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HomeMy WebLinkAbout2018-1511 2 3 4 5 6 7''. 8 9. 10 11 12 13 14 15 16 17 18' 19 20 21 22 23 24 25 26 27 28 NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COUNCIL ACTING AS THE SUCCESSOR AGENCY TO THE REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO AS FOLLOWS: Section 1. The foregoing recitals are true and correct and are a substantive part of this Resolution. Section 2. The Purchase Price for the Property is determined to be fair and reasonable. Section 3. The Purchase and Sale Agreement between the Successor Agency and Felix Family Trust Dated 2008, for the purchase and sale of the Property, attached hereto as Exhibit "D," is approved. Section 4. On behalf of the Successor Agency, the City Manager, in the capacity as Executive Director of the Successor Agency, or designee, is authorized and directed to execute the Purchase and Sale Agreement and the grand deed, the form of which is attached to the Purchase and Sale Agreement, and to take such other actions and execute such other documents as are necessary to effectuate and close the purchase and sale of the Property and as may otherwise be required to fulfill the intent of this Resolution. Section 5. This Resolution is not a "project" for purposes of CEQA, as that term is defined by Guidelines § 15378, because this Resolution is an organizational or administrative activity that will not result in a direct or indirect physical change in the environment, per § 15378 (b) (5) of the Guidelines. Section 6. This resolution shall take effect only after its adoption and execution in the manner as required by the City Charter and the approval of the Purchase and Sale Agreement by the Oversight Board and the DOF. 11 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION OF THE MAYOR AND CITY COUNCIL OF THE CITY OF SAN BERNARDINO, CALIFORNIA, ACTING AS THE SUCCESSOR AGENCY TO THE REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO APPROVING THE PURCHASE AND SALE AGREEMENT AND JOINT ESCROW INSTRUCTIONS BETWEEN THE SUCCESSOR AGENCY TO THE REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO AND FELIX FAMILY TRUST DATED 2008 WITH RESPECT TO THE REAL PROPERTY LOCATED AT 2355 NORTH RAMONA AVENUE, SAN BERNARDINO, CALIFORNIA (APN 0148-173-07), AND APPROVING CERTAIN RELATED ACTIONS I HEREBY CERTIFY that the foregoing Resolution was duly adopted by the Mayor andl City Council of the City of San Bernardino at a Joint Regular Meeting thereof, held on the 6th day June 2018, by the following vote, to -wit: Council Members: MARQUEZ BARRIOS VALDIVIA SHORETT NICKEL RICHARD MULVIHILL AYES NAYS Y X �S X X ABSTAIN ABSENT f � r1r Georgeann 64anna, CM , City Clerk The foregoing Resolution is hereby approved this 6`�' day of June 2018. J • � vQ R. Carey Dai s, Mayor City of Sari Bemardino Approved as to form: Gary D. Saenz, City Attorney By:, S�0.6'ck- 5 Successor Agency to the Redevelopment Agency of the City of San Bernardino Long -Range Property Management Plan September 1015 Amendea Site No. 28: Vacant Ramona Avenue Industrial Property Address: 2355 N. Ramona Avenue APN.• 0148-173-07 140 V. Property to be Sold Site No. 28 - Vacant Ramona Avenue Industrial Property Successor Agency to the Redevelopment Agency of the City of San Bernardino Long -Range Property Management Plan September 2015 ended December -2015 Site No. 28: Vacant Ramona Avenue Industrial Property A. Permissible Use (HSC§ 34191.5 &1 L&: Site No. 28 is the Vacant Ramona Avenue Industrial Property (the "Vacant Industrial Property") and is proposed to be sold by the Successor Agency. B. Acquisition ofPronerty (HSC .$ 34191.5 (c) (1) (A) and S 34191.5 (c) (1) (B)): Property records indicate that the Vacant Industrial Property was acquired by the Agency in January 2010, and carries a Book Value of $21,500. The Vacant Industrial Property was acquired by the Agency in order to meet the revitalization goals of City and the Agency to alleviate the existence and spread of physical and economic blight. The estimated current value (the `BCV") of the Vacant Industrial Properly is approximately $22,000. C. Site Information (HSC S 34191.5 (c) (1) (C)): The Vacant Industrial Property consists of one (1) 0.17 -acre parcel (APN 0148-173-07) located at 2355 N. Ramona Avenue. The Vacant Industrial Property is zoned Industrial Light (IL). The IL designation is intended to retain, enhance and intensify existing industrial property, and provide for the new development of lighter industrial uses along major vehicular, rail, and air transportation routes serving the City. D. Estimated Current Value (11SC § 34191.5 (d (1) (D)): To determine an ECV for the Vacant Industrial Property, in January 2015, the Agency conducted a comparable sales analysis through the National Data Collective. The ECV was determined to be approximately $22,000. Local factors were not taken into consideration in determining the ECV of this site. The ECV is only a rough estimate that was obtained from an on-line source where only comparable sales data are available. It is not possible to include environmental issues or any other special or unique factors into simple ECV calculations, as such data are not available from the source. Therefore, the actual value of the property may vary significantly from the ECV. The Successor Agency notes that in the environment of AB 1484, it may not be possible to achieve appraised values. The Successor Agency will be in charge of the process seeking to achieve successful marketing of properties, and will act with reasonable diligence. However, the constraints and environment of AB 1484 militate against maximizing prices. The actual sales prices to be realized will be a function of what a willing buyer is willing to pay under circumstances where there will be no seller financing and dispositions will be subject to Oversight Board approval. There is no reason to think that book values will be realized. E. Site Revenues (HSC $ 34191.5 W (1) (E)): There are no site revenues generated from the Vacant Industrial Property. F. History of Environmental Contamination (HSC § 34191.5 W (1) (F)): There is no known history of environmental contamination. 34 34 hrm:/laeotracker:waterboards:ca.Aov/mapncMD=runrKort&m.yaddress=2355+n+famona%2C+san+Bernardino 141 V. Property to be Sold Site No. 28 - Vacant Ramona Avenue Industrial Property Successor Agency to the Redevelopment MM Agency of the City of San Bernardino Long -Range Property Management Plan September 1015 Amendec Site No. 28: Vacant Ramona Avenue Industrial Property G. Potential for Transit Oriented Development (TODt and the Advancement o1 Plannin.:., Objectives of the Successor Asencv (MC .$ 34191.5 (c) (1) (G)): There is no potential for a TOD in conjunction with Vacant Industrial Property. Selling the Vacant Industrial Property advances the planning objectives of the Successor Agency and the City to develop and revitalize this area of the community through the creation of opportunities for private investment in the City. H. Historr of Previous Development Proposals and Activitl, (HSC ,$ 34191.5 (c) (1) (H,i1: There is no history of previous development proposals or activities in conjunction with the Vacant Industrial Property. L Disposition of Property: The Successor Agency proposes to sell the Vacant Industrial Property in accordance with the Successor Agency's policies and procedures for property disposition as shown in Exhibit "A" Section I. Purchase and Sale Procedures. The ECV of the Vacant Industrial Property is approximately $22,000. Date of estimated current value — January 2015 Value Basis — The ECV was determined by a comparable sales analysis using the National Data Collective subscription service. The ECV is approximately $22,000. Local factors that may affect land value were not taken into consideration. Therefore, the actual value of the property may vary greatly from the ECV. The ECV is only a planning number and should not be relied upon as a basis for actual value. Proposed sale date — TBD and subject to the Successor Agency's implementation of its policies and procedures for property disposition as shown in Exhibit "A." Proposed sale value — TBD and subject to a fair market appraisal conducted by a licensed appraiser. The Successor Agency notes that in the environment of AB 1484, it may not be possible to achieve appraised values. The Successor Agency will be in charge of the process seeking to achieve successful marketing of properties, and will act with reasonable diligence. However, the constraints and environment of AB 1484 militate against maximizing prices. The actual sales prices to be realized will be a function of what a willing buyer is willing to pay under circumstances where there will be no seller financing and dispositions will be subject to Oversight Board approval. There 142 V. Property to be Sold Site No. 28 - Vacant Ramona Avenue Industrial Property Successor Agency to the Redevelopment Agency of the City of San Bernardino Long -Range Property Management Plan September 1015 Site No. 28: Vacant Ramona Avenue Industrial Property J. Implementation of the Loup—Range Pronern, Manazement Plan: Following the approval of the LRPMP by the DOF, the Successor Agency will implement the LRPMP. For properties to be sold, implementation will include distribution of any land sales proceeds for enforceable obligations and/or distributed as property tax to the taxing entities. Due to the vagaries associated with the sale of land, such as uncertainties concerning the timing of sale and the price that would be realized, it is not feasible to precisely state in the LRPMP how the funds will be used. In that regard, once an agreement is reached with respect to the purchase and sale of a property, the agreement will be presented to the Oversight Board for concurrence. The Oversight Board's approval will be evidenced by a resolution that will be submitted to DOF and, per the HSC, is subject to DOF's review. That resolution will include or refer to a staff report which describes with greater particularity, once more facts are known, how the proceeds of sale will be distributed. As noted in Section I — Introduction of the LRPMP, the LRPMP provides that proceeds of the sale may be used for enforceable obligations and/or distributed as property tax to the taxing entities through the County Auditor -Controller. The need to retain some or all of the proceeds of sale for enforceable obligations will depend on whether there is a short -fall in RPTTF in the ROPS cycle during which the escrow is anticipated to close. If a short -fall were to occur in the RPTTF at that time, then all or a portion of the sale proceeds should be used to fulfill an enforceable obligation with any remaining sale proceeds then distributed as property tax to the taxing entities through the County Auditor -Controller. If there is not a short -fall in RPTTF at the time of close of escrow, then land sale proceeds would be distributed as property tax to the taxing entities through the County Auditor -Controller in a manner described at the time of Oversight Board approval as to a particular property sale. Since it is impossible to foresee when and if a short -fall in the RPTTF may occur, or when the property will be sold, the use of the sale proceeds cannot be specifically determined at this time and, therefore, cannot be stated with greater particularity in the LUMP. However, it is clear that at the time a sale takes place, the sale will be brought back to the Oversight Board and will be subject to review. 143 V. Property to be Sold Site No. 28 - Vacant Ramona Avenue Industrial Property DocuSign Envelope ID: CCB8E860-150D-47C9-9l C4-5EB3E844E14F C A, 10 11F1 &R, N, 11A� DISCLOSURE REGARDING A°a­S,,ii s'c 1IA�„-B11 a `IN: REAL ESTATE AGENCY RELATIONSHIP �� R E X L TI O�W S (Soiling Firm to Buyer) (As required by the Civil Code) (C.A.R. Form AD, Revised 12114) ❑ (if checked) This form is being provided in connection with a transaction for a leasehold interest exceeding one year as per Civil Code section 2079.13(k) and (m). 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 Seiler 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 Seiler. 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 informatior obtained from the other party that does not involve -the affirmative -dudes set forth above. BUYERS', AGENT A selling agent can, with a Buyer's consent, agree to act as agent for: the-, Buyer only:. Ini these situations, the agent is not the Seller's agent, evert if by agreement the agent may receive compensation for servicess rendered, either ih full or in part from the Seller. An agent acting only for a Buyer has tlhe: following affirmative obligations: To the Buyer: A.fid'uciary, duty of utmost care, integrity, honesty and loyalty in dealings with the Buyer. To the Buyer: and! the Seiler. (a)Dil-rgent 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 associate licensees, 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, the agent may not, without the express permission of the respective party, disclose to the other party that the Seller will accept a price less than the listing price or that the Buyer will pay a price greater than the price offered. The above duties of the agent in a real estate transaction do not relieve a Seller or Buyer from the responsibility to protect his or her 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. 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 forms. You should read its contents each time it is presented to you, considering the relationship between you and the real estate agent in your speck transaction. This disclosure form includes the provisions of Sections 2679.13 to 2079.24, inclusive, of the Civil Code set forth an page 2. Read It carefully. IIWE ACKNOYIiLEDG&tilfiCSIPT OF A COPY OF THIS DISCLOSURE AND THE PORTIONS OF THE CML CODE PF24MD ON THE BACK (OR A SEI,A GE). 1/25/2018 Buyer,[] Seller ❑ Landlord ❑ Tena Date Ofl2S20f 8 ❑ Buyer 0 Seller ❑ Landlord ❑ Tenant Age, • , .<g,�,� .amine akin '>INZ59mie Br*r BRE Lic. # y ��iYWS (,oras Real 25Y21)18 r (Firrrl) B 1 812t_ Lac. #SNIJMM AI” 1 "" (Salesperson or1BrokekAssocWte) khwm=1ECWMis Date DateWRF/AM iemcyiDisabsure Compliance (Civil Code §2079.14): ! -Whenitfellisting brokerage company also representsiBuyerFfenant:'FhetLidtirtgIgerdthall have one AD form signedf ShclerAmndtordawWi a ,diffewrittAD,form signed by Buyerrrenant. 4,When:Setief/4:andlord and Buyer/Tenant are -represented by diffenentbrokerage companies: (i) the Listing Agent shallPhavemne/Mform:signed lby Seller/Landlord and (i) the Buyer's/Tenants Agent shall -have one AD form signed by Buyer/Tenant and either ithatmamecoraaddiflierent AD form presented to Seller/Landlord for signature prior to presentation of the offer. If the same form is used, Seiler may signlhew: i Seller/Landlord Date Seller/Landiord Date Owner d r recnrrl The copyright laws. of the United States (Title 17 U.S. Code)' forbid the unauthorized reproduction ofthis form, or any portion lheredf; by photocopy machine orany other means, including facsimile or computerized formats. Copyright ®1991-2010, CALIFORNIA ASSOCIATION OF REALTORSO,'INC. ALL RIGHTS RESERVED. AD REVISED 12114 (PAGE 1 OF 2) Reviewed by Date EG�!/.L H3LLA\C R E Global, 3050 Orange st Riverside CA 92501 Phone: 909.801.4713 Fax 909.801.4713 2355 N Ramona Marcus Curtis Produced with zipFonnO by zipLogix ISM Filteen Mile Road, Fraser, Michigan 48026 www.zipLonix.com DocuSign Envelope ID: CCB8E860-150D-47C9-9l C4-5EB3E844E14F CIVIL CODE SECTIONS 2079.24 (2079.16'APPEARS ON THE FRONT)} 2079.13 As used in Zections 2079.144o_,2079:24;, inclusty_ the: following terms have the following meanings: (a)'Agerrt" 'means a person acting under provisions of Title 9 (oommencir%mith Section Q295) •ina•reatJproperty transaction, and inctudes a person who is licensed as a real estate broker under Chapter 3 (commencing:: with Section 10130) of'P,art 1 of+DivisioriAlof the Business and Professions Code, and under whose license a listing is executed or an offer to purchase is obtained. (b) ) "Associate licensee° means a person who is licensed as a real estate broker or salesperson under Chapter 3 icommencing with Section 10130) of Part 1 of Division 4' of the Business and+Professions Obderi andwho is either licensed under a broker or has entered into &•written contract with a broker to act as the brokeet aggnt!in connection with adbsrequiring areat':estal9:libense and to function under the brokers supeNsion in --the rapacity of an associate licensee. The agent:ih4he..reaF property transaction- bears responsibility,i6vhis, or:herrassociate licensees who perform as agents of the agent. When an associate licensee owes: e:diriy,,to`•any principal, onto any,, -buyer or sel[6rwtiais not,a:pnrxtipal,,: in a real property transaction, that duty is equivalent to the duty owed to that party by the broker..ffu:whom the - associate licensee functions: (c),"Buyer' meansatransferee,in areal property transaction, and includes a person who executes an offer to purchase reat0,roperty;fiom a seller through an agent, or who seekwthu services. of`:amagent in more than a casual, transitory, or preliminary manner,with the object of entering into a -real: property transaction; 'Buyer" incudes vendee or: lessee: (tt)'�'Commercial real property' means ail regi property in the state, except single-family residential I real i property, dweifrng,units made subject twCiiapterrZ:(eommencing with Section 1940) of Tide 5, mobitehomes; as defined in Section 798.3, or recreationatvehicles, as defined in Section 799.29. (e) "Dual agenB means an agent acting, either directly ,orthrough an associate licensee, as agent for both the seller and the buyer in a real property transaction..M'Listing•agreement' means"wcontract between anownerof"real property and an agent, by which the agenthasbeen authorized to:sellithe real property, or to find or obtain: a.buyer, (g); "L'isfing:agent' means a person who has obtained a listing of real property to act as an agent for compensation, ffl)'Listing price" is+the amount. expressed in: dollam,specifiediimthe listing for which;the seller is willing to sell the real property through the listing agent. (1) 'Offeringprica' 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 sellingagent that becomes the contract for the sale of the real property -upon acceptance by the seller. (k) "Real property' means any, estate specified: by subdiviirion, (1): or (2)6 of Section 761 in property that constitutes or is improved with one to four dwelling units, any commercial real: property, any leasehold in them typesof property exceeding one years duration, and mobilehomes, when offered for sale or sold through an agent pursuant to the authority contained in, Section; 1.aT31.15 of the Business and Professions Code. (1) "Real property transaction° means a transaction for the sale of real property in which an agent is employed by one or more of the principals to act in that transaction, and includes a listing or an offer to purchase. (m) "Seal,' "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 Section 2985, and transactions for thecreation of a leasehold exceeding one years 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. (o) "Selling agent" means a listing agent who acts atone, or an agent who ads in cooperation with a listing agent, and who setts or finds and obtains a buyer for the real property, or an agent who locates property for a buyer or who finds a buyer for a properly for which no listing exists and presents an offer to purchase to the seller. (p) "Subagent' means a person to whom an agent delegates agency powers as provided in Article 5 (commencing with Section 2349) of Chapter 1 of Trte 9. However, "subagent" does not include an associate licensee who is acting under the supervision, of an agent in a real property transaction. 2079.14 Listing agents and selling agents shalt provide the seller and buyer in a real property transaction with a copy of the dlsdosure firm specified in Section 2079.16, and, except as provided in subdivision (c), shall obtain a signed acknowledgement of receipt from that seller or buyer, except as provided in this section or Section 2079.15, as follows: (a) The listing agent, if any, shall provide the disclosure form to the seller prior to entering into the listing agreement. (b) The selling agent shall provide the disclosure form to the seller as soon as practicable prior to presenting the seller with an offer to purchase, unless the selling agent previou* provided the seller with a copy of the disclosure form pursuant to subdivision (a). (c) Where the selling agent does not deal on a face-to-face basis with the seller, the disclosure form prepared by the selling agent may be furnished to the seller (and acknowledgement of receipt obtained for the selling agent from the seller) by the listing agent, or the selling agent may deliver the disclosure forth by certified mail addressed to the seller at his or her last known address, in which case no signed acknowledgement of receipt is required. (d) The selling agent shall provide the disclosure form to the buyer as soon as practicable prior to execution of the buyers offer to purchase, except that if the offer to purchase is not prepared by the selling agent, the selling agent shall present the disclosure forth to the buyer not later than the next business day after the selling agent receives the offer to purchase from the buyer. 2079.15 In any circumstance in which the seller or buyer refuses to sign an acknowledgement of receipt pursuant to Section 2079.14, the agent, or an associate licensee acting for an 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 selling agent shall disclose to the buyer and seller whether the selling agent is acting in the real property transaction exclusively as the buyers agent, exclusively as the sellers agent, or as a dual agent representing both the buyer and the seller. This relationship shall be confirmed in the contract to purchase and seti real pTupiarty or in a separate writing executed or acknowledged by the seller; the buyer, and the selfing agent prior to or coincident with execution of that contract by the buyer and the seller, respectively. (b) As soon as practicable, the listing agent shaft disclose to tale seller whether the listing agent is acting in the real property transactian excha vely as the sellers agent, or as a dual agent representing both the buyer and seater. This Telatonship shall be confrmead to the contract to purchase and sell real property or in a separate writing executed or acknowledged by the seller and the listing agent prior to or com bent with the execution of that contract by the seller. (c) The confrrnation required by subdivisions (a) and (b) shawl be in the following form. (DO NOT COMPLETE. SAMPLE ONLYI is the agent of (check one): ]the seller exclusively; orE both the buyer and seller. (eName of Listing Agent) lOd NOT COMPLETE. SAMPLE ONLY} is the agent of (check one): ]the buyer exclusively; orl�the seller exclusively; or 4(NarneeSelling/Ar3eM; frnflt.IhL-same as the Listing Agent) 11 both the buyer and seller. ((t1) Theidiselosures and,confirmation required by this section shall be in addition to the disclosure required by Section 2079.14. 2079.18 No selling agent in a Heal property transaction may ad as an agent for the buyer only, when the selling agentavlsovcting as the listing agent in the transaction. 2079.19 The payment of compensation or the obligation to pay compensation to an agent by the setter or buyeriis notmecessarily 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 Section 2079.14 and Section 2079.17 are complied with. 2079.21 A dual agent shall not disclose to the buyer that the seller is willing to sell the property at a price Less than the listing price, without the express written consent of the seller . A dual agent shell not disclose to the seller that the buyer is willing Wipayalprice,greater itmnthc bfl eriri9,pdre,,wfithout the express written consent of the buyer. This section does not afterin anyway the duty or responsibility of a dual agent anypioagpgl,4ith r tro:confidential information other than price. 2079.22 Nothing in this article precludes a listing agent from also being a selling, agent, =andithe.eorr binAbcn(dflthese functions in one agent does not, of itself, make that agent a dual agent 2079.23 A contract between the principal and agent may be modified or altered to�change the agencyrrelatiorrst ill atany'time before the performance of the act which is the abut of the agency with the written consent of the parties to themney relationship. _ge2079.24 Nothing in this article shall be construed to either diminish the drttysdfcdisclosure owedkfwyers 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 ads governed by this article or for any breach of a fiduciary duty or a duty of disdosure. UPhihtistned and Distributed by: REAL ESTATE BUSINESS SERVICES, INC. a sursidW of the Catifo rma Association of REALTORS® Reviewed by _ Date e 525 South Virgil Avenue, Los Angeles, California 90020 AD REVISED 12114 (PAGE 2 OF 2) DISCLOSURE REGARDING REAL ESTATE AGENCY RELATIONSHIP (AD PAGE 2 OF 2) Produced with zipForm® by zipLogix 18070 Fifteen Mile Road, Fraser, Michigan 48M www ApLogkcom 2355 N Ramona DocuSign Envelope ID: CCB8E860-150D47C9-91C4-5EB3E844E14F C A L I F 0 N t A VACANT LAND PURCHASE AGREEMENT �- NSSOCIATION ©� REALTORS"' .AND JOINT ESCROW INSTRUCTIONS', (C.A.R. Form)VLPA„R9v1s9d42l`1,5)i Date Prepared: JanymDI& 1. OFFER: A. THIS IS AN OFFER FROM RfCard0-Fell* ("Buyer"), B. THE REAL PROPERTY to be acquired is ZSW,lUti Rbmmra,AU&. situated in 5%enHi$nanoHhm (City);. SRunBhvmrrUhw (County), Califomia . 9lnf M (Zip Code), Assessoes Parcel No. ("Property'). Further Described As KI C. THE PURCHASE PRICE offered is TAvan p4 Wna--77imzoand,•' 3eww;NUndty 1Riw Dollars $ 47wou D. CLOSE OF ESCROW shall occur on LA +bra �% MM: (date) (or (Days Alter Acceptance). E. Buyer and Seller are referred to herein as the "Parties." Brokers are not Parties to this Agreement. AGENCY: A. DISCLOSURE: The Parties each) acknowledge receipt of a Ek"Disclosure Regarding Real] Estate Agency/ Relationships" (C.A.R. Form AD). B. CONFIRMATION: The following agency relationships. are herel7ylconfinned for this transaction: Listing Agent Keller WlllramS (Print Firm Name) is the agent of (check one): tithe Seller exclusively;: or both: the Buyer and Seller:. Selling Agent .lbrr tie Ghmw ffcE- fe& (Print Firm Name) (if not the same as the Listing Agent) is the agent of, (phect one)c: . the Buyer• exclusively; or_' the Seller exclusively; or❑iboth the Buyer and Seller. C. POTENTIALLY COMPETING BUYERS AND SELLERS: The Parties each acknowledge receipt of a 7 "Possible Representation of More than One Buyer or Seller- Disclosure and Consent (C.A.R. Form PRBS). FINANCE TERMS: Buyer represents that funds will be good' when deposited with Escrow Holier. A. INITIAL DEPOSIT: Deposit shall be in the amount of ........................................ $ LS. i 05_&P, (1) Buyer Direct Deposit Bu er shall deliver deposit directly to Escrow Holder by electronic funds transfer, EJ cashier's check, personal check, ❑ other within 3 business days after Acceptance (or ]; OR (2)❑ Buyer Deposit with Agent: Buyer has given the deposit by personal check (or ) to the agent submitting the offer (or to ), made payable to . The deposit shall be held uncashed until Acceptance and then deposited with Escrow Holder within 3 business days after Acceptance (or ). Deposit checks given to agent shall be an original signed check and not a copy. (Note: Initial and increased deposits checks received by agent shall be recorded in Broker's trust fund log.) B. INCREASED DEPOSIT: Buyer shall deposit with Escrow Holder an increased deposit in the amount of ... $ 5.000.00 within Days After Acceptance (or ). If the Parties agree to liquidated damages in this Agreement, they also agree to incorporate the ink .eased deposit into the liquidated damages amount in a separate liquidated damages clause (C.A.R. Form RID) at the time the increased deposit is delivered to Escrow Holder. C. ❑ ALL CASH OFFER: No loan is needed to purchase the Property. This offer is NOT contingent on Buyer obtaining a loan. Vilritten verification of sufficient funds to close this transaction IS ATTACHED to this offer or ❑ Buyer shall, within 3 (or ) Days After Acceptance, Deliver to Seller such verification - D. LOAN(S): (1) FIRST LOAN::im the amount of ........................................................ $ This loan Will be cone tonal tfinancing or I] FHA, ❑ VA, ❑ Seller financing (C.A.R. Form SFA), E] assumed flin, an, cing ((C.A.R. F,ann,AFA), ❑subjedlo financing, k4Other ALL CASH .. This loan shall [be at a lbod.rate not to exceed %Dr, ❑ an ai stable rate loan with )initial cath ;not toexceed tDk. lRegardless bff the type df ban, 'Buyer shall pay points not to exceed dfithe Iloam amourtt. (2) [-]SECOND LOAN in the amount of.................................................................... This loan will be conventional financing or ❑Seller financing (C.A.R. Form SFA),'❑ammedfinancing (C.A.R. Form AFA), ❑ subject to financing C Other This Ikoan shall ibe oat a fixed .rate not to exceed % or, L] an adjustable rate loan with initial rate not to exceed 1/0. Rggardless of the type of loan, Buyer shall pay points not toexceed % of thelloan amount. {(i�) IRNWRM: For any FHA or VA loan specified in 3D(1), BuyerChas 17 (or _) Days ifift ;Acceptance to CG?dverito Seller written notice (C.A.R. Foran FVA) of any tender -required repairs or coststft& uyer requests allertto pay for or otherwise correct. Seiler has no obligation to pay or satisfy lender rrequirernents:urtless :eNreedin writing. A FHAIVA.amendatory clause (C.AR. Form FVAC) shalltbeai.pattwfLttusttomathon. E. 11PMO I ODNAL FFINANCING TERMS: .ALL -CA H, A5 1'S — Buyers Initials (7k S ( l Sellers Initials QC ) ® 1996-2015, California Association or REALTORS8 Inc. VLPA REVISED 12115 (PAGE 1 OF 11) VACANT LAND PURCHASE AGREEMENT (VLPA PAGE 1 OF 11) R E Global, 3050 Orange st Riverside CA 92501 Phone: 909.801.4713 Far: 909.801.4713 235TTZ... Ramona Marcus Curtis Produced with zipFa nO by apLogiz 18070 Fifteen Mile Road, Fraser, Michigan 48026 wwwi+oLoairz.can DocuSign Envelope ID: CCB8E860-150D-47C9-9l C4-5EB3E844E14F Property Address: 28N5W.RWmwyuAVa, S`WrMrrrm ,tit -gM111 Date: JAnuaw2& 2M Elf: FL. BALANMaWDWMRMMEWGWPURCHASE PRICE in the amount of ....................... to be deposit dwitki ,Esaow.Hblfler pursuant to Escrow Holder instructions. G PURCHASE PRIG/-(`U)):.............................................................. $, 29r70KM) HI VERIFICATION OfFDOWNMAYMENT AND CLOSING COSTS: Buyer (or Buyer's lender or loam broker pursuanttto.paragraph 3J(1))?stiail, withiirX(6rr _)Days After Acceptance, Deliver to Seiler written verification of Buyer's down ipaymenttand dbsinSp, costs- (i;0 Verificatidwattachedi) I. APPRAISAL CONTINGENGWAND REMOVAL: This Agreement is (or ❑is NOT) contingent upon:awritten appraisals of`the- Property by a licensed or certified appraiser at no less than the purchase price. Buyer shall, as spedfied?in paragraph 19B(3), imwriting; remove the appraisal contingency or cancel this Agreement within 17 (or ) Days AfterAcceptance. JP. LOMTERMS: (4)) ILJAd?PLICATIONS:.1Rlfittiin:3i(0r _) Days After Acceptance, Buyer shall Deliver to Seiler a letter from Buyer's lender or l'o'an': broker, stating that;. based Gm a: review of Buyer's written application and credit report, Buyer is prequalified or preapproved' for•. any NEW' loan specified in paragraph 31D. if any loan specified in paragraph 3D is an adjustable rate loan, the prequalification or preapprovaf letter shall be based on the qualifying rate, not the initial loan rate. ( ❑ Letter attached.) (2) LOAN CONTINGENCY: Buyer shall act diligently and in good faith to obtain the designated loan(s). Buyer's qualification for ttae loan(s) specified above I&& contingency of this Agreement unless otherwise agreed in writing. If there is no appraisal contingency or the appraisal contingency has been waived or removed, then failure of the Property to appraise at the purchase price does not endue Buyer to exercise the cancellation right pursuant in the iloan contingency if Buyer is otherwise qualified for the specified iban; Buyers, contractual obligations regarding deposit, balance of dawn payment and dosing costs are not contingencies of this Agreement (3)I LOAN CONTINGENCY REMOVAL: Within, 2'6 (or _) Days After Acceptance, Buyer shall, as specified in paragraph 19, in writing, remove the loan contingency or cancell this, Agreement. If there is an appraisal contingency, removal of the loan contingency shall not be deemed removal of the appraisal contingency. (4), NO LOAN CONTINGENCY: Obtaining any loan specified above is NOT a contingency of this Agreement If Buyer does not obtain the loan and as a result Buyer does not purchase the Property, Seller may be entity to Buyer's deposit or other legal remedies. (5) LENDER LIMITS ON BUYER CREDITS: Any credit to Buyer, from any source, for closing or other costs that is agreed to by the Parties ("Contractual Credif) shall be disclosed to 'Buyer's !lender. If the total credit allowed by Buyer's lender ("Lender Allowable Credit") is less than the Contractual Credit, then (i) the Contractual Credit shall be reduced to the Lender Allowable Credit, and (ii) in the absence of a separate written agreement between the Parties, there shall be no automatic adjustment ,to the purchase price to make up for the difference :between the Contractual Credit and the Lender Allowable Credit. K. BUYER STATED FINANCING: Seller is relying on Buyer's representation of the type of financing specified (including but not limited to, as applicable, all cash, amount of down payment, or contingent or non -contingent loan). Seller has agreed to a specific closing date, purchase price and to sell to Buyer in reliance on Buyer's covenant concerning financing. Buyer shall pursue the financing specified in this Agreement. Seller has no obligation to cooperate with Buyer's efforts to obtain any financing other than that specified in the Agreement and the availability of any such alternate financing does not excuse Buyer from the obligation to purchase the Property and close escrow as specified in this Agreement. L. SELLER FINANCING: The following terms (or ❑the terms specified in the attached Seller Financing Addendum) (C.A.R. Form SFA) apply ONLY to financing extended by Seller under this Agreement. (1) BUYER'S CREDIT -WORTHINESS: Buyer authorizes Seller andlor Brokers to obtain, at Buyer's expense, a copy of Buyer's credit report. Within 7 (or ) Days After Acceptance. Buyer shall provide any supporting documentation reasonably requested by Seller. (2) TERMS: Buyer's promissory note, deed of trust and other documents as appropriate shall incorporate and implement the following additional terms: (1) the maximum interest rate specified in paragraph 3D shall be the actual fixed interest rate for Seller 1wricing. (B) deed of trust shall contain a REQUEST FOR NOTICE OF DEFAULT on senior loans; (M) Buyer shall sign and pay for a REQUEST FOR NOTICE OF DELINQUENCY prior to Close Of Escrow and at any future time if requested by Seller, (hr) note and deed of trust shall contain an acceleration clause making the loan due, when permitted by law and at Seller's option, upon the sale or transfer of the Property or any interest in it (v) note shall contain a late charge of 6% of the installment due (or ) if the installment is not received within 10 days of the date due; (vi) title insurance coverage in the form of a joint protection ,policy shall be provided insuring Seller's deed of trust interest in the Property (any increased cost over owner's policy shall be paid by Buyer); and (vii) tax service shall be obtained and paid for by Buyer to notify Seller if property taxes have not been paid. (3) ADDED, DELETED OR SUBSTITUTED BUYERS: The addition, deletion or substitution of any person or entity under this Agreement or to title prior to Close Of Escrow shall require Saber's written consent. Seller may grant or withhold consent in Seller's sole discretion. AM additional or substituted person or entity shall, if requested by Seller, submit to Sellertthe:same documentation as rmgdiFed ffor the original named Buyer. Seller and/or Brokers may obtain a credit report, eat i63uyers expense, on arlyawhlpemon(or entity. M. ASSUMED OR " 1fECr1 it®" IF11Nlt1NOING: Iter rreprresents tthat Salter is root delinquent on any payments Aue arum mqy loans. Seller shall, \Within ithe itinme specified in paragraph 19, .provide Copies of all applicable notes and dee&Wi. ust Iloan balances and ccurrent Jnteeest rEates to Buyer. Buyer shall then, as specified in paragraph 19B(3), remove ithis ccontingency.or cancel:this/Agreement.IDifterenws between estimated and actual loan balances shall be adjusted at Close'GflEserowtymas�h r}ownlpayment. Impoundcaiccounts, if any, shall be assigned and charged to Buyer and credited to Seller.`Bellter'isa dtthat 'Buyer's-assumptionrof<anke)iisting loan may not release :Seller from liability on that loan. If this is an assumptiomdfa'.VAI.Loan, the. sale is contingent: upon Seiler being provided a release of liability and substitution of eligibility, unless otherwis&:agreed;in writing.IIf°theIProperty is acquired subject to an existing loan, Buyer and Seller are advised to consult with "legal•:counsel regardi ility of an existing, lender to: call. the loan due, and the consequences°thereof. Buyer's Initials (g l ( ) Seller's initials VLPA REVISED 12115 (PAGE 2 OF 11) 12t VACANT LAND PURCHASE AGREEMENT (VLPA PAGE 2 OF 11) M--- Produced —-Produced with zifform® by ApLogix 18070 Fifteen We Read, Fraser, MkWgar 48026 www.zioLoeix.corn 2355 N Ramona DocuSign Envelope ID: CCB8E860-150D-47C9-9l C4-5EB3E844E14F Property Address: 2MM. f7ibmoriaAum, Sonabrnardhr I 92MIll Date: .,larrearryl,=,2ZCf86 4. SALE OF BUYER'S PROPERTY: A. This Agreement and Buyer's ability to obtain financing are NOT contingent upon the sale of any property owned by Buyer. OR B. ❑ This Agreement and Buyer's ability to obtain financing are contingent upon the sale of property owned by. Buyer as specified in the attached addendum (C.A.R. Form COP), 5. ❑ MANUFACTURED HOME PURCHASE: The purchase of the Property is contingent upon Buyer acquiring a personal property manufactured home: to be placed on the Property after Close Of Escrow. Buyer ❑ has ❑ has not entered into a contract for the purchase of a personal property manufactured home. Within the time specified in paragraph 19, Buyer shall remove this contingency or cancel this.Agreement, (or ❑ this contingency shall remain in effect until the Close Of Escrow of the Property), 6. ❑ CONSTRUCTION LOAN FINANCING: The purchase of the Property is contingent upon Buyer obtaining a construction loan. A draw from the construction loan ❑ will ❑ will not be used to finance the Property. Within the time specified in paragraph 19, Buyer shall remove this contingency or cancel this Agreement (or []this contingency shall remain in effect until Close Of Escrow of the Property). 7. ADDENDA AND)ADVIBG1RIES: A. ADDENDA: ❑Back Up Offer Addendum (C.A.R. Form Addendum # (C.A.R. Form. Court Confirmation Addendum (G.A.R. Form. b; WWI and ETperty, Mbnumlemt Addendum (C.A.R. Form SWPI ❑ Short S'al'e: Addendum (CARL Form SSA) ❑ Other B. BUYER' AND SELLER: ADVISORIES: Buyeeg Inspection Advisory,, (.,CAR.. Form BIA) ProbateAdyismy (CAR_ Form PA), Statewide Buyer and Seller Advisory (C.A.R. Form SBSA) Lj Trust Advisory (C.A. R_ Form TA)Y, RF -0 Advisory (CA.K. Form RIE -U) Short Sale Information and Advisory (C.A.R. Form SSIA) H Other 8. OTHER TERMS: Buyer is a used ROAMw 9. ALLOCATION OF COSTS A. INSPECTIONS, REPORTS AND CERTIFICATES: Unless otherwise agreed, in writing, this paragraph only determines who is to pay for the inspection, test, certificate or service ("Report") mentioned; it does not determine who is to pay for any work recommended or identified in the Report. (1) ❑ Buyer [M Seller shall pay for a natural hazard zone disclosure report, including tax ❑ environmental ❑ Other: prepared by Sellers choice (2)L]Buyerl I Seller shall pay for the following Report (3) �rbepared ] Buyer Seller shall pay for the following Report prepared by B. ESCROW AND TITLE: (1) (a) W Buyer W Seller shall pay escrow fee each pay their own _ (b) Escrow Holder shall be Ticor Tide (c) The Parties shaft, within 5 (or_) Days After receipt, sign and return Escrow Holder's general provisions. (2) (a) ❑ Buyer''l�f�•' Seller shall pay for owner's tide insurance policy specified in paragraph 18E (b) Owner's title policy to be issued by Ticor rook (Buyer shall pay for any title insurarm policy insuriing Buyers !leader, un, less a herwise agreed irn writing.) C. OTHER COSTS: 11)Buyer ; Seller shall pay C�wrility bare rtaxorfee t 2.) I Buyer Seller shall pair ,City �rlsfer� atr flaee 11 Buyer Seller shall {pair Ill naleowneirs' /Asscrciabion ,('1H0A";) itrarrsrtertae ((14) .Seller.staall,pay 'HOA.fees fibrpre,Mirigill -tt=1 meents imquiimd eto ibe �WGvered iby Civil Dobe §4E25. (( ) Buyer to ay for -any HOA certification fee. Buyer i Seller shall pay HOA fees lorpMparing Alld=.. merits oftrtihantihose:w quired 1by fDiVil(C4e z . (Cr911 'Buyer IHar�tr>dllcpay`fora3m:y;ptiw ltettrar�]fe ere ((1 Y Buyer Sellerthdll.,Wyffur (9); Buyer ! ''Sellershal[pay.for 10. CLOSING AND POSSESSION. Possession shall be delivered to Buyer:((j)', @ 61PMrer; ' MVI IPM) on the date of Close Of Escrow; (ij) F1 no later than _calendar days after Close Of Escrow; wir (iij) E[at ❑ Iflll ❑-PMmn The Property .shall `be unoccupied, unless otherwise agreed in writing. <Sdfler shall IpraMe (keys andlormueans to operate all Property locks. if Property is located, in. a common. interest subdivision, l Beyer mayi be; recluired'to;pay<ai deposit to :the Homeowners' Association (*HOA") to.obtain keys to.:accessible HOA facilities. 11. ITEMS' INCLUDED IN AND EXCLUDED FROM SALE: A. NOTE `TO!T3U,1fERs AND !SELLER: iltems fisted as included or excludedin TItheWES,`flyem;.or matketing materials are not dridudedinthe purchasepriee,-orexduded from the sale unless specified en 1`1$_or C. Buvees Initials ( I ( ] SellWs Initials Qt ) ( ] VLPA REVISED 12115 (PAGE 3 OF 11) VACANT LAND PURCHASE AGREEMENT (VLPA PAGE 3 OF 11) Produced with apFomM by apLogix 18070 Fifteen Mile Road, Fraser, Michigan 48045 wwwgipl. .corn 2355 N Ramona aaroarurmr DocuSign Envelope ID: CCBBE860-150D-47C9-91C4-5EB3E844E14F Property Address: 23MM RArrmrraAUlm S&r7433arnwdfrr .000A 92H1/1 Date: JAuuaryy=,2Zt7EB B. ITEMS INCLUDED IN SALE: (1) All EXISTING fixtures and fittings that are attached to the Property; (2) The -following items: (3) Seller represents that all items included in the purchase price, unless otherwise specified, are owned by Seller. (4) All items included shall be transferred free of liens and without Seller warranty. C. ITEMS EXCLUDED FROM SALE: 12. STATUTORY AND OTHER DISCLOSURES AND CANCELLATION RIGHTS: A. NATURAL AND ENVIRONMENTAL HAZARD DISCLOSURES AND OTHER BOOKLETS: Within the time specified in paragraph 19A, Seller shall, if required try. Law: (i) Deliver to Buyer earthquake guide(s). (and questionnaire), environmental hazards booklet (ii) disclose if the, Property is located in a Special Flood. Hazard Area;: Potential Flooding (Inundation) Area; Very High Fire Hazard Zone; State Fire Responsibility•Area Earthquake Fault Zone; and'Seismic Hazard Zone; and (iii) disclose any other zone as required by Law and provide any other information requiied'for those zones:. B. WITHHOLDING TAXES: Within the time specified' in: paragraph 19A,. W avoid required withholdings Sellar shelf Deliver to, Buyer or: qualified substitute;. an affidavit sufficient to comply, with federal[ (FIRPTA)° and California withholding, kw (CA, R .. Forrn!AS or GIS): C. MEGAN'S LAW' DATABASE DISCLOSURE:: Notice:: Pursuant to. Section: 290.46 of the Penal] Codie, i0itbrmations about, specified registered sex' offiend'ersis. made available' to the public via: an Internet Web site maintained by the Departs ent of JUstice at www.meganslaw:ca.gov:. Depending: on an offender's: criminaf history, this information will include either the address at which the: offender resides: or the., community of resilience and ZIP Code, in which= he or she resides. (Neither Seller nor Brokers are requihad! to check this website;. If Buyer wants further information, Broker recommends that Buyer obtain informatiien from, this website during Buyer's, inspection contingency period. Brokers do not have expertise in this area -Y D. NOTICE REGARDING GAS AND HAZARDOUS LIQUID TRANSMISSION PIPELINES: This notice is being provided simply to inform you that information about the general location of gas and hazardous liquid transmission pipelines is available to the public via the National Pipeline Mapping System (NPMS) Internet Web site maintained by the United States Department of Transportation at http://www.npms.phmsa.doLgov1. To seek further information about possible transmission pipelines near the Property, you may contact your local gas utility or other pipeline operators in the area. Contact irrformation for pipeline operators is searchable by ZIP Code and county on the NPMS Internet Web site. E. CONDOMINIUM/PLANNED DEVELOPMENT DISCLOSURES: (1) SELLER HAS: 7 (or _ ) Days After Acceptance to disclose to Buyer whether the Property is a condominium, or is located in a planned development or other common interest subdivision (C.A.R. Form VLQ). (2) If the Property is a condominium or is located in a planned development or other common interest subdivision, Seller has 3 (or _) Days After Acceptance to request from the HOA (C.A.R. Form HOA1): (i) Copies of any documents required by Law; (ii) disclosure of any pending or anticipated claim or litigation by or against the HOA; (Ili) a statement containing the location and number of designated parking and storage spaces; (iv) Copies of the most recent 12 months of HOA minutes for regular and special meetings; and (v) the names and contact information of all HOAs governing the Property (collectively, "Cl Disclosures"). Seller shall itemize and Deliver to Buyer all Cl Disclosures received from the HOA and any Cl Disclosures in Seller's possession. Buyer's approval of CI Disclosures is a contingency of this Agreement as specified in paragraph 19B(3). The Party specified in paragraph 9, as directed by escrow, shall deposit funds into escrow or direct to HOA or management company to pay for any of the above. 13. SELLER DOCUMENTATION AND ADDITIONAL DISCLOSURE: A. Within the time specified in paragraph 19, if Seller has actual knowledge, Seller shall provide to Buyer, in writing, the following information: (1) LEGAL PROCEEDINGS: Any lawsuits by or against Seleer, threatening or affecting the Property, including any hawsuits alleging a defect or deficiency in the Property orcomnian areas, or any known notices of abatement or citations filed or issuers against toe Property. (2) AGRICULTURAL USE: Wh edw the Pmpeity is subject to restrictions for agricuttural use pursuant to the Vifiarnson Act (Government Code §§51200-51295;). (3) DEED RESTRICTIONS: -Any deed restrictions ernbiligaiions. (4) FARM USE: Whether the IPropedy is yin, oradjacent to, an area with Right to Farm rights ;(ChA Cede §3482.5 and §3482.6). (5) ENDANGERED SPECIES: !Presence of endangered, threftned, 'candidate' species, or wetlands von the Pn*edy... (6) ENVIRONMENTAL HAZARDS: Any substances, materials, or products that may be an endironmerdail (hazard iindluding, ibrltoat limited to, asbestosJormatdehyde,.radon gas,Lk d -based paint,.fuel or chemical-storagetanks, and.contaminated soil onwAercom1hel �1per4Y• (7) COMMON WALLS: Any features of the .Property shared 'in ,common with adjoining itandowners, such as wail s, [fences, Lmads, and driveways, and agriculture and domesficwellswhose-use:orresponsibility fformainthrranceirnay!have-anm`f (on ittraeiPrgpefly.. (8) LANDLOCKED: The•absence of legal'orphysical access to the Property. (9) EASEMENTS/ENCROACHMENTS: Any.encroachmentts, easements(orsirnilanmatters that may.-iffect*w tty. (10) SOIL FILL: Anyfill;(compacted or otherwise), or abandoned mining operations.on the Property. (11) SOIL PROBLEMS: Any slippage, -sliding, flooding, drainage,_grading,corrathersdil problems. (12) EARTHQUAKE DAMAGE: Major damagelto the Property orany ofthe€structures from fire, earthquake,ffioods, or landslides. (13) ZONING ISSUES: Any zoning violations, non -conforming uses, or violdtionsrof'�setback"requirements. (14) NEIGHBORHOOD PROBLEMS: Any.neghborhood;noise,problems,-orcbther nuisances. B. RENTAL AND SERVICE.AGREEMENTS Wdhin the.time:specified in.paragraph 19, Seller shall make ava4a6ie to Buyer for inspection and review, all current leases, rental agreements, service contracts and other related agreements, licenses, and permits ,pertaining to the operation or use of the Property. C. ❑ TENANT ESTOPPEL CERTIFICATES:' n`.the: me specified in paragraph 19, Seller shall de3ive,r to Buyer tenant estoppel] certificates (C.A.R. Form TEC), completed byrSeller, or:SeHei's agent, .and signed by tenants, acknowledging:((Q4hat tenards' rental or lease agreements are unmodified��and:in=full€fotce�and. effect (or if modified, stating all such modifications);€(i) that: no[4essor defaults exist; and (iii) stating the amount_of-anyprepaidrnent.or:security.deposit. Buyer's Initials ( 1 ( ) Seller's Initials ( ] VLPA REVISED 12115 (PAGE 4 OF 11) VACANT LAND PURCHASE AGREEMENT (VLPA PAGE 4 OF 11) Produced with zipFo m® by 4Aogbc 18070 Fifteen Mile Road, Fraser, Michigan 48026 wwwimpLoaizcom 2355 N Ramona DocuSign Envelope ID: CCB8E860-150D-47C9-91C4-5EB3E844E14F Property Address: 355 N Ramona Ave. Sari Si rnarrii,m. GA 92411 Date:.Anuarys-Z.W1E D. MELLO-ROOS TAX; 1915 BOND ACT: =Within the time specified in paragraph 19, Seller shatltl (i) imake a goodfaith, effort to obtain axxitic&a from any local agencies that levy a special tax or assessment on the Property (or, if allowed, substantially equivaierrtinotice)r pumuantttbelhe- Mello-Roos Community Facilities Act, and Improvement Bond Act of 1915, and (ii) promptly deliver to Buyer any,such notice Stu E. SELLER VACANT LAND QUESTIONNAIRE: Seiler shall, within the time specified in paragraph 19, complete and>provide..B'uyprmif fa> Seiler Vacant Land Questionnaire (C.A.R. Form VLQ). 14. SUBSEQUENT DISCLOSURES: In the event Seller, prior to Close Of Escrow, becomes aware of adverse conditionwmaterially affectlhg,; the Property, or any material inaccuracy in disclosures, information or representations previously provided to Buyer of.`whichBuyer is+ otherwise unaware, Seller shall promptly provide a subsequent or amended disclosure or notice; in writing, coveringttiose items However,. a subsequent or amended disclosure shall not be required for conditions and material inaccuracies -disclimmd1 Ereports,orderedl), and paid for by Buyer. 15. CHANGES DURING ESCROW: A. Prior to Close Of Escrow, Seller may engage in the following acts, ('Proposed Changes), subject to Buyer's rights iMparagraph 15B: (()j rent or lease any part of the premises; (ii) alter, modify or extend any existing rental or lease agreement; (Eti)jenter hit% atter, modify, or extend any service contract(s); or (iv) change the status of the condition of the Property. B. At least 7 {or _) Days prior to any Proposed Changes, Seller shall give written notice to Buyer of[succi: Firoposed' Changes. Wrthin 5 (or _) Days After receipt of such notice, Buyer, in writing, may give Seller notice of Buyeft objection tis the Proposed' Changes, in which case Seller shall not make the Proposed Changes. 1:6. CONDMOR OF PROPERTY: Unless otherwise agreed in writing: (i) the Property is sold (a) "AS -IS" in its, PRESENT physicatl condition as of the date of Acceptance and (b) subject to Buyer's Investigation rights; (H) the Property, including} pool, spa, Ian, ftcaping; ands groundsits do be maintained in substantially the same condition as on the date of Acceptance; and (ill) all debrisandpersonal! property not included in the sale shall be removed by Close Of Escrow: A. Seller shall), within the time specified in paragraph 19A, DISCLOSE KNOWN MATERIAL FACTS AND DEFECTS affecting the Property, tnduding; knower insurance claimswithin the past five years, and make any and al other disclosures required by law. B. Buyer has the right to, conduct BuyerInvestigations of the property and, as specified iedi ih, paragraph 19B' based! upon information discovered in those investigations: (i) cancel this Agreement-, or (ii) request that Seiler make Repairs or take other action. C. Buyer is strongly advised to conduct investigations of the entire Property in order to determine its present condition. Seller may not be aware of all defects affecting the Property or other factors that Buyer considers important. Property improvements may not be built according to code, in compliance with current Law, or have had ,permits issued. 17. BUYER'S INVESTIGATION OF PROPERTY AND MATTERS AFFECTING PROPERTY: A. Buyer's acceptance of the condition of, and any other matter affecting the Property, is a contingency of this Agreement as specified in this paragraph and paragraph 19B. Within the time specified .in paragraph 198(1), Buyer shall have the right, at Buyers expense unless otherwise agreed, to conduct inspections, investigations, tests, surveys and other studies ("Buyer Investigations'), including, but not limited to, the right to: (1) inspect for lead-based paint and other lead-based paint hazards; (ii) inspect for wood destroying pests and organisms; (Ili) review the registered sex offender database; (iv) confirm the insurability of Buyer and the Property; and (v) satisfy Buyer as to any matter specified in the attached Buyer's Inspection Advisory (CAR. Form BA). Without Seller's prior written consent, Buyer shall neither make nor cause to be made: (i) invasive -or destructive Buyer Investigations except for minimally invasive testing; or (ii) inspections by any governmental building or zoning inspector or government employee, unless required by Law. B. Seller shall make the Property available for all Buyer Investigations. Buyer shall (I) as specified in paragraph 19B, complete Buyer Investigations and, either remove the contingency or cancel this Agreement, and (ii) give Seller, at no cost, complete Copies of all Investigation reports obtained by Buyer, which obligation shall survive the termination of this Agreement. C. Buyer indemnity and Seller protection for entry upon property: Buyer shall: (t) keep the Property free and clear of liens; (ii) repair all damage arising from Buyer Investigations; and (iii) indemnify and hold Seller harmless from all resulting liability, claims, demands, damages and costs of Buyer's Investigations. Buyer shall carry, or Buyer shall require anyone acting on Buyer's behalf to carry, policies of liability, workers' compensation and other applicable insurance, defending and protecting Seller from liability for any injuries to persons or properly occurring during any Buyer Investigations or warts done on the Property at Buyers direction prior to Close Of Escrow. Seiler is advised that certain protections may be afforded Seller by recording a "Notice of Non -responsibility" (CAR. Form N.NR) for Buyer Investigations and worts done on the Property ,at IBuyer'!s Airection. (Buyers obligations under this paragraph shall survive the termination or cancellation of thisAgreement and •Close'OflEscrow.. D. BUYER IS STRONGLY ADVISED TO INVESTIGATE' THE ,CONDITION /AND ISllll[fABILITY SOF /ALL ASPECTS OF THE PROPERTY AND ALL MATTERS AFFECTING THE VALUE OR ]DESIRABILITY (OF THE IPROPERTiY,'INCLUDING BUT NOT LIMITED TO, THE 'ITEMS SPECIFIED BELOW. IF BUYER DOES NOT EXERCISE'THESE (RIGHTS,, (BUYER IS /ACTING AGAINST THE ADVICE OF 'BROKERS. BUYER "UNDERSTANDS THAT ALTHOUGH CONDITIONS TARE ]OFTIEN DIFFICULT TO LOCATE AND DISCOVER, ALL REAL PROPERTY CONTAINS CONDITIONS THAT ARE NOT IREAkDILYAPPARENT AND'THAT MAY AAFFECT'THE VALUE OR DESIRABILITY OF THE PROPERTY. BUYER AND SELLER ARE/AWARE'THAT(BROKERS CDO'NOT GUARANTEE,!AND IIN NOWAY ASSUME RESPONSIBILITY FOR, THE CONDITION OF THE [PROPERTY. IBROKERS [HAVE NOT AND WILL 6NOT VERIFY ANY0E-MHE4TEMS IN THIS PARAGRAPH 17., UNLESS OTHERWISE/AGREEDIIN-WRITING. E. SIZE,,LINE6,AG=ESS AND BOUNDARIES: Lot size, property him,AM61iouphysica[access and boundaries;indludin 71eatures(df the Pr .perjy chased iin +common with adjoining .landowners, .such as wells, 4ences, !roads :and driveways, whose fuse (or lresponsibitity for maintenaneemAylhave an effect on the Property and any encroachments, <easements(or!simitari matters 1hati mayraffedt9thepProperty. (Fences, !hedges, walls and other natural,or .constructed barriers or irrrarkers (do not trrecessarily ;identity "true IProperty Aboundaries. Rmper#yllinesimaylbeuerified by- survey.) !(Unless otherwise-specified1nwriting,=any.rumoricalrs4atements:byf�Brokersrregardirg®lion size Fe,1APPROXIMATIONSfONLY, which have not been and will not be anerifieli,.amd shnuldrnotPberrelied, r{pun'=aYfBcyyer ) F. 30NING AND TAND `USE: Past, present, or proposed laws, ordinances,!. referendums, iinitiatives, .votes, :ilppincations Sand f.pemssts affecting the current use of the Property, future development zoning,,:bufildtrag, size,govemmentallpermitsrttliin4pections.e7!Anyning ,viblations,mon-conforrhing uses, or violations of,"setback' requirements.:(BuyerrthoUdd-elso:investigaWwhether:+these rmatters eadt l:Buyees:intended use of the Property.) G. U71UTIES AND -SERVICES: Availability, costs, restrictions-and.location -of.utilities-andrservices, including:- but not limited to, sewerage, sanitatio ,. and leach lines, water, electricity, gas, telephone, cable TV and.drainage. Buyer's Initials (; ] ( Seller's Initials QC VLPA REVISED 12115 (PAGE 5 OF 11) VACANT LAND PURCHASE AGREEMENT (VLPA PAGE 5 OF 11) Produced with zipForm® by zipLogix 18070 •Fifteen Mile Road, Fraser, Mkhigan 48026 Arrria12L2".=m 2355 N Ramona DocuSign Envelope ID: CCB8E860-150D-4709-9104-5EB3E844E14F Property Address., Ritinwrrx:AlAim, SArradrn=mU m?,GW 91I MIl Datw. JA ruaryy=,2MW H. ENVIRONMENTAL HAZARDS: Potential environmental hazards, including, but not limited to, asbestos, leadjbased�paiiit?a 6liothw! lead contamination, radon, methane, other gases, fuel, oil or chemical storage tanks, contaminated soil or water,, hazardbawswaste; waste -disposal sites; electromagnetic fields, nuclear sources, and other substances, including mold (airborne, toxic ori of mvirise), fungus or similar contaminant, materials, products or conditions. Il. GEOIiOGIC CONDITIONS: Geologic/seismic conditions, soil and terrain stability, suitability and drainage includinm any, slippage, sliding, flooding, drainage, grading, fill (compacted or otherwise), or other soil problems. J. NATURAL HAZARD ZONE: Special Flood Hazard Areas, Potential Flooding (Inundation) Areas, Very Fire bzardi7,6ne%zStaItr t Fre Responsibility Areas, Earthquake Fault Zones, Seismic Hazard Zones, or any other zone for which,dib dbsure is required!4..- m.,. K. PROPERTY DAMAGE: Major damage to the Property or any of the structures or non-structural systema, an&componenlhir ands any personal property included in the sale from fire, earthquake, floods, landslides or other causes. L NEIGHBORHOOD, AREA, AND PROPERTY CONDITIONS: Neighborhood or area conditions, including, Algricultivaii Use Restrictions pursuant to the WilliamsomAct (Government Code §§51200-51295), Right To Farm Laws (CM] Code §3W8Z".3 and3§3482LA)}schools, proximity and adequacy of law enforcement, crime statistics, the proximity of registered felons or offenders; ffre protection; other, government services, availability, adequacy and cost of any speed -wired, wireless Internet connections or, other telecommunications or, other technology services and installations, proximity to commercial, industrial or agricultural activities; existing, and proposed,'. transportation, canstruction and development that may, affect noise, view, or traffic, airport noise, noise or odor firoml any, source, abandoned mining operations on the Property; wild and domestic animals, other nuisances, hazards, or circumstances, protected' species, wetland properties, botanical diseases, historic or other governmentallyyi protected! sites; or iinprevements;. cemeteries,facilities• and condition of common areas of common interest subdivisions, and possible, lack of compliance witlT any goveming, documents or Homeowners' Association requirements, conditions and influences of significance th, certain cultures ander religions; and personal, needs, requirements and preferences of Buyer. M. COMMON INTEREST SUBDIVISIONS: OWNER ASSOCIATIONS: Facilities; and condition of common areas. (facilities such as pools, tennis courts, walkways, or other areas co -owned in undivided interestwit. , others), Owners' Association that has any authority over the subject property, CCBRs, or other deed restrictions or obligations, and possible lack of compliance with any Owners' Association requirements. N. SPECIAL TAX: Any local agencies that levy a special tax on the Property pursuant to the Mello -Roos Community Facilities Act or Improvement Bond Act of 1915. O. RENTAL PROPERTY RESTRICTIONS: Some cities and counties 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. P. MANUFACTURED HOME PLACEMENT: Conditions that may affect the ability to place and use a manufactured home on the Property. 18. TITLE AND VESTING: A. Within the time specified in paragraph 19, Buyer shall be provided a current preliminary title report ("Preliminary Report"). The Preliminary Report is only an offer by the title insurer to issue a policy of title insurance and may not contain every item affecting titre. Buyer's review of the Preliminary Report and any other matters which may affect titre are a contingency of this Agreement as specified in paragraph 19B. The company providing the Preliminary Report shall, prior to issuing a Preliminary Report, conduct a search of the General Index for all Sellers except banks or other institutional lenders selling properties they acquired through foreclosure (REOs), corporations, and government entities. Seller shall within 7 Days After Acceptance, give Escrow Holder a completed Statement of Information. B. Title is taken in its present condition subject to all encumbrances, easements, covenants, conditions, restrictions, rights and other matters, whether of record or not, as of the date of Acceptance except for: (i) monetary liens of record (which Seller is obligated to pay off) unless Buyer is assuming those obligations or taking the Property subject to those obligations; and (ii) those matters which Seller has agreed to remove in writing. C. Within the time specified in paragraph 19A, Seller has a duty to disclose to Buyer all matters known to Seller affecting title, whether of retard or not D. At Close Of Escrow, Buyer stirati receive a grant deed conveying title (or, for stock cooperative or Wig -tern lease, an assignment of stock ate or of SeWs Ileasehold interest), including oil, mineral and water ruts if currently owned by Seller. Title shall vest as designated! in Buyer's supplemental escrow instructions. THE MARINER OF TA]i TITTLE MAY HAVE SIGNIFICANT LEGAL AND TAX CONSEQUENCES. CONSULT AN APPROPR~LATE PROFESSIONAL. E. mer shall receive a "CLTA'!AL'TA iHorneownefs Policy of Title Inwrance", if applicable to ;the type of Property .and buyer. A titre company, ad [Buyer's seque6t, man (provide iirtformation about the availability, desirability, (coverage, :and roost (of ,various title insurance oaysragas and endorsermertts. [ff Buyer desires Title coverage other than that required .by [this ipaiagmph, Buyer :shall [instruct Escrow Holder in writing and shall pay any increase in cost. 19. TIME PERIODS; REMOVAL OF CONTINGENCIES; CANCELLAT1(ON RIGHTS: The ffcdiowing Itirrm (period may only be extended, altered, modified or changed by mutual written agreement. Arty removal offoontirglenaies(arccanodliation under.this,paragraph by either Buyer or Seller must be exercised in good faith and in w>rltFng;(CA.R.IForm CWor(Cp). A. SELLER HAS: 7 (or _ ) Days After Acceptance to Deliver .to [Buyer all Reports, (disclosures :and-linferrmation ,for which Seller is responsible under paragraphs 3M, 7A, 8, 9, 12A, B, and E, 13, 16Xand r18A.'iByyerditerifiestfbelivieft o, `.Sellera(Ndtice to Seller to Perform (CAR. Form NSP) may cancel this Agreement if Salter`has�ncitfE)dliveFetltthelitems,withinitheitime gpea fred. B. (1) BUYER HAS: 17 (or_) Days After Acceptance, unless otherwiseagreediinrwriting,fro: (1) complete all Buyer Investigations; review all disclosures, Freports,rantl(oft(:aplilicWAeiiriform>#tion,mhidhfBuyer receives from Seller; and approve all matters affecting the Property; and((ii)[Deliverttof�SdUer,SigrtedCCgpim(df�StMUtorylDisdiasures and other disclosures Delivered by Seller in accordance with paragraph 12A. (2) Within the time specified in paragraph 19B(1), Buyer may �request that f er make ire paiEsari,.tie any(61hertacfion�irregarding the Property (CAR. Form RR). Seiler has no obligation to agree; tocorrrespond ta;(CAR.1FormfRRRR)CBuyeesrrequests. (3) By the end of the time specified in paragraph 19B(1) (or as(otherwise spedfied insHt./Agraement),,Buyershalll-Ddiver to Seller a removal of the applicable contingency or cancellation (CAR. Foran CR; or.CC)rof Ihis'Agreementtfiowevser,!ifsagyE report,tdisclosure or information forwhich Seller is responsible is not Delivered within the, time specified .in paragraph 119A,4llei has 5 (or _ ) "Days , After'.Iielivery,of-any suthitems; or the. time specified in paragraph 19B(1);,whichever.is`later, ta'D6iverto'Sellera removal of the cable=contingency or cancellation of this Agreement. Buyer's Initials (i �Aw ] ( ] Sakes Initials VLPA REVISED 12115 (PAGE 6 OF 11)�, VACANT LAND PURCHASE AGREEMENT (VLPA PAGE 6 OF 11) " Produced with ApForri by ApLogix 18070 Fifteen Mile Road, Fraser, Michiiar 48046 www-gioll oob oorn 2355 N Ramona DocuSign Envelope ID: CCB8E860-150D-47C9-91C4-5EB3E844E14F Property Address ZBScf>u1W.R&rmwaLiYe SanOwnr eUm.-OW 9WT1 Date: yy2M,2=6 (4) Continuation of Cbntingency: Even after the end of the.time specified in paragraph 19B(1) and before Seffiliir:oanceK� iflati:alL, pursuant to paragraphi19C, Buyer retains the right, in writing, to either (i) remove remaining contingencies -. or; (i)i cancel lthis Agreement basedionia=remaining contingency. Ghce Buyer's written removal of all contingencies is Delivered wSWWr Seller: may, not cancel this Agreement pursuant to paragraptr:18C(1). C. SELLER RIGHT TO CANCEL: (1) Seller rigtdAmCancel; Buyer Contingencies: If, by the time speed in this Agreement, Buyer does notrDaiventtvSellera3 removal;ofrtheapplicable contingency or cancellation of this Agreement, then Salter, after first Delivering to Buyar?aE to:BbW.- to Perfi mri-i(C:A.R. Form NBP), may cancel this Agreement. In such event, Seller shall authorize the return-offla'uyierts depu exceptif6rfbes,incurred by Buyer. (2)? Sisllbuft illtwCi,ancel; Buyer, Contract Obligations: Seller, after first delivering to Buyer a NBP, may canceiiittliii PAgfsement if by the time:speriffedin thitAgfeement, Buyer does not take the following action(s); (1) Deposit funds as required;by;•pwaglaph 3&er: 3B or if the furiftdeposited'pursuant to paragraph 3A or 3B are not good when deposited; (ii) Deliver a noticeoftF. MIKkor, VA costs or terms as required; by, paragraph 3D(3) (!C.A.R. Form FVA); (iii) Deliver a letter as required by paragrapfr 3J(ij; (3Y), Deliver verification as required by paragraph 3C or 3H or if Seiler reasonably disapproves of the verification provided: by° paragraplh, 3C' or 3H: (v) Return Statutory�Disclosures as required by paragraph 12A; or (vi) Sign or initial a separate liquidated damages fisnn fbr arae increased deposit as required by paragraphs 38 and 27B; or (vii) Provide evidence of authority to sign in a r!epresenta6ve; capacity, as specified in. paragraph 19. In such event, Seiler shall authorize the return of Buyers.deposit, except. for fees incurred by, IB , .. D. NOTICE TO BUYER OR SELLER TO PERFORM: The NBP or NSP shall: (i) be in writing; (ii) be signed by the, apipfidablis Brayer or, Seller, and (iii) give the other Party at least 2(or _) Days After Delivery (or until the time specified in the applicable parag,. whichever occurs last) to take the applicable action. A NBP or NSP may not be Delivered any earlier than 2 Days Prior to the expiration of the applicable time for the other Partin to, remove a contingency/ or cancel this Agreement or meet an obligation specified h paragraph. 19. E. EFFECT OF BUYER'S REMOVAL OF CONTINGENCIES: If Buyer removes, in writing, any contingency or cancellation rights, unless otherwise specified in writing;,. Buyer shall c:ondusivety be deemed to have: (t) completed all Buyer Investigations, and review of reports andother applicable information and disclosures pertaining to that contingency or cancellation right; (ii) elected to proceed with the transaction; and (iii) assumed all liabirity, responsibility and expense for Repairs or corrections pertaining to that contingency or cancellation right, or for the inability to obtain financing. F. CLOSE OF ESCROW: Before Buyer or Seller may cancel this Agreement for failure of the other Party to close escrow pursuant to this Agreement, Buyer or Seller must first Deliver to the other Party a demand to Gose escrow (CAR. Form DCE). The DOE shall: .(i) be signed by the applicable Buyer or Seller; and (lii) give the other Party at least 3 (or ) Days After Delivery to close escrow. A DOE may not be Delivered any earlier than 3 Days Prior to the scheduled close of escrow. G. EFFECT OF CANCELLATION ON DEPOSITS: If Buyer or Seller gives written notice of cancellation pursuant to rights duty exercised under the terms of this Agreement, the Parties agree to Sign mutual instructions to cancel the sale and escrow and release deposits, if any, to the party entitled to the funds, less fees and costs incurred by that party. Fees and costs may be payable to service providers and vendors for services and products provided during escrow. Except as specified below, release of funds will require mutual Signed release instructions from the Parties, judicial decision or arbitration award. If either Party fails to execute mutual instructions to cancel escrow, one Party may make a written demand to Escrow Holder for the deposit (CAR. Form BDRD or SDRD). Escrow Holder, upon receipt, shall promptly deliver notice of the demand to the other Party. If, within 10 Days After Escrow Holder's notice, the other Party does not object to the demand, Escrow Holder shall disburse the deposit to the Party making the demand. If Escrow Holder complies with the preceding process, each Party shall be deemed to have released Escrow Holder from any and all claims or liability related to the disbursal of the deposit Escrow Holder, at its discretion, may nonetheless require mutual cancellation instructions. A Party may be subject to a civil penalty of up to $1,000 for refusal to sign cancellation instructions if no good faith dispute exists as to who is entitled to the deposited funds (Civil Code §1057.3). 20. REPAIRS: Repairs shall be completed prior to final verification of condition unless otherwise agreed in writing. Repairs to be pared at Seller's expense may be performed by Seller or through others, provided that the work complies with applicable Iov„ iRrdudirg governmental permit, inspection and approval :requirements. Repairs shall be performed in a good, skillful man,nwiwith materials ofaluality and appearance comparable to existing materials. 'It 'is understood that enact restoration of appearance or cosmetic litems 1blle xAng all Repairs may not be possible. Seller shall: fQ obtain invoices and Paid ireceipts for Repairs performed by others; Cu.) piq. nre a written statement indicating the Repairs performed by Seller and the dateof such Repairs; and (iii) provide Copies mif itnvoioes and padt irieceipts and :statements to Buyer prior to final' verification of condition. 21. FiNAL VERIFICATION OF CONDITION: Buyer shall have theorightito imake a,final verification of the IPrppe�wiihin 1(((,j) Days IPrior to Close Of Escrow, NOT ASA CONTINGENCY -OF'THE,SALE, ibrit.selely to °confirm: (i) the Property its imairtWined 1pursuartt ioiparagnaiih 16; (ft) Repairs_have been completed as :agreed; and ;(til) Seller has complied With Seller's other.dbligations mridertthi5fAlneenrerW(ClA1R. Form VP). 22. ENVIRONMENTAL HAZARD CONSULTATION: Boyar and Seller <acknovitetlge: (i) Federal, state, and (local ilegistation iirnpcwe ilidbility upon existing and former owners and users of :real ,property, in repplictble E61tuetions, for certain legislatively Adfined, (emdronrnental)y hazardous substances; (ti) Brokef(s)'haslhaus:made noTepr+esentatiomc ncenning the applicability(of<anysudhlLawttotthisttra mdfion€orS4D Buyer or to Seller, except as .otherwise 'indicated in this, Agreement; ((ill) HBroker(s) hasthave made ino rrepresentgtion (concerning tthe existence, testing,; discovery,location and evaluation offfor, and risks [posed [3 y, cenvironmentally hazardous solattances,€if�agy,*icAtedcnn or potentially affecting the Property;.and (live) Syyerand:5elferaneteacth<advised'.to consult with technicdlrtdlleo[vWttscrsoncerTiingl,.the existence, testing, discovery,' location and evaluation ofifor, and�iisksdposed by, environmentally hazardous :substances,*any,llozatiedi on or potentially affecting the Property. 23. PRORATIONS OF PROPERTY TAXES AND OTHER ITEMS: unless otherwise agreed in writing, tithe ih5ltowir g :items :Shall be PAID CURRENT and prorated between Buyer and Seller as of Close Of Escrow: real property taxies and mssessments, interest, refits, HOA regular, special, and emergency dues and assessments imposed prior to Close Of Escrow, premiums ion insurance =assumed by Buyer, payments on bonds and assessments assumed by (Buyer, and payments on Mello -Roos and other Special ,'Assessment Buyer's Initials (I ] ( 1 Seller's Initials VLPA REVISED 12115 (PAGE 7 OF 11)wo� VACANT LAND PURCHASE AGREEMENT (VLPA PAGE 7 OF 11) Produced with AffortrM by ziiaLogix i8D70 Firteen Mae Road, Fraser, Michigan 48026 www.tpLooix.com 2355N Ramona DocuSign Envelope ID: CCB8E860-150D-47C9-91C4-5EB3E844E14F Property Address. JWA rrwrra ; SanawriardinW.GAAa 92MIl Date .1h►umyt=,2W8 District bonds and assessments that are now a lien. The following items shall be assumed by Buyer WITHOUT CREDIT toward the purchase price: prorated payments on Mello -Roos and other Special Assessment District bonds and assessments and HOA special assessments that are now a lien but not yet due. Property will be reassessed upon change of ownership. Any supplemental tax bills shall be paid as folksws: (1) for periods after Close Of Escrow, by Buyer, and (ii) for periods prior to Close Of Escrow, by Seller (see C.A.R. Form SPT or SBSA for further information). TAX BILLS ISSUED AFTER CLOSE OF ESCROW SHALL BE HANDLED DIRECTLY BETWEEN BUYER AND SELLER. Prorations shall be made based on a 30 -day month. 24. BROKERS: A. COMPENSATION: Seller or Buyer, or both, as applicable, agrees to pay compensation to Broker as specified in a separate written agreement between Broker and that Seller or Buyer. Compensation is payable upon Close Of Escrow, or if escrow does not close; as otherwise specified in the agreement between Broker and that Seiler or Buyer. B. SCOPE OF DUTY: Buyer and Seller acknowledge and agree that Broker. (1) 'Does. not decide what price Buyer should pay or Seller should accept, (ii) Does not guarantee the condition of the Property; (iii) Does not guarantee the performance, adequacy or completeness of inspections, services, products or repairs provided or made by Seiler or others; (iv) Does not have an obligation to conduct an inspection of common areas or areas off the site of the Property; (v) Shall not be responsible for identifying defects on the 'Property, in common areas, or offsite unless such defects are visually observable by an inspection of reasonably accessible areas of the Property or are known to Broker, (vi) Shall not be responsible for inspecting public records or permits concerning the title or use of Property; (vil) Shall not be responsible for identifying the location of boundary lines or other items affecting title; (viii) Shall not be responsible for verifying square footage, representations of others or information contained, in Investigation reports, Multiple Listing Service, advertisements, flyers or other promotional material;: (ix); Shall not be responsible for determining the fair market value of the Property or any personal property included in the sale; (k); Shall not be responsible for providing legal or tax advice regarding any aspect of a transaction entered into by Buyer or Seller, and (url Shall! not be responsible for providing other advice or information that exceeds the knowledge, education and experience requked to performs real estate ficensed' activity. Buyer and Seller agree to seek Legal, tax, insurance, title and other desired assistance from appropriate professionals. 25. REPRESENTATIVE CAPACITY: If one or more Parties is signing the Agreement in a representative capacity and not for him/herself as an individual then that Party shall so indicate in paragraph 37 or 38 and attach a Representative Capacity Signature Addendum (CAR. Form RCSD). Wherever the signature or initials of the representative identified in the RCSD appear on the 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 Party acting in a representative capacity (i) represents that the entity for which that party is acting already exists and (ii) shall Deliver to the other Party and Escrow Holder, within 3 Days After Acceptance, 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). 26. JOINT ESCROW INSTRUCTIONS TO ESCROW HOLDER: A. The following paragraphs, or applicable portions thereof, of this Agreement constitute the joint escrow instructions of Buyer and Seller to Escrow Holder, which Escrow Holder is to use along with any related counter offers and addenda, and any additional mutual instructions to close the escrow: paragraphs 1, 3, 4B, 5, 6, 7A, 8, 9, 12B, 18, 19G, 23, 24A, 25, 26, 32, 35, 36, 37, 38 and paragraph D of the section titled Real Estate Brokers on page 11. If a Copy of the separate compensation agreement(s) provided for in paragraph 24A, or paragraph D of the section titled Real Estate Brokers on page 10 is deposited with Escrow Holder by Broker, Escrow Holder shall accept such agreement(s) and pay out from Buyer's or Seller's funds, or both, as applicable, the Broker's compensation provided for in such agreement(s). The terms and conditions of this Agreement not set forth in the specified paragraphs are additional matters for the information of Escrow Holder, but about which Escrow Holder need not be concerned. Buyer and Seller will receive Escrow Holder's general provisions, if any, directly from Escrow Holder and will execute such provisions within the time specified in paragraph 91B(1)(c). To the extent the general provisions are inconsistent or conflict with this Agreement, the general provisions will control as to the duties and obligations of Escrow Holder only. Buyer and Seller will execute additional instructions, documents and forms ,provided by Escrow Holder that are reasonably necessary to close the escrow and, as directed by Escrow Holder, within 3 (or _) Days, shall pay to Escrow Holder or HOA or HOA management company or others any fee required by paragraphs 9, 12 or elsewhere In this Agreement. E. A Copy or this /Agreement including any counter offer(s) and addenda shall be delivered to Escrow Halder within 3 Days After /Acceptance((or ). Buyer and Seller authorize Escrow Holder to accept and rely on Copies and Si res as defined !im this /Agreement as originals, to open escrow and for:dflrer;purposes ofescrow. The validity of this Agreement as !between Buyer arnd Seller is not affected by whether or When Escrow (Holier Signs this -Agreement. Escrow Holder shall provide Selleirs Statement of 4rifo'rma'tion to Title company when received from Seller. If Seller delivers an affidavit to Escrow [Holderito satisfy Sellet's FIRPTA obligation under paragraph 12B, Escrow Holdeushallcddliver1D'Buyer a Qualified Subsidutestatememttthat complies m th fadeerdl'Law. C. Brokers are a party to the escrow for the sole purpose of compensation Ipurnuarit Ito paragraph 24A and paragraph ID tof the section fitted Real Estate Brokers on page 11. Buyer and Seller irrevocably assign'to (Brokers compensation specified in paragraph 24A, and irrevocably instruct Escrow Holder to disburse those funds to Brokers at(Closie OflEscrow or pursuant to any other mutually executed canceliation,agreement. •.Compensation instructions.oan.be:amended oure3vokedconly with the written consent of Brokers. Buyer and Seller shall release and 'hold harmless Escrow Hinder ffmm any 'liabili;y ! resulting from Escrow Holder's payment to Broker(s) of compensation pursuant to this Agreement. D. Upon receipt, Escrow Holder shall provide Seller and Seller's Broker_verificetion(blBuyer's deposit(of1unds pursuant to paragraph 3A and 313. Once Escrow Holder becomes aware of any of the following, EscraWHolder shall immediately notify all Brokers: (t) if Buyer's initial or any additional deposit is not made pursuant to this Agreement, onisrnotcgoodrat timecofcoposit with Escrow Holder, or (ii) if Buyer and Seller instruct Escrow Holder to cancel escrow. KE. FA,"Cppy of any amendment that affects any paragraph of this Agreementfonwhieh Escrow :Holder is responsible shall be dldivered?tolEscrow+Holder within 3 Days after mutual execution" of the amendment Buyers Initials (06K 1 ( _ i Seller's Initials Q( VLPA REVISED 12115 (PAGE 8 OF 11) VACANT LAND PURCHASE AGREEMENT (VLPA PAGE 8 OF 11) Produced with zipForm® by zipLogix 18070 Fifteen Mde Road, Fraser, Muct44an 48025 ww wzioLookcom 2355 N Ramona DocuSign Envelope ID: CCB8E860-150D-47C9-9104-5EB3E844E14F Property Address..T85 b1W.Rarnona A-�,a. Sa►r Bsrn&FdJ rap2QAA 92Mti1 Date -T J e uarpy=,2W9 27. REMEDIES FOR BUYER'S BREACH OF CONTRACT: A. Any clause added by the Parties specifying a remedy (such as release or forfeiture of depositor making a deposit non} refundable) for failure of Buyer to complete the purchase in violation of this Agreement shatlbwdeemed invalid unless the clause independently satisfies the statutory liquidated damages requirements set forth in the CIvff Code. B. LIQUIDATED DAMAGES: If Buyerfatls to complete this purchase because of Buyer's default, Seller shaffretaln, as liquidated damages, the deposit actually paid. Buyer and Seiler agree that this amount is a reasonable sum giventhatit(la impractical) or extremely rfHficuit to establish the amount of damages that would actually be suffered by Seller in theevent(Buyerwereto breach this Agreement. Release of funds will require mutual, Signed release instructions from both Buyer andZellian judiciWAscisiow or arbitration award. AT TIME OF ANY INCREASED DEPOSIT BUYER AND SELLER SHALL SIGN A, SEPARATE LIQUIDATED DAMAGES PROVISION INCORPORATING THE INCREASED. DEPOSIT AS -LIQUIDATED DAMAGES (C.AKFORM RID)). Buyer's Initials / Seller's Initials / 28. DISPUTE RESOLUTION: A. MEDIATION: The Parties agree to mediate any dispute or claim arising between them out of this Agreement, or any resulting transaction, before resorting to arbitration or court action through the C.A.R. Consumer Mediation Center (www. consumermediation.org) or through any other mediation provider or service mutually agreed to, by the Parties. The Parties also agree to mediate any disputes or claims with Broker(s), who, in writing, agree to such mediation prior to, or within a reasonable time after, the dispute or claim is presented to the Broker. 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) m®r resol ve the matter through mediation, or (ii) before commencement of an action) refuses to mediate after a request has been made, then: that Party, shall not. be entitled to recover attorney fees, even: if they would otherwise be awadabie to that Party in any, such. a ti©m THIS MEDIATION PROVISION APPUES WHETHER OR NOT THE ARBITRATION PROVISION IS INITIALEDi.. Exclusions from this mediation agreement are specified in paragraph 28C. B. ARBITRATION OF DISPUTES: The Parties agree that any dispute or claim in Law or equity arising between them out of this Agreement or any resulting transaction, which is not settled through mediation, shall be decided by neutral, binding arbitration. The Parties also agree to arbitrate any disputes or claims with Broker(s), who, in writing, agree to such arbitration prior to, or within a reasonable time after, the dispute or claim is presented to the Broker. The arbitrator shall be a retired judge or justice, or an attorney with at least 5 years of transactional real estate Law experience, unless the parties mutually agree to a different arbitrator. The Parties shall have the right to discovery in accordance with Code of Civil Procedure §1283.05. In all other respects, the arbitration shall be conducted in accordance with Title 9 of Part 3 of the Code of Civil Procedure. Judgment upon the award of the arbitrator(s) may be entered into any court having jurisdiction. Enforcement of this agreement to arbitrate shall be governed by the Federal Arbitration Act. Exclusions from this arbitration agreement are specified in paragraph 28C. "NOTICE: BY INITIALING IN THE SPACE BELOW YOU ARE AGREEING TO HAVE ANY DISPUTE ARISING OUT OF THE MATTERS INCLUDED IN THE 'ARBITRATION OF DISPUTES' PROVISION DECIDED BY NEUTRAL ARBITRATION AS PROVIDED BY CALIFORNIA LAW AND YOU ARE GIVING UP ANY RIGHTS YOU MIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALING IN THE SPACE BELOW YOU ARE GIVING UP YOUR JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS THOSE RIGHTS ARE SPECIFICALLY INCLUDED IN THE 'ARBITRATION OF DISPUTES' PROVISION. IF YOU REFUSE TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, YOU MAY BE COMPELLED TO ARBITRATE UNDER THE AUTHORITY OF THE CALIFORNIA CODE OF CML PROCEDURE. YOUR AGREEMENT TO THIS ARBITRATION PROVISION 1S VOLUNTARY." "WE HAVE READ AND UNDERSTAND THE FOREGOING AND AGREE TO SUBMIT DISPUTES ARISING OUT GF`TFIE MATTERS INCLUDED IN THE'ARB'ITRATION OF DISPUTES' PROVISION TO NEUTRAL ARBITRATION." Buyer's Initials I Seller's Initials / C. 1ADDIITI10KALiMEDIATION AND ARBITRATION TERMS: ((ff)'EXCLUSIONS: The following matters are excluded from medtation and arbitration: �(I) aiWicial or non=judWhil foreclosure or other action or proceeding to enforce a deed of trust, mortgage or!installmertt1and sale contract as damned in Civil Code §2985; (ii) an unlawful detainer action; and (iii)�pyizmattertthat ismilth n the jurisdiction of a probate, small claims or bankruptcy court. ,(2,) PRESERVATION OF ACTIONS: The following .shall inot constitute a waiver inor Molation (of tthe mediation ,sari€l the filing filing of a court �adtionitoipreserve a statutes if(limitations; (it) the filing of a coud arction4ocenable'the marwrilling of a notice(ofipending,'action, for .ordeuof<alttachmertt,ireceivership, injunction mr x4hsriproVWomMr<emadieq;mr (iii) the filing(:df<aimechaniesl lien. ((4)8ROKERS:Zr6kemsiihdllrrrdt be obligated inor(:corripWWditoimediatel�or�atJ lftteiunless they agree to do,soiin wMitinI qyi rdke#(#) participating in mediation(or<atbttration lli ndtlberdeemed�al party to the Agreement. 29..SELECTfONtOF,'SERVICEPROLVIDERS:[Brokers do not�guarantee ithe! pedomaanaeafGanywendors, service or product providers ('Providers"), whether referredtby,Brokercnrtselected byiBuyer,;Sellercor other!person.IBuyer<and S(dler1 may select ANY Providers of their own choosing. 30. MULTIPLE LISTING SERVICE ("MLS"): Brokers are _authottzedito=report to tthe`s,MLS;aipending sale and, upon Close Of Escrow, the--sale&Pnee =and :other terms of this transaction shall be;provided'to the' MLS Oo be, published and disseminated to persons and entities-ao use the information on terms approved' by the MLS. Buyer's Initials ((,iK �'N� ) ( i Seller's Initials or ) ( + VLPA REVISED 12115 (PAGE 9 OF 11) 12t VACANT LAND PURCHASE AGREEMENT (NEPA PAGE 9 OF 11) wvsri.hm Produced with zlpFonnO by zipLogix 18070 Fifteen Mile Road, Fraser, Midi 48MB www.zioLo®ccom 2355 N Ramona DocuSign Envelope ID: CCB8E860-150D-47C9-9104-5EB3E844E14F Property Addresss2 55M.RbvWWwAAw- Sam 9904111 Date: Januart:3 2k MIR 31zATTORNEW :Wanw-actGton; proceeding, or arbitration between Buyer and Seiler arising out of this AgreementF.ttiw�prevailthg} B>Jyer or�SB rrshalliblrentdMitbcreasonabie attorneys fees and costs from the non -prevailing Buyer or Seller .exaepttag-1provid6di ih,paragraph,28A. 3MAISSIGNMEW Buyer shah°not assign all or:any.part.of:Buyees interest in this Agreement without first having obtainedithe written consent;. of Seller. SucIniconsent shall not be unreasonably withheld unless otherwise agreed in writing. Any total or partiallassignment shag''unCZ. relieve Buyer &Buyees obiigptionsipursuant to this Agreement unless otherwise agreed in writing by Seiler (C.A.R'. Fl-omrA[0 . 33. EQUALROUSING OPPQRMllaMYl:.The:Pmperty. is sold.in compliance with federal, state and local anti-discriminatibrrliaws= 34. TERMS AIM CONDITIONS OF tial : This is an offer to purchase the Property on the above terms; ands eonditibnx The liquidatedidiunages paragraph orthwarbittation of disputes paragraph is incorporated+ihAhik,AQgreement if initialiby_,aaIIIFFarties on if incorporated by mutual agreement inr a counteroffer or addendum. If at least one butt not all Parties initial( a+ counter offerr is required until! agreement is reached. Seller has the right to continue to offer the Property fbr sale and to accept anye other offer at' any time prior, tty, notification of Acceptance. Buyer has read and acknowledges receipt of a Copy of the: offer, and agrees ftMe. confirmation: of` agency relationships. If this offer is accepted and Buyer subsequently defaults, Buyer, may- tires mWonsible: for: payment. of.. ®fakers' compensation. This Agreement and any supplement, addendum or modification, including, any- Ccipyl; mew ties Signed; irrtWae or inorw- counterparts, all of which shall constitute one and the same writing, 35. TIME OlF E55ENCE; ENTIRE CONTRACT; CHANGES: Time is of the essence. All understandings between the Plarties are incorporated, in this Agreement its terms are intended by the Panties as a final, complete and exclusive expression of their Agreement with respect to its subject matter, ands may not be contradicted by evidence of any prior agreement or contemporaneous oral agreement. If any provision of this Agreement is held to be ineffective or invalid, the remaining provisions will nevertheless be given full force and effect Except as otherwise specified, this Agreement shall be Werpretedi and disputes shall be resoled in accordance wth the Laws of the State of California. Neither this Agreement nor any provision In it may be extended, amended, modified, altered or changed, except in writing Sfgned< by Buyer and Seller. 36. DEFINITIONS: As used in this Agreement: A. "Acceptance" means the time the offer or final counter offer is accepted in writing by a Party and is delivered to and personally received by the other Party or that Party's authorized agent in accordance with the terms of this offer or a final counter offer. B. "Agreement" means this document and any counter offers and any incorporated addenda, collectively forming the binding agreement between the Parties. Addenda are incorporated only when Signed by all Parties. C. "C.A.R. Form" means the most current version of the specific form referenced or another comparable form agreed to by the parties. D. "Close Of Escrow" means the date the grant deed, or other evidence of transfer of title, is recorded. E. "Copy" means copy by any means including photocopy, NCR, facsimile and electronic. F. "Days" means calendar days. However, after Acceptance, the last Day for performance of any act required by this Agreement (including Close Of Escrow) shall not include any Saturday, Sunday, or legal holiday and shall instead be the next Day. G. "Days After" means the specified number of calendar days after the occurrence of the event specified, not counting the calendar date on which the specified event occurs, and ending at 11:59 PM on the final day. H. "Days Prior" means the specified number of calendar days before the occurrence of the event specified, not counting the calendar date on which the specified event is scheduled to occur. I. "Deliver", "Delivered" or "Delivery", unless otherwise specified in writing, means and shall be effective upon: personal receipt by Buyer or Seller or the individual Real Estate Licensee for that principal as specified in the section titled Real Estate Brokers on pages 1, regardless of the method used (i.e., messenger, mail, email, fax, other). J. "Electronic Copy" or "Electronic Signature" means, as applicable, an electronic copy or signature complying with California Law. Buyer and Seller agree that electronic means will not be used by either Party to modify or atter the content or integrity of this Agreement without the knowledge and consent of the other Party. K. "Lav"' means any law, code, statute, ordinance, regulation, rule or order, which is adopted by a metro ing city., county, state or federal legislative, judicial or executive body or agency. L. "Repairs" means any repairs (including pest control), alterations, replacements, modifications or retrofitting sof the Property provided for under this Agreement. M. "Signed" means either a handwritten or electronic signature on an original document, Copy or any counterpart. 37. EXPIRATION OF OFFER: This offer shall be deemed revoked and the deposit, if any, shall be returned to Buyer umlessithe(offer Eis Signed by Seller and a Copy of the Signed offer'is personally received by Buyer, or 'by who is authorized to receive it, by 5:00 PM on the third Day after this offer is signed by Buyer (Dr by AM/ PM, on _:(date)). ❑ One or more Buyers is signing the Agreement in a representative capacity and not for hirntherseif as an lindi4iihiiiiii. Representative Capacity Si�sure ( m C.A.R. Form RCSD-B) for additional ters. DateV12$2DTB BUYER 1/25/2018 (Print namg)1FmlfiddFiaml(y7rlui3f Date 'BUYER (Print name) F] Additional Signature Addendum attached (C.A.R. Form ASA). See ttachel „ Buyer's Initials (,% � 1 ( 1 Seller's Initials kr ] ( 1 VLPA REVISED 12115 (PAGE 10 OF 11) aouam VACANT LAND PURCHASE AGREEMENT (VLPA PAGE 10 OF 11) Produced w;rrh zipFornS by zipLogix 18070 Fifteen Mile Road, Fraser, Michigan 48026 wwwaoLooaoom 2355 N Ramona DocuSign Envelope ID: CCB8E860-150D-47C9-91C4-5EB3E844E14F Property Address: Ifsxrmui<srAi ..S*"'SibM 0M:(1'A4 92m?11 Date: Iam&yW2M,2WW 38. ACCEPTANCE OF OFFER: Seller warrants that -Seller is the owner of the Property, or has the authority to execute this Agreement. Seiler accepts the above offer and agrees to sell the Property on the above terms and conditions, and agrees to the above confirmation of agency relationships. Seller has read and acknowledges receipt of a Copy of this Agreement, and authorizes Broker to Deliver a Signed -Copy to Buyer. ❑ (If checked) SELLER'S ACCEPTANCE IS SUBJECT TO ATTACHED COUNTER OFFER (C.A.R. Form SCO or SMCO) DATED: ❑ One or more Sellers is signing the Agreement in a representative capacity and not for him/herself as an individual, See attached Representative Capacity Signature Disclosure (C.A.R. Form RCSD-S) for additional terms. Date SELLERS X (Print name))Olawwaffi>awvW Date SELLER (Print name) ❑ Additional Signature Addendum attached! (,,C.A1R:. Form ASA). / (Do not initial if malcingiacountiet•offer.) CONFIRMATION OF ACCEPTANCE: A Copy of Signed! Acceptance: was (Initials) personally received by Buyer or Buyer's- authorized agent on (date) at ❑ AMl`❑ PM:_ A binding Agreement is created when a Copy of Signed Acceptance is personally recefvedi by Buyer or Buyers authorized agent whether or not confirmed in this document. Completion of this confirmation is not legalfy required' in order to create a binding Agreement; it is solely intended to evidence the date that Confirmation of Acceptance has occurred. REAL ESTATE BROKERS: A. Real Estate Brokers are not parties to the Agreement between Buyer and Seller. B. Agency relationships are confirmed as stated in paragraph 2. C. If specified in paragraph 3A(2), Agent who submitted the offer for Buyer acknowledges receipt of deposit D. COOPERATING BROKER COMPENSATION: Listing Broker agrees to pay Cooperating Broker (Selling Firm) and Cooperating Broker agrees to accept, out of Listing Broker's proceeds in escrow, the amount specified in the MLS, provided Cooperating Broker is a Participant of the MLS in which the Property is offered for sale or a reciprocal MLS. If Listing Broker and Cooperating Broker are not both Participants of the MLS, or a reciprocal MLS, in which the Property is offered for sale, then compensation must be specified in a separate written agreement (C.A.R. Form CBC). Declaration of License and Tax (C.A.R. Form DLT) may be used to doRMW n Pat tax reporting will be required or that an exemption exists. Rloft BmIygr„(p�elling Firm) Janice Glenn McEntee Broker CalBRE Lic. # By �'�'����'' Marcus E Curtis CalBRE Lic. # 09738846 Date 01/25/2018 112512018 By A1W&42D143M05." CalBRE Lic. # Date 01/25/2018 _ Address 3050 Oran est CityRiverside State CA Zip 92501 Telephone (909)801-4713 Fax E-mail MarcusC&-victoriandepot.com Real Estate Broker (Listing Firm) Keller Williams Realty CalBRE Lic. # By Lara Fernandez CalBRE Lic. # Date By CalBRE Lic. # Date Address City State Zip Telephone {9281848-8585 Fax E-mail 1araifernandez5C@_kw.com ESCROW HOLDER ACKNOWLEDGMENT: Escrow Holder acknowledges receipt of a Copy ,ofthis /Agreement, (if checked, ❑ a deposit in the amount of $ ), counter offer numbers ❑ Seller's Statement of Information and , and agrees to act as Escrow Holder subject to paragraph 26 01his AgreernenL any supplemental escrow instructions and Ithe eem. ks of E .ew!HdId&s general provisions. Escrow Holder is advised that the date 0 �Cainftmatton(dCArcelplance, of the Agreement as between Buyer and Seller is Escrow Holder Escrow# By Date Address _ Phone/Fax/E-mail Escrow Holder has the following licensemumtrerg F] Departmentmfr8usiness Oversight, ❑iL7lepattrrierrtcdf Irrstirant�e; Bureau of Real Estate. a tOF0FFER: ( ) Listing Broker presented this offer to Seller on ;(date). Bmkercor`_Desgneeilnitials REJECTION OF OFFER: ( )( ) No counter offer is being made. This offer was rejected I*SAeraon .(hate). Selter's Initials 01996- 2015, Califomia Association of REAL -TORSO, Inc. United States copyright law (Tide 17 U.S. Code) forbids the unauihotizedrdishimbon,c ysaridrmgxoducfion-W this form, or any portion thereof, by ptwt000py machine creamy other means, including facsimile or computerized formats. THIS FORM HAS BEEN APPROVED`BY THE, 'CALIFORNIA 'ASSOCIATION.OF REALTORS® (C.A.R.). NOIREFRESENTATIONISidu ADE -AS TO:TNELEGAL.VALIDITY OR ACCURACY OF ANY PROVISION:IN"ANY_SPECIFICTBANSACTION. AfREAL ESTATE BROKER IS THE PERSON`.QUALIFEED-iTO:ADMSE"ONFREAL.ESTATE TRANSACTIONS. IF YOU DESIRE LEGAL ORTAXADVICE, CONSULTAN"APPROPRIATE PROFESSIONAL. i Published and Distributed by: Buyer's Acknowletia 11 is part REAL ESTATE BUSINESS SERVICESI INC. this Agreement (Xg gag a subsidiary of the CALIFORNIA ASSOCIATION OF REALTORS® 6525 South Virgil Avenue, Los ANeles, California 90020 Reviewed by VLPA REVISED 191114 (PAGE 11 OF 11)Broker or Designeem VACANT LAND PURCHASE AGREEMENT (VLPA PAGE 11 OF 11) Produced with zipFormS by zipLogbc 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.ziDLoaix com 2355 N Ramona DocuSign Envelope ID: CCB8E860-150D-47C9-91C4-5EB3E844E14F G A' L 1. F, O I10 It, l N,BUYER'S INSPECTION ADVISORY '. A�+S�S`Q Q I ilii IT i0 , 0IR W131-A\U"n04 ti r (C.A.R. Fbrm BIA, Revised 11/14) Property Addresw.23WM.RWmwnr&ve-, San filfxnardino; = g> (°Pro!pertn; 1. IMPORTANCIE-OF PROPERTY INVESTIGATION: The physical condition of the land and improvements being, purchasediisr,not., guaranteed byd• either Seiler or Brokers. You have an affirmative duty to exercise reasonable care to protect; yourself, including discovery ofirthe legal, practical and technical implications of disclosed facts, and the investigation and verification-ofinfdrmation and: facts thatiyou know or that are within your diligent attention and observation. A general physical inspectianaypicallW�doles not cover all/ aspects of the. Property nor items-- affecting the Property that are not physically located on the Property. If the pmfessionalk:recommend! further investigations, including,a recommendation by a pest control operator to inspect inaccessible area&of`th&l?tvparty„ yawshaulti: contact qualified experts to conduct such additional investigations. 2. BROKER OBLIGATIONS: Brokers do not have expertise in all areas and therefore cannot advise you ow many items, sucft ass those listhd=below. If Broker gives you referrals to professionals, Broker does not guarantee their performance. & 1W;M STRONGILif ADVISED TO INVESTIGATE THE CONDITION AND SUITABILITY OF ALL ASPECTS OF THE PROPERTY, INCLUDINIMBUT NOT LIMIITED TO THE FOLLOWING. IF YOU DO NOT DO SO, YOU AREACTING AGAINST THE ADVICE OF BROKERS. A. GENERAL CONDITION OF THE PROPERTY, ITS SYSTEMS AND COMPONENTS: Foundation, roof (condition, age,, leaks, usefull life.)z. plumbing, heating, air conditioning, electrical, mechanical, security, pool/spa (cracks, leaks, operaUorr);. other structurall and" nonstructural systems and components, fixtures, built-in appliances, any personale pmpertyF iridudedi in the sale, and energy efficiency of the Property. B. SQUARE FOOTAGE, AGE, BOUNDARIES. Square footage, room dimensions, lot size, age of improvements and' bound'aries.. Any numerical statements regarding these items are APPROXIMATIONS ONLY and have not beers verified by Seller and cannot be verified by Brokers. Fences•, hedges, walls, retaining walls and other barriers or markers do : mot necessanty 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 inspection contingencies. I. BUILDING PERMITS, ZONING AND GOVERNMENTAL REQUIREMENTS: Permits, inspections, certificates, zoning, other governmental limitations, restrictions, and requirements affecting the current or future use of the Property, its development or size. J. RENTAL PROPERTY RESTRICTIONS: Sar* cities and counties 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. Deadbolt or other locks and security systems for doors and windows, including window bars, should be examined to determine whether they satisfy legal requirerraerds. 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 concealing other features of the Property.. L. NEIGHBORHOOD, AREA, SUBDIVISION CONDITIONS; PERSONAL FACTORS: 'Neighborhood or ,area (arnd'itions, =including schools, law enforcement, crime statistics, .registered felons ,ovoffemders, fire /protection, other goverment serriices, :availability., adequacy and Cost of internal connections or Ether technology services and installations, commerclal,!irtrdustnal cox i gr dffiAl activities, existing and proposed transportation, .construction and development that may affaat noise, afiiu, cox itirafific, a'rgpott noise,, noise or odor .from any source, wild .and domestic -animals, other inuisances, :hazards, cor circumstances, ipn edted species, wetland properties, 'botanical diseases, ;historic or other gouernmeritallly iprotected sites or ihWovemerits, (cerrleteries, facilities and condition _of common areas of common iiritierest subdivisions, sand possible lack dUconpiliancewil:Wanycgoverriirlg documents or 'homeowners' ftsodiaiion requirements, conditions and influences of significance 1D (certain (cultures and/or iWliigions, and,,persondl needs, requirements anii.prefefences of Buyer. IBy signing belaw, Buyers acknowledge that they have immid, mnderstand, accept and have received a�Cqpy 4f4his lAddsM, buyers a, ged to read ft carefully. EBuyer. , 1`l2'�`' [Buyer ® 1991-2004, California Association of REALTORS®,�Inc. TdrIS FORMiMASiBE€N APPROVED BY THE CALIFORNIA ASSOCIATION_ -OF W-ALTORSD((C-A-fL). NO REPRESENTATION IS MADE AS TO THELL GALMALIDITYM ACCURACY OF ANY PROVISION IN ANY SPECIFIC TRANSAOT40N.,A REAL EST-A-fE BROI ERiJS THE PERSON QUALIFIED TO ADVISE'DNREAL:ESTATETRANSACTIONS IF.YOU DESIRE LEGAL OR TAX ADVICE, CONSULTAN APPROPRiAT. PROFESSiONAL Published and Distributed by: REAL ESTATE BUSINESS SERVICES;INC. Reviewed by Date a subsidiary of the California Association ofREAL, TORSO e, 525 South Virgil Avenue, Los Angeles, California 90020 BIA REVISED 11/14 (PAGE 1 OF 1) BUYER'S INSPECTION ADVISORY (BIA PAGE 1 OF 1) R E Global, 3050 Orange st Riverside CA 92501 Phone: 909.801.4713 Fmc 909.801.4713 2355 N Ramona Marcus Curtis Produced with zpFomW by *Log* 18070 Fifteen Mile Road, Fraser, Michigan 48026 www.zipLoaixcom DocuSign Envelope ID: CCB8E860-150D-47C9-9l C4-5EB3E844E14F -4 POSSIBLE REPRESENTATION OF MORE THAN ONE BUYER AS Ss ° i a� )'�' �' QR SELLER - DISCLOSURE AND CONSENT OF PUE N F➢ T O R u1' (C.A.R. Form PRBS, 11114) &real estaW broker (Broker), whether a=rp Tation, partnership or sole proprietorship, may represent1more thanr.onwbuyer or seller. This multiple representationi cam occur through an individual licensed as a broker or salesperson-orrthroug)iiddktent irrdividuallbroker's or salespersons (associate licensees) acting under the Broker's license. The associate.licenseeszmay� be w.orldinyoutioffthe same -.cm different, offiawlocations:. ffullljolrffuyem� Broker(ihdividualikmttimugti)ithi,associate licensees) may be working with many prospe¢tiillebuyemat the sarnw. bivw.. These° prospective buyerw may have an interest in, and make offers on, the same properties..Sbm- leftttiew properties ma)the1190d with Brokerandisome may not. Broker will not limit or restrict any particular buyer fiwnirlRsdtiirglam offer on any partibrulin= propperty whetherror not. Broker represents other buyers interested in the same propeft.. Muftiple Sellers: Mviker (piidiVidually�ert1irougft its associate licensees) may have listings on many propertiesatttlhe same. time. As a result, Broker, will! attempt tiD: find buyers for each of those listed- properties- Some, listed propertlias, mW appeall th the same prospective Buyers . Sam, e, properties. may attract more prospective buyers than€ others. Some of these prospective buyers, relay/ be represented! by Banker, and sones may mot. Broker wilt market alt listed properties to all prospective buyers whethlerornotBroker has another ar other listed! properties that may ay appeall to, the Sam, , e: prospective_ buyers.. Dual Agency: If Seller, is representedi by Braker,,, Seller acknowledges that broker Inay represent prospective buyers of Sellers property and' camsents, to, Broker acting; as a dual agent for both seller and; buyer in that transaction. If Buyer is represented by Broker, buyer, acknowledges that Broker may represent sellers of property that Buyer is interested in acquiring and consents to Broker acting as a dual agent for both buyer and selterwith regard to that property. In the event of dual agency, seller and buyer agree that: (a) Broker, without the prior written consent of the Buyer, will not disclose to seller that the Buyer is willing to pay a price greater than the offered price; (b) Broker, without the prior written consent of the seller, will not disclose to the buyer that seller is willing to sell property at a price less than the listing price; and (c) other than as set forth in (a) and (b) above, a dual agent is obligated to disclose known facts materially affecting the value or desirability of the property to both parties. Offers not necessarily confidential: Buyer is advised that seller or listing agent may disclose the existence, terms, or conditions of buyer's offer unless all parties and their agent have signed a written confidentiality agreement. 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. Buyer and seller understand that Broker may represent more than one buyer or more than one seller and even both buyer and seller on the same transaction and consents to such relationships. Seller and/or Buyer acknowledges reading and understanding this Possible Representation of More Than One Buyer or Seller - Disclosure and Consent and agrees to the agency possibilities disclosed. Seller Owner of record Date Buyer Real Estate Braker ((Firm,) Keller l*Wlia s By Lar& ndez 1/25/2018 Felix Date Trust 2008 Date 01125MIS Date (Ca1BFaE Lic # Date (C4113RE ILic # Date n0ws „y: a l s S W'Da irm) price GhB!nri Mc6nse 163,E fLic. Date C-afBIRE @Lic # OfT3111111iiI11111i Date fl 2014, California Assaaa6oncdFREAL'TORRS0, Inc. United Statesccppyri§htflaw ((fr*e 17itJ:S.([wdi�)ftod)idaftlewread&orized distribution, display and reproduction of this form, orany_porbenOwned, -by photocopy machine or any other means,iindludiriglacsirrmifeeor cornpi teihmilihrrmr3t. THIS FORM HAS'BEEN APPROVED BY THE CALIFORNIA. ASSOCIATION (OP REAL` ORSO((C A,R,),INDIDREPRESENTATIONJS MADE AS TO THE LEGAL VALIDITY rReATI URAZ"Y3UFr`ANYIPROVISION€IN.A,NY SPECIFIC TRANSACTION. /AGREAL'ESTATE ISRDi4$I2iIS"THE PERSON (QUALIFIED TO ADVISE ON REAL ESTATE 'TRANSACTIONS. IF`:Y0lliIIESIRE'.L-EGAL(0R TAX ADVICE, CONSUL'T:AWAPPROPRIATE PROFESSIMAL. Thjsllam is madesavada6letto,mWoestatL prdfessionals through an agreementwith or purchase fmrrl'thel Carrfornia AssociationrdflREALTORS0. It is not intended to idertiiy -the.esemasaiREACTOR®.fREAC•T/3RSBisserregistered collective membershiprmarkwhich may be usedoniy by members of the MATIONAL ASSOCIATION OF REALTORSS .whoesubs tnift'Gode..oFEthics. r Published and Distributed by: rr REAL ESTATE BUSINESS SERVICES, INC. a subsidiary of the Cardomia AssorraSon of REALTORS® ` 525 South Virgil Avenue, Los Angeles, California 90020 Reviewed by Date i PREIS 11 /14 (PAGE 1 OF 1) POSSIBLE REPRESENTATION OF MORE THAN ONE BUYER: OR SELLER PRESS PAGE 1 OF 1 R E Global, 3050 Orange A Riverside CA 92501 Phone: 909.801.4713 Fax 909.801.4713 2355 N Ramona Marcus Curtis Produced with zipFormO by zipLogbr 18070 Fifteen Mile Road, Fraser, MkNgan 48026 wwwgioLogix.corn { 1 � � 1 ` i � ` r•1 � i Ms. Lisa Connor Project Manager Successor Agency to the Redevelopment Agency of the City of San Bernardino 290 N. "D" Street - 3rd Floor San Bernardino, CA 92401 FOR THE PROPERTY LOCATED AT: 2355 N. Ramona Ave. San Bernardino, CA 92411 AP N : 0148-173-07 JANUARY 25, 2018 KW:COMMERCIAL KENNETH',PATTERSON DOUGLAS REYNOLDSON 1473 Ford Street Agent Commercial Real Estate Investment Advisor Redlands, CA 92373 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com dreyynoldson@kwcommercial.com CaIBRE 901456022 we obtained the information above from sources u ber to be reliable. However, rre have rot verified its acaracy and make no guamtee, Warr" or representation about R. h is a bmt'ed subject to tM possi6Lty of errors. omissions, change of price, rental cr other cordNons, prior sale. tease or tviamdng. orwlthdrawwal wittuxn notice. we irdiude omiactione. cphimas, asumptkfrs or estimates for example onyx and they may re; reomer, ascent or fuhre perlomeance of the pmperty. You and your tax and legal advisors shodld coed= your own awastigffign of the properly and transaction. -�- _ www.kwcommercial.com "i�l�l:l ii 3.'f?, rat �t?1"iYl ill'1; .rA 4 TABLE OF CONTENTS • - Opinion of Froperty o Lacatbn Aafidl • s..o Maps Locafion Map Comparable Sales Comparable #1 • Property Profile • Assessor's Parcel Map • Aerial Comparable #2 • Property Profile • Assessor's Parcel Map • Aerial Comparable #3 • Property Profile • Assessor's Parcel flap • Aerial Comilarable #4 • Property Proifik- • Assessoir"s Parcel Map. Leading Broker's Resume KW:COMMERCjA_ KENNETH:PATTERSON DOUGLAS REYNOLDSON 1473 Ford Street Agent Commercial Real Estate Investment Advisor Redlands, CA 92373 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com dreyynoldson@kwcommercial.com CLARE 901456022 We obtaned the infamatim above from souses we bdeve to be reliatde. tdovrever. we hale not verified its accuracy and make no guarantee, warranty a represavation about it. a is submitted subject to Ute possiblltty of mors, mmissmns, change of price, rental a ottrer co diloors. Prior sale, lease a financing. a widdrawal without roti We irldAe projections, opinions, asstnnpti n a estimates Ix ®camp7e a*. and they may rot represent current a fuhre perfomsance of the property. You and your tax and ko advisors should conduct yar own investigation of the paaperty and trarr.,ac[orl www.kwcommercia4.com .lanuary 25tlf, 201;8r` -t it '111, 1: Ms. Lisa Connor Project Manager Successor Agency to the Redevelopment Agency of the City of San Bernardino 290 N "D" Street — 3rd Floor San Bernardino, California 92401 RE: Broker Opinion of Value for Site No. 28 — APN 0148-173-07 Dear Ms. Connor: We have prepared the following report regarding our opinion of value for the above reference property. We utilized a comparable sales approach to determine our opinion of value for this property. Subject Property The subject property is zoned Light Industrial ("IL"), which encompasses a wide variety of property uses, some of which require a Minor Use Permit ("MUP") or Conditional Use Permit ("CUP") with city council approval. The subject property consists of one parcel of land approximately 0. 17 acres (7405.2 SF). Comparable Sales As further described within this report, within the last 22 months, there have been 4 property sales which can be used as sale comparable for this Site. The comparables are all zoned IL. The Sale Comparable dates run from May 2016 to January 2018. The Sale Comparable are summarized below: KW:COMMERCIAL KENNETH PATTERSON DOUGLAS REYNOLDS -ON 1473 Ford Street Agent Commercial Real Estate Investment Advisor Redlands, CA 92373 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com dreyynoldson@kwcommercial.com CaIBRE #01456022 We obta ed tt-.e infonnatic above from sources we believe to be reliable. Hov—er,'we have not verTmd its accuracy and make ro guarantee, warranty or represertation about A. It is sub�.fM1ted s b ect to the possibility of errors, omissions, charge of price, rental or other conditlors, prior sale, lease or finarr"^,g, or withdrawal without notice. We include praect:crs, cl:rbrs, assump"ws or estimates for example only, and they may rot represent current W future pedonnarce of the property. You and your tax and legal advisors shm-ld conduct your o investigation of the property and transaction. T��. www.kwc t, Comparable Sales Summary Broker Opinion of Value Based on the foregoing, the average price per square foot of the four Light Industrial Sale Comparables is $3.07. Applying this average price per square foot to the lot square footage (7,405.2 SF), a value $22,734 results. It is our opinion that the subject property is worth $22,734. We appreciate the opportunity to prepare this report. Please do not hesitate to call with any questions. Sincerely, Kenneth Patterson BRE #00774852 1472 Ford St. #200 Redlands, CA 92373 951-318-8516 kenpcommercial@gmail.com KW COMMERCIAL KENNETHPATTERSON DOUGLAS REYNOLDSON 1473 Ford Street Agent Commercial Real Estate Investment Advisor Redlands, CA 92373 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com dreynoldson@kwcommercial.com CalBRE #01456022 We obtained the mlomiation eb— from sources vw beieve W be reliable. however, we have not vwVed its accuracy antl anal%aro UL—rtee, v wranty or representation about it. It is submdted subject to the possibErty of enure, omissions, change of price, rental or ot4er conditions, prior sale. lease or Thmancirfg, or withdrawal w&iout notice. We klude projections, c ptni—, assnrnpti or est^^-"' for mornple ordy, and they may not represent current or future polorniarme of the praperty. You and your ta. and "adrsors ah "m �rvi ,M ,uvo fi � z lrart¢arrrrr_ www. kwco m m e rc ial. co m APN Location Lot Size (SF) Price/SFSale,Ralae Sale;Date Property Site 0148-173-07 2355 N. Ramona Ave. 7,405.2 Sale Comparable #1 0280-021-26 Central Ave. 11,250 $Z04 V%OW 1P/:2212018 Sale Comparable #2 0280-042-07 Valley View Ave. 7,000 $4.50" $3Y,5% 1/3`1°/20117 Sale Comparable #3 0280-213-06 E. Benedict Rd. 6,250 $2.88 $18,000 5/17/2016 Sale Comparable #4 0280-213-24 Hope St. 6,957 $2.87 $20,000 10/5/2016 Average Price/SF t $3.07 Broker Opinion of Value Based on the foregoing, the average price per square foot of the four Light Industrial Sale Comparables is $3.07. Applying this average price per square foot to the lot square footage (7,405.2 SF), a value $22,734 results. It is our opinion that the subject property is worth $22,734. We appreciate the opportunity to prepare this report. Please do not hesitate to call with any questions. Sincerely, Kenneth Patterson BRE #00774852 1472 Ford St. #200 Redlands, CA 92373 951-318-8516 kenpcommercial@gmail.com KW COMMERCIAL KENNETHPATTERSON DOUGLAS REYNOLDSON 1473 Ford Street Agent Commercial Real Estate Investment Advisor Redlands, CA 92373 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com dreynoldson@kwcommercial.com CalBRE #01456022 We obtained the mlomiation eb— from sources vw beieve W be reliable. however, we have not vwVed its accuracy antl anal%aro UL—rtee, v wranty or representation about it. It is submdted subject to the possibErty of enure, omissions, change of price, rental or ot4er conditions, prior sale. lease or Thmancirfg, or withdrawal w&iout notice. We klude projections, c ptni—, assnrnpti or est^^-"' for mornple ordy, and they may not represent current or future polorniarme of the praperty. You and your ta. and "adrsors ah "m �rvi ,M ,uvo fi � z lrart¢arrrrr_ www. kwco m m e rc ial. co m 2355 Ramona Ave, San Bernardino, CA 92411-1224, San Bernardino County Owner ° Iinfo.rmati rii Owner Name: Mail Owner Name: Tax Billing Address: Tax Billing City & State: Locat[an I naform, atf.on Successor Agency/Rda City Of Tax Billing Zip: Sn Bndo Successor Agency/Rda City Of Tax Billing Zip+4 Sn Bndo 201 N E St #301 Owner Occupied San Bernardino, CA 92401 1520 No Zip Code: 92411 Comm College District Code: San Bernardino Vly 3 ` N/A N/A 7,245 $29,705 ACti,ve Listingi Bedbl EliftlStfft, Lot`a-Tq�ft 1415 LiatPivaw 3 - ' N/A N/A RES -NEC N/A ::::- Bathm V-17BuiltT"y0 SalrDat APN : 0148-173-07-0000 Lot: 5 Owner ° Iinfo.rmati rii Owner Name: Mail Owner Name: Tax Billing Address: Tax Billing City & State: Locat[an I naform, atf.on Successor Agency/Rda City Of Tax Billing Zip: Sn Bndo Successor Agency/Rda City Of Tax Billing Zip+4 Sn Bndo 201 N E St #301 Owner Occupied San Bernardino, CA 92401 1520 No Zip Code: 92411 Comm College District Code: San Bernardino Vly 3 Carrier Route: C047 Census Tract: 41.03 Tract Number: 4101 Topography: Flat/Level School District: San Bernardino Neighborhood Code: 091-091 Tax Information APN : 0148-173-07-0000 Lot: 5 Tax Area: 7116 Water Tax Dist: San Bernardino Vly 3 Tax Appraisal Area: 12 Legal Description: TRACT 4101 LOT 5 Characteristics County Land Use: Vacant Land Lot Area: 7,245 Universal Land Use: Residential (NEC) Gross Area MLS: 7,245 Lot Frontage: 63 Water: Public Lot Depth: 115 Sewer: Public Service Lot Acres: 0.1663 IEstlimatea Vallue RealAVMTM (1): $225,706 Confidence Score (2): 72 RealAVMTm Range: $187,336 - $264,076 Forecast Standard Deviation (3): 17 Value As Of: 02/22/2018 (i) ReaIAVM`" is a CoreLogic® derived value and should not be used in lieu o` ar, appraisal. (2) The Confidence Score is a measure of the extent to which sales data, property information, and comparable sales support the property valuation analysis process. The confidence score range is 60 - :CO. Clear and consistent quality and quantity of data drive higher confidence scores while lower confidence scores indicate diversity in data, lower quality and quantity of data, and/or limited similarity of the subject property to comparable sales. (3) The FSD denotes confidence in an AVM estimate and uses a consistent scale and meaning to generate a • - d,, J..-, a ::r t : - : •. metric. The FSG is a statistic that measures the likely range or dispersion an AVM estimate will fall withir, based on the consistency of the information, available to the AVM at the time of estimation. The FSD can be used to create confidence that the true value has a statistical of certainty. [Listtrrg IIrr farsmratian MLS Listing Number: EV17250749 MLS Current List Price: $29,705 MLS Status: Active MLS Original List Price: $29,705 MLS Area: 274 - SAN BERNARDINO MLS Listing Agent: Evfernlar-Lara Fernandez MLS Status Change Date: 11/03/2017 MLS Listing Broker: KELLER WILLIAMS REALTY Last Market Sale'&:Sales History Courtesy of LARA FERNANDEZ, KELLER WILLIAMS REALTY, California Regional MLS The data within this report is compiled by CoreLogic from public and private sources. The data is deemed reliable, but is not .-+ 41 property Detail accuracy of the data contained herein can -_independently .i-- lir:J by the recipient this report with the applicable county or municipality. Generated on 03/07/2018 Owner Name: Recording Date Sale Date Nominal Buyer Name Seller Name Document Number Document Type Fr. ope,W) Ka:p, Successor Agency/Rda City Of Sn Bndo 12/03/2014 11/24/2014 Y Redevelopment Agcy Of San Bernard San Bernardino Economic Dev Co 463119 Quit Claim Deed 1�115' I 63' 63' j--115' I 03/18/2011 03/17/2011 y San Bernardino Economic Dev Co Redevelopment Agcy Of San Bernard 112434 Quit Claim Deed 14aPdSt W Highland Ave 25 yards . {i Bing C 2'46 Mk Cww ior, C 2v -4ERE W Bing *Lot Dimensions are Estimated OV Z4rt It a r� �r 01 W Highland Ave. W 2151 St 200 yards ®2J�6a.ticrof::a-oor •wr� ic�tSHERE Courtesy of LARA FERNANDEZ, KELLER WILLIAMS REALTY, California Regional MLS The data within this report is compiled by Core Logic from public and private sources. The data is deemed reliable, but is not guaranteed. The property Detail accuracy of the contained herein be independently verified by the recipient of this report with applicable county or municipality. . .. _ on 03/07/2018 KW COMMERCIAL KENNETH PATTERSON DOUGLAS REYNOLDSON 1473 Ford Street Agent Commercial Real Estate Investment Advisor Redlands, CA 92373 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com dreyynoldson@kwcommercial.com CaIBRE #01456022 We obtained the intimation above from enrrrLeS we belme to be reliable. fiowever, we have not vedfied'ts accuracy and make no guarantee, vwr&-ay or reFresantatm about it. It is &knitted su bjea to tine Ssibility of enors, omissions, change of Price, rental or other conditions, Prior sale, lease or financing. or wit drand vritrou; notice. W, h dfude projections, op"ons, ass rnptions or estimates for erarrq* trnly. and they may not rapresent current or future performance of the property. You and your telt and legal advisors should conduct your own investigatm of the property and transactm .commencial.corn N N O _ ---3iIfHAaf------ ___,��� -1 Do-------- 0 n i9, 1 O ISI [['L9 I ^ _ C 1 ` I v mo M EL CD I "CO 0 0o m N m I " vsr y m ••- o I -- - — — m ae O J J O o I N O C N O O V1--n I �oO oo[ T O O I � cs•uc _ —iu _ I I O I O Wit � I c9 u•rsl SL 09 e ! Q I N N !_ c O C y at le'c,l I + it-it as ry� N to SY'LOl y� O 81 i O O O O I � N � M �• 1 12 ,i'Ltl OL Of C4M O O O --Lo 94 ea sr-u S9 CY I j O O �n .•Y a � � M N I N N N N N I � 09 mmm 59'19 h ss•,it ' SS'l9 (V I S['IYI o N N r t7z; J m h M N ^ G l 1 lj B � st•t,I ICI B• � /j' ii'I[ 9S',Si til r- �— ~ d ss•Is — I I -(H3•�i-rli-0MH-} - - -- ---1HH3-3- — — - - }x-319.319- CO..2 - � N +d• p O F a � N to O S LAND FOR SALE Comparable Sale #,Ogl •Property Profile •Assessor's Parcel Ma. • Aerial KW,COMMERCIAL KENNEM PATFERSON DOUGLAS REYNOLDSON 1473 ford Street Aaent Commercial Real Estate Investment Advisor Redlands, CA 92373 _ 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com dreyynoldson@kwcommercial.com CaVE #01456022 we obtatr ed the mtormatron above from saroes we believe to be reliable. However, we have mt w -Ted its s acy and make no guarantee, warrvrty or representation abotrt it. It is submitted subject to &t possibillity of errors. omissions, charge of price, rental or other condNors. prior sale, lease ar finawN, or withdrawal without notice_ we it i e projections, opinions, assumptions or estimates for example orJy, and they may not represent current or future perfonnanoe of tha property_ Yew and your tax and lege! advistxs Nx, ,M �—t u -n x,rram �*— M trw nrnrtar(v aM tmracart- www:kwcom m ercial.coni Central Ave, San Bernardino, CA 92408, San Bernardino County Owner Iinfdrmati'onj Owner Name: Mail Owner Name: Tax Billing Address: Tax Billing City & State: Location; Informs ationi Zip Code: School District: Comm College District Code: Tax Information APN : Tax Area: Tax Appraisal Area: Legal Description: Assessment & Tax Assessment Year Assessed Value -Total Assessed Value - Land YOY Assessed Change ($) YOY Assessed Change (%) 2015 2016 2017 Special Assessment Sbcofire Fp-5 City Snbndo Sb Valley Muni Wtr Dbt Svc School Bonds San Bdno Comm College Bond Co Ventor Control Total Of Special Assessments (Characteristics County Land Use: Universal Land Use: Lot Frontage: Lot Depth: Listing Information N/A N/A 11,250 $23,000 Bedk- BlidggSc}�Ft, tot, ftFt, Sal ir,P H N/A N/A VCNTLND-NE 01/22/2018 B'aths3 Viti Built Tbyge Sal%=Date° Salas Jaime Jaime Salas 541 S Idyllwild Ave Rialto, CA 92408 San Bernardino San Bernardino Vly J Tax Billing Zip: Tax Billing Zip+4 Owner Vesting: Census Tract: Topography: Neighborhood Code 92376 6820 Unmarried Man it.uu Flat/Level 092-092 0280-021-26-0000 Lot: 7 7007 Block: 46 12 Water Tax Dist: San Bernardino Vly J R S B PTN LOT 7 BLK 46 COM AT A PT IN S L1 SD LOT 435.6 FT E OF SW COR SD LOT TH N PARALLEL TO W Ll SO LOT 236 FT TO TRUE POB TH CONT N 150 FT TH E PARALLEL TO S L1 SO LOT 75 FT TH S 150 FT TH W 75 FT TO TRUE POB 2017 2016 $9,824 $9,631 $9,824 $9,631 $193 $145 2% 1.53% Total Tax Change($) $127 $273 $281 Tax Amount $152.98 $14.98 $9.89 $3.69 $1.30 $182.84 $146 $8 2015 $9,486 $9,486 Change (%) 115.49% 3.03% Vacant Land Lot Acres: 0.258 Vacant Land (NEC) Lot Area: 11,250 75 Water: Public 150 Sewer: Public Service Courtesy of LARA FERNANDEZ, KELLER WILLIAMS REALTY, California Regional MLS but is Property Detail accuracy of the � � the recipient of this report with the applicable county municipality. l _ on 03/09/2018 A. MLS Listing Number: MLS Status: MLS Area: MLS Status Change Date MLS Listing # MLS Status MLS Listing Date MLS Listing Price MLS Listing Cancellation Date CV15213872 Canceled 274 - SAN BERNARDINO 07/29/2016 C511860 Expired 07/16/2005 $55,000 06/13/2006 Last, � Mar,ket� Sale &- Sales, Hlatovyl Recording Date: 02/14/2018 Sale Date: 01/22/2018 Sale Price: $23,000 Document Number: 54618 Recording Date 02/26/2018 Sale Date 02/23/2018 Sale Price $20,000 Buyer Name Salas Jaime Seller Name Neville Firm Inc Document Number 67843 Document Type Grant Deed Mortgage History Mortgage Date 02/26/2018 Mortgage Amount $35,000 Mortgage Lender Private Individual Mortgage Code Private Party Lender Property Map 74'000. 1�7� iJL, MLS Current List Price MLS Original List Price MLS Listing Agent: MLS Listing Broker: $25,000 $25,000 C17923 -Fidel Carranza CENTURY 21 DESERT ROCK Sale Type: Full Deed Type: Grant Deed Owner Name: Salas Jaime Seller: Santiago Galicia 02/14/2018 07/01/2014 10/18/1984 01/22/2018 05/17/2014 $23,000 $4,150 Neville Firm Inc Galicia Santiago Hall Anna M Ea Santiago Galicia Tax Coll Of San Bernardino County 54618 237233 250486 Grant Deed Tax Deed Deed (Reg) 10/18/1984 $3,300 Conventional 25 yards Ixru.l _ ,i k_hn� *Lot Dimensions are Estimated Courtesy of LARA FERNANDEZ, KELLER WILLIAMS REALTY, California Regional MLS - within this report is compiled by Core Logic from public and private sources. The data is deemed reliable, but is not guaranteed. P', accuracy of the data contained f , be independently verified by the recipient of this report with'- applicable county or municipality. 2 Property Detail on 03/09/2018 n 188.51 567.1 25 12 15 I] e 55 11 -0518 75) /8.fi! 14 II cr IA8.51 ) 130 3.35 AC. 168.15 I __ IEB.59 12 1t n s ]s I S ue.s4 p I (51A.75) tt la I 3 Ln 4p Or I 92 ss — 89 161.75 2e5 10 _ 16A.s1 9. oe m I190 g 1G I 'S U136 1 0 V11.75 170.31 I Q l 40 ' 80 I n— 435.6 24 _ 176.34 I O yB I V I 6LN. 46 7 22 1 as j R.S.B. ? u 135.6 25 tFRiff -0R-1ff--- °D 2Ce.Y' 226.89 I5c.1/ V 1.70.34 I N A 26 2915 >•1 23 5 28 � i I 8/2 3.31 AC. IN 4OS. _---'—'---.__ I 29 _ 1 I ) _ ]3 1 2 3 NWa ]2 31 }0 4h C:I0 7rm V Ip ca Sc to O CD cz, rt GCO? Jg,B 112 .fl1 176.89 5c 7! 75 55 !i 10.31 ,� 751 G O N ----&EN Li----------N------------�VENU�--1 cm CD 00 13 C N Q 7 7 �C O O I'=108' N W O 1 C/! A -m0 O CP 1V O N O fJ] Ptw-wriiro, CA 924;111 KW COMMERCIAL KENNE M PATTERSON• DOUGLAS REYNOLDSON 1473 Ford Street Agent Commercial Real Estate Investment Advisor Redlands, CA 92373 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com dreynoldson@kwcommercial.com CalBRE #01456022 We obtained the informatson above fn m sources me bdGeve to be feliatile. However, we two not verified its accuracy and make no ausrantee. warranty or representation about it. h is submitted subject to the possiWily of euuuM cvn. Mons, chmo of price. rardal a r cVfi conditions, prior sale, lease a financing. or withdrawal vvithcu[ notice. We include projections. opinions, assumptions or estimates to omm idle only. and they nnay not argxessnt arrant or future pedont-ance of the property. You and your tax and legal advisors should conduct your own imvestiga ion of the property and transaction. LAND FOR SALE 1. "i, _t r =.t;r ••,rlr-�:irl: "A _ a Comparable Sa#2 0 Property Profile • Assessor's, Parcel M i Aerial KW:COMMERCIAL KENNETH'PATTERSON DOUGLAS REYNOLDSON 1473 Ford Street Agent Commercial Real Estate Investment Advisor Redlands, CA 92373 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com dreynoldson@kwcommercial.com CaIBRE #01456022 We obtained the kdormation above from swces we believe to be retable. Fkwiever, we have ndt vedfxdd its accuracy and make m guarantee, warranty or representa.l on about R 8 rs stbmaed subject to the possibilky of errors, omissions, charge of price, renal a oche m di brz, p b, sem, ffiase u fwvmc ng, or voMra d without rotice. We include projections, cpir om assumpborks or estimates for example only. and they may rnt represent currerit or future,perdormance of the property- You and yea tax and legal advisors sbo dd mndud yar mrn urvestigahon of the property and transaction. www.kwcom rnerci al.com Valley View Ave, San Bernardino, CA 92408, San Bernardino County ,wner,In! f©:rmat[on', owner Name: Mail Owner Name: Tax Billing Address: Tax Billing City & State: Loca,t%oni InformatFoni Zip Code: Tract Number: School District: Comm College District Code: Tax Information APN Tax Area: Tax Appraisal Area: Legal Description: Assessment & Tax Assessment Year ................... ............ . Assessed Value - Total Assessed Value - Land YOY Assessed Change ($) YOY Assessed Change (%) Tax Year 2015 2016 2017 Special Assessment Sbcofire Fp-5 City Snbndo Sb Valley Muni Wtr Dbt Svc School Bonds San Bdno Comm College Bond Co Ventor Control Total Of Special Assessments (Charaaterlstics N/A N/A 7,000 $31,500 Beds= Bktg 5-qjFt( Lortl 97W, Ft Mtl%S-a11�,Riaae N/A N/A VCNT LND-NE 01/31/2017 Waithar Vill Built Tyke MULS Sb`h? Datil Barrios Luis Tax Billing Zip: Luis Barrios Tax Billing Zip+4 2249 W 3rd Ave Owner Vesting: San Bernardino, CA 92408 Census Tract: 2505 Topography: San Bernardino Neighborhood Code San Bernardino Vly 3 0280-042-07-0000 Lot: 7007 Water Tax Dist: 12 TR NO 2505 GIFFORD COMSTOCK S 70 FT N 120 FT LOT 42 V A4u / 6008 Married Man 72.00 Flat/ Level 092-092 42 San Bernardino Vly 3 2017 2016 2015 $12,676 $12,427 $12,240 $12,676 $12,427 $12,240 $249 $187 2% 1.53% Total Tax Change ($) Change (%) $163 $309 $146 89.29% $318 $9 3.04% Tax Amount $152.98 $19.33 $12.76 $4.76 $1.30 $191.13 County Land Use: Vacant Land Lot Area: Universal Land Use: Vacant Land (NEC) Water: Lot Acres: 0.1607 Sewer: [Listing 16formation MLS Listing Number: CV15263700 MLS Original List Price: MLS Status: Closed Closing Date: Courtesy of LARA FERNANDEZ, KELLER WILLIAMS REALTY, California Regional MLS within this report is compiled by Core Logic from public and private sources. The data is deemed reliable, but is not guaranteed. i of the data contained herein can be independently verified by + • -I e if of this report with the applicable county or municipality. 7,000 Public Public Service $35,000 01/31/2017 Property Detail Generated on 03/09/2018 MLS Area: 274 - SAN BERNARDINO MLS Sale Price $31,500 MLS Status Change Date: 02/01/2017 MLS Listing Agent: Cv33421-Alice Wilson MLS Current List Price: $35,000 MLS Listing Broker: RICH COSNER & ASSOCIATES Last Maurket &FifEt-W Smit f°ikthly Recording Date: 01/31/2017 Sale Type: Full Sale Date: Tax: 12/30/2016 MLS: Deed Type: Grant Deed 01/31/2017 Sale Price: $31,500 Owner Name: Barrios Luis Document Number: 43340 Seller: Chau Howard Recording Date 01/31/2017 01/31/2017 08/29/2013 Sale Date 01/26/2017 12/30/2016 05/28/2013 Sale Price$31,500 $12,000 Nominal Y Buyer Name Barrios Luis Barrios Luis Chau Howard Seller Name Barrios Maria G A Chau Howard St Paul African Methodist Epis Document Number 43341 43340 380836 Document Type Interspousal Deed Transfer Grant Deed Grant Deed Property Map i100' ==Now.N 70' 70' 100' i 25 yaxds I tiNrK_I Z�'�11te=-vah,::a:n ::�r�gZ7 f e *Lot Dimensions cri c - . :•;r .y ti 4 E MITI St '^ E W n 200 yards, T 'n' L ��'i:tC�3=7f:'i7RiJT-'.C7r�c 4`i Courtesy of LARA FERNANDEZ, KELLER WILLIAMS REALTY, California Regional MLS within this report is compiled by CoreLogic from public and private sources. The data is deemed reliable, but is not The property Detail of the data contained herein can be independently verified by the applicable county or municipality. Gereratec E San Jacinto St a a > Uft E Sant Fe sit n 200 yards, T 'n' L ��'i:tC�3=7f:'i7RiJT-'.C7r�c 4`i Courtesy of LARA FERNANDEZ, KELLER WILLIAMS REALTY, California Regional MLS within this report is compiled by CoreLogic from public and private sources. The data is deemed reliable, but is not The property Detail of the data contained herein can be independently verified by the applicable county or municipality. Gereratec Nlpa O O N = O fA 7C• m W N CD o0 C, C4 1 n�ur- = a O O 4Q'fl m n O C 5.1 290-041-00 Lot E LOTS 10,11,12 WATER RESERVATION ONLY Lot D 4.52 101 0136 39 ---- -P- i R,t-, - - ---- ----- i s4 te' 50 t tis 115 10 ; 9 8 7; 6 Ap i 0] t; --- ----�-- --- --- 3 --LIJ 04 11 Re 12 1 _ 11 Ip - 08 07 O0 OS ' 16' 2/' S0 s0 IOe 175 115 ��kN-JkCFNT�-------------ffRfE4 54.4 50 �i 100 'B 100 ' 06 46 9 2 I� 12 IS 95 �, oe 47 ' 042 a 19 »i 16 22 O ' ' 20 21 10 - 1 too ti 45 45 - too 100 --MTM-f[—-----—------S+RfET 150 i Iso 06 01 02 03 U/ 0 4 3D 52 48 49 51 50 S° 07 too I 4a �1 —1 —I Q Q n n -4- -4- :z Z Z O O N — Cn CO O cr 4� C) O O d Q - C7 ro O Q 3 � o� n � N CT W\ 47i (14 V rn \ 00 i e It wqnrl�— � KW:COMMERCIAL KENNETH PATTERSON DOUGLAS REYNOLDSON 1473 Ford Street Agent Commercial Real Estate Investment Advisor Redlands, CA 92373 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com dreyynoldson@kwcommercial.com CLARE #01456022 We obtained the wdowmt on above from sources h bel eve to be recede. However, we have not vedried 'Is awuracy and make rn guarantee, vuarrarrly a representatton about i[. It is submitted subject to the possidldy of errors, omissions, change of Price, rental a other condibons, prior sale. Wase a fnarx'rg, or wfth&awal rirthout rotioe. We include projections, opm ors, a:sunv ons or estir-&es lbr aarm o*. and they may not represent ourrent or tuture performarxe of the property. You and your am and legal advisors shaJd conduct yam own investigat'ron of the property and transactor. www.kwcommercial.com LAND FOR SALE _ _`:.. "iil"l;i'ii x '!�. r_I' '_t.;t •ail ��irl:. .ia ;:_ i Comparable Sale 1'f3 • Property Profile • Assessor's, Parcel Map • Aerial KW:COMMERCIAL KENNETH PATTERSON DOUGLAS REYNOLDSON 1473 Ford Street Agent Commercial Real Estate Investment Advisor Redlands, CA 92373 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com dreyynoldson@kwcommercial.com CaIBRE 401456022 We obtained the infonnaton above fro sor.aces We bayous to be reliable. However, we have not verified its acwacy and make ro guarantee, warranty ara''esentation about it. Itis submitted subject to the poss!bifty of er:ora, cmiss'cre, change of price, rental or other condition% prim sa'e, lease or.Pia^ 'ng. or withdrawal witFan MEce, we idude projections, opinions, assumptions c, estimates for example cry, -d they may not represent currard cr fume performance of the property. You and your tax and Wal advisors should conduct your own investgatcn of the property and transaction. www.kwcomfnercial.com 1005 E Benedict Rd, San Bernardino, CA 92408, San Bernardino County Owner Informatibm N/A N/A 6,250 $18,000 weds` B1 dip Stq]Ft, Lot Scr,Ft, Slidb2pnib N/A N/A VCNT LND-NE 05/17/2016 Wathw Yfe Bbilb TOW- Salliv,Oatw Owner Name: Valles Ramiro Ramirez Tax Billing Zip: Mail Owner Name: Ramiro Ramirez Valles Tax Billing Zip+4: Tax Billing Address: 411 W D St #c Owner Occupied: Tax Billing City & State: Ontario, CA Location, Info rmatton Zip Code: 92408 Comm College District Code: Carrier Route: CO22 Census Tract: Zoning: IL Topography: Tract Number: 2896 Neighborhood Code: School District: San Bernardino Tax Information APN : 0280-213-06-0000 Lot: Tax Area: 7208 Water Tax Dist: Tax Appraisal Area: 12 Legal Description: TRACT 2896 LOT 36 Assessment & Tax Assessment Year 2017 2016 Assessed Value - Total $9,198 $9,018 Assessed Value- Land $9,198 $9,018 YOY Assessed Change ($) $180 $135 YOY Assessed Change (%) 2% 1.52% Tax Year Total Tax Change ($) 2015 $119 2016 $265 $146 2017 $273 $8 Special Assessment Tax Amount Sbcofire Fp-5 City Snbndo $152.98 Sb Valley Muni Wtr Dbt Svc $14.02 School Bonds $9.26 San Bdno Comm College Bond $3.45 Co Ventor Control $1.30 Total Of Special Assessments $181.01 CQ1Tar(aoter,Wtfas County Land Use: Vacant Land Lot Acres: Universal Land Use: Vacant Land (NEC) Lot Area: Lot Frontage: 50 Water: Lot Depth: 125 Sewer: Listing Information ExpiiediL §fii-g 9 91762 3444 No San Bernardino Vly ] 72.00 Flat/Level 092-092 36 San Bernardino Vly ] 2015 $8,883 $8,883 Change (%) 123.38% 3.03% 0.1435 6,250 Public None Courtesy of LARA FERNANDEZ, KELLER WILLIAMS REALTY, California Regional MLS The data !1-r - this report is compiled by Corel-ogic from public and private sources. The data is deemed reliable, but is not - The property Detail accuracy of the data contained independently • of this .s c with the applicable county or municipality. Generated on 03/09/2018 x. ' MLS Listing Number, MLS Status: MLS Area: MLS Status Change Date MLS Listing # MLS Status MLS Listing Date MLS Listing Price MLS Listing Cancellation Date I413147 Expired 274 - SAN BERNARDINO 06/02/2004 I307845 Expired 02/10/2003 $40,000 02/10/2004 Last: MArket Sale & Sa ILas ; Riato y, MLS Current List Price MLS Listing Agent: MLS Listing Broker: $40,000 Bragirut-Ruthie Ragin RUTHIE RAGIN REALTY Recording Date: 06/01/2016 Sale Type: Full Sale Date: 05/17/2016 Deed Type: Grant Deed Sale Price: $18,000 Owner Name: Valles Ramiro Ramirez Document Number: 214027 Seller: Varga Eduard & Daniela Recording Date 06/01/2016 07/10/2012 07/13/2005 07/13/2005 01/04/1999 Sale Date 05/17/2016 05/12/2012 07/11/2005 05/10/2005 12/16/1998 Sale Price $18,000 $8,050 $32,500 $5,000 Nominal Y Buyer Name Valles Ramiro R Varga Eduard & Daniela Cirigliano Lucia Lira San J Lira San J Seller Name Varga Eduard & Daniela Tax Coll Of San Lira San J Lira Jose Bankers Trust Co Ca Bernardino County (Te) Document Number 214027 273922 501106 501105 97 Document Type Grant Deed Tax Deed Grant Deed Grant Deed Corporation Grant Deed Recording Date 04/21/1998 Sale Date 04/15/1998 06/1978 Sale Price $12,180 $11,500 Nominal Buyer Name Bankers Trust Mcclelland William F Seller Name Town & Country Title Chavez Raul V Svcs Document Number 149509 9488-421 Document Type Trustee Deed Deed Re Mortgage History Mortgage Date Mortgage Amount Mortgage Lender Mortgage Code 07/20/1994 $45,000 Long Bch Bk Conventional Courtesy of LARA FERNANDEZ, KELLER WILLIAMS REALTY, California Regional MLS The data this report is compiled by Core Logic from public and private sources. The data is deemed reliable, but is not . r. of the data contained herein can be independently verified by -1 -. recipient of this report with the applicable county Property Detail Generated on 03/09/2018 Rrnapertyry Kap) . fifrocit- if: r2fi' 1726' 1-5011 ,y. E 3grr z a F Htw N HbPL. Sr Courtesy of LARA FERNANDEZ, KELLER WILLIAMS REALTY, California Regional MLS The data within this report is compiled by Core Logic from public and private sources. The data is deemed reliable, but is Property Detail of the data contained herein can be independently verified by 'I = recipient of this report with the applicable or municipality. 1 � Y on 03/09/2018 r.irir I e, 0136 �u 35 I u j I � 64.88 81.71 JO PS I f� N 17 J. �_ 3e �IPs.JS P 03 04 D5 06 +% 12 13 14 IS a tE VVV :(D 3 4 5 6 7 8 9 10 11 9120 !f2 j PS. lfi 64.8 � i ' 151.08 55 55 80 IPO 4G AO 43.63 (135] ] Ph. Lot 13 -- BLK. 55 24 08 iV p,S.pN v P3 29 18 30 _ 70 ID (iBo 21 10E.C9 55 � � ' 110 135 �I 0 --HFDfPHV6EtFC--------- STREET 00 I I 18 ' 1 I I I 53.78 s0 57.1 Sa 50 57.3 I N G :5 ss i• 01 02 03 01 OS 06 O7 0 ; 08 tl t! i9 1D }I 72 23 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 I 50 57.31 '+ I 57.36 50 22 ; i N 30 G ifi 29 15 28 H 27 13 26 12 25 II 24 10 23 D9 22 30 21 29 20 28 19 27 18 26 17 16 v 25 24 '^ I 55.73 sa = 14 z O - 61 6 = 63 _ " 64 v tl 65 N m 66 so ss,:fi I � I Q 1 -o�EitE$lid-----------------------ROADS-� 55.55 50!� 50 S5. v 01 02 03 01 OS Ofi 07 08 17 1fi 19 ZD 21 72 23 v l ' = 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 = 1 $* I T _ � 213 z 60 59 58 57 56 55 54 53 52 51 50 49 48 47 46 v ' I = V6 t5 14 13 12 11 10 09 30 19 28 27 26 25 24 Nmy 0 O N O X- W CD m N NN O CO In �y a � � � o 0 00:1v CD s c O N C 7 r q � 1'-100' N W 0 57.1 Sa 50 57.3 I N G p X � r-;�FOPE---------------- =-----=--4THE4-9— 00a0 I 50 57.31 '+ I 57.36 50 ; i I m y 04 05 17 Z It - 16 = 14 z O - 61 = 62 = 63 _ " 64 v tl 65 N m 66 y D7 De N69 =70 471 »72 =73 ^74 a 75 $ o m I 67 a 68 70 C O. q � 1'-100' N W 0 '•tit— I:I'ii KW. COMMERCIAL KENNETH PATTERSON DOUGLAS REYNOLDSON 1473 Ford Street Agent Commercial Real Estate Investment Advisor Redlands, CA 92373 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com dreyynoldson@kwcommercial.com CaIGE #01456022 We obtaned the infonntatiorr above from sources we believe to be reliable. Flowever, we to not verifed As accuracy and make ro g"ardee, wananty or representeron about it. K is subw&ed subject to the possibility of errors, omissions, chwVe of price, rental a other crnd¢rons, prior sate, Wme or fraricirg, or withdrawal wthout notice. We include projecCtorr, op'umons, assxnpti or estimates for example only, and they may rot repreawd currart or hxura perb� of"property. You and yow tax and legal advisors skald corrck)a yar awn investigation of the property and trarrsaction. www.kwconiniercial.com Comparable a e • Property Proflle • Assessor's P Map • Aerial KW.COMMERCIAL KENNETH•PATTERSON DOUGLASREYNOLOSON 1473 Ford Street Agent Commercial Real Estate Investment Advisor Redlands, CA 92373 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com drenoldson@kwcommercial.com Cal6RE #01456022 We obtaited tta' inbrrr&ian above from Boraces we believe to be m5a0e. However. we have not verified hs accuracy and make ro guarantee, —a•fq or rap,aserctatrn aW t iL It is subaTdted sutZ,, ct L dne po l'dy of enorr% omi. gc,,s. charge of psics. ; ental or other conditions. Prior sale, lease c.'"mar�°r�. a vv, hd&ewal w Sovi We i� +ude prcjec icm cpmons, assumptions or esWi3les Tor ema<1 - .ry, and UW may not represent current or future performance of V s Yo-, and yos tax and legal amia ,s s -,M conduct your owa mvestigation of tf!e property and transaction. 1095 Hope St, San Bernardino, CA 92408-2528, San Bernardino County Owner Inf6mati.b.ni N/A N/A 6,957 $16,000 Beds BldW,StV t Latt"_rg-cpFt, 14L r"S-al�l3nibe N/A N/A RES -NEC 01/22/2004 Batltlr VitBiuiltl Ty!p& 141LT-Salew Watie, Owner Name: Corona Octaviano Tax Billing City & State: San Bernardino, CA Owner Name 2: Gutierrez Jose Luis Amaro Tax Billing Zip: 92408 Mail Owner Name: Octaviano Corona Tax Billing Zip+4: 2528 Tax Billing Address: 1095 Hope St Owner Occupied: Yes Location In{for , 'aff Zip Code: 92408 School District: San Bernardino Carrier Route: CO22 Comm College District Code: San Bernardino Vly J Zoning: 91/6 Census Tract: 72.00 Tract Number: 2896 Neighborhood Code, 092-092 Tax Information APN: 0280-213-24-0000 Lot: 46 Tax Area: 7208 Water Tax Dist: San Bernardino Vly J Tax Appraisal Area: 12 Legal Description: TRACT 2896 LOT 46 - ,essment & Tax Assessment Year 2017 2016 2015 Assessed Value- Total $19,601 $19,217 $18,928 Assessed Value- Land $19,601 $19,217 $18,928 YOY Assessed Change ($) $384 $289 YOY Assessed Change (%) 2% 1.53% Tax Year Total Tax Change ($) Change (%) 2015 $251 2016 $395 $144 57.25% 2017 $407 $12 3.05% Special Assessment Tax Amount Sbcofire Fp-5 City Snbndo $152.98 Sb Valley Muni Wtr Dbt Svc $29.89 School Bonds $19.73 San Bdno Comm College Bond $7.36 Co Ventor Control $1.30 Total Of Special Assessments $211.26 CQtraraater�t'r�s County Land Use: Vacant Land Lot Acres: 0.1597 Universal Land Use: Tax: Residential (NEC) MLS: Lot Area: 6,957 Vacant Land (NEC) ,:Estimated 'Value RealAVM" (1): $32,039 Confidence Score (2): 71 ReaIAVMTm Range: $26,592 - $37,486 Forecast Standard Deviation (3): 17 Courtesy of LARA FERNANDEZ, KELLER WILLIAMS REALTY, California Regional MLS The data within this report is compiled by CoreLogic from public and private sources. The data is deemed reliable, but is not guaranteed. The Property accuracy of the data contained herein can be independently verified by i: report with the applicable r'- 1 , or municipality. p Y Deta i on 03/09/2018 Value As Of: 03/01/2018 . a CoreLogicCkr . u . -4 f.M(],EE+:{ nct .c r:sc- in 'i u' r I i _ . (2) s Ce3dr•r_ • 5:w[ft 3` I r ,11[•nt:o v.ni& sxdec t+prrL.j .a,o,...�1 E•u31aLi, _ v p1.•.l:'ty ,'all &t+n1• .'na! F- s a+'x.2 l'hi '1�.Nf*LL 5:4'e. rHn�L' 'c 6'- _C+ Cr�'d: i:'r`-' [0"` -ES [!^H (]-1J1•'.'r' +fid qua-tl!•; of (:ata or -%'L 'I-OhLr CGrL'CICNCC 5'_nlra Y: Y:IC Iq r. L'r _P17 �:p L•-L'C 6CO1 !'� :••ia'lt L' ��y([[I!y nates, !oiNe, rwblity e d oi2ntiiy p.` :72E2 2"di Jl lrr7.rtCld $;I'lYil!]l''Ity V tllt' 5Ltjf:Ct )rfJOt''r:y ii,) o-rnparat,& fialPS 'fe -4— f r'0105 colfi 1e'jce •n aft A0 CsSlYett P^t L • -+ n n' y:C{L' all..^. 'nC2r'R,, :P. C_�-ir•ilti• c .. "Y.` -'OI,:. -0 [.t,r-f-C{'itL ,pct,,. re •{�' �; a :tBt si,r Sha: ^•:aspres Enc il4e y eengc or cn5peraior e• A%+1 c;t•r1 ait Nr.sre r,' V -s :::. 1..,r;. ; of the -i'': r— a7,: ' .'rauab!v t- ;•r. AVP' at rr :'mc of cst•rr!a:ori The ., ..:.r":r' :r-'. •oa[.- r[++•f:Cl•'l:t tri5t it-[ :r.0 vrr,+, 1 a - - degree +a c.� ••••: Likitihr91 lidbrcra swan MLS Listing Number: MLS Status: MLS Area: MLS Status Change Date: MLS Current List Price: C316442 Closed 274 - SAN BERNARDINO 02/13/2004 $15,900 Last Karket. Sally gig Sales E isto.ryi Recording Date: 10/05/2016 Sale Date: Tax: 09/13/2016 MLS: Sale Price 01/22/2004 Sale Price: $20,000 Document Number: 416040 Sale Type: Unknown Recording Date 10/05/2016 Sale Date 09/13/2016 Sale Price $20,000 Nominal Buyer Name Corona Octaviano Seller Name Moreno Jesus Document Number 416040 Document Type Grant Deed Recording Date 07/08/1986 Sale Date Owner Name: . .......... Sale Price Corona Oetaviano Nominal Buyer Name Arana Mary E Ea Seller Name Moreno Jesus Document Number 178506 Document Type Deed (Reg) 01/22/2004 12/17/2003 $16,000 Moreno Jesus Baghdikian Yaghia & Sonia 52782 Grant Deed Closing Date: 01/22/2004 MLS Sale Price : $16,000 MLS Listing Agent: C18141 -Daniel Malek MLS Listing Broker: CENTURY 21 BEACHSIDE Deed Type: Grant Deed Owner Name: Corona Oetaviano Owner Name 2: Gutierrez Jose Luis Amaro Seller: Moreno Jesus 12/10/2001 08/21/2001 12/27/2000 10/18/2001 06/26/2001 10/30/2000 $8,000 $2,000 Y Y Baghdikian Yaghia Baghdekian Yaghia Nrll Inc NO Inc Nrll Inc Arana Mary E 558695 380736 477201 Rerecorded Deed Corporation Grant Deed Grant Deed Courtesy of LARA FERNANDEZ, KELLER WILLIAMS REALTY, California Regional MLS - , within this report is compiled by Core Logic from public and private sources. The data is deemed reliable, but is not :.i +:rd 1: r The accuracy of the data contained herein can be independently verified by -r • r• • 1,• i of this report with the applicable county municipality. Property Detail Generated on 03/09/2018 P imp-erwy ttv), —ss. 121V 126' —57' — _ 25 yards , 6z7-Bcza-B Lit =3h Cx.-.,c +a cs-3�r» :i Lf-'YI AW Courtesy of LARA FERNANDEZ, KELLER WILLIAMS REALTY, California Regional MLS The data within this report is compiled by CoreLogic from public and private sources. The data is deemed reliable, but is not . . of the data contained herein can be independently verified by the recipient of this report with the applicable county municipality. Z00 yards , a i�'ELIiCt_=_:fi C:•^ux=:•:.F � i_;�?�=�E Property Detail on 03/09/2018 Page 3 of 3 [T I 50 I ch I I 1 I I r I 1 p I 18 I 1 1 I I �- o �EitE$li�---------------/p�- I I --- ` 62.6a 62.75 1 32 125.36 a 03 04 OS 0E 51 t] It IS g IE — 3 4 5 6 7 8 9 10 11 -12 is n 2� 75.76 62.6 1 151.08 55 55 60 120 4G 40 41.63 (135) 21 sl J. I I I TB.g 13 j - 24 OB it 20[.C9n I 120 175 I 0 I�-HWfPfNB-4C-E----------- STREET = o0 53.78 so 50 55.84 01 01 06F-8 181 2 L�415 6 10 11 12 13 14 15 212 v 30 �^ Ifi 29 IS 28 14 27 13 26 12 25 11 24 10 23 09 22 70 21 19 20 28 19 27 18 26 17 16 YS 21 '^ 56.75 50 ` 50 55.26 -------=-----=---S-TRfE4-sem-i I 50 57.37 1 I 51.36LftU - Ot 2 17 z It - i= t6 v 16-B769 = 70 71 7273 7475 t 61 =63 64 65 m 66 67 - 68 � 75 5a V -1n Nn � p X � 00 a e aD N A 0 � 0 m m om e Q. ?;:56 Ramona .: ar CA 924.111 X3111 ;tion W1"W + a 011" "ir A • r = l KW COMMERCIAL KENNETH'PATTERSON DOUGLAS REYNOLDSON 1473 Ford Street Agent Commercial Real Estate Investment Advisor Redlands, CA 92373 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com drenoldson@kwcommercial.com CalKRE #01456022 We obtared the info b m abase tram wurces we believe to be reliable. However, we have not veiW its accuracy and make m guarantee. wanarq ar rvpresentatm abort it it is submitted subject to the possibiity of errors. omissions, change of price, rental a other condfims, pre sale. lease a Lancing. a withdrawal With—t r fte. We include projedtkxrs gphlans� assumptions or estimates for example only, and they may not represent marent or future perfo , nce of the property. You and your tax and legal advisors shmM conduct youravm investi aton of the property and transaction. www.kwcommercial.cam F y 0-10 A. sum--. tea'°''•` . KW COMMERCIAL KENNETH'PATTERSON DOUGLAS REYNOLDSON 1473 Ford Street Agent Commercial Real Estate Investment Advisor Redlands, CA 92373 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com drenoldson@kwcommercial.com CalKRE #01456022 We obtared the info b m abase tram wurces we believe to be reliable. However, we have not veiW its accuracy and make m guarantee. wanarq ar rvpresentatm abort it it is submitted subject to the possibiity of errors. omissions, change of price, rental a other condfims, pre sale. lease a Lancing. a withdrawal With—t r fte. We include projedtkxrs gphlans� assumptions or estimates for example only, and they may not represent marent or future perfo , nce of the property. You and your tax and legal advisors shmM conduct youravm investi aton of the property and transaction. www.kwcommercial.cam LEADING BROKER'S RESUME U/`f7%2617 .rfll,1 ,. Resume for Kenneth Patterson: 1975 to late 1979 Mess Management Specialist for USN (primary jobs: Staff Cook, Mess Manager, maintained food supplies and Buyers agent for ships food) I was E4 at time of discharge. Licensed as a California Real Estate Agent in 1979 Licensed as a California Real Estate Broker in 1989 Licensed as a Security Dealer with the National Association of Security Dealers (FINRA) in 1995. (Series 7 and 63 license, State of California Fixed and Variable life license) 1993-1995 Manager of Neighborhood Mortgage Corp. in Costa Mesa, Ca. (4 offices in Southern Ca.) We did over $80 million in Originating Residential and Commercial loans yearly. 1995 through 1997 Independent Security Dealer with American Express Financial Advisor. Since 1998 through 20111 managed Investment Retirement accounts for clients as an Independent Security Dealer and Small Group Health Benefits; through Lighthouse Capital Corporation out of Monterey, CA. From 1979 through 1999 I primarily sold and developed land to and for developers as an independent agent/broker. From 2000 to 2005 I incorporated residential sales into my sales activities because of demand by builders/developers I worked with. At which time I became an associate broker with Coldwell Banker Kivett-Teeters, I averaged 70 closed transactions per -year, until the recent down tum in the market. Mid -year 2005 to August 2012; Coldwell Banker Commercial Kivett-Teeters became the newest Commercial franchise. I deal in Commercial Sales, Building Leases, Ground Leases, land Sales and development. 2003-2007 I have been awarded the International Presidents Circle from Coldwell Banker International, which places me in the top 5% of Sales Associates Internationally. KW COMMERCIAL KENNETH PATTERSON DOUGLAS REYNOLOSON 1473 Ford Street Agent Commercial Real Estate Investment Advisor Redlands, CA 92373 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com dreyynoldson@kwcommercial.com CaIBRE #01456022 We obtained the information above from scuroes x thieve to be.re9ade. i#wvever, we have rot verified its accuracy and make no guara^'ee. warranty or representation about d. tt is submitted sul*ct to the possibility of errors, orriissmns, ctvange of price, rental or other conditions. prix, sale, lease a financing, a withdrawal wittiout notice. We include projections, opirions, --no— a,estirmates Sa —mills a*. and kney may not represent curent a future performance or ft property. You and your tax and ilegal advisors shaAd conduct your cvx, nvestgatmn of the arty and ttari wCo m m ercial. corn LEADING BROKER'S RESUME ,l "[: .rcl �t?i' ill :II 1: rA L August 2012 to Current I moved to Keller Williams Commerrcii& as, a&Associate Broker in Redlands Ca. Doing the same business practices in the commerciiiE are,e,nai plias I now work with Asset Managers for Defaulted Notes and Real Est>ate;.Ptobate,and, Bankruptcy Trustees. I'm also currently an Independent Financial Advisor fibr C61bra&Fini ancial Services. Kenneth Patterson KW Commercial 1473 Ford St Ste #200 Redlands, Ca. 92373 951-318-8516 cell 909-793-8200 Fax koWommercialt, mail.com Ca Lic#00774852 KW.COMMERCIAL KENNETH PATTERSON DOUGLAS REYNOLDSON 1473 Ford Street Agent Commercial Real Estate Investment Advisor Redlands, CA 92373 0 909.793.2100 0 909.793.2100 C 909.478.4517 kenpcommercial@gmail.com dreyynoldson@kwcommercial.com CaGE #01456022 We obtafied the inforrnalon above from sources we heli v to be rdiatle. However, was have rot verified As accuracy and mace no guarantee, warranty or %presentation about it- tt is sda nibed subject to the possibility of errors, wnissions, dirge of pry, rerrLdel or other cordibons, prior sale, team or hnarxvg, a withdrawal without notice. We include projections, orkiom, assumptions or estimates for example arty, and they may not mpresem awrrecd or future pedomam of the property. You and your tax and legal advisors should conduct your own investigation of the property and kwmctiorr. www.kwconimercial.com PURCHASE AND SALE AGREEMENT AND JOINT ESCROW INSTRUCTIONS SELLER: Successor Agency to the Redevelopment Agency of the City of San Bernardino BUYER: The Felix Family Trust Dated 2008, Ricardo Felix and Gricelda Felix, Trustees DATED: June 6, 2018 (2355 N. Ramona Avenue, San Bernardino, California APN 0148-173-07) BASIC TERMS Buyer: The Felix Family Trust Dated 2008, Ricardo Felix and Gricelda Felix, Trustees Buyer's Address: The Felix Family Trust Dated 2008, Ricardo Felix and Gricelda Felix, Trustees Attention: Ricardo Felix 6775 N. Escena St. San Bernardino, CA 92407 Tel. 909.499-8957 Email: feiitauewmoieivre(a.: a:ol.zorn City: The City of San Bernardino Closing Contingency Date: September 14, 2018 Closing Date (or Closing) Estimated to occur by July 1, 2018, but not later than the Outside Date Deed: A grant deed in the form of Exhibit B hereto Effective Date: June 6, 2018 Escrow Holder: Commonwealth Land Title A Fidelity National Financial Company 888 S. Figueroa Street, Suite 2100 Los Angeles, CA 90017 Tel: (213) 330-3059 Attention: Crystal Leyvas, Vice President, National Accounts National Commercial Services Direct: (213) 330-3059; email: 0ey as,a chic.com (or another escrow holder mutually acceptable to Buyer and Seller) Independent Consideration Amount: Two Hundred Dollars ($200.00) Outside Date: October 9, 2018; provided that such date may be extended by mutual writing agreement by Seller and Buyer Purchase Price: Twenty -Nine Thousand Seven Hundred and Five Dollars ($29,705.00) Real Property: That property described in Exhibit A hereto; the subject property is sometimes referred to as APN 0148-173-07 Seller: Successor Agency to the Redevelopment Agency of the City of San Bernardino Seller'&Ad&ess: 290 N. "D" Street — Third Floor San Bernardino, California 92418 Attention: Andrea M. Miller, City Manager Tel. (909) 384-5122 Fax: (909) 384-5138 Email: Miller An(d,sb ' .orw- Soil and Title Contingency Date: August 14, 2018 Title Company: Commonwealth Land Title A Fidelity National Financial Company 888 S. Figueroa Street, Suite 2100 Los Angeles, CA 90017 Tel: (213) 330-3059 Attention: Crystal Leyvas, Vice President, National Accounts National Commercial Services (direct: (213) 330-3059; email: Cleyvas(c )cltic.com (or another title company mutually acceptable to Buyer and Seller) 0) PURCHASE AND SALE AGREEMENT AND JOINT ESCROW INSTRUCTIONS This PURCHASE AND SALE AGREEMENT AND JOINT ESCROW INSTRUCTIONS ("Agreement") is made and entered into as of 2018 (the "Effective Date") by and between Seller and Buyer. l RECITALS A. Seller is the fee owner of the Real Property. The Real Property is approximately 0.17 acres of vacant parcel. B. Seller has offered to sell to Buyer the Real Property described herein for the price and subject to the terms set forth below. Buyer has considered the offer by Seller and agrees to buy from Seller the Real Property, as more specifically described below. C. In addition to the Purchase Price, material considerations to Seller in agreeing to enter into this Agreement, Buyer has agreed to pay to Seller the Independent Consideration Amount; NOW, THEREFORE, in consideration of the mutual covenants and agreements contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Seller and Buyer agree as follows: 1. Purchase and Sale. Seller hereby agrees to sell the Real Property to Buyer, and Buyer hereby agrees to purchase the Real Property from Seller, on the terms and conditions set forth in this Agreement. The term Real Property is defined collectively as the following: (a) The fee interest in the Real Property to be conveyed by a grant deed in the form of the Deed; and (b) All personal property, equipment, supplies, and fixtures owned by Seller and located at the Real Property. 2. Pati went of Consideration. As consideration for the sale of the Real Property from Seller to Buyer, Buyer shall, at the Closing (as defined below), pay to Seller the Purchase Price for the Real Property. Upon payment of the Purchase Price (less any adjustments made to clear liens and to defray Seller's costs of sale including, but not limited to, the preparation of legal documents and validation of the purchase price incurred by the City of San Bernardino and the Seller's share of closing costs), the use of sales proceeds by Seller is a matter with which Buyer is not concerned. 3. Escrow and Independent Consideration. (a) Opening of Escrow. For the purposes of this Agreement, the escrow ("Escrow") shall be deemed opened ("Opening of Escrow") on the date that Escrow Holder receives a copy of this Agreement fully executed by Buyer and Seller. Buyer and Seller shall use their best efforts to cause the Opening of Escrow to occur on or before five (5) business days after the Effective Date. Escrow Holder shall promptly notify Buyer and Seller in writing of the date of the Opening of Escrow. Buyer and Seller agree to execute, deliver and be bound by any reasonable or customary supplemental escrow instructions or other instruments reasonably required by Escrow Holder to consummate the transaction contemplated by this Agreement; provided, however, that no such instruments shall be inconsistent or in conflict with, amend or supersede any portion of this Agreement. If there is any conflict or inconsistency between the terms of such instruments and the terms of this Agreement, then the terms of this Agreement shall control. Without limiting the generality of the foregoing, no such instruments shall extinguish any obligations imposed by this Agreement or any other agreement between Seller and Buyer. (b) Independent Consideration. Within two (2) days after the Effective Date, Buyer shall pay to Seller the Independent Consideration Amount to be retained by Seller as non- refundable independent consideration. The Independent Consideration Amount has been bargained for and agreed to as consideration for Seller's execution and delivery of this Agreement and Seller holding the Real Property off the market for a period commencing as of the Effective Date and continuing until the Outside Date and for the rights and privileges granted to Buyer herein, including any and all rights granted to Buyer to terminate this Agreement under the circumstances provided for herein. Notwithstanding anything to the contrary contained in this Agreement, the Independent Consideration Amount shall be non-refundable in all events, except for (i) Seller's default hereunder, (ii) the failure of the Oversight Board of the Successor Agency to the Redevelopment Agency of the City of San Bernardino (the "Oversight Board") to approve the sale of the Real Property as provided under this Agreement, and (iii) actions by the California Department of Finance ("DOF") which prevent the disposition of the Real Property to Buyer as provided under this Agreement. If the Closing occurs, a credit shall be applied to the Purchase Price based upon payment of the Independent Consideration Amount. (c) Closing. For purposes of this Agreement, the "Closing" or "Closing Date" shall be the date the Deed (as defined below) is recorded pursuant to applicable law in the county in which the Real Property is located. Unless changed in writing by Buyer and Seller, the Closing shall occur on the Closing Date, or as soon thereafter as the conditions precedent to closing are satisfied pursuant to Sections 6 and 7 of this Agreement. If the Closing has not, for any reason, occurred by the Closing Date, then either Buyer or Seller may terminate this Agreement by delivering written notice to the other at any time after the outside Closing Date; provided, however, that if either party is in default under this Agreement at the time of such termination, then such termination shall not affect the rights and remedies of the non -defaulting party against the defaulting party. 4. Seller's Deliven• of Real Propert■ and Formation Documents. Within ten (10) days after the Effective Date, Seller shall deliver to Buyer the following items (collectively, the "Property Documents"): (a) Such proof of Sellers' authority and authorization to enter into this Agreement and to consummate this transaction as may be reasonably requested by Buyer and the Title Company consistent with the terms of this Agreement, including without limitation approval of the Oversight Board of the sale of the Real Property by Seller to Buyer. In addition, Seller shall cause Escrow Holder to obtain and deliver to Buyer a Natural Hazard Report as provided for under Sections 1102 and 1103 of the California Civil Code (the "Natural Hazard Report") on or before the Soil and Title Contingency Date. 5. Bu► er's Right of Entry. From and after the Opening of Escrow through the earlier to occur of the termination of this Agreement or the Soil and Title Contingency Date, or as otherwise 4 agreed in writing by Seller prior to entry is effected, Buyer and Buyer's employees, agents, consultants and contractors shall have the right to enter upon the Real Property during normal business hours, provided reasonable prior notice has been given to Seller. (a) Investigation of the Real Propertv. In addition to the foregoing, the Buyer shall have the right, at its sole cost and expense, prior to the Soil and Title Contingency Date, to engage its own environmental consultant (the "Environmental Consultant") to make such investigations as Buyer deems necessary or appropriate, including any "Phase 1" or "Phase 2" investigations of the Real Property. If, based upon such evaluation, inspections, tests or investigation, Buyer determines that it, in its discretion, does not wish to proceed with purchase of the Real Property based upon the condition of the Real Property, Buyer may cancel this Agreement by giving written notice of termination to Seller on or before the Soil and Title Contingency Date which specifically references this Section 5. If Buyer does not cancel this Agreement by the time allowed under this Section 5, Buyer shall be deemed to have approved the evaluation, inspections and tests as provided herein and to have elected to proceed with this transaction on the terms and conditions of this Agreement. Buyer shall provide a copy to the Seller of all reports and test results provided by Buyer's Environmental Consultant promptly after receipt by the Buyer of any such reports and test results without any representation or warranty as to their accuracy or completeness. Buyer shall bear all costs, if any, associated with restoring the Real Property to substantially the same condition prior to its testing by or on behalf of Buyer if requested to so do by Seller but excluding any latent defects or Hazardous Materials (as defined below) discovered by Buyer during its investigation of the Real Property. Buyer agrees to indemnify, protect, defend (with counsel satisfactory to Seller) and hold Seller and the Real Property free and harmless from and against all costs, claims, losses, liabilities, damages, judgments, actions, demands, attorneys' fees or mechanic's liens arising out of or resulting from any entry or activities on the Real Property by Buyer, Buyer's agents, contractors or subcontractors and the contractors and subcontractors of such agents, but in no event shall the indemnity of this Section include the discovery of pre-existing conditions by Buyer or any such liabilities, costs, etc. arising from the negligence or willful misconduct of Seller and/or its consultants. The indemnity obligations of Buyer set forth in this Section 5(a) shall survive any termination of this Agreement or the Close of Escrow. "Hazardous Materials" means any substance, material, or waste which is or becomes regulated by any local governmental authority, the County, the State of California, regional governmental authority, or the United States Government, including, but not limited to, any material or substance which is (i) defined as a "hazardous waste," "extremely hazardous waste," or "restricted hazardous waste" under Sections 25115, 25117 or 25122.7, or listed pursuant to Section 25140 of the California Health and Safety Code, Division 20, Chapter 6.5 (Hazardous Waste Control Law), (ii) defined as a "hazardous substance" under Section 25316 of the California Health and Safety Code, Division 20, Chapter 6.8 (Carpenter -Presley -Tanner Hazardous Substance Account Act), (iii) defined as a "hazardous material," "hazardous substance," or "hazardous waste" under Section 25501 of the California Health and Safety Code, Division 20, Chapter 6.95 (Hazardous Materials Release Response Plans and Inventory), (iv) defined as a "hazardous substance" under Section 25281 of the California Health and Safety Code, Division 20, Chapter 6.7 (Underground Storage of Hazardous Substances), (v) petroleum, (vi) friable asbestos, (vii) polychlorinated biphenyls, (viii) listed under Article 9 or defined as "hazardous" or "extremely hazardous" pursuant to Article 11 of Title 22 of the California Administrative Code, Division 4, Chapter 20, (ix) designated as "hazardous substances" pursuant to Section 311 of the Clean Water Act (33 U.S.C. § 1317), (x) defined as a "hazardous waste" pursuant to Section 1004 of the Resource Conservation and Recovery Act, 42 U.S.C. §6901 et seq. (42 U.S.C. 5 §6903) or (xi) defined as "hazardous substances" pursuant to Section 101 of the Comprehensive Environmental Response, Compensation, and Liability Act, 42 U.S.C. §9601 et seq. (b) No Warranties as to the Real Property. The physical condition and possession of the Real Property, is and shall be delivered from Seller to Buyer in an "as is" condition, with no warranty expressed or implied by Seller, including without limitation, the presence of Hazardous Materials or the condition of the soil, its geology, the presence of known or unknown seismic faults, or the suitability of the Real Property for development purposes. In addition, Seller makes no representations, warranties or assurances concerning the Real Property, its suitability for any particular use or with regard to the approval process for entitlements as to the Real Property. (c) Beer Precautions after Closin r. Upon and after the Closing, Buyer shall take all necessary precautions to prevent the release into the environment of any Hazardous Materials which are located in, on or under the Real Property. Such precautions shall include compliance with all laws, ordinances, statutes, codes, rules, regulations, orders, and decrees of the United States, the state, the County, the City, or any other political subdivision in which the Real Property is located, and of any other political subdivision, agency, or instrumentality exercising jurisdiction over the Real Property ("Governmental Requirements") with respect to Hazardous Materials. 6. Buyer's Conditions Precedent and Termination Richt. (a) Conditions Precedent. The Closing and Buyer's obligation to consummate the purchase of the Real Property under this Agreement are subject to the timely satisfaction or written waiver of the following conditions precedent (collectively, "Buyer's Contingencies"), which are for Buyer's benefit only. (i) Title Review. Within twenty (20) calendar days after the Opening of Escrow, Seller shall cause the Title Company to deliver to Buyer a preliminary title report (the "Report") describing the title to the Real Property, together with copies of the plotted easements and the exceptions (the "Exceptions") set forth in the Report; provided that the cost of the Report shall be borne by Seller. Seller acknowledges that the Buyer's Title Policy shall include an endorsement against the effect of any mechanics' liens; Seller will provide such indemnity or other assurances as necessary to induce the Title Company to provide such endorsement. On or before the Soil and Title Contingency Date, Buyer shall have approved in writing, in Buyer's sole discretion, any matters of title disclosed by the following (collectively, the "Title Documents"): (i) the Report; (ii) the Exceptions; (iii) the legal description of the Real Property and (iv) any survey Buyer desires to obtain at Buyer's sole cost and expense. Buyer shall have the same rights to approve or disapprove any exceptions to title that are not created by Buyer and that come into existence after issuance of the Report but prior to Closing. Seller shall, on or before the Closing, remove all deeds of trust, mortgages, and delinquent taxes (but not the lien for any real property taxes or assessments not yet delinquent). (ii) Buyer's Title Policy. On or before the Closing, the Title Company shall, upon payment (by Buyer) of the Title Company's premium, have agreed to issue to Buyer, a standard ALTA owner's policy of title insurance insuring only as to matters of record title ("Standard Buyer's Title Policy") in the amount of the Purchase Price showing fee title to the Real Property vested solely in Buyer and subject only to the (i) the standard, preprinted exceptions to Buyer's Title Policy; (ii) liens to secure payment of real estate taxes or assessments not yet delinquent; (iii) matters affecting the Real Property created by or with the written consent of Buyer; and (iv) those matters Z specifically approved in writing by Buyer. Buyer shall have the right, at its sole cost and expense, to obtain coverage beyond that offered by a Standard Buyer's Title Policy (such as an owner's extended coverage ALTA policy); provided, however, that Buyer's ability to obtain such extended coverage shall not be a Buyer's Contingency and Buyer's obligations hereunder shall in no way be conditioned or contingent upon obtaining such extended coverage. Buyer shall have sole responsibility for obtaining, and bearing the cost of, any endorsements and for any survey or other matters required by the Title Company for such extended coverage. In the event Buyer enters into a loan agreement to generate moneys to purchase the Real Property from Seller under this Agreement, Buyer and not Seller shall be responsible for the title insurance, closing costs and any other costs, fees or expenses in relation to Buyer obtaining such loaned moneys. The sale shall be all cash to Seller. (iii) Physical and Legal�Inspections and Studies. On or before Soil and Title the Contingency Date, Buyer shall have approved in writing, in Buyer's sole and absolute discretion, the results of any physical and legal (but not feasibility or economic) inspections, investigations, tests and studies Buyer elects to make or obtain, including, but not limited to, investigations with regard to zoning, building codes and other governmental regulations; engineering tests; soils, seismic and geologic reports; environmental audits, inspections and studies; environmental investigation or other invasive or subsurface testing; and any other physical or legal inspections and/or investigations as Buyer may elect to make or obtain. (iv) Natural Hazard Report. Seller shall cause the Escrow Holder to provide to Buyer prior to the Soil and Title Contingency Date the Natural Hazard Report described at Section 8(a)(iii) of this Agreement; provided that Seller shall bear the cost to prepare such Natural Hazard Report. (v) Property and Formation Documents. On or before the Soil and Title Contingency Date, Buyer shall have approved in writing, in Buyer's reasonable discretion, the terms, conditions and status of all of the Property Documents. (vi) Delivery of Documents. Seller's delivery of all documents described in Section 8, below. (vii) Representations and Warranties. All representations and warranties of Seller contained in this Agreement shall be materially true and correct as of the date made and as of the Closing. (viii) Title Company Confirmation. The Title Company shall have confirmed that it is prepared to issue the Buyer's Title Policy consistent with the provisions of this Agreement. (ix) Oversight Board and DOF Apj2roval. The Oversight Board and, if required as a condition of the issuance of title insurance or by either party hereto, approval by DOF, shall have been given as to the disposition of the Real Property by Seller to Buyer under this Agreement. (x) No Default. As of the Closing, Seller shall not be in default in the performance of any material covenant or agreement to be performed by Seller under this Agreement. (b) Termination Right. Each of (i), (ii) and (iii) shall operate independently and each shall entitle Seller to terminate this Agreement, as follows: (i) If the Independent Consideration Amount is not paid by Buyer to Seller by the time set forth therefor in Section 3(b)(i) of this Agreement, then this Agreement shall terminate upon Seller giving notice thereof to Buyer; (ii) If any of Buyer's Contingencies are not met by the Closing Contingency Date, and Seller so informs Buyer, Buyer may, by written notice to Seller, terminate this Agreement. If this Agreement is so terminated, then (except to the extent expressly allocated to one party hereto by this Agreement) any escrow, title or other cancellation fees shall be paid by Buyer, unless Seller is in default hereunder, in which case Seller shall pay all such fees. If the Agreement has not been terminated pursuant to (i) or (ii) of this Section 6(b) and Buyer has not terminated this Agreement in writing ("Termination Notice") on or before 5:00 p.m. on the Monday preceding the scheduled Closing ("Termination Notice Deadline"), then all such Buyer's Contingencies shall be deemed to have been satisfied and this Agreement shall continue pursuant to its terms. If Buyer has not delivered a Termination Notice as the items set forth in Sections 6(a)(i)-(xi) inclusive, prior to the Termination Notice Deadline, such Buyer's Contingencies shall be deemed to have been satisfied. If this Agreement is terminated, then (except to the extent expressly allocated to one party hereto by this Agreement) any escrow, title or other cancellation fees shall be paid by Buyer, unless Seller is in default hereunder, in which case Seller shall pay all such fees. (c) .Seller's Cure Right. Buyer shall notify Seller, in Buyer's Termination Notice, of Buyer's disapproval or conditional approval of any Title Documents. Seller shall then have the right, but not the obligation, to (i) remove from title any disapproved or conditionally approved Exception(s) (or cure such other title matters that are the basis of Buyer's disapproval or conditional approval of the Title Documents) within five (5) business days after Seller's receipt of Buyer's Termination Notice, or (ii) provide assurances reasonably satisfactory to Buyer that such Exception(s) will be removed (or other matters cured) on or before the Closing. With respect to any such Exception, it shall be sufficient for purposes hereof for Seller to commit in writing, within the applicable period, to remove such Exception at or before the Closing. Seller's failure to remove such Exception after committing to do so shall be a default hereunder. An Exception shall be deemed removed or cured if Seller furnishes Buyer with evidence that the Title Company will issue the Buyer's Title Policy, as defined herein, at the Closing deleting such Exception or providing an endorsement (at Seller's expense) reasonably satisfactory to Buyer concerning such Exception. If Seller cannot or does not remove or agree to remove any of the disapproved Exception(s) (or cure other matters) within such five (5) business day period, Buyer shall have three (3) business days after the expiration of such five (5) business day period to give Seller written notice that Buyer elects to proceed with the purchase of the Real Property subject to the disapproved Title Document(s), it being understood that Buyer shall have no further recourse against Seller for such disapproved Title Exception(s). 7. Seller's Conditions Precedent and Termination Rizht. The Closing and Seller's obligations with respect to the transaction contemplated by this Agreement are subject to the timely satisfaction or written waiver of the following condition precedent ("Seller's Contingencies"), which are for Seller's benefit only: 0 (a) Completion of Title Review. Seller shall have received written confirmation from Buyer on or before the Soil and Title Contingency Date that Buyer has completed its review of title and that the condition of title satisfactory. (b) Confirmation Concerning Site. Seller shall have received written confirmation from Buyer on or before the Soil and Title Contingency Date that Buyer has reviewed the condition of the Real Property, including without limitation concerning Hazardous Materials, zoning and suitability, and approves the condition of the Real Property. (c) Confirmation Regarding Buyer's Title Policy. Seller shall have received written confirmation from Buyer on or before the Soil and Title Contingency Date that Buyer has approved a pro forma title policy. (d) Liens. Seller shall have obtained the consent of any lien holder to the release of such liens prior to or concurrent with closing. (e) Oversight Board and DOF Approval. The approval by the Oversight Board and DOF shall have been given as to the disposition of the Real Property by Seller to Buyer under this Agreement. (f) Delivery of Documents. Buyer's delivery of all documents described in Section 9(a), below. Should any of Buyer's Contingencies not be met by the respective times set forth for the satisfaction for such contingency (and without regard to whether all such contingencies have been removed or satisfied) and Buyer has so informed Seller, Seller may, by written notice to Buyer, terminate this Agreement; such termination rights shall be in addition to those termination rights of Seller as set forth in Section 6. If this Agreement is so terminated, then (except to the extent expressly allocated to one party hereto by this Agreement) any escrow, title or other cancellation fees shall be paid by Buyer. 8. Seller's Deliveries to Escrow Holder. (a) Seller's Delivered Documents. At least one (1) business day prior to the Closing Date, Seller shall deposit or cause to be deposited with Escrow Holder the following items, duly executed and, where appropriate, acknowledged ("Seller's Delivered Items"): (i) Deed. The Deed. (ii) FIRPTA/Tax Exemption Forms. The Transferor's Certification of Non -Foreign Status in the form attached hereto as Exhibit C (the "FIRPTA Certificate"), together with any necessary tax withholding forms, and a duly executed California Form 593-C, as applicable (the "California Exemption Certificate"). (iii) Hazard Disclosure Re ort. Unless earlier delivered to Buyer, Seller shall cause Escrow Holder to obtain and deliver to Buyer, at Seller's cost, a Natural Hazard Report as provided for under Sections 1102 and 1103 of the California Civil Code (the "Natural Hazard Report") before the Closing. 9 (iv) Possession of Real Property. Possession of the Real Property free of any tenancies or occupancy. (v) Authori . Such evidence of Seller's authority and authorization to enter into this Agreement and to consummate this transaction as may be reasonably requested by Buyer and the Title Company which are consistent with the terms of this Agreement. (vi) Further Documents or Items. Any other documents or items reasonably required to close the transaction contemplated by this Agreement as determined by the Title Company which are consistent with the terms of this Agreement. (b) Failure to Deliver. Should any of Seller's Delivered Items not be timely delivered to Escrow, Buyer may, by written notice to Seller, terminate this Agreement; provided, however, that Buyer may (but shall not be obligated to) in such notice provide Seller with five (5) business days to deliver all of Seller's Delivered Items. If Buyer's notice provides Seller such five (5) business days to deliver Seller's Delivered Items, and if Seller's Delivered Items are not delivered within such period, then this Agreement shall automatically terminate without further action or notice. In the event of any such termination, any cash deposited by Buyer shall immediately be returned to Buyer. Under no circumstances shall Buyer have any responsibility to or duty to pay consultants or real estate brokers retained by Seller, Seller being solely responsible in connection with any such contractual arrangements of Seller. 9. Buyer's Deliveries to Escrow. At least one (1) business day prior to the Closing Date, Buyer shall deposit or cause to be deposited with Escrow Holder the following, each duly executed and acknowledged, by Buyer as appropriate ("Buyer's Delivered Items"): (a) Purchase Price. The Purchase Price, less amounts which Seller confirms in writing to Escrow Holder were theretofore paid to Seller as the Independent Consideration Amount, together with additional funds as are necessary to pay Buyer's closing costs set forth in Section 10(b) herein. In the event Seller does not qualify for an exemption from California withholding tax under Section 18662 of the California Revenue and Taxation Code, as evidenced by the delivery at Closing of the California Exemption Certificate duly executed by Seller, Title Company shall withhold three and one-third percent (3-1/3%) of the Purchase Price on behalf of Buyer for payment to the California Franchise Tax Board in accordance with Section 11(b) hereof. In the event Seller is not exempt from such withholding or does not otherwise deliver the California Exemption Certificate at Closing, Buyer shall execute and deliver three (3) originals of California Form 593 to Title Company at or immediately after Closing. (b) Change of Ownership Report. One (1) original Preliminary Change of Ownership Report. (c) Final Escrow Instructions. Buyer's final written escrow instructions to close escrow in accordance with the terms of this Agreement. (d) Authori . Such proof of Buyer's authorityy and authorization to enter into this Agreement and to consummate the transaction contemplated hereby as may be reasonably requested by Seller or the Title Company. M] (e) Moneys for Buyer's Real Estate Broker. Buyer shall deposit any moneys due and payable to Buyer's Real Estate Broker in connection with the sale of the Real Property. (f) Further Documents or Items. Any other documents or items reasonably required to close the transaction contemplated by this Agreement as determined by the Title Company. 10. Costs and Expenses. (a) Seller's Costs. If the transaction contemplated by this Agreement is consummated, then Seller shall be debited for and bear the following costs: (i) costs and charges associated with the removal of encumbrances; (ii) Seller's share of prorations; (iii) the premium for a Standard Buyer's Title Policy with coverage in the amount of the Purchase Price; (iv) documentary recording fees, if any; (v) documentary transfer tax, if any; (vi) The Seller's Real Estate Broker's Commission of Two Thousand Nine Hundred Seventy Dollars and Fifty Cents ($2,970.50) which the parties acknowledge and agree that at Close of Escrow, Seller shall pay Seller's Real Estate Broker's Commission for sale of the Property in accordance with Seller's listing agreement with Seller's Real Estate Broker and that the broker's commission shall be divided equally between Buyer's Real Estate Broker and Seller's Real Estate Broker; (vii) one half of the escrow charges; and (viii) costs, if any, allocable to Seller under this Agreement and costs for such services as Seller may additionally request that Escrow perform on its behalf (which foregoing items collectively constitute "Seller's Costs and Debited Amounts"). (b) Buyer's Costs. If the transaction contemplated by this Agreement is consummated, then Buyer shall bear the following costs and expenses: (i) the Escrow Holder's fee; (ii) Buyer's share of prorations, (iii) the premium for title insurance other than or in excess of a Standard Buyer's Title Policy based on the Purchase Price, and, if applicable, the cost for any survey required in connection with the delivery of an ALTA owner's extended coverage policy of title insurance; (iv) one half of escrow charges; (v) recording and other costs of closing; (vi) costs, if any, for such services as Buyer may additionally request that Escrow perform on its behalf; and (vii) any costs associated with Buyer borrowing money in order to pay to Seller the Purchase Price (collectively, "Buyer's Costs and Debited Amounts"). (c) Generally. Each party shall bear the costs of its own attorneys, consultants, and real estate brokers, other than broker's commission, in connection with the negotiation and preparation of this Agreement and the consummation of the transaction contemplated hereby. The parties acknowledge and agree that at Close of Escrow, Seller shall pay Seller's Real Estate Broker's Commission for sale of the Property in accordance with Seller's listing agreement with Seller's Real Estate Broker and that the broker's commission shall be divided equally between Buyer's Real Estate Broker and Seller's Real Estate Broker. 11. Prorations; Withholding. (a) All revenues (if any) and expenses relating to the Real Property (including, but not limited to, property taxes, utility costs and expenses, water charges and sewer rents and refuse collection charges) shall be prorated as of the Closing Date; provided that all delinquent taxes shall be satisfied at the expense of Seller. Not less than five (5) business days prior to the Closing, Seller shall deliver to Buyer a tentative schedule of prorations for Buyer's approval (the "Proration and Expense Schedule"). If any prorations made under this Section shall require final adjustment after the Closing, then the parties shall make the appropriate adjustments promptly when accurate 11 information becomes available and either party hereto shall be entitled to an adjustment to correct the same. Any corrected or adjustment proration shall be paid promptly in cash to the party entitled thereto. (b) In the event Seller does not qualify for an exemption from California withholding tax under Section 18662 of the California Revenue and Taxation Code (the "Tax Code") as evidenced by the delivery to Buyer at Closing of the California Exemption Certificate duly executed by Seller, (i) Title Company shall withhold three and one-third percent (3-1/3%) of the Purchase Price on behalf of Buyer at Closing for payment to the California Franchise Tax Board in accordance with the Tax Code, (ii) Buyer shall deliver three (3) duly executed copies of California Form 593 to Title Company at or immediately after Closing, (iii) two (2) copies of California Form 593 shall be delivered by Title Company to Seller, and (iv) on or before the 20th day of the month following the month title to the Real Property is transferred to Buyer (as evidenced by the recording of the Grant Deed), Title Company shall remit such funds withheld from the Purchase Price, together with one (1) copy of California Form 593 to the California Franchise Tax Board on behalf of Buyer. Buyer and Seller hereby appoint Title Company as a reporting entity under the Tax Code, authorized to withhold and remit the withholding tax contemplated under the Tax Code, together with such other documents required by the Tax Code (including, without limitation, California Form 593), to the California Franchise Tax Board. 12. Closing Procedure. When the Title Company is unconditionally prepared (subject to payment of the premium therefor) to issue the Buyer's Title Policy and all required documents and funds have been deposited with Escrow Holder, Escrow Holder shall immediately close Escrow in the manner and order provided below. (a) Recording. Escrow Holder shall cause the Deed to be recorded pursuant to applicable law in the county in which the Real Property is located and obtain conformed copies thereof for distribution to Buyer and Seller. (b) Disburse Funds. Escrow Holder shall debit or credit (as provided herein) all Buyer's Costs and Debited Amounts, Seller's Costs and Debited Amounts and General Expenses, prorate matters and withhold funds as provided herein. The Purchase Price, less any applicable debits or credits (including any liens as to which such liens and the amount to satisfy such liens shall have been confirmed in writing by Seller to Escrow Holder) shall be distributed by check payable to Seller unless Escrow Holder is instructed otherwise in writing signed by Seller (and, in such event, in accordance with such instructions). Seller authorizes Escrow Holder to request demands for payment and to make such payments from the Purchase Price (or such other funds, if any, as are advanced by Seller) to defray the cost of removing deeds of trust, liens and other encumbrances (but not for obligations of Buyer). Escrow Holder shall disburse on behalf of Buyer such moneys as are deposited by Buyer (in addition to the Purchase Price and Buyer's share of closing costs) as the commission for Buyer's Real Estate Broker (unless Buyer's Real Estate Broker shall deliver a written statement to Escrow Holder which indicates that Buyer has arranged to pay Buyer's Real Estate Broker outside escrow and that payment of such remuneration is a matter with respect to which Escrow Holder and Seller need not be concerned). (c) Documents to Seller. Escrow Holder shall deliver to Seller a conformed copy of the Deed, and documents, if any, recorded on behalf of any lender, as duly recorded among the official land records of the County of San Bernardino, and a copy of each other document (or copies thereof) deposited into Escrow by Buyer pursuant hereto. 12 (d) Documents to Buyer. Escrow Holder shall deliver to Buyer the original FIRPTA Certificate, the original California Exemption Certificate (as applicable), and a conformed copy of each of the Deed as duly recorded among the official land records of the County of San Bernardino, the Natural Hazard Report, and each other document (or copies thereof) deposited into Escrow by Seller pursuant hereto, including, without limitation, those documents referenced in Section 8. (e) Title Company. Escrow Holder shall cause the Title Company to issue the Buyer's Title Policy to Buyer. (f) Closing Statement. Escrow Holder shall forward to both Buyer and Seller a separate accounting of all funds received and disbursed for each party. (g) Informational Reports. Escrow Holder shall file any information reports required by Internal Revenue Code Section 6045(e), as amended. (h) Possession. Possession of the Real Property shall be delivered to Buyer at the Closing. 13. Representations and Warranties. (a) Seller's Representations and Warranties. In consideration of Buyer entering into this Agreement and as an inducement to Buyer to purchase the Real Property, Seller makes the following representations and warranties as of the Effective Date and as of the Closing, each of which is material and is being relied upon by Buyer (and the truth and accuracy of which shall constitute a condition precedent to Buyer's obligations hereunder), and all of which are material inducements to Buyer to enter into this Agreement (and but for which Buyer would not have entered into this Agreement) and shall survive Closing; provided that each of the representations and warranties of Seller is based upon the information and belief of the Executive Director of the Successor Agency: (i) Seller believes that it has the legal power, right and authority to enter into this Agreement and the instruments referenced herein, and to consummate the transaction contemplated subject to the approval of the Oversight Board and, as may be applicable, DOF. (ii) Subject to the approval of the Oversight Board and, as may be applicable, DOF, Seller believes that all requisite action (corporate, trust, partnership or otherwise) has been taken by Seller in connection with entering into this Agreement and the instruments referenced herein; and, by the Closing, all such necessary action will have been taken to authorize the consummation of the transaction contemplated hereby. (iii) Subject to the approval of the Oversight Board and, as may be applicable, DOF, the individual executing this Agreement and the instruments referenced herein on behalf of Seller has the legal power, right and actual authority to bind Seller to the terms and conditions hereof and thereof. (iv) Seller believes that neither the execution or delivery of this Agreement or the documents or instruments referenced herein, nor incurring the obligations set forth herein, nor the consummation of the transaction contemplated herein, nor compliance with the terms of this Agreement or the documents or instruments referenced herein or therein conflict with or result in the 13 material breach of any terms, conditions or provisions of, or constitute a default under, any bond, note or other evidence of indebtedness or any contract, indenture, mortgage, deed of trust, loan, lease or other agreement or instrument to which Seller is a party or that affect the Real Property, including, but not limited to, any of the Title Documents or the Property Documents. (v) There is no pending litigation nor, to the best of Seller's knowledge, threatened litigation, which does or will adversely affect the right of Seller to convey the Real Property. There are no claims which have been received by Seller that have not been disclosed to Buyer. (vi) Seller has made no written or oral commitments to or agreements with any governmental authority or agency materially and adversely affecting the Real Property, or any part hereof, or any interest therein, which will survive the Closing. (vii) There are no leases or rental agreements in effect as to the Real Property. (viii) Seller is not in default of its obligations under any contract, agreement or instrument to which Seller is a party pertaining to the Real Property. (ix) There are no mechanics', materialmen's or similar claims or liens presently claimed or which will be claimed against the Real Property for work performed or commenced for Seller or on Seller's behalf prior to the date of this Agreement. (x) There are no undisclosed contracts, licenses, commitments, undertakings or other written or oral agreements for services, supplies or materials concerning the use, operation, maintenance, or management of the Real Property that will be binding upon Buyer or the Real Property after the Closing. There are no oral contracts or other oral agreements for services, supplies or materials, affecting the use, operation, maintenance or management of the Real Property. (xi) There are not as of the Effective Date, nor will there be as of the Closing, any written or oral leases or contractual right or option to lease, purchase, or otherwise enjoy possession, rights or interest of any nature in and to the Real Property or any part thereof, and no person other than Buyer shall have any right of possession to the Real Property or any part thereof as of the Closing. (xii) No person, excepting Seller, has possession or any rights to possession of the Real Property or portion thereof. (b) Subsequent Changes to Seller's Representations and Warranties. If, prior to the Closing, Buyer or Seller should learn, discover or become aware of any existing or new item, fact or circumstance which renders a representation or warranty of Seller set forth herein incorrect or untrue in any respect (collectively, the "Seller Representation Matter"), then the party who has learned, discovered or become aware of such Representation Matter shall promptly give written notice thereof to the other party and Seller's representations and warranties shall be automatically limited to account for the Representation Matter. Buyer shall have the right to approve or disapprove any such change and to terminate this Agreement by written notice to Seller if Buyer reasonably disapproves any such change. If Buyer does not elect to terminate this Agreement, Seller's representation shall be 14 qualified by such Seller Representation Matter and Seller shall have no obligation to Buyer for such Seller Representation Matter. (c) Buyer's_ Representations and Warranties. In consideration of Seller entering into this Agreement and as an inducement to Seller to sell the Real Property, Buyer makes the following representations and warranties as of the date hereof and at and as of the Closing, each of which is material and is being relied upon by Seller (and the truth and accuracy of which shall constitute a condition precedent to Seller's obligations hereunder), and all of which shall survive Closing: (i) Buyer has the legal power, right and authority to enter into this Agreement and the instruments referenced herein, and to consummate the transaction contemplated hereby. (ii) All requisite action has been taken by Buyer in connection with entering into this Agreement and the instruments referenced herein; and, by the Closing, all such necessary action will have been taken to authorize the consummation of the transaction contemplated hereby. (iii) The individuals executing this Agreement and the instruments referenced herein on behalf of Buyer have the legal power, right and actual authority to bind Buyer to the terms and conditions hereof and thereof. (iv) Neither the execution and delivery of this Agreement and the documents and instruments referenced herein, nor incurring the obligations set forth herein, nor the consummation of the transaction contemplated herein, nor compliance with the terms of this Agreement and the documents and instruments referenced herein conflict with or result in the material breach of any terms, conditions or provisions of, or constitute a default under, any bond, note or other evidence of indebtedness or any contract, indenture, mortgage, deed of trust, loan, partnership agreement, lease or other agreement or instrument to which Buyer is a party or by which any of Buyer's properties are bound. (d) Subsequent Changes to Buyer's Representations and Warranties. If, prior to the Closing, Seller or Buyer should learn, discover or become aware of any existing or new item, fact or circumstance which renders a representation or warranty of Buyer set forth herein incorrect or untrue in any respect (collectively, the "Buyer's Representation Matter"), then the party who has learned, discovered or become aware of such Buyer's Representation Matter shall promptly give written notice thereof to the other party and Buyer's representations and warranties shall be automatically limited to account for the Buyer's Representation Matter. Seller shall have the right to approve or disapprove any such change and to terminate this Agreement by written notice to Buyer if Seller reasonably disapproves any such change. If Seller does not elect to terminate this Agreement, Buyer's representation shall be qualified by such Buyer's Representation Matter and Buyer shall have no obligation to Seller for such Buyer's Representation Matter. 14. Fair Value Price. Each of Buyer and Seller believe that the Purchase Price represents a fair value price for the Real Property. At such time as Buyer makes improvements to the Real Property, the costs for planning, designing, and constructing such improvements shall be borne exclusively by the Buyer and the Buyer shall construct or cause to be constructed such improvements in compliance with all the zoning, planning and design review requirements of the San Bernardino 15 Municipal Code, and all nondiscrimination, labor standard, and wage rate requirements to the extent such labor and wage requirements are applicable. Buyer, including but not limited to its contractors and subcontractors, shall be responsible to comply with Labor Code Section 1720, et seq., if applicable, and its implementing regulations, regarding the payment of prevailing wages (the "State Prevailing Wage Law"), if applicable, and, if applicable, federal prevailing wage law ("Federal Prevailing Wage Law" and, together with State Prevailing Wage Law, "Prevailing Wage Laws") with regard to the construction of improvements to the Real Property, but only if and to the extent such sections are applicable to the development of the Real Property. Insofar as the parties understand that Buyer is paying a fair market price for the Real Property, the parties believe that the payment of prevailing wages will not be required. In any event, Buyer shall be solely responsible for determining and effectuating compliance with the Prevailing Wage Laws, neither the Seller nor the City makes any final representation as to the applicability or non -applicability of the Prevailing Wage Laws to improvements to the Real Property, or any part thereof. Buyer hereby releases from liability, and agrees to indemnify, defend, assume all responsibility for and hold each of the Seller and the City, and their respective officers, employees, agents and representatives, harmless from any and all claims, demands, actions, suits, proceedings, fines, penalties, damages, expenses resulting from, arising out of, or based upon Buyer's acts or omissions pertaining to the compliance with the Prevailing Wage Laws as to the Real Property. This Section 14 shall survive Closing. 15. General Provisions. (a) Condemnation. If any material portion of the Real Property shall be taken or appropriated by a public or quasi -public authority exercising the power of eminent domain, Buyer shall have the right, at its option, to (i) terminate this Agreement or (ii) proceed with the purchase of the Real Property and receive all of the award or payment made in connection with such taking. (b) Notices. All notices, demands, requests or other communications required or permitted hereunder (collectively, "Notices") shall be in writing, shall be addressed to the receiving party as provided in the Basic Terms section above, and shall be personally delivered, sent by overnight mail (Federal Express or another carrier that provides receipts for all deliveries), sent by certified mail, postage prepaid, return receipt requested, or sent by facsimile transmission (provided that a successful transmission report is received). All Notices shall be effective upon receipt at the appropriate address. Notice of change of address shall be given by written notice in the manner detailed in this Section. Rejection or other refusal to accept or the inability to deliver because of changed address of which no Notice in accordance with this Section was given shall be deemed to constitute receipt of such Notice. The providing of copies of Notices to the parties' respective counsels is for information only, is not required for valid Notice and does not alone constitute Notice hereunder. (c) Brokers. Seller assumes sole responsibility for any consultants or brokers ("Seller's Agents") it may have retained in connection with the sale of the Real Property (and Buyer shall have no responsibility in connection with such matters). Seller represents that it has engaged Keller Williams Realty as "Seller's Real Estate Broker" and that Seller shall be solely responsible for any commission, cost, fee or compensation of any kind due to Seller's Real Estate Broker. Seller represents to Buyer that Seller has not engaged any consultants, finders or real estate brokers other than Seller's Real Estate Broker in connection with the sale of the Real Property to the Buyer, and there are no brokerage commission, finder's fee or other compensation of any kind due or owing to 16 any person or entity in connection with this Agreement other than Seller's costs with respect to the Seller's Real Estate Broker Commission. Seller agrees to and does hereby indemnify and hold the Buyer free and harmless from and against any and all costs, liabilities or causes of action or proceedings which may be instituted by any broker, agent or finder, licensed or otherwise, claiming through, under or by reason of the conduct of the Seller in connection with this Agreement. Buyer assumes sole responsibility for any consultants or brokers ("Buyer's Agents") it may have retained in connection with the purchase of the Real Property. Buyer represents that it has engaged Janice Glenn McEntee as "Buyer's Real Estate Broker" and other than the portion of the Seller's Real Estate Broker's Commission that is payable to the Buyer's Real Estate Broker per Section 10(a) of this Agreement, Buyer shall be solely responsible for any other cost, fee or compensation of any kind due to Buyer's Real Estate Broker, if any. Buyer represents to Seller that Buyer has not engaged any consultants, finders or real estate brokers other than Buyer's Real Estate Broker in connection with the sale of the Real Property to the Buyer, and there are no brokerage commission, finder's fee or other compensation of any kind due or owing to any person or entity in connection with this Agreement. Buyer agrees to and does hereby indemnify and hold the Seller free and harmless from and against any and all costs, liabilities or causes of action or proceedings which may be instituted by any broker, agent or finder, licensed or otherwise, claiming through, under or by reason of the conduct of the Buyer in connection with this Agreement. The Parties acknowledge and agree that Buyer has been represented in this transaction by Janice Glenn McEntee as "Buyer's Real Estate Broker." At Close of Escrow, Seller shall pay Seller's Real Estate Broker's Commission for sale of the Property in accordance with Seller's listing agreement with Seller's Real Estate Broker. The broker's commission shall be divided equally between Buyer's Real Estate Broker and Seller's Real Estate Broker. (d) Waiver, Consent and Remedies. Each provision of this Agreement to be performed by Buyer and Seller shall be deemed both a covenant and a condition and shall be a material consideration for Seller's and Buyer's performance hereunder, as appropriate, and any breach thereof by Buyer or Seller shall be deemed a material default hereunder. Either party may specifically and expressly waive in writing any portion of this Agreement or any breach thereof, but no such waiver shall constitute a further or continuing waiver of a preceding or succeeding breach of the same or any other provision. A waiving party may at any time thereafter require further compliance by the other party with any breach or provision so waived. The consent by one party to any act by the other for which such consent was required shall not be deemed to imply consent or waiver of the necessity of obtaining such consent for the same or any similar acts in the future. No waiver or consent shall be implied from silence or any failure of a party to act, except as otherwise specified in this Agreement. All rights, remedies, undertakings, obligations, options, covenants, conditions and agreements contained in this Agreement shall be cumulative and no one of them shall be exclusive of any other. Except as otherwise specified herein, either party hereto may pursue any one or more of its rights, options or remedies hereunder or may seek damages or specific performance in the event of the other party's breach hereunder, or may pursue any other remedy at law or equity, whether or not stated in this Agreement. (e) Cooperation. Buyer and Seller agree to execute such instruments and documents and to diligently undertake such actions as may be required in order to consummate the purchase and sale herein contemplated and shall use all reasonable efforts to accomplish the Closing in accordance with the provisions hereof and, following Closing. (f) Remedies. Without limitation as to the availability of other remedies, this Agreement may be enforced by an action for specific enforcement. 17 (g) Time. Time is of the essence of every provision herein contained. In the computation of any period of time provided for in this Agreement or by law, the day of the act or event from which said period of time runs shall be excluded, and the last day of such period shall be included, unless it is a Saturday, Sunday, or legal holiday, in which case the period shall be deemed to run until 5:00 p.m. of the next day that is not a Saturday, Sunday, or legal holiday. Except as otherwise expressly provided herein, all time periods expiring on a specified date or period herein shall be deemed to expire at 5:00 p.m. on such specified date or period. (h) Counteiparts,• Facsimile Sigqatures. This Agreement may be executed in multiple counterparts, each of which shall be deemed an original, but all of which, together, shall constitute but one and the same instrument. A facsimile signature shall be deemed an original signature. (i) Captions. Any captions to, or headings of, the sections or subsections of this Agreement are solely for the convenience of the parties hereto, are not a part of this Agreement, and shall not be used for the interpretation or determination of the validity of this Agreement or any provision hereof. 0) Obligations to Third Parties. City shall be deemed to be a third party beneficiary of this Agreement. Excepting only for the City, the execution and delivery of this Agreement shall not be deemed to confer any rights upon, nor obligate any of the parties to this Agreement to, any person or entity other than the parties hereto. (k) Amendment to this Agreement. The terms of this Agreement may not be modified or amended except by an instrument in writing executed by each of the parties hereto. (1) Waiver. The waiver or failure to enforce any provision of this Agreement shall not operate as a waiver of any future breach of any such provision or any other provision hereof. (m) Applicable Law. This Agreement shall be governed by and construed in accordance with the local law of the State of California. (n) Exhibits and Schedules. The exhibits and schedules attached hereto are incorporated herein by this reference for all purposes. (o) Entire Agreement. This Agreement supersedes any prior agreements, negotiations and communications, oral or written, including, without limitation, that certain Standard Offer, Agreement and Escrow Instructions for Purchase of Real Estate dated January 25, 2018, and contains the entire agreement between, and the final expression of, Buyer and Seller with respect to the subject matter hereof. The parties hereto expressly agree and confirm that this Agreement is executed without reliance on any oral or written statements, representations or promises of any kind which are not expressly contained in this Agreement. No subsequent agreement, representation or promise made by either party hereto, or by or to an employee, officer, agent or representative of either party hereto shall be of any effect unless it is in writing and executed by the party to be bound thereby. (p) Successors and Assigns. This Agreement shall be binding upon and shall inure to the benefit of the permitted successors and assigns of the parties hereto. 18 (c) Assignment. Neither party may assign its rights under this Agreement without the prior consent of the other party. [signatures begin on the following page] 19 IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the day and year first written above. "SELLER" SUCCESSOR AGENCY TO THE REDEVELOPMENT AGENCY OF THE CITY OF SAN BE NARDINO, a public entity, corporate and politic By: � UMIJ,2,1w, 'P14 Andrea M. Miller Executive Director Approved as to form: Gary D. Saenz, City Attorney B—� 66B THE FELIX FAMILY TRUST DATED 2008, RICARDO FELIX AND GRICELDA FELIX, TRUSTEES By: Name: Ricardo Felix, Trustee By: Name: Gricelda Felix, Trustee 20 A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA COUNTY 0F, On�, before me, personally appeared ss. J WX414i 4--', Notary Public, (Print Name of Notary P lic) %r who proved to me on the basis of satisfactory evidence to be the person(�hose names/ar<subscribed to the within instrument and acknowledged to me tha a she/thej-e-x ecuted the same in >r/their authorized capacit s , and that bybi<5er/t it signaturoo—on the instrument the perso ,-or the entity upon behalf of which the perso acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing pakagTl2k ij true and correct. VALERIE R. MONTOYA Oka Notary Public - California WITNESS y hand and officio eal. z ,-m San Bernardino County D Z ', f Commission # 2159279 My Comm. Expires Aug 2, 2020 OPTIONAL Though the data below is not required bylaw, it may prove valuable to persons relying on the docum and could prevent fraudulent reattachment of this form. CAPACITY CLAIMED BY SIGNER DESCRIPTION OF AT WHED DOCUMENT ❑ Individual ❑ Corporate Officer Title(s) ❑ Partner(s) ❑ Limited ❑ General ❑ Attorney -In -Fact ❑ Trustee(s) ❑ Guardian/Conservator ❑ Other: Signer is representin Name Of Person Or Entity(ies) Title Or Type Of Document Number Of Pages Date Of Documents s Other Than Named Above IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the day and year first written above. "SELLER" SUCCESSOR AGENCY TO THE REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO, a public entity, corporate and politic Andrea M. Miller Executive Director Approved as to form: Gary D. Saenz, City Attorney "BUYER" THE FELIX FAMILY TRUST DATED 2008, RICARDO FELIX AND GRICELDA FELIX, TRUSTEES t�7icardo Felix, Trustee By:. 1,�i,6t �JJJ4 Name: Gricelda Felix, Trustee oil] Acceptance by Escrow Holder: Commonwealth Land and Title Company hereby acknowledges that it has received a fully executed copy of the foregoing Purchase and Sale Agreement and Joint Escrow Instructions by and between the Successor Agency to the Redevelopment Agency of the City of San Bernardino, a public entity, corporate and politic ("Seller"), and The Felix Family Trust Dated 2008, Ricardo Felix and Gricelda Felix, Trustees (`Buyer") and agrees to act as Escrow Holder thereunder and to be bound by and strictly perform the terms thereof as such terms apply to Escrow Holder. Dated: , 2018 COMMONWEALTH LAND AND TITLE COMPANY EXIIIBIT A LEGAL DESCRIPTION Address: 2355 Ramona Avenue APN: 0148-173-07 Lot 5, Tract No. 4 10 1, as per plat recorded in Book 52, Page 39 of Maps in the City of San Bernardino, County of San Bernardino, State of California. A-1 EXHIBIT B DEED NOT FOR SIGNATURE RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: Felix Family Trust Dated 2008, Ricardo Felix and Gricelda Felix, Trustees 6775 N. Escena St. San Bernardino, CA 92407 Attn: Ricardo Felix APN: 0148-173-07 [Space above for recorder.] DOCUMENTARY TRANSFER TAX computed on the consideration or value of property conveyed; OR computed on the consideration or value less liens or encumbrances remaining at time of sale. Signature of Declarant or Agent determining tax - Firm Name GRANT DEED FOR VALUABLE CONSIDERATION, receipt of which is hereby acknowledged, the Successor Agency to the Redevelopment Agency of the City of San Bernardino, a public entity, corporate and politic ("Grantor"), hereby grants to the Felix Family Trust Dated 2008, Ricardo Felix and Gricelda Felix, Trustees ("Grantee"), that certain real property located in the County of San Bernardino, State of California, more particularly described on Attachment No. 1 attached hereto and incorporated herein by this reference (the "Property"), subject to existing easements, restrictions and covenants of record. IN WITNESS WHEREOF, Grantor has executed this Grant Deed as of , 2018. SUCCESSOR AGENCY TO THE REDEVELOPMENT AGENCY OF THE CITY OF SAN BERNARDINO By: NOT FOR SIGNATURE Andrea M. Miller Executive Director I.]&A ATTACHMENT NO. 1 TO GRANT DEED LEGAL DESCRIPTION Address: 2355 Ramona Avenue APN: 0148-173-07 Lot 5, Tract No. 4101, as per plat recorded in Book 52, Page 39 of Maps in the City of San Bemardino, County of San Bernardino, State of California. ATTACHMENT NO. 1 TO GRANT DEED TO EXHIBIT B IW4::::IY1[tJ FIRPTA CERTIFICATE TRANSFEROR'S CERTIFICATE OF NON -FOREIGN STATUS To inform the Felix Family Trust Dated 2008, Ricardo Felix and Gricelda Felix, Trustees, (the "Transferee"), that withholding of tax under Section 1445 of the Internal Revenue Code of 1986, as amended ("Code") will not be required upon the transfer of certain real property to the Transferee by the Successor Agency to the Redevelopment Agency of the City of San Bernardino (the "Transferor"), the undersigned hereby certifies the following: 1. The Transferor is not a foreign person or citizen, foreign corporation, foreign partnership, foreign trust, or foreign estate (as those terms are defined in the Code and the Income Tax Regulations promulgated thereunder); 2. The Transferor's social security number or U.S. employer identification number is as follows: 3. The Transferor's home or office address is: The Transferor understands that this certification may be disclosed to the Internal Revenue Service by the Transferee and that any false statement contained herein could be punished by fine, imprisonment or both. Under penalty of perjury, I declare that I have examined this certification and to the best of my knowledge and belief it is true, correct and complete, and I further declare that I have authority to sign this document. K) , , E� Successor Agency to the Redevelopment Agency of the City of San Bernardino C-1