5/5/2020 2:30:46 PM     RATE of RETURN - Modifed (MIRR)                   Page 1
                         12/31/2001 through 12/31/2006                          
      Date           Finance  Reinvest    Initial     Net Present               
Begin        End       Rate     Rate     Investment      Value     MIRR%    IRR%
PM1 Property Metrics 1                                                          
12/31/01   12/31/06   10.00%   12.00%    100,000.00    -7,203.33   10.34   10.00
                                                                                
PM3 Property Metrics 3                                                          
12/31/01   12/31/06   10.00%   10.00%    100,000.00         5.64   10.00   10.00
                                                                                
PM5 Property Metrics 5                                                         
12/31/01   12/31/06    8.00%    8.00%    100,000.00     7,990.34    9.67   10.00