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Exhibit 11 Assumptions Report City of Lino Lakes, Minnesota Tax Increment Financing (Economic Development) District No. 1-12 Clearwater Creek Business Park Project Draft TIF Plan Exhibits: Based on EMV of $18.2M - Construct 2016-2017 Type of Tax Increment Financing District Economic Development Maximum Duration of TIF District 8 years from 1st increment Projected Certification Request Date Decertification Date Base Estimated Market Value PID:24-31-22-34-0001 PID:24-31-22-34-0002 PID:24-31-22-31-0001 Original Net Tax Capacity 06/30/16 12/31/26 (9 Years of Increment) 2015/2016 $333,000 $5,910 Assessment/Collection Year 2016/2017 2017/2018 2018/2019 2019/2020 Base Estimated Market Value $333,000 $333,000 $333,000 $333,000 Increase in Estimated Market Value 0 8,767,000 18,049,000 18,416,640 Total Estimated Market Value 333,000 9,100,000 18,382,000 18,749,640 Total Net Tax Capacity $5,910 $181,250 $366,890 $374,243 City of Lino Lakes 46.019% Anoka County 38.894% ISD # 12 36.426% Other 6.405% Local Tax Capacity Rate 127.744% Payable 2016 Frozen Tax Capacity Rate Fiscal Disparities Contribution From TIF District 37.5890% Administrative Retainage Percent (maximum = 10%) 5.00% Pooling Percent 15.00% Bonds Bonds Dated NA Bond Issue @ 0.00% (NIC) NA Eligible Project Costs NA Present Value Date & Rate 02/01/17 Loan/Note Note Dated 02/01 /17 Note Rate 4.00% Note Amount $1,695,909 4.00% Net PV Amour 1,695,909 Notes * Base EMV 2017 market values for 3 parcels. Tax capacity calculated at straight 2% class rate. Assume property will be classified as commercial/industrial upon project completion. Projections assume no future changes to class rates or tax rates, and include 2% annual market value inflator. Development includes construction of in 2016/17. Valuation estimates provided by County and include improved land value of $1.2M. Fiscal disparities contribution from properties within the proposed TIF District. SPRINGSTED Page 16