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              Social Investment Partners for Sandtown-Winchester             
                                                                             
                    (assumes investment of $  40,000,000)                    
                                                                             
                                                                             
                     Estimated Public Costs                                  
                                                                             
                         /W with     Employment                              
        Investor         Housing          Goals                              
         Pay-ins         Program      Achieved,     Estimated     Estimated  
      (or Social      (Balt.City      not Birth      Annual      Cumulative  
     Investment)        profile)          Rates      Savings       Savings   
                                                                             
1996   8,000,000      66,974,791     63,850,253      3,124,538      3,124,538
1997   8,000,000      66,626,952     63,024,231      3,602,721      6,727,259
1998   7,500,000      69,853,621     65,373,346      4,480,275     11,207,534
1999   4,500,000      71,986,671     66,723,974      5,262,697     16,470,231
2000   3,500,000      75,267,778     69,085,205      6,182,573     22,652,804
2001   2,000,000      74,727,421     68,567,917      6,159,504     28,812,308
2002   1,500,000      74,230,466     68,081,113      6,149,353     34,961,661
2003   1,000,000      73,535,078     67,363,372      6,171,706     41,133,367
2004   1,000,000      72,801,351     66,595,666      6,205,685     47,339,052
2005     500,000      72,003,969     65,858,500      6,145,469     53,484,521
2006     250,000      71,584,490     65,425,123      6,159,367     59,643,888
2007     250,000      70,804,278     64,675,932      6,128,346     65,772,234
2008     250,000      70,553,065     64,432,504      6,120,561     71,892,795
2009     250,000      70,092,638     63,977,643      6,114,995     78,007,790
2010     250,000      69,448,106     63,375,396      6,072,710     84,080,500
2011     250,000      69,292,797     63,256,538      6,036,259     90,116,759
2012     250,000      69,769,868     63,681,991      6,087,877     96,204,636
2013     250,000      69,963,777     63,870,770      6,093,007    102,297,643
2014     250,000      70,156,433     64,035,333      6,121,100    108,418,743
2015     250,000      70,274,142     64,165,705      6,108,437    114,527,180
2016                  71,128,179     64,995,441      6,132,738    120,659,918
2017                  71,851,848     65,732,092      6,119,756    126,779,674
2018                  72,509,198     66,378,392      6,130,806    132,910,480
2019                  73,110,914     67,022,915      6,087,999    138,998,479
2020                  73,938,104     67,842,046      6,096,058    145,094,537
Total 40,000,000   1,782,485,935  1,637,391,398    145,094,537               
P.V.  31,054,394     829,038,796    764,581,790     64,457,006               
                                                                             
                        Current Projected IRR       24.2%                    
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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