1. Midwest Lenders Conference October 13, 2015 Daniel J. Schneider, MAI

2. Lean Appraisal News –Cap Rate Derivation – Lean Email Blast 8/28/15 –Development of Cap Rates –Drivers of Cap Rate Compression –UPL/IGT and T12 – Lean Email Blast 6/24/15 –Decision Circuit Valuation and Information Group | October 13, 2015

3. APPRAISAL INCOME CAPITALIZATION RATE DERIVATION When deriving capitalization rates from comparable sales, the sale’s analyzed income must be consistent with the appraised property’s income being capitalized. Handbook 4232.1, Section II, Chapter 5.3.R.4.m: Under the direct capitalization method, the appraiser extracts the overall capitalization rate from sales comparables. The methodology for estimating the comparables NOI should match the methodology used in developing the subject NOI. If the comparable sales’ capitalized income is not consistent with appraised property’s income, the appraiser must analyze the impact of the sale’s income on the capitalization rate. The capitalization rate support must describe and analyze how the sale’s risk and potential for income fluctuations impacts the capitalization rate. The utilization of a trailing capitalization rate will not be considered acceptable unless the appraiser provides adequate support that the stated capitalization rate is consistent with the property appraised’s income. Special care and consideration should be given to those sales where the buyer anticipates major changes in income. Valuation and Information Group | October 13, 2015

4. Development of Capitalization Rates Consistency – The development of the NOI for the subject should be consistent with the improved sales’ NOI Value premise – market value is based upon the conversion of anticipated (future) benefits into value Adjustments to price and NOI maybe necessary to derive a meaningful capitalization rate which may include the following: –Anticipated repairs and renovations by the buyer –Expected changes to revenue such as expected changes in payor mix, occupancy, state or federal reimbursement changes –Expected changes to expenses often include efficiencies, better purchasing power, employee benefits and adjustments for reserves and management fees –Any other influences on purchase price Valuation and Information Group | October 13, 2015

5. Example of Capitalization Development

6. Valuation and Information Group | October 13, 2015

9. The Senior Care Acquisition Report, Twentieth Edition, 2015

10. Valuation and Information Group | October 13, 2015 The Senior Care Acquisition Report, Twentieth Edition, 2015

11. Drivers of Cap Rate Compression Higher Prices (bidding wars) Increase demand for senior housing Economy and Housing Values Risk Premium is still high Reimbursement High barriers of entry Low interest rates/ low cost of equity Valuation and Information Group | October 13, 2015

12. UPL and IGT Clarification What are Intergovernmental Transfers (IGT) and Upper Payment Limits (UPL) June 24, 2015 Lean Blast Recognizes the financial benefits The risk of the additional revenue is mitigated by: –Not including the revenue for the calculation of minimum DSCR –ORCF has applied a very high capitalization rate to the UPL revenue for valuation purposes –Additional scrutiny is applied as the percentage of NOI derived from UPL increases Valuation and Information Group | October 13, 2015

13. Analyzing Trailing 12 (T-12) Data For 223(f) - Both annual and T12 data must be reviewed and used as a basis for underwriting Lender is required to use project specific expenses for R&R, taxes and management fees For (a) 7 transactions – the lender must review the T12 financial performance and use it as the basis for underwriting revenue and expenses ORCF is not willing to rely on annualized data Valuation and Information Group | October 13, 2015

14. Decision Circuit A tool to help determine the risk level of a particular project and flags items that may need additional review Four Flags Valuation and Information Group | October 13, 2015