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8.A. - Page 24 of 36 <br />Table A-1: Estimated Cost of Site Acquisition and Preparation <br />Capitalized Property Value <br />Existing Retail Space to be Acquired <br />Costar + Google Earth <br />175,000 <br />Sequoia Station Vacancy Rate <br />EPS Estimate <br />5.0% <br />Annual Retail Lease Rate per Sq. Ft. (NNN) <br />Costar (Blended) <br />$50 <br />Sequoia Station NO11 <br />EPS Estimate <br />$8,063,000 <br />Sequoia Station Cap Rate <br />Broker Conversations <br />4.5% <br />Capitalized Property Value <br />EPS Estimate <br />$179,178,000 <br />Total Site Acquisition Cost <br />Off -market premium (20%) <br />$35,836,000 <br />Total land Acquisition Cost <br />$215,014,000 <br />Other Acquisition and Improvement Costs <br />Tenant Relocation and Land Carryz EPS Estimate $57,100,000 <br />Entitlement / Due Diligence / Closing Costs3 EPS Estimate $9,000,000 <br />Replacement Parking EPS Estimate $35,000,000 <br />Site Cleanup and Preparation EPS Estimate $10,000,000 <br />Other Acquisition Costs $111,100,000 <br />Total Site Acquisition $326,114,000 <br />Amount per land square foot Based on 12.08 acres $620 <br />[1] Assumed operating expenses equal to 3% of gross revenue. <br />[2] Based on EPS estimates, includes lease buy-out and tenant relocation costs, taxes, and land carrying costs to account for time <br />value of money (development process will take several years). <br />[3] Assumed to equal 5% of site acquisition. <br />[4] Estimate, includes hazardous soil cleanup, demolition, and culvert relocation <br />216 <br />