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EXHIBIT 3 <br /> Judson Brown, City of Santa Ana February 10, 2025 <br /> Habitat Wellington — Preliminary Financial Gap Analysis Page 4 <br /> FINQNCI 11 GAP ANALYSIS <br /> KMA prepared a pro forma analysis to estimate the Project's financial gap. The analysis is <br /> located at the end of this memorandum, and is organized as follows: <br /> Table 1: Estimated Development Costs <br /> Table 2: Estimated Available Revenue <br /> Table 3: Estimated Financial Gap <br /> Table 4: Silent Second Mortgage Revenue Calculations <br /> Table 5: Affordable Sales Price Calculation <br /> Fr-TIMATED DEVELOPMENT COSTS (TAR1 F 11 <br /> KMA reviewed Habitat's December 2024 pro forma, and then independently prepared a pro <br /> forma analysis for the Project. The resulting development costs are estimated as follows: <br /> Property Assemblage Costs: <br /> The property assemblage costs are estimated at $3.23 million as follows: <br /> Based on information provided by Habitat, Habitat purchased the Site for$3.11 million, or <br /> $345,000 per unit. Habitat provided an appraisal prepared by AEI Consultants on July 26, 2024 <br /> that estimated the as-is market value of the property at $2.78 million, or$309,000 per unit. <br /> As such, Habitat purchased the property for$325,000, or approximately 12% more than the <br /> appraised value of the Property. <br /> RELOCATION COSTS <br /> The property is currently utilized as an apartment building that contains existing apartment <br /> tenants. The funding source proposed to be provided by the City does not trigger the Federal <br /> Uniform Relocation Act. To that end, Habitat estimates the relocation costs at $60,000, which is <br /> based on three months of current rent payments. <br /> 2412002v3.SA.TRB <br /> 19090.018.035 <br />