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CERTIFICATION OF VALUE 
       We hereby certify that we have no interest, present or contemplated,
in 
  the property and that neither the employment to make the appraisal nor
the 
  compensation  is  contingent on the value of the property.    We certify
 that  we 
  have personally inspected the property and that according to our knowledge
and 
  belief,  all  statements   and information in the report are   true  and
 correct, 
  subject to the underlying assumptions and limiting conditions. 
       Based  on the information and subject to the limiting conditions 
  contained 
  in  this  report  and assuming cash to the seller, it is our    opinion
 that  the 
  Market  Value  as   defined herein, of the fee title encumbered   of  the
 subject 
  property  located at 4100 Monona Drive, Madison, Wisconsin, asof July 1,
    1987, 
  is: 
                    ONE MILLION THREE HUNDRED THOUSAND DOLLARS 
                                    ($1 ,300,000) 
  Based  on  the information and subject to the limiting conditions    contained
 in 
  this report and assuming cash to the seller, it is our opinion that the
Market 
  Value  as  defined  herein,   of the fee title encumbered   of  the  same
 subject 
  property located at 4100 Monona Drive, Madison, Wisconsin, as of December
25, 
  1986, while in process of renovation was: 
                                 ONE MILLION DOLLARS 
                                    ($1,000,000) 
  Jam   .       kamp, PhD     SREA    E 
  DJa6Be Davis, Appraiser/Analyst 
D at 
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