PEEKSKILL FINANCIAL CORP
10-K, 1999-09-28
SAVINGS INSTITUTION, FEDERALLY CHARTERED
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                                  UNITED STATES
                       SECURITIES AND EXCHANGE COMMISSION
                             Washington, D.C. 20549


                                    FORM 10-K

[X]  ANNUAL REPORT  PURSUANT TO SECTION 13 OR 15(d) OF THE  SECURITIES  EXCHANGE
     ACT OF 1934

                  For the fiscal year ended June 30, 1999

                                       OR

[ ]  TRANSITION  REPORT  PURSUANT  TO SECTION  13 OR 15(d) OF THE  SECURITIES
     EXCHANGE ACT OF 1934

                         Commission file number 0-27178

                         PEEKSKILL FINANCIAL CORPORATION
- --------------------------------------------------------------------------------
             (Exact Name of Registrant as Specified in its Charter)

           Delaware                                           13-3858258
- --------------------------------------------------------------------------------
(State or other jurisdiction of                           (I.R.S. Employer
incorporation or organization)                             Identification No.)

    1019 Park Street, Peekskill, New York                 10566
- --------------------------------------------------------------------------------
    (Address of principal executive offices)               (Zip Code)

Registrant's telephone number, including area code: (914) 737-2777

           Securities Registered Pursuant to Section 12(b) of the Act:

                                      None

           Securities Registered Pursuant to Section 12(g) of the Act:

                     Common Stock, par value $0.01 per share
- --------------------------------------------------------------------------------
                                (Title of Class)

         Indicate by check mark whether the Registrant (1) has filed all reports
required to be filed by Section 13 or 15(d) of the  Securities  Exchange  Act of
1934 during the  preceding  twelve  months (or for such shorter  period that the
Registrant was required to file such reports),  and (2) has been subject to such
filing requirements for the past 90 days. YES [X] NO [ ]

         Indicate by check mark if disclosure of delinquent  filers  pursuant to
Item 405 of Regulation S-K is not contained  herein,  and will not be contained,
to the best of  Registrant's  knowledge,  in  definitive  proxy  or  information
statements  incorporated  by  reference  in Part  III of this  Form  10-K or any
amendment to this Form 10-K. [X]

         As of September 14, 1999,  there were issued and outstanding  1,828,228
shares of the  Registrant's  Common  Stock.  The  aggregate  market value of the
voting stock held by non-affiliates of the Registrant,  computed by reference to
the  average  of the  closing  bid and asked  prices of such stock on the Nasdaq
National  Market  System as of  September  14,  1999,  was  approximately  $24.0
million.
                       DOCUMENTS INCORPORATED BY REFERENCE

PART II of Form  10-K--Annual  Report to Stockholders  for the fiscal year ended
June 30, 1999.
PART III of Form  10-K--Proxy  Statement for the Annual Meeting of  Stockholders
for the fiscal year ended June 30, 1999.



<PAGE>

                         PEEKSKILL FINANCIAL CORPORATION
                           Annual Report on Form 10-K

                                      Page

                                     PART I

Item 1.  Business                                                             3
Item 2.  Properties                                                          34
Item 3.  Legal Proceedings                                                   35
Item 4.  Submission of Matters to a Vote of Security Holders                 35

                                     PART II

Item 5.  Market for the Registrant's Common Equity and Related Stockholder
         Matters                                                             35
Item 6.  Selected Financial Data                                             35
Item 7.  Management's Discussion and Analysis of Financial Condition and
         Results of Operations                                               35
Item 7A. Quantitative and Qualitative Disclosures About Market Risk          35
Item 8.  Financial Statements and Supplementary Data                         35
Item 9.  Changes in and Disagreements with Accountants on Accounting and
         Financial Disclosure                                                35

                                    PART III

Item 10. Directors and Executive Officers of the Registrant                  36
Item 11. Executive Compensation                                              36
Item 12. Security Ownership of Certain Beneficial Owners and Management      36
Item 13. Certain Relationships and Related Transactions                      36

                                     PART IV

Item 14. Exhibits, Financial Statement Schedules, and Reports on Form 8-K    37

         Signatures                                                          39


<PAGE>


                                     PART I

Item 1.           Business

General

         Peekskill  Financial  Corporation  ("Peekskill"  or the  "Company") was
formed in 1995 at the direction of First Federal  Savings Bank ("First  Federal"
or  the  "Bank"),  formerly  First  Federal  Savings  and  Loan  Association  of
Peekskill,  for the  purpose of  becoming  a unitary  savings  and loan  holding
company and owning all of the  outstanding  stock of the Bank issued on December
29, 1995 in connection with the Bank's  conversion from the mutual to stock form
of organization (the  "Conversion").  The Company is incorporated under the laws
of the State of Delaware  and is  authorized  to do business in the State of New
York, and generally is authorized to engage in any activity that is permitted by
the Delaware General Corporation Law. Unless the context otherwise requires, all
references  herein  to the  Bank  or the  Company  include  both  entities  on a
consolidated basis.

         At June 30,  1999,  the  Company  had total  assets of $206.9  million,
deposits  of $148.7  million  and  stockholders'  equity of $27.4  million.  The
Company's  Common Stock is quoted on the Nasdaq National Market System under the
symbol "PEEK."

         First Federal was originally organized as a state chartered savings and
loan association in 1924. In 1954, it converted to a federally chartered savings
and loan  association.  In December 1995, the Bank became a federally  chartered
savings bank.  First Federal  serves the financial  needs of  communities in its
market area through its main office located at 1019 Park Street,  Peekskill, New
York and branch offices located at 1961 Commerce Street in Yorktown Heights, New
York and Cortlandt Town Center on Route 6 in Mohegan Lake, New York.

         First Federal's business involves attracting deposits from customers in
its market area and investing such funds primarily in mortgage-backed securities
and one-to-four  family  residential  mortgages.  At June 30, 1999, the Bank had
total  assets of $206.9  million  consisting  primarily  of  $110.7  million  of
mortgage-backed  securities  and $59.8 million of  one-to-four  family  mortgage
loans representing  91.9% of the total loan portfolio.  The Bank also held other
debt securities  (consisting  primarily of U.S.  Government Agency  obligations)
with a carrying value of $24.1 million at June 30, 1999.

         The Bank has sought to enhance its net income through the adoption of a
strategy  designed to  maintain  capital in excess of  regulatory  requirements,
limit loan delinquencies and enhance net interest spread while managing interest
rate risk.  This strategy  involves (i)  maintaining a substantial  portfolio of
mortgage-backed  and other debt  securities  having  terms to repricing of seven
years or less,  (ii)  controlling  operating  expenses,  (iii)  focusing  on the
origination of one-to-four  family  residential loans, (iv) limiting other types
of loans that could  increase  credit  risk or  operating  costs,  and (v) using
customer  service to build and  maintain  a  substantial  level of core  deposit
accounts.


                                       3
<PAGE>


         The  executive  offices of the Company and the Bank are located at 1019
Park Street, Peekskill, New York 10566, and the telephone number at that address
is (914) 737-2777.

         The  Company  and the  Bank  are  regulated  by the  Office  of  Thrift
Supervision  ("OTS").  The Bank is a member of the Federal Home Loan Bank System
("FHLB  System") and is a stockholder  in the Federal Home Loan Bank ("FHLB") of
New York.  The Bank is also a member of the Savings  Association  Insurance Fund
("SAIF")  and its deposit  accounts are insured up to  applicable  limits by the
Federal Deposit Insurance Corporation ("FDIC").

Forward-Looking Statements

         The Company has made, and may continue to make, various forward-looking
statements  with respect to earnings,  credit  quality and other  financial  and
business  matters for periods  subsequent to June 30, 1999. The Company cautions
that these forward-looking statements are subject to numerous assumptions, risks
and  uncertainties,  and that  statements for subsequent  periods are subject to
greater uncertainty because of the increased likelihood of changes in underlying
factors  and   assumptions.   Actual  results  could  differ   materially   from
forward-looking statements.

         In addition to those  factors  previously  disclosed by the Company and
those factors  identified  elsewhere  herein,  the following factors could cause
actual  results  to  differ  materially  from such  forward-looking  statements:
pricing pressures on loan and deposit products; actions of competitors;  changes
in local and national economic conditions;  customer deposit  disintermediation;
changes in customers'  acceptance of the  Company's  products and services;  the
extent and timing of legislative  and regulatory  actions and reforms;  and Year
2000  related  costs  and  issues   substantially   different   from  those  now
anticipated.

         The Company's  forward-looking  statements speak only as of the date on
which such statements are made. By making any  forward-looking  statements,  the
Company assumes no duty to update them to reflect new, changing or unanticipated
events or circumstances.

Competition

         The Company faces  significant  competition for the loans it originates
and the  deposits it accepts.  The  Company's  market area has a high density of
financial  institutions,  from  small  community  banks  to  branches  of  large
non-local  institutions,  all of which  compete  with  the  Company  to  varying
degrees.  The Company's  competition  for loans comes  principally  from savings
banks,  savings  and  loan  associations,  commercial  banks,  mortgage  banking
companies and other institutional lenders. The Company successfully competes for
loans by emphasizing  the quality of its loan services and by charging loan fees
and  interest  rates that are  generally  competitive  within  its market  area.
Changes in the  demand  for loans  relative  to the  availability  of credit may
affect the level of  competition  from financial  institutions  that may be more
willing than the Company or its  competitors  to make credit  available but that
have not generally engaged in lending activities in the Company's market area in
the past. The Company's most direct  competition  for deposits has  historically
come from savings banks, savings and loan associations, and commercial banks, as
well as  money  market  funds,  stock  and  bond  mutual  funds,  and  brokerage
companies. The Company

                                        4
<PAGE>



competes for deposits by emphasizing product delivery and customer service,  and
offering products at generally competitive interest rates.

Market Area

         First Federal  conducts  business in Northern  Westchester,  Putnam and
Dutchess counties through its main office located in Peekskill, New York and two
branch offices located in Yorktown Heights, New York and Mohegan Lake, New York.
First Federal's primary market area consists of communities  within  Westchester
and Putnam  counties.  Peekskill is located  approximately 50 miles northwest of
the Borough of Manhattan in New York City.

         Peekskill  was  traditionally  a  small  town  whose  inhabitants  were
employed in small and medium sized  businesses in the  surrounding  communities.
However,  with the growth of the New York Metropolitan area and the expansion of
business  activities in the White Plains area,  Peekskill,  and particularly the
surrounding  communities,  have evolved into suburban bedroom communities.  More
recently, however,  Peekskill's market area has experienced limited economic and
demographic  growth. The city of Peekskill has a significant level of low-income
housing  and has  experienced  very  limited  levels  of  single-family  housing
construction in recent decades. In contrast, other portions of the Bank's market
area such as Yorktown and Putnam Valley have recently  experienced somewhat more
growth,  both  economically  and  demographically,   with  increased  levels  of
single-family housing construction.

         The local  communities  in and around  Peekskill  do not contain  major
employers.  Generally, residents commute to other areas of Westchester county to
work.  Major  employers   located  in  Westchester   County  include  the  local
government, IBM, U.S. Postal Service, NYNEX, and Pepsico, Inc.

         The population in Westchester  County has remained stable over the last
ten years with a 1%  increase in  population  from 1985 to 1994.  Putnam  County
experienced  a  10.5%  increase  in  population   over  the  same  period.   The
unemployment  rate for  Westchester  and  Putnam  Counties  was  5.4% and  4.9%,
respectively,  in December 1994. These figures are  representative  of the state
and U.S. unemployment rates for the same period.

Lending Activities

         Loan  Portfolio  Composition.  The Company's  loan  portfolio  consists
primarily of  conventional  first mortgage  loans secured by one-to-four  family
properties.  At June 30, 1999, the Company had net loans of $63.4 million, which
represents  30.7% of  total  assets.  The  percentage  distribution  of the loan
portfolio  at that date was as follows:  91.9% of  one-to-four  family  mortgage
loans,  the majority of which are owner  occupied;  3.7% of commercial  mortgage
loans; 2.6% of construction loans; 1.0% of multi-family mortgage loans; and 0.8%
of consumer loans.

                                       5

<PAGE>


          The following  table sets forth the  composition of the loan portfolio
in dollar amounts and percentages as of the dates  indicated.  In addition,  the
table sets forth the loan portfolio by fixed- and adjustable-rate balances as of
the dates indicated.

<TABLE>
<CAPTION>
                                                                         June 30,
                                      -----------------------------------------------------------------------------------
                                           1999             1998             1997             1996              1995
                                      ---------------- ---------------- ---------------- ---------------- ---------------
                                        Amount Percent Amount  Percent   Amount  Percent  Amount Percent  Amount Percent
                                      -------- ------- ------- -------- -------- ------- ------- -------- ------ --------
                                                                               (Dollars in thousands)
<S>                                    <C>     <C>     <C>      <C>     <C>        <C>    <C>     <C>    <C>       <C>
Real Estate Loans:
 One-to-four family................... $59,802   91.9% $46,271    95.1% $44,163     94.9% $38,644  95.5%  $40,112   95.2%
 Multi-family.........................     619    1.0      674     1.4      724      1.6      394   1.0       426    1.0
 Commercial...........................   2,389    3.7      507     1.0      531      1.1      285   0.7       308    0.7
 Construction.........................   1,709    2.6      676     1.4      670      1.4      579   1.4       725    1.7
                                       -------  -----  -------    ----  -------     ----  ------- -----   -------  -----
     Total real estate loans..........  64,519   99.2   48,128    98.9   46,088     99.0   39,902  98.6    41,571   98.6
                                       -------  -----  -------    ----  -------     ---- -------- -----   -------  -----
Other Loans:
  Passbook loans and other............     465    0.7      460    1.0       341     0.8       404   1.0       356    0.9
  Student.............................      77    0.1       63    0.1       102     0.2       143   0.4       215    0.5
                                       -------  -----  -------  -----   -------   -----  -------- -----   -------  -----
     Total consumer loans.............     542    0.8      523    1.1       443     1.0       547   1.4       571    1.4
                                       -------  -----  -------  -----   -------   -----  -------- -----   -------  -----
     Total loans......................  65,061  100.0%  48,651  100.0%   46,531   100.0%   40,449 100.0%   42,142  100.0%
                                                =====           =====             =====           =====            =====
Less:
 Construction loans in process........    (651)           (112)            (195)            (114)            (273)
 Allowance for loan losses............    (742)           (682)            (622)            (519)            (474)
 Net deferred loan origination fees ..    (232)           (226)            (207)            (259)            (335)
                                       -------         -------          -------          -------          -------
 Total loans, net..................... $63,436         $47,631          $45,507          $39,557          $41,060
                                       =======         =======          =======          =======          =======
Fixed-Rate Loans:
  Real estate loans................... $63,876   98.2% $47,252   97.1%  $45,015   96.7%  $38,770   95.8%  $40,297   95.6%
  Other loans.........................     542    0.8      523    1.1       443    1.0       547    1.4       571    1.4
                                       -------  -----  -------  -----   -------   ----   -------   ----   -------  -----
    Total fixed-rate loans............  64,418   99.0   47,775   98.2    45,458   97.7    39,317   97.2    40,868   97.0

Adjustable-Rate Loans:
  Real estate loans...................     643    1.0      876    1.8     1,073    2.3     1,132    2.8     1,274    3.0
                                       -------  -----  -------  -----   -------  -----   -------  -----   -------  -----
    Total loans....................... $65,061  100.0% $48,651  100.0%  $46,531  100.0%  $40,449  100.0%  $42,142  100.0%
                                       =======  =====  =======  =====   =======  =====   =======  =====   =======  =====
</TABLE>

                                       6
<PAGE>


         Loan Maturities.  The following table shows the contractual maturity of
the loan portfolio at June 30, 1999. All loans (including adjustable-rate loans)
are shown as maturing  in the period that  includes  the final  contractual  due
date,  as the table  does not  reflect  the  effects  of  periodic  amortization
payments, possible prepayments or enforcement of due-on-sale clauses.

                                                          Due  in
                                     ------------------------------------------
                                     Less than   More than 1   More than
                                      1 Year   Year to 5 Years  5 Years   Total
                                     --------- --------------- ---------  -----
                                                          (In thousands)
Mortgage loans:
  One-to-four family...............   $  140      $4,478       $55,184  $59,802
  Multi-family.....................      281         ---           338      619
  Commercial.......................      204         ---         2,185    2,389
  Construction.....................    1,709         ---           ---    1,709
                                      ------      ------       -------  -------
    Total mortgage loans...........    2,334       4,478        57,707   64,519

Other loans........................      500          42           ---      542
                                      ------      ------       -------  -------
    Total loans....................   $2,834      $4,520       $57,707  $65,061
                                      ======      ======       =======  =======



         The following  table sets forth,  by type of interest  rate, the dollar
amounts in each loan  category  at June 30, 1999 that are  contractually  due in
more than one year.
                                 Fixed       Adjustable        Total
                                 -------------------------------------
                                            (In thousands)
Mortgage loans:
  One-to-four family...........  $59,019        $643           $59,662
  Multi-family.................      338         ---               338
  Commercial...................    2,185         ---             2,185
                                 -------        ----           -------
    Total mortgage loans.......   61,542         643            62,185
Other loans....................       42         ---                42
                                 -------        ----           -------
    Total loans................  $61,584        $643           $62,227
                                 =======        ====           =======


         Loans-to-One-Borrower. Pursuant to Federal law, the aggregate amount of
loans  that the  Bank is  permitted  to make to any one  borrower  is  generally
limited to 15% of  unimpaired  capital and surplus (25% if the security for such
loan  has a  "readily  ascertainable"  value  or  30%  for  certain  residential
development  loans).  At June 30, 1999, based on the 15% limitation,  the Bank's
loans-to-one  borrower  limit was $4.1  million  and the largest  dollar  amount
outstanding to one borrower, or group of related borrowers,  was $626,000. These
loans, which are secured by one-to-four family properties in Westchester County,
New York, were performing in accordance with their contractual terms at June 30,
1999.

                                       7
<PAGE>


         Loan  Underwriting.  The Bank's  lending  practices  are subject to its
written  underwriting  standards and established  loan  origination  procedures.
Decisions on loan  applications  are made on the basis of detailed  applications
and property  valuations by independent  appraisers  (consistent with the Bank's
appraisal policy). The loan applications are designed primarily to determine the
borrower's  ability to repay and the more  significant  items on the application
are verified through use of credit reports,  financial  statements,  tax returns
and/or confirmations.

         Under the Bank's loan policy, the employee processing an application is
responsible  for  ensuring  that  all  documentation  is  obtained  prior to the
submission  of the  application  to an officer for  approval.  In  addition,  an
officer verifies that the application meets the Bank's  underwriting  guidelines
described  below.  All mortgage  loans must be approved by the Bank's  Executive
Committee  or  the  Board  of  Directors.  Various  officers  of the  Bank  have
individual loan approval authority for other loans.

         Generally, the Bank requires title insurance on properties securing its
mortgage  loans as well as fire and  extended  coverage  casualty  insurance  in
amounts  at least  equal to the  principal  amount  of the loan or the  value of
improvements  on the  property,  depending  on the type of loan.  The Bank  also
requires flood insurance to protect the property  securing its interest when the
property is located in a flood plain.

         One-to-Four Family Residential Real Estate Lending.  The cornerstone of
the Bank's lending  program is the  origination  of fixed-rate  loans secured by
mortgages on owner-occupied  one-to-four  family  residences.  At June 30, 1999,
$59.8  million,  or 91.9%,  of the Bank's loan  portfolio  consisted of mortgage
loans  secured  by  one-to-four  family  residences.  Substantially  all  of the
residential  loans  originated by the Bank are secured by properties  located in
its primary  lending  area.  All of the  one-to-four  family  residential  loans
originated  by the Bank are retained  and  serviced by it,  except for a limited
number of loans originated for the State of New York Mortgage Agency  ("SONYMA")
which are sold to SONYMA at closing.  In order to supplement  one-to-four family
residential loan products,  the Bank from time to time has purchased one-to-four
family  residential loan  participations,  although it has not done so in recent
years.  However,  depending  on future  market  conditions,  it may do so in the
future.

         The Bank currently  offers  conventional  fixed-rate loans with maximum
terms of up to 30 years.  The interest rate on such loans is generally  based on
competitive factors. The Bank does not offer adjustable-rate  residential loans,
although it may do so in the future, depending on market conditions.

         In underwriting  one-to-four  family residential real estate loans, the
Bank evaluates the  borrower's  ability to make  principal,  interest and escrow
payments, the value of the property that will secure the loan, the loan-to-value
ratio and debt-to-income  ratios. First Federal originates  residential mortgage
loans  with  loan-to-value  ratios of up to 90% for  owner-occupied  homes.  For
mortgage loans with  loan-to-value  ratios greater than 80%, the Bank originates
the loans with private  mortgage  insurance to reduce the Bank's exposure to 80%
or less.

                                       8
<PAGE>


         The Bank's residential  mortgage loans customarily  include due-on-sale
clauses  giving  the Bank the  right to  declare  the loan  immediately  due and
payable in the event that,  among other things,  the borrower sells or otherwise
disposes of the property subject to the mortgage and the loan is not repaid.

         The Bank also  originates  home equity  loans  secured by a lien on the
borrower's residence. Home equity loans are generally limited to $80,000 and are
originated  using  the same  underwriting  standards  applicable  to the  Bank's
one-to-four  family  residential  mortgage loans. The Bank currently offers home
equity  loans for terms of up to 7 years.  At June 30,  1999,  the Bank had $1.7
million of outstanding home equity loans (included in total  one-to-four  family
mortgage loans).

         Multi-Family and Commercial Real Estate Lending.  At June 30, 1999, the
Bank had $2.4 million in commercial real estate loans,  representing 3.7% of the
total loan portfolio,  and $619,000 in multi-family  loans, or 1.0% of the total
loan  portfolio.   The  Bank's   multi-family  loan  portfolio   consists  of  a
participation  interest  in a loan  secured  by an  apartment  complex  and  two
Bank-originated loans. The Bank's commercial real estate loan portfolio consists
of  participation  interests  in nine  loans  (eight  of  these  interests  were
purchased  in fiscal  year 1999) and three  Bank-originated  loans.  At June 30,
1999,  all of the Bank's  multi-family  and  commercial  real estate  loans were
performing in accordance with their contractual terms.

         The $1.9 million  increase in commercial  loans,  from $507,000 at June
30, 1998 to $2.4  million at June 30,  1999,  was due  primarily  to the Company
purchased  a $1.6  million  participation  interest  in eight  commercial  loans
originated by another institution. The loans comply with the Bank's underwriting
standards.

         Multi-family  and  commercial  real estate  loans  generally  present a
higher level of risk than loans secured by one-to-four family  residences.  This
greater risk is due to several factors,  including larger outstanding  balances,
the effects of general economic conditions on income-producing  properties,  and
the  increased  difficulty of evaluating  and  monitoring  these types of loans.
Furthermore,  the repayment of loans secured by multi-family and commercial real
estate is typically dependent upon the successful  operation of the related real
estate  project.  If the cash flow from the project is reduced (for example,  if
leases are not obtained or renewed),  the  borrower's  ability to repay the loan
may be impaired.

         While the Bank may continue to engage in  multi-family  and  commercial
real estate lending from time to time in the future,  it anticipates that future
volume will be modest.

         Construction  Lending. The Bank makes construction loans to individuals
for the  construction of their primary or secondary  residences and occasionally
to builders for the construction of new residences.

         Loans to individuals for the construction of their residences typically
have terms of up to 30 years and are structured to provide both construction and
"permanent"  financing.  The borrower makes  interest-only  payments  during the
construction period.  Residential  construction loans are generally underwritten
pursuant to the same  guidelines  used for  originating  conventional  permanent
residential loans. At June 30, 1999, the Bank had $957,000 of one-to-four family
residential  construction loans to borrowers intending to live in the properties
upon completion of construction.  Subject to future market conditions,  the Bank
intends to continue its construction  lending activities to persons intending to
be owner-occupants.

                                       9
<PAGE>


         On  occasion,   the  Bank  makes  loans  to  builders  to  finance  the
construction of one-to-four family residences.  These loans are made on the same
terms as loans to individuals for the construction of single-family  residences.
At June 30,  1999,  the Bank had four loans of this type  aggregating  $752,000.
While the Bank may  continue to engage in this type of lending from time to time
in the future,  the Bank currently expects that its total volume at any one time
will be limited.

         Residential   construction   lending  involves  several  risks.  First,
construction loans are generally more difficult to evaluate and monitor. Second,
a lender's  risk of loss on a  construction  loan is dependent  largely upon the
accuracy of the initial  estimate of the property's value upon completion of the
project and the  estimated  cost  (including  interest) of the  project.  If the
estimate of value proves to be  inaccurate,  the Bank may be  confronted,  at or
prior  to the  maturity  of the  loan,  with a  project  with a value  which  is
insufficient  to assure full repayment  and/or the possibility of having to make
substantial investments to complete the project.

         Other Loans.  The Bank offers  passbook,  home  improvement and student
loans for  personal and  educational  purposes.  At June 30,  1999,  other loans
totaled $542,000 or 0.8% of total loans outstanding. In the future, the Bank may
expand its consumer lending somewhat to increase home improvement loans.

         Originations and Repayments of Loans.  Real estate loans are originated
by First  Federal's  loan  officers.  In addition,  in the future,  the Bank may
utilize outside mortgage loan brokers in an attempt to increase loan production,
although  there are no specific plans to do so at this time.  Loan  applications
are taken at each of First Federal's offices and processed at the main office.

         The Bank's ability to originate loans is dependent upon competition and
customer  demand for loans in its market  area.  Demand is  affected by both the
local economy and the interest rate  environment.  See "Competition" and "Market
Area."  Historically,  virtually all loans originated by First Federal have been
retained in the portfolio.


                                       10
<PAGE>


         The following table shows the loan origination and repayment activities
of the Bank for the periods indicated.
                                                  Year Ended June 30,
                                               --------------------------
                                                 1999    1998       1997
                                               -------  -------   -------
                                                    (In thousands)
Originations by type:
  Mortgage loans:
    One-to-four family..................       $20,765  $ 9,161   $11,144
    Multi-family........................           ---      ---       364
    Commercial..........................         1,942      ---       276
    Construction........................         1,720      746       972
  Other loans...........................           446      479       529
                                               -------  -------   -------
    Total loans originated (1)..........        24,873   10,386    13,285
                                               -------  -------   -------
Principal Repayments:
  Mortgage loans:
    One-to-four family..................        (7,234)  (6,806)   (5,405)
    Multi-family........................           (55)     (50)      (34)
    Commercial..........................           (60)     (24)      (30)
    Construction........................          (687)    (740)     (881)
  Other loans...........................          (427)    (399)     (633)
                                               -------  -------   -------
    Total principal repayments..........        (8,463)  (8,091)   (6,983)
                                               -------  -------   -------
Loans transferred to real estate owned..           ---     (247)     (220)
                                               -------  -------   -------
    Net increase in total loans.........       $16,410  $ 2,120   $ 6,082
                                               =======  =======   =======

(1)  Amount for  fiscal  1999  includes  $1.6  million  for  purchases  of eight
     participation  interests in commercial  mortgage loans  originated by other
     lenders.

Asset Quality

         Loan Delinquencies. When a borrower fails to make a required payment on
a loan, the Bank attempts to cure the delinquency by contacting the borrower.  A
late notice is sent on all loans over 15 days delinquent. Additional written and
verbal  contacts may be made with the borrower  between 30 and 60 days after the
due date.  If the loan is  contractually  delinquent  90 days,  the Bank usually
sends  a  30-day  demand  letter  to  the  borrower  and,   after  the  loan  is
contractually delinquent 120 days, institutes appropriate action to foreclose on
the  property.  If  foreclosed,  the  property  is  sold at  auction  and may be
purchased by the Bank.

         Real estate  acquired by First Federal as a result of foreclosure or by
deed in lieu of foreclosure is classified as real estate owned until it is sold.
When a property is acquired or expected to be acquired by foreclosure or deed in
lieu of  foreclosure,  it is recorded at estimated fair value less the estimated
cost of disposition,  with the resulting write-down charged to the allowance for
loan losses.  After acquisition,  all costs incurred in maintaining the property
are expensed. Costs relating to the development and improvement of the property,
however, are capitalized.

                                       11
<PAGE>


         The following table sets forth  information  concerning the Bank's loan
delinquencies at June 30, 1999 and 1998:

                               Loans Delinquent For:
                    ----------------------------------------    Total Delinquent
                    60-89 Days             90 Days and Over           Loans
                    ----------------  ----------------------  ------------------
                    Number    Amount  Number (1)   Amount (1) Number      Amount
                    ------- --------  ----------- ----------  -------- ---------
                                        (Dollars in thousands)
One-to-four family
real estate loans:
  June 30, 1999        3       $ 97        15        $1,130      18    $1,227

  June 30, 1998        7      $ 313        16        $1,491      23    $1,804


(1)  Includes  three  participation  interests at June 30, 1999 for $316,000 and
     six  participation  interests  at June 30,  1998 for  $876,000  in  certain
     residential mortgage loans, as discussed below.

         Classification of Assets. Federal regulations require that each savings
association  classify  its own  assets  on a  regular  basis.  In  addition,  in
connection  with  examinations of savings  institutions,  OTS and FDIC examiners
have authority to identify  problem assets and, if appropriate,  require them to
be classified.  There are three classifications for problem assets: substandard,
doubtful,  and loss.  Substandard assets have one or more defined weaknesses and
are  characterized  by the distinct  possibility that the bank will sustain some
loss if the deficiencies are not corrected.  Doubtful assets have the weaknesses
of substandard assets, with the additional  characteristics  that the weaknesses
make collection or liquidation in full on the basis of currently existing facts,
conditions and values questionable,  and there is a high probability of loss. An
asset  classified as loss is considered  uncollectible  and of such little value
that  continuance  as an asset on the balance  sheet of the  institution  is not
warranted.  Assets classified as substandard or doubtful require the institution
to establish prudent general  allowances for loan losses. If an asset or portion
thereof is classified as loss, the institution  must either  establish  specific
allowances for loan losses equal to 100% of the portion of the asset  classified
as loss,  or charge off such amount.  If an  institution  does not agree with an
examiner's  classification of an asset, it may appeal this  determination to the
District  Director of the OTS.  On the basis of  management's  review,  the Bank
classified $1.1 million of loans as substandard at June 30, 1999.  There were no
assets  classified  as  doubtful  or loss  at that  date.  The  foregoing  asset
classifications are generally consistent with those made by the OTS.

                                       12
<PAGE>


         Non-Performing  Assets.  The table  below  sets forth the  amounts  and
categories of non-performing assets at the dates indicated.  Loans are placed on
non-accrual  status when the  collection of principal  and/or  interest  becomes
doubtful.  Real estate owned  represents  properties  acquired in  settlement of
loans.

                                                          June 30,
                                           -------------------------------------
                                            1999   1998    1997    1996    1995
                                           ------ ------  ------  ------  ------
                                                    (Dollars in thousands)
Accruing loans past due more than 90 days:
  One-to-four family mortgage loans.......   $432   $370    $930  $1,252  $2,096

Non-accrual loans:
  One-to-four family mortgage loans.......    382    245     ---     ---     ---
  Participation interests in one-to-four
  family mortgage loans...................    316    876   1,074     ---     ---
                                           ------ ------  ------  ------  ------
Total non-performing loans................  1,130  1,491   2,004   1,252   2,096

Real estate owned:
  Single-family properties................    ---     94     220     ---     ---
                                           ------ ------  ------  ------  ------
Total non-performing assets............... $1,130 $1,585  $2,224  $1,252  $2,096
                                           ====== ======  ======  ======  ======
Total as a percentage of total assets.....   0.6%   0.8%    1.2%    0.7%    1.3%
                                             ===    ===     ===     ===     ===

         As of June 30, 1999, other than the participation  interests  discussed
below, the Bank's largest non-performing loan had a carrying value of $159,000.

         Included in the  Company's  loan  portfolio  are certain  participation
interests in loans originated by Thrift Association  Service Corporation ("TASCO
Loans")  for  which  the  FDIC,  as a  servicer  of these  loans,  disputed  its
obligation to pass-through  certain  principal and interest  payments whether or
not such amounts are collected from the borrowers.  The FDIC suspended  payments
beginning in 1996, but resumed making certain payments in 1997 and has continued
to do so. As a result, interest payments of $44,000 received in fiscal 1999 were
recognized as income on a cash basis. Foregone interest income was approximately
$22,000,  $76,000  and  $74,000  in fiscal  1999,  1998 and 1997,  respectively.
Interest  income for fiscal 1997 was also  reduced by the reversal of $67,000 in
interest previously received on the TASCO Loans.

         The  Company's  participation  interests  in the  TASCO  Loans  totaled
$643,000  and  $876,000 at June 30, 1999 and 1998,  respectively.  The  decrease
during  fiscal  1999  reflects  current  year  principal  payments,  as  well as
principal  reductions from the reclassification of $143,000 in interest payments
deferred in fiscal 1998 and 1997.  Based on the  present  payment  status of the
loans  underlying  the  participation   interests,   management  has  classified
participation  interests of $316,000 as  non-performing  at June 30,  1999.  All
participation interests were classified as non-performing at June 30, 1998.

         See  "Management's  Discussion and Analysis of Financial  Condition and
Results of  Operations  - Asset  Quality" in the Annual  Report to  Stockholders
attached  hereto as  Exhibit  13,  for a further  discussion  of  non-performing
assets.

                                       13
<PAGE>


         Other Loans of Concern. As of June 30, 1999, there were no loans (other
than  non-performing  loans) with respect to which known  information  about the
possible  credit  problems of the  borrowers  or the cash flows of the  security
properties  have  caused  management  to have  concerns as to the ability of the
borrowers to comply with present  loan  repayment  terms and which may result in
the future inclusion of such loans in the non-performing asset categories.

         Allowance for Loan Losses. The allowance for loan losses is established
through a provision for loan losses  charged to earnings  based on  management's
evaluation  of the  risk  inherent  in the  loan  portfolio.  The  allowance  is
established  as an amount that  management  believes  will be adequate to absorb
probable  losses on existing  loans.  The allowance for loan losses  consists of
amounts  specifically  allocated to  non-performing  loans and potential problem
loans (if any) as well as allowances  determined  for each major loan  category.
Loan categories such as single-family  residential  mortgages and consumer loans
are generally evaluated on an aggregate or "pool" basis by applying loss factors
to the current  balances of the various  loan  categories.  The loss factors are
determined by management  based on an evaluation of historical loss  experience,
delinquency  trends,  volume  and type of  lending  conducted,  and the  current
economic conditions in the Bank's market area.

         While management  believes that it uses the best information  available
to determine the allowance for loan losses,  unforeseen  market conditions could
result in adjustments  to the allowance for loan losses,  and net earnings could
be  significantly  affected,  if  circumstances  differ  substantially  from the
assumptions  used in  making  the  final  determination.  In  addition,  various
regulatory  agencies,   as  an  integral  part  of  their  examination  process,
periodically  review the Bank's  allowance  for loan losses.  Such  agencies may
require  the  Bank to  recognize  additions  to the  allowance  based  on  their
judgments of information available to them at the time of examination.

         The  following  table sets forth  activity in the Bank's  allowance for
loan losses for the periods indicated.


                                               Year Ended June 30,
                                       ------------------------------------
                                       1999    1998    1997   1996    1995
                                       -----  ------  -----  ------  ------
                                              (Dollars in thousands)

Balance at beginning of year.........  $682    $622   $519    $474    $336
Provision for loan losses............    60      60    143      45     160

Charge-offs:
  One-to-four family mortgage loans..   ---     ---    (40)    ---     (22)
Balance at end of year...............  $742    $682   $622    $519    $474
                                       ====    ====   ====    ====    ====
Allowance for loan losses to:
  Non-performing loans ..............  65.7%  45.7%   31.0%   41.5%   22.6%
  Total loans, net ..................   1.2    1.4     1.4     1.3     1.2

                                       14
<PAGE>


         The following table sets forth the allowance for loan losses  allocated
by loan category,  the total loan amounts by category,  and the percent of loans
in each category to total loans at the dates indicated.
<TABLE>
<CAPTION>
                                                            June 30,
                    -----------------------------------------------------------------------------------
                                1999                        1998                        1997
                    --------------------------- --------------------------- ---------------------------
                                        Percent                     Percent                     Percent
                                       of Loans                    of Loans                    of Loans
                                Loan    in Each             Loan    in Each             Loan    in Each
                    Amount of  Amounts Category Amount of  Amounts Category Amount of  Amounts Category
                    Loan Loss    by    to Total Loan Loss    by    to Total Loan Loss    by    to Total
                    Allowance Category   Loans  Allowance Category   Loans  Allowance Category   Loans
                    --------- -------- -------- --------- -------- -------- --------- -------- --------
                                                      (Dollars in thousands)
<S>                   <C>     <C>        <C>       <C>     <C>       <C>      <C>     <C>        <C>
One-to-four family.   $671    $59,802    91.9%     $682    $46,271    95.1%    $622    $44,163    94.9%
Multi-family.......      6        619     1.0       ---        674     1.4      ---        724     1.6
Commercial.........     48      2,389     3.7       ---        507     1.0      ---        531     1.1
Construction.......     17      1,709     2.6       ---        676     1.4      ---        670     1.4
Other..............    ---        542     0.8       ---        523     1.1      ---        443     1.0
                      ----    -------   -----      ----    -------   -----     ----    -------   -----
    Total..........   $742    $65,061   100.0%     $682    $48,651   100.0%    $622    $46,531   100.0%
                      ====    =======   =====      ====    =======   =====     ====    =======   =====
</TABLE>

<TABLE>
<CAPTION>
                                            June 30,
                    -------------------------------------------------------
                                1996                        1995
                    --------------------------- ---------------------------
                                        Percent                     Percent
                                       of Loans                    of Loans
                                Loan    in Each             Loan    in Each
                    Amount of  Amounts Category Amount of  Amounts Category
                    Loan Loss    by    to Total Loan Loss    by    to Total
                    Allowance Category   Loans  Allowance Category   Loans
                    --------- -------- -------- --------- -------- --------
                                    (Dollars in thousands)
<S>                    <C>   <C>        <C>       <C>     <C>       <C>
One-to-four family.     $519  $38,644    95.5%     $474    $   ---   95.2%
Multi-family.......      ---      394     1.0       ---        426    1.0
Commercial.........      ---      285     0.7       ---        308    0.7
Construction.......      ---      579     1.4       ---        725    1.7
Other..............      ---      547     1.4       ---        571    1.4
                        ----  -------   -----      ----    -------  -----
    Total..........     $519  $40,449   100.0%     $474    $42,142  100.0%
                        ====  =======   =====      ====    =======  =====
</TABLE>


Investment Activities

         General. The Bank utilizes mortgage-backed and other debt securities in
virtually  all aspects of its  asset/liability  management  strategy.  In making
investment decisions, management considers, among other things, the Bank's yield
and interest rate  objectives,  its interest rate risk and credit risk position,
and its liquidity and cash flow. All investment transactions are ratified by the
Bank's Board of Directors or Executive Committee.

         First Federal must maintain  minimum levels of investments that qualify
as liquid  assets  under OTS  regulations.  Liquidity  may  increase or decrease
depending upon the  availability of funds and comparative  yields on investments
in relation  to the return on loans.  Cash flow  projections  are  reviewed  and
updated  regularly to assure that adequate  liquidity is maintained.  The Bank's
level of liquidity is a result of  management's  asset/liability  strategy.  See
"Management's  Discussion  and  Analysis of Financial  Condition  and Results of
Operations - Interest Rate Risk Management" in the Annual Report to Stockholders
attached hereto as Exhibit 13 and "Regulation - Liquidity."

         Federally  chartered savings  institutions have the authority to invest
in various types of liquid assets, including United States Treasury obligations,
securities of various federal agencies,  certain savings certificates of insured
banks  and  savings  institutions,  certain  bankers'  acceptances,   repurchase
agreements  and  federal  funds.  Subject  to  various  restrictions,  federally
chartered savings institutions may also invest their assets in commercial paper,
investment  grade  corporate  debt  securities,  and mutual  funds whose  assets
conform to the investments  that a federally  chartered  savings  institution is
otherwise authorized to make directly.

                                       15

<PAGE>


         Securities  Portfolio  Composition.  The following table sets forth the
composition of the Bank's securities portfolio at the dates indicated.

<TABLE>
<CAPTION>
                                                           June 30,
                                 ----------------------------------------------------------
                                        1999                1998               1997
                                 ----------------- ------------------- --------------------
                                 Amortized   Fair    Amortized   Fair   Amortized   Fair
                                   Cost     Value      Cost      Value     Cost     Value
                                 -------- -------- ---------- -------- --------- ----------
                                                      (In thousands)
<S>                              <C>       <C>       <C>       <C>      <C>       <C>
Held-to-Maturity:
Mortgage-backed securities:
  Pass-through securities:
     Freddie Mac................  $27,642   $27,866   $43,258   $43,806  $57,834   $57,910
     Ginnie Mae.................   31,403    31,836    40,767    41,392   32,526    33,360
     Fannie Mae.................    9,269     9,132     7,370     7,429    8,056     8,030
  CMOs..........................   42,389    41,741    36,065    36,267   18,049    18,144
                                 --------  --------  --------  -------- --------  --------
                                  110,703   110,575   127,460   128,894  116,465   117,444
U.S. Government Agency and other
debt securities.................    8,419     8,100     7,986     7,989    9,985     9,904
                                 --------  --------  --------  -------- --------  --------
   Total held-to-maturity.......  119,122   118,675   135,446   136,883  126,450   127,348

Available-for-sale:
U.S. Government Agency and other
debt securities.................   16,500    15,673     8,500     8,498    2,999     2,983
                                 --------  --------  --------  -------- --------  --------
  Total securities.............. $135,622  $134,348  $143,946  $145,381 $129,449  $130,331
                                 ========  ========  ========  ======== ========  ========
</TABLE>

         Mortgage-Backed   Securities.   The  Bank  invests  in  mortgage-backed
pass-through  securities in order to supplement  loan production and achieve its
asset/liability  management goals. All of these securities owned by the Bank are
issued,  insured or guaranteed either directly or indirectly by a Federal agency
or are rated "AA" or higher.  However,  it should be noted that, while a Federal
guarantee  (direct or  indirect)  or a high  credit  rating may  indicate a high
degree of protection against default, such guarantees and ratings do not protect
the  securities  from  declines in value  based on changes in interest  rates or
prepayment speeds.  Reflecting its policy of maintaining a substantial portfolio
of investments having short to medium terms to repricing or maturity, the Bank's
mortgage-backed  pass-through securities portfolio at June 30, 1999 included (i)
$19.7 million of securities with remaining contractual  maturities of five years
or less and (ii) $34.2 million of  adjustable-rate  mortgage-backed  securities.
See "Management's  Discussion and Analysis of Financial Condition and Results of
Operations-  Interest Rate Risk Management" in the Annual Report to Stockholders
attached hereto as Exhibit 13.

         In  addition  to  mortgage-backed  pass-through  securities,  the  Bank
invests in collateralized  mortgage  obligations  ("CMOs").  Unlike pass-through
securities   that  have  a   single-class   structure   resulting   in  pro-rata
distributions  to  all  security  holders,   CMOs  are  securities   derived  by
reallocating the cash flows from mortgage-backed securities or pools of mortgage
loans in order to create  multiple  classes,  or tranches,  of  securities  with
coupon rates and average lives that differ from the  underlying  collateral as a
whole.  The term to maturity of any  particular  tranche is  dependent  upon the
prepayment  speed of the  underlying  collateral as well as the structure of the
particular CMO. As a result of these factors, the estimated average lives of the
CMOs could be shorter than the  contractual  maturities as shown on the table on
page 18.  Although a significant  proportion of the Bank's CMOs are interests in
tranches  that have been  structured  (through the use of cash flow priority and
"support" tranches) to give somewhat more predictable cash flows, the cash flows
and hence the values of CMOs are subject to change.

                                       16
<PAGE>

         The Bank  invests  in CMOs as an  alternative  to  mortgage  loans  and
mortgage-backed   pass-through   securities  as  part  of  its   asset/liability
management   strategy.   Management  believes  that  CMOs  represent  attractive
investment alternatives relative to other investments due to the wide variety of
maturity  and  repayment  options   available   through  such  investments.   In
particular, the Bank has from time to time concluded that short and intermediate
duration CMOs (with an expected  average life of five years or less) represent a
better  combination  of rate and duration than  adjustable-rate  mortgage-backed
securities.  Because the Bank's CMOs are purchased as an alternative to mortgage
loans and because the Bank has the ability and intent to hold such securities to
maturity,  all CMOs are  classified as  held-to-maturity.  At June 30, 1999, the
Bank held CMOs with a  carrying  value of $42.4  million,  substantially  all of
which were of expected short and intermediate duration.

         The fair values of a significant portion of the Bank's  mortgage-backed
securities held-to-maturity have been from time to time significantly lower than
their carrying values.  However, for financial reporting purposes, such declines
in value are  considered  to be  temporary in nature since they have been due to
changes in interest  rates rather than credit  concerns.  At June 30, 1999,  the
total fair value of the Bank's mortgage-backed  securities  held-to-maturity was
$110.6  million,  or $128,000 less than total  amortized cost. See Note 2 of the
Notes to Consolidated Financial Statements.

         In contrast to  mortgage-backed  pass-through  securities in which cash
flow is  received  (and,  hence,  prepayment  risk is  shared)  pro-rata  by all
securities  holders,  the cash  flows  from  the  mortgages  or  mortgage-backed
securities  underlying  CMOs  are  segmented  and  paid  in  accordance  with  a
predetermined  priority to investors holding various tranches of such securities
or obligations.  A particular  tranche of a CMO may therefore  carry  prepayment
risk  that  differs  from  that of both  the  underlying  collateral  and  other
tranches.  It is the  Bank's  strategy  to  purchase  tranches  of CMOs that are
categorized as "planned amortization  classes," "targeted  amortization classes"
or "very accurately defined  maturities" and are intended to produce stable cash
flows in different interest rate environments.

         The following table sets forth mortgage-backed securities purchases and
principal  repayments  for  the  periods  indicated.  There  were  no  sales  of
mortgage-backed securities during these periods.


                                              Year Ended June 30,
                                       --------------------------------
                                          1999       1998        1997
                                       ---------   ---------   --------
                                                (In thousands)
Purchases:
  Adjustable-rate pass-throughs......   $ 4,857    $17,414    $ 2,000
  Fixed-rate pass-throughs...........     9,164      5,015      8,139
  CMOs ..............................    23,928     26,985      7,794
                                       --------    -------    -------
         Total purchases.............    37,949     49,414     17,933

Principal repayments.................   (54,706)   (38,419)   (19,689)
                                       --------    -------    -------
  Net (decrease) increase............  $(16,757)   $10,995    $(1,756)
                                       ========    =======    =======


                                       17

<PAGE>


         Portfolio  Maturities  and Yields.  The following  table sets forth the
contractual  maturities and weighted average yields of the Company's  securities
portfolio at June 30, 1999.  Mortgage-backed  securities  are  anticipated to be
repaid in  advance  of their  contractual  maturities  as a result of  projected
mortgage  loan  prepayments.  In  addition,  under the  structure of some of the
Bank's CMOs, the Bank's short- and intermediate-tranche interests have repayment
priority over the longer term tranches of the same underlying mortgage pool.

                                          Principal Balances Due in
                                ----------------------------------------------
                                  Less   1 Year   5 Years    More
                                  than      to       to      than
                                 1 Year  5 Years  10 Years  10 Years   Total
                                ------- -------- --------- ---------- --------
                                              (Dollars in thousands)
Mortgage-backed securities:
  Pass-through securities:
     Freddie Mac..............  $ 3,403  $13,469   $ 7,205   $3,845  $ 27,922
     Ginnie Mae...............      ---       36       717   30,611    31,364
     Fannie Mae...............      439    1,898     3,125    3,813     9,275
  CMOs........................      ---      ---       885   41,521    42,406
                                -------  -------  --------  -------  --------
     Total....................  $ 3,842  $15,403  $ 11,932  $79,790  $110,967
                                =======  =======  ========  =======  ========

     Weighted average yield...     6.07%    6.11%     6.38%    6.32%     6.29%
U.S. Government Agency and
  other debt securities.......   $  ---    $ 500    $9,000  $15,450   $24,950
                                 ======    =====    ======  =======   =======
     Weighted average yield...      ---%    6.21%     6.41%    6.44%     6.42%

                                       18

<PAGE>

         The Bank's  holdings of  mortgage-backed  securities  have increased in
recent years as a result of  increased  competition  for mortgage  loans and the
Bank's  increased  focus on its  asset/  liability  management.  Federal  agency
mortgage-backed  securities  carry  a yield  generally  lower  than  that of the
corresponding  type  of  residential  loan  due to the  implied  Federal  agency
guarantee fee and the retention of a servicing spread by the loan servicer.  The
Bank's other debt  securities also carry lower yields due to the implied Federal
agency  guarantee  and  because  such  securities  tend to have  shorter  actual
durations  than 30 year  loans.  Accordingly,  if the  proportion  of the Bank's
assets consisting of mortgage-backed  and other debt securities  increases,  the
Bank's asset yields would likely be somewhat adversely  affected.  The Bank will
evaluate  mortgage-backed  securities  purchases  in  the  future  based  on its
asset/liability   objectives,   market  conditions  and  alternative  investment
opportunities.

         Other Debt Securities. To date, the Bank's investment strategy has been
directed  toward  high-quality  assets  (primarily  U.S.  Government  and Agency
obligations)  with short and intermediate  terms (ten years or less) to maturity
and  liquidity  investments.  At June  30,  1999,  the Bank did not own any debt
securities of a single  issuer which  exceeded 10% of the Bank's  equity,  other
than U.S. Government or Federal Agency obligations.

         The following table sets forth the composition of the Bank's other debt
securities and other interest-earning assets at the dates indicated.
<TABLE>
<CAPTION>

                                                                         June 30,
                                                    --------------------------------------------------
                                                         1999             1998            1997
                                                    --------------- ---------------- -----------------
                                                    Amortized %of   Amortized % of   Amortized  % of
                                                       Cost   Total   Cost    Total    Cost     Total
                                                    -------- ------ --------- ------ --------- -------
                                                                     (Dollars in Thousands)
<S>                                                  <C>       <C>   <C>       <C>    <C>        <C>
Other debt securities:
  Held-to-maturity.................................. $ 8,419   33.8% $ 7,986   48.4%  $ 9,985    76.9%
  Available-for-sale(1).............................  16,500   66.2    8,500   51.6     2,999    23.1
                                                     -------  -----  -------  -----   -------   -----
     Total.......................................... $24,919  100.0% $16,486  100.0%  $12,984   100.0%
                                                     =======  =====  =======  =====   =======   =====

Average remaining life of other debt securities..... 151 mos.         74 mos.          81 mos.

Other interest-earning assets:
  FHLB stock........................................ $ 1,463         $ 1,463          $ 1,463
                                                     =======         =======          =======
  Interest-bearing deposits with banks.............. $ 3,200         $ 2,010          $ 3,680
                                                     =======         =======          =======
<FN>

(1)  The fair value of available-for-sale  securities at June 30, 1999, 1998 and
     1997 was $15.7 million, $8.5 million and $3.0 million, respectively.
</FN>
</TABLE>

                                       19

<PAGE>


Sources of Funds

         General.  The Bank's primary  sources of funds are depositor  accounts,
payments  (including  prepayments)  of loan  principal,  interest and  dividends
earned on loans and securities, repayments of securities,  borrowings, and funds
provided by operations.

         Depositor  Accounts.  First Federal  offers  various types of depositor
accounts with a variety of interest rates and terms.  These accounts  consist of
regular  savings and club accounts,  money market and NOW accounts,  and savings
certificates.  The Bank relies  primarily on  competitive  pricing  policies and
customer service to attract and retain these depositor accounts.

         The variety of deposit  accounts  offered by the Bank has allowed it to
be competitive in obtaining funds and to respond with  flexibility to changes in
customer demand.  As certain customers have become more interest rate conscious,
the Bank has become  more  susceptible  to  short-term  fluctuations  in deposit
flows.  The Bank manages the pricing of its  depositor  accounts in keeping with
its asset/liability management, profitability and growth objectives.

         Based on its experience, the Bank believes that substantial portions of
its regular savings,  club, money market and NOW accounts are relatively  stable
sources of funds. The Bank has used customer  service and marketing  initiatives
in an effort to maintain and increase the volume of these accounts. However, the
ability of the Bank to attract and maintain  these  accounts (as well as savings
certificates)   has  been  and  will  be  affected  by  competition  and  market
conditions. In particular,  the Bank believes that it would be very difficult to
increase rapidly the "core" portion of its regular  savings,  club, money market
and NOW accounts.  In total,  these  account types  increased by $4.9 million in
fiscal 1999 and  decreased by $872,000 and $4.8 million in fiscal 1998 and 1997,
respectively.  Management  believes  that  depositors  periodically  transfer  a
portion of these  account  balances  into  savings  certificates  as a result of
interest rate increases on alternate  investments.  In the future, the Bank will
continue  to  stress,   subject  to  market   conditions,   the   retention   of
non-certificate accounts.


                                       20
<PAGE>


         The following table sets forth the  distribution of depositor  accounts
and the related weighted average interest rates as of the dates indicated.
<TABLE>
<CAPTION>

                                                         June 30,
                                   ---------------------------------------------------
                                         1999              1998            1997
                                   ---------------- ----------------- ----------------
                                           Average            Average          Average
                                    Amount   Rate     Amount   Rate   Amount     Rate
                                   ------- -------- -------- -------- ------- --------
                                                  (Dollars in thousands)

<S>                                <C>       <C>    <C>       <C>    <C>         <C>
Money market and NOW ............. $ 18,264  2.80%  $ 13,196  2.85%  $ 10,989    2.85%
Regular savings...................   50,759  2.75     50,928  2.75     54,000    3.00
Club accounts.....................      751  2.75        710  2.75        717    3.00
                                   --------         --------         --------
                                     69,774  2.76     64,834  2.77     65,706    2.97
                                   --------         --------         --------

Savings certificates by
remaining period to maturity:
   Less than 1 year...............   65,425  5.16     58,118  5.53     53,825    5.53
   More than 1 year to 3 years....    9,393  5.49     11,889  6.43      9,707    6.26
   More than 3 years..............    4,101  5.89      5,017  6.25      3,180    6.17
                                   --------         --------         --------
                                     78,919  5.24     75,024  5.72     66,712    5.66
                                   --------         --------         --------
Total............................. $148,693  4.08%  $139,858  4.35%  $132,418    4.33%
                                   ========         ========         ========
</TABLE>

         The following table sets forth the deposit  activity at the Bank during
the periods indicated.

                                   Year Ended June 30,
                            --------------------------------
                               1999       1998      1997
                            ---------- ---------- ----------
                                  (Dollars in thousands)

Opening balance............ $ 139,858   $132,418   $128,304
Deposits(1)................   128,548    118,362    112,066
Withdrawals(1).............  (124,748)  (115,748)  (112,514)
Interest credited..........     5,035      4,826      4,562
                            ---------   --------   --------
Ending balance............. $ 148,693   $139,858   $132,418
                            =========   ========   ========
Net increase............... $   8,835   $  7,440    $ 4,114
                            =========   ========    =======

Percent increase...........      6.3%       5.6%       3.2%
                                 ===        ===        ===

(1)  Includes transfers of funds within the Bank.

                                       21

<PAGE>



         The following  table sets forth  information  about the Bank's  savings
certificates  greater than  $100,000 by remaining  period to maturity as of June
30, 1999:

                                                  Weighted
                                        Amount   Average Rate
                                       -------   ------------
                                        (Dollars in thousands)

Within three months..................   $2,071      4.96%
After 3 but within 6 months..........    4,060      4.96
After 6 but within 12 months.........    4,210      5.50
After 12 months......................    1,930      5.44
                                       -------      ----
  Total..............................  $12,271      5.22%
                                       =======      ====

         Borrowings.  First Federal's  other available  sources of funds include
borrowings  from the FHLB of New York. As a member of the FHLB of New York,  the
Bank is required to own capital  stock in the FHLB of New York and is authorized
to apply for advances from the FHLB of New York.  The Bank may borrow funds from
the FHLB of New York subject to an overall  limitation of 25% of total assets or
$51.7 million at June 30, 1999  (excluding  securities  repurchase  agreements).
Funds may be borrowed  through a  combination  of FHLB  advances  and  overnight
borrowings under a line of credit. Each FHLB credit program has its own interest
rate,  which may be fixed or variable,  with a range of maturities.  The FHLB of
New York may  prescribe  the  acceptable  uses for  these  advances,  as well as
limitations on the size of the advances and repayment provisions.  See Note 6 of
the Notes to Consolidated Financial Statements.

         The Bank has used FHLB  advances from time to time to provide funds for
investment  opportunities  and to fund deposit  outflows.  The Bank may also use
advances to extend the  maturity of its  liabilities  if deemed  appropriate  in
connection with its asset/liability management efforts.

         The Company began utilizing  repurchase  agreements as a funding source
in fiscal 1998 to supplement retail deposit growth. Proceeds from the borrowings
were  invested  in   fixed-rate   government   agency   bonds,   adjustable-rate
mortgage-backed securities and fixed-rate collateralized mortgage obligations at
an anticipated  average spread of approximately 90 basis points.  The spread was
conservatively achieved by closely matching the maturities of the securities and
borrowings.

                                       22
<PAGE>



         The following is a summary of borrowings from the FHLB at June 30:

                                                       1999          1998
                                                     --------      --------
                                                       (In thousands)
Securities repurchase agreements:
Final maturity in June 2005,
   callable quarterly at the FHLB's
   option beginning in June 1999,
   and bearing interest at 5.20%                      $ 3,000       $ 3,000
Final maturity in December 2008,
   callable quarterly at the FHLB's
   option beginning in November 2000,
   and bearing interest at 4.56%                        5,000           ---
Final maturity in December 2008,
   callable quarterly at the FHLB's
   option beginning in November 2001,
   and bearing interest at 4.72%                        5,000           ---
Final maturity in January 2008,
   callable quarterly at the FHLB's
   option beginning in January 2003,
   and bearing interest at 5.42%                       10,000        10,000
                                                     --------      --------
                                                       23,000        13,000
FHLB advance  maturing in June 2000
  and bearing  interest at an initial
  rate of 4.985% at June 30, 1999,
  adjusting thereafter to three-month
  Libor minus 14 basis points                           5,000           ---
                                                     ========      ========
    Total FHLB borrowings                            $ 28,000      $ 13,000
                                                     ========      ========

         The following table sets forth information  concerning the balances and
interest rates on FHLB borrowings for the periods  indicated.  Amounts in fiscal
1999  represent  securities  repurchase  agreements  and an FHLB advance,  while
amounts in fiscal 1998 represent only securities repurchase agreements.


                                                  Year Ended June 30,
                                         -----------------------------------
                                             1999         1998       1997
                                         ------------ ------------ ---------
                                                 (Dollars in thousands)

Maximum balance.........................   $28,000      $13,000      $---
Average balance.........................    19,563        4,567       ---
Year-end balance........................    28,000       13,000       ---
Interest rate at year end...............      5.04%        5.37%      ---%
Average interest rate during the year...      5.07         5.36       ---

Service Corporations

         As a federally  chartered  savings bank,  First Federal is permitted by
OTS  regulations  to invest up to 2% of its assets in the stock of, or loans to,
service corporation subsidiaries,  and may invest an additional 1% of its assets
in service  corporations  where such additional funds are used for inner-city or
community  development  purposes. At June 30, 1999, First Federal had no service
corporations subject to these limitations.

         In May 1999,  First  Federal  REIT,  Inc. was formed as a  wholly-owned
subsidiary of the Bank. The subsidiary is a real estate investment trust holding
a portion of the mortgage-related  assets reported in the consolidated financial
statements.

                                       23

<PAGE>


Employees

         At June 30, 1999,  the Bank had a total of 24 full-time and 4 part-time
employees.  None of the  Bank's  employees  are  represented  by any  collective
bargaining agreement. Management considers its employee relations to be good.

Regulation

         General.  First  Federal is a federally  chartered  savings  bank,  the
deposits of which are federally  insured and backed by the full faith and credit
of the United States Government.  Accordingly, First Federal is subject to broad
Federal regulation and oversight extending to all its operations.  First Federal
is a member of the FHLB of New York and is subject to certain limited regulation
by the Board of  Governors  of the  Federal  Reserve  System  ("Federal  Reserve
Board").  As the savings and loan holding company of First Federal,  the Company
also is  subject  to  federal  regulation  and  oversight.  The  purpose  of the
regulation of the Company and other holding  companies is to protect  subsidiary
savings  associations.  First  Federal's  deposits  are  insured by the  Savings
Association Insurance Fund ("SAIF"), which together with the Bank Insurance Fund
("BIF") are the two deposit funds  administered  by the FDIC.  As a result,  the
FDIC has  certain  regulatory  and  examination  authority  over First  Federal.
Certain of these regulatory requirements and restrictions are discussed below or
elsewhere in this document.

         Federal  Regulation  of  Savings  Associations.  The OTS has  extensive
authority  over  the  operations  of  savings  associations.  As  part  of  this
authority,  First Federal is required to file periodic  reports with the OTS and
is subject to periodic  examinations  by the OTS and the FDIC.  The last regular
OTS  examination  of First  Federal  was as of  December  31,  1997.  When these
examinations  are  conducted by the OTS and the FDIC,  the examiners may require
First Federal to provide for higher general or specific loan loss reserves.  All
savings  associations  are subject to a semi-annual  assessment,  based upon the
savings  association's  total assets,  to fund the  operations of the OTS. First
Federal's  OTS   assessment  for  the  fiscal  year  ended  June  30,  1999  was
approximately $54,000.

         The OTS also  has  extensive  enforcement  authority  over all  savings
institutions  and their  holding  companies,  including  First  Federal  and the
Company. This enforcement authority includes, among other things, the ability to
assess civil money penalties, to issue cease-and-desist or removal orders and to
initiate  injunctive  actions.  In  general,  these  enforcement  actions may be
initiated  for  violations  of laws and  regulations,  and for unsafe or unsound
practices.  Other  actions or  inactions  may provide the basis for  enforcement
action,  including  misleading or untimely  reports  filed with the OTS.  Except
under certain  circumstances,  public disclosure of final enforcement actions by
the OTS is required.

         In addition,  the investment,  lending and branching authority of First
Federal is  prescribed  by Federal laws which  prohibit it from  engaging in any
activities not permitted by such laws. For instance,  no savings institution may
invest in  non-investment  grade  corporate debt  securities.  In addition,  the
permissible  level of  investment  by Federal  associations  in loans secured by
non-residential real property may not exceed 400% of total capital,  except with
approval of the OTS.  First  Federal is in compliance  with these  restrictions.
Federal savings associations are generally authorized to branch nationwide.

                                       24
<PAGE>


         First    Federal's    general    permissible    lending    limit    for
loans-to-one-borrower  is equal to the greater of $500,000 or 15% of  unimpaired
capital  and  surplus  (except  for  loans  fully  secured  by  certain  readily
marketable  collateral,  in  which  case  this  limit  is  increased  to  25% of
unimpaired capital and surplus). At June 30, 1999, First Federal's lending limit
under the 15% limitation was $4.1 million.  First Federal is in compliance  with
the loans-to-one borrower limitation.

         The OTS, as well as the other  Federal  banking  agencies,  has adopted
guidelines  establishing  safety and soundness standards on such matters as loan
underwriting and  documentation,  asset quality,  earnings  standards,  internal
controls and audit systems,  interest rate risk exposure,  and  compensation and
other  employee  benefits.  Any  institution  that  fails to comply  with  these
standards must submit a compliance plan. A failure to submit a plan or to comply
with an  approved  plan will  subject  the  institution  to further  enforcement
action.

         Insurance of Accounts and  Regulation  by the FDIC.  First Federal is a
member of the SAIF,  which is administered by the FDIC.  Deposits are insured up
to applicable limits by the FDIC, and such insurance is backed by the full faith
and credit of the United States Government. As insurer, the FDIC imposes deposit
insurance  premiums and is authorized to conduct  examinations of and to require
reporting by FDIC-insured  institutions.  It also may prohibit any  FDIC-insured
institution  from engaging in any activity the FDIC  determines by regulation or
order to pose a serious risk to the SAIF or BIF. The FDIC also has the authority
to initiate enforcement actions against savings  associations,  after giving the
OTS an opportunity to take such action,  and may terminate the deposit insurance
if it determines that the institution has engaged in unsafe or unsound practices
or is in an unsafe or unsound condition.

         The FDIC's deposit insurance premiums are assessed through a risk-based
system under which all insured  depository  institutions  are placed into one of
nine  categories  and  assessed  insurance  premiums  based upon their  level of
capital and supervisory evaluation. Under the system, institutions classified as
well  capitalized  (i.e., a core capital ratio of at least 5%, a ratio of Tier 1
or core capital to  risk-weighted  assets  ("Tier 1  risk-based  capital") of at
least 6% and a total  risk-based  capital ratio of at least 10%) and  considered
healthy  pay the  lowest  premium.  Institutions  that are less than  adequately
capitalized (i.e., core or Tier 1 risk-based capital ratios of less than 4% or a
total  risk-based  capital ratio of less than 8%) and  considered of substantial
supervisory concern pay the highest premium. Risk classifications of all insured
institutions are made by the FDIC for each semi-annual assessment period.

         The FDIC is authorized to increase  assessment  rates,  on a semiannual
basis, if it determines that the reserve ratio of the SAIF will be less than the
designated  reserve  ratio of 1.25% of SAIF insured  deposits.  In setting these
increased  assessments,  the FDIC must seek to restore the reserve ratio to that
designated  reserve  level,  or such higher  reserve ratio as established by the
FDIC.  The FDIC may also impose  special  assessments  on SAIF  members to repay
amounts  borrowed from the United States Treasury or for any other reason deemed
necessary by the FDIC.

         The premium  schedule for BIF and SAIF insured  institutions  presently
ranges  from  0 to 27  basis  points.  However,  SAIF-insured  institutions  are
required to pay a Financing  Corporation ("FICO")  assessment,  in order to fund
the interest on bonds issued to resolve thrift failures in the 1980's, presently
equal to approximately 1.48 basis points on domestic deposits, while BIF-insured
institutions  presently pay an  assessment  equal to  approximately  0.013 basis
points on domestic  deposits  until the earlier of December 31, 1999 or the date
upon which the last savings  association  ceases to exist,  after which time the
assesment will be the same for all insured deposits.

                                       25
<PAGE>

         These assessments, which may be revised based upon the level of BIF and
SAIF deposits, will continue until the FICO bonds mature in the year 2017.

         Regulatory    Capital    Requirements.    Federally   insured   savings
associations, such as First Federal, are required to maintain a minimum level of
regulatory  capital.  The OTS has  established  capital  standards,  including a
tangible capital requirement, a leverage ratio (or core capital) requirement and
a risk-based capital requirement applicable to such savings associations.  These
capital  requirements  must be generally as stringent as the comparable  capital
requirements  for national  banks.  The OTS is also authorized to impose capital
requirements  in excess  of these  standards  on  individual  associations  on a
case-by-case basis.

         The capital  regulations  require  tangible capital of at least 1.5% of
adjusted total assets (as defined by  regulation).  Tangible  capital  generally
includes  common  stockholders'  equity  and  retained  earnings,   and  certain
noncumulative  perpetual preferred stock and related surplus.  In addition,  all
intangible  assets,  other than a limited amount of purchased mortgage servicing
rights and credit card relationships, must be deducted from tangible capital for
calculating compliance with the requirement. At June 30, 1999, First Federal had
no intangible assets.

         The OTS regulations establish special  capitalization  requirements for
savings associations that own subsidiaries.  In determining  compliance with the
capital requirements,  all subsidiaries engaged solely in activities permissible
for national  banks or engaged in certain other  activities  solely as agent for
its customers are  "includable"  subsidiaries  that are consolidated for capital
purposes in proportion to the association's level of ownership.  Debt and equity
investments in excludable  subsidiaries are deducted from assets and capital. At
June 30, 1999,  First Federal's real estate  investment  trust was an includable
subsidiary  and,  accordingly,  the Bank's  investment in the subsidiary was not
deducted from regulatory capital.

         At June 30, 1999,  First Federal had tangible capital of $27.7 million,
or 13.4% of adjusted total assets,  which is  approximately  $24.5 million above
the minimum requirement of 1.5% of adjusted total assets in effect on that date.

         The capital standards also require core capital equal to at least 4% of
adjusted total assets.  Core capital generally consists of tangible capital plus
certain  intangible  assets,  including a limited  amount of purchased  mortgage
servicing rights and credit card relationships.  At June 30, 1999, First Federal
had core capital  equal to $27.7  million,  or 13.4% of adjusted  total  assets,
which is $19.4 million above the minimum  leverage  ratio  requirement  of 4% of
adjusted total assets in effect on that date.

          The OTS risk-based capital regulations require savings associations to
have  total  capital  of at  least 8% of  risk-weighted  assets.  Total  capital
consists  of  core  capital,  as  defined  above,  and  supplementary   capital.
Supplementary  capital  consists  of  certain  permanent  and  maturing  capital
instruments that do not qualify as core capital,  and general valuation loan and
lease  loss  allowances  up to a  maximum  of  1.25%  of  risk-weighted  assets.
Supplementary  capital may be used to satisfy the risk-based capital requirement
only up to the amount of core capital.  The OTS is also  authorized to require a
savings association to maintain an additional amount of total capital to account
for  concentration  of credit risk and the risk of  non-traditional  activities.
Certain  exclusions  from  capital  and assets are  required  to be made for the
purpose  of  calculating  total  capital.  Such  exclusions  consist  of  equity
investments  (as  defined  by  regulation)  and that  portion  of land loans and

                                       26

<PAGE>

nonresidential  construction  loans in excess of an 80% loan-to-value  ratio and
reciprocal holdings of qualifying capital instruments.

         In  determining  the  amount  of  risk-weighted   assets,  all  assets,
including credit  equivalent  amounts for certain  off-balance  sheet items, are
multiplied by a risk weight, ranging from 0% to 100%, based on the risk inherent
in the type of asset. For example, the OTS has assigned a risk weight of 50% for
prudently  underwritten  permanent  one-to-four family first lien mortgage loans
not more than 90 days  delinquent and having a  loan-to-value  ratio of not more
than 80% at origination  unless insured to such ratio by an insurer  approved by
Fannie Mae or Freddie Mac.

         OTS regulations also require savings associations with more than normal
interest  rate risk  exposure  to deduct  from total  capital,  for  purposes of
determining compliance with the risk-based capital requirement,  an amount equal
to  50% of the  association's  interest-rate  risk  exposure  multiplied  by the
present value of its assets. This exposure is a measure of the potential decline
in the net  portfolio  value of a savings  association,  greater  than 2% of the
present value of its assets,  based upon a hypothetical 200 basis point increase
or decrease in interest  rates  (whichever  results in a greater  decline).  Net
portfolio  value is the  present  value of  expected  cash  flows  from  assets,
liabilities and off-balance sheet contracts.  Any savings  association with less
than $300 million in assets and a total  risk-based  capital  ratio in excess of
12% (such as First  Federal)  is exempt  from this  requirement  unless  the OTS
determines otherwise.  The OTS has indefinitely  deferred  implementation of the
interest rate risk component of the risk-based capital requirements.

         At June 30, 1999, First Federal had total  risk-based  capital of $28.4
million  (including  $27.7  million in core capital and  $742,000 in  qualifying
supplementary  capital)  and  risk-weighted  assets of $60.7  million,  or total
capital of 46.8% of  risk-weighted  assets.  This amount was $23.5 million above
the 8% requirement in effect on that date.

         The OTS and the FDIC are authorized  and,  under certain  circumstances
required, to take certain actions against savings associations that fail to meet
their  capital  requirements.  The OTS is  generally  required to take action to
restrict the activities of an "undercapitalized  association" (generally defined
to be  one  with  less  than  either  a 4%  core  capital  ratio,  a 4%  Tier  1
risked-based  capital ratio or an 8% total risk-based  capital ratio).  Any such
association  must  submit a capital  restoration  plan and,  until  such plan is
approved by the OTS, may not increase its assets,  acquire another  institution,
establish a branch or engage in any new  activities,  and generally may not make
capital   distributions.   The  OTS  is  authorized  to  impose  the  additional
restrictions that are applicable to significantly undercapitalized associations.

          As a condition to the approval of the capital  restoration  plan,  any
company  controlling  an  undercapitalized  association  must agree that it will
enter  into  a  limited  capital  maintenance  guarantee  with  respect  to  the
institution's achievement of its capital requirements.

         Any savings  association  that fails to comply with its capital plan or
is  "significantly  undercapitalized"  (i.e.,  Tier 1 risk-based or core capital
ratios of less than 3% or a total risk-based capital ratio of less than 6%) must
be made  subject  to one or more  additional  specified  actions  and  operating
restrictions  which may cover all aspects of its operations and include a forced
merger  or  acquisition  of  the   association.   An  association  that  becomes
"critically  undercapitalized" (i.e., a tangible capital ratio of 2% or less) is
subject to further mandatory restrictions on its activities in addition to those
applicable to significantly  undercapitalized associations. In addition, the OTS
must appoint a receiver (or conservator  with the concurrence of the FDIC) for a
savings  association,  with

                                       27
<PAGE>

certain  limited  exceptions,   within  90  days  after  it  becomes  critically
undercapitalized.  Any  undercapitalized  association  is  also  subject  to the
general enforcement authority of the OTS and the FDIC, including the appointment
of a conservator or a receiver.

         The OTS is also generally  authorized to reclassify an association into
a lower capital category and impose the restrictions applicable to such category
if the institution is engaged in unsafe or unsound  practices or is in an unsafe
or unsound condition.

         The imposition by the OTS or the FDIC of any of these measures on First
Federal may have a substantial adverse effect on First Federal's  operations and
profitability.  Stockholders of the Company do not have preemptive  rights,  and
therefore, if the Company is directed by the OTS or the FDIC to issue additional
shares of  common  stock,  such  issuance  may  result  in the  dilution  in the
percentage ownership of present shareholders.

         Limitations   on  Dividends  and  Other  Capital   Distributions.   OTS
regulations impose various  restrictions on savings associations with respect to
their ability to make distributions of capital,  which include dividends,  stock
redemptions or repurchases,  cash-out mergers and other transactions  charged to
the capital account.  OTS regulations  also prohibit a savings  association from
declaring or paying any dividends or from repurchasing any of its stock if, as a
result,  the regulatory  capital of the  association  would be reduced below the
amount  required to be maintained  for the  liquidation  account  established in
connection with its mutual-to-stock conversion.

         Generally,  savings  associations that meet their capital  requirements
before  and after the  proposed  distribution,  may make  capital  distributions
during any calendar year up to an amount equal to net income of the current year
plus retained net income for the preceding two years. Distributions in excess of
such amount require OTS approval. Distributions from the Bank to the Company may
also have income tax consequences. See "Federal and State Taxation."

         Liquidity.  All savings  associations,  including  First  Federal,  are
required  to  maintain  an average  daily  balance of liquid  assets  equal to a
certain  percentage of the sum of its average daily balance of net  withdrawable
deposit  accounts and borrowings  payable in one year or less. This liquid asset
ratio requirement may vary from time to time (between 4% and 10%) depending upon
economic  conditions  and  savings  flows of all  savings  associations.  At the
present  time,  the minimum  liquid asset ratio is 5%.  Penalties may be imposed
upon associations for violations of the liquid asset ratio requirement.  At June
30, 1999, First Federal was in compliance with this  requirement,  with a liquid
asset ratio of 16.6%.

         Qualified Thrift Lender Test. All savings associations, including First
Federal,  are required to meet a qualified  thrift lender  ("QTL") test to avoid
certain  restrictions  on  their  operations.   This  test  requires  a  savings
association  to have  at  least  65% of its  portfolio  assets  (as  defined  by
regulation) in qualified thrift investments on a monthly average for nine out of
every 12 months on a rolling basis. Such assets primarily consist of residential
housing related loans and  investments.  At June 30, 1999, First Federal met the
test and has always met the test since its effectiveness.

         Any savings association that fails to meet the QTL test must convert to
a national bank charter unless it requalifies as a QTL and thereafter  remains a
QTL. If an  association  does not  requalify  and  converts  to a national  bank
charter,  it must remain  SAIF-insured  until the FDIC permits it to transfer to
the BIF.  If such an  association  has not yet  requalified  or  converted  to a
national  bank,  its  new  investments  and  activities  are  limited  to  those
permissible  for both a  savings

                                       28
<PAGE>

association  and a national  bank,  and it is limited to national bank branching
rights in its home state. In addition, the association is immediately ineligible
to receive any new FHLB  borrowings.  If such association has not requalified or
converted  to a national  bank within  three years  after the  failure,  it must
divest of all  investments  and  cease  all  activities  not  permissible  for a
national  bank.  In  addition,  it must  repay  promptly  any  outstanding  FHLB
borrowings,  which may result in prepayment  penalties.  If any association that
fails the QTL test is  controlled  by a holding  company,  then  within one year
after the failure,  the holding  company must register as a bank holding company
and become subject to all restrictions on bank holding companies. See "- Holding
Company Regulation."

         Community  Reinvestment  Act.  Under  the  Community  Reinvestment  Act
("CRA"),  every  FDIC-insured  institution  has  a  continuing  and  affirmative
obligation  consistent  with safe and sound  banking  practices to help meet the
credit  needs  of its  entire  community,  including  low  and  moderate  income
neighborhoods.  The CRA does not  establish  specific  lending  requirements  or
programs  for  financial   institutions  nor  does  it  limit  an  institution's
discretion  to develop the types of products and  services  that it believes are
best  suited  to its  particular  community,  consistent  with the CRA.  The CRA
requires the OTS, in connection with the examination of First Federal, to assess
the  institution's  record of meeting the credit needs of its  community  and to
take such record into account in its evaluation of certain applications, such as
a merger or the establishment of a branch, by the institution. An unsatisfactory
rating may be used as the basis for the denial of an application by the OTS.

         In 1995 the  Federal  banking  agencies,  including  the  OTS,  adopted
revisions  to the  CRA  regulations  and  the  methodology  for  determining  an
institution's  compliance  with the CRA. Due to the heightened  attention  being
given to the CRA in the past few  years,  the  Bank may be  required  to  devote
additional funds for investment and lending in its local community. The Bank was
examined for CRA compliance in May 1998 and received a rating of satisfactory.

         Transactions with Affiliates. Generally, transactions between a savings
association or its  subsidiaries  and its affiliates are required to be on terms
as  favorable  to  the  association  as  transactions  with  non-affiliates.  In
addition,  certain of these  transactions,  such as loans to an  affiliate,  are
restricted to a percentage  of the  association's  capital.  Affiliates of First
Federal  include the Company and any company which is under common  control with
First Federal. In addition,  a savings association may not lend to any affiliate
engaged in activities not  permissible for a bank holding company or acquire the
securities  of  most  affiliates.  Subsidiaries  of a  savings  association  are
generally not deemed  affiliates;  however,  the OTS has the discretion to treat
subsidiaries of savings associations as affiliates on a case-by-case basis.

         Certain  transactions with directors,  officers or controlling  persons
are also subject to conflict of interest  regulations enforced by the OTS. These
conflict of interest  regulations and other statutes also impose restrictions on
loans to such persons and their  related  interests.  Among other  things,  such
loans must be made on terms  substantially the same as for loans to unaffiliated
individuals.

         Holding Company  Regulation.  The Company is a unitary savings and loan
holding company subject to regulatory oversight by the OTS. As such, the Company
is  required  to  register  and  file  reports  with the OTS and is  subject  to
regulation  and  examination  by the OTS. In addition,  the OTS has  enforcement
authority over the Company and its non-savings association subsidiaries (if any)
which  also  permits  the  OTS to  restrict  or  prohibit  activities  that  are
determined to be a serious risk to the subsidiary savings association.

                                       29
<PAGE>

         As a unitary savings and loan holding company, the Company generally is
not subject to activity restrictions. If the Company acquires control of another
savings association as a separate subsidiary, it would become a multiple savings
and loan  holding  company,  and the  activities  of the  Company and any of its
subsidiaries  (other  than  First  Federal  or any  other  SAIF-insured  savings
association)  would  become  subject  to such  restrictions  unless  such  other
associations  each  qualify  as  a  QTL  and  were  acquired  in  a  supervisory
acquisition.

         If First  Federal  fails the QTL test,  the  Company  must  obtain  the
approval of the OTS prior to continuing after such failure,  directly or through
its other  subsidiaries,  any business  activities other than those approved for
multiple savings and loan holding companies or their subsidiaries.  In addition,
within one year of such  failure,  the Company must register as, and will become
subject  to,  the  restrictions  applicable  to  bank  holding  companies.   The
activities  authorized for a bank holding  company are more limited than are the
activities  authorized  for a  unitary  or  multiple  savings  and loan  holding
company. See "Qualified Thrift Lender Test."

         The Company must obtain approval from the OTS before acquiring  control
of  any  other  SAIF-insured   association.   Such  acquisitions  are  generally
prohibited  if they  result  in a  multiple  savings  and loan  holding  company
controlling  savings  associations  in  more  than  one  state.   However,  such
interstate  acquisitions are permitted based on specific state  authorization or
in a supervisory acquisition of a failing savings association.

         Federal Securities Law. The stock of the Company is registered with the
SEC under the Securities  Exchange Act of 1934, as amended (the "Exchange Act").
The Company is subject to the information,  proxy solicitation,  insider trading
restrictions and other requirements of the SEC under the Exchange Act.

         Company stock held by persons who are affiliates  (generally  officers,
directors and principal  stockholders)  of the Company may not be resold without
registration or unless sold in accordance with certain resale  restrictions.  If
the Company  meets  specified  current  public  information  requirements,  each
affiliate  of the  Company  is  able  to  sell  in the  public  market,  without
registration, a limited number of shares in any three-month period.

         Federal  Reserve  System.   The  Federal  Reserve  Board  requires  all
depository  institutions to maintain  non-interest bearing reserves at specified
levels against their transaction accounts (primarily checking, NOW and Super NOW
checking accounts). At June 30, 1999, First Federal was in compliance with these
reserve  requirements.  The balances maintained to meet the reserve requirements
imposed  by  the  Federal  Reserve  Board  may  be  used  to  satisfy  liquidity
requirements that may be imposed by the OTS.
See "- Liquidity."

         Savings  associations are authorized to borrow from the Federal Reserve
Bank  "discount   window,"  but  Federal  Reserve  Board   regulations   require
associations to exhaust other reasonable alternative sources of funds, including
FHLB borrowings, before borrowing from the Federal Reserve Bank.

         Federal Home Loan Bank System. First Federal is a member of the FHLB of
New York, which is one of 12 regional FHLBs, that administers the home financing
credit  function  of  savings  associations.  Each FHLB  serves as a reserve  or
central bank for its members within its assigned region.  It is funded primarily
from  proceeds  derived from the sale of  consolidated  obligations  of the FHLB
System.  It makes loans to members (i.e.,  advances) in accordance with policies
and

                                       30
<PAGE>

procedures, established by the board of directors of the FHLB, which are subject
to the oversight of the Federal  Housing  Finance  Board.  All advances from the
FHLB are required to be fully secured by sufficient  collateral as determined by
the FHLB. In addition,  all long-term advances are required to provide funds for
residential home financing.

         As a member,  First Federal is required to purchase and maintain  stock
in the FHLB of New York.  At June 30,  1999,  First  Federal had $1.5 million in
FHLB stock,  which was in compliance with this  requirement.  Over the past five
calendar years,  dividends  received by the Bank on its FHLB stock have averaged
7.03% (including 6.89% for calendar year 1998).

         Under  federal  law,  the FHLBs are  required to provide  funds for the
resolution  of  troubled  savings  associations  and to  contribute  to low- and
moderately-priced housing programs through direct loans or interest subsidies on
advances targeted for community investment and low- and moderate-income  housing
projects.  These  contributions  have  affected  adversely  the  level  of  FHLB
dividends  paid and could continue to do so in the future.  These  contributions
could also have an adverse  effect on the value of FHLB stock in the  future.  A
reduction in value of First  Federal's FHLB stock may result in a  corresponding
reduction in First Federal's capital.

Federal and State Taxation

         Federal  Taxation.  The Bank and the Company  currently  file  separate
Federal  income tax returns.  These returns are filed on a  calendar-year  basis
using the accrual method of accounting.

         Savings  associations  such as the  Bank  are  permitted  to  establish
reserves for bad debts and to make annual  additions  thereto which may,  within
specified  formula limits,  be deducted in computing  taxable income for Federal
income tax purposes.  The amount of the bad debt deduction is presently computed
under the experience method, although a percentage-of-taxable-income  method was
also  available in computing  the  deduction  for tax years ended on or prior to
December 31, 1995. Under the experience  method,  the bad debt reserve deduction
is an amount  determined  under a  formula  based  generally  upon the bad debts
actually sustained by the savings association over a period of years.

         Tax legislation enacted in 1996 imposes a requirement to recapture into
taxable  income the  portion of the tax bad debt  reserves  for  qualifying  and
non-qualifying  loans in excess of the "base-year"  balances.  For the Bank, the
base-year  reserves are the  balances as of December 31, 1987.  Recapture of the
excess  reserves  will  occur  over  a  six-year  period.  The  Bank  previously
established,  and will  continue to  maintain,  a deferred  tax  liability  with
respect  to its  Federal  tax bad  debt  reserves  in  excess  of the  base-year
balances;  accordingly,  the recapture  requirement will have no effect on total
income tax expense for financial reporting purposes.

         Also, under the 1996 legislation,  the Bank's base-year Federal tax bad
debt reserves are "frozen" and subject to current recapture only in very limited
circumstances.  Generally,  recapture  of all  or a  portion  of  the  base-year
reserves  will be  required if the Bank pays a dividend in excess of its current
or accumulated earnings and profits (see below),  redeems any of its stock or is
liquidated.  The Bank has not established a deferred Federal tax liability under
Statement of Financial  Accounting  Standards ("SFAS") No. 109 for its base-year
Federal tax bad debt reserves,  as it does not anticipate engaging in any of the
transactions  that would cause such reserves to be recaptured.  The unrecognized
Federal deferred tax liability was $1.5 million at June 30, 1999.

                                       31
<PAGE>

         Distributions  by the  Bank to the  Company  in  excess  of the  Bank's
accumulated earnings and profits (as calculated for Federal income tax purposes)
would result in taxation of the Bank's tax bad debt reserves. All dividends paid
to date by the Bank to the  Company  have been paid from the Bank's  current and
accumulated  earnings  and  profits.  Since  the Bank  intends  to limit  future
dividend  payments to amounts  which will not result in the recapture of tax bad
debt  reserves,  the  amount of  additional  funds  which may be  available  for
dividend  payments to the Company will generally be limited to the amount of the
Bank's current and accumulated  earnings and profits. At June 30, 1999, the Bank
had approximately  $3.4 million in current and accumulated  earnings and profits
from which it could pay dividends  without  causing the recapture of any portion
of its tax bad debt reserves.

         In addition to the regular income tax, corporations,  including savings
associations such as the Bank,  generally are subject to the alternative minimum
tax.  This tax is imposed at a tax rate of 20% on  alternative  minimum  taxable
income, which is the sum of a corporation's regular taxable income (with certain
adjustments)  and tax  preference  items,  less  any  available  exemption.  The
alternative  minimum tax is imposed to the extent it exceeds  the  corporation's
regular  income  tax,  and net  operating  losses can offset no more than 90% of
alternative minimum taxable income. The Company and the Bank do not expect to be
subject to the alternative minimum tax.

         The Bank has been audited by the IRS with respect to Federal income tax
returns through December 31, 1993, and all deficiencies have been satisfied.  In
the opinion of  management,  any  examination  of still open  returns  would not
result  in a  deficiency  that  could  have a  material  adverse  effect  on the
financial condition of the Bank.

         New York Taxation.  The Bank and the Company  currently file a combined
New York state tax return on a calendar-year  basis.  The Bank is subject to the
New York State  Franchise Tax on Banking  Corporations in an annual amount equal
to the  greater of (i) 9% of "entire  net  income"  allocable  to New York State
during the taxable year,  or (ii) the  applicable  alternative  minimum tax. The
alternative  minimum tax is  generally  the greater of (a) 0.01% of the value of
assets  allocable  to New  York  State  with  certain  modifications,  (b) 3% of
"alternative entire net income" allocable to New York State, or (c) $250. Entire
net  income  is  similar  to  Federal   taxable   income,   subject  to  certain
modifications  (including  the fact that net operating  losses cannot be carried
back or carried forward).  Although the Bank has in the past been subject to the
9%  tax  on  entire  net  income,  it  expects  to be  subject  to the 3% tax on
alternative entire net income in the future, as a result of the recent formation
of a real estate investment trust. New York also imposes a Metropolitan Commuter
Transportation  District surcharge of 17% that is assessed on the New York State
Franchise Tax.

         In July 1996, New York State enacted legislation to preserve the use of
the percentage-of-taxable-income bad debt deduction for thrift institutions such
as the Bank. In general,  the legislation  provides for a deduction equal to 32%
of the  Bank's  New  York  State  taxable  income,  which is  comparable  to the
deductions  permitted under the prior law. The  legislation  also provides for a
floating   base   year,   which   allows   the   Bank   to   switch   from   the
percentage-of-taxable-income  method to the experience  method without recapture
of any reserve.  Previously,  the Bank had established a deferred New York State
tax  liability  for the excess of its New York State tax bad debt  reserves over
the amount of its base-year New York State reserves.  Since the 1996 legislation
effectively  eliminated  the reserves in excess of the base-year  balances,  the
Bank  reduced its  deferred  tax  liability  by $238,000  (with a  corresponding
reduction in income tax expense) during the quarter ended September 30, 1996.

                                       32
<PAGE>

         Generally,   New  York  State  has  requirements   similar  to  Federal
requirements  regarding the recapture of base-year  tax bad debt  reserves.  One
notable  exception is that,  after the 1996  legislation,  New York continues to
require that the Bank maintain its thrift institution  charter and hold at least
60% of its assets in specified assets  (generally,  loans secured by residential
real  estate  or  deposits,  educational  loans,  cash  and  certain  government
obligations).  The Bank expects to continue to meet the 60% requirement and does
not anticipate  engaging in any of the transactions that would require recapture
of the base-year  reserves.  Accordingly,  in conformity  with SFAS No. 109, the
related  state  deferred  tax  liability of  approximately  $0.6 million (net of
Federal tax effect) has not been recognized.

         Delaware  Taxation.  As a  Delaware  holding  company,  the  Company is
exempted  from Delaware  corporate  income tax but is required to file an annual
report with and pay an annual fee to the State of Delaware.  The Company is also
subject to an annual franchise tax imposed by the State of Delaware.

                                       33
<PAGE>


Item 2. Properties

         The Bank  conducts  its  business  at its  main  office  and two  other
locations  in its market  area.  The  following  table  sets  forth  information
concerning  each of these  offices as of June 30, 1999.  At June 30,  1999,  the
total net book value of the Bank's office  properties  and equipment  (including
land, buildings,  leasehold improvements, and furniture, fixtures and equipment)
was $1.1 million, distributed as follows by location:

                                    Year      Owned or Net Book Value at
             Location             Acquired    Leased     June 30, 1999
- -------------------------------   ---------  --------- ---------------
Main Office:

1019 Park Street                   1959      Owned         $136,000
Peekskill, New York

Full Service Branches:

1961 Commerce Street               1977      Leased          59,000
Yorktown Heights, New York

Cortlandt Town Center, Rte. 6      1997      Owned (1)      919,000
Mohegan Lake, New York


(1)  Building is owned; land is leased.

         Management  believes that the Bank's current facilities are adequate to
meet its present and foreseeable future needs.

         The Bank's  depositor and borrower  customer files are maintained by an
independent data processing company.

Item 3. Legal Proceedings

         From time to time,  the Bank is involved as  plaintiff  or defendant in
various legal  proceedings  arising in the normal course of its business.  While
the ultimate outcome of these various legal proceedings cannot be predicted with
certainty,  it is the opinion of management  that the  resolution of these legal
actions should not have a material effect on the Bank's  financial  condition or
results of operations.

Item 4. Submission of Matters to a Vote of Security Holders

         No matter was  submitted  to a vote of  security  holders,  through the
solicitation of proxies or otherwise, during the quarter ended June 30, 1999.


                                       34

<PAGE>


                                     PART II


Item 5.  Market  for the  Registrant's  Common  Equity and  Related  Stockholder
         Matters

         Page 46 of the attached  1999 Annual Report to  Stockholders  is herein
incorporated by reference.

Item 6. Selected Financial Data

         Page 1 of the attached  1999 Annual  Report to  Stockholders  is herein
incorporated by reference.

Item 7. Management's  Discussion and Analysis of Financial Condition and Results
        of Operations

         Pages 3 through 15 of the attached 1999 Annual  Report to  Stockholders
are herein incorporated by reference.

Item 7A. Quantitative and Qualitative Disclosures About Market Risk

         Pages 6 and 7 of the attached  1999 Annual Report to  Stockholders  are
herein incorporated by reference.

Item 8. Financial Statements and Supplementary Data

         Pages 16 through 43 of the attached 1999 Annual Report to  Stockholders
are herein incorporated by reference.

Item 9.  Changes  in  and  Disagreements  with  Accountants  on  Accounting  and
         Financial Disclosure

         There has been no  Current  Report  on Form 8-K filed  within 24 months
prior to the date of the most recent financial  statements reporting a change of
accountants and/or reporting disagreements on any matter of accounting principle
or financial statement disclosure.


                                       35

<PAGE>


                                    PART III


Item 10. Directors and Executive Officers of the Registrant

         Information concerning directors is incorporated herein by reference to
the definitive  Proxy Statement for the 1999 Annual Meeting of  Stockholders,  a
copy of which  will be filed  not  later  than 120 days  after  the close of the
fiscal year.

         Scott Nogles is Vice President of Finance of the Bank and Company.  Mr.
Nogles joined the company in 1996 as Controller, before which he was employed by
KPMG  LLP.  In his  capacity  as  Vice  President  of  Finance,  Mr.  Nogles  is
responsible  for the  accounting  department and the creation of the majority of
SEC documents.

Item 11. Executive Compensation

         Information concerning executive compensation is incorporated herein by
reference  to the  definitive  Proxy  Statement  for the 1999 Annual  Meeting of
Stockholders,  a copy of which  will be filed not later  than 120 days after the
close of the fiscal year.

Item 12. Security Ownership of Certain Beneficial Owners and Management

         Information  concerning security ownership of certain beneficial owners
and  management  is  incorporated  herein by reference to the  definitive  Proxy
Statement for the 1999 Annual Meeting of  Stockholders,  a copy of which will be
filed not later than 120 days after the close of the fiscal year.

Item 13. Certain Relationships and Related Transactions

         Information  concerning certain  relationships and related transactions
is  incorporated  herein by reference to the definitive  Proxy Statement for the
1999  Annual  Meeting of  Stockholders,  a copy of which will be filed not later
than 120 days after the close of the fiscal year.

                                       36

<PAGE>


                                     PART IV

Item 14. Exhibits, Financial Statement Schedules, and Reports on Form 8-K

(a)(1)   Financial Statements

         The   following   information   appearing  in  1999  Annual  Report  to
Stockholders is herein incorporated by reference:
                                                                     Pages in
Annual Report Section                                             Annual Report
- ---------------------------------------------------------------- ---------------

Independent Auditors' Report.......................................... 16

Consolidated Balance Sheets as of June 30, 1999 and 1998.............. 17

Consolidated Statements of Income for the Years
  Ended June 30, 1999, 1998 and 1997.................................. 18

Consolidated Statements of Changes in Stockholders' Equity for the
  Years Ended June 30, 1999, 1998 and 1997............................ 19

Consolidated Statements of Cash Flows for the Years
  Ended June 30, 1999, 1998 and 1997.................................. 20

Notes to Consolidated Financial Statements............................ 21-43

(a)(2) Financial Statement Schedules

         All  financial  statement  schedules  have been omitted as the required
information is not applicable or has been included in the consolidated financial
statements and notes thereto.

(a)(3) Exhibits

                                                              Reference to Prior
    Regulation                                                 Filing or Exhibit
   S-K Exhibit                                                       Number
      Number              Document                               Attached Hereto
- --------------------------------------------------------------------------------
  2         Plan of acquisition, reorganization, arrangement,             None
            liquidation or succession

 3(a)       Articles of Incorporation                                       *

 3(b)       By-Laws                                                         *

 4          Instruments defining the rights of security holders,            *
            including debentures

 9          Voting Trust Agreement                                        None

10          Material contracts
              Savings and Investment Plan                                   *
              Retirement Income Plan                                        *
              Form of 1995 Stock Option and Incentive Plan                  *
              Employment Agreements of Eldorus Maynard and                  *
               William J. LaCalamito
              Employment Agreement of Scott Nogles                         10

                                       37
<PAGE>


              Supplemental Executive Retirement Agreements of              **
               Eldorus Maynard and William J. LaCalamito                   **
              Form of Recognition and Retention Plan                       **
              Employee Stock Ownership Plan

11          Statement regarding computation of per share earnings         None

13          Annual Report to Security Holders                              13

16          Letter regarding change in certifying accountants             None

18          Letter regarding change in accounting principles              None

21          Subsidiaries of Registrant                                     21

22          Published report regarding matters submitted to vote          None
            of security holders

23          Consents of Experts and Counsel                                23

24          Power of Attorney                                             None

27          Financial Data Schedule (EDGAR filing only)                    27

28          Information from reports furnished to state insurance         None
            regulatory authorities

99          Additional Exhibits                                           None


*    Filed as exhibits to the Company's Form S-1 registration statement filed on
     October 3, 1995 (File No. 33-97730) pursuant to Section 5 of the Securities
     Act of 1933. All of such previously filed documents are hereby incorporated
     herein by reference in accordance with Item 601 of Regulation S-K.

**   Filed as exhibits to the Company's Amendment No. 1 to Form S-1 registration
     statement filed on November 8, 1995 (File No. 33-97730) pursuant to Section
     5 of the Securities Act of 1933. All of such previously filed documents are
     hereby  incorporated  herein by  reference in  accordance  with Item 601 of
     Regulation S-K.

(b)  Reports on Form 8-K

         A  Current  Report  on Form 8-K was  filed on May 6,  1999 to  announce
earnings,  the  payment  of a cash  dividend  and  the  commencement  of a share
repurchase program.

                                       38
<PAGE>



                                   SIGNATURES

         Pursuant  to the  requirements  of  Section  15(d)  of  the  Securities
Exchange Act of 1934, the Registrant has duly caused this report to be signed on
its behalf by the undersigned, thereunto duly authorized.

                         PEEKSKILL FINANCIAL CORPORATION


                                      By: /s/Eldorus Maynard
                                          -----------------------------------
                                          Eldorus Maynard, Chief Executive
                                            Officer and Chairman of the Board
                                           (Duly Authorized Representative)

         Pursuant to the  requirements  of the Securities  Exchange Act of 1934,
this report has been signed below by the following persons in the capacities and
on the dates indicated.

/s/Dominick Bertoline                /s/ John H. McGurty
- -----------------------------        ----------------------------
Dominick Bertoline, Director         John H. McGurty, Director

Date:    September 28, 1999          Date:    September 28, 1999


/s/Edward H. Dwyer                   /s/Eldorus Maynard
- -----------------------------        ----------------------------
Edward H. Dwyer, Director            Eldorus Maynard, Chief Executive
                                     Officer and Chairman of the Board
Date:    September 28, 1999          (Principal Executive and Operating Officer)

                                     Date:    September 28, 1999



/s/Robert E. Flower                  /s/William J. LaCalamito
- -----------------------------        ----------------------------
Robert E. Flower, Director           William J. LaCalamito, President
                                     and Chief Operating Officer
Date:    September 28, 1999          (Principal Financial and Accounting
                                     Officer)

                                     Date:    September 28, 1999



                                       39


                                                                      EXHIBIT 10
                              EMPLOYMENT AGREEMENT


         THIS EMPLOYMENT AGREEMENT  ("Agreement") is made and entered into as of
this 3rd day of July, 1998, by and between Peekskill Financial  Corporation (the
"Holding Company"), and Scott Nogles (the "Employee").

         WHEREAS, the Employee is currently serving as Vice President of Finance
of the Holding  Company and Vice  President of Finance of the Holding  Company's
wholly-owned subsidiary, First Federal Savings Bank (the "Bank"); and

         WHEREAS,  the board of directors of the Holding  Company (the "Board of
Directors")  recognizes  that, as is the case with  publicly  held  corporations
generally,  the possibility of a change in control of the Holding Company and/or
the Bank may exist and that such possibility,  and the uncertainty and questions
which it may raise among management,  may result in the departure or distraction
of key management  personnel to the detriment of the Bank,  the Holding  Company
and their respective stockholders; and

         WHEREAS, the Board of Directors believes it is in the best interests of
the Holding  Company to enter into this  Agreement with the Employee in order to
assure  continuity  of  management  of the  Holding  Company and the Bank and to
reinforce and encourage the continued  attention and  dedication of the Employee
to the Employee's assigned duties without distraction in the face of potentially
disruptive  circumstances arising from the possibility of a change in control of
the Holding  Company or the Bank,  although no such change is now  contemplated;
and

         WHEREAS,  the  Board of  Directors  has  approved  and  authorized  the
execution  of this  Agreement  with the  Employee  to take  effect  as stated in
Section 2 hereof;

         NOW, THEREFORE, in consideration of the foregoing and of the respective
covenants and agreements of the parties herein, it is AGREED as follows:

         1.  Definitions.

                  (a) The  term  "Change  in  Control"  means  (1) an event of a
nature  that (i)  results  in a change  in  control  of the Bank or the  Holding
Company  within the meaning of the Home  Owners'  Loan Act of 1933 and 12 C.F.R.
Part 574 as in  effect  on the date  hereof;  or (ii)  would be  required  to be
reported in  response to Item 1 of the current  report on Form 8-K, as in effect
on the date hereof,  pursuant to Section 13 or 15(d) of the Securities  Exchange
Act of 1934  (the  "Exchange  Act");  (2)  any  person  (as the  term is used in
Sections 13(d) and 14(d) of the Exchange Act) is or becomes the beneficial owner
(as defined in Rule 13d-3 under the Exchange  Act),  directly or  indirectly  of
securities of the Bank or the Holding  Company  representing  20% or more of the
Bank's or the Holding Company's outstanding securities;  (3) individuals who are
members of the board of directors of the Bank or the Holding Company on the date
hereof (the  "Incumbent  Board")  cease for any reason to  constitute at least a
majority thereof, provided that any person becoming a director subsequent to the
date hereof whose election was approved by a vote of at least  three-quarters of
the directors  comprising the Incumbent  Board, or whose nomination for election
by the Holding Company's  stockholders was approved by the nominating  committee
serving under an Incumbent

                                        1

<PAGE>



Board,  shall  be  considered  a  member  of  the  Incumbent  Board;  or  (4)  a
reorganization,  merger, consolidation,  sale of all or substantially all of the
assets of the Bank or the Holding Company or a similar  transaction in which the
Bank or the Holding  Company is not the  resulting  entity.  The term "Change in
Control" shall not include an  acquisition of securities by an employee  benefit
plan of the Bank or the Holding  Company.  In the application of 12 C.F.R.  Part
574 to a determination of a Change in Control,  determinations to be made by the
OTS or its  Director  under  such  regulations  shall  be made by the  Board  of
Directors.

                  (b) The term "Commencement Date" means July 3, 1998.

                  (c) The term "Date of  Termination"  means the  earlier of (1)
the date upon which the Holding Company or the Bank gives notice to the Employee
of the termination of the Employee's  employment with the Holding Company or the
Bank or (2) the date upon which the  Employee  ceases to serve as an employee of
either the Holding Company or the Bank.

                  (d) The term "Involuntarily  Termination" means termination of
the employment of Employee by either the Holding Company or the Bank without the
Employee's express written consent,  and shall include a material  diminution of
or interference  with the Employee's  duties,  responsibilities  and benefits as
Vice  President  of Finance of the Holding  Company  and of the Bank,  including
(without limitation) any of the following actions unless consented to in writing
by the Employee:  (1) a change in the  principal  workplace of the Employee to a
location outside of a 30 mile radius from the Bank's  headquarters  office as of
the date  hereof;  (2) a  material  demotion  of the  Employee;  (3) a  material
reduction in the number or seniority of other Holding Company and Bank personnel
reporting to the Employee or a material  reduction in the frequency  with which,
or in the nature of the matters with  respect to which,  such  personnel  are to
report to the  Employee,  other than as part of a Bank- or Holding  Company-wide
reduction in staff;  (4) a material  adverse  change in the  Employee's  salary,
perquisites, benefits, contingent benefits or vacation, other than as part of an
overall  program applied  uniformly and with equitable  effect to all members of
the senior  management  of the Bank or the Holding  Company;  and (5) a material
permanent  increase  in the  required  hours  of  work  or the  workload  of the
Employee.  The term "Involuntary  Termination" does not include  Termination for
Cause or  termination  of employment  due to  retirement,  death,  disability or
suspension  or temporary  or permanent  prohibition  from  participation  in the
conduct of the Bank's affairs under Section 8 of the Federal  Deposit  Insurance
Act ("FDIA") and shall not include a material diminution of or interference with
the Employee's duties, responsibilities and benefits unless the Employee submits
to the  Holding  Company  within  120 days  after the  occurrence  of such event
written notice of his determination  that such material  diminution  constitutes
Involuntary Termination.

                  (e) The terms  "Termination  for  Cause" and  "Terminated  for
Cause"  mean  termination  of the  employment  of the  Employee  because  of the
Employee's personal dishonesty,  incompetence,  willful misconduct,  breach of a
fiduciary duty involving personal profit,  intentional failure to perform stated
duties,  willful  violation of any law, rule, or regulation  (other than traffic
violations or similar  offenses) or final  cease-and-desist  order,  or material
breach of any provision of this Agreement.


                                        2

<PAGE>



         2. Term.  The term of this  Agreement  shall be a period of three years
commencing on the Commencement Date, subject to earlier  termination as provided
herein.  Beginning on the day following the  Commencement  Date, and on each day
thereafter, the term of this Agreement shall be extended for a period of one day
in addition to the  then-remaining  term,  provided that the Holding Company has
not given  notice to the  Employee in writing at least 90 days prior to such day
that the term of this  Agreement  shall not be extended  further;  and  provided
further  that the term  this  Agreement  shall  expire  on the date on which the
Employee  reaches age 65.  Reference  herein to the term of this Agreement shall
refer to both such initial term and such extended terms.

         3. Employment. The Employee is employed as Vice President of Finance of
the  Holding  Company  and of the  Bank.  As such,  the  Employee  shall  render
administrative and management  services as are customarily  performed by persons
situated in similar executive  capacities,  and shall have such other powers and
duties  of an  officer  of the  Holding  Company  or the  Bank as the  Board  of
Directors  or the board of directors of the Bank,  respectively,  may  prescribe
from time to time.

         4.  Compensation.

                  (a) Salary.  The Holding  Company  agrees to pay the  Employee
during the term of this Agreement the salary payable by the Bank  established by
the Bank's board of  directors,  which shall be at least the  Employee's  salary
payable  by the  Bank in  effect  as of the  Commencement  Date,  and  shall  be
increased in accordance with salary increases approved by the Board of Directors
and such additional  salary,  if any, as the Board of Directors may determine to
pay the Employee from time to time.  Adjustments in salary or other compensation
shall not limit or reduce any other obligation of the Holding Company under this
Agreement.  The Employee's salary in effect from time to time during the term of
this Agreement  shall not thereafter be reduced other than as part of an overall
program applied uniformly and with equitable effect on all members of the senior
management of the Bank and the Holding Company. To the extent that the Bank pays
salary and  provides  other  compensation  to the  Employee  provided for in any
section of this Agreement, to the Employee, the Holding Company's obligations to
pay salary and provide other  compensation  under this Agreement shall be deemed
satisfied.

                  (b)  Benefits.   While  employed  under  this  Agreement,  the
Employee shall receive the same health  insurance  benefits as the Bank provides
generally from time to time during the term of this Agreement ("Health Insurance
Benefits").

         5.  Termination of Employment.

                  (a)  Involuntary  Termination.  The  Board  of  Directors  may
terminate  the  Employee's  employment at any time,  but,  except in the case of
Termination  for  Cause,  termination  of  employment  shall not  prejudice  the
Employee's right to compensation or other benefits under this Agreement.  In the
event of  Involuntary  Termination  other than in  connection  with or within 12
months after a Change in Control and subject to the provisions of Sections 6 and
7 of this  Agreement,  (1) the Holding  Company shall pay to the Employee during
the remaining term of this Agreement the Employee's salary at the rate in effect
immediately  prior to the Date of Termination,  in such manner and at such times
as such salary would have been payable to the Employee under

                                        3

<PAGE>



Section 4 of this Agreement,  if the Employee had continued to be employed,  and
(2) the Holding  Company shall provide to the Employee during the remaining term
of this  Agreement  benefits  substantially  the  same as the  Health  Insurance
Benefits as of the Date of  Termination  on terms as favorable to him as applied
as of the Date of  Termination.  The total of salary  payments  to the  Employee
under this  Section  7(a) shall not exceed  three times his average  annual cash
compensation  from the  Holding  Company  and the Bank over the five most recent
taxable  years (or if employed by the Bank or the Holding  Company for a shorter
period, over such period of his employment).

                  (b)  Termination  for Cause.  In the event of Termination  for
Cause, the Holding Company shall pay the Employee the Employee's  salary through
the  Date of  Termination,  and  the  Holding  Company  shall  have  no  further
obligation to the Employee under this Agreement.

                  (c) Voluntary  Termination.  The Employee's  employment may be
voluntarily  terminated by the Employee at any time upon 90 days' written notice
to the Board of Directors  or such shorter  period as may be agreed upon between
the  Employee  and the  Board  of  Directors.  In the  event  of such  voluntary
termination,  the Holding  Company  shall be obligated to continue to pay to the
Employee  the   Employee's   salary  and  benefits  only  through  the  Date  of
Termination,  at the time such  payments are due, and the Holding  Company shall
have no further obligation to the Employee under this Agreement.

                  (d) Change in Control. In the event of Involuntary Termination
in connection with or within 12 months after a Change in Control which occurs at
any time while the  Employee  is  employed  under this  Agreement,  the  Holding
Company  shall,  subject to Sections 6 and 7 of this  Agreement,  (1) pay to the
Employee  in a lump  sum in cash  within  25  business  days  after  the Date of
Termination an amount equal to 299% of the  Employee's  "base amount" as defined
in Section 280G of the Internal  Revenue Code of 1986,  as amended (the "Code");
and (2) provide to the Employee during the remaining term of this Agreement such
health benefits as are substantially  the same as the Health Insurance  Benefits
as of the Date of Termination on terms as favorable to him as applied as of Date
of Termination.

                  (e)  Death;  Disability.  In the  event  of the  death  of the
Employee while  employed  under this  Agreement and prior to any  termination of
employment,  the  Employee's  estate,  or such person as the  Employee  may have
previously designated in writing,  shall be entitled to receive from the Holding
Company the salary of the Employee through the last day of the calendar month in
which the Employee died. If the Employee becomes disabled as defined in the then
current  disability plan, if any, of the Holding Company (or of the Bank, if, in
the  absence  of the  such a plan of the  Holding  Company,  the Bank has such a
plan),  or if the  Employee is  otherwise  unable to serve as Vice  President of
Finance of the Holding  Company and the Bank,  the Employee shall be entitled to
receive  group and other  disability  income  benefits of the type, if any, then
provided for executive officers. However, the Holding Company shall be obligated
only to pay the  Employee's  salary  pursuant to Section 4(a) of this  Agreement
only to the extent the  Employee's  salary,  in the absence of such  disability,
would exceed (on an after tax basis) the  disability  income  benefits  received
pursuant to this  paragraph.  In addition,  the Holding  Company  shall have the
right, upon resolution of the Board of Directors,  to discontinue  paying salary
pursuant to Section 4(a) beginning six months following a determination that the
Employee qualifies for the foregoing disability income benefits.

                                        4

<PAGE>



                  (f) Temporary  Suspension or  Prohibition.  If the Employee is
suspended and/or temporarily prohibited from participating in the conduct of the
Bank's  affairs by a notice served under Section  8(e)(3) or (g)(1) of the FDIA,
12 U.S.C. ss.  1818(e)(3) and (g)(1),  the Holding  Company's  obligations under
this  Agreement  shall be suspended as of the date of service,  unless stayed by
appropriate proceedings. If the charges in the notice are dismissed, the Holding
Company  may  in its  discretion  (i)  pay  the  Employee  all  or  part  of the
compensation  withheld while its obligations under this Agreement were suspended
and  (ii)  reinstate  in  whole or in part  any of its  obligations  which  were
suspended.

                  (g) Permanent  Suspension or  Prohibition.  If the Employee is
removed and/or  permanently  prohibited from participating in the conduct of the
Bank's  affairs by an order issued under Section  8(e)(4) or (g)(1) of the FDIA,
12 U.S.C.  ss.  1818(e)(4) and (g)(1),  all  obligations of the Holding  Company
under this Agreement shall terminate as of the effective date of the order,  but
vested rights of the contracting parties shall not be affected.

                  (h) Default of the Bank. If the Bank is in default (as defined
in Section  3(x)(1) of the FDIA),  all  obligations  under this Agreement  shall
terminate  as of the date of default,  but this  provision  shall not affect any
vested rights of the contracting parties.

         6.  Certain Reductions of Payments.

                  (a) Notwithstanding any other provision of this Agreement,  if
the value and amounts of benefits under this Agreement,  together with any other
amounts and the value of benefits  received or to be received by the Employee in
connection  with a Change in Control would cause any amount to be  nondeductible
by the Bank or the Holding  Company for federal income tax purposes  pursuant to
Section 280G of the Code,  then amounts and benefits under this Agreement  shall
be  reduced  (not less than  zero) to the  extent  necessary  so as to  maximize
amounts and the value of benefits to the Employee  without causing any amount to
become nondeductible by the Bank or the Holding Company pursuant to or by reason
of such Section  280G.  The Employee  shall  determine  the  allocation  of such
reduction among payments and benefits to the Employee.

                  (b)  Any  payments  made  to the  Employee  pursuant  to  this
Agreement,  or otherwise,  are subject to and conditioned  upon their compliance
with 12 U.S.C. 1828(k) and any regulations promulgated thereunder.

7.       Mitigation.

         (a) Reduction of Salary Payments.  The Holding Company's obligations to
pay salary under Section 5(a) of this Agreement shall be reduced by the amounts,
if any, of cash income (as defined  below) earned by the Employee from providing
services  during the  remaining  term of this  Agreement.  For  purposes of this
Section 7, the term "cash income" shall include the amounts of salary, wages and
fees paid to the  Employee  in cash,  but shall not include  bonuses,  incentive
compensation,  shares of stock, stock, stock options,  stock appreciation rights
or other benefits or earned income not paid to the Employee in cash.


                                        5

<PAGE>



         (b) Reduction of Health Insurance  Benefits.  The Bank's obligations to
provide  benefits under Section 5(a) of this  Agreement  shall be reduced to the
extent,  if any, of substantially  the same benefits provided to the Employee on
no less favorable  terms by another  employer  during the remaining term of this
Agreement.

         (c)  Reporting by Employee.  The Employee  agrees that, in the event he
becomes  entitled to payment of salary and to benefits  pursuant to Section 5(a)
of this Agreement during the remaining term of this Agreement, he shall promptly
inform the Holding Company of the nature and amounts of cash income and benefits
of the same or similar  nature which he earns or receives from another  employer
during the remaining term of this Agreement and shall provide such documentation
concerning  such cash income and benefits as the Holding  Company may reasonably
request  from time to time.  Changes in such cash income and  benefits  shall be
reported within 10 days following each change.

         8. Attorneys Fees. In the event the Holding Company exercises its right
of  Termination  for  Cause,  but  it is  determined  by a  court  of  competent
jurisdiction  or by an arbitrator  pursuant to Section 16 of this Agreement that
cause as  contemplated  by Section 1(e) of this Agreement did not exist for such
termination, or if in any event it is determined by any such court or arbitrator
that the Holding  Company has failed to make timely  payment of any amounts owed
to the  Employee  under  this  Agreement,  the  Employee  shall be  entitled  to
reimbursement for all reasonable costs,  including  attorneys' fees, incurred in
challenging  such  termination or collecting  such amounts.  Such  reimbursement
shall be in addition to all rights to which the Employee is  otherwise  entitled
under this Agreement.

         9.  Confidential Information; Loyalty; Noncompetition

                  (a) During the term of the Employee's employment hereunder and
thereafter,  the  Employee  shall not except as may be  required  to perform his
duties  hereunder  or as  required by law,  disclose  to others or use,  whether
directly or indirectly,  any Confidential Information;  provided,  however, that
this  prohibition  shall not apply to  requests  for  information  from  federal
banking  regulators.  "Confidential  Information"  means  information  about the
clients and customers of the Bank and the Holding Company which is not available
to the general  public and was or shall be learned by the Employee in the course
of his  employment  by the  Bank  and the  Holding  Company,  including  without
limitation  any  data,  formulae,  information,   proprietary  knowledge,  trade
secrets, and credit reports and analyses owned, developed and used in the course
of the  business  of the  Bank or the  Holding  Company,  including  client  and
customer lists and  information  related  thereto;  and all papers,  records and
other   documents  (and  all  copies  thereof)   containing  such   Confidential
Information.  The Employee  acknowledges that such  Confidential  Information is
specialized,  unique in nature  and of great  value to the Bank and the  Holding
Company.  The Employee agrees that upon the  termination of his employment,  the
Employee will promptly  deliver to the Bank or the Holding Company all documents
(and all copies thereof) containing any Confidential Information.

                  (b) The Employee shall devote his full time to the performance
of his employment under this Agreement; provided, however, that the Employee may
serve, without compensation, as a director of charitable, community and industry
organizations and continue to serve, with

                                        6

<PAGE>



compensation,  as a  director  of  the  business  corporations  of  which  he is
currently  a director  to the  extent  such  directorships  do not  inhibit  the
performance  of his duties  hereunder or conflict  with the business of the Bank
and the Holding Company.  While employed by the Bank or the Holding Company, the
Employee  shall not engage in any business or activity  contrary to the business
affairs or interests of the Bank or the Holding Company.

                  (c)  Upon  the  expiration  of  the  term  of  the  Employee's
employment  hereunder  or in  the  event  the  Employee's  employment  hereunder
terminates prior thereto for any reason whatsoever,  the Employee shall not, for
a period of one year after the occurrence of such event, for himself,  or as the
agent of, on behalf of, or in conjunction with, any person or entity, solicit or
attempt to solicit, whether directly or indirectly: (i) any employee of the Bank
or the Holding  Company or any subsidiary  thereof to terminate such  employee's
employment  relationship  with the Bank or the Holding Company or any subsidiary
thereof;  or (ii) any  savings  and loan,  banking or either  business  from any
person or entity that is or was a client,  employee,  or customer of the Bank or
the Holding Company or any subsidiary thereof and had dealt with the Employee or
any other employee of the Bank or the Holding Company or any subsidiary  thereof
under the supervision of the Employee.

                  (d)  In  the  event  that  the  Employee  voluntarily  resigns
pursuant to Section 7(c) of this Agreement,  the Employee shall not for a period
of one year from the  effective  date of such  resignation,  or in the event the
Employee's employment hereunder is terminated for cause, the Employee shall not,
for a period of one year from the date of  termination,  directly or indirectly,
own, manage,  operate or control,  or participate in the ownership,  management,
operation or control of, or be employed by or connected in any manner with,  any
financial  institution  having an office located within five miles of any office
of the Bank as of the date of termination of employment.

                  (e) The  provisions  of this  Section 9 shall not  prevent the
Employee from  purchasing,  solely for investment,  not more five percent of any
financial  institution's  stock or other  securities  which  are  traded  on any
national  or  regional  securities  exchange  or  are  actively  traded  in  the
over-the-counter  market and  registered  under Section 12(g) of the  Securities
Exchange Act of 1934.

                  (f)  The  provisions  of this  Section  9  shall  survive  the
termination of the Employee's  employment hereunder whether by expiration of the
term hereof or otherwise.

         10.  No Assignments.

                  (a) This Agreement is personal to each of the parties  hereto,
and  neither  party may  assign or  delegate  any of its  rights or  obligations
hereunder  without  first  obtaining  the  written  consent of the other  party;
provided,  however,  that the Holding  Company  shall  require any  successor or
assign  (whether  direct or indirect,  by  purchase,  merger,  consolidation  or
otherwise)  to all or  substantially  all of the business  and/or  assets of the
Holding  Company or the Bank, by an  assumption  agreement in form and substance
satisfactory  to the  Employee,  to  expressly  assume and agree to perform this
Agreement  in the same manner and to the same  extent  that the Holding  Company
would be required to perform it if no such  succession or  assignment  had taken
place.  Failure of the Holding  Company to obtain such an  assumption  agreement
prior to the  effectiveness  of any such  succession  or  assignment  shall be a
breach of this Agreement and shall entitle the Employee to compensation

                                        7

<PAGE>



from the  Holding  Company  in the  same  amount  and on the  same  terms as the
compensation  pursuant to Section 5(d) hereof.  For purposes of implementing the
provisions of this Section 10(a), the date on which any such succession  becomes
effective shall be deemed the Date of Termination.

                  (b) This  Agreement  and all rights of the Employee  hereunder
shall inure to the benefit of and be enforceable by the Employee's  personal and
legal   representatives,    executors,   administrators,    successors,   heirs,
distributees,  devisees  and  legatees.  If the  Employee  should  die while any
amounts  would still be payable to the  Employee  hereunder  if the Employee had
continued to live, all such amounts,  unless otherwise provided herein, shall be
paid in accordance  with the terms of this Agreement to the Employee's  devisee,
legatee or other  designee or if there is no such  designee,  to the  Employee's
estate.

         11. Notice.  For the purposes of this Agreement,  notices and all other
communications  provided for in the  Agreement  shall be in writing and shall be
deemed to have been duly given when  personally  delivered  or sent by certified
mail, return receipt requested,  postage prepaid,  to the Holding Company at its
principal  office, to the attention of the Board of Directors with a copy to the
Secretary of the Holding Company, or, if to the Employee,  to such home or other
address as the  Employee  has most  recently  provided in writing to the Holding
Company or the Bank.

         12.  Amendments.  No amendments or additions to this Agreement shall be
binding unless in writing and signed by both parties, except as herein otherwise
provided.

         13.  Headings.  The headings used in this Agreement are included solely
for  convenience  and shall  not  affect,  or be used in  connection  with,  the
interpretation of this Agreement.

         14.  Severability.  The  provisions of this  Agreement  shall be deemed
severable and the  invalidity  or  unenforceability  of any provision  shall not
affect the validity or enforceability of the other provisions hereof.

         15.  Governing Law. This Agreement shall be governed by the laws of the
United States to the extent applicable and otherwise by the laws of the State of
New York.

         16.  Arbitration.  Any  dispute  or  controversy  arising  under  or in
connection  with this Agreement  shall be settled  exclusively by arbitration in
accordance  with  the  rules of the  American  Arbitration  Association  then in
effect.  Judgment may be entered on the  arbitrator's  award in any court having
jurisdiction.


                                        8

<PAGE>



         IN WITNESS WHEREOF,  the parties have executed this Agreement as of the
day and year first above written.

         THIS AGREEMENT  CONTAINS A BINDING  ARBITRATION  PROVISION WHICH MAY BE
ENFORCED BY THE PARTIES.

Attest:                                       Peekskill Financial Corporation

- ---------------------                         ---------------------------
Secretary
                                              By:
                                              Its:


                                              Employee

                                              ----------------------------
                                              Scott Nogles
















                                       9






SELECTED  CONSOLIDATED  FINANCIAL  DATA At or for the Fiscal  Year ended June 30
(Dollars in thousands, except per share data)
<TABLE>
<S>                                                     <C>        <C>        <C>        <C>        <C>
                                                         1999         1998       1997       1996       1995
                                                        --------   --------   --------   --------   --------
Selected Financial Condition Data:
Total assets                                            $206,932   $200,341   $182,560   $191,323   $155,716
Loans, net                                                63,436     47,631     45,507     39,557     41,060
Held-to-maturity securities                              119,122    135,446    126,450    129,200    105,421
Available-for-sale securities                             15,673      8,498      2,983      2,459      1,976
Cash and cash equivalents                                  4,157      4,626      4,158     17,320      4,681
Depositor accounts                                       148,693    139,858    132,418    128,304    130,933
Securities repurchase agreements and other borrowings     28,000     13,000        ---        ---        ---
Equity                                                    27,351     43,206     46,966     59,774     21,178

Selected Operating Data:
Interest and dividend income                            $ 13,299   $ 12,643   $ 12,309   $ 11,794   $ 10,722
Interest expense                                           6,967      6,034      5,431      5,401      4,785
                                                        --------   --------   --------   --------   --------
   Net interest income                                     6,332      6,609      6,878      6,393      5,937
Provision for loan losses                                     60         60        143         45        160
                                                        --------   --------   --------   --------   --------
   Net interest income after provision for loan            6,272      6,549      6,735      6,348      5,777
losses
Loan fees and service charges                                145        135        149        207        201
Other non-interest income                                    110         90         87        101         76
Non-interest expense (excluding special assessment)        3,806      3,474      3,318      2,807      2,490
SAIF special assessment (1)                                  ---        ---        884        ---        ---
                                                        --------   --------   --------   --------   --------
   Income before income tax expense and cumulative
       effect of change in accounting principle            2,721      3,300      2,769      3,849      3,564
Income tax expense (2)                                     1,198      1,446        957      1,628      1,640
Cumulative effect of change in accounting for
     postretirement health care benefits, net                ---        ---        ---       (59)        ---
                                                        --------   ========   ========   ========   ========
Net income (3)                                          $  1,523   $  1,854   $  1,812   $  2,162   $  1,924
                                                        ========   ========   ========   ========   ========
Earnings per share, from date of conversion (3) (4):
   Basic                                                $   0.71   $   0.68     $ 0.58     $ 0.36
   Diluted                                                  0.69       0.66       0.58       0.36
                                                        ========   ========   ========   ========
Selected Statistical Data:
Return on average assets (3)                                0.75%      0.98%      0.98%      1.23%      1.22%
Return on average equity (3)                                4.05       4.02       3.57       4.96       9.38
Net interest margin                                         3.15       3.55       3.76       3.66       3.82
Average interest rate spread                                2.39       2.52       2.57       2.57       3.32
Equity to total assets at end of period                    13.22      21.57      25.73      31.24      13.60
Efficiency ratio (5)                                       57.78      50.83      61.09      42.04      40.07
Non-interest expense to average assets (3)                  1.86       1.84       2.27       1.59       1.58
Non-performing loans to total loans, net                    1.78       3.13       4.40       3.17       5.10
Allowance for loan losses to non-performing loans          65.66      45.74      31.04      41.45      22.61
Non-performing assets to total assets                       0.55       0.79       1.22       0.65       1.35

Book value per share                                    $  14.49   $  14.92   $  14.71   $  14.58
Cash dividends per share                                    0.36       0.36       0.36       0.09
Dividend payout ratio                                      50.76%     54.69%     62.25%     26.86%
<FN>

(1)  Represents  the  Bank's  share  of a  special  assessment  imposed  on  all
     financial  institutions  with deposits  insured by the Savings  Association
     Insurance Fund ("SAIF"). After taxes, this assessment reduced net income by
     approximately  $520,000.  See  "Management's  Discussion  and  Analysis  of
     Financial  Condition  and Results of  Operations - Comparison  of Operating
     Results for the Fiscal Years Ended June 30, 1998 and 1997."
(2)  Income tax  expense  for fiscal  1997 has been  reduced by a tax benefit of
     $238,000  resulting  from a change in New York state tax law. See Note 7 to
     Consolidated Financial Statements.
(3)  Excluding the after-tax SAIF charge and the state tax benefit  described in
     notes (1) and (2),  net income for fiscal 1997 would have been  $2,094,000,
     resulting  in a return on  average  assets of  1.13%,  a return on  average
     equity  of 4.13%  and  basic  earnings  per  share of  $0.68.  The ratio of
     non-interest expense to average assets would have been 1.80%.
(4)  Earnings  per  share for 1996 is for the  six-month  period  following  the
     conversion from mutual to stock form on December 29, 1995.
(5)  The efficiency  ratio is computed by dividing  non-interest  expense by the
     sum of net interest  income and  non-interest  income (other than gains and
     losses on sales of securities  and real estate  owned).  Excluding the SAIF
     special  assessment,  the efficiency  ratio for fiscal 1997 would have been
     48.24%.
</FN>
</TABLE>

                                       1
<PAGE>


To Our Stockholders:

         In  1999,  we are  proud  to  celebrate  the  75th  anniversary  of our
subsidiary,  First  Federal  Savings Bank.  Since its  inception in 1924,  First
Federal  Savings Bank has emphasized  customer  service in serving  consumers in
northern  Westchester  County  and  Putnam  County.  Over the years the Bank has
changed and evolved along with the entire  financial  services  industry and the
changes continue.

         The  Bank's  growth  strategy  includes  opening  new brick and  mortar
branches or purchasing  existing branches from  consolidating  competitors.  The
Bank is interested in areas  contiguous to existing  branches where there exists
the potential of obtaining core deposits. In addition, the Bank will continue to
expand  its  product  selection  by  introducing  new  products,   such  as  the
introduction  of free checking in fiscal 1999.  This product enables the Bank to
collect  no  interest  cost  deposits  to invest  in  securities  and  originate
mortgages.  In May 1999, the Bank established a  tax-advantaged  subsidiary as a
real  estate  investment  trust  ("REIT")  to  hold  a  portion  of  the  Bank's
mortgage-related  assets. This strategy is expected to produce substantial state
tax savings and a lower  effective  tax rate for the Company in fiscal year 2000
and beyond.

         Peekskill Financial Corporation went public in December 1995 by issuing
4,099,750  common shares,  raising  capital of over $36.7 million and increasing
its  equity to assets  ratio to over  30.0%.  Since  that time the  Company  has
stressed  capital  management to more  effectively  and  profitably  utilize its
capital.  During fiscal 1999, the Company  repurchased  1,030,740 common shares,
including 800,040 shares purchased in the Company's  Modified Dutch Auction.  At
June 30, 1999,  treasury stock totaled 2,211,922 common shares,  almost 54.0% of
the shares issued in the Company's  public  offering.  This strategy reduced the
equity to assets  ratio from 31.24% at June 30, 1996 to 13.22% at June 30, 1999,
and also was accretive to earnings per share.

         Diluted  earnings  per  share  increased  to $0.69 for  fiscal  1999 as
compared to $0.66 for the previous  year.  Excluding the one-time costs incurred
in fiscal 1999 for the  establishment  of the REIT,  diluted  earnings per share
would have been $0.75, a 13.6% increase over fiscal 1998.

         Total assets  increased $6.6 million to $206.9 million at June 30, 1999
from $200.3 million at June 30, 1998. During fiscal 1999, the Company followed a
strategy of shifting funds from generally lower yielding securities  (decreasing
$9.1 million in fiscal  1999) to generally  higher  yielding  loans  (increasing
$15.8 million  during fiscal 1999),  by  originating  mortgages  using  security
principal  payments.  The Company  originated  $23.3  million in loans in fiscal
1999,  which was a record level and over twice the dollar amount of originations
in fiscal 1998. Changes in the Company's funding sources in fiscal 1999 included
a $15.0 million increase in borrowings and an $8.8 million increase in depositor
accounts,  partially offset by a $15.9 million decrease in stockholders' equity.
The decrease in stockholders' equity primarily reflects treasury stock purchases
of $16.8  million and dividends of $773,000,  partially  offset by net income of
$1.5  million.  Book value per share was  $14.49 at June 30,  1999 and $14.92 at
June 30, 1998.  The decrease was primarily  due to the dilutive  effect of stock
repurchases made in the Company's Modified Dutch Auction.

         All  of us at  Peekskill  Financial  Corporation  remain  committed  to
serving our community by offering competitively priced products with exceptional
customer  service.  We look  forward  to seeing  you at the  Annual  Meeting  of
Stockholders of Peekskill Financial Corporation,  to be held on October 20, 1999
at 3:30pm at our Peekskill, New York office.


Sincerely,


/s/ Eldorus Maynard
- --------------------------
Eldorus Maynard
 Chairman of the Board and
 Chief Executive Officer

                                       2
<PAGE>


Management's  Discussion  and  Analysis of  Financial  Condition  and Results of
Operations

General

   Peekskill Financial  Corporation (the "Holding Company" or, together with its
wholly-owned  subsidiary,  the "Company") was incorporated in September 1995 and
on December 29, 1995 became the holding  company for First Federal  Savings Bank
(the "Bank") upon the  completion of the conversion of the Bank from a federally
chartered  mutual savings bank to a federally  chartered stock savings bank (the
"Conversion").   Concurrent  with  the  Conversion,  the  Holding  Company  sold
4,099,750  shares of its common stock in a  subscription  offering at a price of
$10 per share (the "Stock Offering").

   The primary  market area of the Company,  with three  full-service  branches,
consists  of  northern  Westchester  County  and  Putnam  County.  The Bank is a
community-oriented  savings  institution  engaged principally in the business of
attracting  deposits from customers  within its market area and investing  those
funds in residential  mortgage loans and  mortgage-backed  and other securities.
The  financial  condition  and  operating  results of the Company are  primarily
dependent  upon the financial  condition and operating  results of the Bank. The
operating results of the Company depend primarily on its net interest income, or
the difference  between  interest income on earning assets  (primarily loans and
securities) and interest expense on deposits and borrowings.  Net income is also
affected  by  non-interest  income,  such  as loan  fees  and  service  charges;
non-interest  expense,  which includes  salaries and employee benefits and other
operating  expenses;  and Federal and state income taxes. The Holding  Company's
primary business activity has been limited to its ownership of the Bank.

   The Company's  results of operations  are  significantly  affected by general
economic and  competitive  conditions  (particularly  changes in market interest
rates),  government policies, and actions of regulatory agencies. Future changes
in  applicable  laws,  regulations  or  government  policies may have a material
impact on the Company.  Lending  activities are influenced by the demand for and
supply of housing,  competition  among lenders,  the level of interest rates and
the  availability  of funds.  Deposit flows and costs of funds are influenced by
prevailing  market  interest rates  (including  rates on non-deposit  investment
alternatives), account maturities, and the levels of personal income and savings
in the Company's market area.

Forward-Looking Statements

   The  Company has made,  and may  continue  to make,  various  forward-looking
statements  with respect to earnings,  credit  quality and other  financial  and
business  matters for periods  subsequent to June 30, 1999. The Company cautions
that these forward-looking statements are subject to numerous assumptions, risks
and  uncertainties,  and that  statements for subsequent  periods are subject to
greater uncertainty because of the increased likelihood of changes in underlying
factors  and   assumptions.   Actual  results  could  differ   materially   from
forward-looking statements.

   In addition to those  factors  previously  disclosed by the Company and those
factors  identified  elsewhere herein,  the following factors could cause actual
results  to differ  materially  from such  forward-looking  statements:  pricing
pressures on loan and deposit products; actions of competitors; changes in local
and national economic conditions; customer deposit disintermediation; changes in
customers'  acceptance of the

                                       3
<PAGE>

Company's  products  and  services;  the extent and  timing of  legislative  and
regulatory  actions  and  reforms;  and  Year  2000  related  costs  and  issues
substantially different from those now anticipated.

   The Company's  forward-looking  statements speak only as of the date on which
such statements are made. By making any forward-looking  statements, the Company
assumes no duty to update them to reflect new, changing or unanticipated  events
or circumstances.

Liquidity

   Liquidity is defined as the ability to generate  sufficient cash flow to meet
all present and future funding commitments,  depositor withdrawals and operating
expenses.  Management monitors the Company's liquidity position on a daily basis
and evaluates its ability to meet  depositor  withdrawals  and to make new loans
and  investments  as  opportunities  arise.  The Bank is required to maintain an
average  daily  balance of liquid  assets as a  percentage  of net  withdrawable
deposit accounts plus short-term  borrowings of at least 5.0%, as defined by the
regulations of the Office of Thrift  Supervision (the "OTS").  At June 30, 1999,
the Bank's liquidity ratio of 16.6% was in compliance with the OTS regulations.

   The Company's cash flows are classified according to their source:  operating
activities,  investing  activities  and  financing  activities.  Cash flows from
operating  activities  consist  primarily  of  interest  received  on loans  and
securities,  and payments for interest on deposits and operating expenses.  Cash
flows  from  investing   activities  include   disbursements  for  purchases  of
securities and loan originations,  as well as proceeds from principal  payments,
maturities and calls of securities and principal  collections on loans.  Changes
in depositor accounts,  proceeds and repayments of borrowings such as securities
repurchase  agreements  and Federal Home Loan Bank ("FHLB")  advances,  dividend
payments and capital stock  transactions  comprise the Company's  principal cash
flows from financing  activities.  While  maturities  and scheduled  payments on
loans and  securities  provide an  indication  of the  timing of the  receipt of
funds,  external factors such as changes in interest rates, economic conditions,
and competition  strongly influence mortgage prepayment rates and deposit flows,
reducing the predictability of the timing of these cash flows.

   For the  three-year  period ended June 30, 1999,  the average annual net cash
provided by operating activities was in excess of $2.3 million. Net cash used in
investing   activities  during  fiscal  1999  was  approximately  $7.6  million,
primarily  reflecting  net  disbursements  of $15.9  million to fund loan growth
partially offset by a net decrease of $8.3 million from securities transactions.

   An important  source of funds is the Company's core deposit base.  Management
believes that a substantial  portion of the Company's  total  deposits of $148.7
million at June 30, 1999 are core  deposits.  The deposit base increased by $8.8
million in fiscal 1999,  reflecting  the  Company's  increased  advertising  and
competitive rates for deposit products.  Core deposits are generally  considered
to be a highly stable  source of liquidity  due to the  long-term  relationships
with deposit  customers.  The Company also has the ability to borrow advances of
up to $51.7  million  from the  FHLB of New York at June 30,  1999.  Significant
financing  activities in fiscal 1999 also included  borrowing $15.0 million from
the FHLB;  disbursing  $18.2 million for treasury  stock  purchases,  and paying
$773,000  in  cash  dividends.  The  Holding  Company's  future  ability  to pay
dividends to stockholders or to repurchase  stock will be dependent  on

                                       4
<PAGE>

dividends  received  from the Bank,  which are  subject  to  certain  regulatory
restrictions and income tax  considerations.  See Notes 7 and 11 to Consolidated
Financial Statements.

   At June 30,  1999,  the  Company had  outstanding  loan  commitments  of $6.7
million and loans in process of $651,000.  Since certain origination commitments
may not be funded  and  loans in  process  may not be fully  drawn  upon,  these
amounts  do  not  necessarily  represent  future  cash  outlays.  The  Company's
liquidity  sources  described  above are  anticipated  to be  sufficient to fund
outstanding loan commitments and other obligations.

Capital

   The OTS has established regulations which require savings associations,  such
as the Bank, to meet minimum capital  requirements.  These requirements  include
tangible capital of 1.5% of total adjusted assets; core capital of 4.0% of total
adjusted assets  (effective  April 1, 1999);  and risk-based  capital of 8.0% of
risk-weighted assets. The Bank satisfied these minimum capital standards at June
30, 1999 with tangible and core capital  ratios of 13.4% and a total  risk-based
capital  ratio of 46.8%.  In  determining  the amount of  risk-weighted  assets,
savings  associations  must classify all assets,  and certain  off-balance sheet
items, into one of four  risk-weighted  categories.  The amount of risk-weighted
assets is determined by applying a specific percentage (ranging from 0% for cash
and obligations  issued by the United States  Government or its agencies to 100%
for  consumer  and  commercial  loans) to the  amounts in each  category.  These
capital  requirements,  which are  applicable  to the Bank only, do not consider
additional  capital  held at the Holding  Company  level,  and  require  certain
adjustments  to the  Bank's  total  equity to arrive at the  various  regulatory
capital amounts. See Note 11 to Consolidated  Financial Statements for a further
analysis of the Bank's actual and required regulatory capital.

   At the  time  of the  Conversion,  the  Bank  was  required  to  establish  a
liquidation  account equal to its capital as of June 30, 1995. This  liquidation
account is reduced to the extent that  eligible  account  holders  have  reduced
their qualifying  deposits.  In the unlikely event of a complete  liquidation of
the  Bank,  each  eligible   account  holder  will  be  entitled  to  receive  a
distribution from the liquidation  account. The Bank is not permitted to declare
or pay  dividends on its capital  stock,  or repurchase  any of its  outstanding
stock, if the effect thereof would cause its stockholder's  equity to be reduced
below the amount required for the liquidation  account or applicable  regulatory
capital requirements.

Qualitative and Quantitative Disclosures About Market Risk

   The  Company's  net  income is  dependent  on its net  interest  income.  Net
interest  income  is  susceptible  to  interest  rate  risk to the  degree  that
interest-bearing  liabilities  mature  or  reprice  on a  different  basis  than
interest-earning  assets.  When  interest-bearing  liabilities mature or reprice
more quickly  than  interest-earning  assets in a given  period,  a  significant
increase in market rates of interest could adversely affect net interest income.
Similarly,  when  interest-earning  assets  mature or reprice  more quickly than
interest-bearing liabilities,  falling interest rates could result in a decrease
in net interest income.

   In an attempt to manage its exposure to changes in interest rates, management
monitors  the   Company's   interest   rate  risk.   Since  1991,   management's
asset/liability  committee has met monthly to review the Company's interest rate
risk position and profitability,  and to recommend adjustments for consideration
by the  Board of  Directors.  Management  also  reviews  the  Bank's  securities
portfolio,  formulates investment

                                       5
<PAGE>

strategies, and oversees the timing and implementation of transactions to assure
attainment   of  the  Board's   objectives   in  the  most   effective   manner.
Notwithstanding  the Company's  interest rate risk  management  activities,  the
potential for changing interest rates is an uncertainty that can have an adverse
effect on net income.

   In adjusting the Company's asset/liability position, the Board and management
attempt to manage the Company's  interest rate risk while enhancing net interest
margins.  At times,  depending  on the  general  level of  interest  rates,  the
relationship  between long and short-term  interest rates, market conditions and
competitive  factors,  the Board and  management  may  determine to increase the
Company's  interest  rate risk  position  somewhat in order to increase  its net
interest  margin.  The Company's  results of operations and net portfolio values
remain  vulnerable  to increases in interest  rates and to  fluctuations  in the
difference between long- and short-term interest rates.

   Consistent with the asset/liability  management  philosophy  described above,
the Company has taken several steps to manage its interest rate risk. First, the
Company has  structured  the  securities  portfolio  to shorten the lives of its
interest-earning  assets.  For a number  of years,  the  Company  has  purchased
mortgage-backed securities that have either short or medium terms to maturity or
adjustable interest rates. At June 30, 1999, the Company had securities of $19.7
million with  contractual  maturities of five years or less and  adjustable-rate
securities of $34.2  million.  The Company has received  average cash flows from
principal paydowns, maturities and calls of mortgage-backed and other securities
of $47.7 million  annually  over the past three fiscal  years.  The Company also
controls interest rate risk by emphasizing  non-certificate  depositor accounts.
The Board and  management  believe  that such  accounts  carry a lower cost than
certificate  accounts,  and that a material portion of such accounts may be more
resistant to changes in interest rates than are  certificate  accounts.  At June
30, 1999,  the Company had $51.5 million of regular  savings and club  accounts,
and $18.3 million of money market and NOW accounts,  representing 46.9% of total
depositor accounts.

   One approach used to quantify  interest rate risk is the net portfolio  value
("NPV") analysis.  In essence,  this analysis  calculates the difference between
the present  value of  liabilities  and the present value of expected cash flows
from assets and off-balance sheet contracts.  The following table sets forth, at
June 30, 1999,  an analysis of the Bank's  interest rate risk as measured by the
estimated  changes in NPV resulting from  instantaneous  and sustained  parallel
shifts in the yield curve (+ or - 300 basis points,  measured in 100 basis point
increments).
                                    Estimated Increase
   Change in       Estimated         (Decrease) in NPV
                                ----------------------------
 Interest Rates    NPV Amount      Amount        Percent
- ----------------- ------------- -------------- -------------
 (Basis Points)              (Dollars in thousands)

     +300          $23,536      $(13,578)          (37)%
     +200           28,407        (8,707)          (23)
     +100           33,025        (4,089)          (11)
      ---           37,114           ---           ---
     -100           40,233         3,119             8
     -200           42,529         5,415            15
     -300           45,098         7,984            22

                                       6
<PAGE>

   Certain  assumptions  utilized by the OTS in assessing the interest rate risk
of thrift  institutions were employed in preparing data for the Bank included in
the preceding table. These assumptions relate to interest rates, loan prepayment
rates,  deposit decay rates,  and the market values of certain  assets under the
various interest rate scenarios. It was also assumed that delinquency rates will
not change as a result of changes in  interest  rates  although  there can be no
assurance  that this  will be the case.  Even if  interest  rates  change in the
designated  amounts,  there  can be no  assurance  that the  Bank's  assets  and
liabilities  would  perform as set forth above.  In  addition,  a change in U.S.
Treasury rates in the designated amounts accompanied by a change in the shape of
the Treasury yield curve would cause significantly  different changes to the NPV
than indicated above.

   The Company does not currently engage in trading activities or use derivative
instruments to control  interest rate risk.  Even though such  activities may be
permitted  with the  approval of the Board of  Directors,  the Company  does not
intend to engage in such activities in the foreseeable future.

   Interest rate risk is the most significant market risk affecting the Company.
Other types of market  risk,  such as foreign  currency  exchange  rate risk and
commodity  price  risk,  do not  arise in the  normal  course  of the  Company's
business activities.


















                                       7
<PAGE>

Analysis of Net Interest Income

   The following  table sets forth the Company's  average  consolidated  balance
sheets, interest income and expense, average yields and costs, and certain other
information for the fiscal years ended June 30:
<TABLE>
<CAPTION>

                                                   1999                          1998                           1997
                                      ------------------------------ ------------------------------ ------------------------------
                                      Average              Average    Average             Average    Average             Average
                                      Balance(1) Interest Yield/Rate Balance(1) Interest Yield/Rate Balance(1) Interest Yield/Rate
                                      ---------- -------- ---------- ---------- -------- ---------- ---------- -------- ----------
                                                                        (Dollars in thousands)
<S>         <C>                        <C>       <C>         <C>      <C>       <C>         <C>      <C>       <C>         <C>
Interest-earning assets:
      Loans (2)                        $  53,463 $  4,152      7.77%  $  46,559 $  3,720      7.99%  $  42,956 $  3,402      7.92%
      Mortgage-backed securities (3)     118,532    7,397      6.24     120,993    7,709      6.37     116,546    7,440      6.38
      Other debt securities (3)           21,040    1,334      6.34      12,904      852      6.60      13,005      858      6.60
      Other interest-earning assets        8,306      416      5.01       5,474      362      6.61      10,346      609      5.89
                                       --------- --------             --------- --------             --------- --------
            Total interest-earning
            assets                       201,341   13,299      6.61     185,930   12,643      6.80     182,853   12,309      6.73
                                                 --------                       --------                       --------
Non interest-earning assets                2,810                          2,382                          1,863
                                       ---------                      ---------                      ---------
            Total assets               $ 204,151                      $ 188,312                      $ 184,716
                                       =========                      =========                      =========
Interest-bearing liabilities:
      Regular savings and club
      accounts                         $  50,480 $  1,403      2.78%  $  52,922 $  1,541      2.91%  $  56,300 $  1,696      3.01%
      Money market and NOW accounts       15,702      418      2.66      11,909      329      2.76      11,252      285      2.53
      Savings certificates                78,973    4,145      5.25      71,717    3,919      5.46      62,973    3,450      5.48
      Borrowings                          19,750    1,001      5.07       4,567      245      5.36         ---      ---       ---
                                       --------- --------             --------- --------             --------- --------
            Total interest-bearing
            liabilities                  164,905    6,967      4.22     141,115    6,034      4.28     130,525    5,431      4.16
                                                 --------                       --------                       --------
Non interest-bearing liabilities           1,632                          1,100                          3,495
                                       ---------                      ---------                      ---------
            Total liabilities            166,537                        142,215                        134,020
Stockholders' equity                      37,614                         46,097                         50,696
                                       ---------                      ---------                      ---------
            Total liabilities and
            stockholders' equity       $ 204,151                      $ 188,312                      $ 184,716
                                       =========                      =========                      =========
Net interest income                              $  6,332                       $  6,609                       $  6,878
                                                 ========                       ========                       ========
Interest rate spread                                           2.39%                          2.52%                          2.57%
Net interest margin (4)                                        3.15                           3.55                           3.76
Ratio of average interest-earning
  assets to average interest-bearing
  liabilities                               1.22                           1.32                           1.40
<FN>

(1)  Average  balances are calculated  using  end-of-month  balances,  producing
     results which are not materially different from average daily balances.
(2)  Balances  are net of deferred  loan fees and loans in process.  Non-accrual
     loans are included in the balances.
(3)  Balances   represent   amortized   cost.   Yields   are  not  stated  on  a
     tax-equivalent  basis,  as  the  Company  does  not  invest  in  tax-exempt
     securities.
(4)  Represents net interest  income  divided by average total  interest-earning
     assets.
</FN>
</TABLE>

   The  following  table sets  forth,  for the years  indicated,  an analysis of
changes in interest  and  dividend  income,  interest  expense and net  interest
income  resulting  from changes in average  balances  ("volume")  and changes in
average  rates  ("rate").  The changes  attributable  to the combined  impact of
volume and rate have been allocated proportionately to the changes due to volume
and rate.
                                  Fiscal 1999 vs. 1998    Fiscal 1998 vs. 1997
                                ------------------------ ----------------------
                                   Increase (Decrease)     Increase (Decrease)
                                      Due to                 Due to
                                   -------------     Net  -------------   Net
                                   Volume   Rate   Change Volume   Rate  Change
                                   ------  -----   ------ ------  -----  ------
                                                    (In thousands)
Interest-earning assets:
 Loans                             $  533  $(101)  $ 432   $ 287  $  31  $ 318
 Mortgage-backed securities          (156)  (156)   (312)    284    (15)   269
 Other debt securities                514    (32)    482      (7)     1     (6)
 Other interest-earning assets        102    (48)     54    (311)    64   (247)
                                   ------  -----   -----   -----  -----  -----
    Total                             993   (337)    656     253     81    334
                                   ------  -----   -----   -----  -----  -----
Interest-bearing liabilities:
 Regular savings and club accounts    (69)   (69)   (138)    (99)   (56)  (155)
 Money market and NOW accounts        100    (11)     89      18     26     44
 Savings certificates                 371   (145)    226     478     (9)   469
 Borrowings                           769    (13)    756     245    ---    245
                                   ------  -----   -----   -----  -----  -----
    Total                           1,171   (238)    933     642    (39)   603
                                   ======  =====   =====   =====  =====  =====
Net change in net interest income  $ (178) $ (99)  $(277)  $(389) $ 120  $(269)
                                   ======  =====   =====   =====  =====  =====

                                       8
<PAGE>

Comparison of Financial Condition at June 30, 1999 and 1998

   Total assets  increased  $6.6 million from $200.3 million at June 30, 1998 to
$206.9 million at June 30, 1999. The increase primarily reflects a $15.8 million
increase  in net loans,  partially  offset by a $9.1  million  decrease in total
securities.  Funding  for the  Company's  asset  growth in  fiscal  1999 and its
treasury  share  repurchases  of $16.8  million was provided  primarily by $15.0
million of  additional  borrowings  and an $8.8  million  increase in  depositor
accounts.

   The  $15.8  million,  or 33.2%,  increase  in net  loans  primarily  reflects
originations  of $23.3  million,  partially  offset by $7.4 million of principal
paydowns.  The majority of the increase was in the Company's  one-to-four family
residential mortgage portfolio.  The decrease in securities consisted of a $16.3
million  decrease in  held-to-maturity  securities,  partially  offset by a $7.2
million  increase  in  available-for-sale  securities.  During  fiscal  1999 the
Company  supplemented  retail  deposit  growth by entering into $15.0 million of
additional   borrowings,   increasing  the  balance  of  securities   repurchase
agreements and other borrowings to $28.0 million,  or 13.5% of total assets,  at
June 30, 1999.

   Stockholders' equity decreased $15.9 million, or 36.7%, from $43.2 million at
June 30, 1998 to $27.4 million at June 30, 1999. The decrease primarily reflects
common stock  purchases of $16.8  million for the  treasury,  dividends  paid of
$773,000   and  a   $495,000   increase   in  the   net   unrealized   loss   on
available-for-sale  securities,  partially offset by net income of $1.5 million.
The ratio of stockholders'  equity to total assets decreased from 21.57% at June
30, 1998 to $13.22% at June 30,  1999.  The  Company's  tangible  book value per
share was $14.49 at June 30, 1999 as compared to $14.92 at June 30, 1998.

Comparison  of  Operating  Results for the Fiscal  Years Ended June 30, 1999 and
1998

   General. Net income for the fiscal year ended June 30, 1999 was $1.5 million,
or basic earnings per share ("EPS") of $0.71,  as compared to net income of $1.9
million,  or basic EPS of $0.68 for the fiscal year ended June 30, 1998. Diluted
EPS for fiscal 1999 and 1998 was $0.69 and $0.66,  respectively.  Net income for
fiscal  1999  was  affected  by a  charge  to  earnings  of  $214,000  ($125,000
after-tax)  for costs  incurred  to  establish a Real  Estate  Investment  Trust
("REIT") in the fourth quarter.  Excluding the REIT expenses,  basic and diluted
EPS would have been $0.77 and $0.75, respectively.

   Net Interest Income.  Net interest income decreased  $277,000,  or 4.2%, from
$6.6  million for the year ended June 30,  1998 to $6.3  million for the current
year.  The Company's  interest rate spread was 2.39% for fiscal 1999 as compared
to 2.52% for fiscal 1998. The net interest  margin  decreased 40 basis points to
3.15% for the year ended June 30, 1999.  The  components of net interest  income
are  interest  and  dividend  income,  which  increased  $656,000,  and interest
expense, which increased $933,000.

  Total  interest and dividend  income  increased  $656,000,  or 5.2%,  to $13.3
million for the year ended June 30,  1999 as  compared to $12.6  million for the
year ended June 30, 1998. The increase  primarily  reflects a $15.4 million,  or
8.3%,  increase in average  interest-earning  assets,  partially  offset by a 19
basis point decrease in the average yield on interest-earning  assets. The $15.4
million increase in average interest-earning assets is comprised of increases of
$6.9  million  in the  average  loan  portfolio,  $5.7  million  in the  average
securities  portfolio  and  $2.8  million  in  other  interest-earning   assets.
Management  intends to

                                       9
<PAGE>

continue  its  current  strategy of  increasing  the loan  portfolio  (primarily
residential  mortgage  loans),  as market  conditions  permit by introducing new
products and stimulating loan demand through advertising.

  The  $933,000  increase in total  interest  expense was caused  primarily by a
$23.8  million,  or 16.9%,  increase  in average  interest-bearing  liabilities,
partially  offset  by a 6 basis  point  decrease  in the  average  rate  paid on
interest-bearing   liabilities.   The   increase  in  average   interest-bearing
liabilities  is  comprised  of increases of $3.8 million in money market and NOW
accounts,  $7.3 million in savings certificates and $15.2 million in borrowings,
partially  offset  by a $2.4  million  decrease  in  regular  savings  and  club
accounts.  During  fiscal  1999,  the  Company  obtained  additional  borrowings
(securities  repurchase  agreements and FHLB  advances) of $15.0 million,  at an
average initial rate of 4.76%.

   Provision for Loan Losses.  The provision for loan losses is a charge against
income  which  increases  the  allowance  for loan  losses.  The adequacy of the
allowance for loan losses is evaluated  periodically  and is determined based on
management's  judgment  concerning the amount of risk and probable loss inherent
in the  existing  loan  portfolio.  The  allowance  for loan losses  consists of
amounts  specifically  allocated  to  non-performing  loans  (if any) as well as
allowances  determined for each major loan  category.  Loan  categories  such as
single-family  residential  mortgages and consumer loans are generally evaluated
on an aggregate or "pool" basis by applying loss factors to the current balances
of the various loan  categories.  The loss factors are  determined by management
based on an evaluation of historical loss experience, delinquency trends, volume
and type of  lending  conducted,  and the  current  economic  conditions  in the
Company's  market area.  When doubt exists in the view of  management  as to the
collectibility  of the remaining  balance of a loan, the Company will charge-off
that portion deemed to be uncollectible.  While management believes that it uses
the best  information  available to  determine  the  allowance  for loan losses,
unforeseen  market  conditions  could result in adjustments to the allowance for
loan losses,  and net income could be significantly  affected,  if circumstances
differ   substantially   from  the   assumptions   used  in  making   the  final
determination.

  The provision  for loan losses was $60,000 for both fiscal 1999 and 1998.  The
allowance for loan losses was $742,000 or 65.66% of non-performing loans at June
30,  1999,  compared to $682,000 or 45.74% of  non-performing  loans at June 30,
1998. The allowance  represented 1.17% of total loans at June 30, 1999, compared
to 1.43% a year  earlier.  The  Company  did not have  any loan  charge-offs  or
recoveries in fiscal 1999 and 1998.  Non-performing  loans at June 30, 1999 were
$1.1  million  as  compared  to $1.5  million  at June 30,  1998.  The  ratio of
non-performing  loans to net  loans was 1.78% at June 30,  1999 as  compared  to
3.13% at June 30, 1998. See "Asset Quality" for further information.

   Non-Interest  Income.  Non-interest  income increased $30,000 to $255,000 for
fiscal 1999 from  $225,000  for fiscal  1998.  Non-interest  income is primarily
comprised  of loan fees,  service  charges  and rental  income on the  Company's
office  properties.  The increase  reflects a $10,000  increase in loan fees and
service charges and a $20,000 increase in other non-interest income.

   Non-Interest Expense. Non-interest expense increased $332,000 to $3.8 million
for the year ended  June 30,  1999 from $3.5  million  for the prior  year.  The
increase is primarily  the result of  increases  of $50,000 in computer  service
fees, $248,000 in professional fees and $77,000 in other non-interest  expenses,
partially  offset  by a $74,000  decrease  in  compensation  and  benefits.  The
increase in computer  service fees is due to upgrades  being made by the Company
and the service  bureau in  preparation  for the Year 2000, as well as increased
charges based on volume growth.  The increase in professional  fees is primarily
due to

                                       10
<PAGE>

costs of  approximately  $214,000  incurred to establish  the REIT in the fourth
quarter of fiscal 1999,  as well as legal fees  incurred in  conjunction  with a
lawsuit  filed in January 1999.  The lawsuit,  purporting to be on behalf of the
Company's  shareholders,  was filed in response to the Company's decision not to
pursue an unsolicited  acquisition  offer. The lawsuit was dismissed in May 1999
and resulted in no payment by the Company to the plaintiff. The $74,000 decrease
in compensation and benefits  primarily reflects a $64,000 charge in fiscal 1998
for the full  vesting of certain  shares  under the  Company's  Recognition  and
Retention Plan ("RRP"), due to the death of one of the Company's Directors.

   Income Tax  Expense.  Income tax expense was $1.2  million and $1.4  million,
respectively,  for fiscal  years 1999 and 1998.  The  $248,000  decrease  in tax
expense primarily  reflects a $579,000 decrease in pre-tax income. The effective
tax rates for the  years  ended  June 30,  1999 and 1998 were  44.0% and  43.8%,
respectively.  The establishment of the REIT is expected to produce  substantial
state tax savings and a lower  effective tax rate for the Company in fiscal 2000
and beyond.  The Company  anticipates  that the amount of tax benefits  realized
within  approximately  the first year will match the after-tax costs incurred in
fiscal 1999 to establish the REIT.

Comparison  of  Operating  Results for the Fiscal  Years Ended June 30, 1998 and
1997

   General. Net income for the fiscal year ended June 30, 1998 was $1.9 million,
or basic EPS of $0.68,  as compared to net income of $1.8 million,  or basic EPS
of $0.58 for the  fiscal  year ended June 30,  1997.  Diluted  EPS was $0.66 and
$0.58,  respectively,  for fiscal  years 1998 and 1997.  Net income for the year
ended June 30, 1998 was affected by a charge to earnings of $64,000 ($37,000 net
of taxes) for the full vesting of certain shares under the Company's RRP, due to
the death of one of the Company's Directors.  Net income for the year ended June
30, 1997 was  affected by a one-time  charge to earnings  for a Federal  deposit
insurance special assessment of $884,000 ($520,000 net of taxes) and a credit to
earnings  for the  recognition  of a  $238,000  reduction  to New York State tax
expense due to a change in tax law.  Excluding  these  events,  net income would
have been $1.9  million  and $2.1  million for the years ended June 30, 1998 and
1997, respectively, and basic EPS would have been $0.70 and $0.68, respectively.

   Net Interest Income.  Net interest income decreased  $269,000,  or 3.9%, from
$6.9 million for the year ended June 30, 1997 to $6.6 million for the year ended
June 30, 1998. The  components of net interest  income are interest and dividend
income,  which  increased  $334,000,   and  interest  expense,  which  increased
$603,000.  The Company's interest rate spread decreased to 2.52% for fiscal 1998
from 2.57% for fiscal 1997. The net interest margin decreased 21 basis points to
3.55% for the year ended June 30, 1998,  reflecting  a $7.5 million  decrease in
average net earning assets.

   Total  interest and dividend  income  increased  $334,000,  or 2.7%, to $12.6
million  for  fiscal  1998 from $12.3  million  for fiscal  1997.  The  increase
primarily  reflects a $3.1 million increase in average  interest-earning  assets
and a 7 basis point  increase in the average yield on  interest-earning  assets.
The  overall  increase  in  average  interest-earning  assets  is  comprised  of
increases of $3.6 million in the average loan  portfolio and $4.3 million in the
average securities portfolio,  partially offset by a decrease of $4.9 million in
other  interest-earning  assets.  The change in mix of  interest-earning  assets
reflects the use of generally  lower yielding other  interest-earning  assets to
purchase shares of the Company's common stock for the treasury.

                                       11
<PAGE>

   The $603,000  increase in total interest expense was caused primarily by a 12
basis point  increase in the average rate paid on  interest-bearing  liabilities
and a $10.6 million increase in average interest-bearing liabilities. The higher
average  rate  in  fiscal  1998  reflects  a  continuing  shift  in  the  mix of
interest-bearing  deposits from  generally  lower rate savings and club accounts
(the average of which  decreased  $3.4 million  during fiscal 1998) to generally
higher rate savings  certificates  (the average of which  increased $8.7 million
during  fiscal  1998).  This  shift was  partially  offset  by a 10 basis  point
decrease in the average rate paid on regular  savings and club accounts.  During
fiscal 1998,  the Company  entered  into two  securities  repurchase  agreements
totaling  $13.0  million  at an  average  rate of 5.36%,  for which the  Company
recorded $245,000 of interest expense.

   Provision  for Loan  Losses.  The  provision  for loan  losses was $60,000 in
fiscal 1998 and $143,000 in fiscal 1997. The higher provision in fiscal 1997 was
due to the  establishment  of an $83,000  allowance  for loan  losses on certain
participation  loans.  The overall  allowance for loan losses was  $682,000,  or
45.74% of  non-performing  loans at June 30, 1998,  as compared to $622,000,  or
31.04% of  non-performing  loans at June 30, 1997.  The Company did not have any
charge-offs in fiscal 1998 as compared to $40,000 in fiscal 1997. Non-performing
loans at June 30, 1998 were $1.5  million  compared to $2.0  million at June 30,
1997. The ratio of non-performing  loans to net loans was 3.13% at June 30, 1998
compared to 4.40% at June 30, 1997. See "Asset Quality" for further information.

   Non-Interest  Income.  Non-interest  income decreased $11,000 to $225,000 for
fiscal 1998 from  $236,000  for fiscal  1997.  The  decrease  reflects a $14,000
decrease in loan fees and service charges, partially offset by a $3,000 increase
in other non-interest income.

   Non-Interest Expense. Non-interest expense decreased $728,000 to $3.5 million
for the year ended  June 30,  1998 from $4.2  million  for the prior  year.  The
decrease  is  primarily  the result of a $985,000  decrease  in Federal  deposit
insurance  costs,  partially  offset by a $155,000  increase in compensation and
benefits  expense and an $88,000  increase in occupancy  costs.  The decrease in
deposit  insurance  costs  reflects  the  absence in fiscal  1998 of the special
assessment  of $884,000  included in the fiscal  1997  amount,  as well as lower
ongoing  costs  subsequent  to   recapitalization  of  the  Savings  Association
Insurance Fund ("SAIF").  Under  legislation  enacted on September 30, 1996, the
Federal Deposit Insurance  Corporation  ("FDIC") imposed a special assessment on
all financial institutions with SAIF-assessable deposits in the amount necessary
to recapitalize the SAIF. Pursuant to such authority, the FDIC imposed a special
assessment of 65.7 basis points on each institution's  SAIF-assessable deposits.
The Company's  special SAIF assessment of $884,000 was charged to expense in the
first quarter of fiscal 1997. The increase in compensation  and benefits expense
in fiscal 1998  primarily  reflects (i) a $64,000 charge for the full vesting of
certain shares under the Company's RRP, due to the death of one of the Company's
Directors,  and (ii) a $53,000 increase in expense related to the Employee Stock
Ownership  Plan  ("ESOP")  due to increases in the  Company's  stock price.  The
increase in occupancy  costs  primarily  reflects costs  associated with the new
building completed in fiscal 1998 for the Bank's Mohegan Lake branch.

   Income Tax  Expense.  Income  tax  expense  was $1.4  million  and  $957,000,
respectively,  for  fiscal  years 1998 and 1997.  The  increase  in tax  expense
reflects  a  $531,000  increase  in  pre-tax  income,  as well as the  Company's
recognition  of a tax benefit of $238,000 in fiscal 1997 due to the reduction of
a deferred tax  liability  caused by an amendment to the New York State tax law.
As discussed  in Note 7 to  Consolidated  Financial  Statements,  the  amendment
changed the base-year for tax bad debt  reserves and  eliminated  the need for a
deferred  tax  liability  previously  recognized  for  reserves in excess of the
base-year amount. The

                                       12
<PAGE>

effective  tax rates for the years  ended June 30,  1998 and 1997 were 43.8% and
34.6%,  respectively.  Excluding the one-time benefit of $238,000, the effective
tax rate for fiscal 1997 would have been 43.2%.

Asset Quality

   The following table sets forth information regarding non-performing loans and
real  estate  owned  at  the  dates  indicated.  There  were  no  troubled  debt
restructurings at the dates set forth below.

                                                       At June 30,
                                           -----------------------------------
                                            1999   1998   1997    1996   1995
                                           ------ ------ ------- ------ ------
                                                   (Dollars in thousands)
Non-accrual (impaired) loans:
 Participation interests in TASCO Loans    $  316 $  876 $ 1,074 $  --- $  ---
 One-to-four family mortgage loans            382
                                                     245     ---    ---    ---
                                           ------ ------ ------- ------ ------
     Total non-accrual loans                  698  1,121   1,074    ---    ---
Accruing loans past due more than 90 days:
 One-to-four family mortgage loans            432    370     930  1,252  2,096
                                           ------ ------ ------- ------ ------
     Total non-performing loans             1,130  1,491   2,004  1,252  2,096
 Real estate owned                            ---     94     220    ---    ---
                                           ====== ====== ======= ====== ======
     Total non-performing assets           $1,130 $1,585 $ 2,224 $1,252 $2,096
                                           ====== ====== ======= ====== ======

Ratios:
 Allowance for loan losses to:
    Non-performing loans                    65.66% 45.74%  31.04% 41.45% 22.61%
    Total loans, net                         1.17   1.43    1.37   1.31   1.15
 Non-performing loans to total loans, net    1.78   3.13    4.40   3.17   5.10
 Non-performing assets to total assets       0.55   0.79    1.22   0.65   1.35

   Non-performing loans are those loans past due for more than 90 days, or for a
shorter  period if  management  determines  the ability of the  borrower to make
contractual payments is in doubt. When a borrower is more than 90 days past due,
management  evaluates the loan,  the  underlying  collateral  and the borrower's
credit  history to determine  whether to place the loan on  non-accrual  status.
Management  and  the  Board  of  Directors  perform  a  monthly  review  of  all
non-performing  loans.  The  actions  taken  by  the  Company  with  respect  to
delinquencies (workout,  settlement or foreclosure) vary depending on the nature
of the loan,  length of delinquency and the borrower's past credit history.  The
classification  of a loan as non-performing  does not necessarily  indicate that
the  principal  and  interest  ultimately  will  be  uncollectible.   Historical
experience indicates that a portion of non-performing  assets will eventually be
recovered.

   At June 30, 1999,  non-performing  assets  totaled $1.1 million,  or 0.55% of
total assets,  compared to $1.6 million,  or 0.79% of total assets,  at June 30,
1998. The $455,000 decrease reflects  decreases of $560,000 in non-accrual TASCO
Loans and  $94,000 in real  estate  owned,  partially  offset by an  increase of
$199,000 in  non-performing  one-to-four  family mortgage loans. As discussed in
Note 3 to Consolidated  Financial Statements,  the TASCO Loans are participation
interests in loans  originated by Thrift  Association  Service  Corporation  for
which  the  FDIC,  as  servicer  of these  loans,  disputed  its  obligation  to
pass-through certain principal and interest payments whether or not such amounts
are collected from the borrowers.  The FDIC suspended making payments  beginning
in 1996, but resumed making certain payments in 1997 and has continued to do so.
The Company's  participation  interests in the TASCO Loans totaled  $643,000 and
$876,000 at June 30, 1999 and 1998,  respectively.  The decrease  during  fiscal
1999 reflects current year principal payments,  as well as principal  reductions
from the reclassification of $143,000 in interest

                                       13

<PAGE>

payments  deferred in fiscal 1998 and 1997.  Based on the present payment status
of the loans underlying the participation  interests,  management has classified
participation  interests of $316,000 as  non-performing  at June 30,  1999.  All
participation interests were classified as non-performing at June 30, 1998.

   The  allowance for loan losses as a percentage  of  non-performing  loans was
65.66% at June 30,  1999  compared to 45.74% at June 30, 1998 and 31.04% at June
30,  1997.  As a  percentage  of total  loans,  the  allowance  for loan  losses
decreased to 1.17% at June 30, 1999 compared to 1.43% at June 30, 1998 and 1.37%
at June 30, 1997.

   The following  table sets forth activity in the Company's  allowance for loan
losses for the periods indicated.

                                          Year ended June 30,
                               ----------------------------------------
                               1999     1998    1997      1996     1995
                               ----     ----    ----      ----     ----
                                        (Dollars in thousands)

Balance at beginning of year   $682     $622    $519      $474     $336
Provision for loan losses        60       60     143        45      160
Charge-offs                     ---      ---     (40)      ---      (22)
                               ====     ====    ====      ====     ====
Balance at end of year         $742     $682    $622      $519     $474
                               ====     ====    ====      ====     ====

Impact of Inflation

   The consolidated financial statements and related notes have been prepared in
conformity  with generally  accepted  accounting  principles,  which require the
measurement of financial  position and operating  results in terms of historical
dollars without  considering  changes in the relative  purchasing power of money
over time due to inflation.  Unlike industrial  companies,  virtually all of the
assets and liabilities of a financial  institution are monetary in nature.  As a
result,   interest  rates  have  a  more  significant   impact  on  a  financial
institution's  performance  than do the effects of general  levels of inflation.
Interest  rates do not  necessarily  move in the same  direction  or to the same
extent as the prices of goods and services.


Impact of Year 2000 Issue

   Like other  financial  institutions,  the Company relies on computers for the
daily conduct of its business,  all its  transaction  processing and for general
data  processing.  The "Year 2000 Issue" arose  because many  existing  computer
programs  use  only the last two  digits  to refer to a year.  Therefore,  these
computer  programs  may not  properly  recognize  a year that  begins  with "20"
instead of the familiar "19",  causing the programs to fail or create  erroneous
results.

   The Company has  initiated  formal  communications  with all its  significant
suppliers to determine  the extent to which the Company is  vulnerable  to those
third  parties'  failure to remediate  their own Year 2000 Issue.  The Company's
data processing for its core banking  applications is performed by a third party
vendor. These core applications are the Company's  mission-critical  systems for
purposes of its Year 2000 plan. At this time, the vendor has asserted that it is
Year 2000 compliant and the Company, in conjunction with other customers of this
vendor,  has tested the  remediated  system.  The testing of the Company's  data
processing vendor is complete and no significant problems were encountered.  The
Company currently

                                       14
<PAGE>

believes that, with  modifications  to existing  software and conversions to new
software,  the Year 2000  Issue  will be  mitigated  without  causing a material
adverse impact on its operations.

   Contingency plans have been developed for all  mission-critical  areas of the
Company's  operations.  The  contingency  plan for the Company's data processing
function  involves  the  manual  processing  of  transactions  by the  Company's
employees. Contingency plans for the other mission-critical areas involve having
secondary providers ready if problems with primary providers are encountered.

   The Company  utilizes both internal and external  resources to reprogram,  or
replace,  and test all software for Year 2000  modifications.  Related costs are
expensed as incurred,  except for costs incurred in the purchase of new software
or hardware,  which are  capitalized.  At June 30, 1999,  the  cumulative  costs
incurred to address  the Year 2000 Issue  amounted  to  approximately  $160,000.
Costs incurred to date are primarily related to computer hardware purchases, and
management  does not expect that  additional  costs to be incurred in connection
with the Year 2000 Issue will have a material impact on the Company's  financial
condition or results of  operations.  Since  substantially  all of the Company's
loans are  residential  mortgages,  the ability of the  Company's  borrowers  to
become Year 2000 compliant is not a significant concern.

   The estimated costs and timetable for the Year 2000  modifications  are based
on  management's  best  estimates,   which  were  derived   utilizing   numerous
assumptions  of future events  including the continued  availability  of certain
resources,  third party modification plans and other factors. However, there can
be no guarantee  that these  estimates will be achieved and actual results could
differ  materially from those plans.  Specific  factors with respect to both the
Company and its suppliers  that might cause such material  differences  include,
but are not limited to, the availability  and cost of personnel  trained in this
field,  the ability to locate and correct all relevant  computer codes,  testing
complications and similar uncertainties.  In addition, there can be no guarantee
that the systems of other companies on which the Company's  systems rely will be
timely  converted,  or that a  failure  to  convert  by  another  company,  or a
conversion that is  incompatible  with the Company's  systems,  would not have a
material adverse effect on the Company.






                                       15

<PAGE>

Management's Report

   Management  is  responsible   for  the   preparation  and  integrity  of  the
consolidated  financial  statements and the other information  presented in this
annual  report.  The  consolidated  financial  statements  have been prepared in
conformity   with   generally   accepted   accounting   principles  and  reflect
management's  judgments  and  estimates  with  respect  to  certain  events  and
transactions.

   Management is responsible for maintaining a system of internal  control.  The
purpose of this system is to provide reasonable  assurance that transactions are
recorded in accordance with management's  authorization,  assets are safeguarded
against loss or unauthorized  use, and underlying  financial records support the
preparation of financial  statements.  The system includes the  communication of
written  policies  and  procedures,   selection  of  qualified  personnel,   and
appropriate segregation of responsibilities.

   The Board of Directors  meets  periodically  with Company  management and the
independent  auditors,  KPMG LLP,  to review  matters  related to the quality of
financial reporting,  internal control, and the nature, extent and result of the
audit efforts.

   The   independent   auditors   conduct  an  annual  audit  of  the  Company's
consolidated financial statements to enable them to express an opinion as to the
fair  presentation  of  the  statements.  In  connection  with  the  audit,  the
independent  auditors consider the Company's internal control to the extent they
consider necessary to determine the nature,  timing and extent of their auditing
procedures.


Eldorus Maynard                                        William J. LaCalamito
Chairman and Chief Executive Officer                   President


Independent Auditors' Report

The Board of Directors and Stockholders
Peekskill Financial Corporation:

   We have audited the  accompanying  consolidated  balance  sheets of Peekskill
Financial  Corporation  and  subsidiary  as of June 30,  1999 and 1998,  and the
related consolidated  statements of income, changes in stockholders' equity, and
cash flows for each of the years in the  three-year  period ended June 30, 1999.
These consolidated  financial statements are the responsibility of the Company's
management.  Our  responsibility is to express an opinion on these  consolidated
financial statements based on our audits.

   We  conducted  our audits in  accordance  with  generally  accepted  auditing
standards.  Those standards require that we plan and perform the audit to obtain
reasonable assurance about whether the financial statements are free of material
misstatement.  An audit includes examining, on a test basis, evidence supporting
the amounts and disclosures in the financial statements.  An audit also includes
assessing the  accounting  principles  used and  significant  estimates  made by
management,  as well as evaluating the overall financial statement presentation.
We believe that our audits provide a reasonable basis for our opinion.

   In our  opinion,  the  consolidated  financial  statements  referred to above
present fairly,  in all material  aspects,  the financial  position of Peekskill
Financial  Corporation  and  subsidiary  as of June 30,  1999 and 1998,  and the
results  of their  operations  and their cash flows for each of the years in the
three-year  period ended June 30, 1999 in  conformity  with  generally  accepted
accounting principles.


Stamford, Connecticut
July 27, 1999

                                       16
<PAGE>

CONSOLIDATED BALANCE SHEETS
(Dollars in thousands, except per share data)
                                                             June 30,
                                                     -------------------------
                                                        1999           1998
                                                     ----------     ----------
Assets
Cash and due from banks                              $      957     $    2,616
Interest-bearing deposits                                 3,200          2,010
Securities (note 2):
  Held-to-maturity, at amortized cost
    (fair value of $118,675 in 1999
     and $136,883 in 1998)                              119,122        135,446
  Available-for-sale, at fair value
    (amortized cost of $16,500 in
     1999 and $8,500 in 1998)                            15,673          8,498
                                                     ----------     ----------
     Total securities                                   134,795        143,944
Loans, net of allowance for loan losses
  of $742 in 1999 and $682 in 1998 (note 3)              63,436         47,631
Federal Home Loan Bank stock, at cost                     1,463          1,463
Accrued interest receivable                               1,094          1,050
Office properties and equipment, net (note 4)             1,114          1,043
Deferred income taxes, net (note 7)                         814            362
Real estate owned                                           ---             94
Other assets                                                 59            128
                                                     ----------     ----------
            Total assets                             $  206,932     $  200,341
                                                     ==========     ==========
Liabilities and Stockholders' Equity
Liabilities:
 Depositor accounts (note 5)                         $  148,693     $  139,858
 Securities repurchase agreements
   and other borrowings (note 6)                         28,000         13,000
 Mortgage escrow deposits                                 1,692          1,759
 Other liabilities (note 6)                               1,196          2,518
                                                     ----------     ----------
    Total liabilities                                   179,581        157,135
                                                     ----------     ----------
Commitments and contingencies (note 12)

Stockholders' equity (notes 8 and 11):
  Preferred stock (par value $0.01 per
    share; 100,000 shares authorized; none
    issued or outstanding)                                  ---            ---
  Common stock (par value $0.01 per share;
    4,900,000 shares authorized;
    4,099,750 shares issued)                                 41             41
  Additional paid-in capital                             40,305         40,181
  Unallocated common stock held by
    employee stock ownership plan ("ESOP")               (2,706)        (2,870)
  Unamortized awards of common stock
    under recognition and retention plan ("RRP")           (771)          (922)
  Treasury stock, at cost (2,211,922
    shares in 1999 and 1,204,181 shares in 1998)        (34,204)       (17,730)
  Retained earnings                                      25,183         24,508
  Accumulated other comprehensive loss (note 10)           (497)            (2)
                                                     ----------     ----------
     Total stockholders' equity                          27,351         43,206
                                                     ==========     ==========
        Total liabilities and stockholders' equity   $  206,932     $  200,341
                                                     ==========     ==========

See accompanying notes to consolidated financial statements.

                                       17
<PAGE>


CONSOLIDATED STATEMENTS OF INCOME
(In thousands, except per share data)
                                                     Year ended June 30,
                                                -------------------------
                                                  1999     1998     1997
                                                -------  -------  -------
Interest and dividend income:
      Loans                                     $ 4,152  $ 3,720  $ 3,402
      Securities                                  8,731    8,561    8,298
      Interest-bearing deposits and other           416      362      609
                                                -------  -------  -------
         Total interest and dividend income      13,299   12,643   12,309
                                                -------  -------  -------

Interest expense:
      Depositor accounts (note 5)                 5,966    5,789    5,431
      Securities repurchase agreements              993      245      ---
      Federal Home Loan Bank advances                 8      ---      ---
                                                -------  -------  -------
         Total interest expense                   6,967    6,034    5,431
                                                -------  -------  -------

         Net interest income                      6,332    6,609    6,878
Provision for loan losses (note 3)                   60       60      143
                                                -------  -------  -------
         Net interest income after
           provision for loan losses              6,272    6,549    6,735
                                                -------  -------  -------

Non-interest income:
      Loan fees and service charges                 145      135      149
      Other                                         110       90       87
                                                -------  -------  -------
         Total non-interest income                  255      225      236
                                                -------  -------  -------

Non-interest expense:
      Compensation and benefits (note 8)          1,810    1,884    1,729
      Occupancy costs                               451      429      341
      Computer service fees                         232      182      180
      Professional fees                             411      163      140
      Safekeeping and custodial services            107       98       94
      Federal deposit insurance costs,
         including a special assessment of
         $884 in 1997 (note 5)                       84       84    1,069
      Other                                         711      634      649
                                                -------  -------  -------
         Total non-interest expense               3,806    3,474    4,202
                                                -------  -------  -------
         Income before income tax expense         2,721    3,300    2,769
Income tax expense (note 7)                       1,198    1,446      957
                                                -------  -------  -------
         Net income                             $ 1,523  $ 1,854  $ 1,812
                                                =======  =======  =======

Earnings per share (note 9):
      Basic                                     $  0.71  $  0.68  $  0.58
      Diluted                                      0.69     0.66     0.58
                                                =======  =======  =======

See accompanying notes to consolidated financial statements.

                                       18
<PAGE>

CONSOLIDATED   STATEMENTS  OF  CHANGES  IN  STOCKHOLDERS'   EQUITY
(Dollars  in thousands, except share data)
<TABLE>
<CAPTION>

                                                   Unallocated Unamortized
                                                     Common     Awards of                       Accumulated
                                          Additional  Stock      Common                            Other        Total
                                 Common    Paid-in     Held      Stock      Treasury   Retained Comprehensive Stockholders'
                                  Stock    Capital    By ESOP   Under RRP    Stock     Earnings     Loss        Equity
                                 -------   -------   --------    -------    --------    -------    -------    -------
<S>                              <C>       <C>       <C>         <C>        <C>         <C>        <C>        <C>
 Balance at June 30, 1996        $    41   $39,972   $ (3,198)   $   ---    $    ---    $22,984    $   (25)   $59,774
 Net income                          ---       ---        ---        ---         ---      1,812        ---      1,812
 Other comprehensive income
    (note 10)                        ---       ---        ---        ---         ---        ---         15         15
                                                                                                              -------
    Total comprehensive income                                                                                  1,827
 Dividends paid ($0.36 per
  share)                             ---       ---        ---        ---         ---     (1,128)       ---     (1,128)
 Purchase of 859,929
  treasury shares                    ---       ---        ---        ---     (11,985)       ---        ---    (11,985)
 Purchase of 163,990
  shares to fund the RRP:
    Awarded to participants
       (117,290 shares)              ---       ---        ---     (1,400)        ---        ---        ---     (1,400)
    Treasury stock
       available for
       future awards
       (46,700 shares)               ---       ---        ---        ---        (558)       ---        ---       (558)
 Amortization of RRP awards          ---       ---        ---        212         ---        ---        ---        212
 ESOP shares allocated
  (16,399 shares)                    ---        60        164        ---         ---        ---        ---        224
                                 -------   -------   --------    -------    --------    -------    -------    -------
Balance at June 30, 1997              41    40,032     (3,034)    (1,188)    (12,543)    23,668        (10)    46,966
 Net income                          ---       ---        ---        ---         ---      1,854        ---      1,854
 Other comprehensive income
    (note 10)                        ---       ---        ---        ---         ---        ---          8          8
                                                                                                              -------
    Total comprehensive income                                                                                  1,862
 Dividends paid
    ($0.36 per share)                ---       ---        ---        ---         ---     (1,014)       ---     (1,014)
 Purchase of 297,552
    treasury shares                  ---       ---        ---        ---      (5,187)       ---        ---     (5,187)
 Amortization of RRP awards          ---       ---        ---        266         ---        ---        ---        266
 Tax benefit from vesting of
    RRP awards                       ---        36        ---        ---         ---        ---        ---         36
 ESOP shares allocated
    (16,399 shares)                  ---       113        164        ---         ---        ---        ---        277
                                 -------   -------   --------    -------    --------    -------    -------    -------
 Balance at June 30, 1998             41    40,181     (2,870)      (922)    (17,730)    24,508         (2)    43,206
    Net income                       ---       ---        ---        ---         ---      1,523        ---      1,523
    Other comprehensive loss
    (note 10)                        ---       ---        ---        ---         ---        ---       (495)      (495)
                                                                                                              -------
    Total comprehensive income                                                                                  1,028
 Dividends paid ($0.36 per
  share)                             ---       ---        ---        ---          ---      (773)       ---       (773)
 Purchase of 1,030,740
  treasury shares                    ---       ---        ---        ---      (16,822)      ---        ---    (16,822)
 RRP award (2,500 shares)
                                     ---        14        ---        (44)          30       ---        ---        ---
 Exercise of stock options
  (20,499 treasury shares)           ---       ---        ---        ---          318       (75)       ---        243
 Amortization of RRP awards
                                     ---       ---        ---        195          ---       ---        ---        195
 Tax benefit from vesting of
   RRP awards
                                     ---        36        ---        ---          ---       ---        ---         36
 ESOP shares allocated
   (16,399 shares)                   ---        74        164        ---          ---       ---        ---        238
                                 -------   -------   --------    -------    --------    -------    -------    -------
 Balance at June 30, 1999        $    41   $40,305   $ (2,706)   $  (771)   $(34,204)   $25,183    $  (497)   $27,351
                                 =======   =======   ========    =======    ========    =======    =======    =======
</TABLE>

See accompanying notes to consolidated financial statements.

                                       19
<PAGE>

CONSOLIDATED STATEMENTS OF CASH FLOWS
(In thousands)
                                                          Year ended June 30,
                                                      -------------------------
                                                        1999    1998     1997
                                                      ------- -------- --------
Cash flows from operating activities:
 Net income                                           $ 1,523 $  1,854 $  1,812
 Adjustments to  reconcile  net income to
      net cash  provided by  operating activities:
   Provision for loan losses                               60       60      143
   Depreciation and amortization expense                  101       96       66
   ESOP and RRP expense                                   433      543      436
   Net amortization and accretion of deferred
      fees, discounts and premiums                         59      (61)    (122)
   Net (increase) decrease in accrued
      interest receivable                                 (44)      14       47
   Net decrease in other assets                            69       43        2
   Deferred tax benefit                                  (146)     (58)    (384)
   Net increase in other liabilities                       24      434       90
   Other adjustments, net                                  (1)      (1)      10
                                                      ------- -------- --------
   Net cash provided by operating activities            2,078    2,924    2,100
                                                      ------- -------- --------
Cash flows from investing activities:
 Purchases of securities:
   Held-to-maturity                                   (45,826) (52,950) (18,422)
   Available-for-sale                                 (17,500) (11,100)  (1,000)
 Proceeds from principal payments, maturities
 and calls of securities:
   Held-to-maturity                                    62,155   44,046   21,232
   Available-for-sale                                   9,500    5,100    1,000
 Disbursements for loan originations,
   net of principal collections                       (15,865)  (2,431)  (6,261)
 Purchase of Federal Home Loan Bank stock                 ---      ---     (144)
 Proceeds from sales of real estate owned                  94      373      ---
 Purchases of office properties and equipment            (171)    (899)    (122)
                                                      ------- -------- --------
   Net cash used in investing activities               (7,613) (17,861)  (3,717)
                                                      ------- -------- --------
Cash flows from financing activities:
  Net increase in depositor accounts                    8,835    7,440    4,114
  Proceeds from securities repurchase
    agreements and other borrowings                    15,000   13,000      ---
  Repayments of Federal Home Loan Bank advances           ---      ---     (500)
  Net decrease in mortgage escrow deposits                (67)    (184)     (88)
  Treasury stock purchases                            (18,172)  (3,837) (12,543)
  Purchase of shares to fund current-year
    RRP awards                                            ---      ---   (1,400)
  Proceeds from issuance of common stock                  243      ---      ---
  Dividends paid                                         (773)  (1,014)  (1,128)
                                                      ------- -------- --------
   Net cash provided by (used in) financing
     activities                                         5,066   15,405  (11,545)
                                                      ------- -------- --------
Net (decrease) increase in cash and cash equivalents     (469)     468  (13,162)
Cash and cash equivalents at beginning of year          4,626    4,158   17,320
                                                      ------- -------- --------
Cash and cash equivalents at end of year              $ 4,157 $  4,626 $  4,158
                                                      ======= ======== ========
Supplemental information:
  Interest paid                                       $ 6,940 $  5,918 $  5,468
  Income taxes paid                                     1,346    1,390    1,105
  (Decrease) increase in liability for
      treasury stock purchased, not yet settled        (1,350)   1,350      ---
  (Decrease) increase in liability for securities
      purchased, not yet settled                          ---     (499)     499
  Mortgage loans transferred to real estate owned         ---      247      220
                                                      ======= ======== ========

See accompanying notes to consolidated financial statements.

                                       20
<PAGE>

Notes to Consolidated Financial Statements

1.  Summary of Significant Accounting Policies

Peekskill  Financial  Corporation (the "Holding  Company") is a savings and loan
holding company which owns all of the outstanding  common stock of First Federal
Savings Bank (the "Bank"),  formerly First Federal Savings and Loan  Association
of  Peekskill.  The Holding  Company and the Bank are  collectively  referred to
herein as "the  Company." The Bank operates  three  full-service  branches,  and
serves northern Westchester County and Putnam County as its primary market area.
The Bank is a community-oriented  savings institution engaged principally in the
business of attracting  deposits from customers in its market area and investing
those  funds  in  residential  mortgage  loans  and  mortgage-backed  and  other
securities.  The Bank is a federally  chartered stock savings bank with deposits
insured  up to  applicable  limits by the  Savings  Association  Insurance  Fund
("SAIF") of the Federal Deposit  Insurance  Corporation.  The Company's  primary
regulator is the Office of Thrift Supervision ("OTS").

Basis of Presentation

The  consolidated  financial  statements  include  the  accounts  of the Holding
Company, the Bank and First Federal REIT, Inc. (a wholly-owned subsidiary of the
Bank formed in May 1999 as a real estate  investment  trust to hold a portion of
the Company's  mortgage-related  assets). All significant  intercompany accounts
and transactions have been eliminated in consolidation.

The  consolidated  financial  statements  have been prepared in conformity  with
generally  accepted  accounting   principles.   In  preparing  the  consolidated
financial  statements,  management is required to make estimates and assumptions
that affect the reported amounts of assets, liabilities,  revenues and expenses.
Actual  results could differ  significantly  from those  estimates.  Significant
estimates  that  are  particularly  susceptible  to  near-term  change  are  the
allowance for loan losses and deferred income taxes, which are discussed below.

For purposes of reporting cash flows,  cash and cash equivalents  represent cash
and due from banks and interest-bearing deposits.

Securities

Statement of Financial  Accounting  Standards ("SFAS") No. 115,  "Accounting for
Certain Investments in Debt and Equity Securities",  requires the classification
of individual  securities as held-to-maturity,  trading, or  available-for-sale.
SFAS No. 115 limits the  held-to-maturity  category to debt securities for which
the entity has the  positive  intent and  ability to hold to  maturity.  Trading
securities are debt and equity  securities  that are bought  principally for the
purpose of selling them in the near term.  All other debt and equity  securities
are classified as  available-for-sale.  Management  determines  the  appropriate
classification of the Company's securities at the time of purchase.

                                       21
<PAGE>

Notes to Consolidated Financial Statements (continued)

Held-to-maturity  securities are carried at amortized  cost.  Available-for-sale
securities are carried at fair value,  with unrealized gains and losses excluded
from  earnings  and reported on a  net-of-tax  basis as a separate  component of
stockholders'  equity  (accumulated  other  comprehensive  income or loss).  The
Company  has  no  trading  securities.   Federal  Home  Loan  Bank  stock  is  a
non-marketable  security held in accordance with certain regulatory requirements
and, accordingly, is carried at cost.

Premiums and discounts on debt  securities are amortized to interest income on a
level-yield basis over the expected term of the security. Purchases and sales of
securities are recorded on the trade date. Realized gains and losses on sales of
securities are determined based on the amortized cost of the specific securities
sold.  Unrealized  losses are charged to earnings when the decline in fair value
of a security is judged to be other than temporary.

Allowance for Loan Losses

The allowance for loan losses is increased by provisions for loan losses charged
to  income.  Losses on loans  (including  impaired  loans)  are  charged  to the
allowance  for loan  losses  when all or a  portion  of a loan is  deemed  to be
uncollectible.  Recoveries of loans  previously  charged-off are credited to the
allowance  when  realized.  Management  estimates  the allowance for loan losses
based on an  evaluation of the Company's  past loan loss  experience,  known and
inherent risks in the portfolio,  estimated value of underlying collateral,  and
current economic conditions.  In management's  judgment,  the allowance for loan
losses is adequate to absorb probable losses in the existing portfolio.

Establishing  the  allowance  for loan losses  involves  significant  management
judgments utilizing the best information  available at the time. Those judgments
are  subject  to further  review by various  sources,  including  the  Company's
regulators. Adjustments to the allowance for loan losses may be necessary in the
future based on changes in economic and real estate market  conditions,  further
information  obtained  regarding  known problem  loans,  the  identification  of
additional problem loans, and other factors.

In accordance  with SFAS No. 114,  "Accounting  by Creditors for Impairment of a
Loan," a loan is considered to be impaired  when,  based on current  information
and  events,  it is  probable  that the  Company  will be unable to collect  all
principal and interest  contractually  due. The Company  applies SFAS No. 114 to
loans (including  participation  interests) that are individually  evaluated for
collectibility.  The  standard  generally  does  not  apply  to  smaller-balance
homogeneous  loans (such as individual  one-to-four  family mortgage loans) that
are  collectively  evaluated for impairment.  Under SFAS No. 114,  creditors are
permitted to measure  impaired  loans based on (i) the present value of expected
future cash flows  discounted at the loan's  effective  interest rate,  (ii) the
loan's  observable market price or (iii) the fair value of the collateral if the
loan is collateral dependent. If the approach used results in a measurement that
is less than an impaired  loan's  recorded  investment,  an  impairment  loss is
recognized as part of the allowance for loan losses.

Interest and Fees on Loans

Interest income is accrued monthly on outstanding loan principal balances unless
management  considers  collection  to  be  uncertain.  Interest  collections  on
non-accrual loans are either deferred or reported as

                                       22
<PAGE>

interest  income,  depending on  management's  judgment as to the  likelihood of
further collections. Loans are returned to accrual status when collectibility is
no longer considered uncertain.

Loan origination  fees and certain direct loan  origination  costs are deferred,
and the net fee or cost is recognized as an adjustment to interest  income using
the  level-yield  method  over the  contractual  term of the related  loan.  Net
deferred fees and costs  applicable to prepaid loans are  recognized in interest
income at the time of prepayment.

Office Properties and Equipment

Office   properties   and  equipment  are  carried  at  cost  less   accumulated
depreciation and amortization.  Depreciation is computed using the straight-line
method  over  the  estimated  useful  lives  of the  related  assets.  Leasehold
improvements  are amortized using the  straight-line  method over the shorter of
the lease term or the  estimated  useful  life of the  improvement.  Repairs and
maintenance,  as well as renewals  and  replacements  of a routine  nature,  are
charged  to  expense  as  incurred.   Costs  of  significant   improvements  are
capitalized.

Real Estate Owned

Property acquired through  foreclosure is initially  recorded at fair value less
estimated sales costs, with any resulting writedown charged to the allowance for
loan  losses.  Thereafter,  an  allowance  for  losses on real  estate  owned is
established  for any further  declines in fair value less estimated sales costs.
Fair  value  estimates  are  based on  recent  appraisals  and  other  available
information.

Securities Repurchase Agreements

In  securities  repurchase  agreements,  the Company  transfers  securities to a
counterparty  under an agreement to  repurchase  the  identical  securities at a
fixed  price in the  future.  These  agreements  are  accounted  for as  secured
financing transactions provided the Company maintains effective control over the
transferred  securities  and meets the other  criteria  for such  accounting  as
specified in SFAS No. 125,  "Accounting for Transfers and Servicing of Financial
Assets  and   Extinguishments  of  Liabilities."  Since  all  of  the  Company's
agreements are accounted for as secured financings, the transaction proceeds are
recorded as borrowed funds and the underlying  securities continue to be carried
in the Company's securities portfolio.

Income Taxes

Income  taxes  are  accounted   for  under  the  asset  and  liability   method.
Accordingly,  deferred taxes are recognized for the estimated future tax effects
attributable to "temporary  differences" and tax loss  carryforwards.  Temporary
differences are differences between the financial statement carrying amounts and
the tax bases of  existing  assets  and  liabilities.  Deferred  tax  assets and
liabilities  are measured  using  enacted tax rates  expected to apply to future
taxable income. The effect on deferred tax assets and liabilities of a change in
tax laws or rates is  recognized  in  income  tax  expense  in the  period  that
includes the enactment date of the change.

                                       23
<PAGE>

A deferred tax liability is recognized for all temporary  differences  that will
result in future  taxable  income.  A deferred tax asset is  recognized  for all
temporary  differences  that will  result in future tax  deductions  and for all
unused tax loss carryforwards,  subject to reduction of the asset by a valuation
allowance in certain  circumstances.  This valuation allowance is recognized if,
based on an analysis of available  evidence,  management  determines  that it is
more likely than not that a portion or all of the deferred tax asset will not be
realized.  The  valuation  allowance is subject to ongoing  adjustment  based on
changes  in   circumstances   that  affect   management's   judgment  about  the
realizability of the deferred tax asset. Adjustments to increase or decrease the
valuation  allowance  are  charged  or  credited,  respectively,  to income  tax
expense.

Treasury Stock

Treasury  stock  is  carried  at  cost  and is  presented  as a  deduction  from
stockholders'  equity.  Purchases  of treasury  shares are recorded on the trade
date.

Pension Plans

The Company  maintains a  non-contributory  defined  benefit  pension plan which
covers substantially all employees. Pension costs are funded on a current basis.
Costs  for  this  plan,  as  well as  supplemental  retirement  agreements,  are
accounted  for in  accordance  with  SFAS No.  87,  "Employers'  Accounting  for
Pensions."

Stock-Based Compensation Plans

Compensation  expense is recognized for the Company's  employee stock  ownership
plan  ("ESOP")  equal to the fair value of shares  committed  to be released for
allocation to participant  accounts.  Any  difference  between the fair value at
that time and the ESOP's  original  acquisition  cost is charged or  credited to
stockholders' equity (additional paid-in capital).  The cost of unallocated ESOP
shares (shares not yet committed to be released) is deducted from  stockholders'
equity.

The Company  accounts for its stock option plan in  accordance  with  Accounting
Principles  Board  ("APB")  Opinion  No.  25,  "Accounting  for Stock  Issued to
Employees." Accordingly, compensation expense is recognized only if the exercise
price of the option is less than the fair value of the  underlying  stock at the
grant date. SFAS No. 123, "Accounting for Stock-Based  Compensation," encourages
entities to recognize the fair value of all stock-based  awards (measured on the
grant date) as compensation expense over the vesting period. Alternatively, SFAS
No.  123 allows  entities  to apply the  provisions  of APB  Opinion  No. 25 and
provide pro forma  disclosures  of net income and  earnings  per share as if the
fair-value-based  method  defined in SFAS No. 123 had been applied.  The Company
has elected to apply the  provisions of APB Opinion No. 25 and provide these pro
forma disclosures.

The Company's  recognition  and retention  plan ("RRP") is also accounted for in
accordance  with APB  Opinion  No. 25.  The fair  value of the  shares  awarded,
measured at the grant date, is recognized as unearned  compensation (a deduction
from stockholders'  equity) and amortized to compensation  expense as the shares
become vested.

                                       24
<PAGE>

Earnings Per Share

In accordance with SFAS No. 128, "Earnings per Share," the Company has presented
both basic  earnings  per share  ("EPS") and  diluted  EPS.  Basic EPS  excludes
dilution and is computed by dividing income available to common  stockholders by
the  weighted  number  of  common  shares  outstanding  for the  period.  Shares
outstanding for this purpose exclude  unallocated ESOP shares that have not been
committed to be released to  participants.  Diluted EPS  reflects the  potential
dilution that could occur if securities or other contracts to issue common stock
(such as stock  options)  were  exercised  or  converted  into  common  stock or
resulted in the  issuance of common  stock that would then share in the earnings
of the entity.  Diluted EPS is computed by dividing  net income by the  weighted
average   number  of   common   shares   outstanding   for  the   period,   plus
common-equivalent shares computed using the treasury stock method.

Segment Information

During  fiscal  1999,  the  Company  adopted  SFAS No. 131,  "Disclosures  about
Segments of an Enterprise and Related Information." SFAS No. 131 requires public
companies   to  report   certain   financial   information   about   significant
revenue-producing  segments  of the  business  for  which  such  information  is
available  and  utilized  by  the  chief  operating  decision  maker.   Specific
information to be reported for individual  operating segments includes a measure
of profit and loss,  certain revenue and expense items,  and total assets.  As a
community-oriented  financial  institution,  substantially  all of the Company's
operations  involve  the  delivery of loan and  deposit  products to  customers.
Management  makes  operating  decisions  and  assesses  performance  based on an
ongoing  review of these  community  banking  operations,  which  constitute the
Company's only operating segment for financial reporting.


                                       25
<PAGE>


2.  Securities

A summary of the Company's securities follows:
<TABLE>
<CAPTION>

                                                                Gross Unrealized
                                                     Amortized  ----------------  Fair
                                                       Cost     Gains     Losses  Value
                                                     --------   -----   -------- --------
                                                                 (In thousands)
<S>                                                  <C>       <C>      <C>       <C>
June 30, 1999
Held-to-Maturity Securities
Mortgage-backed securities:
     Pass-through securities:
        Freddie Mac                                  $ 27,642  $  406   $  (182)  $ 27,866
        Ginnie Mae                                     31,403     437        (4)    31,836
        Fannie Mae                                      9,269      27      (164)     9,132
     Collateralized mortgage obligations               42,389      25      (673)    41,741
                                                     --------  ------   -------   --------
                                                      110,703     895    (1,023)   110,575
U.S. Government Agency and other debt securities        8,419     ---      (319)     8,100
                                                     --------  ------   -------   --------
             Total                                   $119,122  $  895   $(1,342)  $118,675
                                                     ========  ======   =======   ========
Available-for-Sale Securities
U.S. Government Agency and other debt securities     $ 16,500  $  ---   $  (827)  $ 15,673
                                                     ========  ======   =======   ========

June 30, 1998
Held-to-Maturity Securities
Mortgage-backed securities:
     Pass-through securities:
        Freddie Mac                                  $ 43,258  $  684    $ (136)  $ 43,806
        Ginnie Mae                                     40,767     625       ---     41,392
        Fannie Mae                                      7,370      62        (3)     7,429
     Collateralized mortgage obligations               36,065     213       (11)    36,267
                                                     --------  ------   -------   --------
                                                      127,460   1,584      (150)   128,894
U.S. Government Agency and other debt securities        7,986      21       (18)     7,989
                                                     --------  ------   -------   --------
             Total                                   $135,446  $1,605   $  (168)  $136,883
                                                     ========  ======   =======   ========
Available-for-Sale Securities
U.S. Government Agency and other debt securities     $  8,500  $    5   $    (7)  $  8,498
                                                     ========  ======   =======   ========
</TABLE>

The amortized  cost of securities  at June 30, 1999  consisted of  approximately
$101.4  million of fixed-rate  securities  and $34.2 million of  adjustable-rate
securities  ($98.8 million and $45.1 million,  respectively,  at June 30, 1998).
Substantially all collateralized  mortgage obligations at June 30, 1999 and 1998
were Freddie Mac, Fannie Mae and Ginnie Mae securities.

The Company did not sell any securities during fiscal years 1999, 1998 and 1997.

                                       26
<PAGE>


The  following  is a  summary  of the  amortized  cost  and  fair  value of debt
securities,   other  than  mortgage-backed  securities,  by  remaining  term  to
contractual  maturity as of June 30,  1999.  Actual  maturities  may differ from
these  amounts  because  certain  issuers have the right to call or prepay their
obligations.
                                     Held-to-Maturity   Available-for-Sale
                                     -----------------  ------------------
                                     Amortized  Fair    Amortized   Fair
                                       Cost     Value     Cost      Value
                                     -------  --------  --------  --------
                                                  (In thousands)

More than one year to five years     $   500  $   495   $    ---  $    ---
More than five years to ten years      1,500    1,448      7,500     7,218
More than ten years                    6,419    6,157      9,000     8,455
                                     -------  --------  --------  --------
        Total                        $ 8,419  $ 8,100   $ 16,500  $ 15,673
                                     =======  ========  ========  ========
3.  Loans

Loans at June 30 consist of the following:
                                             1999       1998
                                          ---------   --------
                                              (In thousands)
Mortgage loans:
      One-to-four family                  $ 59,802    $ 46,271
      Multi-family                             619         674
      Commercial                             2,389         507
      Construction                           1,709         676
      Construction loans in process           (651)       (112)
                                          --------    --------
                                            63,868      48,016
                                          --------    --------
Other loans:
      Passbook loans and other                 465         460
      Student loans                             77          63
                                          --------    --------
                                               542         523
                                          --------    --------

           Total loans                      64,410      48,539
Allowance for loan losses                     (742)       (682)
Net deferred loan origination fees            (232)       (226)
                                          --------    --------
           Total loans, net               $ 63,436    $ 47,631
                                          ========    ========

Total loans (net of construction  loans in process)  consisted of  approximately
$63.8 million of fixed-rate loans and $643,000 of adjustable-rate  loans at June
30,  1999  ($47.7  million  and  $876,000,  respectively,  at  June  30,  1998).
One-to-four  family mortgage loans include home equity loans of $1.7 million and
$1.9 million at June 30, 1999 and 1998, respectively.

The  Company   primarily   originates   mortgage   loans   secured  by  existing
single-family  residential properties.  The Company also originates multi-family
and commercial real estate loans, and construction  loans. A substantial portion
of the loan portfolio is secured by real estate  properties  located in northern
Westchester  County and Putnam  County,  New York.  The ability of the Company's
borrowers to make principal and interest payments is dependent upon, among other
things,  the level of  overall  economic  activity  and the real  estate  market
conditions prevailing within the Company's concentrated lending area.

                                       27
<PAGE>


Activity in the allowance for loan losses is summarized as follows for the years
ended June 30:
                                        1999       1998        1997
                                      -------    -------    --------
                                              (In thousands)

Balance at beginning of year          $   682    $   622    $    519
Provision for losses                       60         60         143
Charge-offs                               ---        ---         (40)
                                      -------    -------    --------
Balance at end of year                $   742    $   682    $    622
                                      =======    =======    ========

The Company's non-performing loans at June 30 are summarized as follows:

                                                     1999      1998
                                                   -------   -------
                                                     (In thousands)
Non-accrual loans:
      Participation interests (1)                  $   316   $   876
      One-to-four family mortgage loans                382       245
                                                   -------   -------
          Total non-accrual loans                      698     1,121

Accruing one-to-four family mortgage
      loans past due more than 90 days                 432       370
                                                   =======   =======
          Total non-performing loans               $ 1,130   $ 1,491
                                                   =======   =======

(1) Amounts represent the Company's recorded investment in impaired loans within
    the scope of SFAS No.  114.  A related  impairment  allowance  of $83,000 is
    included  in the  allowance  for loan losses at both June 30, 1999 and 1998.
    The average recorded investment in impaired loans was $835,000, $965,000 and
    $1.1 million in fiscal 1999, 1998 and 1997, respectively.

Included in the Company's loan portfolio are certain participation  interests in
loans originated by Thrift Association  Service  Corporation ("TASCO Loans") for
which the FDIC,  as a  servicer  of these  loans,  disputed  its  obligation  to
pass-through certain principal and interest payments whether or not such amounts
are collected from the borrowers. The FDIC suspended payments beginning in 1996,
but resumed  making  certain  payments in 1997 and has  continued to do so. As a
result,  interest payments of $44,000 received in fiscal 1999 were recognized as
income on a cash basis.  Foregone  interest  income was  approximately  $22,000,
$76,000 and $74,000 in fiscal 1999, 1998 and 1997, respectively. Interest income
for  fiscal  1997 was also  reduced  by the  reversal  of  $67,000  in  interest
previously received on the TASCO Loans.

The Company's  participation  interests in the TASCO Loans totaled  $643,000 and
$876,000 at June 30, 1999 and 1998,  respectively.  The decrease  during  fiscal
1999 reflects current year principal payments,  as well as principal  reductions
from the  reclassification  of $143,000 in interest  payments deferred in fiscal
1998 and 1997.  Based on the present payment status of the loans  underlying the
participation  interests,  management has classified  participation interests of
$316,000 as non-performing  at June 30, 1999. All  participation  interests were
classified as non-performing at June 30, 1998.

                                       28
<PAGE>


4.  Office Properties and Equipment

A summary of office properties and equipment at June 30 follows:

                                                        1999     1998
                                                     --------  --------
                                                        (In thousands)

Land                                                 $     55  $     55
Buildings                                               1,472     1,452
Furniture, fixtures and equipment                         488       456
Leasehold improvements                                    164       157
                                                     --------  --------
                                                        2,179     2,120
Less accumulated depreciation and amortization        (1,065)   (1,077)
                                                     --------  --------
       Office properties and equipment, net          $  1,114  $  1,043
                                                     ========  ========
5.  Depositor Accounts

Depositor accounts at June 30 are summarized below:

                                            1999               1998
                                      ----------------  ------------------
                                               Average             Average
                                        Amount   Rate     Amount     Rate
                                      --------- ------  --------- --------
                                              (Dollars in thousands)

Money market demand and NOW           $  18,264  2.80%  $  13,196    2.85%
Regular savings                          50,759  2.75      50,928    2.75
Club                                        751  2.75         710    2.75
                                      ---------         ---------
                                         69,774  2.76      64,834    2.77
                                      ---------         ---------
Savings certificates by remaining
  period to maturity:
    Under one year                       65,425  5.16      58,118    5.53
    One year to under three years         9,393  5.49      11,889    6.43
    Three years and over                  4,101  5.89       5,017    6.25
                                      ---------         ---------
                                         78,919  5.24      75,024    5.72
                                      ---------         ---------
        Total                         $ 148,693  4.08%  $ 139,858    4.35%
                                      =========         =========

Savings certificates issued in denominations greater than $100,000 totaled $12.3
million and $10.1 million at June 30, 1999 and 1998, respectively.

The  following is a summary of interest  expense on  depositor  accounts for the
years ended June 30:

                                        1999            1998            1997
                                    ------------     -----------    -----------
                                                  (In thousands)

Money market demand and NOW              $   418         $   329        $   285
Regular savings and club                   1,403           1,541          1,696
Savings certificates                       4,145           3,919          3,450
                                         =======         =======        =======
       Total                             $ 5,966         $ 5,789        $ 5,431
                                         =======         =======        =======

                                       29
<PAGE>

The Deposit  Insurance  Funds Act of 1996 (the "Funds Act") was enacted into law
on September  30, 1996.  Among other things,  the Funds Act required  depository
institutions to pay a one-time special  assessment of 65.7 basis points on their
SAIF-assessable  deposits held on March 31, 1995, in order to  recapitalize  the
SAIF to the level required by law. The Bank's special assessment of $884,000 was
accrued as a charge to non-interest  expense for the quarter ended September 30,
1996. The assessment was paid in November 1996.

6.       Securities Repurchase Agreements and Other Borrowings

The  following  is a  summary  of  borrowings  from the  Federal  Home Loan Bank
("FHLB") of New York at June 30:

                                                        1999          1998
                                                     ---------     ----------
                                                       (Dollars in thousands)
Securities repurchase agreements:

 Final maturity in June 2005,
    callable quarterly at the FHLB's
    option beginning in June 1999,
    and bearing interest at 5.20%                     $  3,000   $   3,000

 Final maturity in December 2008,
    callable quarterly at the FHLB's
    option beginning in November
    2000, and bearing interest at 4.56%                  5,000         ---

 Final maturity in December 2008,
    callable quarterly at the FHLB's
    option beginning in November 2001,
    and bearing interest at 4.72%                        5,000         ---

 Final maturity in January 2008,
    callable quarterly at the FHLB's
    option beginning in January 2003,
    and bearing interest at 5.42%                       10,000      10,000
                                                      --------   ---------
                                                        23,000      13,000
Other borrowings:
 FHLB advance  maturing in June 2000
    and  bearing  interest at an
    initial rate of 4.985% at June 30,
    1999, adjusting thereafter to
    three-month Libor minus 14 basis points              5,000         ---
                                                      ========   =========
 Total securities repurchase agreements
    and other borrowings                              $ 28,000   $  13,000
                                                      ========   =========
 Weighted average interest rate at June 30                5.04%       5.37%
                                                      ========   =========

Securities  repurchase  agreements  were  collateralized  by securities  with an
amortized  cost of $26.0  million and a fair value of $24.8  million at June 30,
1999.  During the years  ended June 30, 1999 and 1998,  the  average  borrowings
under  securities  repurchase  agreements  were $19.5  million and $4.6 million,
respectively,  and the maximum borrowings under securities repurchase agreements
were $23.0 million and $13.0 million, respectively. The Company did not have any
borrowings  during the year ended June 30,  1997.  Accrued  interest  payable of
$139,000 and $110,000 on borrowings is included in other liabilities at June 30,
1999 and 1998, respectively.

The Bank may  borrow  funds  from the  FHLB of New York  subject  to an  overall
limitation of 25% of total assets or $51.7  million at June 30, 1999  (excluding
securities repurchase  agreements).  Funds may be borrowed through a combination
of FHLB  advances  and  overnight  borrowings  under a line of credit.  The FHLB
advance at June 30, 1999 was collateralized by securities with an amortized cost
and fair  value of $7.1  million.  FHLB  borrowings  may also be  secured by the
Bank's  investment  in FHLB  stock and by a  blanket  security  agreement  which
requires  maintenance  of specified  levels of  qualifying  assets  (principally
securities and residential mortgage loans) not otherwise pledged.

                                       30
<PAGE>


7.  Income Taxes

Income tax  expense  for the years  ended  June 30  consisted  of the  following
components:

                             1999           1998           1997
                          -----------    -----------    ------------
                                       (In thousands)
Federal:
      Current                 $  983        $ 1,086           $ 972
      Deferred                  (118)           (39)             31
                          ----------    -----------    ------------
                                 865          1,047           1,003
                          ----------    -----------    ------------
State:
      Current                    361            418             369
      Deferred                   (28)           (19)           (415)
                          ----------    -----------    ------------
                                 333            399             (46)
                          ----------    -----------    ------------
Total:
      Current                  1,344          1,504           1,341
      Deferred                  (146)           (58)           (384)
                          ----------    -----------    ------------
                             $ 1,198        $ 1,446           $ 957
                          ==========    ===========    ============

Total  income tax  expense  differs  from the amounts  computed by applying  the
applicable  statutory  Federal  income tax rate of 34% to income  before  income
taxes.  A  reconciliation  of tax expense at the statutory rate to the Company's
actual tax expense follows for the years ended June 30:

                                                  1999        1998        1997
                                                ---------   --------    -------
                                                      (In thousands)

Tax at Federal statutory rate                       $ 925     $1,122      $ 941
State taxes, net of Federal tax benefit               220        263        (30)
Other, net                                             53         61         46
                                                ---------   --------    -------
Actual income tax expense                          $1,198     $1,446      $ 957
                                                =========   ========    =======

The tax effects of temporary differences and tax carryforwards that give rise to
the Company's deferred tax assets and liabilities at June 30 are as follows:

                                                            1999    1998
                                                           -----    -----
                                                           (In thousands)
Deferred tax assets:
      Allowance for loan losses                            $ 274    $ 279
      Unrealized loss on available-for-sale securities       330      ---
      Loan origination fees                                   86       93
      Other deductible temporary differences                 355      259
      Capital loss carryforward                              ---       19
                                                           -----    -----
           Total gross deferred tax assets                 1,045      650
      Less valuation allowance                               ---      (19)
                                                           -----
                                                                    -----
           Deferred tax assets, net                        1,045      631
                                                           -----    -----
Deferred tax liabilities:
      Federal tax bad debt reserve
         in excess of base-year amount                      (231)    (268)
      Other taxable temporary differences                    ---       (1)
                                                           -----    -----
                                                                    -----
           Total gross deferred tax liabilities             (231)    (269)
                                                           -----    -----
           Net deferred tax asset                          $ 814    $ 362
                                                           =====    =====
                                       31
<PAGE>

Based on the Company's  historical  and  anticipated  future  pre-tax  earnings,
management  believes  that it is more  likely  than not that the  Company's  net
deferred tax assets will be realized.

As a thrift  institution,  the Bank is  subject  to  special  provisions  in the
Federal  and New  York  state  tax laws  regarding  its  allowable  tax bad debt
deductions and related tax bad debt reserves. These deductions historically were
determined  using  methods  based on loss  experience or a percentage of taxable
income. Tax bad debt reserves represent the excess of allowable  deductions over
actual bad debt losses and other reserve reductions. These reserves consist of a
defined  base-year   amount,   plus  additional   amounts  ("excess   reserves")
accumulated  after the base year.  Deferred tax  liabilities are recognized with
respect to such excess reserves,  as well as any portion of the base-year amount
that is expected to become taxable (or "recaptured") in the foreseeable future.

Certain amendments to the Federal and New York state tax laws regarding bad debt
deductions  were  enacted  in the first  quarter  of fiscal  1997.  The  Federal
amendments  eliminated  the  percentage-of-taxable-income  method  for tax years
beginning  after  December 31, 1995 and imposed a requirement  to recapture into
taxable  income (over a six-year  period) the bad debt reserves in excess of the
base-year  amounts.  The Company has  recognized a deferred tax  liability  with
respect to excess Federal  reserves that have not yet been  recaptured.  The New
York State  amendments  redesignated the state bad debt reserve as the base-year
amount  and  permit  future  additions  to  the  base-year   reserve  using  the
percentage-of-taxable-income  method.  These changes effectively  eliminated the
excess New York state  reserve for which the Company had  recognized  a deferred
tax liability.  Accordingly,  the Company  reduced its deferred tax liability by
$238,000,  with a  corresponding  reduction in income tax expense,  in the first
quarter of fiscal 1997.

At June 30, 1999, the Bank's  base-year  Federal and state tax bad debt reserves
were $4.5 million and $8.6 million, respectively.  Deferred tax liabilities have
not been  recognized  with  respect to these  reserves,  since the Bank does not
expect that these amounts will become taxable in the foreseeable  future.  Under
the tax laws as amended,  events that would result in taxation of these reserves
include (i) redemptions of the Bank's stock,  (ii)  distributions to the Holding
Company in excess of the Bank's accumulated  earnings and profits calculated for
Federal  income tax purposes,  as discussed in note 11, and (iii) failure of the
Bank to  maintain a  specified  qualifying  assets  ratio or meet  other  thrift
definition  tests for New York state tax purposes.  At June 30, 1999, the Bank's
unrecognized  deferred  tax  liabilities  with  respect to the Federal and state
base-year reserves totaled approximately $2.1 million.

8.  Employee Benefit and Stock Compensation Plans

Pension Benefits

All eligible  employees  are  included in a  non-contributory,  defined  benefit
pension  plan.  Benefits are based on credited  service and final  earnings,  as
defined.  The  Company's  policy  is to fund the  consulting  actuary's  maximum
recommended   contribution,   which  includes  the   amortization   of  unfunded
liabilities over 30 years from their date of establishment.

                                       32
<PAGE>

The following is a summary of changes in the plan's projected benefit obligation
and the fair value of plan assets,  together with a reconciliation of the plan's
funded  status to the  accrued  pension  costs  recognized  in the  consolidated
balance sheets at June 30:

                                                        1999          1998
                                                     -----------    ----------
                                                          (In thousands)
Change in benefit obligations:
      Beginning of year                              $    2,629   $   2,225
      Service cost                                           91          66
      Interest cost                                         181         175
      Actuarial loss                                         29         241
      Benefits paid                                        (111)        (78)
                                                     ----------   ---------
      End of year                                         2,819       2,629
                                                     ----------   ---------

Change in fair value of plan assets:
      Beginning of year                                   2,149       1,987
      Actual return on plan assets                          125         129
      Employer contributions                                162         111
      Benefits paid                                        (111)        (78)
                                                     ----------   ---------
      End of year                                         2,325       2,149
                                                     ----------   ---------

Funded status at end of year                               (494)       (480)
Unrecognized net actuarial loss                             300         204
Unrecognized prior service cost                              17          24
Unrecognized net transition obligation                       41          55
                                                     ----------   ---------

      Accrued pension cost                           $     (136)    $  (197)
                                                     ==========   =========

The  components  of net pension  expense are as follows for the years ended June
30:

                                                  1999    1998    1997
                                                ------  ------   ------
                                                       (In thousands)

Service cost (benefits earned during the year)  $   91  $   66   $   58
Interest cost on projected benefit obligation      181     175      155
Expected return on plan assets                    (190)   (177)    (146)
Amortization of prior service cost and net
  transition obligation                             21      21       21
                                                ------  ------   ------
      Net pension expense                       $  103  $   86   $   88
                                                ======  ======   ======

The  discount  rate and rate of increase in future  compensation  levels used in
determining the actuarial present value of the projected benefit obligation were
7.0%  and  5.0%,  respectively,  at June  30,  1999 and  1998  (8.0%  and  6.0%,
respectively,  at June 30, 1997). The expected  long-term rate of return on plan
assets was 9.0% for each year.

The  Company  entered  into  non-qualified   Supplemental  Executive  Retirement
Agreements  with  certain  executives  during  fiscal 1996 to provide  them with
supplemental  retirement  benefits in addition to the  benefits  provided by the
pension plan.  The expense  related to these  agreements  amounted to $84,000 in
fiscal 1999,  and $36,000 in both fiscal 1998 and 1997.  The  projected  benefit
obligation was approximately  $428,000 at June 30, 1999 and $322,000 at June 30,
1998, all of which is unfunded.  These amounts were determined  using a discount
rate of 7.0% and a projected salary increase rate of 5.0%.

                                       33
<PAGE>

Other Benefits

Substantially  all  employees who retired prior to October 19, 1995 are eligible
for postretirement health care (medical and dental) benefits if they met certain
age and length of service requirements.  The periodic expense for these benefits
was insignificant in fiscal 1999, 1998 and 1997.

The Company also maintains a Savings and Investment  Plan for the benefit of its
employees.  This  401(k)  plan was  frozen in  December  1995.  Since that time,
employees have not been permitted to make salary reduction  contributions to the
plan. The Company may allow salary reduction  contributions  in the future,  but
without an employer matching contribution.

Employee Stock Ownership Plan

The Company  established an ESOP for eligible  employees in connection  with its
initial public offering in December 1995. The ESOP borrowed  approximately  $3.3
million from the Holding  Company and used the funds to purchase  327,980 shares
of the  Holding  Company's  common  stock sold in the  offering.  The Bank makes
semi-annual  contributions  to the ESOP equal to the debt  service  requirements
less all dividends  received by the ESOP on  unallocated  shares.  The ESOP uses
these  contributions  and  dividends to repay  principal  and interest  over the
20-year term of the loan.

Shares  purchased by the ESOP are held in a suspense account by the plan trustee
for allocation to participants on June 30 of each year. Shares released from the
suspense  account are allocated to  participants  on the basis of their relative
compensation.  Participants  become  vested  in the  shares  allocated  to their
respective accounts over a period not to exceed five years. Any forfeited shares
are allocated to other participants in the same proportion as contributions.

Expense  recognized  in fiscal  1999,  1998 and 1997 with  respect to  allocated
shares amounted to $238,000, $277,000 and $224,000,  respectively,  based on the
average fair value of the Holding  Company's  common  stock for each  period.  A
cumulative  total of 57,397 shares have been allocated to  participants  through
June 30, 1999.  The cost of the 270,583 shares which have not yet been allocated
to  participant  accounts  ($2.7  million  at June 30,  1999) is  deducted  from
stockholders'  equity.  The fair value of these  shares was  approximately  $3.6
million at that date.

Stock Option Plan

On July 3, 1996,  stockholders approved The Peekskill Financial Corporation 1996
Stock Option Plan ("Stock  Option Plan").  Under the Stock Option Plan,  409,975
shares of  authorized  but  unissued  Holding  Company  stock are  reserved  for
issuance  upon  option  exercises.  Options  may be either  non-qualified  stock
options or incentive stock options.  Each option entitles the holder to purchase
one share of common stock at an exercise price equal to the fair market value of
the stock on the grant date.  Options have a ten-year term and vest ratably over
five years.

Effective  July 3, 1996,  initial option grants were made under the Stock Option
Plan for 296,984 shares at an exercise price of $11.875 per share. During fiscal
1999,  additional options were granted for 10,000 shares at an exercise price of
$17.75  per  share  and  options  were  exercised  for  20,499  shares.  Options

                                       34
<PAGE>

outstanding at June 30, 1999 totaled  286,485,  with a weighted average exercise
price of $12.08 per share and a weighted average remaining term of approximately
7.0 years.  A total of 110,596  options were  exercisable at June 30, 1999, at a
weighted  average  exercise  price of  $11.875  per share.  There  were  102,991
reserved shares available for future option grants at June 30, 1999.

All options have been granted at exercise  prices equal to the fair value of the
common stock at the grant dates. Therefore, in accordance with the provisions of
APB Opinion No. 25 related to fixed stock options,  no  compensation  expense is
recognized  with  respect to options  granted or vested.  Under the  alternative
fair-value-based  method  defined in SFAS No.  123,  the fair value of all fixed
stock  options on the grant date would be recognized as expense over the vesting
period.  The  estimated  per-share  fair value of options  granted  was $3.18 in
fiscal  1997  and  $4.32 in  fiscal  1999,  estimated  using  the  Black-Scholes
option-pricing model with assumptions  approximately as follows:  dividend yield
of 2.75%;  expected volatility rate of 20%; risk-free interest rates of 6.26% in
fiscal 1997 and 5.25% in fiscal 1999; and expected  option life of 8 years.  Had
the Company applied the fair-value-based method to the options granted, it would
have  reported net income,  basic  earnings  per share and diluted  earnings per
share of $1.4  million,  $0.66 and $0.64,  respectively,  in fiscal  1999;  $1.7
million, $0.64 and $0.61, respectively,  in fiscal 1998; and $1.7 million, $0.55
and $0.54, respectively, in fiscal 1997.

Recognition and Retention Plan

On July 3, 1996,  stockholders also approved The Peekskill Financial Corporation
1996  Recognition  and Retention  Plan  ("RRP").  The purpose of this plan is to
provide  officers and  non-employee  directors of the Company with a proprietary
interest  in the  Company in a manner  designed to  encourage  their  retention.
Awards granted under this plan vest ratably over the respective  vesting periods
from the date of grant.  On July 16, 1996, the Company  completed the funding of
the RRP by purchasing 163,990 shares of common stock in the open market for $2.0
million.  RRP awards under this plan totaled 117,290 in fiscal 1997 and 2,500 in
fiscal 1999,  with the remaining  44,200  purchased  shares included in treasury
stock at June 30, 1999 and available for future awards. Unearned compensation of
$1.4  million  was  recorded  with  respect  to the shares  awarded.  Subsequent
amortization,  which is included  in  compensation  and  benefits  expense,  was
$195,000 in fiscal 1999, $266,000 in fiscal 1998 and $212,000 in fiscal 1997.

9.  Earnings per Share

The  following is an analysis of the number of shares  utilized in the Company's
EPS  calculations for the years ended June 30, 1999, 1998 and 1997. For purposes
of computing basic EPS, net income applicable to common stock equaled net income
for each of the years presented.

                                                    1999        1998       1997
                                                  --------    -------    -------
                                                            (In thousands)
Weighted average common shares outstanding
    for computation of basic EPS (1)                 2,144      2,714      3,101
Common-equivalent shares due to the dilutive
    effect of stock  options  and RRP  awards (2)       54        111         48
                                                  --------    -------    -------

Weighted average common shares for
    computation of diluted EPS                       2,198      2,825      3,149
                                                  ========    =======    =======

(1)  Excludes unvested RRP awards and unallocated ESOP shares that have not been
     committed to be released.
(2)  Computed using the treasury stock method.

                                       35
<PAGE>

10.  Comprehensive Income

The Company has adopted SFAS No. 130,  "Reporting  Comprehensive  Income," which
establishes standards for the reporting and display of comprehensive income (and
its components) in financial statements. Comprehensive income represents the sum
of net  income  and items of "other  comprehensive  income"  which are  reported
directly in  stockholders'  equity,  such as the change during the period in the
after-tax  net  unrealized  gain or loss on  securities  available-for-sale.  In
accordance with SFAS No. 130, the Company has reported its comprehensive  income
for fiscal  1999,  1998 and 1997 in the  consolidated  statements  of changes in
stockholders' equity.

The Company's other comprehensive income or loss, which is attributable to gains
and losses on  securities  available-for-sale,  is summarized as follows for the
years ended June 30:

                                       1999        1998       1997
                                      -------      -----     ------
                                             (In thousands)
Net unrealized  holding (loss)
gain arising during the  year          $ (825)     $  14       $ 25

Related income tax effect                 330         (6)       (10)
                                      -------      -----     ------

Other comprehensive (loss) income      $ (495)     $   8       $ 15
                                      =======      =====     ======

The  Company's  accumulated  other  comprehensive  loss,  which is  included  in
stockholders' equity, represents the after-tax net unrealized loss on securities
available-for-sale   of  $497,000   and  $2,000  at  June  30,  1999  and  1998,
respectively.

11.  Regulatory Matters

Regulatory Capital Requirements

OTS  regulations  require  savings  institutions  to maintain a minimum ratio of
tangible  capital to total  adjusted  assets of 1.5%; a minimum  ratio of Tier I
(core) capital to total adjusted assets of 4.0% (effective April 1, 1999); and a
minimum ratio of total (core and supplementary)  capital to risk-weighted assets
of 8.0%.

Under its prompt  corrective  action  regulations,  the OTS is  required to take
certain supervisory actions (and may take additional discretionary actions) with
respect to an  undercapitalized  institution.  Such actions  could have a direct
material  effect on the  institution's  financial  statements.  The  regulations
establish a framework for the  classification of savings  institutions into five
categories:   well  capitalized,   adequately   capitalized,   undercapitalized,
significantly undercapitalized,  and critically undercapitalized.  Generally, an
institution  is considered  well  capitalized  if it has a Tier I (core) capital
ratio of at least 5.0%; a Tier I risk-based  capital ratio of at least 6.0%; and
a total risk-based capital ratio of at least 10.0%.

The foregoing capital ratios are based in part on specific quantitative measures
of assets,  liabilities and certain  off-balance sheet items as calculated under
regulatory  accounting  practices.  Capital amounts and classifications are also
subject to  qualitative  judgments  by the OTS about  capital  components,  risk
weightings and other factors.  These capital requirements,  which are applicable
to the Bank only,  do not  consider  additional  capital at the Holding  Company
level.

                                       36
<PAGE>


Management believes that, as of June 30, 1999 and 1998, the Bank met all capital
adequacy  requirements  to which it is  subject.  Further,  the most  recent OTS
notification  categorized the Bank as a  well-capitalized  institution under the
prompt  corrective action  regulations.  There have been no conditions or events
since that notification that management believes have changed the Bank's capital
classification.

The following is a summary of the Bank's actual capital amounts and ratios as of
June 30, 1999 and 1998, compared to the OTS requirements for classification as a
well-capitalized institution and for minimum capital adequacy:

                                           Classification as    Minimum Capital
                           Bank Actual      Well Capitalized       Adequacy
                        -----------------  -----------------   ----------------
                         Amount     Ratio   Amount     Ratio    Amount    Ratio
                        -------     -----  -------    ------   -------    -----
                                               (Dollars in thousands)
June 30, 1999
Tangible capital        $27,652     13.4%      N/A      N/A     $3,107     1.5%
Tier I (core) capital    27,652     13.4   $10,358      5.0%     8,287     4.0
Risk-based capital:
      Tier I             27,652     45.6     3,640      6.0        N/A     N/A
      Total              28,394     46.8     6,067     10.0      4,854     8.0


June 30, 1998
Tangible capital        $43,493     21.8%      N/A      N/A     $2,992     1.5%
Tier I (core) capital    43,493     21.8   $ 9,975      5.0%     5,985     3.0
Risk-based capital:
      Tier I             43,493     87.4     2,986      6.0        N/A     N/A
      Total              44,116     88.6     4,977     10.0      3,982     8.0

Liquidation Account

In accordance with regulatory  requirements,  the Bank established a liquidation
account  at the time of its  conversion  to stock  form,  in the amount of $21.2
million  representing its total equity at June 30, 1995. The liquidation account
is  maintained  for the benefit of  eligible  account  holders  who  continue to
maintain their accounts at the Bank. The liquidation account is reduced annually
to the extent that  eligible  account  holders  have  reduced  their  qualifying
deposits as of each anniversary date.  Subsequent  increases will not restore an
eligible account holder's interest in the liquidation  account.  In the unlikely
event of a complete  liquidation of the Bank, each eligible  account holder will
be entitled to receive a distribution from the liquidation  account in an amount
proportionate  to the current  adjusted  qualifying  balances for accounts  then
held.

Capital Distributions

Under OTS regulations which became effective April 1, 1999, savings associations
such as the Bank  generally  may declare  annual cash  dividends up to an amount
equal to net  income  of the  current  year plus  retained  net  income  for the
preceeding  two years.  Dividends in excess of such amount require OTS approval.
The Bank paid $17.5 million and $3.0 million of dividends to the Holding Company
during fiscal 1999 and 1998,  respectively.  No dividends  were paid by the Bank
during fiscal 1997.

                                       37
<PAGE>


As  discussed  in note 7,  distributions  by the Bank to the Holding  Company in
excess of the Bank's accumulated earnings and profits (as calculated for Federal
income  tax  purposes)  would  result in  taxation  of the  Bank's  tax bad debt
reserves.  All  dividends  paid to date by the Bank to the Holding  Company have
been paid from the Bank's current and  accumulated  earnings and profits.  Since
the Bank intends to limit  future  dividend  payments to amounts  which will not
result in the recapture of tax bad debt reserves, the amount of additional funds
which may be  available  for  dividend  payments  to the  Holding  Company  will
generally  be  limited  to the  amount of the  Bank's  current  and  accumulated
earnings and profits.  At June 30, 1999, the Bank had approximately $3.4 million
in  current  and  accumulated  earnings  and  profits  from  which it could  pay
dividends  without  causing  the  recapture  of any  portion of its tax bad debt
reserves.

Unlike  the  Bank,  the  Holding  Company  is  not  subject  to  OTS  regulatory
restrictions  on the  payment of  dividends  to its  stockholders.  The  Holding
Company is subject, however, to Delaware law which generally limits dividends to
an amount  equal to the excess of the net  assets of the  Holding  Company  (the
amount by which  total  assets  exceed  total  liabilities)  over its  statutory
capital,  or if there is no such  excess,  to its net  profits  for the  current
and/or immediately preceding fiscal year.

Treasury share  purchases in fiscal 1999 include  800,040 shares  purchased in a
Modified Dutch Auction Tender Offer,  which was completed on February 2, 1999 at
a total cost of $13.4 million or an average of $16.75 per share.

12.  Commitments and Contingencies

Off-Balance Sheet Financial Instruments

The Company's financial  instruments with off-balance sheet risk were limited to
fixed-rate mortgage loan origination  commitments with total contractual amounts
of $6.7  million  and $6.6  million  at June 30,  1999 and  1998,  respectively.
Substantially  all of these commitments carry fixed interest rates and have been
issued to customers within the Company's  primary lending area described in note
3. These  instruments  involve elements of credit risk and interest rate risk in
addition to the amounts  recognized  in the  consolidated  balance  sheets.  The
contractual amounts represent the Company's maximum potential exposure to credit
loss, but do not necessarily  represent future cash  requirements  since certain
commitments  may expire without being funded.  Loan  commitments  generally have
fixed expiration dates or other termination clauses and may require payment of a
fee by the customer.  Commitments  are subject to the Company's  credit approval
process, including a case-by-case evaluation of the customer's  creditworthiness
and related collateral requirements.

Lease Commitments

At June 30, 1999, the Company was obligated under two non-cancellable  operating
leases for office space.  These leases contain  escalation clauses providing for
increased  rentals and renewal options.  Rent expense under operating leases was
approximately  $109,000,  $97,000 and $60,000 for the years ended June 30, 1999,
1998 and 1997,  respectively.  The future minimum lease payments under operating
leases at June 30, 1999 were  $99,000  annually  for fiscal  years 2000  through
2002; $90,000 for fiscal 2003; $77,000 for fiscal 2004; and an aggregate of $1.1
million for later years.

                                       38
<PAGE>



Legal Proceedings

In the normal course of business, the Company is involved in various outstanding
legal proceedings. Management has discussed the nature of these proceedings with
legal  counsel.  In the opinion of  management,  the  financial  position of the
Company will not be affected materially as a result of the outcome of such legal
proceedings.

13.  Fair Value of Financial Instruments

SFAS No. 107, "Disclosures about Fair Value of Financial  Instruments," requires
disclosures with respect to financial instruments for which it is practicable to
estimate fair value, whether or not such financial instruments are recognized on
the balance sheet.  Fair value is defined by SFAS No. 107 as the amount at which
a financial  instrument  could be  exchanged  in a current  transaction  between
willing parties, other than in a forced sale or liquidation.

Quoted  market  prices are used to  estimate  fair  value when those  prices are
available.  However,  active  markets do not exist for many  types of  financial
instruments.  Consequently,  fair values for these instruments must be estimated
by  management  using  techniques  such as  discounted  cash flow  analysis  and
comparison to similar  instruments.  Estimates developed using these methods are
highly subjective and require judgments regarding  significant matters,  such as
the amount and timing of future cash flows and the  selection of discount  rates
that appropriately  reflect market and credit risks.  Changes in these judgments
often have a material effect on the fair value estimates.  Since these estimates
are made at a certain point in time, they are susceptible to material  near-term
changes.  Fair values  disclosed in accordance  with SFAS No. 107 do not reflect
any premium or discount  that could  result from the sale of a large volume of a
particular financial instrument,  nor do they reflect possible tax ramifications
or transaction costs.









                                       39
<PAGE>


The  following  is a summary  of the  carrying  amounts  and fair  values of the
Company's  financial assets and liabilities  (none of which are held for trading
purposes) at June 30:


                                      1999                         1998
                               ------------------------   ----------------------
                               Carrying     Estimated     Carrying    Estimated
                               Amount       Fair Value     Amount     Fair Value
                               --------      --------     ---------   ----------
                                                  (In thousands)
Financial assets:
 Cash and due from banks       $    957      $    957     $   2,616     $  2,616
 Interest-bearing deposits        3,200         3,200         2,010        2,010
 Securities                     134,795       134,348       143,944      145,381
 Loans                           63,436        63,180        47,631       48,230
 FHLB stock                       1,463         1,463         1,463        1,463
 Accrued interest receivable      1,094         1,094         1,050        1,050

Financial liabilities:
 Savings certificates            78,919        78,812        75,024       75,386
 Other deposit accounts          69,774        69,774        64,834       64,834
 Securities repurchase
   agreements and other
   borrowings                    28,000        26,476        13,000       12,315
 Accrued interest payable           139           139           110          110

The following  paragraphs  describe the valuation methods used by the Company to
estimate the fair values of its financial instruments:

Securities
The fair values of securities were based on market prices or securities dealers'
estimated prices.

Loans
Fair  values were  estimated  by  portfolio,  for loans with  similar  financial
characteristics.  Loans were  segregated  by type,  such as  one-to-four  family
residential,  multi-family  residential,  commercial and other loans.  Each loan
category was further segmented into fixed and adjustable-rate categories, and by
performing and non-performing  categories.  The fair values for performing loans
were estimated by discounting the expected cash flows using current market rates
for loans with similar terms to borrowers of similar  credit  quality.  The fair
values of non-performing loans were based on management's  analysis of estimated
cash flows discounted at rates commensurate with the credit risk involved.

Deposit Liabilities
The  fair  value of  savings  certificates  represents  contractual  cash  flows
discounted  using  interest  rates  currently  offered on accounts  with similar
characteristics and remaining  maturities.  In accordance with SFAS No. 107, the
fair values of other deposit  accounts (those with no stated  maturity,  such as
savings  accounts) are equal to the carrying  amounts  payable on demand.  These
fair  values  do not  include  the  value of core  deposit  relationships  which
comprise  a  significant  portion  of the  Company's  deposit  base.  Management
believes  that the  Company's  core deposit  relationships  provide a relatively
stable,  low-cost  funding  source which has a  substantial  unrecognized  value
separate from the deposit balances.

                                       40
<PAGE>


Borrowings

Fair value  represents  contractual cash flows discounted using current interest
rates available for borrowings with similar characteristics and remaining terms.

Other Financial Instruments

The other  financial  assets and  liabilities  shown in the preceding table have
fair values  which  approximate  the  respective  carrying  amounts  because the
instruments  are  payable on demand or have  short-term  maturities  and present
relatively  low credit  risk and  interest  rate risk.  Fair  values of the loan
origination commitments described in note 12 were estimated based on an analysis
of the  interest  rates  and  fees  currently  charged  to  enter  into  similar
transactions,  considering  the  remaining  terms  of the  instruments  and  the
creditworthiness of the potential borrowers. At June 30, 1999 and 1998, the fair
values of these commitments approximated the related carrying amounts which were
not significant.

14.  Recent Accounting Standard

SFAS No. 133,  "Accounting for Derivative  Instruments and Hedging  Activities,"
requires  entities to recognize all  derivatives as either assets or liabilities
in the balance sheet at fair value. If certain  conditions are met, a derivative
may be  specifically  designated as a fair value hedge, a cash flow hedge,  or a
foreign currency hedge. A specific accounting  treatment applies to each type of
hedge. Entities may reclassify securities from the held-to-maturity  category to
the  available-for-sale  category  at the  time of  adopting  SFAS No.  133.  As
recently  amended,  SFAS No. 133 is effective for fiscal years  beginning  after
June 15, 2000,  although  early adoption is permitted as of the beginning of any
fiscal quarter prior to that time. The Company has not selected an adoption date
or decided whether it will reclassify securities between categories. The Company
does not presently engage in derivatives and hedging  activities  covered by the
new standard and,  accordingly,  the related  provisions of SFAS No. 133 are not
expected to affect the Company's consolidated financial statements.


                                       41
<PAGE>


15.  Parent Company Condensed Financial Information

Set  forth  below  are the  condensed  balance  sheets  of  Peekskill  Financial
Corporation as of June 30, 1999 and 1998, and the related  condensed  statements
of income and cash flows for the years ended June 30, 1999, 1998 and 1997:

                                                    June 30,
                                           -------------------------
                                               1999          1998
                                           -------------- ----------
Condensed Balance Sheets                           (In thousands)

  Assets:
      Cash                                    $    8        $   39
      Interest-bearing deposits                  400           810
      Investment in subsidiary                27,016        43,491
      Other assets                                53           345
                                            --------      --------
           Total                            $ 27,477      $ 44,685
                                            ========      ========
  Liabilities and Stockholders' Equity:
      Liabilities                            $   126      $  1,479
      Stockholders' equity                    27,351        43,206
                                            --------      --------
           Total                            $ 27,477      $ 44,685
                                            ========      ========


                                                  Year ended June 30,
                                          -------------------------------
                                            1999        1998       1997
                                          --------    -------     -------
Condensed Statements of Income                     (In thousands)

Dividends received from subsidiary        $ 17,500    $ 3,000     $   ---
Interest income                                241        271         611
Non-interest expense                          (195)      (127)       (187)
                                          --------    -------     -------
    Income before income tax expense
      and effect of subsidiary earnings     17,546      3,144         424

Income tax expense                             (42)       (87)       (195)
                                          --------    -------     -------
    Income before effect of subsidiary
      earnings                              17,504      3,057         229
Effect of subsidiary earnings:
    Excess of dividends over current
      earnings of subsidiary               (15,981)    (1,203)        ---
    Equity in undistributed earnings
      of subsidiary                            ---        ---       1,583
                                          --------    -------     -------
      Net income                          $  1,523    $ 1,854     $ 1,812
                                          ========    =======     =======



                                       42

<PAGE>

<TABLE>
<CAPTION>


                                                                                   Year ended June 30,
                                                                            ---------------------------------
                                                                              1999         1998        1997
                                                                            ---------    -------     --------
Condensed Statements of Cash Flows                                                   (In thousands)
<S>                                                                         <C>         <C>         <C>
Cash flows from operating activities:
      Net income                                                            $   1,523    $ 1,854      $ 1,812
      Adjustments to reconcile net income to net cash provided by
         operating activities:
            Excess of dividends over current earnings of subsidiary            15,981      1,203          ---
            Equity in undistributed earnings of subsidiary                        ---        ---       (1,583)
            Other adjustments, net                                                757        291          461
                                                                            ---------    -------     --------
                Net cash provided by operating activities                      18,261      3,348          690
                                                                            ---------    -------     --------

Cash flows from financing activities:

      Treasury stock purchases                                                (18,172)    (3,837)     (12,543)
      Purchase of shares to fund current-year RRP awards                          ---        ---       (1,400)
      Proceeds from issuance of common stock                                      243        ---          ---
      Dividends paid                                                             (773)    (1,014)      (1,128)
                                                                            ---------    -------     --------
                Net cash used in financing activities                         (18,702)    (4,851)     (15,071)
                                                                            ---------    -------     --------

Net decrease in cash and cash equivalents                                        (441)    (1,503)     (14,381)
Cash and cash equivalents at beginning of year                                    849      2,352       16,733
                                                                            =========    =======     ========
Cash and cash equivalents at end of year                                    $     408    $   849     $  2,352
                                                                            =========    =======     ========
Supplemental information:
      (Decrease) increase in liability for treasury
      stock purchased, not yet settled                                      $  (1,350)   $ 1,350     $    ---
                                                                            =========    =======     ========

</TABLE>



                                       43
<PAGE>

16.  Selected Quarterly Financial Data (Unaudited)

Summarized quarterly financial data for fiscal 1999 and 1998 is shown below:

                                                    Three Months Ended
                                      ------------------------------------------
                                      September 30 December 31 March 3   June 30
                                      ------------ ----------- -------   -------
                                           (In thousands, except per share data)
Fiscal 1999
Interest and dividend income             $ 3,355    $ 3,370    $ 3,326   $ 3,248
Interest expense                           1,695      1,730      1,760     1,782
                                         -------    -------    -------   -------
     Net interest income                   1,660      1,640      1,566     1,466
Provision for loan losses                     15         15         15        15
Non-interest income                           63         69         61        62
Non-interest expense                         885        900        916     1,105
                                         -------    -------    -------   -------
     Income before income tax expense        823        794        696       408
Income tax expense                           367        350        301       180
                                         -------    -------    -------   -------
     Net income                          $   456    $   444    $   395   $   228
                                         =======    =======    =======   =======
     Earnings per share:
          Basic                          $  0.18    $  0.18    $  0.20   $  0.14
          Diluted                           0.18       0.18       0.19      0.14
                                         =======    =======    =======   =======

Fiscal 1998
Interest and dividend income             $ 3,095    $ 3,059    $ 3,220   $ 3,269
Interest expense                           1,446      1,430      1,540     1,618
                                         -------    -------    -------   -------
     Net interest income                   1,649      1,629      1,680     1,651
Provision for loan losses                     15         15         15        15
Non-interest income                           57         55         54        59
Non-interest expense                         826        852        936       860
                                         -------    -------    -------   -------
     Income before income tax expense        865        817        783       835
Income tax expense                           370        356        346       374
                                         -------    -------    -------   -------
     Net income                          $   495    $   461    $   437   $   461
                                         =======    =======    =======   =======
     Earnings per share:
          Basic                          $  0.18    $  0.17    $  0.16   $  0.18
          Diluted                           0.17       0.16       0.16      0.17
                                         =======    =======    =======   =======

                                       44

<PAGE>


Corporate Information
Directors
Eldorus Maynard, Chairman of the Board
Dominick Bertoline
Edward H. Dwyer
Robert E. Flower
William J. LaCalamito
John A. McGurty, Jr.

Officers
Eldorus Maynard
Chairman of the Board and Chief Executive Officer

William J. LaCalamito
President and Chief Operating Officer

Scott D. Nogles
Vice President of Finance

Corporate Offices
Peekskill Financial Corporation
1019 Park Street
Peekskill, NY  10566
(914) 737-2777

Annual Meeting
The annual meeting of stockholders will be held on October 20, 1999 at 3:30 p.m.
at the Company's offices at 1019 Park Street, Peekskill, New York.

Annual Report on Form 10-K
For the 1999 fiscal year,  Peekskill  Financial  Corporation will file an Annual
Report on Form 10-K with the  Securities and Exchange  Commission.  Stockholders
wishing a copy may obtain one by writing to:
     William J. LaCalamito
     Secretary
     Peekskill Financial Corporation
     1019 Park Street
     Peekskill, NY  10566

Transfer Agent and Registrar
Registrar and Transfer Company
10 Commerce Drive
Cranford, NJ  07016

Independent Auditors
KPMG LLP
3001 Summer Street
Stamford, CT  06905

                                       45
<PAGE>


General Counsel
Carl Olson
1019 Park Street
Peekskill, NY  10566

Special Counsel
Silver, Freedman & Taff, LLP
1100 New York Avenue, NW
Washington, DC  20005

Common Stock
The common  stock of  Peekskill  Financial  Corporation  is traded on the NASDAQ
Stock Market under the symbol "PEEK." The approximate number of stockholders was
1,336 at June 30, 1999.

The cash dividends declared by the Company, and the high and low sales prices of
the Company's common stock in the Over-the-Counter market of the NASDAQ National
Market System, were as follows for the quarters indicated:

                                       Closing Sales Prices
                       Cash        ----------------------------
                     Dividends                           End of
   Quarter ended     Declared       High       Low       Period
   -------------     ---------     --------  -------    -------

   June 30, 1999     $ 0.09        $13.875   $12.375    $13.250
  March 31, 1999       0.09         16.875    13.250     13.500
 December 31, 1998     0.09         17.250    12.000     15.938
September 30, 1998     0.09         18.125    13.875     14.250

   June 30, 1998     $ 0.09        $18.063   $16.625    $17.875
  March 31, 1998       0.09         17.750    16.000     17.375
 December 31, 1997     0.09         18.250    16.500     16.750
September 30, 1997     0.09         18.250    15.125     16.750

These  quotations  represent  prices  between  dealers and do not include retail
markup,  markdown  or  commission.  They  do not  necessarily  represent  actual
transactions.

                                       46


                                                                      EXHIBIT 21







                  SUBSIDIARIES OF THE REGISTRANT

                           Subsidiary or      Percent of    State of
Parent                     Organization       Ownership   Incorporation
- ---------------------- ---------------------  ----------  -------------
Peekskill Financial    First Federal Savings     100%         Federal
 Corporation            Bank

First Federal Savings  First Federal REIT,      100%        New York
 Bank                   Inc.








                                                                      EXHIBIT 23



               Consent of Independent Certified Public Accountants



The Board of Directors
Peekskill Financial Corporation:


We consent to the  incorporation by reference in the Registration  Statements on
Form S-8 (No.  333-41933  and No.  333-41943)  of our report dated July 27, 1999
relating to the consolidated  balance sheets of Peekskill Financial  Corporation
and  subsidiary  as of June 30,  1999 and  1998,  and the  related  consolidated
statements of income,  changes in stockholders'  equity, and cash flows for each
of the years in the three-year  period ended June 30, 1999, which report appears
in the  June  30,  1999  Annual  Report  on  Form  10-K of  Peekskill  Financial
Corporation.


/s/ KPMG LLP


Stamford, Connecticut
September 28, 1999



<TABLE> <S> <C>

<ARTICLE>                  9
<LEGEND>
THE SCHEDULE  CONTAINS SUMMARY FINANCIAL  INFORMATION  EXTRACTED FROM THE ANNUAL
REPORT  FILED ON FORM  10-K  FOR THE  FISCAL  YEAR  ENDED  JUNE 30,  1999 AND IS
QUALIFIED IN ITS ENTIRETY BY REFERENCE TO SUCH FINANCIAL STATEMENTS.
</LEGEND>
<MULTIPLIER>                1,000

<S>                                                           <C>
<PERIOD-TYPE>                                                 12-MOS
<FISCAL-YEAR-END>                                             JUN-30-1999
<PERIOD-END>                                                  JUN-30-1999
<CASH>                                                              957
<INT-BEARING-DEPOSITS>                                            3,200
<FED-FUNDS-SOLD>                                                      0
<TRADING-ASSETS>                                                      0
<INVESTMENTS-HELD-FOR-SALE>                                      15,673
<INVESTMENTS-CARRYING>                                          119,122
<INVESTMENTS-MARKET>                                            118,675
<LOANS>                                                          63,436
<ALLOWANCE>                                                         742
<TOTAL-ASSETS>                                                  206,932
<DEPOSITS>                                                      148,693
<SHORT-TERM>                                                          0
<LIABILITIES-OTHER>                                               2,888
<LONG-TERM>                                                      28,000
<COMMON>                                                             41
                                                 0
                                                           0
<OTHER-SE>                                                       27,310
<TOTAL-LIABILITIES-AND-EQUITY>                                  206,932
<INTEREST-LOAN>                                                   4,152
<INTEREST-INVEST>                                                 8,731
<INTEREST-OTHER>                                                    416
<INTEREST-TOTAL>                                                 13,299
<INTEREST-DEPOSIT>                                                5,966
<INTEREST-EXPENSE>                                                6,967
<INTEREST-INCOME-NET>                                             6,332
<LOAN-LOSSES>                                                        60
<SECURITIES-GAINS>                                                    0
<EXPENSE-OTHER>                                                   3,806
<INCOME-PRETAX>                                                   2,721
<INCOME-PRE-EXTRAORDINARY>                                        2,721
<EXTRAORDINARY>                                                       0
<CHANGES>                                                             0
<NET-INCOME>                                                      1,523
<EPS-BASIC>                                                      0.71
<EPS-DILUTED>                                                      0.69
<YIELD-ACTUAL>                                                     3.15
<LOANS-NON>                                                         698
<LOANS-PAST>                                                        432
<LOANS-TROUBLED>                                                      0
<LOANS-PROBLEM>                                                       0
<ALLOWANCE-OPEN>                                                    682
<CHARGE-OFFS>                                                         0
<RECOVERIES>                                                          0
<ALLOWANCE-CLOSE>                                                   742
<ALLOWANCE-DOMESTIC>                                                742
<ALLOWANCE-FOREIGN>                                                   0
<ALLOWANCE-UNALLOCATED>                                               0



</TABLE>


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