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              Social Investment Partners for Sandtown-Winchester             
                                                                             
                    (assumes investment of $  40,000,000)                    
                                                                             
                                                                             
                     Estimated Public Costs                                  
                                                                             
                         /W with    /W if Birth                              
        Investor         Housing          Rates                              
         Pay-ins         Program      Achieved,     Estimated     Estimated  
      (or Social      (Balt.City not Employment      Annual      Cumulative  
     Investment)        profile)          Goals      Savings       Savings   
                                                                             
1996   8,000,000      66,974,791     66,626,633        348,158        348,158
1997   8,000,000      66,626,952     66,265,764        361,188        709,346
1998   7,500,000      69,853,621     69,304,679        548,942      1,258,288
1999   4,500,000      71,986,671     71,309,830        676,841      1,935,129
2000   3,500,000      75,267,778     74,299,634        968,144      2,903,273
2001   2,000,000      74,727,421     73,580,449      1,146,972      4,050,245
2002   1,500,000      74,230,466     72,866,747      1,363,719      5,413,964
2003   1,000,000      73,535,078     71,821,499      1,713,579      7,127,543
2004   1,000,000      72,801,351     70,676,811      2,124,540      9,252,083
2005     500,000      72,003,969     69,438,528      2,565,441     11,817,524
2006     250,000      71,584,490     68,572,827      3,011,663     14,829,187
2007     250,000      70,804,278     67,344,376      3,459,902     18,289,089
2008     250,000      70,553,065     66,484,238      4,068,827     22,357,916
2009     250,000      70,092,638     65,448,225      4,644,413     27,002,329
2010     250,000      69,448,106     64,166,392      5,281,714     32,284,043
2011     250,000      69,292,797     63,415,291      5,877,506     38,161,549
2012     250,000      69,769,868     63,336,123      6,433,745     44,595,294
2013     250,000      69,963,777     62,904,598      7,059,179     51,654,473
2014     250,000      70,156,433     62,597,711      7,558,722     59,213,195
2015     250,000      70,274,142     62,292,452      7,981,690     67,194,885
2016                  71,128,179     62,604,702      8,523,477     75,718,362
2017                  71,851,848     62,879,783      8,972,065     84,690,427
2018                  72,509,198     63,282,304      9,226,894     93,917,321
2019                  73,110,914     63,603,977      9,506,937    103,424,258
2020                  73,938,104     64,109,262      9,828,842    113,253,100
Total 40,000,000   1,782,485,935  1,669,232,835    113,253,100               
P.V.  31,054,394     829,038,796    793,317,467     35,721,329               
                                                                             
                        Current Projected IRR        8.2%                    
assumptions:                                                                 
   Transformation Funds plus Equity for Physical Development $  40,000,000   
   Years Projected                                                      25   
                                                                             
   Years Included in Annual Display                                     25   
   Discount Rate for Calculating Capitalized Cost ("P.V.")               0.07
       (While savings do continue after "Years Projected",                   
        this analysis does not value savings after that point.)              
                                                                             
note: This analysis represents interim conclusions from work in process      
      and will be revised.  This analysis is as of  2/22/96.                 
      The $40 million "social investment" shown above is for illustrative    
      purposes only and will be revised when the "transformation plan"       
      is updated.                                                            


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