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DATE:   1/22/2004                        COMPTROLLER OF PUBLIC ACCOUNTS - PROPERTY TAX DIVISION                         PAGE:     22
TIME:     14:40                                      2003 PROPERTY VALUE STUDY                                          RPT: VAL7018
                                                   FIELD STUDIES CATEGORY WORKSHEET
                                                             108  Hidalgo
                                                         108-906  McAllen CISD

CATEGORY A:  SINGLE-FAMILY RESIDENCES
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             LEGAL                  APPRAISAL ROLL            S       SALE          SALE            CAD          ADJ         IND
          DESCRIPTION               ACCOUNT NUMBER            C       DATE         PRICE         APPR VAL    SALE PRICE     RATIO
------------------------------------------------------------------------------------------------------------------------------------

  BROADLAWN TERRACE #2 LOT 8 BLK   R127592                    C      11/02         73,000          78,239        73,186    1.0690
  BROADLAWN TER  -3   L  4 & 5/P   R127600                    C       5/02        144,500         120,012       146,342     .8201
  COUNTRY CLUB TERRACE LOT 12      R154800                    C      10/02        220,000         219,573       220,935     .9938
  EWING LOT 1 BLK 23               R172722                    C       7/02        130,000         105,679       131,215     .8054
  FAIRWAY GRANDE VLG   UT 2 BDG    R173362                    C      10/02         64,500          81,836        64,774    1.2634
  FORD, SCOTT LOT 5 BLK 2          R175590                    C       9/02         49,000          50,451        49,291    1.0235
  GARDENIA TERRACE #1 LOT 34 UNI   R177402                    C      10/02         74,500          69,883        74,817     .9341
  GLDEN ACS RETIREMNT -2  L 13 &   R179945                    C       9/02         60,000          51,005        60,357     .8451
  GREEN MEADOWS LOT 14             R183078                    C       5/02         85,000          77,252        86,083     .8974
  HARVEY TER -2  L18               R187367                    C       8/02         48,000          48,401        48,367    1.0007
  HARVEY TER  -2   L80             R187429                    C      10/02         53,000          53,029        53,225     .9963
  HARVEY TER -2   L 119            R187468                    C       5/02         60,000          54,931        60,765     .9040
  HIDALGO  C C -ML   LT 2 BK 9     R189580                    C       5/02        164,000         151,394       166,091     .9115
  HODELL   LOT 31 & 32/PT          R193508                    C       7/02         71,500          71,253        72,169     .9873
  IDELA PARK #3 LOT 185 - UNIT 3   R196626                    C       7/02         68,000          62,427        68,636     .9095
  KIMBERLEY ACRES LOT 4 BLK 2      R204365                    C       8/02        109,500         110,971       110,338    1.0057
  LA VISTA TERRACE LOT 1 BLK 2     R213932                    C       7/02         72,500          61,173        73,178     .8359
  LARKSPUR LOT 5 BLK 3             R215465                    C       7/02        133,000         132,436       134,244     .9865
  LARKSPUR LOT 6 BLK 5             R215492                    C       5/02        138,000         133,166       139,759     .9528
  LONDON COURT LOT 2 BLK 1-A       R221190                    C       7/02        215,000         212,457       217,010     .9790
  LOS ALEGRES #2 LOT 100 - UNIT    R221455                    C       5/02        110,000         109,462       111,402     .9826
  LOS AMIGOS TWNHSE  -1  BDG. F    R221513                    C      12/02         78,500          80,971        78,567    1.0306
  MCCOLL TERRACE #2 LOT 33         R230857                    C      12/02         56,000          47,439        56,048     .8464
  MORGAN'S ACRES LOT 3             R243618                    C       9/02        400,000         427,554       402,380    1.0626
  NORTHWAY PARK LOT 11 BLK 2       R249500                    C      11/02        125,000         116,839       125,319     .9323
  OAK MANOR ESTATES #1 LOT 1       R250234                    C      10/02        115,000         129,066       115,489    1.1176
  OAK MANOR EST  -2   L31          R250265                    C      10/02        169,000         155,877       169,718     .9184
  OAKS PLACE LOT 43                R250321                    C       7/02        103,000          96,064       103,963     .9240
  OLIVAREZ #5 LOT 85 - UNIT 5      R251247                    C       4/02         56,900          55,674        57,722     .9645
  ORANGE TERRACE LOT 11 BLK 2 NO   R252218                    C      10/02         62,000          60,017        62,264     .9639
  PINERIDGE LOT 13 BLK 1           R260526                    C      10/02        245,000         212,001       246,041     .8616
  PLAZAS DEL LAGO    L  40 & 41    R262083                    C       6/02        270,000         261,905       272,983     .9594
  PRIMROSE TER  -3   L  7 & 8/PT   R263194                    C       6/02        142,000         133,297       143,569     .9285
  PRIMROSE TER  -9   L14  B16      R263344                    C       5/02        215,000         206,709       217,741     .9493
  QUAIL RUN PHASE 2 LOT 102 - PH   R264058                    C      10/02        100,000         110,543       100,425    1.1008
  QUIMBY   LOT 6 & 7/PT            R264902                    C      12/02        250,000         211,518       250,212     .8454
  RAYBURN HEIGHTS LOT 34           R267583                    C      12/02         92,500          82,196        92,579     .8879
  REDWOOD PARK LOT 18 BLK 1        R268147                    C       8/02        100,000          79,442       100,765     .7884
  REGENCY PARK EST  -2   LOT 178   R268582                    C       8/02        117,000         106,284       117,895     .9015
  RIO DEL VALLE CONDOMINIUMS UNI   R270424                    C       6/02         43,000          51,282        43,475    1.1796
  SHADOW BROOK #1 LOT 145 - UNIT   R280273                    C       8/02         54,500          53,408        54,917     .9725
  SHADOW BROOK #1 LOT 159 - UNIT   R280287                    C       5/02         60,500          53,519        61,271     .8735
  STEWART  LT 16 A/K/A TR-2 0.33   R290643                    C       7/02         91,000          85,396        91,850     .9297
  SYLVIA LOT 86 BLK 5              R293410                    C       8/02         70,375          77,596        70,913    1.0942
  THE LEGENDS LOT 22               R301569                    C      10/02        220,000         193,366       220,935     .8752
  THE VILLAGE NORTH #4 LOT 22      R302168                    C       8/02        200,000         184,725       201,530     .9166
  THOMAS TER  LT 7 & PT-8  BK 3    R302304                    C       4/02         73,500          58,748        74,562     .7879

DATE: 1/22/2004 COMPTROLLER OF PUBLIC ACCOUNTS - PROPERTY TAX DIVISION PAGE: 23 TIME: 14:40 2003 PROPERTY VALUE STUDY RPT: VAL7018 FIELD STUDIES CATEGORY WORKSHEET 108 Hidalgo 108-906 McAllen CISD CATEGORY A: SINGLE-FAMILY RESIDENCES ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL S SALE SALE CAD ADJ IND DESCRIPTION ACCOUNT NUMBER C DATE PRICE APPR VAL SALE PRICE RATIO ------------------------------------------------------------------------------------------------------------------------------------ TIERRA DEL SOL #1 LOT 14 BLOCK R303033 C 6/02 64,000 60,340 64,707 .9325 WALNUT TERRACE LOT 19 BLK 1 R320316 C 6/02 63,500 55,813 64,202 .8693 WATERWALK PHASE 2 E40'-LOT 33 R321082 C 7/02 135,000 143,273 136,262 1.0515 WEST ADDITION TO MCALLEN LOT 1 R323195 C 8/02 50,000 48,927 50,383 .9711 WHITEWING #2 LOT 24 BLK 7 - UN R328865 C 5/02 66,600 62,084 67,449 .9205 FOX RUN #1 LOT 21 R343044 C 8/02 180,000 177,566 181,377 .9790 MORNINGSIDE ADDITION LOT 14 BL R450053 C 4/02 57,000 58,010 57,823 1.0032 SHADY OAKS #1 LOT 31 R458167 C 11/02 157,000 143,971 157,400 .9147 INWOOD #1, LOT 33 R498350 C 6/02 195,000 188,804 197,155 .9576 TRENTON PARK EST -1 LOT 5A B R511111 C 7/02 91,000 93,052 91,850 1.0131 SHERWOOD PH 2 LOT 45 R514366 C 10/02 87,000 81,044 87,369 .9276 SHADY OAKS #2 LOT 16 R521673 C 9/02 163,000 164,451 163,970 1.0029 NORTHRIDGE PARK PH 3 LOT 112 R523692 C 4/02 221,500 217,794 224,701 .9693 NOTTINGHAM ESTATES PH 2 LOT 35 R524242 C 11/02 96,900 92,096 97,147 .9480 WOODHOLLOW PH 4 LOT 152 R527066 C 8/02 93,000 85,074 93,711 .9078 QUAIL VILLAGE LOT 23A R532030 C 8/02 120,000 129,378 120,918 1.0700 WINDOW ROCK ESTATES LOT 63 R532228 C 11/02 106,000 107,404 106,270 1.0107 NORTHRIDGE PARK PH 4 LOT 143 R537155 C 10/02 289,900 272,099 291,132 .9346 NORTHRIDGE PARK PH 4 LOT 166 R537183 C 7/02 248,000 222,873 250,318 .8904 ROYAL OAK ESTATES UT 1 LOT 41 R539458 C 8/02 244,000 232,949 245,866 .9475 MAPLE-MEMORIAL LOT 5 BLK G R559194 C 2/03 78,000 60,885 77,801 .7826 NORTHRIDGE PARK PH 5 LOT 199 R559207 C 7/02 247,500 227,595 249,814 .9111 MADISON PARK PH 3 LOT 82 R563751 C 7/02 83,500 80,295 84,281 .9527 WOODHOLLOW PH 8 LOT 284 R572344 C 6/02 85,000 87,403 85,939 1.0170 WESTBURY LOT 4 R594516 C 12/02 84,500 81,255 84,572 .9608 WESTBURY LOT 32 R594544 C 11/02 73,500 71,807 73,687 .9745 WARE HEIGHTS LOT 40 R595234 C 9/02 69,000 68,900 69,410 .9926 MIRA - BELLA PARK LOT 24 R611659 C 7/02 102,500 106,456 103,458 1.0290 TRENTON VILLAGE LOT 47 R613092 C 4/02 475,000 372,926 481,864 .7739 PASEO DEL NORTE PH 3 LOT 65 R613225 C 12/02 91,500 90,780 91,578 .9913 NORTH CHATEAU HEIGHTS LOT 4 R629534 C 10/02 333,200 314,916 334,616 .9411 FOREST VALLEY LOT 12 R636586 C 5/02 72,000 71,137 72,918 .9756 FOREST VALLEY LOT 103 R636677 C 4/02 78,400 68,102 79,532 .8563 80 SALES STRATIFIED WEIGHTED MEAN RATIO: .9457 CATEGORY B: MULTIFAMILY RESIDENCES ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL S SALE SALE CAD ADJ IND DESCRIPTION ACCOUNT NUMBER C DATE PRICE APPR VALUE SALE PRICE RATIO ------------------------------------------------------------------------------------------------------------------------------------ DAFFODIL PLACE LOT 24 R157163 C 12/02 146,000 121,490 146,000 .8321 DAFFODIL PLACE LOT 31 R157170 C 2/02 142,000 128,829 142,000 .9072

DATE: 1/22/2004 COMPTROLLER OF PUBLIC ACCOUNTS - PROPERTY TAX DIVISION PAGE: 24 TIME: 14:40 2003 PROPERTY VALUE STUDY RPT: VAL7018 FIELD STUDIES CATEGORY WORKSHEET 108 Hidalgo 108-906 McAllen CISD CATEGORY B: MULTIFAMILY RESIDENCES ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL S SALE SALE CAD ADJ IND DESCRIPTION ACCOUNT NUMBER C DATE PRICE APPR VALUE SALE PRICE RATIO ------------------------------------------------------------------------------------------------------------------------------------ DAFFODIL PLACE LOT 42 R157181 C 9/02 132,500 114,623 132,500 .8651 HAMMOND LT 31 & 32/PT BK. 1 R185325 C 3/02 787,300 787,300 787,300 1.0000 LAS PALMAS LT 3 & 4/PT R216708 C 8/02 95,500 82,881 95,500 .8679 MCCOLL TERRACE #1 LOT 10 R230801 C 2/02 88,000 83,655 88,000 .9506 SONGBIRD LOT 5 R537760 C 12/02 320,000 238,006 320,000 .7438 7 SALES CATEGORY B: MULTIFAMILY RESIDENCES ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL LOC ADD CAD APPR TOTAL IND DESCRIPTION ACCOUNT NUMBER MOD OBS VALUE APPR VAL RATIO ------------------------------------------------------------------------------------------------------------------------------------ CAMINO REAL APTS -2 R129706 1.00 .00 695,982 626,640 1.1100 SEC A THRU O EVERGREEN SQ R172521 1.00 .00 1,875,694 1,938,498 .9700 B 1/PT HAMMOND R185734 1.00 .00 103,622 139,760 .7400 L 41/PT B9 HIDALGO C C -ML R189638 1.00 .00 270,959 273,188 .9900 L 1&2 LAS PALMAS R216706 1.00 .00 171,944 175,137 .9800 L 15&16 LAS PALMAS R216724 1.00 .00 293,729 301,151 .9800 L1 NOLANA W. R245569 1.00 .00 2,648,263 2,678,904 .9900 L 12 & PT-11 B33 N. MCALLEN R248002 1.00 .00 299,253 319,531 .9400 L4 B6 N. PK EST -2 R248722 1.00 .00 501,956 579,567 .8700 L 10/PT B13 PRIMROSE TERR -7 R263294 1.00 .00 124,435 147,193 .8500 L 1&2/PT SCOTT & MEAD R279694 1.00 .00 2,729,979 2,845,826 .9600 L2 SMITH VLG -1 R285461 1.00 .00 290,567 321,232 .9000 L1 B1 THE ENTERPRISE -1 R293628 1.00 .00 179,064 194,046 .9200 L9 TRIGO'S R308043 1.00 .00 179,344 150,608 1.1900 L4 VIOLET TER R315933 1.00 .00 255,275 265,136 .9600 L10 VIOLET TER R315939 1.00 .00 344,968 338,808 1.0200 L23 B3 W. ADD TO MCALLEN R323114 1.00 .00 76,007 101,483 .7500 L1 INT'L PKS R516193 1.00 .00 1,880,000 2,015,187 .9300 L1 LAS FUNTES VLG -2 R522530 1.00 .00 2,754,107 2,679,124 1.0300 LT - 7A HOLLENBECK R531521 1.00 .00 258,054 327,833 .7900 L3 DEL ORO R536754 1.00 .00 419,044 416,691 1.0100 L18 DEL ORO R536771 1.00 .00 227,262 245,631 .9300 L8 THE ATRIUM PLAZA R612035 1.00 .00 2,112,886 2,305,650 .9200 23 APPRAISALS STRATIFIED WEIGHTED MEAN RATIO: .9267 CATEGORY C: VACANT LOTS/TRACTS INSUFFICIENT SALES OR APPRAISALS IN SAMPLE; STAFF ASSIGNED LOCAL VALUE. CATEGORY D: RURAL REAL INSUFFICIENT SALES OR APPRAISALS IN SAMPLE; STAFF ASSIGNED LOCAL VALUE.

DATE: 1/22/2004 COMPTROLLER OF PUBLIC ACCOUNTS - PROPERTY TAX DIVISION PAGE: 25 TIME: 14:40 2003 PROPERTY VALUE STUDY RPT: VAL7018 FIELD STUDIES CATEGORY WORKSHEET 108 Hidalgo 108-906 McAllen CISD CATEGORY F: COMMERCIAL REAL ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL S SALE SALE CAD ADJ IND DESCRIPTION ACCOUNT NUMBER C DATE PRICE APPR VALUE SALE PRICE RATIO ------------------------------------------------------------------------------------------------------------------------------------ EBONY HTS CITRUS GRVS -1 LOT R162802 C 8/02 310,000 309,816 310,000 .9994 EL CAZADOR #1 PH 1 E137.0' LOT R166694 C 2/02 600,000 599,536 600,000 .9992 L 1/PT GATEWAY PLAZA SHOPPING R178744 C 5/02 1,000,000 1,056,515 1,000,000 1.0600 HACKBERRY PL LT 4/PT & ALL 5 R184944 C 5/02 250,000 232,575 250,000 .9303 L 15/PT B7 HIDALGO C C /ML R189500 C 6/03 1,700,000 1,484,930 1,700,000 .8700 HORN'S ADDITION LT 75 0.74 R195361 C 4/02 185,000 185,005 185,000 1.0000 MCALLEN ADDITION LT 5 & 6/P R229144 C 5/02 205,000 224,528 205,000 1.0953 NORTH MCALLEN LT 10 & PT-11 R247802 C 12/02 155,000 117,115 155,000 .7556 PECAN TERRACE LOT 3 BLK 1 R258297 C 11/02 255,000 232,243 255,000 .9108 TRIGO'S LOT 32 R346997 C 11/02 285,000 258,285 285,000 .9063 L 22/PT B 40&41 HAMMOND R509716 C 2/03 1,300,000 1,307,124 1,300,000 1.0100 UT-7 BLDG-A LINDBERG CTR CONDO R524284 C 7/02 249,300 245,937 249,300 .9900 UT-2 BLDG-B LINDBERG CTR CONDO R524289 C 8/02 230,000 216,528 230,000 .9400 L6 SUMMIT PK N. R532066 C 7/02 235,000 234,862 235,000 1.0000 L 8&9 SUMMIT PK N. R532068 C 1/03 435,000 433,189 435,000 1.0000 L 15/PT B7 HIDALGO C C /ML R591381 C 5/03 2,258,150 2,483,621 2,258,150 1.1000 16 SALES CATEGORY F: COMMERCIAL REAL ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL LOC ADD CAD TOTAL IND DESCRIPTION ACCOUNT NUMBER BCM MOD OBS APPR VALUE APPR VALUE RATIO ------------------------------------------------------------------------------------------------------------------------------------ L28 CONT'L TRADE CTR R153910 .00 1.00 .00 417,420 415,886 1.0000 LT 12-A FUNVILLE R176626 .00 1.00 .00 1,324,221 1,316,273 1.0100 L 6/PT B7 HIDALGO C C -ML R189470 .00 1.00 .00 1,704,992 1,727,071 .9900 L 10/PT B7 HIDALGO C C -ML R189483 .00 1.00 .00 8,212,300 8,019,510 1.0200 L 5/PT B9 HIDALGO C C -ML R189600 .00 1.00 .00 2,904,974 2,999,432 .9700 L 1/PT KERRIA PLAZA R204228 .00 1.00 .00 2,115,859 2,012,255 1.0500 LA PLAZA /PT R212528 .00 1.00 .00 8,043,023 8,417,652 .9600 L1 MAIN PL R226863 .00 1.00 .00 4,846,081 4,807,826 1.0100 L 1 - 9 B8 MCALLEN R228605 .00 1.00 .00 9,584,383 9,624,913 1.0000 L 4 - 6 B22 MCALLEN R228707 .00 1.00 .00 525,283 532,451 .9900 L 106/PT B3 MCALLEN CITRUS GR R230736 .00 1.00 .00 1,711,112 1,731,518 .9900 L 5 - 12 B36 N. MCALLEN R248028 .00 1.00 .00 1,730,975 1,803,698 .9600 L1 THE PEP BOY'S -1 R301702 .00 1.00 .00 1,470,879 1,477,477 1.0000 L1 NOLANA WAL - MART R505729 .00 1.00 .00 6,060,912 6,357,329 .9500 L1 N. E. CORSSING R526241 .00 1.00 .00 612,733 623,208 .9800 LT - 5A/PT LA PLAZA R586968 .00 1.00 .00 7,719,757 8,620,502 .9000 16 APPRAISALS STRATIFIED WEIGHTED MEAN RATIO: .9824

DATE: 1/22/2004 COMPTROLLER OF PUBLIC ACCOUNTS - PROPERTY TAX DIVISION PAGE: 26 TIME: 14:40 2003 PROPERTY VALUE STUDY RPT: VAL7018 FIELD STUDIES CATEGORY WORKSHEET 108 Hidalgo 108-906 McAllen CISD CATEGORY L: COMMERCIAL PERSONAL ------------------------------------------------------------------------------------------------------------------------------------ LEGAL APPRAISAL ROLL CAD APPR IND DESCRIPTION ACCOUNT NUMBER VALUE VALUE RATIO ------------------------------------------------------------------------------------------------------------------------------------ HOP - N - SHOP P138638 96,661 78,406 1.2300 H E B GRO P190174 2,781,079 2,465,675 1.1300 TOYOTA MTR CREDIT P344363 2,984,177 3,273,057 .9100 R G IMAGING CTR P500170 1,454,394 1,717,953 .8500 WAL - MART #452 P512849 6,132,591 6,202,368 .9900 G E ELECTRONICS P517460 140,487 138,917 1.0100 LACK'S FURN P541317 593,738 636,635 .9300 DOLLAR GENERAL #3344 P551280 259,383 253,902 1.0200 STANDARD APPLIANCE PTS P552784 227,220 234,884 .9700 VALUE FRZN FOODS P590465 4,756,346 4,756,346 1.0000 GENERAL MTRS P591488 824,174 925,168 .8900 MR GATTI'S P606790 1,252,760 1,183,600 1.0600 VALUEPT P606963 626,334 640,124 .9800 FRED LOYA INS P614102 47,782 40,615 1.1800 SHOGUN P614831 71,470 81,680 .8800 OFFICE DEPOT OF TX P615327 1,264,966 1,427,626 .8900 CIRCUIT CITY P615850 1,918,935 1,915,575 1.0000 SUMMIT LSINF P622528 62,475 59,500 1.0500 DILLARD'S P625251 11,951,417 11,903,427 1.0000 C I T TECHGLY FIN P625400 178,735 165,747 1.0800 DRURY SUITES P631407 761,819 761,323 1.0000 FOLEY'S P632987 7,680,715 7,292,320 1.0500 FOOT LOCKER #7407 P633057 601,060 644,831 .9300 J C PENNY P633069 7,675,286 8,517,809 .9000 KAY JEWELERS #1498 P633072 454,418 455,716 1.0000 CHILE'S P641761 343,627 309,506 1.1100 BENNIGAN'S P646739 283,133 291,526 .9700 27 APPRAISALS STRATIFIED WEIGHTED MEAN RATIO: .9919