2004 - 2006
City of Modesto Charter Review Committee 2006 – 2008
Elected to the Modesto City Council 2011-2015

DISCLOSURE REGARDING

REAL ESTATE AGENCY RELATIONSHIP
(As required by the Civil Code)
(C.A.R. Form AD, Revised 12/24)
(If checked) This form is being provided in connection with a transaction for a leasehold interest exceeding one year as per Civil Code §§ 2079.13(j), (k), and (l).

When you enter into a discussion with a real estate agent regarding a real estate transaction, you should from the outset understand what type of agency relationship or representation you wish to have with the agent in the transaction.

SELLER'S AGENT
A Seller's agent under a listing agreement with the Seller acts as the agent for the Seller only. A Seller's agent or a subagent of that agent has the following affirmative obligations:

To the Seller: A Fiduciary duty of utmost care, integrity, honesty and loyalty in dealings with the Seller.

To the Buyer and the Seller:
(a) Diligent exercise of reasonable skill and care in performance of the agent's duties. (b) A duty of honest and fair dealing and good faith.
(c) A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or within the diligent attention and observation of, the parties. An agent is not obligated to reveal to either party any confidential information obtained from the other party that does not involve the affirmative duties set forth above.

BUYER'S AGENT
A Buyer's agent can, with a Buyer's consent, agree to act as agent for the Buyer only. This includes a Buyer's agent under a buyer-broker representation agreement with the Buyer. In these situations, the agent is not the Seller's agent, even if by agreement the agent may receive compensation for services rendered, either in full or in part from the Seller. An agent acting only for a Buyer has the following affirmative obligations:

To the Buyer: A fiduciary duty of utmost care, integrity, honesty and loyalty in dealings with the Buyer.

To the Buyer and the Seller:
(a) Diligent exercise of reasonable skill and care in performance of the agent's duties. (b) A duty of honest and fair dealing and good faith.
(c) A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or within the diligent attention and observation of, the parties. An agent is not obligated to reveal to either party any confidential information obtained from the other party that does not involve the affirmative duties set forth above.

AGENT REPRESENTING BOTH SELLER AND BUYER
A real estate agent, either acting directly or through one or more salespersons and broker associates, can legally be the agent of both the Seller and the Buyer in a transaction, but only with the knowledge and consent of both the Seller and the Buyer.

In a dual agency situation, the agent has the following affirmative obligations to both the Seller and the Buyer:
(a) A fiduciary duty of utmost care, integrity, honesty and loyalty in the dealings with either the Seller or the Buyer. (b) Other duties to the Seller and the Buyer as stated above in their respective sections.

In representing both Seller and Buyer, a dual agent may not, without the express permission of the respective party, disclose to the other party confidential information, including, but not limited to, facts relating to either the Buyer's or Seller's financial position, motivations, bargaining position, or other personal information that may impact price, including the Seller's willingness to accept a price less than the listing price or the Buyer's willingness to pay a price greater than the price offered.

SELLER AND BUYER RESPONSIBILITIES
Either the purchase agreement or a separate document will contain a confirmation of which agent is representing you and whether that agent is representing you exclusively in the transaction or acting as a dual agent. Please pay attention to that confirmation to make sure it accurately reflects your understanding of your agent's role.

The above duties of the agent in a real estate transaction do not relieve a Seller or Buyer from the responsibility to protect their own interests. You should carefully read all agreements to assure that they adequately express your understanding of the transaction. A real estate agent is a person qualified to advise about real estate. If legal or tax advice is desired, consult a competent professional.

If you are a Buyer, you have the duty to exercise reasonable care to protect yourself, including as to those facts about the property which are known to you or within your diligent attention and observation.

Both Sellers and Buyers should strongly consider obtaining tax advice from a competent professional because the federal and state tax consequences of a transaction can be complex and subject to change.

Throughout your real property transaction you may receive more than one disclosure form, depending upon the number of agents assisting in the transaction. The law requires each agent with whom you have more than a casual relationship to present you with this disclosure form. You should read its contents each time it is presented to you, considering the relationship between you and the real estate agent in your specific transaction. This disclosure form includes the provisions of §§ 2079.13 to 2079.24, inclusive, of the Civil Code set forth on page 2. Read it carefully.

Note: Real estate broker commissions are not set by law and are fully negotiable.

I/WE ACKNOWLEDGE RECEIPT OF A COPY OF THIS DISCLOSURE AND THE PORTIONS OF THE CIVIL CODE PRINTED ON THE SECOND PAGE.

Buyer Seller Landlord Tenant Date
Buyer Seller Landlord Tenant Date
Agent DRE Lic. #
Real Estate Broker (Firm)
By DRE Lic. # Date
(Salesperson or Broker-Associate, if any)
AD REVISED 12/24 (PAGE 1 OF 2)
DISCLOSURE REGARDING REAL ESTATE AGENCY RELATIONSHIP (AD PAGE 1 OF 2) Phone: Fax:

Produced with Lone Wolf Transactions (zipForm Edition) 717 N Harwood St, Suite 2200, Dallas, TX 75201 www.lwolf.com X City of Riverbank
PMZ Real Estate 00405158
Maribeth Reece 01214253
PMZ Real Estate, Inc., 1230 E Orangeburg Ave Ste A Modesto CA 95350 2096024929 2095276146 3300 Atchison St Maribeth Reece
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CIVIL §§ 2079.13 - 2079.24 (2079.16 APPEARS ON THE FRONT) 2079.13. As used in this section and §§ 2079.7 and 2079.14 to 2079.24, inclusive, the following terms have the following meanings:
(a) “Agent” means a person acting under provisions of Title 9 (commencing with § 2295) in a real property transaction, and includes a person who is licensed as a real estate broker under Chapter 3 (commencing with § 10130) of Part 1 of Division 4 of the Business and Professions Code, and under whose license a listing is executed or an offer to purchase is obtained. The agent in the real property transaction bears responsibility for that agent's salespersons or broker associates who perform as agents of the agent. When a salesperson or broker associate owes a duty to any principal, or to any buyer or seller who is not a principal, in a real property transaction, that duty is equivalent to the duty owed to that party by the broker for whom the salesperson or broker associate functions. (b) “Buyer” means a transferee in a real property transaction, and includes a person who executes an offer to purchase real property from a seller through an agent, or who seeks the services of an agent in more than a casual, transitory, or preliminary manner, with the object of entering into a real property transaction. “Buyer” includes a vendee or lessee of real property. (c) “Commercial real property” means all real property in the state, except (1) single-family residential real property, (2) dwelling units made subject to Chapter 2 (commencing with § 1940) of Title 5, (3) a mobilehome, as defined in § 798.3, (4) vacant land, or (5) a recreational vehicle, as defined in § 799.29. (d) “Dual agent” means an agent acting, either directly or through a salesperson or broker associate, as agent for both the seller and the buyer in a real property transaction. (e) “Listing agreement” means a written contract between a seller of real property and an agent, by which the agent has been authorized to sell the real property or to find or obtain a buyer, including rendering other services for which a real estate license is required to the seller pursuant to the terms of the agreement. (f) “Seller's agent” means a person who has obtained a listing of real property to act as an agent for compensation. (g) “Listing price” is the amount expressed in dollars specified in the listing for which the seller is willing to sell the real property through the seller's agent. (h) “Offering price” is the amount expressed in dollars specified in an offer to purchase for which the buyer is willing to buy the real property. (i) “Offer to purchase” means a written contract executed by a buyer acting through a buyer's agent that becomes the contract for the sale of the real property upon acceptance by the seller. (j) “Real property” means any estate specified by subdivision (1) or (2) of § 761 in property, and includes (1) single-family residential property, (2) multiunit residential property with more than four dwelling units, (3) commercial real property, (4) vacant land, (5) a ground lease coupled with improvements, or (6) a manufactured home as defined in § 18007 of the Health and Safety Code, or a mobilehome as defined in § 18008 of the Health and Safety Code, when offered for sale or sold through an agent pursuant to the authority contained in § 10131.6 of the Business and Professions Code. (k) “Real property transaction” means a transaction for the sale of real property in which an agent is retained by a buyer, seller, or both a buyer and seller to act in that transaction, and includes a listing or an offer to purchase. (l) “Single-family residential property” or “single-family residential real property” means any of the following: (1) Real property improved with one to four dwelling units, including a leasehold exceeding one year's duration. (2) A unit in a residential stock cooperative, condominium, or planned unit development. (3) A mobilehome or manufactured home when offered for sale or sold through a real estate broker pursuant to § 10131.6 of the Business and Professions Code. (m) “Sell,” “sale,” or “sold” refers to a transaction for the transfer of real property from the seller to the buyer and includes exchanges of real property between the seller and buyer, transactions for the creation of a real property sales contract within the meaning of § 2985, and transactions for the creation of a leasehold exceeding one year's duration. (n) “Seller” means the transferor in a real property transaction and includes an owner who lists real property with an agent, whether or not a transfer results, or who receives an offer to purchase real property of which he or she is the owner from an agent on behalf of another. “Seller” includes both a vendor and a lessor of real property. (o) “Buyer's agent” means an agent who represents a buyer in a real property transaction. (p) “Buyer-broker representation agreement” means a written contract between a buyer of real property and a buyer's agent by which the buyer's agent has been authorized by the buyer to provide services set forth in subdivision (a) of § 10131 of the Business and Professions Code for or on behalf of the buyer for which a real estate license is required pursuant to the terms of the contract. 2079.14. (a) A copy of the disclosure form specified in § 2079.16 shall be provided in a real property transaction as follows: (1) The seller's agent, if any, shall provide the disclosure form to the seller before entering into a listing agreement. (2) The buyer's agent shall provide the disclosure to the buyer as soon as practicable before the execution of a buyer-broker representation agreement and execution of the buyer's offer to purchase. If the offer to purchase is not prepared by the buyer's agent, the buyer's agent shall present the disclosure form to the buyer not later than the next business day after receiving the offer to purchase from the buyer. (b) The agent providing the disclosure form specified in § 2079.16 shall obtain a signed acknowledgement of receipt from the buyer or seller except as provided in § 2079.15. 2079.15. In any circumstance in which the seller or buyer refuses to sign an acknowledgment of receipt pursuant to § 2079.14, the agent shall set forth, sign, and date a written declaration of the facts of the refusal. 2079.16 Reproduced on Page 1 of this AD form.
2079.17(a) As soon as practicable, the buyer's agent shall disclose to the buyer and seller whether the agent is acting in the real property transaction as the buyer's agent, or as a dual agent representing both the buyer and the seller. This relationship shall be confirmed in the contract to purchase and sell real property or in a separate writing executed or acknowledged by the seller, the buyer, and the buyer's agent prior to or coincident with execution of that contract by the buyer and the seller, respectively. (b) As soon as practicable, the seller's agent shall disclose to the seller whether the seller's agent is acting in the real property transaction as the seller's agent, or as a dual agent representing both the buyer and seller. This relationship shall be confirmed in the contract to purchase and sell real property or in a separate writing executed or acknowledged by the seller and the seller's agent prior to or coincident with the execution of that contract by the seller. (c) The confirmation required by subdivisions (a) and (b) shall be in the following form:

Seller's Brokerage Firm DO NOT COMPLETE. SAMPLE ONLY License Number ______________ Is the broker of (check one): the seller; or both the buyer and seller. (dual agent) Seller's Agent DO NOT COMPLETE. SAMPLE ONLY License Number ______________ Is (check one): the Seller's Agent. (salesperson or broker associate) both the Buyer's and Seller's Agent. (dual agent) Buyer's Brokerage Firm DO NOT COMPLETE. SAMPLE ONLY License Number ______________ Is the broker of (check one): the buyer; or both the buyer and seller. (dual agent) Buyer's Agent DO NOT COMPLETE. SAMPLE ONLY License Number ______________ Is (check one): the Buyer's Agent. (salesperson or broker associate) both the Buyer's and Seller's Agent. (dual agent) (d) The disclosures and confirmation required by this section shall be in addition to the disclosure required by § 2079.14. An agent's duty to provide disclosure and confirmation of representation in this section may be performed by a real estate salesperson or broker associate affiliated with that broker. 2079.18 (Repealed pursuant to AB-1289)
2079.19 The payment of compensation or the obligation to pay compensation to an agent by the seller or buyer is not necessarily determinative of a particular agency relationship between an agent and the seller or buyer. A listing agent and a selling agent may agree to share any compensation or commission paid, or any right to any compensation or commission for which an obligation arises as the result of a real estate transaction, and the terms of any such agreement shall not necessarily be determinative of a particular relationship. 2079.20 Nothing in this article prevents an agent from selecting, as a condition of the agent's employment, a specific form of agency relationship not specifically prohibited by this article if the requirements of § 2079.14 and § 2079.17 are complied with. 2079.21 (a) A dual agent may not, without the express permission of the seller, disclose to the buyer any confidential information obtained from the seller. (b) A dual agent may not, without the express permission of the buyer, disclose to the seller any confidential information obtained from the buyer. (c) “Confidential information” means facts relating to the client's financial position, motivations, bargaining position, or other personal information that may impact price, such as the seller is willing to accept a price less than the listing price or the buyer is willing to pay a price greater than the price offered. (d) This section does not alter in any way the duty or responsibility of a dual agent to any principal with respect to confidential information other than price. 2079.22 Nothing in this article precludes a seller's agent from also being a buyer's agent. If a seller or buyer in a transaction chooses to not be represented by an agent, that does not, of itself, make that agent a dual agent. 2079.23 (a) A contract between the principal and agent may be modified or altered to change the agency relationship at any time before the performance of the act which is the object of the agency with the written consent of the parties to the agency relationship. (b) A lender or an auction company retained by a lender to control aspects of a transaction of real property subject to this part, including validating the sales price, shall not require, as a condition of receiving the lender's approval of the transaction, the homeowner or listing agent to defend or indemnify the lender or auction company from any liability alleged to result from the actions of the lender or auction company. Any clause, provision, covenant, or agreement purporting to impose an obligation to defend or indemnify a lender or an auction company in violation of this subdivision is against public policy, void, and unenforceable. 2079.24 Nothing in this article shall be construed to either diminish the duty of disclosure owed buyers and sellers by agents and their associate licensees, subagents, and employees or to relieve agents and their associate licensees, subagents, and employees from liability for their conduct in connection with acts governed by this article or for any breach of a fiduciary duty or a duty of disclosure.

Published and Distributed by: REAL ESTATE BUSINESS SERVICES, LLC. a subsidiary of the California Association of REALTORS® AD REVISED 12/24 (PAGE 2 OF 2)
DISCLOSURE REGARDING REAL ESTATE AGENCY RELATIONSHIP (AD PAGE 2 OF 2) Produced with Lone Wolf Transactions (zipForm Edition) 717 N Harwood St, Suite 2200, Dallas, TX 75201 www.lwolf.com 3300 Atchison St Authentisign ID: 3C7A2C25-D639-F111-8EF2-000D3A55CAFE DigiSign Verified - fc2110e6-47c9-46fb-bd33-d3b570120ee2

BUYER REPRESENTATION

AND BROKER COMPENSATION AGREEMENT
(Non-Exclusive unless Exclusive is checked and initialed) (C.A.R. Form BRBC, Revised 12/25)
Date Prepared:

1. RIGHT TO REPRESENT: (“Buyer”)
( Buyer is a corporation, LLC, or partnership) grants (“Broker”) the non-exclusive right (unless Exclusive is checked in paragraph 2A(2) and initialed in paragraph 15) to represent Buyer in acquiring real property or a manufactured home (“Property”) for the Representation Period specified in paragraph 2A(1).

2. TERMS OF REPRESENTATION: The items in this paragraph are contractual terms of the Agreement. Referenced paragraphs provide further explanation. This form is 5 pages. Buyer is advised to read all 5 pages.

Para. # Paragraph Title or Contract Term Terms and Conditions A Representation
A(1) Representation Period Beginning: (date) Ending at 11:59 P.M. on (date) OR upon completion of a resulting transaction, whichever occurs first.

Buyer and Broker agree that if Buyer is not a corporation, LLC, or partnership, the Representation Period shall end on either the ending date specified above or 90 days from the beginning date, whichever is sooner.

A(2) 4B Type of Representation Non-exclusive, OR Exclusive (valid only if checked AND initialed in paragraph 15).

B Property to be Acquired ("Property") Broker, including any associate licensee working through Broker on behalf of Buyer, provides services for the types of properties and in the locations specified below.

B(1) Property type: Single family residential (OR, if checked, SFR is excluded from this Agreement), including condominiums and manufactured homes (SFR),
Multi-family residential with two to four units, with 5 or more units, Industrial, Vacant Land, Commercial, Tenancy in common, The following specified property(ies) only:

B(2) Location
(all that are checked apply)
County(ies):

City(ies):

B(3) Additional Description
C Buyer Preferences and Priorities See attached Buyer Identification of Preferences and Priorities (C.A.R. Form BIPP).

D 7 Properties Excluded from
Representation OR The Properties identified on the attached list E Broker Compensation: NOTICE: The amount or rate of real estate commissions is not fixed by law. They are set by each Broker individually and may be negotiable between Buyer and Broker. See attached Broker Compensation Advisory (C.A.R. Form BCA).

E(1) 4B Amount of Compensation % of the acquisition price AND, if any, $ ; OR $ ,
OR see attached Broker-created compensation schedule.

E(2) 4G Payments received by Broker from
seller or others
If Broker receives compensation from seller or others, for Broker's representation of Buyer, the amount shall be credited against Buyer's obligation to pay Broker.

Broker shall not receive any amount in excess of the amount specified in paragraph 2E(1).

E(3) 4C Continued Right to Payment for
Broker Involved Properties
The "Continuation Period" shall be calendar days after the following:
(i) If this Agreement is not cancelled under paragraph 5, the end of the Representation Period specified in paragraph 2A(1), or any extension thereof; or (ii) If this Agreement is cancelled under paragraph 5, the effective date of the cancellation specified in paragraph 2F.

E(4)

Broker is paying a referral fee related to the representation of Buyer. See attached C.A.R. Form RAD.

F 5 Cancellation Rights and Notice Non-exclusive: Cancellation effective upon receipt OR days after receipt; Exclusive: Cancellation effective 30 OR (not to exceed 30) days after receipt.

G Buyer Financial/Personal Information
G(1) 9B(1) Time to deliver Buyer personal/
financial information
Within 5 (or ) calendar days from the execution of this Agreement.

C.A.R. Form BFPI attached.

G(2) 9B(2) Buyer does not have sufficient
funds to pay Broker.

Buyer's Broker's obligation to represent Buyer in a transaction is contingent upon a seller's agreement to pay the amount of compensation in paragraph 2E(1).

H Other Terms
© 2025, California Association of REALTORS®, Inc.

BRBC REVISED 12/25 (PAGE 1 OF 5) Buyer's Initials / Broker/Agent Initials / BUYER REPRESENTATION AND BROKER COMPENSATION AGREEMENT (BRBC PAGE 1 OF 5) Phone: Fax:

Produced with Lone Wolf Transactions (zipForm Edition) 717 N Harwood St, Suite 2200, Dallas, TX 75201 www.lwolf.com 04/16/2026
City of Riverbank
X PMZ Real Estate
04/16/2026 07/14/2026
X 3300 Atchison St Riverbank CA
X Stanislaus
X Riverbank CA

2.500
60 PMZ Real Estate, Inc., 1230 E Orangeburg Ave Ste A Modesto CA 95350 2096024929 2095276146 3300 Atchison St Maribeth Reece
Authentisign ID: 3C7A2C25-D639-F111-8EF2-000D3A55CAFE DigiSign Verified - fc2110e6-47c9-46fb-bd33-d3b570120ee2

3. ADVISORIES, ADDENDA AND DISCLOSURES: The following advisories, addenda and disclosures are attached:

Broker Compensation Advisory (C.A.R. Form BCA) Other

4. COMPENSATION TO BROKER:

Notice: The amount or rate of real estate commissions is not fixed by law. They are set by each Broker individually and may be negotiable between Buyer and Broker.

A. ADVISORY: Real estate commissions include all compensation and fees to Broker and are fully negotiable.

B. BROKER RIGHT TO COMPENSATION: Broker shall be entitled to compensation specified in paragraph 2E(1) from Buyer if during the Representation Period, or any extension, Buyer enters into an agreement to purchase, lease, or otherwise acquire any Property described in paragraph 2B, and the seller thereafter completes the transaction or is prevented from doing so by default of Buyer as follows:
(1) NON-EXCLUSIVE REPRESENTATION; BROKER INVOLVEMENT: Compensation is payable only if there was Broker Involvement with the Property.
(2) EXCLUSIVE REPRESENTATION; BUYER ACQUISITION: If Exclusive is checked in paragraph 2A(2) and initialed in paragraph 15, Broker is entitled to compensation if Buyer acquires Property during the Representation Period or any extension with or without Broker Involvement, even if another broker is also entitled to be paid for representing Buyer. (3) BUYER INCLUDES any person or entity, other than Broker, related to Buyer or who, in any manner, acts on Buyer's behalf to acquire Property described in paragraph 2B.
(4) BROKER INVOLVEMENT, wherever used in this Agreement, means any of the following:
● Buyer physically entered and was shown the Property by Broker; ● Broker showed the Property to Buyer virtually;
● Broker submitted to seller a signed, written offer from Buyer to acquire, lease, exchange or obtain an option on the Property;
● Broker performed a market analysis related to the Property or reviewed property specific documents or disclosures with Buyer; or
● The Property was introduced to Buyer by Broker or one for which Broker acted on Buyer's behalf. However, merely sending Buyer a list of properties shall not be deemed Broker Involvement without documented action on the part of Broker analyzing the Property for Buyer, specifically, or assisting Buyer in the potential acquisition of the Property, or communicating with seller or seller's agent regarding Buyer's potential acquisition of the Property.

C. CONTINUATION OF RIGHT TO COMPENSATION FOR BROKER INVOLVED PROPERTIES:
(1) Broker shall be entitled to the compensation provided for in paragraph 2E(1) if, during the Continuation Period specified in paragraph 2E(3), Buyer enters into an agreement to acquire Property for which there was Broker Involvement. The timing of such payment is subject to the terms of paragraph 4D. (2) Broker's right to compensation pursuant to this paragraph shall only apply if, prior to expiration of this Agreement or any extension, Broker delivers Buyer a written notice of those properties for which there was Broker Involvement (C.A.R. Form NBIP).

D. TIMING OF COMPENSATION: Compensation is payable:
(1) Upon completion of any resulting transaction, and through escrow. Broker shall be entitled to compensation whether any escrow resulting from this Agreement closes during or after the Representation Period. (2) If acquisition is prevented by default of Buyer, upon Buyer's default. (3) If acquisition is prevented by a party to the transaction other than Buyer, when Buyer collects damages, or obtains specific performance, by suit, settlement or otherwise. If damages are recovered, compensation shall equal one-half of the damages recovered, not to exceed the compensation provided for in paragraph 2E(1), after first deducting the unreimbursed payments, credits and expenses of collection and suit, if any.

E. PAYMENT THROUGH ESCROW: Buyer hereby irrevocably assigns to Broker the compensation provided for in this Agreement from Buyer's funds in escrow. Buyer agrees to submit to escrow any funds needed to compensate Broker under this Agreement.

Broker may submit this Agreement, as instructions to compensate Broker, to any escrow regarding Property involving Buyer and a seller or other transferor.

F. ACCOUNTING FOR PAYMENTS TO BROKER IF BROKER ALSO REPRESENTS SELLER: If Broker has a signed listing agreement with the seller of the Property to be purchased, Buyer shall not receive a credit for the compensation seller owes broker for representing seller.

G. PAYMENTS RECEIVED FROM OTHERS FOR BROKER COMPENSATION:
(1) Broker and Buyer should discuss whether it would be beneficial to include a term in any offer Buyer makes obligating the seller to pay Broker, directly or through escrow, for some or all of the compensation that Buyer owes Broker. (2) If seller does not pay as contractually required, Buyer assigns to Broker, as a third-party beneficiary, any rights Buyer has to pursue the seller for such compensation.
(3) Under a settlement agreement binding on REALTORS®, Broker is prohibited from receiving compensation in excess of the amount in this Agreement. Buyer is advised not to include in a purchase offer a request that seller pay an amount higher than the amount in paragraph 2E(1), or as amended prior to Buyer making the offer. (4) If Broker will receive compensation from Buyer and another source, see REALTOR® Acknowledgment and Disclosure (C.A.R. form RAD) for more information.

H. DISCLOSURE OF PAYMENTS TO BROKER: Broker, independently or through escrow, will disclose the final compensation Broker receives from anyone other than Buyer.

BRBC REVISED 12/25 (PAGE 2 OF 5) Buyer's Initials / Broker/Agent Initials / BUYER REPRESENTATION AND BROKER COMPENSATION AGREEMENT (BRBC PAGE 2 OF 5) Produced with Lone Wolf Transactions (zipForm Edition) 717 N Harwood St, Suite 2200, Dallas, TX 75201 www.lwolf.com X
3300 Atchison St
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5. CANCELLATION OF BUYER REPRESENTATION AGREEMENT:

A. Either Buyer or Broker may cancel this Agreement by giving written notice, at any time, to the other within the time specified in paragraph 2F.

B. Broker shall still be entitled to compensation if, during the Representation Period or the Continuation Period specified in paragraph 2E(3), Buyer enters into contract to acquire Property for which there was Broker Involvement, provided Broker delivers to Buyer a written list of those properties for which there was Broker Involvement. The written list of Broker Involvement properties shall be delivered to Buyer within 5 calendar days after the effective date of the cancellation. The timing of such payment is subject to the terms of paragraph 4D.

C. Buyer is advised to notify any other broker of Broker's rights under this paragraph.

6. AGENCY RELATIONSHIPS:

A. DISCLOSURE: Buyer acknowledges receipt of the “Disclosure Regarding Real Estate Agency Relationship” (C.A.R. Form AD).

B. POSSIBLE DUAL AGENCY WITH SELLER: Broker will represent Buyer in any resulting transaction. Broker may act as an agent for both Buyer and a seller. Broker, in writing, shall confirm the agency relationship with only Buyer, or with both Buyer and seller, prior to or concurrent with Buyer's execution of a contract to acquire a Property. Buyer acknowledges receipt of a Possible Representation of More Than One Buyer or Seller ‒- Disclosure and Consent (C.A.R. Form PRBS).

C. CONFIRMATION: Broker shall confirm the agency relationship described above, or as modified, in writing prior to, or concurrent with, Buyer's execution of a purchase agreement.

D. TERMINATION OF AGENCY RELATIONSHIP: Buyer acknowledges and agrees that both Broker's agency relationship with Buyer and duties to represent Buyer shall terminate either upon this Agreement's expiration or the effective date of any cancellation or on completion of any transaction specified in this Agreement - whichever occurs first.

7. PROPERTIES EXCLUDED FROM REPRESENTATION:

A. ADVISORY REGARDING BUYER SIGNING MULTIPLE BUYER REPRESENTATION AGREEMENTS:
(1) Buyer shall inform Broker in writing if Buyer has signed any other buyer representation agreements, whether exclusive or nonexclusive, with any other Broker for any Property described in paragraph 2B and provide a copy of the agreement to Broker. (2) Buyer shall disclose to Broker if another broker showed Buyer such Property virtually or in-person, or wrote an offer on, or otherwise acted on Buyer's behalf for, such Property. Buyer may owe compensation to that broker if Buyer purchases such Property.
(3) If Buyer has signed an exclusive buyer representation agreement with another broker that has not expired or been terminated, Buyer may owe compensation to that broker if Buyer purchases such Property even if that other broker had no involvement with the Property.
(4) Buyer shall disclose in paragraph 2D any Property for which Buyer is obligated to pay another broker.

B. CONFLICTS WITH OTHER BROKER: Unless otherwise notified by Buyer, Buyer acknowledges that for the Property identified in paragraph 2B, excluding any Property specified in paragraph 2D Buyer: (i) has not entered into an exclusive representation agreement with another broker; and (ii) has no obligation, even under a non-exclusive representation agreement, to pay compensation to any other broker arising out of the acquisition of the Property.

C. LIMITATION ON BROKER REPRESENTATION: If a property is excluded in paragraph 2D, during the time Buyer is obligated to compensate another broker, Broker is not obligated to assist Buyer with respect to that property, and Buyer shall not owe Broker compensation under this Agreement for that property.

8. BROKER AUTHORIZATIONS AND OBLIGATIONS:

A. Broker agrees to exercise reasonable effort and due diligence to achieve the purposes of this Agreement.

B. Broker will assist Buyer by:
(1) Locating and presenting selected properties to Buyer, presenting offers authorized by Buyer, assisting Buyer in negotiating for acceptance of such offers and, as applicable, terms and conditions following such acceptance, and facilitating the escrow process for such accepted offers;
(2) As directed by or agreed with Buyer, ordering reports and investigations, and scheduling and attending meetings and appointments with professionals chosen by Buyer;
(3) Upon request, providing Buyer with a list of professionals who perform the services described in the attached Buyer's Investigation Advisory, provided Broker has a referral list for such requested services; and (4) Upon request, assisting Buyer with the financing process by making referrals to lenders known to Broker, and assisting Buyer in obtaining loan pre-qualification, to the extent Broker can do so without acting as a Mortgage Loan Broker.

C. If the Property contains residential property with one to four dwelling units, Broker will conduct a reasonably competent and diligent, visual inspection of the accessible areas of the one to four Property (excluding any common areas) and disclose to Buyer all facts materially affecting the value or desirability of such Property that are revealed by this inspection.

D. Broker shall deliver or communicate to Buyer any disclosures, materials or information received by, in the personal possession of or personally known to the individual signing for Broker during the Representation Period. Unless otherwise specified in writing, any information provided through Broker, while representing Buyer, has not been and will not be verified by Broker.

E. Broker's services are performed in compliance with federal, state and local anti-discrimination laws.

9. BUYER OBLIGATIONS:

A. GOOD FAITH: Buyer agrees: (i) to timely view and consider properties selected by Broker; (ii) negotiate in good faith to acquire a Property; and (iii) Buyer further agrees to act in good faith toward the completion of any contract entered into for a Property.

BRBC REVISED 12/25 (PAGE 3 OF 5) Buyer's Initials / Broker/Agent Initials / BUYER REPRESENTATION AND BROKER COMPENSATION AGREEMENT (BRBC PAGE 3 OF 5) Produced with Lone Wolf Transactions (zipForm Edition) 717 N Harwood St, Suite 2200, Dallas, TX 75201 www.lwolf.com X
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B. FINANCIAL AND PERSONAL INFORMATION:
(1) Within the time specified in paragraph 2G(1), Buyer shall provide relevant personal and financial information, including, but not limited to, proof of funds needed to complete the purchase of Property and satisfy the obligation to pay Broker, and a preapproval/prequalification letter, to Broker to assure Buyer's ability to acquire Property. If Buyer fails to provide such information, or if Buyer does not qualify financially to acquire Property, then Broker may cancel this Agreement in writing. (2) If the box is checked in paragraph 2G(2), for any Property for which Buyer writes an offer to purchase:
(A) Buyer agrees to include a term in Buyer's offer requesting seller to compensate Buyer's Broker; and (B) For a transaction, this Agreement is contingent upon seller, or others, or both, agreeing to pay Broker the full amount that Buyer is contractually obligated to pay Broker. This contingency is in favor of the Broker, and Broker may elect to cancel this Agreement related to representation on that specific property, if the seller does not agree to pay the full amount that Buyer is contractually obligated to pay Broker. Broker shall inform Buyer, seller and listing agent that Buyer is proceeding without representation and that they shall complete a new Agency Confirmation removing Broker as representing Buyer.

C. REASONABLE CARE AND OTHER PROFESSIONAL ASSISTANCE:
(1) Buyer is obligated, and agrees, to read all documents provided to Buyer. (2) Buyer agrees to seek desired assistance from appropriate professionals, selected by Buyer, such as those referenced in the attached Buyer's Investigation Advisory.
(3) Buyer is advised to read the attached Buyer's Investigation Advisory for a list of items and other concerns that may warrant investigation by Buyer or other professionals.

D. REPORTS/INVESTIGATIONS: Buyer agrees to pay for reports, investigations and meetings arranged by Broker for Buyer.

E. BUYER MATERIAL ISSUES: For any Property for which Buyer has made an offer or is considering making an offer, Buyer shall notify or update Broker in writing of any material issue to Buyer for that Property such as, but not limited to, Buyer requests for information on, or concerns regarding, any subject of interest or importance to Buyer (C.A.R. Form BMI-SP). If Buyer does not provide such information for a Property for which Buyer makes an offer, that Property shall be deemed to satisfy Buyer's material considerations notwithstanding any preferences and priorities identified in C.A.R. Form BIPP, if one has been completed.

F. INCORRECT, INCOMPLETE OR INACCURATE INFORMATION: Buyer agrees to indemnify, defend and hold Broker harmless from all claims, disputes, litigation, judgments, and costs arising from any incorrect information supplied by Buyer, or from any material issues that Buyer fails to disclose in writing to Broker.

10. ATTORNEY FEES: In any action, proceeding or arbitration between Buyer and Broker arising out of this Agreement, Buyer and Broker are each responsible for paying their own attorney fees and costs, except as otherwise specified in paragraph 12A.

11. MANAGEMENT APPROVAL: If an associate-licensee in Broker's office (salesperson or broker-associate) enters into this Agreement on Broker's behalf, Broker or Manager has the right to cancel this Agreement, in writing, within 5 days after its execution.

12. DISPUTE RESOLUTION:

A. MEDIATION: Buyer and Broker agree to mediate any dispute or claim arising between them under this Agreement, before resorting to arbitration or court action. Mediation fees, if any, shall be divided equally among the parties involved. If, for any dispute or claim to which this paragraph applies, any party (i) commences an action without first attempting to resolve the matter through mediation, or (ii) before commencement of an action, refuses to mediate after a request has been made, then if that party is the losing party in any such action, the prevailing party shall be entitled to recover attorney's fees from the non-mediating party, notwithstanding the terms in paragraph 10. Exclusions from the mediation agreement are specified in paragraph 12B.

B. ADDITIONAL MEDIATION TERMS: The following matters are excluded from mediation: (i) a judicial or non-judicial foreclosure or other action or proceeding to enforce a deed of trust, mortgage or installment land sale contract as defined in Civil Code § 2985; (ii) an unlawful detainer action; (iii) the filing or enforcement of a mechanic's lien; and (iv) any matter that is within the jurisdiction of a probate, small claims or bankruptcy court. The filing of a court action to enable the recording of a notice of pending action for order of attachment, receivership, injunction, or other provisional remedies, shall not constitute a waiver of the mediation provisions, provided the filing party, concurrent with or immediately after such filing, makes a request to the court for a stay of litigation pending any mediation proceeding.

C. ARBITRATION ADVISORY: If Buyer and Broker desire to resolve disputes arising between them through arbitration rather than court, they can document their agreement by attaching and signing an Arbitration Agreement (C.A.R. Form ARB).

13. LEGALLY AUTHORIZED SIGNER: Wherever the signature or initials of the Legally Authorized Signer, identified in the signature block below, appear on this Agreement or any related documents, it shall be deemed to be in a representative capacity for the entity described and not in an individual capacity, unless otherwise indicated. The Legally Authorized Signer (i) represents that the entity for which that person is acting already exists and is in good standing to do business in California and (ii) shall deliver to Broker, within 3 days after execution of this Agreement, evidence of authority to act in that capacity (such as but not limited to: applicable portion of the trust or Certification Of Trust (Probate Code § 18100.5), letters testamentary, court order, power of attorney, corporate resolution, or formation documents of the business entity).

14. ENTIRE AGREEMENT: All understandings between the parties are incorporated in this Agreement. Its terms are intended by the parties as a final, complete and exclusive expression of their agreement with respect to its subject matter, and may not be contradicted by evidence of any prior agreement or contemporaneous oral agreement. This Agreement may not be extended, amended, modified, altered or changed, except in writing signed by Buyer and Broker. In the event that any provision of this Agreement is held to be ineffective or invalid, the remaining provisions will nevertheless be given full force and effect. This Agreement and any supplement, addendum or modification, including any photocopy, facsimile, or electronic, may be executed in counterparts.

BRBC REVISED 12/25 (PAGE 4 OF 5) Buyer's Initials / Broker/Agent Initials / BUYER REPRESENTATION AND BROKER COMPENSATION AGREEMENT (BRBC PAGE 4 OF 5) Produced with Lone Wolf Transactions (zipForm Edition) 717 N Harwood St, Suite 2200, Dallas, TX 75201 www.lwolf.com 3300 Atchison St Authentisign ID: 3C7A2C25-D639-F111-8EF2-000D3A55CAFE DigiSign Verified - fc2110e6-47c9-46fb-bd33-d3b570120ee2

15. EXCLUSIVE REPRESENTATION: If “Exclusive” is checked in paragraph 2A(2) and initialed by Buyer here:

A. This Agreement shall be exclusive. Broker will devote time and resources to assist Buyer in finding and acquiring the Property in the expectation of being paid for Broker's services. Buyer shall not enter into another representation agreement in conflict with this Agreement.

B. COMPENSATION: Broker is entitled to compensation if Buyer acquires Property during the Representation Period with or without Broker Involvement, even if another broker is also entitled to be paid for representing Buyer.

C. CANCELLATION: Either Buyer or Broker may unilaterally cancel this Agreement by giving the other 30 days written notice (or as otherwise specified in paragraph 2F). If, within 5 days after the effective date of the cancellation, Broker provides Buyer a list of properties for which there was Broker Involvement, Broker may still be entitled to compensation if Buyer purchases one of the properties on the list during the Representation Period or the Continuation Period specified in paragraph 2E(3).

Buyer's Initials /
By signing below, Buyer acknowledges that they have received a copy of this Buyer Representation and Broker Compensation Agreement, and they have read, understand, and agree to its terms.

ENTITY BUYERS: (Note: If this paragraph is completed, a Representative Capacity Signature Disclosure (C.A.R. Form RCSD) is not required for the Legally Authorized Signers designated below.) (1) Non-Individual (entity) Buyers: One or more Buyers is a trust, corporation, LLC, probate estate, partnership, holding a power of attorney or other entity.
(2) Full entity name: The following is the full name of the entity (if a trust, enter the complete trust name; if under probate, enter full name of the estate, including case #):
.
(3) Contractual Identity of Buyer: For purposes of this Agreement, when the name described below is used, it shall be deemed to be the full entity name.
(A) If a trust: The trustee(s) of the trust or a simplified trust name (ex. John Doe, co-trustee, Jane Doe, co-trustee or Doe Revocable Family Trust);
(B) If Property is sold under the jurisdiction of a probate court: The name of the executor or administrator, or a simplified probate name (John Doe, executor, or Estate (or Conservatorship) of John Doe). (4) Legally Authorized Signer:
(A) This Agreement is being Signed by a Legally Authorized Signer in a representative capacity and not in an individual capacity.

See paragraph 13 for additional terms.
(B) The name(s) of the Legally Authorized Signer(s) is/are: , .

BUYER SIGNATURE(S):
(Signature) By, Date:

Printed name of Buyer:

Printed Name of Legally Authorized Signer: Title, if applicable, (Signature) By, Date:

Printed name of Buyer:

Printed Name of Legally Authorized Signer: Title, if applicable, Additional Signature Addendum attached (C.A.R. Form ASA) BROKER SIGNATURE(S):

Real Estate Broker (Firm) DRE Lic #
Address City State Zip
By (Broker/Agent) Date
Tel. E-mail DRE Lic #
By (Broker/Agent) Date
Tel. E-mail DRE Lic #
More than one agent from the same firm represents Buyer. Additional Agent Acknowledgement (C.A.R. Form AAA) attached.

Two Brokers with different companies are representing the Buyer. Co-Buyer Brokers information is on the attached Additional Broker Acknowledgement (C.A.R. Form ABA)
© 2025, California Association of REALTORS®, Inc. United States copyright law (Title 17 U.S. Code) forbids the unauthorized distribution, display and reproduction of this form, or any portion thereof, by photocopy machine or any other means, including facsimile or computerized formats. THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS®. NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY OR ACCURACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATE TRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL. This form is made available to real estate professionals through an agreement with or purchase from the California Association of REALTORS®.

Published and Distributed by: REAL ESTATE BUSINESS SERVICES, LLC. a subsidiary of the California Association of REALTORS® BRBC REVISED 12/25 (PAGE 5 OF 5)
BUYER REPRESENTATION AND BROKER COMPENSATION AGREEMENT (BRBC PAGE 5 OF 5) Produced with Lone Wolf Transactions (zipForm Edition) 717 N Harwood St, Suite 2200, Dallas, TX 75201 www.lwolf.com X
City of Riverbank
Marisela H Garcia
City of Riverbank
X Marisela H Garcia City Manager
PMZ Real Estate 00405158
1230 E Orangeburg Ave Ste A Modesto CA 95350
Maribeth Reece
(209)602-4929 [email protected] 01214253
3300 Atchison St
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POSSIBLE REPRESENTATION OF MORE THAN ONE BUYER

OR SELLER - DISCLOSURE AND CONSENT
(C.A.R. Form PRBS, Revised 6/25)

1. BROKER AGENCY RELATIONSHIP WITH MULTIPLE PRINCIPALS: A real estate broker (“Brokerage”), whether a corporation, partnership or sole proprietorship, may legally represent more than one buyer or seller. This multiple representation can occur through a sole proprietor Brokerage; or through a salesperson or broker acting under the Brokerage's license (“Associate Licensee”). Associate Licensees under a Brokerage's license may be working out of the same or different office locations, and may or may not know one another. Clients of the Brokerage may have similar goals and may compete against each other for the same property or the same pool of prospective buyers. Some buyers and sellers prefer to work with individual, sole proprietor brokerages, some with brokerages that have multiple licensees, and others with large brokerage companies that have multiple offices and may have a regional, statewide or a national or international presence. Each has its own advantages. It is important for buyers and sellers to understand how the Brokerage representation of multiple buyers or sellers may impact them under various situations.

A. MULTIPLE BUYERS: Brokerage (individually or through any of its Associate Licensees) may work with many prospective buyers at the same time. These prospective buyers may have an interest in, and make offers on, the same properties. Some of these properties may be listed by the Brokerage. Whether Brokerage is large or small, it is possible that one Associate-Licensee (agent 1) working with a buyer may not be aware that another AssociateLicensee (agent 2) is working with a different buyer who is interested in viewing or making an offer on the same property as agent 1's client, and vise-versa. Brokerage will not limit or restrict any buyer from making an offer on any specific property, whether or not the Brokerage represents other buyers interested in the same property.

B. MULTIPLE SELLERS: Brokerage (individually or through its Associate Licensees) may have listings on many properties at the same time. As a result, Brokerage will attempt to find buyers for each of those listed properties.

Some listed properties may appeal to the same prospective buyers. Some properties may attract more prospective buyers than others. Some of these prospective buyers may be represented by Brokerage and some may not.

Brokerage will market all listed properties to all prospective buyers, whether or not Brokerage has other listed properties that may appeal to the same prospective buyers.

C. DUAL AGENCY IN A TRANSACTION: California law allows a brokerage to represent both a buyer and a seller in a transaction (Civil Code § 2079 et seq.).
(1) Brokerage Dual Agency: If one Associate-Licensee from the Brokerage is working with a buyer and another Associate-Licensee from the same Brokerage is working with a seller on the same transaction, the Brokerage is considered a dual agent with fiduciary duties to both buyer and seller. In that situation, each individual Associate Licensee working on the transaction is also considered a dual agent having the same knowledge and responsibility as the Brokerage.
(2) Single Agent Dual Agency: Another form of dual agency occurs when an individual Associate-Licensee is working with both the buyer and seller in the same transaction. In that situation, both the Brokerage company and the individual Associate-Licensee are dual agents with fiduciary duties to each side of the transaction.

There is no one approach to this situation. Some brokerages allow the single agent dual agent to continue to represent both parties, as that Associate-Licensee is the chosen agent of the principal. Some brokerages recommend that the broker or an office manager get involved if there is a dispute between the buyer and seller.

Some brokerages will require that the broker or an office manager assist the Associate-Licensee with one principal or the other, even if the parties do not have a dispute. Whether one of these approaches, or another, is taken in a single agent dual agency will depend on the circumstances and the brokerage policy. Regardless of the approach, the Associate-Licensee and Brokerage shall conduct activity consistent with the terms in paragraph 2C.

2. ACKNOWLEDGEMENT AND CONSENT:

A. OFFERS ARE NOT NECESSARILY CONFIDENTIAL: Buyer is advised that seller or listing agent may disclose the existence, terms, or conditions of buyer's offer to other interested buyers and agents unless all parties and their agent have signed a written confidentiality agreement, (C.A.R. Form NDA). In the absence of a signed NDA, Buyer consents to such disclosure. Whether any such information is actually disclosed depends on many factors, such as current market conditions, the prevailing practice in the real estate community, the listing agent's marketing strategy, and the instructions of the seller.

B. MULTIPLE BUYERS OR SELLERS: If Seller is represented by Brokerage, Seller acknowledges that Brokerage may represent prospective buyers of Seller's property and consents to Brokerage acting as a dual agent for both Seller and buyer in that transaction. If Buyer is represented by Brokerage, Buyer acknowledges that Brokerage may represent sellers of property that Buyer is interested in acquiring and consents to Brokerage acting as a dual agent for both Buyer and seller with regard to that property.

C. DUAL AGENCY IN A TRANSACTION: In the event of dual agency, Seller and Buyer agree that: (i) a dual agent may not, without the express permission of the respective party, disclose to the other party confidential information, including, but not limited to, facts relating to either the buyer's or seller's financial position, motivations, bargaining position, or other personal information that may impact price, including the Seller's willingness to accept a price less than the listing price or the Buyer's willingness to pay a price greater than the price offered; and (ii) except as set forth above, a dual agent is obligated to disclose known facts materially affecting the value or desirability of the Property to both parties. Seller and Buyer should discuss with a dual agent the details and parameters of this requirement. Seller and/or Buyer consents to allowing Brokerage to act as a dual agent in a transaction.

PRBS REVISED 6/25 (PAGE 1 OF 2)
POSSIBLE REPRESENTATION OF MORE THAN ONE BUYER OR SELLER (PRBS PAGE 1 OF 2) Phone: Fax:

Produced with Lone Wolf Transactions (zipForm Edition) 717 N Harwood St, Suite 2200, Dallas, TX 75201 www.lwolf.com PMZ Real Estate, Inc., 1230 E Orangeburg Ave Ste A Modesto CA 95350 2096024929 2095276146 3300 Atchison St Maribeth Reece
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By signing below, Buyer and/or Seller acknowledge that each has received a copy of this Possible Representation of More Than One Buyer or Seller ‒- Disclosure and Consent, and each has read, understands, and agrees to its terms and consents to the agency possibilities disclosed.

Buyer Date
Buyer Date
Seller Date
Seller Date
Buyer's Brokerage Firm DRE Lic #
By DRE Lic # Date
Seller's Brokerage Firm DRE Lic #
By DRE Lic # Date
© 2025, California Association of REALTORS®, Inc. United States copyright law (Title 17 U.S. Code) forbids the unauthorized distribution, display and reproduction of this form, or any portion thereof, by photocopy machine or any other means, including facsimile or computerized formats. THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS®. NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY OR ACCURACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATE TRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL. This form is made available to real estate professionals through an agreement with or purchase from the California Association of REALTORS®.

Published and Distributed by: REAL ESTATE BUSINESS SERVICES, LLC. a subsidiary of the California Association of REALTORS® PRBS REVISED 6/25 (PAGE 2 OF 2)
POSSIBLE REPRESENTATION OF MORE THAN ONE BUYER OR SELLER (PRBS PAGE 2 OF 2) Produced with Lone Wolf Transactions (zipForm Edition) 717 N Harwood St, Suite 2200, Dallas, TX 75201 www.lwolf.com City of Riverbank
PMZ Real Estate 00405158
01214253
Maribeth Reece
3300 Atchison St
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BROKER COMPENSATION ADVISORY
(C.A.R. Form BCA, Revised 6/25)

1. WHEN SELLERS LIST THEIR PROPERTY FOR SALE THROUGH A REAL ESTATE BROKER THEY AGREE TO PAY THE SELLER'S BROKER WHEN ESCROW CLOSES.

A. LISTING AGREEMENT COMPENSATION IS FULLY NEGOTIABLE: When a seller enters into a listing agreement with a broker, the seller authorizes the broker to find a buyer for the seller's property and agrees to pay the seller's broker if a buyer is found who purchases the property. Compensation amounts are not fixed by law and are fully negotiable between the seller and the seller's broker. When negotiating compensation, the parties may discuss factors such as the broker's expertise and experience, the type of broker services to be performed, and the broker's time and expenses, among other considerations.

B. OPTIONAL ADDITIONAL COMPENSATION IF BUYER IS UNREPRESENTED: A listing agreement may include optional additional compensation amounts owed to the seller's broker for situations where the broker takes on additional responsibilities or workload. Sometimes a buyer may not be working with nor want to be represented by a real estate broker. When that happens, the seller's broker is not required to represent the buyer, and the seller and seller's broker may decide that they do not want to create such a relationship. In those situations, the seller's broker is advised to use a Buyer Non-Agency (C.A.R. Form BNA) to inform the buyer that the seller's broker will be acting on behalf of the seller only, and not act as the buyer's agent, throughout the transaction. However, because the buyer is unrepresented, the seller's agent will inevitably have to do more work to facilitate the transaction. A seller may agree to compensate their broker for the additional work in such cases.

C. BROKER MAY REPRESENT BOTH BUYER AND SELLER; DUAL AGENCY: California law allows a brokerage company to represent both seller and buyer in a real estate transaction. At the time the agent, on behalf of a brokerage, obtains the signature of a seller on a listing agreement, the agent will not, in most cases, know who the eventual buyer will be for a seller's property. Similarly, at the time an agent, on behalf of a brokerage, obtains the signature of a buyer on a buyer representation agreement, the agent will not, in most cases, know who the eventual seller will be for a property the buyer wants to buy. Because many individual licensees may work through one brokerage company, and some individual licensees work with many buyers and sellers, there is a possibility that the same brokerage company will represent both buyer and seller in a transaction. If licensees working through broker represent both seller and buyer, broker is allowed to receive compensation from each, provided the seller and buyer are advised of the relationship and the total amount of compensation the broker will receive.

2. BROKER AGREEMENTS WITH BUYERS:

A. BUYER REPRESENTATION COMPENSATION IS FULLY NEGOTIABLE: When a buyer enters into a representation agreement with a broker, the buyer authorizes the broker to locate properties for the buyer to buy and agrees to pay the buyer's broker if a transaction is completed. Compensation amounts are not fixed by law and are fully negotiable. When negotiating compensation, the parties may discuss factors such as the broker's expertise and experience, the type of broker services to be performed, and the broker's time and expenses, among other considerations.

B. REQUIREMENT FOR WRITTEN AGREEMENTS: Pursuant to a nationwide class action settlement reached by the National Association of REALTORS® (NAR), participants in Multiple Listing Services are required to have a written agreement with a buyer prior to showing a buyer a residential property or giving a buyer a tour of such a property. The agreement must identify the amount of compensation to be paid to the broker for services provided and require that the broker cannot receive any compensation in excess of the amount specified in the agreement. Pursuant to a January 1, 2025 new law in California, all licensees must have a buyer representation agreement as soon as practicable upon acting as the buyer's agent, and it must include the amount of compensation, services to be rendered, when compensation is due, and the contract termination, which may not exceed three months.

C. ADVANTAGES OF WRITTEN AGREEMENTS: Buyers and their brokers benefit when the terms of their relationship and respective duties are in writing. A written agreement establishes clear, mutual expectations and helps avoid misunderstandings over the buyer and broker's duties and the amount of compensation the buyer's agent is to be paid.
© 2025, California Association of REALTORS®, Inc.

BCA REVISED 6/25 (PAGE 1 OF 2)
BROKER COMPENSATION ADVISORY (BCA PAGE 1 OF 2)
Phone: Fax:

Produced with Lone Wolf Transactions (zipForm Edition) 717 N Harwood St, Suite 2200, Dallas, TX 75201 www.lwolf.com PMZ Real Estate, Inc., 1230 E Orangeburg Ave Ste A Modesto CA 95350 2096024929 2095276146 3300 Atchison St Maribeth Reece
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3. WHEN ENLISTING A REAL ESTATE BROKER TO REPRESENT THEM, BUYERS AGREE TO PAY

THE BUYER'S BROKER WHEN ESCROW CLOSES, BUT THE PERSON RESPONSIBLE FOR PAYMENT MAY BE NEGOTIATED IN THE TRANSACTION:

A. BUYER PAYS THE COMPENSATION PURSUANT TO A BUYER REPRESENTATION AGREEMENT:

A buyer's broker may negotiate the amount of compensation directly with the Buyer and then document that agreement in a buyer representation agreement (C.A.R. Form BRBC or PSRA). The buyer then becomes contractually obligated to pay the broker by providing funds to escrow prior to the closing of a transaction.

B. SELLER PAYS THE COMPENSATION:
(1) Buyer negotiates for Seller to Compensate Buyer's Broker: A buyer may make a conditional offer to the seller by including a term in the purchase offer asking the seller to pay the buyer's broker if the buyer has already agreed to pay their own broker pursuant to a buyer representation agreement. If such a term is included in the purchase offer, the request will become one term among many that a seller may accept, reject, or negotiate by way of a counter offer. The possibility of asking the seller to pay the buyer's contractual compensation obligation option should be discussed when creating a buyer representation agreement and prior to an offer being made. Pursuant to the NAR Settlement (see paragraph 2B) a buyer's broker is not permitted to receive compensation for services, from whatever source, that is greater than the amount in the buyer representation agreement. (2) Buyer's Agent negotiates an agreement directly with Seller: If a seller is unrepresented or does not have an exclusive agency relationship with another broker, a buyer's broker may approach that seller asking the seller to sign an agreement (C.A.R. Form SP, Single Party Compensation Agreement) to pay the buyer's broker. In this situation, the seller agrees to pay the buyer's broker compensation without necessarily creating an agency relationship with the broker. When that happens, the buyer's broker is advised to use a Seller Non-Agency (C.A.R. Form SNA) to inform the seller that the buyer's broker will be acting on behalf of the buyer only, and not act as the seller's agent, throughout the transaction. However, because the seller is unrepresented, the buyer's agent will inevitably have to do more work to facilitate the transaction, which may be factored into the negotiation of the single party compensation agreement.

C. CHANGING PRACTICE RELATED TO A SELLER'S BROKER'S OFFER OF COMPENSATION:

Historically, in California, many seller's brokers used a Multiple Listing Service (MLS) to make a unilateral offer to compensate a buyer's broker who procured a buyer for the seller's property. However, the nationwide NAR settlement prohibits the seller's broker from using an MLS to make such an offer of compensation. The California Association of REALTORS®' (C.A.R.) listing agreement forms no longer provide for such offers of cooperating broker compensation nor does C.A.R. include other forms in its library of forms that might facilitate such offers. Buyers and sellers must separately negotiate compensation with their respective brokers, as specified above.

By signing below, Seller or Buyer acknowledge that they have received a copy of this Broker Compensation Advisory, and they have read and understand its terms. Seller or Buyer acknowledges they have been advised of their various options regarding compensation to be paid to real estate brokers and that any written agreement they have signed with a seller's or buyer's broker reflects a mutual understanding.

Seller/Buyer Date
Seller/Buyer Date
© 2025, California Association of REALTORS®, Inc. United States copyright law (Title 17 U.S. Code) forbids the unauthorized distribution, display and reproduction of this form, or any portion thereof, by photocopy machine or any other means, including facsimile or computerized formats. THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS®. NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY OR ACCURACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATE TRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL. This form is made available to real estate professionals through an agreement with or purchase from the California Association of REALTORS®.

Published and Distributed by: REAL ESTATE BUSINESS SERVICES, LLC. a subsidiary of the California Association of REALTORS® BCA REVISED 6/25 (PAGE 2 OF 2)
BROKER COMPENSATION ADVISORY (BCA PAGE 2 OF 2)
Produced with Lone Wolf Transactions (zipForm Edition) 717 N Harwood St, Suite 2200, Dallas, TX 75201 www.lwolf.com City of Riverbank
3300 Atchison St
Authentisign ID: 3C7A2C25-D639-F111-8EF2-000D3A55CAFE DigiSign Verified - fc2110e6-47c9-46fb-bd33-d3b570120ee2

BUYER'S INVESTIGATION ADVISORY
(C.A.R. Form BIA, Revised 6/25)

1. IMPORTANCE OF PROPERTY INVESTIGATION: Unless otherwise specified in the Agreement, the physical condition of the land and improvements being purchased is not guaranteed by either Seller or Brokers. You have an affirmative duty to exercise reasonable care to protect yourself, including discovery of the legal, practical and technical implications of disclosed facts, and the investigation and verification of information and facts that you know or that are within your diligent attention and observation. A Broker's inspection is a limited visual inspection (see C.A.R. Form AVID), and a Broker is not qualified to conduct the investigations listed below nor will Broker conduct the investigations checked below by Buyer. For these reasons, you should conduct thorough inspections, investigations, tests, surveys and other studies (Inspections and Investigations) of the Property personally and with appropriate professionals (see C.A.R. Form SBSA), who should provide written reports of their Inspections. A general physical inspection typically does not cover all aspects of the Property nor items affecting the Property that are not physically located on the Property. If any professionals recommend further investigations, including a recommendation by a pest control operator to inspect inaccessible areas of the Property, you should contact qualified experts to conduct such additional investigations.

2. BROKER OBLIGATIONS: Brokers do not have expertise in all areas and therefore cannot advise you on many items, such as those listed below. If Broker gives you referrals to other professionals, Broker does not guarantee their performance.

3. YOU ARE STRONGLY ADVISED TO INVESTIGATE THE CONDITION AND SUITABILITY OF ALL ASPECTS OF THE PROPERTY, INCLUDING BUT NOT LIMITED TO THE FOLLOWING. IF YOU DO NOT DO SO, YOU ARE ACTING AGAINST THE ADVICE OF BROKERS.

A. GENERAL CONDITION OF THE PROPERTY, ITS SYSTEMS AND COMPONENTS: Foundation, roof (condition, age, leaks, useful life), plumbing, heating, air conditioning, electrical, mechanical, security, pool/spa (cracks, leaks, operation), other structural and non-structural systems and components, fixtures, built-in appliances, any personal property included in the sale, and energy efficiency of the Property.

B. SQUARE FOOTAGE, AGE, BOUNDARIES: Square footage, room dimensions, lot size, age of improvements and boundaries. Any numerical statements regarding these items are APPROXIMATIONS ONLY and have not been verified by Seller and cannot be verified by Brokers. Fences, hedges, walls, retaining walls and other barriers or markers do not necessarily identify true Property boundaries.

C. WOOD DESTROYING PESTS: Presence of, or conditions likely to lead to the presence of wood destroying pests and organisms.

D. SOIL STABILITY: Existence of fill or compacted soil, expansive or contracting soil, susceptibility to slippage, settling or movement, and the adequacy of drainage.

E. WATER AND UTILITIES; WELL SYSTEMS AND COMPONENTS; WASTE DISPOSAL: Water and utility availability, use restrictions and costs. Water quality, adequacy, condition, and performance of well systems and components. The type, size, adequacy, capacity and condition of sewer and septic systems and components, connection to sewer, and applicable fees.

F. ENVIRONMENTAL HAZARDS: Potential environmental hazards, including, but not limited to, asbestos, lead-based paint and other lead contamination, radon, methane, other gases, fuel oil or chemical storage tanks, contaminated soil or water, hazardous waste, waste disposal sites, electromagnetic fields, nuclear sources, and other substances, materials, products, or conditions (including mold (airborne, toxic or otherwise), fungus or similar contaminants).

G. EARTHQUAKES AND FLOODING: Susceptibility of the Property to earthquake/seismic hazards and propensity of the Property to flood.

H. FIRE, HAZARD, AND OTHER INSURANCE: The availability and cost of necessary or desired insurance may vary.

The location of the Property in a seismic, flood or fire hazard zone, and other conditions, such as the age of the Property and the claims history of the Property and Buyer, may affect the availability and need for certain types of insurance. Buyer should explore insurance options early as this information may affect other decisions, including the removal of loan and insurance contingencies.

I. BUILDING PERMITS, ZONING, GOVERNMENTAL REQUIREMENTS, AND ADDRESS: Permits, inspections, certificates, zoning, other governmental limitations, restrictions, and requirements affecting the current or future use of the Property, its development or size. Postal/mailing address and zip code may not accurately reflect the city which has jurisdiction over the Property.

J. RENTAL PROPERTY RESTRICTIONS: The State, some counties, and some cities impose restrictions that limit the amount of rent that can be charged, the maximum number of occupants, and the right of a landlord to terminate a tenancy. Dead bolt or other locks and security systems for doors and windows, including window bars, should be examined to determine whether they satisfy legal requirements.

K. SECURITY AND SAFETY: State and local Law may require the installation of barriers, access alarms, self-latching mechanisms and/or other measures to decrease the risk to children and other persons of existing swimming pools and hot tubs, as well as various fire safety and other measures concerning other features of the Property.

L. UTILITIES; SEWER; INTERNET: Availability of gas, electric, water, sewer, garbage, internet and other services.

The provider and quality of service may vary by location.

M. SOLAR POWER SYSTEM: The existence of a solar power system; whether it is owned, leased, financed, or otherwise subject to obligations, such as a power purchase agreement or maintenance agreement; the condition of and costs associated with the system.
© 2025, California Association of REALTORS®, Inc.

BIA REVISED 6/25 (PAGE 1 OF 2)
BUYER'S INVESTIGATION ADVISORY (BIA PAGE 1 OF 2)
Phone: Fax:

Produced with Lone Wolf Transactions (zipForm Edition) 717 N Harwood St, Suite 2200, Dallas, TX 75201 www.lwolf.com PMZ Real Estate, Inc., 1230 E Orangeburg Ave Ste A Modesto CA 95350 2096024929 2095276146 3300 Atchison St Maribeth Reece
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N. NEIGHBORHOOD, AREA, SUBDIVISION CONDITIONS; PERSONAL FACTORS: Neighborhood or area conditions, including schools, law enforcement, crime statistics, registered felons or offenders, fire protection, other government services, availability, adequacy and cost of internet connections or other technology services and installations, commercial, industrial or agricultural activities, existing and proposed transportation, construction and development that may affect noise, view, or traffic, airport noise, noise or odor from any source, wild and domestic animals, other nuisances, hazards, or circumstances, protected species, wetland properties, botanical diseases, historic or other governmentally protected sites or improvements, cemeteries, facilities and condition of common areas of common interest subdivisions, and possible lack of compliance with any governing documents or Homeowners' Association requirements, conditions and influences of significance to certain cultures and/or religions, and personal needs, requirements and preferences of Buyer.

By signing below, Buyer acknowledges that they have received a copy of this Buyer Investigation Advisory, and they have read and understand its terms. Buyer is encouraged to read it carefully.

Buyer Date
Buyer Date
© 2025, California Association of REALTORS®, Inc. United States copyright law (Title 17 U.S. Code) forbids the unauthorized distribution, display and reproduction of this form, or any portion thereof, by photocopy machine or any other means, including facsimile or computerized formats. THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS®. NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY OR ACCURACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATE TRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL. This form is made available to real estate professionals through an agreement with or purchase from the California Association of REALTORS®.

Published and Distributed by: REAL ESTATE BUSINESS SERVICES, LLC. a subsidiary of the California Association of REALTORS® BIA REVISED 6/25 (PAGE 2 OF 2)
BUYER'S INVESTIGATION ADVISORY (BIA PAGE 2 OF 2)
Produced with Lone Wolf Transactions (zipForm Edition) 717 N Harwood St, Suite 2200, Dallas, TX 75201 www.lwolf.com City of Riverbank
3300 Atchison St
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CALIFORNIA CONSUMER PRIVACY ACT ADVISORY,

DISCLOSURE AND NOTICE
(C.A.R. Form CCPA, Revised 12/22)
The California Consumer Privacy Act (commencing with Civil Code § 1798.100) (“CCPA”), as amended by California voters in 2020, grants to California residents certain rights in their private, personal information (“PI”) that is collected by companies with whom they do business. Under the CCPA, PI is defined broadly to encompass non-public records information that could reasonably be linked directly or indirectly to you. PI could potentially include photographs of, or sales information about, your property.

During the process of buying and selling real estate your PI will be collected and likely shared with others, including real estate licensees, a Multiple Listing Service, real estate internet websites, service providers, lenders, and title and escrow companies, to name several possibilities. Businesses that are covered by the CCPA are required to grant you various rights in your PI, including the right to know what PI is collected, the right to know what PI is sold or shared and to whom, the right to request that the business correct or delete your PI, the right to “opt out” or stop the transfer of your PI to others, and the right to limit the use of certain PI which is considered “sensitive.” You may get one or more notices regarding your CCPA rights from businesses you interact with in a real estate transaction. However, not all businesses that receive or share your PI are obligated to comply with the CCPA. Moreover, businesses that are otherwise covered under the CCPA may have a legal obligation to maintain PI, notwithstanding your instruction to the contrary. For instance, regardless of whether they are covered by CCPA, under California law, brokers and Multiple Listing Services are required to maintain their records for 3 years. If you wish to exercise your rights under CCPA, where applicable, you should contact the respective business directly.

You can obtain more information about the CCPA and your rights under the law from the State of California Department of Justice (oag.ca.gov/privacy/ccpa). Additionally, the California Privacy Protection Agency is authorized to promulgate regulations which may further clarify requirements of the CCPA (cppa.ca.gov/regulations/).

I/we acknowledge receipt of a copy of this California Consumer Privacy Act Advisory, Disclosure and Notice.

Buyer/Seller/Landlord/Tenant Date

Buyer/Seller/Landlord/Tenant Date

© 2022, California Association of REALTORS®, Inc. United States copyright law (Title 17 U.S. Code) forbids the unauthorized distribution, display and reproduction of this form, or any portion thereof, by photocopy machine or any other means, including facsimile or computerized formats. THIS FORM HAS BEEN APPROVED BY THE CALIFORNIA ASSOCIATION OF REALTORS®. NO REPRESENTATION IS MADE AS TO THE LEGAL VALIDITY OR ACCURACY OF ANY PROVISION IN ANY SPECIFIC TRANSACTION. A REAL ESTATE BROKER IS THE PERSON QUALIFIED TO ADVISE ON REAL ESTATE TRANSACTIONS. IF YOU DESIRE LEGAL OR TAX ADVICE, CONSULT AN APPROPRIATE PROFESSIONAL. This form is made available to real estate professionals through an agreement with or purchase from the California Association of REALTORS®. It is not intended to identify the user as a REALTOR®. REALTOR® is a registered collective membership mark which may be used only by members of the NATIONAL ASSOCIATION OF REALTORS® who subscribe to its Code of Ethics.

Published and Distributed by:

REAL ESTATE BUSINESS SERVICES, LLC.
a subsidiary of the CALIFORNIA ASSOCIATION OF REALTORS® 525 South Virgil Avenue, Los Angeles, California 90020
CCPA REVISED 12/22 (PAGE 1 OF 1)
CALIFORNIA CONSUMER PRIVACY ACT ADVISORY (CCPA PAGE 1 OF 1) Phone: Fax:

Produced with Lone Wolf Transactions (zipForm Edition) 717 N Harwood St, Suite 2200, Dallas, TX 75201 www.lwolf.com City of Riverbank
PMZ Real Estate, Inc., 1230 E Orangeburg Ave Ste A Modesto CA 95350 2096024929 2095276146 3300 Atchison St Maribeth Reece
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April 20, 2026
City of Riverbank
Attn: Laura Graybill, Senior Project Coordinator
Development Service Department
6707 Third Street
Riverbank, CA 95367
RE: Riverbank City Hall (Del Rio Site)
Our firm is honored to present our proposal to provide architectural design services for the new Riverbank City Hall—a landmark civic project that will embody the spirit, heritage, and aspirations of your community. We understand that this facility must do more than house government operations; it should serve as a welcoming hub for civic engagement, a symbol of transparency and pride, and a lasting investment in the town’s future.

Drawing inspiration from the region’s Central California identity, we approach this project with a deep respect for local culture, climate, and landscape. Our design philosophy emphasizes functionality, sustainability, and community connection, ensuring that the building not only meets current needs but remains adaptable and energy-efficient for generations to come.

Project Type: City of Riverbank City Hall and Civic Center Scope: The schematic design for a 46,320 square foot building of 4 stories in height.

Design Vision
We envision a City Hall that reflects civic dignity through simplicity and warmth, integrates modern performance with timeless materials, and strengthens the bond between citizens and their local government. Through collaborative planning, thoughtful design, and responsible stewardship of resources, we aim to create a civic landmark that stands as a proud reflection of the community it serves. The design prioritizes:
• Creating a welcoming and transparent government center that reflects openness and trust.
• Celebrating local character through materials, forms, and landscape that connect to the region’s agricultural and cultural heritage. • A design with efficient layouts that support government operations and public service.
• Ensuring clear wayfinding and logical circulation between public and staff areas. • Promoting a sense of welcoming and fairness for all visitors.

Scope of Services

1. Architectural Services
• Conceptual Design & Massing: Site plan with municipal code considerations. • Schematic Design: Schematic floor plans for 3300 Atchison Street :
o City Hall “Del Rio” location, 3-4 stories (46,320 sq. ft.) • Exterior Massing Model:
o For one selected site, an exterior massing model and exterior material selection(s).

Fee Estimate:

Interior Space Programming (Hourly):
o Estimate – 20 -30 hours $4,500-$6,750
Design:
o 80 hours = $18,000
3D Massing Model:
o 35 hours = $7,875

Interior Elevations (2 spaces of your choice)
o 20 hours = $4,500
Deliverables
Conceptual floor plans for the requested location/ layout.

A Massing Model for progress.

Schematic document sets.

Interior Elevations for 2 selected spaces.

Summary
Our firm is committed to designing a City Hall that reflects Riverbank’s character, fosters civic engagement, and embodies transparency, sustainability, and pride. Through thoughtful planning, local context sensitivity, and collaboration with city leadership, we will deliver a functional, enduring, and inspiring civic landmark that serves the community today and for generations to come.

Sincerely,
Heidi Van Dyk, A.I.A., Principal Architect | Secretary
Joseph L. Smith, A.I.A., Principal Architect |President

2026 STANDARD RATES

HOURLY STAFF
RATES:

Principal

Staff Architect

Project Manager
Drafter/CADD Technician

Administration
$225/hour
$200/hour
$175/hour
$150/hour
$100/hour

REIMBURSABLES:
30 x 42 Black on White Prints/Scans @ $8/sheet, Color add $1 per sheet 24 x 36 Black on White Prints/Scans @ $6/sheet, Color add $1 per sheet 18 x 24 Black on White Prints/Scans @ $3/sheet, Color add $1 per sheet 12 x 18 & 11 x 17 Black on White Prints/Scans @ $1/sheet Color add $.25 per sheet
8 ½ x 11 Copies/Scans on Black on White Paper @ $0.35/page Color add $.15 per sheet
Presentation Quality/Mounted Prints – Additional Rates
Disc or USB Drive/$14.95
Reimbursable Outside Consultant Costs @ 1.15 x cost
Special Shipping Requests (over size, package, time sensitive) @ 1.15 x cost
Regular Letter Mail - no charge
Long Distance Phone Charges - no charge
Travel – Hourly and Mileage at .73 per mile
These rates are subject to change due to the normal salary review practices of the Architect.